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Borough and Bankside Community Council Report Title: Develop

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Borough and Bankside Community Council Report Title: Develop Item No. Classification: Date: Meeting Name: OPEN 14 September 2010 Borough and Bankside 1 Community Council Report title: Development Management planning application: Application 10-AP-1531 for: Full Planning Permission Address: SOUTHWARK POLICE STATION, 323 BOROUGH HIGH STREET, LONDON, SE1 1JL Proposal: Installation of plant equipment which will include six air conditioning units; three units located on an existing first floor flat roof behind a parapet, two units being wall/floor mounted on an external wall within the rear service yard; one unit located on the roof above ground floor level. Ward(s) or Chaucer groups affected: From: Head of Development Management Application Start Date 03/06/2010 Application Expiry Date 29/07/2010 PURPOSE 1 This application is reported to the Borough and Bankside Community Council following the receipt of three planning objections. RECOMMENDATION 2 Grant planning permission subject to conditions. BACKGROUND INFORMATION Site location and description 3 The application site is located on the eastern side of Borough High St, just to the north of Kings Place. The premises are occupied by Southwark Police Station which is bounded by Borough High Street to the front elevation and Trio Place to the rear of the site. 4 The the south of the site is 325 Borough High St and properties which include a residential property to the south west of the site with access from Kings Place, a cul de sac off Borough High St. 5 The buildings are not listed nor is the site within a conservation area. There are listed buildings adjoining the northern site boundary, comprising a row of Grade II listed properties at 2-12 Trinity Street. The nearest designated Conservation area (Trinity Church Square) is to the east of the site, on the opposite side of Swan St. 6 The site is within the central activities zone, an archaeological priority area, an air quality management area, and is within the Bankside and Borough Action Area and the Bankside and Borough Major Town Centre. Details of proposal 7 Installation of plant equipment which would include six air conditioning units; comprising three units located on an existing first floor flat roof behind a parapet, two units being wall/floor mounted on an external wall within the rear service yard; one unit located on the roof above ground floor level. The plant is proposed in order to improve the standard of the existing plant and equipment that is located at the site. 8 The plant would be installed on the building which forms the southern extent of the police station premises (ie adjoining 325 Borough High St). Planning history 9 10AP0308 granted 30/4/2010 for Construction of single storey vehicle dock and part covered exercise area within yard, installation of replacement security gate (access to Borough High Street), installation of hydraulic and permanent bollards to Borough High Street, and erection of mesh fencing to Kings Place elevation. 10 Planning permission (Lbs.Reg.No: 0000844) was granted on 21/07/2000 for installation of new security gate onto Trio Place. Planning history of adjoining sites 325 Borough High Street 11 Planning permission (Lbs.Reg. No: 09-AP-0796) was granted on 24/07/2009 for demolition of the existing 3-storey (plus basement) buildings and erection of a 5 storey (plus basement) mixed use development comprising commercial (B1) space at basement ground and first floors and 3no. two bedroom residential units above, with communal roof terrace above. 305 Borough High Street 12 No relevant recent case history found on file 307 Borough High Street 13 Planning permission (Lbs.Reg.No: 05-AP-1319) was granted on 05/01/2006 for change of use of 1st, 2nd and 3rd floors from commercial to residential use, together with a new mansard roof addition to provide an additional floor level (providing 3 x2 bedroom, and 1 x1 bedroom self-contained flats with retention of the ground and lower ground floor for commercial use). Erection of balconies and alterations to the windows on the first floor, second and third floor elevation. 309 - 317 Borough High Street 14 No relevant recent case history found on file 282 - 302 Borough High Street 15 Planning permission (Lbs.Reg.No: 9800759) was granted on 26/02/1999 for redevelopment of the site by erection of a 5, 6 & 7 storey building for use as a 293 bed student hall of residence and a separate food and drink (A3) use on part of the ground floor. 16 Planning permission (Lbs.Reg.No; 05-AP-1651) was granted on 24/02/2006 for variation of condition 5 of planning permission 9800759, specifically to allow for A3 (Restaurant, cafe, snack bar), A4 (pub, bar), and A5 (take-ways) use, but not to include the operation of a home delivery. Rear of Site (Trio Place) No relevant recent case history found on file in relation to the Southwark County Court 17 or the Sorting Office. KEY ISSUES FOR CONSIDERATION Summary of main issues 18 The main issues to be considered in respect of this application are: a) the principle of the development in terms of land use and conformity with strategic policies. b) impact on amenity c) appearance and design Planning policy Southwark Plan 2007 (July) 19 1.7 Development within town and local centres 3.2 Protection of amenity 3.12 Quality in design 3.13: Urban design 3.18: Setting of listed buildings, conservation areas and world heritage sites 5.2 Transport impacts 7.4 Bankside and Borough Action Area London Plan 2008 consolidated with alterations since 2004 20 None relevant. Core Strategy 21 The Council submitted the draft Core Strategy to the Secretary of State on 26 March 2010 and the Examination in Public hearings took place in July 2010. The Core Strategy policies should be considered as currently having no weight when determining planning applications as they are awaiting the Inspector's report and his finding of soundness. Applications should continue to be determined pending receipt of the Inspector's report primarily in accordance the saved policies in the Southwark Plan 2007 and the London Plan 2008. 22 The Inspector's report on the Core Strategy is expected in October 2010. With a recommendation of soundness from the inspector there will be a very high degree of certainty that the Core Strategy will be adopted and that a number of existing Southwark Plan policies will be replaced. In view of this, on publication of the inspector's report, all core strategy policies should be given significant weight in determining planning applications. Less weight should be given to existing policies which are soon to be replaced. Formal adoption of the core strategy is expected in January 2011. Planning Policy Guidance (PPG) and Planning Policy Statements (PPS) 23 PPG24 Planning and Noise Principle of development 24 The installation of plant is proposed in connection with the existing lawful use of the site by the Metropolitan Police Service. The principle of extensions/alterations in connection with an existing use in the town centre is considered to be acceptable, and the acceptability of this specific scheme will depend on assessment of impact on amenity and appearance/design including having had regard to the setting of listed buildings nearby. These matters are assessed below. Environmental impact assessment 25 A Screening Opinion was not requested prior to the submission of the application as the scheme is not Schedule 1 development. It could be considered to fall within Schedule 2, as works ancillary to an existing established urban development project. Having reference to the Column 2 criteria, the site area does not exceed the initial threshold of 0.5ha. In addition it has been determined that the development is unlikely to have a significant effect upon the environment by virtue of its nature, size or location based upon a review of the Schedule 3 selection criteria for screening Schedule 2 Development. The site is a brownfield site in an inner London location, and is located outside of a sensitive area as per Regulation 2(1) and the development is unlikely to generate any significant environmental effects. Therefore an Environmental Impact Assessment is not required. Impact of proposed development on amenity of adjoining occupiers and surrounding area 26 The main impact on amenity, having regard to policy 3.2 Protection of amenity, is in relation to noise and disturbance from the operation of the plant. The application was accompanied by a noise assessment which was reviewed by the Council’s Environmental Protection Team. 27 Concerns had been raised by objectors on Trinity St and Kings Place to the scheme about noise impacts. In particular, a resident on Kings Place was concerned that the measurements by the applicant of existing background noise levels had been measured from within the application site, rather than from Kings Place or other positions where noise from the plant might potentially be experienced. Other concerns from Trinity Street residents expressed no objection to the principle of refurbishments or works of improvement to the operation of the premises but raised concerns about the impacts especially at night, and concern that no acoustic screening appeared to be proposed. 28 The Council's Environmental Protection Team were asked specifically to address the impacts of the installation and operation of the plant, taking into account the concerns about lack of screening and the measurement methodology used by the applicant. The applicant's acoustician advised that the plant noise referred to in the report was primarily from the building to the north of the application site. The distance between the measurement location and the plant is about the same as the distance between the plant and premises on Trinity Street, if not more.
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