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Former Highbury Vale Police Station, 211 Blackstock Road London N5

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Former Highbury Vale Police Station, 211 Blackstock Road London N5 Former Highbury Vale Police Station, 211 Blackstock Road London N5 2LL Change of Use of Upper Ground Floor to Retail (Use Class A1) and the provision of a loading bay on Blackstock Road Planning Statement Former Highbury Vale Police Station, 211 Blackstock Road, London N5 2LL Change of Use of Upper Ground Floor to Retail (Use Class A1) and the provision of a loading bay on Blackstock Road Planning Statement May 2018 Indigo Aldermary House 10-15 Queen Street London EC4N 1TX T 020 3848 2500 E [email protected] W indigoplanning.com Former Highbury Vale Police Station, 211 Blackstock Road, London N5 2LL Change of Use of Upper Ground Floor to Retail (Use Class A1) and the provision of a loading bay on Blackstock Road Planning Statement Contents Page 1. Introduction 1 2. Relevant context 2 Site and Surroundings 2 Relevant Planning History 2 Areas of agreement with the Council 3 3. Proposed development 4 4. Relevant Planning Policy Framework 5 The National Planning Policy Framework 5 Development Plan for LB of Islington 5 The London Plan 6 Local Plan Allocation 6 5. Planning Assessment 8 The Principle of Retail 8 Vitality and viability of Finsbury Park Town Centre 8 Job Creation 9 Energy and Sustainability 9 Noise 10 Heritage 10 Access, Servicing and Parking 10 Summary 12 6. Conclusions 14 Former Highbury Vale Police Station, 211 Blackstock Road, London N5 2LL Change of Use of Upper Ground Floor to Retail (Use Class A1) and the provision of a loading bay on Blackstock Road Planning Statement Appendices Appendix 1 Site Location Plan Appendix 2 Officer’s report for application P2016/1249/S73 Page 2 2. Relevant context Site and Surroundings 2.1. The site, 211 Blackstock Road, comprises an area of approximately 0.139ha. A plan showing the site is enclosed at Appendix 1. The existing building on the site was historically used as a police station by the Metropolitan Police (Highbury Vale Police Station) until 2012. The station was no longer required by the Metropolitan Police and the building was sold to Indra Services Ltd to be redeveloped for other uses The LB Islington has designated it as a locally listed building. 2.2. The building comprises a four-storey red brick building, with the fourth floor containing a mansard roof with projecting dormers. It is an L-shaped building fronting onto Blackstock Road with car parking to the rear. 2.3. The site is served by several bus routes and has excellent overall accessibility with a PTAL rating of 6a. The nearest underground station is Arsenal, which is on the Piccadilly line, approximately 600m to the west of the site. The nearest National Rail station is Finsbury Park, which is approximately 700m to the north west. 2.4. The site is located within Finsbury Park Town Centre. It is not located within or close to any conservation areas. 2.5. In terms of the surrounding area, as is expected of a town centre location, Blackstock Road primarily comprises retail or other commercial uses at ground floor level with residential or office development on upper floors. The wider surrounding area is dominated by residential development. Relevant Planning History 2.6. Planning permission (Application ref. P2014/1294/FUL) was granted on 9 April 2015 for: “Change of use from Sui Generis (police station) to part D2 (gym) use at upper ground floor level, four (4) flexible A1, A2, D1 and B1 use commercial units at lower ground and upper ground floor levels and eight (8) residential units at upper floors, alterations to the rear including ground floor extension, new stair core and lift shaft, new balconies and other alterations to roof and rear façade”. 2.7. This permission has been implemented and works are substantially completed at the site. 2.8. A Section 73 application (LPA Ref. P2016/1249/S73) to vary condition 2 of planning permission ref: P2014/1294/FUL to allow a change of use of the upper ground floor from Class D2 to Class A1 use and the provision of a loading bay on Blackstock Road was refused on 9 February 2017 for two reasons relating to: • the scale of the retail unit and harm to the vitality, viability and vibrancy of the town centre, and; • an inadequate provision for the necessary off-street loading, unloading and servicing for the A1 food retail use. 2.9. An appeal was submitted to the Inspectorate on 12 May 2017 to be determined by Written Representations (Appeal Ref. APP/V5570/W/17/3175635). The Inspector considered that the scale of the retail unit was acceptable, that it would improve the shopping offer, encourage linked trips and therefore retain more expenditure within the centre. The Former Highbury Vale Police Station, 211 Blackstock Road, London - Revised scheme rpt.001..24560048 Indigo on behalf of Sainsbury's Supermarkets Ltd Page 3 Inspector dismissed concerns raised about the potential impact on Highbury Barn local centre and taking all of these factors into account, concluded that the proposal would not harm the vitality or viability of the Finsbury Park Town Centre. The appeal was, however, dismissed on 17 October 2017 as the scheme was considered to have a materially adverse effect on highway safety due to inadequate servicing arrangements. The revised proposals address these concerns. Areas of agreement with the Council 2.10. Despite the reasons for refusal for the Section 73 application (LPA Ref. P2016/1249/S73) to vary Condition 2 of planning permission P2014/1294/FUL, which sought a change of use to the upper ground floor to A1 retail use, there were significant areas of agreement between the applicant and the Council. These issues, as identified from the Officers Report were as follows: • The site is located within a Town Centre as allocated within Islington’s Development Management Policies (paragraph 6.2). • The site is also allocated within Islington’s Site Allocation document, allocation FP5 specifies the importance commercial and employment generating uses which contribute to the vitality of the town centre, with active uses encouraged at ground floor level (paragraph 6.3). • It is not uncommon to have A1 retail units in the Town Centre (paragraph 6.5). • Refusal of the application on the grounds of noise and disturbance is not warranted (paragraph 6.13). • The proposal is not considered to harm the character of the locally listed building (paragraph 6.15). • The site has very limited space towards the rear for car movements and deliveries and, therefore, off street servicing opportunities cannot be provided in relation to the proposed use (paragraph 6.18). • The site is constrained and there are no loading bays within reasonable distance of the site (paragraph 6.19). • A1 (retail) use is welcomed in the town centre (paragraph 6.24). • The principle of an A1 unit in this location is considered acceptable and would accord with Town Centre uses (paragraph 7.1). 2.11. A copy of the Officers delegated report for application P2016/1249/S73 is at Appendix 2. 2.12. It is clear that the main issue relating to the proposed change of use is the servicing arrangements. SSL have had discussions with Council officers and reached an agreed solution. Section 3 provides more details on the proposals and the concepts and benefits of a Sainsburys Local store. Former Highbury Vale Police Station, 211 Blackstock Road, London - Revised scheme rpt.001..24560048 Indigo on behalf of Sainsbury's Supermarkets Ltd Page 4 3. Proposed development 3.1. Planning permission P2014/1294/FUL was granted in April 2015 for the change of use of the former Sui Generis Highbury Vale Police Station to a part D2 (gym) use at upper ground floor level, four flexible A1, A2, D1 & B1 commercial units at lower and upper ground floor levels and eight residential units at upper floors. This consent has largely been implemented, therefore, the previous Sui Generis use has ceased. The upper ground floor D2 use has, however, not been implemented, as such, it has a ‘nil use’. 3.2. Planning permission is therefore sought for a change of use of the upper ground floor from a nil use to retail (Use Class A1) and the provision of a loading bay on Blackstock Road. The change of use of the upper ground floor to A1 would allow it to be occupied by SSL as a Sainsbury’s ‘Local’ convenience store. 3.3. The proposed convenience store will have a gross floor area of 382sqm and a net sales area of 235sqm. 3.4. The rear of the building will accommodate a refuse storage area and mechanical plant equipment for the store. Additional plant would be accommodated within the light well at the front of the building. 3.5. Separate applications will be submitted to the London Borough of Islington in respect of the proposed plant equipment, the shop front and advertisements in due course. 3.6. In terms of store servicing, a 24m servicing bay is proposed on Blackstock Road. This will be recessed into the public footway by 0.49-metres in order to retain the existing highway width. There will be up to six deliveries per day to the retail unit between the hours of 07:00 to 10:00 and 16:00 and 19:00. The servicing bay will only be in operation during these hours and outside of these periods it will be available for public parking. Servicing matters are addressed in more detail within the Statement prepared by Vectos and in Section 5 of this Statement. The Concept and Benefits of a Sainsbury’s Local Store 3.7. The proposed Sainsbury’s Local store is intended to function as a small, local convenience outlet meeting the day-to-day needs of the local walk-in catchment population.
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