Agenda item

Replacement of existing police station with new custody facility and office accommodation in four storey building for police use, including retention of façade of the original building.

RECOMMENDATION: Grant permission subject to conditions.

The Committee considered a report, previously circulated, which set out details of the application, the site and surroundings, planning history, relevant planning policy, consultation and responses and analysis. The report recommended that the application be granted, subject to conditions. The Planning Officer gave a presentation on key elements of the report, and advised that while no details of the internal layout or design of the custody suite could be provided for security reasons, the design standards for this would be as set out by the Home Office design guide for police buildings and other relevant guidance. It was also confirmed that if the custody suite at Wood Green were full, the central cell allocation service would identify the nearest police station with available space for allocation to any new detainee.

 

The Committee was advised of two proposed variations to the conditions as set out in the report; in relation to condition 4 regarding noise levels, it was proposed that this condition be changed such that with the exception of the emergency generator, the noise level would be as set out in the existing condition, but with the emergency generator running, the noise could be above the background noise level; in relation to condition 19 on disabled parking spaces, the Metropolitan Police had requested that of the 4 disabled parking bays marked out, three of these could be used for operational vehicles at times when the disabled parking spaces were not required.

 

The Committee examined the plans and discussed the application. In relation to concerns raised that prisoners should not be held in the custody suite for more than 72 hours, officers advised that this was not a material planning consideration, and that the use of the custody suite was ancillary to the primary use as a police station; therefore, any condition added in respect of use of the custody suite would be outside the Committee’s remit. In response to concerns raised regarding potential issues with vehicles associated with the police station parking at property owned by addressed as part of the Travel Plan, which was covered by the proposed condition 20 as set out in the report.

 

Concern was expressed that it should be clear that the custody suite at Wood green was not to be used for remand prisoners, and it was moved by Cllr Schmitz that an informative be added limiting the maximum amount of time that prisoners could be kept in the custody suite to 72-hours. On a vote of 2 in favour and 7 against, this motion fell.

 

The Chair moved the recommendations of the report, with the amendments to the conditions in respect of external noise and disabled parking, and on a vote of 8 in favour and 1 against it was:

 

RESOLVED

 

1)       That planning permission be granted in accordance with planning application reference HGY/2011/1094 subject to a pre-condition that the applicant shall first have entered into an agreement or agreements with the London Borough of Haringey (under Section 106 of the Town and Country Planning Act (as amended) 1990) in order to secure the following general items:

 

·        Highways, Transport and Access Improvements

·        Administration Charge

 

Monitoring

 

To ensure that the s106 obligations are honoured in a full and timely manner, implementation of the s106 obligations will be subject to regular monitoring and target dates will be set where appropriate.

 

2) That permission be granted subject to conditions and subject to section 106 Legal Agreement in accordance with the approved plans and documentation as follows:

 

Applicant’s drawing No’s: 990.P.700 REV P1; 001 REV P1; 102 REV P1; 103 REV P1; 104 REV P1; 105 REV P1; 106 REV P1; 107 REV P1; 110 REV P1; 111 REV P1 and 112 REV P1

 

Subject to the following conditions:

 

COMMENCEMENT OF DEVELOPMENT

 

1.         The development to which this permission relates must be commenced not later than the expiration of 3 years from the date of this permission, failing which the permission shall be of no effect.

 

Reason: This condition is imposed by virtue of Section 91 of the Town and Country Planning Act 1990 and the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

DEVELOPMENT IN ACCORDANCE WITH APPROVED PLANS

 

2.         The development hereby authorised shall be carried out in complete accordance with the plans and specifications submitted to, and approved in writing by, the Local Planning Authority.

 

Reason: In order to ensure the development is carried out in accordance with the approved details.

 

DETAILS OF MATERIALS

 

3.         Notwithstanding the description of the materials in the application, no construction shall be commenced until precise details and samples of the facing materials and roofing materials to be used for the external construction of the development hereby approved have been submitted to and approved in writing by the Local Planning Authority.

 

Reason: In order for the Local Planning Authority to retain control over the exact materials to be used for the proposed development and to assess the suitability of the samples submitted in the interests of visual amenity.

 

CONTROL OF EXTERNAL NOISE

 

4.         The design and installation of new items of fixed plant shall be such that, when in operation, the cumulative noise level LAeq Tr arising from the proposed plant, measured or predicted at 1m from the facade of the nearest noise sensitive premises shall be a rating level of at least 5dB(A) below the background noise level LAF90 Tbg.  The measurement and/or prediction of the noise should be carried out in accordance with the methodology contained within BS 4142: 1997. A noise report shall be produced by a competent person(s) to demonstrate compliance with the above criteria, and shall be submitted to and approved by the local planning authority.

 

Reason: In order to protect the amenity of nearby residential occupiers.

 

LIGHTING PLAN

 

5.         Notwithstanding the details of lighting referred to in the application submission, full details of a lighting plan for the site shall be submitted to and approved in writing by the local planning authority, prior to the occupation of the premises.

 

Reason: To safeguard the amenities of the occupiers of adjoining properties.

 

LANDSCAPING – LANDSCAPING SCHEME

 

6.         Notwithstanding the details of landscaping referred to in the application the development shall not be brought into use until there has been submitted to and approved in writing by the Local Planning Authority a scheme for landscaping, which shall include a) those existing trees to be retained; b) those existing trees to be removed; c) those new trees and shrubs to be planted together (including green roofs) with a schedule of species d) hard surfacing.

 

Reason: To enhance the appearance of the development and in the interest of safeguarding the amenities of residents in the area.

 

LANDSCAPING – IMPLEMENTATION/MAINTENANCE

 

7.         All landscaping and ecological enhancement works, including planting, seeding or turfing comprised in the approved scheme of landscaping shall be completed no later than the first planting and seeding seasons following the occupation of the building or the completion of the development, whichever is the sooner. Any trees or plants which within a period of FIVE years from the completion of the development die, are removed or become seriously damaged or diseased shall be replaced in the next planting season with others of similar size and species. The landscaping scheme, once implemented, is to be maintained and retained thereafter to the satisfaction of the Local Planning Authority. All hard landscaping and means of enclosure shall be completed before the development is occupied.

 

Reason: To enhance the appearance of the development in the interest of the visual amenities of the area.

 

LANDSCAPING – PROTECTION OF EXISTING TREES

 

8.         No development shall commence until an Arboricultural method statement, including a tree protection plan, has been prepared in accordance with BS5837:2005 Trees in Relation to Construction”, and approved by the Local Planning Authority. A pre-commencement site meeting must be specified and attended by all interested parties, (Site manager, Consultant Arboriculturalist, Council Arboriculturalist and Contractors) to confirm all the protection measures to be installed for trees. Robust protective fencing / ground protection must be installed prior to commencement of construction activities on site and retained until completion. It must be designed and installed as recommended in the method statement. The protective fencing must be inspected by the Council Arboriculturalist, prior to any works commencing on site and remain in place until works are complete.

 

Reason: To protect the trees which are to be retained and in the interest of the visual amenities of the area.  

 

BOUNDARY TREATMENT

 

9.         Notwithstanding the details contained within the plans hereby approved, full details of boundary treatments, including fencing and gates, to the entire site shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the development.

 

Reason: In order to safeguard the visual amenity of the area and to ensure adequate means of enclosure for the proposed development.

 

WASTE MANAGEMENT AND RECYCLING

 

10.       A detailed scheme for the provision of refuse, waste storage and recycling within the site, including location, design, screening, and operation, shall be submitted to and approved in writing by the Local Planning Authority prior to the commencement of the works. Such a scheme shall be carried out in strict accordance with the approved details. Arrangements will need to be made with an authorised/ licensed waste carrier for trade to collect refuse and recycling from the premises.

 

Reason: To ensure good design, to safeguard the amenity of the area and ensure that the development is sustainable and has adequate facilities.

 

HOARDINGS

 

11.       Prior to the commencement of development full details of a scheme for the provision of hoardings to be erected around the site from the commencement of works and to be retained during the construction period including details of design, height, materials and lighting shall be submitted to and approved in writing by the Local Planning Authority  The development shall be carried out only in accordance with the scheme as approved unless otherwise agreed in writing by the local planning authority.

 

Reason: In order to have regard to the visual amenity of the locality and the amenity of local residents, businesses and visitors during construction works.

 

CONSTRUCTION ENVIRONMENTAL MANAGEMENT PLAN

 

12.    The development hereby approved shall not commence until a Construction Environmental Management Plan, including Site Waste Management Plan and a Site Management Plan, has been submitted to and approved in writing by the Local Planning Authority. The Construction Management Plan shall include but not be limited to the following: a) Public Safety, Amenity and Site Security; b) Operating Hours, Noise and Vibration Controls; c) Air and Dust Management; d) Storm water and Sediment Control and e) Waste and Materials Re-use. The Site Waste Management Plan will demonstrate compliance with an appropriate Demolition Protocol. The development shall be carried out in accordance with the approved details.

 

Reason: In order to have regard to the amenities of local residents, businesses, visitors and construction sites in the area during construction works.

CONSTRUCTION DUST MITIGATION

 

13.       No development shall commence until the appropriate mitigation measures to minimise dust and emissions are incorporated into the site specific Construction Management Plan based on the Mayor’s Best Practice Guidance (The control of dust and emissions from construction and demolition).  This should include an inventory and timetable of dust generating activities, emission control methods and where appropriate air quality monitoring).  This must be submitted to and approved in writing by the LPA prior to any works being carried out on the site. 

 

Reason: To protect the environment and amenities of the locality.

 

CONSTRUCTION – CONSIDERATE CONTRACTORS

 

14.       The site or Contractor Company must be registered with the Considerate Constructors Scheme.  Proof of registration must be sent to the LPA prior to any works being carried out on the site. 

 

Reason: In the interest of amenity.

 

CONSTRUCTION TRAFFIC MANAGEMENT PLAN & CONSTRUCTION LOGISTICS PLAN

 

15.       The development hereby permitted shall not commence until a Construction Traffic Management Plan (incorporating Travel Plan), including a Construction Logistics Plan (CLP) and a construction vehicle routing plan, have been submitted to and approved in writing by the Local Planning Authority.  Thereafter the approved details shall be implemented at all times during the construction of the development, to the satisfaction of the Local Planning Authority.

 

Reason: In the interest of residential amenity and highway safety and to promote sustainable transport and in order to confine construction traffic to permitted routes so as not to prejudice the free flow of traffic or pose any potential highway and safety hazards for all other road users.

 

CONSTRUCTION HOURS

 

16.       The construction works of the development hereby granted shall not be carried out before 0800 or after 1800 hours Monday to Friday or before 0800 or after 1200 hours on Saturday and not at all on Sundays or Bank Holidays.

 

Reason: In order to ensure that the proposal does not prejudice the enjoyment of neighbouring occupiers of their properties.

 

CCTV AND SECURITY LIGHTING

 

17.       Prior to occupation of the development a scheme showing full details for the following shall be submitted to and approved in writing by the Local Planning Authority. 

 

a) CCTV; 

b) Security lighting

 

Reason: In order to ensure that the proposed development achieves the safer places attributes as detailed by Planning Policy Statement 1: Safer Places: The Planning System & Crime Prevention and to prevent crime and create safer, sustainable communities and in order to ensure the location of CCTV protects the privacy of neighbouring residential properties.

 

CYCLE PARKING

 

18.       The development hereby approval shall include the provision of 30 (thirty) cycle racks which shall be enclosed within a lockable shelter.

 

Reason: To increase the use of sustainable travel modes by staff of this development.

 

DISABLED PARKING

 

19.       The development hereby approved shall include the provision of 4 (four) disabled car parking bays within the site.

 

Reason: To assist the mobility-impaired staff and patrons of this development.

 

TRAVEL PLAN

 

20.       A Travel Plan, in compliance with Transport for London Guidance, shall be submitted to and approved in writing by the local planning authority, at least 3 months in advance of occupation of the development.

Reason: In order to encourage the use of sustainable modes of transport for journeys to/from the site.

 

SIGNAGE

 

21.       Prior to occupation of the development, precise details of any signage proposed as part of the development shall be submitted to and approved in writing by the local planning authority.

 

Reason: to achieve good design throughout the development and to protect the visual amenity of the locality.

 

BREEAM – DESIGN STAGE ASSESSMENT

 

22.       The development hereby permitted shall be built to a minimum standard of “Very Good” under the Building Research Establishment Environmental Assessment Method (BREEAM) 2008 Scheme. Notwithstanding the BREEAM pre-assessment referred to in the submitted Sustainability Statement (Document Ref: REP-PL-HOR-011A), a BREEAM design stage assessment will be submitted to the Local Planning Authority prior to the commencement of construction. The BREEAM design stage assessment will be carried out by a licensed assessor.

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

BREEAM CERTIFICATE

 

23.       The development hereby permitted shall be built to a minimum standard of “Excellent” under the Building Research Establishment Environmental Assessment Method (BREEAM). Within three months of the occupation of the completed development, a copy of the Post Construction Completion Certificate for the relevant building verifying that the “Excellent” BREEAM rating has been achieved shall be submitted to the Local Planning Authority. The Certificate shall be completed by a licensed assessor.

 

Reason: To ensure that development takes place in an environmentally sensitive way.

 

LONDON FIRE AND EMERGENCY PLANNING AUTHORITY

 

24.       Prior to the commencement of the development the applicant shall consult the London Fire and Emergency Planning Authority (LFEPA) regarding fire fighting access and arrangements and a letter confirming that the LFEPA is satisfied with the proposal shall be submitted to the local planning authority.

 

Reason: To ensure suitable fire fighting access and arrangements are provided.      

 

INFORMATIVES:

 

INFORMATIVE – REMOVAL OR VARIATION OF CONDITIONS

 

The applicant is advised that Section 73 of the Town and Country Planning Act 1990 (Determination of applications to develop land without compliance with conditions previously attached) requires formal permission to be granted by the Local Planning Authority for the removal or variation of a condition following grant of planning permission.

 

INFORMATIVE: The development hereby approved shall include the retention of historic internal features such as the memorial plaque and external historic features such as the traditional blue police lamp.

 

REASONS FOR APPROVAL

 

The reasons for the grant of planning permission are as follows:

 

a)         It is considered that the principle of this development is supported by National, Regional and Local Planning policies which seek to support the provision of social infrastructure, including police facilities.

 

b)         The building and its proposed use are considered to be suitably located in respect of the surroundings, impact on neighbouring properties and site constraints and it is considered there would be no significant adverse impacts in terms of noise, disturbance, overlooking or overshadowing.

 

c)         The Planning Application has been assessed against and is considered to be in general accordance with the intent of National, Regional and Local Planning Policies requirements including London Borough of Haringey Unitary Development Plan (UDP) 2006, policy G1 Environment, G2 ‘Development and Urban Design’, UD2 ‘Sustainable Design and Construction’, UD3 ‘General Principles’, UD4 ‘Quality Design’, UD7      Waste Storage, UD8 Planning Obligations, M2 ‘Public Transport Network’, M3 ‘New Development Location and Accessibility’, M5 Protection, Improvement & Creation of Pedestrian & Cycle Routes, M10 ‘Parking for Development’, CSV1 Development in Conservation Areas, CSV3 ‘Locally listed buildings & designated sites of industrial heritage interest ‘.

 

Section 106: No