Quintas Homes has submitted plans to demolish the Jamaican restaurant Smokey Fridays at 382-384 Station Road in Harrow-on-the-Hill, replacing it with a seven-storey apartment block comprising 12 residential flats and ground-floor commercial space. The scheme, recommended for approval by Harrow Council officers, includes no affordable housing or on-site children's play space.
Development Details and Viability
The proposed building would contain one one-bedroom, ten two-bedroom, and one three-bedroom flats. The developer describes the brownfield site as offering “an excellent opportunity to enhance the streetscape and provide new flats.” However, financial viability assessments commissioned by both the developer and the council indicate that even with 100% market housing, the scheme would incur commercial losses between £353,000 and £678,240.
Council officers acknowledged the viability issue, stating: “Questions could be raised regarding why a development which is not viable by a significant quantum would be considered appropriate for development. It is considered that this is not the preserve of the [council] to determine this matter, ultimately if a development is to be built at a loss, then this is a business decision for the applicant and not a planning matter in isolation.”
Affordable Housing and Play Space Shortfall
The London Plan requires private developments to deliver 35% affordable housing, but the scheme fails to meet this target. Additionally, no on-site children's play space is provided; instead, the developer will contribute £1,520 off-site for “improving and funding existing and future older children play space respectively in the immediate location.”
Concerns Over Night-Time Economy
Objectors have raised concerns that new residents might complain about noise from the nearby Trinity Bar, which is open until 4am. One objector warned that the loss of the bar and music venue would be a “major cultural loss” for the borough. Council officers moved to alleviate fears, stating that “robust planning conditions” would ensure the development “not result in future conflict” with Trinity Bar and other night-time premises.
Next Steps
The scheme will be reviewed by Harrow Council’s Planning Committee on July 22, where a decision on approval will be made. Council officers recommend approval, arguing that “the proposed development would make efficient use of brownfield land in a sustainable location within a designated Harrow Town centre and opportunity area.”
