Agenda item

Proposed conversion of former Police Station to 9 no. residential units.

 

RECOMMENDATION: grant permission subject to conditions and a s106 agreement .

The Committee considered a report on the application to grant planning permission for the proposed conversion of the former Police Station to 9 no. residential units. The report set out details of the proposal, the site and surroundings, planning history, relevant planning policy, consultation and responses, analysis, equalities and human rights implications and recommended to grant permission subject to conditions and a s106 legal agreement.

 

The planning officer gave a short presentation highlighting the key aspects of the report. The application remained unchanged from that submitted to Planning Committee on 25 March 2015 and which was refused on the grounds of lack of on-street parking provision inline with the concerns expressed by the Council’s transport team. The applicant had subsequently provided additional data to the transport team regarding parking and the impact on the highway network. The transport team had now withdrawn their objection to the scheme subject to the securing of a package of mitigation measures under the s106 agreement as set out within the report.

 

Cllrs Berryman and Newton addressed the Committee, Cllr Berryman on behalf of a local resident who was unable to attend the meeting. The following objections were raised:

·         The scheme would exacerbate existing parking problems in the vicinity and as such be detrimental to the amenity of local residents.

·         The average parking impact generated by the Police Station had been low.

·         Nearby streets were generally fully parked despite the building being currently empty.

·         The applicant’s transport survey was flawed and incorrect including underestimating projections of additional vehicles.

·         The proposed affordable housing contribution was derisory. 

·         The travel plan was voluntary in nature and not capable of being enforced.

·         Car capping restrictions would not work with a CPZ not currently in place. Formal consultation on the implementation of a CPZ in the area had yet to be undertaken. Should a CPZ be implemented in the future, restrictions should be placed on the number of permits issued for the scheme. 

·         Using the busier Hornsey Police Station for reference when attempting to assess historic parking demand associated with Muswell Hill Police Station was unfair.

 

A representative for the applicant addressed the Committee and outlined the key benefits of the scheme in sensitively bringing a Listed Building back into use and providing new housing. Since the previous refusal, further parking survey work had been carried out and the Council’s transport team were now satisfied that the scheme would have nil detrimental impact on parking in the area. 

 

The Council’s transport officer further clarified that the previous objection had now been withdrawn on consideration of additional information provided by the Police regarding previous on-street parking demand from the Police Station plus additional parking survey information. Based on this data, it could not be demonstrated that a residential scheme would have a severe impact on on-street parking in the area, irrespective of whether or not a CPZ was instated in the future. Officers were satisfied that the parking surveys undertaken were robust.

 

The Committee raised concern that the site had been divided into two lots for sale covered by two separate planning applications and the subsequent cumulative impact on parking in the area. Officers provided assurance that the transport team would assess the schemes on a cumulative parking impact basis although the Committee would determine the applications separately. The officer position was that there was sufficient on-street parking capacity in the area for both schemes.

 

Concern was raised over the robustness of the use of historic data to establish the parking demand associated with the Police Station. Officers advised that the use of historical data in association with current census data was a standard industry approach in assessing demand.    

 

Clarification was sought on the basis for the calculation of the affordable housing contribution on additional floorspace generated and not all floorspace being that the building was not currently residential. Officers identified that this was inline with current Council policy but that consideration would be given to reviewing this position in the future. 

 

 

The Chair moved the recommendation of the report and it was

 

RESOLVED

·         That planning application HGY/2015/1576 be approved subject to conditions and subject to a s106 legal agreement.

Applicant’s drawing No.(s) 1309_01, 1309_02, 1309_05, 1309_06, 1309_07, 1309_08, 1309_09, 1309_10, 1309_11, 1309_12, 1309_13, 1309_15, 1309_16, 1309_20, 1309_21, 1309_22, 1309_23C, 309_24B, 1309_25B, 1309_26C, 1309_27B, 1309_28B, 1309_29B, 1309_30B & 1309_31A.

 

1.            The development hereby authorised must be begun 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 the provisions of the Planning & Compulsory Purchase Act 2004 and to prevent the accumulation of unimplemented planning permissions.

 

2.            The development hereby authorised shall be carried out in accordance with the plans (1309_01, 1309_02, 1309_05, 1309_06, 1309_07, 1309_08, 1309_09, 1309_10, 1309_11, 1309_12, 1309_13, 1309_15, 1309_16, 1309_20, 1309_21, 1309_22, 1309_23C, 309_24B, 1309_25B, 1309_26C, 1309_27B, 1309_28B, 1309_29B, 1309_30B & 1309_31A) and specifications submitted to, and approved in writing by the Local Planning Authority.

Reason: In order to avoid doubt and in the interests of good planning.

 

3.            No development shall have taken place until samples of the types and colours of the external finishes have been submitted to and approved by the Local Planning Authority in writing prior to the commencement of the development. The development shall be implemented in accordance with such approved details. For the purpose of this condition, the samples shall only be made available for inspection by the Local Planning Authority at the planning application site itself.

Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area.

 

4.            All new external works and finishes and works of making good to the retained fabric, shall match the existing adjacent work with regard to the methods used and to material, colour, texture, including mortar. 

Reason: To safeguard the historic fabric and the architectural character and appearance of the building. 

 

5.            Any hidden historic features (internal or external) which are revealed during the course of the works shall be retained in situ, work suspended in the relevant area of the building with the Local Planning Authority notified immediately. Thereafter where considered necessary provision shall be made for the retention and/or proper recording, as required by the Local Planning Authority.

Reason: To safeguard the historic fabric and the architectural character and appearance of the building.

 

6.            The development hereby permitted shall not commenced until a drawing at a scale of 1:5 is submitted to and approved by the Local Planning Authority showing details of proposed new windows, doors,  rooflights along with cills and lentils.

Reason: To safeguard the historic fabric and the architectural character and appearance of the building.

 

7.            Notwithstanding the provision of Article 3, Schedule 2, Part 1, Class H of the Town and Country Planning General Permitted Development Order 2015 [or any Order revoking or re-enacting that Order], no satellite antenna shall be erected or installed on any building hereby approved. The proposed development shall have a central dish or aerial system for receiving all broadcasts for the residential units created: details of such a scheme shall be submitted to and approved by the Local Planning Authority prior to the occupation of the property, and the approved scheme shall be implemented and permanently retained thereafter.

Reason: To safeguard the historic fabric and the architectural character and appearance of the building.

 

8.            No occupation of the flats hereby approved shall be occupied until details for the cycle facilities (17 spaces) have been submitted approved by the Local Planning Authority and thereafter provided in accordance with such detail.

Reason: To ensure the development provides adequate cycle parking facilities in accordance with the London Plan.

 

9.            No development shall take place until details of a scheme for installing external lighting within the site, including night-time security lighting and its means of actuation, light spread and average illuminance, have be submitted to and approved in writing by the Local Planning Authority. The development shall be carried out entirely in accordance with the approved details.

Reason: In order to retain control over the external appearance of the development and in the interest of the visual amenity of the area.

 

10.         Prior to the commencement of the development hereby permitted, details of the measures to be incorporated into the development demonstrating how the principles and practices of the ‘Secured by Design’ scheme have been included shall be submitted to and approved in writing by the Local Planning Authority. Once approved in writing by the Local Planning Authority in consultation with the Metropolitan Police Designing out Crime Officers, the development shall be carried out in accordance with the agreed details.

Reason: In the interest of creating safer and sustainable communities.

 

11.         No development shall take place, including any works of demolition, until a Construction Method Statement has been submitted to, and approved in writing by, the local planning authority. The approved Statement shall be adhered to throughout the construction period. The Statement shall provide for: i) the parking of vehicles of site operatives and visitors; ii) loading and unloading of plant and materials; iii) storage of plant and materials used in constructing the development; iv) the erection and maintenance of any security hoarding including decorative displays and facilities for public viewing, where appropriate; v) wheel washing facilities; vi) measures to control the emission of dust and dirt during construction.

Reason: To safeguard pedestrians, reduce congestion and mitigate any obstruction to the flow of traffic on the local Highways network.

 

INFORMATIVE:

The applicant is advised that the proposed development will be liable for the Mayor of London's CIL. Based on the Mayor’s CIL and the information given on the plans charge will be £8,820.00 (252 sq.m X £35) and Haringey CIL charge will be £66,780.00 (252 sqm x £265). This will be collected by Haringey after the scheme is implemented and could be subject to surcharges for failure to assume liability, for failure to submit a commencement notice and/or for late payment, and subject to indexation in line with the construction costs index.

 

INFORMATIVE: Hours of Construction Work 

The applicant is advised that under the Control of Pollution Act 1974, construction work which will be audible at the site boundary will be restricted to the following hours:-          8.00am - 6.00pm      Monday to Friday 8.00am - 1.00pm Saturday and not at all on Sundays and Bank Holidays.  

 

INFORMATIVE: Party Wall Act

The applicant's attention is drawn to the Party Wall Act 1996 which sets out requirements for notice to be given to relevant adjoining owners of intended works on a shared wall, on a boundary or if excavations are to be carried out near a neighbouring building.

 

INFORMATIVE:

The new development will require numbering. The applicant should contact the Local Land Charges at least six weeks before the development is occupied (tel. 020 8489 5573) to arrange for the allocation of a suitable address. 

 

INFORMATIVE:

With regard to surface water drainage it is the responsibility of a developer to make proper provision for drainage to ground, water courses or a suitable sewer. In respect of surface water it is recommended that the applicant should ensure that storm flows are attenuated or regulated into the receiving public network through on or off site storage. When it is proposed to connect to a combined public sewer, the site drainage should be separate and combined at the final manhole nearest the boundary. Connections are not permitted for the removal of groundwater. Where the developer proposes to discharge to a public sewer, prior approval from Thames Water Developer Services will be required. They can be contacted on 0845 850 2777.

 

INFORMATIVE:

Where a developer proposes to discharge groundwater into a public sewer, a groundwater discharge permit will be required. Groundwater discharges typically result from construction site dewatering, deep excavations, basement infiltration, borehole installation, testing and site remediation. Groundwater permit enquiries should be directed to Thames Water's Risk Management Team by telephoning 020 8507 4890 or by emailing wwqriskmanagement@thameswater.co.uk. Application forms should be completed on line via www.thameswater.co.uk/wastewaterquality. Any discharge made without a permit is deemed illegal and may result in prosecution under the provisions of the Water Industry Act 1991.