12/00837/FUL Ward

Application No: 12 /00837 /FUL Ward: Heath

Reason for Referral to The application is a major development which is of a DCB as set out in scale and importance that should be determined at DCB. Section I of the Council Constitution:

Address: London Fire Brigade, 70 Rainham Road North, Dagenham

Development: Demolition of the existing station and ancillary structures and erection of a three storey fire station and training facilities with associated covered wash down, drill tower, yard, car parking, landscaping and alterations to current access/egress arrangements.

Applicant: London Fire Brigade

Summary:

The proposed development is for the demolition of the current Dagenham Fire Station and the erection of a new station on the site. Two similar applications have been approved on the site in outline format in 2008 and 2009, but the application in hand is unrelated and is for detailed planning permission. The proposed development forms part of a Private Finance Initiative (PFI) Project being undertaken by the London Fire Brigade to provide nine new fire stations across the city. The current fire station is no longer deemed fit for its intended purpose and the proposed development would create a state of the art facility to serve the Borough from a location that is already well established for the use.

The proposed development has been assessed against national, regional and local planning policies and has been considered acceptable. The application is recommended for approval subject to appropriate conditions.

Recommendation

That the Development Control Board grants planning permission subject to the conditions listed below:

Conditions:

1. The development permitted shall be begun before the expiration of three years from the date of this permission.

Reason: To comply with Section 91 of the Town and Country Planning Act 1990 (as amended by S.51 of the Planning and Compulsory Purchase Act 2004).

2. The development hereby permitted shall be carried out in accordance with the following approved plans: 07/(00)AP003, 07(91)AE001, 07(20)AP001, 07(20)AP002, 07(20)AP003, 07(20)AE001, 07(20)AE004, 07(20)AP004, 07(20)AS001, 07(20)AS001, 07(20)AE002, 07(20)AE003, 07(00)AP004;

Reason: For the avoidance of doubt and in the interests of proper planning.

3. The development hereby permitted shall not be commenced until details/samples of all materials to be used in the construction of the external surfaces of the development have been submitted to and approved in writing by the Local Planning Authority. The development shall be carried out in accordance with the approved materials.

Reason: To protect or enhance the character and amenity of the area in accordance with policies BP8 and BP11 of the Borough Wide Development Policies Development Plan Document.

4. The development shall not be commenced until there has been submitted to and approved in writing by the Local Planning Authority a plan indicating the position, design, materials and type of boundary treatment to be erected. No part of the development shall be occupied until the approved boundary treatment for that part has been provided. The approved boundary treatment shall be retained unless the Local Planning Authority gives prior written approval for its removal.

Reason: To ensure the boundary treatment protects or enhances the character and amenity of the area in accordance with policy BP11 of the Borough Wide Development Policies Development Plan Document.

5. No development shall take place until the applicant has provided to the Local Planning Authority for approval in writing an independently verified BREEAM report that achieves as a minimum ‘‘Excellent’ rating with a Design and Procurement Certificate. The development shall then be constructed in accordance with these details. A certificated BREEAM Post Construction Review, or other verification process agreed with the Local Planning Authority, shall be provided, confirming that the agreed standards have been met.

Reason: To ensure that the proposed development is constructed in an environmentally sustainable manner and in accordance with policy BR1 of the Borough Wide Development Policies Development Plan Document.

6. Prior to the commencement of the development hereby approved a Local Labour and Business Strategy shall be submitted to and approved in writing by the Local Planning Authority. The Strategy shall incorporate measures to promote employment opportunities arising from the development to, and encourage job applications from, residents of the London Borough of Barking and Dagenham and shall incorporate measures to promote opportunities for local businesses to gain contracts associated with the construction of the development. The Strategy shall be implemented in accordance with the approved details.

Reason: In order to contribute to the local economy and local residents in need of employment and in accordance with the principles within policy CC3 of the Core Strategy.

7. The development shall not be commenced until a scheme of hard and soft landscaping for the site, including details of materials, species and a planting schedule have been submitted to and approved in writing by the Local Planning Authority. The approved hard landscaping shall be carried out prior to the occupation of the development and thereafter permanently retained. The approved soft landscaping shall be carried out in the first planting and seeding seasons following the occupation of the building or completion of the development, whichever is the sooner. Any plants which within a period of 5 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 unless the Local Planning Authority gives written consent to any variation.

Reason : To safeguard and improve the appearance of the area in accordance with policy BP11 of the Borough Wide Development Policies Development Plan Document.

8. The car parking areas indicated on drawing No. 07(00)AP003 shall be constructed and marked out prior to the occupation of the development, and thereafter retained permanently for the accommodation of vehicles of occupiers and visitors to the premises and not used for any other purpose.

Reason: To ensure that sufficient off-street parking areas are provided and not to prejudice the free flow of traffic or conditions of general safety along the adjoining highway in accordance with policy BR9 of the Borough Wide Development Policies Development Plan Document.

9. 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. details of access to the site; iii. loading and unloading and the storage of plant and materials used in constructing the development; iv. the erection and maintenance of security hoardings including decorative displays; v. wheel washing facilities; vi. measures to control the emission of noise, dust and dirt during construction; vii. a scheme for recycling/disposing of waste resulting from demolition and construction works; and viii. details of a nominated developer/resident liaison representative with an address and contact telephone number to be circulated to those residents consulted on the application by the developer’s representatives. This person will act as first point of contact for residents who have any problems or questions related to the ongoing development.

Reason: In order to reduce the environmental impact of the construction and the impact on the amenities of neighbouring residents and in accordance with policy BP8 of the Borough Wide Development Policies Development Plan Document.

10. No deliveries, external running of plant and equipment or construction works, other than internal works not audible outside the site boundary, shall take place on the site other than between the hours of 0800 to 1800 on Monday to Friday and 0800 to 1300 on Saturday and not at all on Sundays, Public or Bank Holidays without the prior written permission of the Local Planning Authority.

Reason: To ensure that the proposed construction work does not cause undue nuisance and disturbance to neighbouring properties at unreasonable hours and in accordance with policy BP8 of the Borough Wide Development Policies Development Plan Document.

11. The development hereby permitted shall be implemented fully in accordance with the recommendations for fixed plant and operational noise control/mitigation set out in URS report, “Dagenham Fire Station, Noise Assessment”, reference 3114238/DAG/01

12. An investigation and risk assessment, in addition to any assessment provided with the planning application, must be completed in accordance with a scheme to assess the nature and extent of any contamination on the site, whether or not it originates on the site. The contents of the scheme are subject to the approval in writing of the Local Planning Authority. The investigation and risk assessment must be undertaken by competent persons and a written report of the findings must be produced. The written report is subject to the approval in writing of the Local Planning Authority. The report of the findings must include:

(i) a survey of the extent, scale and nature of contamination; (ii) an assessment of the potential risks to: • human health; • property (existing or proposed) including buildings, crops, livestock, pets, woodland and service lines and pipes; • adjoining land, • groundwaters and surface waters, • ecological systems, • archaeological sites and ancient monuments; (iii) an appraisal of remedial options, and proposal of the preferred option(s).

This must be conducted in accordance with DEFRA and the Environment Agency’s ‘Model Procedures for the Management of Land Contamination, CLR 11’.

13. A detailed remediation scheme to bring the site to a condition suitable for the intended use by removing unacceptable risks to human health, buildings and other property and the natural and historical environment must be prepared, and is subject to the approval in writing of the Local Planning Authority. The scheme must include all works to be undertaken, proposed remediation objectives and remediation criteria, timetable of works and site management procedures. The scheme must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 in relation to the intended use of the land after remediation.

14. The approved remediation scheme must be carried out in accordance with its terms prior to the commencement of development other than that required to carry out remediation, unless otherwise agreed in writing by the Local Planning Authority. The Local Planning Authority must be given two weeks written notification of commencement of the remediation scheme works.

Following completion of measures identified in the approved remediation scheme, a verification report that demonstrates the effectiveness of the remediation carried out must be produced, and is subject to the approval in writing of the Local Planning Authority.

15. In the event that contamination is found at any time when carrying out the approved development that was not previously identified it must be reported in writing immediately to the Local Planning Authority. An investigation and risk assessment must be undertaken in accordance with the requirements of condition 10, and where remediation is necessary a remediation scheme must be prepared in accordance with the requirements of condition 11, which is subject to the approval in writing of the Local Planning Authority.

Following completion of measures identified in the approved remediation scheme a verification report must be prepared, which is subject to the approval in writing of the Local Planning Authority.

Reason (for conditions 12-15): To ensure that risks from land contamination to the future users of the land and neighbouring land are minimised, together with those to controlled waters, property and ecological systems, and to ensure that the development can be carried out safely without unacceptable risks to workers, neighbours and other offsite receptors in accordance with Policy BR5 of the Borough Wide Development Policies DPD.

16. No demolition or development shall take place until the applicant has secured the implementation of a programme of archaeological and historic building recording works in accordance with a Written Scheme of Investigation which has been submitted by the applicant and approved in writing by the Local Planning Authority. No development or demolition shall take place other than that in accordance with the approved Written Scheme of Investigation. The development shall not be occupied until the site investigation and post investigation assessment has been completed in accordance with the programme set out in the approved Written Scheme of Investigation, and the provision made for analysis, publication and dissemination of the results and archive deposition has been secured.

Reason: Historic buildings and heritage assets of archaeological interest survive on the site. The Local Planning Authority wishes to secure the provision of historic buildings and archaeological investigation and the subsequent recording of the remains prior to demolition and development (including historic buildings recording), in accordance with Policy BP3 of the Borough Wide Development Policies Development Plan Document.

17. No development shall take place until a detailed scheme illustrating proposals for the vehicular and pedestrian access to the site and any associated off site highway works and/or alterations to the adjacent highway required in the interests of highway safety associated with the development have been submitted to and approved in writing by the Local Planning Authority. Prior to the occupation of the development the approved highway scheme shall have been implemented and constructed in accordance with the approved details.

Reason: To ensure that the approved development does not prejudice the free flow of the traffic or conditions of general safety along the neighbouring highway, or the safety of future occupiers, and in accordance with Policy BR10 of the Borough Wide Development Policies DPD (March 2011).

Contact Officer : Title: Contact Details: Philip Storey Development Tel: 020 8227 3493 Management Officer Fax: 020 8227 3490 E-mail: [email protected]

1. Introduction and Description of Development

1.1 The application site is the Dagenham Fire Station which faces on to Rainham Road North, a short distance to the south east of the roundabout junction with Wood Lane. The current station was built in 1938 and is a predominantly two storey brick building with flat roof and single storey elements to the side and rear of the main station. The building is of certain architectural value but is not listed either by English Heritage or locally listed by the Council. The site includes a drill tower to the rear of the site and associated hard surfacing that provides vehicular access to the both sides of the station. Car parking is provided to the rear. The fire station is located on the northern side of Rainham Road North and is bordered to the north east and south east by Central Park, to the north west by the Peace and Memorial Gardens and beyond this by Dagenham Civic Centre which is a Grade II listed building. To the south west on the opposite side of Rainham Road North is the Council’s Frizlands Depot.

1.2 The current station building is no longer considered fit to fully meet the needs of today’s fire service. This application seeks planning permission for the demolition of the existing fire station and the erection of a new replacement fire station together with associated structures. The replacement station would form part of a £57m Private Finance Initiative (PFI) Project to provide nine new fire stations across London. The proposed redevelopment of Dagenham Fire Station is proposed as part of Phase 2 of the PFI project, with construction anticipated to begin in August 2014 and to be completed in August 2015.

2. Background

2.1 The current fire station was built in 1938 and has been subject to various planning applications over the years associated with the use. More recently, outline planning permission was granted in 2008 for the demolition of the fire station and erection of a new fire station, with a similar application approved in 2009. An application for reserved matters was not submitted for either outline permission, and it should be noted that the current detailed application is not related to the outline permissions. The current applicants approached the Council for pre-application discussions in early 2011 relating to the subject proposal. Members may also recall the applicants delivering a briefing prior to DCB 12 November 2012.

3. Consultations

3.1 72 neighbouring occupiers were consulted and a notice was published in The News. No responses have been received. The applicants also undertook their own process of consultation prior to submission of the application, and engaged with the local community, councillors and stakeholders. 13 questionnaire responses were received all of which demonstrated support for the proposals.

English Heritage (Archaeology) 3.2 Requested the imposition of a condition requiring the submission of a written scheme of investigation and the implementation of a programme of archaeological and historic building recording.

Access Officer 3.3 No response received.

Environmental Health 3.4 No objections. Recommended the imposition of the model conditions for contaminated land, a condition relating to operational noise control/mitigation, and the submission, approval and implementation of a construction environmental management plan.

Transport Development Management 3.5 The proposed development would not have adverse highway/footway implications. However, and not directly highway related, there are concerns about how response times will be affected whilst this Fire Station is out of commission.

3.6 Since these proposals abut the public highway, there will be a need for works to be undertaken along the public highway and a requirement for the applicant need to enter into a S278 agreement with the Council for the carrying out of these works. This should be conditioned.

Metropolitan Police Crime Prevention Design Advisor 3.7 No objections.

Waste Management 3.8 No response received.

4. Analysis

Principle of Development 4.1 The recent outline planning permissions considered that the principle of demolishing and rebuilding the station on the same site was acceptable. Although these applications were assessed against Unitary Development Plan policies which have since been superseded, the basic policy objectives remain the same and the application can be considered acceptable in principle. The site is already established for the use and the proposal would be unlikely to create wider impacts on the immediate area.

4.2 The site is unallocated on the Local Development Framework Proposals Map. However, the site is bordered by Central Park which is designated as Metropolitan Green Belt and Public Open Space. Further west of the application site is the Council’s Civic Centre, which is a Grade II listed building. The effects of the proposal on the Green Belt and Civic Centre are material planning considerations.

4.3 The current station features five appliance bays, but it is noted that only three are currently suitable for use. The proposed development would provide four bays capable of meeting the standards of modern day fire appliances. This is considered to be a positive step in increasing the day-to-day capacity of the station and ensuring it can continue to serve the Borough to a high standard.

4.4 One issue is the potential impact on response times that may occur during the construction process when there is no fire station operating from the site. The planning statement indicates that a critical part of the project is providing emergency cover throughout the build process to ensure that there is no impact on emergency response times. The current fire appliances stationed at Dagenham would be relocated to Romford, Harold Hill and East Ham. Members may recall that the applicants delivered a briefing prior to the DCB of 12 November 2012 where this issue was covered in detail. The applicants confirmed that the current response times in the Borough area were better than the LFB standard response times target, and the relocation of appliances should have no impact on performance. Moreover, LFB is in the process of adopting a GPS-based system of responding to emergency calls, where the nearest available fire engine will be summoned whether in a station or not. This will improve the general performance of the brigade and contribute to ensuring the emergency response times are not affected.

4.5 The applicants were asked at the briefing whether the Borough’s other Fire Station at Barking had been considered as a suitable location to base appliances during the construction process. However, it was confirmed that Barking Fire Station is currently operating at capacity and does not have scope to provide this.

Scale and Layout 4.6 The plans indicate that the replacement station would have a similar footprint as the existing fire station but in a largely ‘L’ shaped arrangement as opposed to the ‘U’ shape of the current building. The building is a 3-storey design. The ground floor would occupy the full building footprint and would feature 4 appliance bays which would measure a height of 4.4m, equalling the height of the ground and first floor levels together. To the rear of the appliance bays, there would be a covered wash down area. Aside from the appliance bays, the ground floor would also feature a reception area, station office, facilities for the storage of equipment and changing areas for fire fighters. The first floor would have a reduced footprint over the ground floor and would be rectangular in shape, including the upper portion of the appliance bays. It would feature meeting rooms, offices, rooms for community activities and associated facilities. The first floor would also feature a roof terrace above the ground floor of the building to the rear. The second floor would match the internal footprint of the first floor and would extend above the appliance bays. It would feature changing areas, lockers, rest areas kitchen and dining facilities and a gymnasium. The maximum height of the building to roof level would be approximately 11.0m. Photovoltaic panels would be positioned on the roof with safety railings running around the perimeter of the roof.

4.7 The blocks have been arranged to maximise the amount of floorspace to better suit the future requirements of the fire station, as well as including an area that would be available for use by the local community to further the community engagement programme that currently operates from the fire station. It is clear that attempts have been made to segregate the publicly accessible community areas from the operational area of the fire station. This is limited largely to the front portion of the ground and first floor levels on the south eastern side of the appliance bays. The part of the building to the north west of the appliance bays is limited to staff access, as is the upper floor.

4.8 The building would abut the south eastern boundary of the site, and the front elevation of the building would sit fully at the maximum height. The total width of the appliance bays span 25 metres with a depth of 16 metres. To the rear of the appliance bays the plans detail a projecting roof to provide the covered wash area for the fire engines. The north west elevation of the building would sit approximately 10 metres off the north west boundary. In contrast to the current arrangement, the only vehicular access to the rear of the site would be via this side of the building.

4.9 The 6-storey drill tower would be located in the eastern corner of the site and would measure a height of approximately 20 metres. Although this is adjacent to an area designated as Green Belt, it is not considered to have an overly intrusive impact and is noted as being required for operational and training purposes. Various other facilities would also be located within the yard to the rear including a road traffic accident training area and a real fire training unit. These would be positioned in a largely similar position to the current drill tower.

4.10 The scale of the proposed new station would see a marginal increase in height from 10.2m to 11.0m. The footprint would also increase marginally, extending further to the south east. The replacement station would see a general increase in the bulk of the building but this is not considered inappropriate. The site is remote from its neighbours and the scale of the proposed building is considered to be appropriate to the location.

4.11 Five standard parking bays and one accessible parking bay would be located in the northern corner of the site. This space would be reserved for use by the station manager’s emergency vehicle. One additional accessible parking bay would be located adjacent to the main entrance for use by visitors. Cycle parking would be provided in the service yard for staff and adjacent to the main entrance for visitors. A total of 16 cycle spaces would be provided. Although the London Plan does not have specific car and cycle parking standards for uses such as this, the provision is considered acceptable.

4.12 The layout of the rear service yard appears to make a structured and efficient use of this area whilst making provision for training facilities, car parking arrangements and cycle/motorcycle storage.

Design 4.13 The nine new fire stations to be built across London as part of the PFI project generally feature a standard pattern of design and palette of materials. The overall appearance is contemporary, yet it retains clear historical design features such as the striking red doors to the appliance bays which are typical of fire stations nationwide. The location of the proposal raises considerations regarding the impact of the design on the amenity of the adjoining open space and a listed building. It is considered that the use of glass and natural materials such as timber, as indicated on the plans, will help the building to blend in more effectively to the surrounding natural environment and the overall design of the building is considered to be of high quality.

4.14 The applicant has indicated that the materials indicated on the proposed plans may be subject to change. As such, it is recommended that a condition is imposed requesting the submission of details and samples of the proposed external materials prior to the commencement of development. However the broad appearance of the development will remain the same.

Access

4.15 Presently, the site has separate vehicular entry and exit points in addition to the appliance bay egress. The plans detail that the appliance mode of entry will remain unaltered. Cars and motorcycles will be limited to a single point of access to the north west of the building, which would result in a more efficient use of additional yard space to the rear of the site for training purposes as well as providing a more secure site by the reduction of entrance points.

4.16 The Transport Development Management (TDM) team have raised no objection to the vehicular access although it is noted that highway works would be required as part of the proposal. As such, the applicant must enter into an agreement under S278 of the Highways Act with the Council to enable these works to be carried out. The application also includes an accessible car parking space located to the front of the building with side and rear transfer zones. Slight concerns were raised by the TDM team due to the proximity to the appliance bays. This could lead to potential conflict if a car drives into this space as the fire brigade responds to a call. However this is not considered critical to the determination of the application, and TDM do not wish to object on this basis. It is considered that the space itself would not impact on appliance movements, and impacts on appliance movements could equally be provided by pedestrians crossing the front of the station.

4.17 The applicants entered discussions with the Council’s Access Officer prior to the submission of this application. Although no formal written comments have been submitted by the Access Officer, following discussions it has been confirmed that they are satisfied with the proposals.

Environmental Sustainability

4.18 An Energy Statement and Sustainability Statement has been submitted with the application. The Energy Statement states that the development will benefit from sustainable design and construction, utilise Combined Heat and Power (CHP) installations and photovoltaic roof panels. The proposed development will achieve a carbon emission reduction in excess of 25% below 2010 Building Regulations, which accords with Policy BR2 of the Borough Wide DPD.

4.19 Policy BR1 of the Borough Wide Development Plan Document states that major developments such as this should achieve ‘Very Good – Excellent’ BREEAM standards. The Sustainability Statement states that the development will seek to achieve BREEAM ‘Outstanding’, which would exceed the targets set by local policy. Should permission be granted, it is recommended that an appropriate condition be imposed to ensure that the development will achieve a minimum level of BREEAM ‘Excellent’, in accordance with policy BR1.

Planning Policy

4.20 The application site is located in a prominent location due in the most part to the fact that it is a free standing isolated building with little built form nearby. Clearly, any proposals for the site would be visible from a number of vantage points. Whilst the fire station site itself is unallocated on the LDF Proposals Map, Central Park to the sides and rear of the site is allocated as Metropolitan Green Belt. Policy CM3 of the LDF Core Strategy advises inter alia, that the Green Belt will be protected and maintained in accordance with national policy. With regard to this policy it is felt that the increased bulk of the replacement fire station would have little impact on the openness of Central Park and the green belt, and the development would be acceptable in accordance with local planning policy and the National Planning Policy Framework (NPPF). The fire station site is a relatively small area of land in comparison with Central Park and the footprint of the proposed fire station is broadly consistent with the existing building footprint. The design of the building, while contemporary and different to the current building, is also considered to be sympathetic to the openness of the surroundings and is by no means overly intrusive.

4.21 Another potential constraint is the effect of the development on the setting of the Dagenham Civic Centre listed building. Policy BP2 of the LDF Borough Wide DPD advises that development in the vicinity of a listed building must demonstrate that there will be no adverse impact on the significance including its special architectural or historic interest of the building and its setting. In this instance, Dagenham Civic Centre is located in excess of 100 metres away. As such it is considered that this distance provides a substantial break between these two properties so that they are not read in association with one another but as standalone buildings in their own right. In light of this, it is not felt that the application would have any detrimental impact on the setting of the Civic Centre.

4.22 The application site also lies close to several Archaeological Priority Zones. Policy BP3 of the Borough Wide DPD advises that the Council will secure the conservation or enhancement of archaeological remains and their settings. In this regard, a Historic Environment Assessment has been prepared by the Museum of London, which concludes that further investigation is required to clarify the nature, date and significance of archaeological remains within the affected areas. English Heritage has recommended the imposition of a condition requiring the submission of a written scheme of investigation prior to commencement of development, and the Historic Environment Assessment corroborates this. Therefore, should members be minded to approve the application an appropriate condition is recommended.

4.23 Additionally, the site is also within an area which could suffer from contaminants within the ground. In this regard, policy BR5 of the Borough Wide DPD advises, inter alia, that the Council will seek an appropriate site investigation to determine whether any contamination is present, and where contamination is found remedial measures should take place to ensure that the site is suitable for the proposed end use. A site investigation and risk assessment has been carried out and submitted as part of the application. The Council’s Environmental Health Team were largely satisfied with the submitted information, but noted that the report concluded that limited additional investigations were required. As such it was considered prudent to recommend standard conditions relating to contaminated land.

4.24 The Council has no detailed planning policies on the provision of emergency service facilities generally. However, policies exist at regional and local level which generally support social and community infrastructure to ensure that appropriate facilities are provided. Policy 7.13 of the London Plan advises inter alia, that development proposals should contribute to the minimisation of potential physical risks, including those arising as a result of fire. The construction of an updated facility to ensure the continued provision of such a service in this location is therefore encouraged.

4.25 The planning statement advises that the PFI project has identified that Dagenham fire station no longer meets modern day requirements. As well as more modern fire fighting technology and methods, fire stations now host a number of community engagement programmes as well as training for station staff. The existing station does not provide the required facilities and as such this restricts the potential of the fire service in achieving its aims. The replacement facility would provide a state of the art station to enable London Fire Brigade to provide a first class modern service to the Borough and surrounding area. Clearly, local, regional and national policy would support the replacement of the existing fire station with a modern building that is fit for purpose and provides all the necessary facilities.

4.26 In respect of the design of the building, policy BP11 of the Borough Wide DPD stipulates a number of design criteria that new buildings must adhere to. Although the materials have been shown on the plans, the applicant has advised that these are yet to be finalised. As such, a condition is proposed requesting the submission of details of external materials. The overall design of the building is contemporary yet sympathetic to the surrounding built environment and open space. The bulk of the building is considered acceptable and the large glazed areas minimise the mass of the building. It is not considered that the design contravenes any of the criteria of BP11, and it is considered acceptable.

5. Financial Considerations

5.1 The proposed development would be liable to pay the Mayor of London’s Community Infrastructure Levy (CIL), at a rate of £20 per square metre of net additional floorspace created. Taking into account the demolition of the current station, a CIL contribution of £23,400 would be payable to the Mayor of London to fund Crossrail.

6. Convergence

6.1 The proposed development would result in the provision of a state of the art fire station, which would ultimately improve the provision of infrastructure in the Borough. This would help the Borough achieve its goal of Convergence as part of its role as a Host Borough for the 2012 Olympic Games.

7. Conclusion

7.1 The principle for using the site as a fire station has been long established, and an outline application for the erection of a new fire station on the site was approved in 2008. This application seeks permission for a more detailed proposal and is considered acceptable in accordance with local, regional and national planning policy.

7.2 The nature of the works would necessitate the closure of the station during the build process for an anticipated period of 12 months but the Fire Brigade have confirmed that measures are in place which should ensure that services and response times are not affected. In addition, the current station is no longer considered fit for purpose and while it is of certain historical and architectural value, it is not of such importance to merit local or statutory listing. The proposed development would provide a new facility with additional capacity to better serve the needs of the Borough and its residents for the foreseeable future.

7.3 In terms of design, the proposed development would appear as a contemporary piece of architecture while retaining traditional design cues which would clearly mark the building out as a fire station. The massing of the building is larger than the current station, but the use of large amounts of glass and natural materials such as timber cladding are considered to minimise the bulk and help the building appear sympathetic to the adjoining open space of Central Park and the listed Civic Centre. The plans indicate proposed materials but these are yet to be finalised, and this will be secured via a condition.

7.4 No issues have been raised in terms of highways implications, parking or crime prevention, and it is considered that the proposed development will help the Borough fulfil its goal of achieving Convergence.

7.5 It is recommended that planning permission is granted.

Background Papers

• Planning Application File

• Core Strategy Policies:

Policy CM1 - General Principles of Development Policy CM3 – Green Belt and Public Open Space Policy CR1 - Climate Change and Environmental Management Policy CR3 - Sustainable Waste Management Policy CP2 – Protecting and Promoting our Historic Environment

• Borough Wide Development Policies:

Policy BR1 - Environmental Building Standards Policy BR2 - Energy and On-Site Renewables Policy BR3 - Greening the Urban Environment Policy BR4 - Water Resource Management Policy BR5 - Contaminated Land Policy BR9 - Parking Policy BR10 - Sustainable Transport Policy BR11 - Walking and Cycling Policy BR15 - Sustainable Waste Management Policy BC7 - Crime Prevention Policy BE2 - Environmental Building Standards Policy BP3 - Archaeology Policy BP8 - Protecting Residential Amenity Policy BP11 - Urban Design

• London Plan Policies

Policy 5.1 - Climate change mitigation Policy 5.2 - Minimising carbon dioxide emissions Policy 5.3 - Sustainable design and construction Policy 5.6 - Decentralised energy in development proposals Policy 5.7 - Renewable energy Policy 5.8 - Innovative energy technologies Policy 5.9 - Overheating and cooling Policy 5.10 - Urban greening Policy 5.16 - Waste self-sufficiency Policy 5.17 - Waste capacity Policy 5.21 - Contaminated land Policy 6.5 - Funding Crossrail and other strategically important transport infrastructure Policy 6.9 - Cycling Policy 6.13 - Parking Policy 7.2 - An inclusive environment Policy 7.3 - Designing out crime Policy 7.4 - Local character Policy 7.5 - Public realm Policy 7.6 - Architecture Policy 7.8 - Heritage assets and archaeology Policy 7.13 - Safety, security and resilience to emergency Policy 7.16 - Green Belt