PANORAMA HOUSE Pinner Hill, Pinner, Harrow, HA5 3XT Data via plota.co.uk

PL/3315/25 - Approval of Details Reserved by Condition Refused
Admin / procedural

Proposal

Details pursuant to Conditions 3 (Materials), 4 (Landscaping), 6 (Landscaping & Tree details ), 8 (Storage and disposal) and 11 (Drainage) attached to planning reference PL/1388/25 dated 17/10/2025 for Demolition of existing house and garage; retention of front wall; development to provide a detached two storey dwelling with habitable roof space (1 x 5 beds) with rear terrace; widening of existing access; landscaping Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
19 Dec 2025
✓
Validated
7 Jan 2026
✗
Refused
4 Mar 2026
Appeal
Not lodged

Refused on 4 Mar 2026 · Last checked 1 Oct 2026

Documents 8

Decision & officer reports 2

PDF Decision Notice DN - AOD Granted and Refused · 4 Mar 2026 View ↗ PDF Officer Report Delegated Report · 3 Mar 2026 View ↗

Statements & assessments 1

PDF Tree Report Report/Assessment · 22 Dec 2025 View ↗

Plans & drawings 1

PDF Landscape Plan Plans · 22 Dec 2025 View ↗

Application forms 1

PDF Application Form Application Form (Redacted) · 21 Jan 2026 View ↗

Consultation & comments 1

PDF LANDSCAPE COMMENTS Consultation (Redacted) · 20 Feb 2026 View ↗

Other documents 2

PDF Email Email · 21 Jan 2026 View ↗ PDF Spatial analysis results (Created from GIS) Document · 22 Dec 2025 View ↗

All documents on the council site ↗

Associated applications 5

Site constraints 7

Green belt: London
Inappropriate development needs very special circumstances.
Green belt policy allows a short list of exceptions, such as limited extensions and replacement buildings. Anything else needs very special circumstances that clearly outweigh the harm. Some green belt land can count as grey belt, where it does not strongly serve the green belt's purposes. The council decides this in its green belt assessment or on each application, so we do not mark it here.
Read the government guidance ↗
Pinner / Pinner Hill Estate conservation area
Demolition needs planning permission and permitted development is restricted.
The council must give weight to preserving or enhancing the area's character and appearance. Not every council has published its boundaries as open data.
Council document ↗
Air quality management area: Harrow AQMA
The council has declared the area as failing an air quality objective.
Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.
Council record ↗
Habitat network: Network Enhancement Zone 2
Where habitat is joined up enough to work as a network. Context, not a constraint on its own.
Also on the record
Local nature reserve 425 m away: Oxhey Woods; Inside the Harrow built-up area; Public transport access: PTAL 0 (very poor), TfL 2023, for the 100 m square.
Not affected
Outside flood zones 2 and 3 · No listed building at the site · No scheduled monument at the site

Checked on 3 November 2026. Historic England, the Environment Agency, Natural England, Transport for London (public transport access levels, Powered by TfL Open Data, OGL v3.0, contains OS data © Crown copyright and database right 2025) and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

Sales history 1

Last sold for £1,685,000 in May 2022. Detached house, freehold.

4 May 2022£1,685,000

Sale prices from HM Land Registry's price paid record, matched to this application by its address.

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Important details

Council
Harrow
Application type
Approval of Details Reserved by Condition
Postcode
HA5 3XT
Received
19 Dec 2025
Validated
7 Jan 2026
Ward
Pinner
Case officer
Show
Target decision
4 Mar 2026
Decision
Refused
Decision date
4 Mar 2026
Applicant
Show
Agent
Architects Corporation Ltd

Consultation & key dates

Statutory expiry
4 Mar 2026

Historical activity at this location

32 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2025
Variation of condition 2 (Approved Plans) attached to planning permission PL/1388/25 date…
PL/3316/25
2025
Demolition of existing house and garage; retention of front wall; development to provide…
PL/1388/25
2025 Withdrawn
Demolition of existing house and garage; retention of front wall; development to provide…
PL/1386/25
2025 Approved
Certificate of Lawful Proposed Development: Detached outbuilding at rear for use as Office
PL/1369/25
2025 Refused
Replacement two storey dwelling (Demolition of attached garage, rear of house and front e…
PL/0279/25
2024 Approved
Two storey rear extension; Rooflights in side and rear elevations, Alterations to front p…
PL/2142/24
2024 Approved
Alterations and extension to raise roof height; rear dormer; rooflights in front, rear an…
PL/1206/24
Within ~100m

Nearby activity

2025
Link House Pinner Hill, Pinner, Harrow, HA5 3XY
T1 - Oak (Quercus robur) Approx Height - 15m Service - Crown Reduction Work required - Re…
PL/2369/25
2024 Approved
Red Oaks Pinner Hill, Pinner, Harrow, HA5 3XT
Non-material amendment to planning permission PL/0842/23 dated 6.3.24 to install triple-g…
PL/2908/24
2024 Approved
Pippins Pinner Hill, Pinner, Harrow, HA5 3XT
Pinner Hill Conservation Area T1 Oak (rear garden left hand boundary): Remove 1 x lowest…
PL/1280/24
2023 Approved
Red Oaks Pinner Hill, Pinner, Harrow, HA5 3XT
First floor side extension; single storey rear extension; replacement windows; external a…
PL/0842/23
2023 Approved
Hillcote House Pinner Hill, Pinner, Harrow, HA5 3XY
(all within A4): T1 Horse chestnut (front): Crown lift to 5m above ground level. T2 Laure…
P/2421/23
2022 Approved
Thrushwood Pinner Hill, Pinner, Harrow, HA5 3XT
T1 Lime (Linden House): Remove dead stem and reduce remainder of tree to previous reducti…
P/4208/22
2022 Approved
Thrushwood Pinner Hill, Pinner, Harrow, HA5 3XT
T1 Oak (rear): Reduce long branches by 20-30% to reduce risk of breakage T2 Oak (rear, le…
P/4201/22
2022 Approved
Link House Pinner Hill, Pinner, Harrow, HA5 3XY
T2 Norway Maple (rear garden): Crown Reduce by removing approximately 1.5m from all over…
P/3164/22
2021 Approved
Windwhistle Pinner Hill, Pinner, Harrow, HA5 3XY
Lombardy Poplar x 3 (rear garden rear boundary): pollard to previous pollard position (ap…
P/1016/21
2021 Approved
Woodfield Pinner Hill, Pinner, Harrow, HA5 3XT
Single storey rear extension; external alterations (demoliton of conservatory)
P/0424/21
2020 Approved
Link House Pinner Hill, Pinner, Harrow, HA5 3XY
Oak (front): Reduce Crown to previous points by removing up to 2m, pruning to suitable gr…
P/1940/20
2019 Approved
Link House Pinner Hill, Pinner, Harrow, HA5 3XY
A6 Lime (front, r/h side of driveway: Significant basal decay. Fell leaving low stump A6…
P/4494/19
2018 Approved
Crossways, Pinner Hill, Pinner, HA5 3XT
Conservatory at rear; installation of satellite dish to rear; resurfacing of driveway (de…
P/1700/18
2018 Approved
Thrushwood, Pinner Hill, Pinner, HA5 3XT
Two storey rear extension; installation of two rooflights in rear roofslope
P/3693/18
2018 Approved
Rondor House, Pinner Hill, Pinner, HA5 3XY
Single storey rear extension; external alterations
P/1608/18
2017 Refused
Thrushwood Pinner Hill, Pinner, Harrow, HA5 3XT
Two Storey Side and Rear Extensions, Single Storey Side Extension, Front Porch, Rear Dorm…
P/5587/17
2017 Approved
Link House, Pinner Hill, Pinner, HA5 3XY
Plum (rear garden): crown reduce by removing 1m from all over to tidy and contain oak (re…
P/4228/17
2017 Approved
Thrushwood, Pinner Hill, Pinner, HA5 3XT
Excavation to create basement level; two storey side & rear extensions; single and two st…
P/4154/17
2017 Approved
Thrushwood, Pinner Hill, Pinner, HA5 3XT
Single and two storey side extension; two storey side to rear extension; attached garage…
P/5758/16/5172
2017 Approved
Hill End, Pinner Hill, Pinner, HA5 3XT
Details pursuant to condition 3 (tpo protective measures) of planning permission p/4690/1…
P/0476/17
2016 Approved
Woodfield, Pinner Hill, Pinner, HA5 3XT
A climbing inspection by gary brown & son has revealed extensive decay in one of the stem…
P/5648/16
2016 Approved
Thrushwood, Pinner Hill, Pinner, HA5 3XT
Single and two storey side extension; two storey side to rear extension; attached garage…
P/5758/16
2016 Approved
Hill End, Pinner Hill, Pinner, HA5 3XT
Installation of 2m high boundary fence
P/4690/16
2016 Approved
Thrushwood, Pinner Hill, Pinner, HA5 3XT
Single and two storey side extension; two storey side to rear extension; attached garage…
P/4556/16
2016 Approved
Link House, Pinner Hill, Pinner, HA5 3XY
A4 oak (front garden by house): crown reduce by removing back to previous (remove approxi…
P/2369/16
Harrow
Planning Authority Score
4.9/10
Below average
#153 of 296 councils
Relevant to this application:
Major dwellings

Harrow ranks #115 out of 296 councils for householder decision speed. Harrow is also one of the strictest councils - it refuses more householder applications than almost any other, with only 83% approved vs 90% nationally.

One of the strictest councils
only 83% approved vs 90% nationally
These figures are council-wide context, not a prediction for this application. View full council performance
Harrow decision statistics
Based on MHCLG data, the year to March 2026
78%
Overall approval rate
Below avg (87%) #273 of 296
83%
Householder approved
Below avg (90%) #261 of 296
71%
Decided in 8 weeks
Above avg (63%) #115 of 296
33%
Extended time limit
Below avg (41%) #77 of 296
44%
Minor dwellings approved
133 decided (1-9 homes)
80%
Major dwellings approved
5 decided (10+ homes)
38%
Change of use approved
26 decided
1,330
Total decisions
298 refused in the year to March 2026
Source: MHCLG planning statistics · See full council rankings

Sale prices: Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.