Harrow’s Controversial Plans to Replace Restaurant with 7-Storey Development Lacking Affordable Housing

A proposal has been submitted to demolish a Caribbean restaurant in North London, paving the way for a seven-storey residential building. However, the planned development has raised significant concerns as it will not include any affordable housing or designated play areas for children. Quintas Homes intends to replace the existing structure at 382 – 384 Station Road in Harrow-on-the-Hill, currently home to the Jamaican eatery Smokey Fridays, with new flats and commercial space on the ground floor.

The developer asserts that this brownfield site presents an “excellent opportunity to enhance the streetscape and provide new flats” within the local community. Despite the potential benefits, the plans have been recommended for approval by council officials, even though they do not address the pressing need for affordable housing or play facilities for young residents.

Details of the Proposed Development

The proposed project entails the complete demolition of the existing buildings to make way for a seven-storey structure, which would feature 12 residential units alongside commercial space. The residential composition includes one one-bedroom flat, ten two-bedroom flats, and one three-bedroom flat. There have been worries that the introduction of new residents could adversely affect the existing night-time economy, particularly concerning noise complaints from the nearby Trinity Bar, which operates until 4am.

One local objector has voiced concerns that the closure of the bar and music venue would represent a “major cultural loss” for the borough, should complaints jeopardise its viability. In response, Harrow Council officers have assured the community that the new development will be designed to respect existing businesses and should “not result in future conflict” with Trinity Bar. They emphasised the need for “robust planning conditions” to protect the operational needs of the venue and other late-night establishments.

Concerns Over Affordable Housing

While the London Plan stipulates that private developments should include 35 per cent affordable housing, this proposal falls short, offering none. Financial viability assessments from both the developer and Harrow Council indicated that the scheme would incur commercial losses ranging from £353,000 to £678,240, even if it consisted entirely of market housing. Council officers remarked that concerns could be raised regarding the appropriateness of a development deemed unviable to proceed. They noted that if a project is set to be built at a loss, it remains a business decision for the applicant, rather than a matter for planning alone.

In addition to the lack of affordable housing, the development also fails to provide any on-site play space for children, despite guidelines in the London Plan advocating for increased opportunities for play and informal recreation. Instead, the developers propose an off-site contribution of £1,520 aimed at “improving and funding existing and future play spaces for older children in the area.”

Next Steps for the Development Proposal

In recommending the plans for approval, council officers highlighted that the proposed development would make efficient use of brownfield land in a sustainable location within a designated Harrow Town centre and opportunity area. The scheme is scheduled for review by Harrow Council’s Planning Committee at a meeting next week, where a decision will be made regarding the future of the project.

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