Former Rochester Row police station

Report: 10
Date: 22 January 2001
By: Treasurer

Summary

The report provides an update on the disposal of the MPA site at Rochester Row and the detailed planning consent for the grade II listed building, which closed as a police station in 1995. It recommends that the property be sold. The proposals were discussed by the Estates Sub-group on 8 January.

A. Supporting information

1. Located in a conservation area, the police station and magistrates court were built in 1901 on the site which had been acquired earlier and already housed a stable block, probably built 1867. The buildings were badly hit in WW2 partially destroying the court, which was never fully rebuilt. There are frontages to three roads, Rochester Row, Vane Street and Vincent Square. English Heritage listed the Police Station and the court for its group value. The stable block and other buildings on Vincent Square were excluded from listing following representations made by PSD to the Secretary of State.

2. Discussions were held with Westminster Council who issued a planning brief. The police buildings form an island site with the adjoining properties, at that time owned by the Fred Olsen Group who occupied the offices as their HQ. There were various rights of lights existing between the parties. Westminster wanted to see a comprehensive scheme for the "island" with particular concern to restrict the points of vehicular access. Olsen's were interested in redeveloping their site and have experience of property development elsewhere. An agreement was drawn up to jointly seek planning consent with a view to a Joint Venture. Olsen's funded the architects, quantity surveyors and a lobbyist. The MPS employed the planning consultants.

3. A scheme, designed by John Simpson & Partners, was finally approved after protracted negotiations and delays at Westminster Council. This included 52 flats, 18 social housing flats and 2685 sq. metres (net) of offices with a joint underground car park. However the Section 106 Agreement has not been agreed.

4. Olsen's interest is now owned by Petter Olsen AS, who has stated that it would prefer to sell their interest rather than to develop as a Joint Venture. They also state that they expect a minimum sale price for their building and that the split of proceeds should be 50/50. Throughout the project the expenses have been calculated on a 60/40 split (MPA / Olsen) which was based on earlier professional advice about the respective proportions of the value of the properties. Some provisional marketing has brought expressions of interest from a number of companies at prices which reflect current market value which can be reported to committee in closed session. It seems unlikely that agreement will be reached on a division of proceeds and therefore the MPA will have to consider selling their interest separately. A complication to that is the social housing element of the scheme. This has been placed on land owned by Olsen on the basis that, in exchange, part of the MPA site fronting Vincent Square has been included in the design for the Office building. If separate sales are to proceed, an exchange of land title should be effected as soon as possible.

5. Normally, it would be expected that the social housing provision would be acquired by a Housing Association who would take Westminster City Council’s nominations. It will be proposed that a proportion of these flats be retained for Keyworkers accommodation with nominations from the MPS.

6. The existing listed premises comprises approximately 2500 sq. m. conveniently located for NSY. However the location is outside of the area zoned for office development by Westminster City Council. To convert the existing buildings would require substantial conversion, but it would be likely to be met with opposition from the local planning authority.

7. Any exchange of land with Olsen would be subject of confirmation that the optimum development of the MPA site can proceed despite the creation of a new boundary.

B. Recommendations

1. That the sale of the site is progressed and agents appointed to obtain best and final offers for the MPA interest.
2. That an exchange of land titles be effected to reflect the residential and office elements of the scheme as designed.

C. Financial implications

The sale of the former Rochester Row Police Station is expected to provide a substantial capital receipt. This can be achieved in the financial year 2001/2002.

D. Review arrangements

On completion of the marketing a further report will be provided for decision.

E. Background papers

The following is a statutory list of background papers (under the Local Government Act 1972 S.100 D) which disclose facts or matters on which the report is based and which have been relied on to a material extent in preparing this report. They are available on request to either the contact officer listed above or to the Clerk to the Police Authority at the address indicated on the agenda.

None.

F. Contact details

The author of this report is Graham Douglas, Deputy Director (Estates), Metropolitan Police Service.

For information contact:

MPA general: 020 7202 0202
Media enquiries: 020 7202 0217/18

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