The Planning Policy Advisory Panel discussed the Harrow Town Centre Masterplan, focusing on baseline findings, early engagement, and next steps. The panel also received a verbal report on the consultation for the Draft London Plan.

Harrow Town Centre Masterplan

The panel received an update on the preparation of the Harrow Town Centre Masterplan, a long-term vision and spatial framework to guide development and regeneration. The masterplan aims to coordinate new buildings, infrastructure, public spaces, transport, and land uses to ensure coherent and integrated change. It will serve as a planning and decision-making tool, influencing how planning applications are assessed and guiding developers and investors. The masterplan will focus on enhancing Harrow's status as a metropolitan town centre, addressing challenges such as changing retail habits, underutilised office space, and perceptions of safety.

Key findings from the baseline report highlighted a strong retail core but fragmented public spaces and poor connections to surrounding open spaces. While retail vacancy rates are low, office vacancy rates are higher, supporting the need for diversification of uses. Concerns about safety, particularly in the evening, were noted, along with opportunities to improve urban greening and climate resilience.

The masterplan process involves appointing consultants, Allies and Morrison, to undertake the work. A comprehensive baseline study has been completed, identifying key issues such as safety perceptions, heritage assets, and the need for improved urban greening. The next steps include early stakeholder and community engagement, commencing with an online survey and public events from September 2026. The feedback will inform the development of a vision statement and a draft masterplan.

During the discussion, councillors raised concerns about safety, particularly in the Greenhill area, and the timeline for addressing issues like poor lighting and CCTV. They also questioned the types of homes planned, the pressure on transport infrastructure, and the masterplan's status as informal planning guidance. Councillor Ashton, Deputy Leader of the Council and portfolio holder for Planning & Regeneration, emphasised the importance of retaining Harrow's metropolitan town centre status and the value of the masterplan in shaping the council's vision. She stressed the need for inclusive engagement to understand why people choose other town centres over Harrow.

Concerns were also raised about the consultation process, specifically regarding invite-only walking tours and how to ensure the engagement of older and disabled residents. Officers assured the panel that the engagement plan was being refined to be more inclusive.

The discussion also touched upon the potential for developers to use permitted development routes before a more enforceable plan is in place. Officers explained that while the masterplan is currently informal guidance, it provides a valuable framework for shaping development and coordinating initiatives, going beyond its planning weight.

Draft London Plan Consultation

The panel received a verbal report on the Draft London Plan, which sets out the Mayor of London's vision for development and land use across the capital. The draft plan proposes an increase in Harrow's housing target from 8,020 to approximately 12,000 homes over the next decade, a 50% increase. This target is significantly lower than the government's standard method for Harrow, which suggests a need for 22,000 homes.

A key concern raised was the potential release of Green Belt land for housing and industrial purposes. The draft London Plan identifies broad locations for growth within a 1,200-metre radius of stations in Northwood, including Headstone Lane, Hatch End, and Pinner, potentially impacting significant areas of Green Belt in Harrow. Councillors expressed strong opposition to building on the Green Belt, highlighting its value as the lungs of the borough and the need for family-sized homes rather than high-density flats.

The report also noted potential changes to the definition of tall buildings, with the Mayor proposing to increase the threshold to 30 metres or 10 storeys, which councillors felt was misaligned with building safety regulations and the council's vision for Harrow.

The panel expressed significant concerns about the draft London Plan's proposals, particularly regarding the impact on the Green Belt and the viability of development. Councillors vowed to object to the plan and make their feelings known, while acknowledging the limitations of local authorities in overriding decisions made at a national or regional level. The issue of viability was repeatedly raised as a primary reason for the difficulty in getting developments built.