# 28 Wychwood Close, Canons Park, Edgware

- **Decision:** dismissed, 21 September 2026
- **Decided by:** Planning Inspector: John Morrison (on recommendation of Appeal Planning Officer S Manson)
- **Authority:** Harrow (London)
- **Appeal reference:** 6010702
- **Application reference:** PL/3354/25
- **Procedure:** written-representations
- **Development:** Extensions to create a new 3-bed dwelling attached to the existing house, with subdivision of the garden
- **Homes:** 1
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** S4(1), P3, DP3, TR6(4)
- **Development plan policies:** Harrow Local Plan 2021-2041 (adopted 2026) HO2, London Plan 2021
- **Main issues:** living conditions, highway safety/parking, character (refuse storage)
- **Tags:** tier-2, s4-within-settlement, s4-substantially-outweighed, appeal-planning-officer, tr6-highway-safety, transitional-no-consultation

## Summary
Extending a house in Canons Park to form a second 3-bed dwelling. Dismissed on the recommendation of an Appeal Planning Officer, with no re-consultation on the new Framework (DL ¶4). Sub-standard ceiling heights (P3), overspill parking at PTAL 2 (TR6), and bin storage reachable only via a barriered footpath (DP3) were each given substantial weight. One net unit had moderate weight and was substantially outweighed under S4 (DL ¶23-24).

## What made the difference
Several separate failures, each linked to a Framework decision-making policy. Notably, a TR6 highway-safety finding rested on *parking displacement* with no survey evidence, not on a specific access defect (DL ¶12-14).

## Policy findings
- **P3: fail (substantial weight).** first floor 2.3 m ceilings; under 75% of GIA at 2.5 m in both dwellings (DL 6-8, 23)
- **TR6(4): fail (substantial weight).** PTAL 2, head of cul-de-sac, no parking survey; overspill parking harms safety (DL 9-14)
- **S4(1): fail.** one net unit in "apparent undersupply" given moderate weight; substantially outweighed (DL 22-24)

## Key facts
- PTAL 2; local plan permits conversions only in PTAL 3-6
- Bins would have to be wheeled along a public footpath with staggered barriers

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6010702
- https://appeal-planning-decision.service.gov.uk/published-document/9c5ac896-c33e-456b-93e9-20a03861cb10

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6010702.html

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