CaffÈ Nero, 1 Love Lane, Pinner, Harrow, HA5 3EE Data via plota.co.uk

PL/2827/26 - Removal/Variation of Condition(s) Pending Consideration
Admin / proceduralCommercial premises

Proposal

Variation of Condition 3 (materials) attached to planning permission dated 31.7.2020 to allow amendment to materials for Facing brick; Recessed Balcony cladding and soffits panels and Window and external door frames to balcony areas Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
26 Oct 2026
Decision
Expected by 21 Dec 2026

Under consideration

No decision has been issued yet. A decision is expected by 21 Dec 2026.

Documents 3

Statements & assessments 2

PDF Materials Specification Report/Assessment · 26 Oct 2026 View ↗ PDF proposed brick specification Report/Assessment · 26 Oct 2026 View ↗

Application forms 1

PDF Application Form redacted Application Form (Redacted) · 26 Oct 2026 View ↗

All documents on the council site ↗

Site constraints 9

Flood zone 2, rivers and sea
Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 from the sea. Any development here needs a flood risk assessment. Defences are not counted.
The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.
Flood map ↗
Archaeological priority area: (including the High Street and surrounding roads in Pinner)
An assessment or field evaluation may be asked for before ground works.
The council or Historic England considers archaeology likely here. A desk-based assessment, and sometimes trial trenching, can be asked for with the application.
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 ↗
Town centre: Pinner
A designated centre in the London Plan.
Shops, services and active frontages are protected in centres, and main town centre uses are steered here first.
Also on the record
13 listed buildings within 150 m; Conservation area 52 m away: Pinner / Pinner High Street; Inside the Harrow built-up area; Public transport access: PTAL 4 (good), TfL 2023, for the 100 m square; Flood defence 48 m away (natural high ground, designed for a 1 in 5 year flood).
Not affected
Not green belt · No scheduled monument at the site

Checked on 1 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.

Building

Floor area165 m² (1,776 sq ft)
Energy ratingC (asset rating 60)
UseA1/A2 Retail and Financial/Professional services
HeatingAir Conditioning

From the energy performance certificate lodged in August 2019, the latest held for this property, matched to this application by its address. The building may have changed since. View the certificate

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19 Westbury Lodge Close, Pinner, Harrow, HA5 3FG

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Important details

Council
Harrow
Application type
Removal/Variation of Condition(s)
Postcode
HA5 3EE
Received
26 Oct 2026
Validated
26 Oct 2026
Ward
Pinner
Case officer
Show
Target decision
21 Dec 2026
Decision level
Schedule 1 - Delegated
Applicant
Show
Agent
Stolon Studio Ltd

Consultation & key dates

Statutory expiry
21 Dec 2026

Historical activity at this location

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

This property

Previous applications at this address

2025 Approved
Details pursuant to conditions 5 (disposal of sewage), 6 (surface water), 7 (permeable pa…
PL/1152/25
2025 Approved
Details pursuant to condition 4 (Construction Logistics Plan), attached to planning permi…
PL/0306/25
2024 Approved
Certificate of Lawful Existing Development: Confirmation of commencement of works for P/3…
PL/2623/24
2023 Approved
Non-material amendment to planning permission P/3669/19 dated 20/07/2020 to allow amendme…
P/1427/23
2023 Approved
Non-material amendment to planning permission P/3669/19 dated 20/07/2020 to allow amendme…
P/1428/23
2023 Refused
Details pursuant to conditions 4 (Construction Logistics Plan), 5 (disposal of sewage), 6…
P/0388/23
2019 Approved
Redevelopment to provide three storey building with accommodation in roof to provide Coff…
P/3669/19
2018 Withdrawn
Redevelopment to provide three storey building with accommodation in roof to provide Coff…
P/4619/18
Within ~100m

Nearby activity

2025 Approved
Marks & Spencer, 4 Bishops Walk, Pinner, Harrow, HA5 5QQ
Pinner High Street Conservation Area T1 Ash (footpath from high street): Reduce from buil…
PL/1526/25
2025 Approved
33a Love Lane, Pinner, Harrow, HA5 3EE
Alterations and extension to roof to form gable end; rear dormer; rear dormer with Juliet…
PL/0050/25
2024 Approved
21 & 23 Love Lane, Pinner, HA5 3EE
Conversion of Nos.21 and 23 from two dwellings into four flats (2 x studios, 1 x 2 bed an…
PL/2891/24
2024 Approved
Marks & Spencer, 4 Bishops Walk, Pinner, Harrow, HA5 5QQ
Installation of temporary refrigerated storage container
PL/2740/24
2023 Refused
21 & 23 Love Lane, Pinner, HA5 3EE
Conversion of two dwellings into four flats (2 X studio flats; 1 X 2 bed and 1 X 3 bed)…
PL/0753/23
2023 Approved
21 Love Lane, Pinner, Harrow, HA5 3EE
Single storey rear extension; alterations to roof; rear dormer; external alterations (dem…
PL/0111/23
2023 Approved
2 - 4 Love Lane, Pinner, Harrow, HA5 3EG
Display of two internally illuminated fascia signs and one internally illuminated project…
PL/0103/23
2023 Approved
4, Red Lion Parade Bridge Street, Pinner, HA5 3JD
Installation of defibrillator to freestanding advertisement
P/2437/22/6173
2023 Approved
4, Red Lion Parade Bridge Street, Pinner, HA5 3JD
Display of one freestanding lcd sign
P/2471/22/6173
2023 Withdrawn
23 Love Lane, Pinner, Harrow, HA5 3EE
Ground floor rear extension; First floor side to rear extension; wrap around rear dormer…
P/1006/23
2023 Approved
31 Love Lane, Pinner, Harrow, HA5 3EE
Alterations and extension to form pitched roof over rear extension; external alterations
P/0378/23
2023 Withdrawn
23 Love Lane, Pinner, Harrow, HA5 3EE
ANA - INCORRECT APPLICATION TYPE - Double height rear and side extension with loft conver…
P/0193/23
2022 Approved
35a Love Lane, Pinner, Harrow, HA5 3EE
Single storey rear extension; external alterations
P/3383/22
2022 Refused
31 Love Lane, Pinner, Harrow, HA5 3EE
Alterations and extension to roof to form end gable; side to rear wrap-a-round dormer; tw…
P/2783/22
2022 Approved
Marks & Spencer, 4 Bishops Walk, Pinner, Harrow, HA5 5QQ
Display of 10 X non-illuminated vinyl signs
P/3168/22
2022 Withdrawn
23 Love Lane, Pinner, Harrow, HA5 3EE
First floor side to rear extension; alterations to roof; rear dormer; three rooflights in…
P/3575/22
2022 Refused
Hallmark, 4, Red Lion Parade Bridge Street, Pinner, Harrow, HA5 3JD
Installation of defibrillator to freestanding advertisement
P/2437/22
2022 Refused
Hallmark, 4, Red Lion Parade Bridge Street, Pinner, Harrow, HA5 3JD
Display of one freestanding LCD sign
P/2471/22
2022 Withdrawn
23 Love Lane, Pinner, Harrow, HA5 3EE
INVALID
P/1793/22
2022 Withdrawn
31 Love Lane, Pinner, Harrow, HA5 3EE
Alterations and extension to form flat roof over rear extension; external alteration
P/1114/22
2016 Approved
4 Bishops Walk, Pinner, HA5 5QQ
Temporary provision of cold storage container in customer car park (1st november 2016 to…
P/5342/16
2016 Approved
7, Red Lion Parade Bridge Street, Pinner, HA5 3JD
New shop front
P/5001/16
2016 Approved
7 Love Lane, Pinner, HA5 3EE
Display of two non-illuminated clock faces on freestanding clock (retrospective)
P/0428/16
2016 Approved
7 Love Lane, Pinner, HA5 3EE
Freestanding 3.5M high clock on forecourt (retrospective)
P/0320/16
2016 Approved
1 Bishops Walk, Pinner, HA5 5QQ
Proposed pitched roof over existing first floor and rear bay
P/0043/16
Harrow
Planning Authority Score
4.9/10
Below average
#153 of 296 councils
Relevant to this application:
Householder decisions

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

Freehold boundary: © Crown copyright and database rights 2026, HM Land Registry. Polygons © Crown copyright and database rights 2026 Ordnance Survey 100026316. Conditions of use

Energy performance: Energy performance certificates from the Energy Performance of Buildings Register, Ministry of Housing, Communities and Local Government. Contains public sector information licensed under the Open Government Licence v3.0. © Crown copyright 2026.