Mixed commercial and eight homes at Rising Sun Hotel, Sudbury, Harrow

What was proposed

The application proposed mixed commercial use, six flats, two rear houses, restoration, extensions, external changes, parking, landscaping and related storage.

“Change of use from Restaurant and Hotel (Use Class Sui Generis) to Mixed Use Commercial and 6 Residential flats (Use Classes E and C3); Retention and restoration of front and side facades; Single and two storey side extension; Single and two storey rear extension; Alterations and extension to roof to form end gable; Side dormers with balconies; Front, side and rear dormers; First floor terraces to side and rear with privacy screens; Replacement windows to front and side…”

Officer report

The site and its history

The locally listed building was damaged by fire, has remained vacant with scaffolding, and its restaurant use was confirmed by a lawful development certificate.

“The site, known as the Rising Sun Hotel, is a locally listed building located on the eastern side of Greenford Road HA1 3QL. The historic use of the building was as a public house with hotel rooms above, however this primary use changed from public house to a restaurant with ancillary bar circa 2012 (refer to CLEUD granted under PL/1900/26). The property was severely damaged by fire in 2023 and has remained vacant since that time.”

“The immediate surroundings are primarily residential, with two blocks of flats immediately to the south (1-6 and 7-14 Southern Place), 1-14 Hussain Close (a residential cul-de-sac) immediately to the north and 15-17 Hussain Close immediately to the east.”

Officer report

Earlier planning matters

Earlier advice addressed the loss of public house use, retail justification, heritage restoration and design concerns before the restaurant use was certified.

“PREAPP/0450/25 Change of use from hotel/restaurant to create 8 dwellings (Use Class C3) and ground floor retail floorspace (Use Class E) Summary of Advice: - Whilst the pre-application submission referred to a ground floor restaurant use, officers considered ‘Public House’ to be the lawful use and issued the advice on that basis.”

“PL/1900/26 Certificate of Lawful Existing Development: Use as a Restaurant (Use Class E(B)) Grant 08.09.2026”

Officer report

What officers recommended

Officers recommended approval because the scheme would provide housing, restore the heritage asset, improve the area and offer acceptable homes and commercial space.

“The proposal would deliver a mix of much needed housing stock within the borough whilst securing the long-term future of this non-designated heritage asset which has been in an escalating state of disrepair as a result of previous alterations to the historic fabric, compounded by a fire in October 2023.”

“Proposals to repair and restore salvageable parts of this locally listed building are strongly supported, delivering a housing-led scheme which enhances the appearance of both the host building and the character of the surrounding area, whilst being mindful of amenity impacts on neighbouring properties.”

Officer report

What people said

Four objections and one comment raised concerns about employment, identity, services, privacy, outlook, design, parking, traffic, noise and fumes.

“Development would reduce local employment opportunities; • Flats will erode the neighbourhood’s identity and local culture; • Increased population will lead to additional strain on local emergency services.”

“Increased parking pressure; • Insufficient parking provision; • Noise and fumes from cars in Hussain Close.”

Officer report

Consultees’ views

Consultees welcomed restoration and landscaping subject to conditions, while transport, ecology, drainage and infrastructure matters required controls or further details.

“LBH Landscape Officer The extent of landscaping to the front of the houses is limited and reflects the constraints of the site. While the space has been used efficiently to accommodate bin and cycle storage, the overall level of soft landscaping is minimal. Opportunities to increase planting provision should be explored.”

“No objection subject to appropriate conditions securing further details.”

Officer report

Who spoke

An objector urged refusal, while the agent urged approval.

The committee’s decision

The committee granted permission subject to the legal agreement and tabled addendum, recording the decision as unanimous.

“DECISION: GRANT subject to the legal agreement set out in the Officer’s report and the tabled addendum.”

“The Committee wished it to be recorded that the decision to grant the application was unanimous.”

Minutes