Harrow Council Approves 104-Room Co-Living Development on College Road

Harrow Council Approves 104-Room Co-Living Development on College Road

Harrow Council's Planning Committee has approved a new co-living development comprising 104 rooms at 12-14 College Road, Harrow. The decision, made at a meeting on Tuesday, October 6, 2026, grants planning permission for the redevelopment of the site, which includes retaining the locally listed building at 12-14 College Road. The scheme will see a part five, part ten-storey block constructed to the rear, providing co-living accommodation, communal amenity space, and ground-floor co-working space and cafe.

The approval is subject to a Section 106 agreement, which will secure a range of contributions and obligations. These include a £161,000 affordable housing contribution, employment and training initiatives, local procurement, energy and carbon offset contributions, district heating network provisions, urban greening contributions, car-free development obligations, a travel plan, highway works, and management and occupation controls for the co-living development.

Affordable Housing Contribution

The £161,000 affordable housing contribution was determined through an independently reviewed viability assessment, which established it as the maximum viable contribution that could be secured at this stage, despite falling below policy expectations. The Section 106 agreement includes early and late-stage viability review mechanisms, along with provisions for payment and indexation. The specific allocation or utilization of this contribution is detailed as an 'affordable housing contribution' within the agreement. ¹

Employment, Skills, and Local Procurement

The agreement mandates the submission and implementation of an Employment, Skills and Training Plan prior to the Material Start of construction. This plan must secure appropriate employment, skills development, training, and apprenticeship opportunities during both the construction and end-use phases. It will include measures to maximise take-up by Harrow residents and Londoners, support the completion of training and apprenticeships, increase opportunities for under-represented groups in the construction workforce, and set targets with monitoring and penalty provisions for unmet targets.

Furthermore, a Local Procurement Strategy must be submitted and implemented, outlining appropriate targets, monitoring arrangements, and any agreed default or penalty provisions.

Environmental Considerations

The development is required to submit and approve Energy Assessments and make a carbon offset contribution. This contribution is calculated based on residual regulated carbon emissions identified through a Post-Construction Energy Assessment, with the final amount determined by an agreed methodology and rate within the Section 106 Agreement, subject to indexation. An indicative contribution of £27,936 is mentioned, pending final calculation.

Regarding district heating network provisions, the development must be designed and maintained to facilitate future connection to a district heat network. This includes safeguarding connection points, plant space, and pipework routes. If a network becomes available within an agreed period, the owner will be required to assess the technical and economic feasibility of connection and proceed if deemed feasible, in accordance with agreed arrangements with the Council.

Urban Greening

A financial contribution towards off-site urban greening and/or street-tree provision is required to mitigate a residual shortfall against the applicable Urban Greening Factor (UGF) target of 0.4. The final contribution amount will be calculated based on the UGF calculation approved under the relevant planning condition, with the methodology, final amount, indexation, timing of payment, and expenditure arrangements to be agreed with the Council. The proposal also includes additional local tree planting to address any UGF shortfall as part of public realm improvements to Havelock Place.

Highway Works

The Owner shall enter into a Section 278 Agreement where necessary to secure any required works to the public highway arising from the development. The final scope of these works will be agreed with the Highway Authority prior to implementation, and the cost will be borne by the Owner.

Management and Occupation Controls

Specific provisions for Large-scale Purpose-built Shared Living (LSPBSL) Management and Operation and LSPBSL Occupation Controls are included in the Section 106 agreement to address potential conflicts between residents and commercial activities. The Management Plan, to be approved prior to first occupation, will cover management, staffing, security, maintenance, communal spaces, cleaning services, resident behaviour, complaints, and anti-social behaviour. It will also ensure inclusive management of accessible accommodation and communal facilities, with continued management by a single company or operator.

Occupation controls stipulate a maximum of 104 residents at any one time, with each private unit occupied for a minimum of 90 days. The development cannot be used as a hotel, hostel, serviced accommodation, or short-term holiday accommodation. No private unit can be occupied or equipped as a self-contained dwelling, and occupation must remain consistent with the authorised LSPBSL use for the lifetime of the development.

To manage potential conflicts with the ground-floor co-working space and cafe, the management plan will address resident behaviour and complaints. The commercial floorspace must be operated and managed in accordance with approved details, remaining publicly accessible seven days a week within specified hours, and not used exclusively as ancillary residential space, ensuring a clear distinction between commercial and residential uses.

During the committee meeting, objectors raised concerns regarding the scale and height of the development, potential conflicts between residential and commercial activity, and the impact on the town centre's character. However, planning officers were satisfied that the development would not prejudice the wider allocation of Havelock Place and that the scale and massing were appropriate for the town centre context. The proposal was also considered to provide a good standard of co-living accommodation and to support the regeneration of the area.