Berjaya UK Investment and Development Limited 1 ESSEX

Berjaya UK Investment and Development Limited

1 ESSEX ROAD & 12a, 13 & 14 ISLINGTON GREEN, LONDON

Transport Assessment

June 2018

Contents

1 INTRODUCTION ...... 1 2 SITE DESCRIPTION ...... 3 Site Location and Surrounding Land Uses ...... 3 Existing Site Layout ...... 3 Local Road Network ...... 4 Off-Site Parking and Waiting Restrictions ...... 4 3 ACCESSIBILITY ...... 6 Accessibility by Car and Taxi ...... 6 Accessibility by Motorcycle ...... 6 Accessibility by Foot ...... 6 Accessibility by Bicycle ...... 7 Accessibility by Public Transport ...... 8 4 DEVELOPMENT PROPOSALS ...... 11 Introduction ...... 11 Theatre Uses ...... 11 A1-A4 Uses ...... 11 Scheme Layout ...... 12 Vehicular Access and Car Parking ...... 12 Cycle Parking ...... 12 5 TRIP GENERATION AND ASSESSMENT OF DEVELOPMENT EFFECT ...... 14 Introduction ...... 14 Trip Generation Assessment ...... 15 Effect of the Theatre Uses on the Local Transport Network ...... 17 Section Summary ...... 19 6 SUMMARY AND CONCLUSION ...... 20 Summary ...... 20 Conclusion ...... 22

Figures & Appendices Figure 1 - Site Location

Appendix A - Public Transport Accessibility Level (PTAL) Report Appendix B - TfL Bus Spider Maps Appendix C - Architect’s Proposed Site Layout Drawing (Ground Floor) Appendix D - TRICS Output: Cinema, Bloomsbury Appendix E - TRICS Output: Offices, Essex Road

1 INTRODUCTION

1.1 This Transport Assessment has been produced by TTP Consulting on behalf of Berjaya UK Investment and Development Limited (the applicant) in support of its Section 73 Planning Application at 1 Essex Road and 12a, 13 and 14 Islington Green in Islington, London N1.

1.2 Planning permission for a 600 seat theatre, 72 residential apartments and 950sqm of A3 retail space was granted by Islington Council (the council) in 2002 (planning reference P000205). The residential apartments were completed in the early 2000’s and are occupied while the theatre and retail spaces have remained vacant.

1.3 A Section 73 Planning Application (P2015/4636/S73) was approved in July 2016 for an amendment to the extant planning permission to allow a viable and appropriate operator to be involved with both the theatre function and A3/A4 retail uses. The amendment that was approved allowed for 50 fewer seats associated with the theatre space and a slight increase in A3/A4 floor area (c.135sqm).

1.4 The applicant is pursuing a new Section 73 Planning Application associated with the extant permission. It comprises a reduction in total theatre seats from 600 to 514 and an increase in A1-A4 retail space from 950sqm to 1,449sqm. The proposals are considered minor in transportation terms and this is reflected in the scope of this TA.

1.5 This TA examines the accessibility of the site by sustainable transport modes including walking, cycling and public transport. It estimates the potential trip generation for the proposals and considers the potential effects on the local highway, pedestrian, cycle and public transport networks. Given this report supports a proposed amendment to an extant planning permission, a review of current policy guidance is not included in this report.

1.6 This TA has been written with reference to Planning Practice Guidance (PPG), ‘Islington’s Local Plan: Development Management Policies’ (DMP) dated June 2013.

1.7 This report is structured as follows:

• Section 2 describes the site and surrounding area;

• Section 3 assesses the accessibility of the site;

• Section 4 describes the development proposals;

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• Section 5 estimates the multi-modal trip generation and attraction for the proposals and considers the potential effects on the location transport networks; and

• Section 6 provides a summary and conclusion.

1.8 This report demonstrates that:

• The site is situated in a sustainable location being accessible on foot, cycle and by public transport; and,

• The proposals would not have an adverse impact on the operation of the local transport networks.

1.9 This report establishes that the proposals accord with sustainable transport policies and principles and that they should not be resisted on highways or transportation grounds.

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2 SITE DESCRIPTION

Site Location and Surrounding Land Uses

2.1 The site lies on the corner of Islington Green and Essex Road within the Angel Town Centre boundary, as defined by the council’s Development Management Policies (DMP) document adopted June 2013. The town centre primary frontages, as defined in the council’s DMP, are situated a short distance from the site. The site is situated approximately 500 metres north of Angel Station. Its location is shown on the plan provided at Figure 1 .

2.2 The site is bound by residential development to the north, Essex Road to the east, Islington Green to the south and a mix of commercial and residential development to the west. A Tesco Metro is situated some 30 metres to the south of the site.

2.3 Islington Green is pedestrianised along the site frontage. It forms the northern boundary of the Islington Green Triangle which is an area of open space bound by Upper Street, Essex Road and Islington Green.

2.4 In the wider context, the site is surrounded by a mix of uses including residential properties, commercial and retail uses and town centre services and local amenities.

Existing Site Layout

2.5 As explained above, planning permission was granted in 2002 for a 600 seat theatre, 950sqm of A3 floor space and 72 residential apartments.

2.6 The 72 residential apartments were completed in early 2000’s and are located from first floor to sixth floor levels with a ground floor level entrance foyer at 12a Islington Green. The theatre space and A3 areas are at ground, basement -1, basement -2, and basement -3 levels and are currently shell spaces. A service area, car lift and vacant car parking area are situated to the northern end of the site at ground and basement -1 levels.

2.7 The loading bay / service / refuse store areas are accessed via the Essex Road frontage and are for servicing the existing residential apartments, and the theatre and A3 uses. The car lift is also accessed via the Essex Road frontage and connects a crossover on Essex Road with the car park at basement -1 level. The car park which provides space for up to 10 cars was originally designated as a residential car park but has never been used for this purpose.

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2.8 A S73 Planning Application was also approved in July 2016 for an amendment to the extant permission. This allowed for a reduction in seats from 600 to 550 and an increase in A3/A4 retail space from 950sqm to 1,085sqm.

Local Road Network

2.9 Essex Road forms part of the A104 that connects the A1, Upper Street, to the south and the A1200, New North Road, and A119, Balls Pond Road, to the north of the site.

2.10 The A1 is a major north-south route that runs from New Change in the City of London to the centre of Edinburgh. Local to the site it routes through Islington and Holloway and Highgate and Barnet to the north. The A1200 links Old Street to the south east of the site and Highbury and Islington to the north of the site at a junction with the A1. The A119 is an east- west route that runs between Highbury and Islington and the A1 to the west and Dalston to the east.

2.11 Within the vicinity of the site frontage, Essex Road is a single carriageway with a width of approximately 11 metres comprising one northbound lane and two southbound lanes (including one bus lane). Wide footways are provided on both sides of Essex Road and a signal controlled pedestrian crossing is situated to the south at the junction with Islington Green within close proximity of the site.

2.12 Islington Green forms the southern boundary of the site. It runs between Essex Road and Upper Street to the west of the site. All motor vehicles are prohibited from accessing Islington Green from Essex Road. The section of Islington Green in front of the site is pedestrianised and bike stands and bollards are in place at the western end of the pedestrianised section to prevent motorised vehicles accessing the area from the west / junction with Upper Street.

Off-Site Parking and Waiting Restrictions

2.13 As mentioned above, a signal controlled pedestrian crossing is situated at the junction of Essex Road and Islington Green. The zig zag markings associated with this crossing extend some 21 metres in total from the crossing area, including approximately 13 metres of the site frontage. Waiting and loading is prohibited at all times in the area covered by the zig zag road markings.

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2.14 To the north of the zig zag markings and along the remaining site frontage there is a single yellow line and single yellow kerb marks. The nearby plates indicate that kerbside loading is permitted along this section of Essex Road between 10:00 to 16:00 and 19:00 to 07:00. The plates also indicate that vehicles are not permitted to wait along the Essex Road frontage between 07:00 and 19:00 Monday to Saturday. The extent of the site frontage that is subject to these kerbside restrictions is approximately 40 metres.

2.15 Vehicles are not permitted to load from the Islington Green site frontage. There is a dedicated loading bay west of the site frontage accessed via Upper Street.

2.16 There are a number of ‘short stay’ on-street pay and display bays within walking distance of the site including on Theberton Street to the north and Charlton Place and Colebrooke Row to the south. In addition, there is a ‘short stay’ c.100 space car park located at the Angel Centre off Parkfield Street.

2.17 According to the council’s website, blue badge holders are permitted to park on yellow lines where there are no loading restrictions (for up to three hours), in resident bays and pay and display bays for an unlimited time and in designated disabled bays for an unlimited time (except in time limited bays).

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3 ACCESSIBILITY

3.1 A review of the accessibility of the site has been carried out in order to ascertain the available modes of travel in the area.

Accessibility by Car and Taxi

3.2 Various kerbside waiting and loading restrictions are in place along the streets that front the site as highlighted above.

3.3 There are a significant number of pay and display and ‘short-stay’ parking spaces available within walking distance of the site as demonstrated above.

3.4 There is a Transport for London (TfL) appointed taxi rank on Berners Road adjacent to the Business Design Centre. In addition, there is a taxi rank on Duncan Street, near Camden Passage, to the south of the site.

3.5 Given the proximity of the site to the A1 and its location within walking distance of public car parks and taxi ranks it is clear the site is easily accessible by car and taxi.

Accessibility by Motorcycle

3.6 A dedicated motorcycle parking bay is located within easy reach of the site on Colebrook Row, a short distance from the junction with St Peter’s Street. Approximately 10 motorcycles can park in this bay. Stands are provided to allow motorcycles to be parked securely.

Accessibility by Foot

3.7 It is commonly accepted that walking is the most important mode of travel at the local level and offers the greatest potential to replace short car trips, particularly under 2 kilometres, with journeys under 800 metres considered a comfortable walking distance. Guidance from the Chartered Institution of Highways and Transportation (CIHT) in its publication ‘Guidelines for Providing for Journeys on Foot’ suggests that in terms of education, commuting and leisure journeys walk distances up to 2 kilometres can be considered.

3.8 A 2 kilometre walk catchment for the site includes Holloway, Highbury East and Canonbury to the north, Hoxton and De Beauvoir Town to the east, Finsbury and Clerkenwell to the south, and Kings Cross and St Pancras to the west.

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3.9 The TfL guidance document ‘Walking Good Practice’, April 2012, also refers to car journeys up to 2 kilometres in length which could easily be walked in less than 30 minutes.

3.10 Safe and efficient pedestrian movement is well catered for given the central location of the site. There are good quality footways along both sides of Essex Road, and Upper Street and the Islington Green frontage is pedestrianised. There is also a signal controlled pedestrian crossing adjacent to the Essex Road / Islington Green corner of the site. The nearby pedestrian facilities link the site to the pedestrian areas on Essex Road and Upper Street that make up part of the primary retail area and also the nearby public transport facilities. Footways are also present on the majority of surrounding residential streets.

3.11 The proximity of the site close to a significant residential population and a wide range of amenities and local services including public transport facilities minimises the need for users of the site to travel by car.

Accessibility by Bicycle

3.12 The Chartered Institution of Highways and Transportation (CIHT) document, ‘Cycle Friendly Infrastructure’ guidelines, highlights previous research by the Department for Transport (DfT) that indicates that three quarters of all journeys are less than 5 miles (8 kilometres) of which 60% are by car. The guidelines highlight that there is a “ substantial potential for substituting cycling for driving ” for distances up to 5 miles.

3.13 A significant area of the Islington borough and the surrounding boroughs lie within five miles of the site. Within the vicinity of the site, Islington Green makes up part of a TfL ‘recommended’ cycle route that connects to the ‘recommended’ cycle route on Liverpool Road and signed cycle route on Barnsbury Road to the west and the ‘recommended’ route on St Peter’s Street to the east.

3.14 The signed route on Barnsbury Road connects to the routes in Holloway and Camden Town (via Caledonian Road) to the north west of the site and to the routes in Finsbury, Clerkenwell and the city to the south and south west. The route on St Peter’s Street connects with the signed routes on Rheidol Terrace and Danbury Street. These provide links to Kingsland and De Beavoir Town to the east and St Luke’s and Old Street to the south east.

3.15 Secure cycle parking facilities in the form of ‘Sheffield’ stands and a Santander cycle docking station for 20 bicycles are provided within very close proximity of the site within the public realm surrounding the Islington Green frontage. Since the existing cycle parking facilities are located adjacent to an existing ‘recommended’ cycle route and pedestrianised area it is

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considered that access to the cycle parking facilities is safe and convenient in accordance with the council’s DMP Policy DM8.4, Item F. For ease of reference, DM8.4, Item F states; “ It must be demonstrated that there are no road safety conflicts between pedestrians, cyclists and vehicles entering, parking and servicing a development. Cyclist entrances must be safe and convenient. Separate cycle lanes should be demarcated ”.

3.16 Given the above, there is significant scope for cycling to be taken up by visitors to the site.

Accessibility by Public Transport

Public Transport Accessibility Level (PTAL)

3.17 Public Transport Accessibility Levels (PTAL) are a theoretical measure of the accessibility of a given point to the public transport network, taking into account walk access time and service availability.

3.18 The site benefits from a Public Transport Accessibility Level (PTAL rating) of 6a, measured from the centre of the site in accordance with best practice, meaning it has an excellent level of accessibility to public transport. The PTAL report is presented at Appendix A. Given the excellent level of public transport accessibility, the site is ideally located to support development.

Bus

3.19 Around 9 day and 6 night bus routes can be accessed within c.300 metres walking distance of the site. Local bus stops generally have sheltered seating and timetable information. Real- time bus travel information is available online. Additional bus routes can be accessed within c.650 metres walking distance of the site on Tolpuddle Street and at Essex Road Station.

3.20 Details relating to the day and night bus routes that stop on Upper Street and Essex Road within c.300 metres distance of the site are provided in Table 3.1 and Table 3.2 below respectively, while the relevant TfL Bus ‘Spider’ Maps for the area are included at Appendix B.

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Table 3.1: Local Bus Services – Daytime Services

Peak Frequency (vph) Service Route Monday No. Saturday Sunday – Friday Hackney Wick – Highbury - Upper Street – 30 7.5 6 5 Marble Arch Archway – Finsbury Park - Upper Street – 4 6 5 5 Waterloo Friern Barnet – Holloway - Upper Street – 43* 10 7.5 6 London Bridge Battersea Bridge – Chelsea – Holborn - 19 8 8.5 6 Upper Street – Finsbury Park Whipps Cross – Hackney - Essex Road – St 56 9 9 7.5 Bartholomew’s Hospital Seven Sisters – Stoke Newington - Essex 73 18 12 9 Road – Oxford Circus – Victoria Northumberland Park – Tottenham – 476 7.5 7 5 Newington Green - Essex Road – Euston Clapton – Dalston - Essex Road – Piccadilly 38 15 15 11 Circus – Victoria Lea Valley – Manor House - Essex Road – 341* 6 6 5 Holborn – County Hall Total One-Way 87 76 59.5 Total Two-Way 174 152 119 Notes: Routes marked with an asterisk are 24 hour services. vph = vehicles (buses) per hour (one-way unless stated otherwise). Frequencies are approximate and based on timetables

Table 3.2: Local Bus Services – Night Services

Peak Frequency (vph) Service Route No. Sunday - Friday Saturday Thursday Night Night Clapham Junction - Battersea Bridge – N19 Chelsea – Holborn - Upper Street – 2 4 4 Finsbury Park Walthamstow – Clapton - Dalston - Essex N38 5 10 10 Road – Piccadilly Circus – Victoria Tottenham – Crouch End – Holloway – N41 2 3 3 Cambridge Circus – Trafalgar Square

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Walthamstow - Tottenham – Stoke N73 Newington - Essex Road – Oxford Circus – 3 5 5 Victoria Total One-Way 12 22 22 Total Two-Way 24 44 44 Notes: vph = vehicles (buses) per hour (one-way unless stated otherwise). Frequencies are approximate and based on timetables

3.21 In summary, there are a significant number of buses operating in the vicinity of the site with over 170 buses per hour operating during the day at peak times Mondays to Fridays. During peak times at the weekend there are over 150 buses per hour on Saturdays and around 119 buses per hour on Sundays.

3.22 In addition, it is clear from the above that there are also a significant number of night bus services that operate within the vicinity of the site.

London Underground and National Rail Services

3.23 The site benefits from being located within a short walk (c.500 metres) of the entrance to Angel station. The station can be accessed via the signal controlled crossing adjacent to Islington Green and the footways along Essex Road and Upper Street. London Underground Northern Line services to Edgware, High Barnet and Morden via central London can be accessed from this station. The Northern Line also provides connections to other parts of the London Underground transport network and also the National Rail network.

3.24 In addition, National Rail services to London Moorgate, Welwyn Garden City via Potters Bar and Hertford North via Letchworth Garden City can be accessed at Essex Road station which is situated approximately 650 metres walk from the site.

3.25 Given the excellent level of public transport accessibility, the site is ideally located to support development.

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4 DEVELOPMENT PROPOSALS

Introduction

4.1 As explained above, planning permission for a 600 seat theatre, 72 residential apartments and 950sqm of A3 retail space was granted by the council in 2000. The residential apartments have been completed and are occupied while the theatre and retail spaces have remained vacant. A S73 application was also approved in 2016 for 550 theatre seats and 1,085sqm of A3-A4 retail space.

4.2 The applicant is pursuing a Section 73 Planning Application comprising an amendment to the approved planning permission to allow a viable and appropriate operator to be involved with both the theatre function and retail uses.

4.3 In summary, the development proposals involve the fit-out of the existing building shell at ground and basement floors.

4.4 No changes are proposed to the existing residential apartments. The vacant car park situated at the northern end of the site, described earlier in this report, is to be removed and converted to retail use and plant areas.

Theatre Uses

4.5 The proposals for the theatre areas have been developed by the Architect in consultation with the Shaw Thing Productions. In summary, the theatre proposals allow for a maximum of 514 seats which is 86 fewer than the extant permission.

A1-A4 Uses

4.6 The proposals for the retail uses are designed to provide flexible A1-A4 shell spaces / units at basement and ground floor. All units will be provided with appropriate servicing infrastructure within the constraints of the existing built shell for final fit-out by the future tenants.

4.7 There will be in total 1,449sqm of retail floorspace provided. There will be 10 units ranging in size from 25sqm to 65sqm as well as a café/bar at ground floor level. An additional larger unit will be located at basement level.

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Scheme Layout

4.8 The Architect’s site layout proposals for the ground floor are presented at Appendix C. The main pedestrian access to the complex would continue to be from Essex Road in accordance with the existing / permitted layout. Additional access points would be provided on the Islington Green and Essex Road frontage north of the existing entrance.

4.9 The main entrance to the theatre would be through the foyer located to the west of the covered courtyard situated at ground floor level. The covered courtyard is accessed via the existing entrance on Essex Road.

4.10 From the theatre foyer located at ground floor level patrons would access the main auditorium and studio theatres via the passenger lifts and the main feature stair.

4.11 With regards to access to the retail uses, Unit 1 would be accessed via Essex Road whilst the remaining units would be accessed via an internal street that would also be accessed from Essex Road. A separate café/bar would be accessed via Islington Green and the covered courtyard.

Vehicular Access and Car Parking

4.12 In line with the extant consent no car parking would be provided on site for the theatre and retail uses.

4.13 The majority of deliveries would take place from the Essex Road frontage given that loading is permitted along part of the site frontage between 10:00 and 16:00 and between 19:00 and 07:00. Where feasible / possible, the dedicated loading bay on Islington Green north of the site frontage would be utilised.

Cycle Parking

4.14 As highlighted above, secure cycle parking facilities and a Santander cycle docking station for 20 bicycles are provided within very close proximity of the site.

4.15 The council’s DMP, Policy DM8.4, sets out the council’s policy requirements regarding cycling. It states at Item E; “ Proposals for uses that are publicly accessible are required to contribute financially to publicly-accessible cycle parking located in the public realm within the vicinity of the site. Publicly accessible uses include, but are not limited to, uses within the A1 (shops), A2 (financial and professional services), A3 (restaurants and cafes), D1 (non-residential

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institutions) and D2 (assembly and leisure) Use Classes. ” The theatre uses and retail uses clearly fall into the above category and therefore it is considered acceptable and appropriate for visitors to the site to use the existing publicly-accessible cycle parking located within the Islington Green public realm and that additional cycle parking facilities, on-site for example, are not required.

4.16 Paragraph 8.28 indicates that contributions towards improving infrastructure and facilities such as cycle parking and cycle routes “…will be based on the net change in occupancy of the development… ”. On the basis that the Section 73 Planning Application that this report supports comprises an amendment to an extant planning permission and that the proposed amendments would reduce the number of seats within the permitted theatre space and increase the retail floorspace by a negligible amount (as explained earlier in this report) it is considered that a contribution towards improved cycle infrastructure is not necessary or appropriate.

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5 TRIP GENERATION AND ASSESSMENT OF DEVELOPMENT EFFECT

Introduction

5.1 This section of the report sets out the likely trips associated with the theatre and retail uses which have been used in turn to assess the effect of the proposals on the local transport networks.

5.2 The assessments carried out in this report are based on the following development assumptions:

Table 5.1: Development Assumptions for Assessment

Use Permitted Existing Proposed Difference

Theatre Space 600 seats - 514 seats -86 seats Retail Space 950qm - 1,449sqm +499sqm

5.3 It is clear from the above table that the proposals do not differ significantly from the permitted scheme.

5.4 The potential trip generation associated with the proposed theatre and retail uses is not significantly different to the potential trip generation associated with the permitted scheme. The additional trips generated by the uplift in retail floor space would be negligible and would be offset by the reduction in the number of seats proposed across the theatre space.

5.5 Given the above, the impact of the proposals on the local transportation networks has not been assessed in detail in this report.

5.6 With regards to the proposed retail uses, it is considered likely that these would serve a local catchment and therefore a significant proportion of trips to these uses would be by foot and / or be part of a linked trip to the wide range of nearby services and local amenities. Given the scale of the proposed / permitted retail uses is relatively small, the trip generation associated with these uses would be negligible in the context of existing activity in the surrounding area. Therefore, the trip generation associated with the retail uses has not been considered further in this report.

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Trip Generation Assessment

Modal Split Assumptions for the Theatre Uses

5.7 There is limited trip rate data for comparable central London theatre sites in the Trip Rate Information Computer System (TRICS) database. As such, the potential trip generation associated with the theatre use has been derived using first principles along with reference to surveys carried out at nearby cinema and office developments as follows.

5.8 The assumed modal split for the proposed theatre use is set out in Table 5.2 below. This is based on the results of a multi-modal survey carried out at an existing cinema in Bloomsbury (see TRICS output at Appendix D ). In addition, it is assumed that a small number of trips to and from the theatre would be made by cycle.

Table 5.2: Modal Split Assumptions – Theatre Uses

Main Mode Theatre Modal Split

Foot 69% Cycle 1% Public Transport 26% Private Vehicle Passenger 2% Private Vehicle Driver 1% Taxi 1%

5.9 The estimated split of bus and rail / London Underground trips has been based on the multi- modal survey carried out at an existing office development situated north of the site on Essex Road (see TRICS output at Appendix E). The survey indicates that during peak times 63% of public transport users used bus as the main mode of transport and the remainder used rail / London Underground. This split is considered representative of the area given the wide range of bus services that operate nearby. On this basis it has been assumed that 16% of visitors to the proposed theatre will travel by bus and 10% will travel by London Underground.

5.10 It is clear from the information provided above that the majority of trips to the theatre uses would be by sustainable modes of transport, i.e. by foot, and public transport. The proposed use would likely generate a small number of vehicle trips. The above modal split assumptions are considered reasonable given the sustainable location of the site and that no on-site car parking is proposed.

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Trip Generation Associated with the Theatre Uses

5.11 It is anticipated that the weekly schedule’s programming would be based upon the following schedule. This would likely vary around Christmas and during school holidays:

• Children’s Morning Show: Saturday and Sunday

• Main Evening Show: Tuesday to Sunday

• Late Show: Thursday to Saturday

5.12 The following assumptions have been made:

• 65% of arrivals to the theatre would occur within the hour before the start of each performance.

• 85% of departures would occur within the hour after each performance takes place.

• As a ‘worse-case’ it would be assumed that performances would commence at the same time across all theatres.

• It has been assumed that every performance would be ‘sold out’.

5.13 Based on the above, the estimated potential trip generation for the theatre uses by each main mode of transport is as follows:

Table 5.3: Potential Trip Generation Estimates – Theatre Uses

Hour Before Scheduled Hour After Scheduled Main Mode Performances Performances

Foot 231 302 Cycle 3 4 Bus 54 70 Rail/Underground 33 44 Private Vehicle Passenger 7 9 Private Vehicle Driver 3 4 Taxi 3 4 Total People 334 437

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5.16 It is clear from the above that the peak period for the theatre use would likely be during the hour after the schedule performances.

5.17 Table 5.4 below compares the potential trip generation estimates for the proposed theatre uses with the potential trip generation estimates for the permitted theatre uses during the peak period, i.e. the hour after the scheduled performances end.

Table 5.4: Comparison Assessment – Theatre Uses

Proposed Theatre Permitted Theatre Uses (514 seats) Uses (600 seats) Main Mode Difference Hour After Scheduled Hour After Scheduled Performances Performances

Foot 302 352 -50 Cycle 4 5 -1 Bus 70 82 -12 Rail/Underground 44 51 -7 Private Vehicle 9 10 -1 Passenger Private Vehicle 4 5 -1 Driver Taxi 4 5 -1 Total People 437 510 -73

5.18 The above table illustrates that the proposed theatre uses would reduce the potential trip generation associated with the site by some 73 trips during peak times for the use. As such, the proposed amendments to the extant permission would have a lesser effect on the transportation network compared with the extant permission. The proposed amendments should therefore be acceptable from a transportation perspective.

Effect of the Theatre Uses on the Local Transport Network

5.19 This section of the report assesses the predicted effects of the theatre uses on the local transport network, including local roads, and the sustainable transport network. However, it is important to note that the proposed amendments to the permitted theatre space would have a lesser effect on the transportation network compared with the extant permission, as illustrated above.

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Local Road Network

5.20 It is estimated that the theatre uses would generate a very small number of vehicle trips to the area during peak periods. The results indicate there would be 9 vehicle trips per hour during peak times for the theatre uses. The potential vehicle trip generation associated with the theatre uses would not be noticeable to other road users or adversely impact on the operation of the local highway network. This is not surprising given the theatre uses would not provide car parking.

Bus Trips

5.21 As explained earlier in this report, around 13 frequent bus routes, including 6No. 24 hour / night buses, can be accessed within comfortable walking distance of the site.

5.22 The theatre uses would likely generate bus trips to and from the site, however, the number of theatre users per bus would be negligible and as such there would be a negligible effect on the capacity of the local bus network. Furthermore, the relatively small number of visitors to the site boarding and alighting buses would have a negligible effect on the capacity of nearby bus stops.

Rail/Underground Trips

5.23 Angel station is situated within a short walk of the site, as mentioned earlier in this report. In the order of 60 trains pass through the station per hour during peak times. Considered in the context of the significant number of trains that stop at Angel, the number of theatre users per train would be negligible. The number of theatre users using the facilities at the station (e.g. lifts, escalators, ticket machines etc) would also be negligible.

Pedestrian Trips

5.24 As highlighted earlier in this report, there are good quality footways in the vicinity of the site linking the site with nearby facilities including shops, restaurants, and local public transport facilities. Footways are also present on the majority of surrounding residential streets.

5.25 In addition there are a number of formal and informal pedestrian crossings in close proximity that link the site to surrounding facilities, including a signal controlled pedestrian crossing adjacent to the junction of Essex Road and Islington Green.

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5.26 The footways that front the site on Islington Green and Essex Road are wide, well-lit and overlooked. Islington Green is pedestrianised along the site frontage. The Essex Road frontage connects with the existing large on-site central concourse / congregation space and therefore visitors to the site would not need to dwell / congregate on the Essex Road frontage.

5.27 Pedestrian flow / activity in the surrounding area would be lower when performances start and end compared with during commuter peak times and therefore the impact of the development on pedestrian flows would be not likely be significant.

5.28 In the light of the above, the number of pedestrian trips likely to be generated by the theatre uses would not adversely impact on the operation of local footway network.

Cycle Trips

5.29 A significant residential population lies within cycling distance of the site as highlighted earlier in this report. Visitors wishing to cycle to and from the site would be able to use the existing secure cycle stands and Santander cycle docking station provided within the public realm surrounding the Islington Green frontage.

5.30 As explained earlier in this report, it is in line with the council’s DMP for visitors to the theatre and retail uses to use the nearby publicly-accessible cycle parking facilities. Furthermore, given that the theatre and retail uses are permitted development, the applicant should not be required to provide additional cycle facilities.

Section Summary

5.31 Given the above, the effect of the theatre space on the local transport network would be negligible.

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6 SUMMARY AND CONCLUSION

Summary

6.1 This report has been prepared by TTP Consulting on behalf of Berjaya UK Investment and Development Limited in support of its Section 73 Planning Application at 1 Essex Road and 12a, 13 and 14 Islington Green in Islington, London N1.

6.2 The applicant is pursuing a Section 73 Planning Application comprising an amendment to the extant planning permission (reference P000205) to allow a viable and appropriate operator to be involved with both the theatre function and A1-A4 retail uses. The proposed amendments which would result in 86 fewer seats associated with the theatre space and an increase in retail floor area (c.499sqm) are considered minor in transportation terms.

6.3 In line with the extant consent no car parking will be provided for the theatre and retail uses. In addition, the existing pedestrian entrances to the site will be retained.

6.4 This report examines the accessibility of the site by sustainable transport modes including walking, cycling and public transport. It estimates the potential trip generation for the proposals and considers the potential effects on the local highway, pedestrian, cycle and public transport networks. Given this report supports a proposed amendment to an extant planning permission, a review of current policy guidance is not included in this report.

6.5 This report, which has been written with reference to Planning Practice Guidance, demonstrates the following:

• The site is easily accessible by a choice of sustainable travel modes including foot, cycle and public transport.

• The site benefits from a PTAL rating of 6a meaning it has an excellent level of accessibility by public transport. As such, the site is ideally located to support development.

• The surrounding pedestrian environment is of an acceptable quality, with footways being well-lit adding to a sense of personal security. Generally the surface is acceptable as is the effective width of key pedestrian links.

• The site is within close proximity of ‘recommended’ cycle routes on Islington Green which provide access to the wider cycle network. Publicly-accessible cycle parking in the form of ‘Sheffield’ stands and a Santander cycle docking station are provided

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within very close proximity of the site on Islington Green and it is in line with the council’s DMP for visitors to the theatre and retail uses to use these facilities. Furthermore, given that the theatre and retail uses are permitted development, the applicant should not be required to provide additional cycle facilities.

• The majority of deliveries would be able to take place from the Essex Road frontage given that loading is permitted along part of the site frontage between 10:00 and 16:00 and between 19:00 and 07:00. Where feasible / possible, the dedicated loading bay on Islington Green north of the site frontage could also be utilised.

• The potential trip generation associated with the proposed theatre and retail uses would not be significantly different to the potential trip generation associated with the permitted scheme. The additional trips generated by the uplift in retail floor space would be negligible and would be offset by the reduction in the number of seats proposed across the theatre spaces.

• The retail uses would likely serve a local catchment and therefore a significant proportion of trips to these uses would be by foot and / or be part of a linked trip to the wide range of nearby services and local amenities. Given the scale of the proposed / permitted retail uses is relatively small, the trip generation associated with these uses would be negligible in the context of existing activity in the surrounding area.

• The majority of trips to the theatre uses would be by sustainable modes of transport, i.e. by foot, and public transport. The proposed use would likely generate a very small number of vehicle trips.

• The increase in the number of bus and rail / London Underground passengers would have a negligible effect on the local public transport network given the significant number of buses and Underground services that operate within the vicinity of the site.

• The relatively small number of pedestrian and cycle trips likely to be generated by the theatre uses would not have an impact on the operation of the local pedestrian and cycle networks.

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Conclusion

6.6 In conclusion, the proposed amendments to the extant permission are reasonable and appropriate for the location, and can be considered sustainable in accordance with the aims and objectives of Planning Policy Guidance. In addition, the proposal is considered acceptable in transport terms as the residual cumulative transport impacts would not be severe. Therefore, there are no traffic or transport reasons why the Section 73 Planning Application should not be granted planning permission.

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Figures

Site Location

Licence: LAN1001182

TITLE : Site Location Plan

PROJECT : 1 Essex Road & 12a, 13 & 14 Islington Green 111-113 Great Portland Street London W1W 6QQ CLIENT : Tel: 020 7100 0753 Berjaya UK Investment and Development Limited www.ttp-consulting.co.uk Registered in England: 09931399 DRAWN: CHECKED : DATE : SCALE : DRAWING REFERENCE: D.F. D.F. 20.06.2018 NTS Figure 1

Appendix A

Public Transport Accessibility Level (PTAL)

TRANSPORT FOR LONDON

PTAL output for Base Year Map key - PTAL 6a 0 (W orst) 1a 12A Islington Green, London N1 2XN, UK 1b 2 Easting: 531715, Northing: 183653 3 4 5 6a 6b (Best) Grid Cell: 96688 Map layers

Report generated: 20/06/2018 PTAL (cell size: 100m)

Calculation Parameters Day of Week M-F Time Period AM Peak Walk Speed 4.8 kph Bus Node Max. Walk Access Time (mins) 8 Bus Reliability Factor 2.0 LU Station Max. Walk Access Time (mins) 12 LU Reliability Factor 0.75 National Rail Station Max. Walk Access Time (mins) 12 National Rail Reliability Factor 0.75

Copyright TfL 2018 1 / 2 Calculation data Mode Stop Route Distance (metres) Frequency (vph) Walk Time (mins) SWT (mins) TAT (mins) EDF Weight AI Bus ISLINGTON GREEN UPPER ST 30 255.49 7.5 3.19 6 9.19 3.26 0.5 1.63 Bus ISLINGTON GREEN UPPER ST 4 255.49 6 3.19 7 10.19 2.94 0.5 1.47 Bus ISLINGTON GREEN UPPER ST 43 255.49 10 3.19 5 8.19 3.66 0.5 1.83 Bus ISLINGTON GREEN UPPER ST 19 255.49 8 3.19 5.75 8.94 3.35 0.5 1.68 Bus ISLINGTON GREEN ESSEX RD 56 102.85 9 1.29 5.33 6.62 4.53 0.5 2.27 Bus ISLINGTON GREEN ESSEX RD 73 102.85 18 1.29 3.67 4.95 6.06 1 6.06 Bus ISLINGTON GREEN ESSEX RD 476 102.85 7.5 1.29 6 7.29 4.12 0.5 2.06 Bus ISLINGTON GREEN ESSEX RD 38 102.85 10 1.29 5 6.29 4.77 0.5 2.39 Bus ISLINGTON GREEN ESSEX RD 341 102.85 6 1.29 7 8.29 3.62 0.5 1.81 Bus TOLPUDDLE STREET 394 551.65 5 6.9 8 14.9 2.01 0.5 1.01 Bus TOLPUDDLE STREET 153 551.65 5 6.9 8 14.9 2.01 0.5 1.01 Bus TOLPUDDLE STREET 274 551.65 7.5 6.9 6 12.9 2.33 0.5 1.16 Bus ESSEX ROAD STATION 271 637.4 8 7.97 5.75 13.72 2.19 0.5 1.09 LUL Angel Road 'Edgware-Morden ' 689.79 9 8.62 4.08 12.71 2.36 0.5 1.18 LUL Angel Road 'Morden-HighBarnet ' 689.79 14.67 8.62 2.79 11.42 2.63 1 2.63 LUL Angel Road 'Morden-MillHillE ' 689.79 4 8.62 8.25 16.87 1.78 0.5 0.89 Rail Essex Road 'MRGT-HFDN 2B09 ' 660.87 0.67 8.26 45.53 53.79 0.56 0.5 0.28 Rail Essex Road 'MRGT-HFDN 2B99 ' 660.87 0.67 8.26 45.53 53.79 0.56 0.5 0.28 Rail Essex Road 'MRGT-STEVNGE 2F05 ' 660.87 0.67 8.26 45.53 53.79 0.56 0.5 0.28 Rail Essex Road 'MRGT-LTCE 2F06 ' 660.87 1 8.26 30.75 39.01 0.77 0.5 0.38 Rail Essex Road 'MRGT-GORDONH 2G98 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'STEVNGE-MRGT 2J07 ' 660.87 0.67 8.26 45.53 53.79 0.56 0.5 0.28 Rail Essex Road 'HFDN-MRGT 2J08 ' 660.87 1 8.26 30.75 39.01 0.77 0.5 0.38 Rail Essex Road 'LTCE-MRGT 2J09 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'GORDONH-MRGT 2J10 ' 660.87 1.67 8.26 18.71 26.97 1.11 0.5 0.56 Rail Essex Road 'HFDN-MRGT 2J14 ' 660.87 0.67 8.26 45.53 53.79 0.56 0.5 0.28 Rail Essex Road 'HFDN-MRGT 2J15 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'STEVNGE-MRGT 2J17 ' 660.87 0.67 8.26 45.53 53.79 0.56 0.5 0.28 Rail Essex Road 'HFDN-MRGT 2J18 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'GORDONH-MRGT 2J22 ' 660.87 0.67 8.26 45.53 53.79 0.56 0.5 0.28 Rail Essex Road 'HFDN-MRGT 2J23 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'STEVNGE-MRGT 2J25 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'WLWYNGC-MRGT 2K03 ' 660.87 2.67 8.26 11.99 20.25 1.48 1 1.48 Rail Essex Road 'WLWYNGC-MRGT 2K08 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'WLWYNGC-MRGT 2K12 ' 660.87 0.33 8.26 91.66 99.92 0.3 0.5 0.15 Rail Essex Road 'MRGT-WLWYNGC 2V05 ' 660.87 2.67 8.26 11.99 20.25 1.48 0.5 0.74 Total Grid Cell AI: 36.86

Appendix B

TfL Bus Spider Maps

Buses from Islington Angel

Route finder 43 Friern Barnet Halliwick Park 341 Northumberland Park Angel Road Superstores Bus route Towards Bus stops Colney Hatch Lane 4 ○ ○Y ○Z Lansdowne Road 476 Archway Muswell Hill Broadway MUSWELL Bruce Grove Waterloo ○B ○G ○H ○N HIGHGATE Highgate HILL Tottenham Police Station 19 Battersea Bridge ○B ○F ○M ○N 4 West Green Road TOTTENHAM Highgate Village Archway Highgate School Philip Lane Philip Finsbury Park ○P ○Y ○Z Dartmouth for Whittington Hospital Lane 214 Park Hill Seven Sisters Upper Holloway Harringay Green Lanes 30 Hackney Wick ○T ○U ○Y ○Z South Tottenham Tufnell Park Marble Arch ○B ○F ○N ○R Finsbury Park Blackstock Road Manor House Stamford Hill Broadway Highgate West Hill Monsell Road 38 Clapton ○C ○K ○P ○X Stoke Newington 56 Clissold Park 73 Holloway 19 153 Highbury Barn Green Lanes Whipps Cross Victoria ○A ○D ○E ○F ○M Nag’s Head Roundabout Stoke Newington ○J ○Y ○Z Highbury Grove Aberdeen Park Stoke Newington Common 43 Friern Barnet Holloway Road High Street Leyton Baker’s Arms HOLHOLLOWAY for Arsenal Emirates Stadium London Bridge ○B ○G ○H ○N Parliament Hill Fields Garnham Street Newington Green Lea Bridge 56 St. Bartholomew’s Hospital ○A ○D ○E ○G ○H Mackenzie Road Liverpool Road Highbury Grove School Holloway Road Baalbec Road Whipps Cross ○C ○K ○ ○X Mackenzie Road Lowther Road Liverpool Road St. Paul’s Road Newington Green Road Clapton Highbury Grove Beresford Road Lea Bridge Roundabout 38 73 Oxford Circus ○A ○D ○E ○F ○R Highgate Road Mackenzie Road Lough Road St. Paul’s Road The yellow tinted area includes every Holloway Road Newington Green Road Pembury Road St. Mary Magdalene Church Clephane Road Stoke Newington ○C ○K ○T ○U ○X bus stop up to one-and-a-half miles Westbourne Road Jupiter Way for Connonbury Balls Pond Road Dalston Dalston St. Paul’s Road Junction Lane Hackney from Leadenhall Market. Main stops Westbourne Road Ellington Street Highbury & Islington 153 Finsbury Park ○P ○V are shown in the white area outside. Highbury Corner Essex Road Downs 394 ○M ○W Westbourne Road Arundel Square Ockendon Road Moorgate Kentish Town Highbury Corner Mildmay Balls Pond Road Hackney Barnsbury Hemingford Arms for Highbury & Islington Park Culford Road Baths Homerton 205 Bow Church ○H ○S Southgate Road Hackney Hospital Caledonian Road ○J ○R Hemingford Road Islington Town Hall Central Paddington & Barnsbury Essex Road Northchurch Road Richmond Avenue Islington St. Mary’s Church 30 214 Highgate Village ○J ○R HM Prison Pentonville Essex Road Hemingford Graham Morning Hackney Wick C N Essex Road Cross Street Road Moorgate ○H ○S Caledonian Road Road LOU K E Lane Eastway Market Road Market Road Gardens T GASKIN S Story Street Copenhagen E PACKINGTON DESLE E 274 Lancaster Gate ○ ○V Street THEBURTON STREET R T. HACKNEY Market Road York Way Estate T STREET S Hackney Town Hall Caledonian Road Z

341 ○C ○K ○P ○X Y Angel Road Superstores Copenhagen Street ROAD R Islington D A E Richmond Road Kentish Town Road York Way Brewery Road Green A Business P O ST L P R ○A ○D ○E ○F ○M Prince of Wales Road I Design Centre C PE Waterloo Copenhagen Street V U Lansdowne Drive TE E R Hemingford Road ’S Agar Grove York Way R EX B S S 394 Homerton Hospital ○H ○W P T. Broadway Market O ES W O BROMFIELD ST. O Agar Grove Murray Street Barnsbury Road R L ○A ○D ○E ○F ○R 476 Euston W Whiston Road Copenhagen Street D E

T K AD E Agar Grove Estate R O O ○C ○K ○T ○U ○X Islington Police Station TOLPUDDLE ST. E Kingsland Road St. Leonard’s Hospital Northumberland Park O O R R N1 R V A T B A D Shopping S Camden Road Y E Kingsland Road Geffrye Museum Centre L NI O O DEN PASSAGE X C V R M Hoxton Falkirk Street CAMDEN TOWN A E Camden Town E Sainsbury’s C D P HOXTON D P UN Crondall Street Hoxton Street Market U CA G N ER Camden Mornington Crowndale Road KET ST. RAR Regent’s Park CHAPEL MAR E D RO Pitﬁeld Street High Street Crescent F C AD Royal College Street A ZSL London Zoo W Key G R Buckland Street RO St. Pancras International

St. John’s Wood Pancras Road and King’s Cross . E New North Road Mintern Street

T STREET Lord’s Cricket Chenies Place S VINC Pancras Road U ENT TERRACE Ø— Connections with London Underground Ground H WH G Wimbourne Street New North Road ITE LIO I ROOK N STRE Angel CAN TER ET H B University

Pentonville Road N u Park Road N E Connections with London Overground LE LL Cropley Street O O A College DUN King’s Cross Penton Street/ T S T R CO T Great Hospital Euston G RE City 205 Euston Road A Caledonian Road Chapel Market N E Wenlock Street

u I T Bletchley Street

Connections with TfL Rail B Portland Street Euston Road Square S L Road

British Library S Bow Church I H Windsor R OAD Shepherdess Walk Murray Grove Connections with National Rail PENTONVILLE R CIT Terrace S G Y R t O OA Shepherdess Walk Shoreditch Police Station Regent’s Park Warren S D Î Connections with DLR R J W P O J Street 476 S M EL Euston St. Pancras King’s Cross Pentonville T H L Bow Road . Moorﬁelds Eye Hospital Â N OWEN R Connections with river boats International Road UT D. Baker Street STREET City Great Gray’s Inn Penton Rise Tube station with 24-hour service Friday and for Madame Tussaud’s University College Hospital Gower Street Rosebery Avenue Goswell Road Road Shoreditch Eastern Street Ø— Road Fire Station Pitﬁeld Street Sadler’s Wells Theatre Hall Street Central Mile End Saturday nights Gower Street Torrington Place St. John Street Old Rosebery Avenue Finsbury Town Hall Goswell Road Street Street Friend Street/ City University Gower Street Chenies Street Sadler’s Wells Theatre City Road City Road Marylebone Mount Pleasant Goswell Road Epworth Street Shoreditch Oxford Tottenham Bloomsbury Street Great Russell Street Percival Street Leonard Street High Street Stepney Green for British Museum Rosebery Avenue Clerkenwell Road St. John Street St. Mary’s Circus Court Road Spencer Street/ Goswell Road Chiswell Street Hospital Theobald’s Road Gray’s Inn Road City University Pear Tree Street Finsbury Shoreditch 73 Street Goswell Road High Street Whitechapel Paddington Orchard Street Selfridges St. John Street Clerkenwell Road Clerkenwell Road Commercial Street/ Percival Street Royal London Ways to pay Goswell Road Moorgate Worship Street Hospital 205 Finsbury Square Marble Arch Norton Folgate Bloomsbury Way Bloomsbury Way Theobald’s Road St. John Street 30 Clerkenwell Road 153 214 Moorgate Primrose Street 274 Cambridge Circus Museum Street Bloomsbury Square Red Lion Street Goswell Road Baltic Street West Great Swan Alley Use your contactless debit or credit card. It’s the Chancery Lane Barbican Aldgate East Piccadilly Circus Gray’s Inn Road Barbican Beech Street same fare as Oyster and there is no need to top up. Lancaster Liverpool Gate Street Green Park WEST Museum of London Bank Holborn Circus Princes Street Hyde Park Corner Aldwych Fetter Lane St. Paul’s Top up your Oyster pay as you go credit or buy for Buckingham Palace END Somerset House Aldgate New Fetter Lane St. Bartholomew’s St. Botolph Street Travelcards and bus & tram passes at around for Covent Garden Hospital Grosvenor Place and London Fleet Street CITY King William Street 4,000 shops across London. Transport Museum Fleet Street City Thameslink 56 New Change Monument Knightsbridge Chancery Lane Victoria Fetter Lane Ludgate Circus Cannon Street Sloane Square Sign up for an online account to top up online and 38 Aldwych Fleet Street St. Paul’s St. Paul’s Chelsea Old Town Hall Royal Courts of Justice Cathedral Churchyard Monument see your travel history and spending Shoe Lane 4 River Thames Waterloo County Hall Battersea Bridge for London Aquarium and London Eye Waterloo London Bridge 43 for Guy’s Hospital 19 South Side 341 for IMAX Cinema and Southbank Centre

Route finder Angel Road Superstores Friern Barnet 43 341 Halliwick Park Northumberland Park Bus route Towards Bus stops Lansdowne Road 43 Friern Barnet ○J ○Y ○Z Colney Hatch Lane TOTTENHAM London Bridge ○B ○G ○H ○N Bruce Grove Blackhorse Road Tottenham N41 Tottenham 214 Highgate Village ○J ○R Bus Garage/Town Hall Hale Walthamstow Muswell Hill Broadway Bell Corner Philip Lane Moorgate ○H ○S Crouch End Seven Broadway Turnpike Lane Sisters WALTHAMSTOW 341 Angel Road Superstores ○C ○K ○P ○X Hornsey Walthamstow N73 Hornsey West Green Road 214 Highgate Village Rise Central N38 Waterloo ○A ○D ○E ○F ○M Highgate School Police Station Philip Lane South Tottenham N19 ○B ○F ○M ○N Highgate Leyton Clapham Junction Harringay Green Lanes Baker’s Arms Stamford Hill Finsbury Park ○P ○Y ○Z HIGHGATE Broadway Archway HARRINGAY Lea Bridge N38 ○A ○D ○E ○F ○M for Whittington Hospital Finsbury Park N19 Manor House Victoria Highgate West Hill Stoke Newington Clapton Walthamstow ○C ○K ○P ○X Upper Holloway Lea Bridge Roundabout Clissold Park Stoke Newington N41 ○P ○Y ○Z Green Lanes STOKE Hackney Downs Tottenham Hale Holloway Highbury High Street Parliament Hill Fields HOLLOWAY ○B ○F ○M ○N Nag’s Head Barn Hackney Central Trafalgar Square Newington NEWINGTON N73 ○A ○D ○E ○F ○R Holloway Road Green Oxford Circus Dalston Junction Graham Road Walthamstow ○C ○K ○T ○U ○X Highgate Road HACKNEY N205 Leyton ○H ○S Highbury Corner and Balls Pond Road N205 Highbury & Islington Newington Green Road ○J ○R Leyton Paddington Essex Road Drapers Field Kentish Town CLOUDESLEY N K E T GASKIN ST. E PACKINGTON E THEBURTON STREET R Stratford International T STREET

Z Camden Town R Islington D A ROA E Green A Business P O ST L P I Design Centre C PE Key D V U T E E R ’S CAMDEN R Stratford City Bus Station B S P T. for Stratford O ESSEX R W Ø— Mornington Crescent O BROMFIELD ST. O R Connections with London Underground L

TOWN W

D E

T E K u Connections with London Overground AD R E O OLPUDDLE ST. E O T O O R Bow Church R N1 R u V A T Connections with TfL Rail B A D Shopping S Y E Pancras Road Centre N PASSAG L NI O O R DE C Connections with National Rail X M V R E E A Sainsbury’s C D P Î P D Connections with DLR UN U CA G Bow Road N ER ET ST. RAR Â L MARK E D Connections with river boats CHAPE F ROAD Tube station with 24-hour service Friday and G Ø— TERRAC ROW . E

T STREET S VINC Mile End Saturday nights St. Pancras International and U ENT TERRACE H WH G King’s Cross Pancras Road ITE LIO I N STRE Angel CAN ET H N

N N ELL O O A DU OLEBROOK T S T R C T University G RE A

N E

I T

College S L Stepney Green

S I H Hospital Euston OAD PENTONVILLE R CIT Warren Street S G Y R t O OA S D Euston R J W Old Street St. Pancras King’s Cross P O J S M EL Great Portland T H L Square International . N R Ways to pay Street OWEN D. Gray’s Inn STREETUT Regent’s Gower Street Road Paddington Marylebone Park Rosebery Avenue Whitechapel Moorgate Shoreditch Royal London St. Mary’s Baker Bloomsbury Theobald’s Road Mount Finsbury Square High Street Hospital Use your contactless debit or credit card. It’s the N205 Way Gray’s Inn Road Pleasant same fare as Oyster and there is no need to top up. Hospital Street Oxford 214 Circus Tottenham Aldgate East Court Road N73 Top up your Oyster pay as you go credit or buy Liverpool Street Aldgate Travelcards and bus & tram passes at around Chancery Lane St. Botolph Street Cambridge Gray’s Inn Road Bishopsgate 4,000 shops across London. Piccadilly Circus Circus Bank Leicester Square Holborn Circus CITY Sign up for an online account to top up online and see your travel history and spending Green Park New Fetter Lane Trafalgar Square Hyde Park Corner WEST N41 for Charing Cross Monument Aldwych Knightsbridge END River Thames Sloane Square Victoria Waterloo London Bridge 43 CHELSEA N38 for Guy’s Hospital Chelsea Old Town Hall Waterloo County Hall River Thames 341

Battersea Bridge South Side

Battersea Latchmere N19 Clapham Junction

Appendix C

Architect’s Proposed Site Layout Drawing (Ground Floor)

Final exit from escape route to Andersons Square ANGEL ON THE GREEN ROBERTS COURT ROBERTS COURT

Escape Corridor A SUB-STATION

refuge SUB-STATION

STAIR 5 Wheelchair ELECTRICAL ROOM

UNIT 7 (62m2) Service lift UNIT 6 (48m2) +31.240 SSL

13. 14. 15 UNIT 5 .

16. 12 2 . 4325 going 7-9 ISLINGTON GREEN 17. (65m ) 11. 460 rise 18.

10. 1:94 gradient 19.

9. 11 20. 10

9 8 . 8 21 . 7 6 7. 5 22 STAIR 4 . 4

6. UNIT 4 23.

5. 2 SERVICE ACCESS 24. (59m ) UNIT 8 4 12 . 3 13 14 2 2 3. 15 (30m ) Ramp 1 2.

+31 .590 FFL

UNIT 3 (22m2)

+30.780 FFL Subdivision of units is indicative and subject to tenancies

UNIT 2 +31.330 2 WCs INTERNAL 'STREET' (35m ) (299m2) UNIT 9 (35m2) UNIT 1 (50m2) B 0 2 4 6 8 10m

UNIT 10 (25m2) Lift 1 FOH OFFICE Standard Notes. (1) Figured dimensions only are to be used. (2) The Contractor must verify all dimensions on site before commencing any work or making shop drawings. Lift 2 D (3) This drawing and the contained designs remain the copyright of A Foster Wilson Architects LLP Smokeduct Dry O riser +31.460 R Rev. Revision discription Drawn Checked Date 53 54 55 52 56 X B 57 51 STAIR 58 59 E / FIRST ISSUE JM TF 22.03.18 50 49 S 48 2 60 47

BOX OFFICE 46 61 S 45 COVERED COURTYARD 62 E Fire curtain surrounding staircase void SEATING AREA

36 37 38 39 40 THEATRE 41 42 ENTRANCE Ramp Services tower

34 +30.780 FFL Firefighting stair with dry riser 33 STAIR 3

29 Existing dry riser inlet

STORAGE Existing ramp

Drawing status PLANNING Sliding entrance gates

CAFE / BAR (154m2) Services tower

Dry .com riser Foster .com 1QA N1 ,

49 47

46 7354315 London 8005 50 Wilson , 45

51 STAIR 44 020

43 .fosterwilsonarchitects 7226

Existing dry riser inlet Place 52

9 53 +32.040 SSL 61 mail@fosterwilsonarchitects www 8 54 1 020 55 60

56 Architects Purley

59 1 Telephone Fax Email Web +32.275 FFL 57

6 58 5 +31.660

3 Auditorium

2 Project 1 Firefighting stair with dry riser COLLINS THEATRE +31.990 FFL Foyers/Circulation Drawing title No.13 No.14 GROUND FLOOR PLAN WCs GENERAL ARRANGEMENT

Scale Year 1:100@A1 1:200@A3 2018 +31.990 Backstage

Job no. Drawing no. Revision Flexible (A1-A4) 586 02.01 / I S L I N G T O N G R E E N A

Appendix D

TRICS Output: Cinema, Bloomsbury

Time Range/Peak Period Selection Direction: Totals / Select by Start/End Time Start/End Times: 20:00 - 21:00

Appendix E

TRICS Output: Offices, Islington

Time Range/Peak Period Selection Direction: Totals / Select by Start/End Time Start/End Times: 09:30 - 10:00