28 Scrutton Street London EC2A 4RP UK www.kyson.co.uk

No. 133 Upper Street . London . N1 1QP August 2012 . Design and Access Statement Contents 2

Introduction 03

Site Location 04 Map of London Location Map

Site History and Context 06 Upper Street North Conservation Area - Historic Background Upper Street No. 133 Upper Street

Access 09

Planning Context 10

Planning Appraisal 11

Sustainability 23

Design 25

Existing Drawings 26 Site Location Plan Floor Plans Elevations Site Sections Sections Proposed Drawings 35 Site Plan Demolition Plan Floor Plans Elevations Site Sections Sections

No. 133 Upper Street . August 2012 INTRODUCTION 3

Kyson, on behalf of our client, is seeking to gain Planning and Conservation Area consent for the conversion of the rear wing of 133 Upper Street and 133B Upper Street, into a class ‘A3’ Restaurant and ‘A1’ Retail use. The development proposals incorporate facade and roof alterations; as well as the introduction of a new Mezzanine floor at 133B Upper Street. The proposals also include facade alterations to the rear wing of 133 Upper Street.

No. 133 Upper Street . August 2012 Site Location 4

Location

The application site is located on the western side of Upper Street within the London Borough of Islington. It is situated in the Upper Street North Conservation Area.

Map of London

Aerial View of London Aerial View of London Borough of Isllington

No. 133 Upper Street . August 2012 Site Location 5

Location Map

View Southward

Aerial View of No. 133 Upper Street View Westward

No. 133 Upper Street . August 2012 Site History and Context 6

Upper Street North Conservation Area - Historic Background (extract) The Upper Street North Conservation Area was first designated in 1985 and extended in 2001 to include the Almeida Post Office site. Together with the Angel Conservation Area it covers the entire length of Upper Street, Islington’s historic main thoroughfare. The slightly winding street, wealth of old buildings and stepped pavements create a unique and special environment for residents, businesses and visitors. The general grain of the area comprises individual shops and buildings with narrow plot widths, mainly three or four storeys, punctuated by several local landmarks including the Town Hall, Union Chapel and spire of St. Mary’s Church.

Upper Street North Conservation Area (Not to scale)

No. 133 Upper Street . August 2012 Site History and Context 7

Upper Street

Upper Street runs North from Islington High Street to Highbury Corner and is considered a focus for Islington’s day time and evening economy, which includes theatres, bars and restaurants.

Appearance and Character Appraisal of Surrounding Buildings

The architecture of the surrounding buildings includes a wide variety of architectural styles with distinctive detailing.

Many properties along the street still retain original architectural features both externally and internally. Most historic shopfonts survive which contribute to the character and appearance of the street. The roofline is also a major component in the character of the area. Although there is a variety of roof forms, the most common is the hidden roof behind a parapet.

The existing character and appearance along Upper Street is created by the survival of 17th to early 20th Century buildings. These were built using materials suited to labour-intensive View South toward St. Mary’s Church - Upper Street methods of construction - brick, render, stone, timber for windows and doors and slate or tile roofing.

Existing buildings in the area are 3-4 storeys high, predominantly retail and related uses, with residential on upper floors. The rear elevation of Upper Street buildings have a varied collage of back extensions.

View North toward St. Mary’s Church - Upper Street (Google Street View)

No. 133 Upper Street . August 2012 Site History and Context 8

No. 133 Upper Street

No.133 Upper Street is a Grade II Listed Building, listed in September 1994 and is situated in the Upper Street North Conservation Area, on the western side of the street.

The 4 storey (plus basement) yellow brick front building that is visible from Upper Street is a former school building built in the early 19th Century. The existing building consists of Shops at Ground floor and self-contained Residential units on the upper floors.

There is a 3 storey rendered rear addition to the building built in the mid 20th Century, accessible along the Northern side of the site from Upper Street. This rear wing has apsidal ends with windows facing North, and a mansard roof with dormers built in the late 20th Century. The existing Ground floor is used as office and storage for the Garage at no. 133B Upper Street with 2 nos. live/work units on the upper floors.

Within the application site, no. 133B Upper Street situated along the Western site boundary is a single-storey painted brick building currently used as a Garage / service yard. Rear wing of No.133 Upper Street Front View of No.133 Upper Street

Amenities in close proximity

Entertainment: The King’s Head Theatre Almeida Theatre Little Angel Theatre Islington Museum School: St Mary’s Islington CE Primary School St Mary’s Neighbourhood Centre Nursery Local Service: Islington Town Hall Church: St Mary’s Church Green Space: Islington Green

Front View of No.133B Upper Street Access to rear of No.133 Upper Street

No. 133 Upper Street . August 2012 Access 9

Site Accessibility

Located on Upper Street and near the junction of City Road, the Site benefits from fast direct access to the road network. City Road (A501) is a major main arterial east-west route, whilst

Upper Street (A1) connects with Islington High Street and 43 Friern Barnet Library 341 Bus services from Islington (Angel station) Angel Road Superstores 56 Highbury Corner. The proximity of the site to pathways from Colney Hatch Lane 476 Whipps Cross Route finder 214 Northumberland Park Roundabout Day buses Muswell Hill Broadway all directions make it easily accessible for pedestrians, as well Highgate Village Tottenham Lansdowne Road Leyton Route towards stops North Road Town Hall Baker’s Arms Highgate Bruce Grove as by sustainable means. 4 Archway UT, Y, Z 4 West Green Road Waterloo B, G, H, N Highgate West Hill Black Boy Lane LLEYTONEYTON Archway Seven Sisters 19 Battersea Bridge B, F, M, N Dartmouth for Whittington Hospital Harringay Green Lanes Lea Bridge Road Finsbury Park P, Y, Z Park Hill South Tottenham 30 Hackney Wick T, U, Y, Z Upper Holloway 19 There are excellent transportation links, several bus stops Marble Arch B, F, N, R Stamford Hill Broadway Clapton Parliament Hill Fields 153 Manor House Lea Bridge Roundabout 38 Clapton C, K, P, X Highbury 73 38 Victoria A, D, E, F, M Tufnell Park Holloway Barn Stoke along both Upper Street and City Road. Angel Tube station is Finsbury Park 43 Friern Barnet J, Y, Z Nag’s Head Stoke Newington Newington London Bridge B, G, H, N High Street Common Pembury Road approximately 9 minutes walk South of the site, and is served HHOLLOWAYOLLOWAY Highbury Grove 56 St. Bartholomew’s Hospital A, D, E, G, H Newington Green Dalston Whipps Cross C, K, UT, X Holloway Road Holloway Road Kentish Town for Arsenal Emirates Stadium Lane by the Northern Line. Highbury & Islington Tube station is 73 Stoke Newington C, K, T, U, X Liverpool Road Hackney Victoria A, D, E, F, R St Paul’s Baths Road approximately 10 minutes walk North of the site, and is served 153 Finsbury Park P, V Westbourne Highbury & Islington Mildmay Dalston Liverpool Street M, W Road Park Junction Hackney Homerton 205 Bow Church H, S Kentish Town Road Downs Hospital by the Victoria Line and London Overground Network. The Prince of Wales Road Islington Town Hall Paddington J, R Barnsbury HHACKNEYACKNEY 394 214 Highgate Village J, R Hemingford Arms Essex Road stations are in Travelcard zone 1. C N K E Hackney Liverpool Street H, S L Pentonville Prison T O GASKIN ST. E U PACKINGTON Central E

D 274 Lancaster Gate UT, V THEBURT R 30 E ON STREET T S STREET S L D 341 Angel Road Superstores C, K, P, X E Z Graham Y Islington Caledonian Road R OA A Morning Lane Hackney Wick E R Waterloo A, D, E, F, M York Way R Business Green S P T Road L & Barnsbury O Eastway I P P A Design Centre E V C X T U E E 394 Homerton Hospital H, W D Buses E S R ’SS R ES Richmond Road Agar Grove P B T. 476 Euston A, D, E, F, R O

W

O Copenhagen Street BRO O L MF Northumberland Park C, K, T, U, X I R ELD ST W . D Camden Road E D K . R A LE ST E Islington D G O O LPUD O TO A O R A N1 T S R Police Station S V D E Lansdowne Road Shopping E A B A There are several regular bus services in close proximity. Y P E I Night buses R L N Centre T N O Camden Town S E O Regent’s Park X D C V 205 E Broadway Market M Route towards stops Sainsbury’s A D for The Zoo C R DU Bow Church Numerous bus links are located along Upper Street E N CA G N19 Clapham Junction B, F, M, N Mornington Crescent P N S ER P T. RA RKET E RD EL MA U Finsbury Park P, Y, Z St Pancras CHAP C ROAD Whiston Road Kingsland Road F A R W

International T R G O approximately 2 minutes walk from the site, here are a number E N38 Victoria A, D, E, F, M E E T R Bow Road and R

King’s Cross T St John’s Wood . Walthamstow C, K, P, X E S T Kingsland Road Geffrye Museum N VIN U S K CENT A TERRACE Lord’s Cricket Ground O H C for Hoxton O N41 Tottenham Hale P, Y, Z WHITE G LION I N of bus routes heading to the following destinations: STREET R H U B

N D Trafalgar Square B, F, M, N King’s Cross N Angel E E L L O O LA Mile End Park Road T O St Pancras T R S G Hoxton Street Market Caledonian Road C TR Crondall Street A

N73 Victoria A, D, E, F, R N E

Warren Euston I E

B T 476 International S L

S H Walthamstow C, K, T, U, X Street Square I ENTONVILLE ROAD C P S IT G Y Mintern Street t O R New North Road Stepney Green S OAD R J W • Upper Street P O J S M E H L Regent’s Park T EN L N . OW R Euston King’s Cross EET D STR UT . City Road Whitechapel Royal London Hospital Baker Street University College Hospital Rosebery Avenue Windsor Terrace for Madame Tussaud’s Sadler’s Wells Theatre Moorfields Eye Hospital 4 Archway / Waterloo 205 Marylebone St John Goswell Road Aldgate East Paddington Gower Street Mount Pleasant Street 19 Battersea Bridge / Finsbury Park Old Street Bond Oxford Tottenham Bloomsbury Street Theobald’s Road Aldgate 30 Hackney Wick / Marble Arch Street Circus Court Road for British Museum Gray’s Inn Road Holborn Clerkenwell Road Barbican 214 38 Clapton / Victoria 153 Marble Arch 30 Piccadilly Circus Barbican Centre Moorgate Liverpool 43 Friern Barnet / London Bridge Chancery Lane Finsbury Square Street CCITYITY Lancaster Gate Cambridge 56 56 St. Bartholomew’s Hospital / Whipps Cross Circus 274 Green Park Holborn Circus St Bartholomew’s Museum of London Hospital 73 Stoke Newington / Victoria Hyde Park Corner Bank for Buckingham Palace New Fetter St Paul’s King William Street Knightsbridge Aldwych Lane 341 Angel Road Superstores / Waterloo Grosvenor Place for Covent Garden and London Transport Museum St Paul’s Cathedral Sloane Square Victoria 476 Euston / Northumberland Park Fleet Street Ludgate Circus New Change Monument Chelsea Old Town Hall 38 73 Chancery Lane for City Thameslink Cannon Street River Thames Battersea Bridge Waterloo County Hall for Cycle Routes South Side 19 London Aquarium and London Eye Waterloo London Bridge for IMAX Cinema and Southbank Centre 43 for Guy’s Hospital Information correct from 3 September 2011 341 4 and London Dungeon © Transport for London TfL20724.08.11 There are 2 of the Barclays Cycle Hire docking stations located near Angel Tube Station. Upper Street is also identified as the ‘Strategic Cycle Route’ under the borough cycle network.

Buses along Upper Street

No. 133 Upper Street . August 2012 Planning Appraisal 10

Planning Policy

The application proposals have been designed and evaluated 5.1.1 iii) where business floorspace is proposed seek the provision of in accordance with London Borough of Islington’s Unitary It is likely that B1 permissions will form the main basis of new benefits to the community which are appropriate to the nature Development Plan (UDP) and Core Strategy under the Local employment generating developments in the borough. Class and scale of the proposed development, to its likely effect on Development Frame Work Development Policies. Whilst B1 includes offices, research & development and light industrial the character of the area, and to its expected impact on local considering the Local Authority’s Development Policies, workshops. By their legal definition, B1 uses are compatible infrastructure, facilities and services. consideration has also been given to ensure the scheme with residential uses because they do not produce noise, complies with the ‘Development Management Policies’, the smells etc. which are harmful or disturbing. Policy E1 favours 5.1.3 Mayor of London’s ‘London Plan’ and ‘Interim Housing Design permitting new B1 uses providing an appropriate balance is Policy E2 sets out to achieve three things. Firstly, to ensure a full Guide for London’, ‘Life Time Homes’ design criteria and ‘Code maintained with other important land uses. Residential buildings range of B1 uses are available in areas outside Central London for Sustainable Homes’ guidance. and land best suited for residential are protected in order to and the Angel town centre, by requiring adequate loading, maintain mixed-use areas and because of the requirement in the servicing and parking. This is considered vital if maximum UDP Development Policies government’s strategic guidance for the Council to ensure that flexibility is maintained to foster economic enterprise in the a minimum number of new dwellings is provided. Policy E1 also longer term. Many modern businesses often require maximum 5.1 Accommodation For Employment Activities protects shopping floorspace and community and recreational flexibility of space comprising office suites, studios and light uses from changing to B1. This is because such uses need to industrial workshops under the single roof. Moreover, the ability Strategic Policy be well distributed across the borough and accessed locally. to change between the different types of B1 use guarantees To encourage the provision of new and improved maximum sensitivity to changing economic conditions. accommodation for employment activities and the 5.1.2 Secondly, the policy prevents extensions and alterations from protection of existing useful accommodation, where this Sites of nature conservation importance are also protected from limiting the range of uses of a building by worsening the loading, does not conflict with other land use or environmental business development. There is a shortage of green spaces servicing and operational parking provision. objectives; and to ensure that sites and buildings are and sites where wildlife can flourish within the borough and available for a mix and balance of uses that meets local any loss or damage to these sites is normally resisted. Policy 5.1.4 and strategic needs. E1 also resists B1 developments that conflict with the Council’s The third aim of policy E2 is to require appropriate benefits to conservation policies. This does not necessarily mean new be provided for the community where a development would Business Development developments are not allowed but that any new B1 must not not satisfy the objectives of the plan without them. The scale harm the character or appearance of a conservation area or of the benefits would be in proportion with the impact on the E1 listed building. Planning permission is not required to change local area, in terms of infrastructure, services and facilities. The Council will permit development for uses falling within the the use of an existing industrial site (class B2) to B1. However, Benefits will normally be provided on the development site B1 (Business Use) Class of the Use Classes Order, unless it new B1 developments may be inappropriate in areas where itself or the local area, be directly related to the development involves: industrial and warehouse and distribution uses are preferred. and be secured through legal agreements. Paragraph 13.5.5 of i) a location that is not well served by public transport; The loss of buildings which are of particular value to the visitor the UDP lists examples of potential benefits to the community. ii) loss of existing residential land or buildings in conflict with economy will also be resisted. In some instances, a legal agreement will be used to ensure policy H2; that floorspace continues to be used in the way prescribed in iii) the development of vacant land, or sites in non-residential E2 a planning application to benefit the community as a whole. use, which the Council considers to be best suited for residential The Council will: Failure to provide a benefit which does not meet the tests on redevelopment; i) expect all Class B1 (Business Use) developments outside the planning obligations set out in government Circular 1/97, or in iv) loss of protected shopping floorspace; central London area and Angel town centre to be suitable for any superseding circulars or PPG’s, will not constitute grounds v) loss of land or buildings in community or recreational use; the full range of B1 uses and to provide fully for the operational for refusal of planning permission. However where the provision vi) a conflict with Policies Env22; parking, loading and servicing needs of all such B1 uses, except of a particular benefit is necessary and meets the above tests, vii) a conflict with the Council’s conservation policies; where the design of the building currently on site precludes the Council will regard failure to provide it as a legitimate ground viii) loss of land or buildings of particular importance to the this; to refuse planning permission. visitor economy; ii) not permit alterations or extensions to buildings which are ix) a conflict with Policies E8 or E11 below. suitable for the full range of B1 uses if this would worsen existing 5.1.5 operational parking, loading or servicing provision; By protecting provision for loading, servicing (including

No. 133 Upper Street . August 2012 Planning Appraisal 11

Planning Policy (continued) adequate goods lifts or hoist provision serving all upper floors) developments should include a mix of uses, except where this Policy Imp5 also encourages mixed uses generally. and operational parking at existing premises, the Council is is inappropriate on environmental or other planning grounds. seeking to ensure that as much as possible of the borough’s It also takes its cue from the statement in Strategic Guidance Loss of Business Use B1 floorspace remains capable of a wide range of different that ‘in many areas a mix of residential, business and other uses within the use-class. It considers this as vital if the uses contributes to the character, vitality and diversity of local E4 intention of the Use Classes Order (which Circular 13/87 states communities’, and reflects government thinking on the key The loss of Class B1 uses will not be permitted where: as being ‘to allow more flexible use of premises and thus to role reserved for private sector development in providing for i) it would involve the loss of premises originally purpose built foster enterprise’) is not to be frustrated, and if it is to satisfy the a balanced mixture of land uses. This policy also enables for industrial or warehousing use and with loading and servicing requirement of Strategic Guidance that Unitary Development the Council to encourage the inclusion of residential in large facilities adequate for the full range of B1 uses; Plans should provide for flexibility of B1 use. This requirement commercial developments. This helps enhance the character ii) it would involve the loss of a site which the Council considers is also served by the Council’s expectation that redevelopment and vitality of areas through mixed use development and to be best suited for the erection of premises capable of being schemes for B1 use outside of the Central London Area and is sustainable through providing homes and jobs in close used for the full range of B1 uses on grounds of accessibility, of the Angel town centre should normally be so designed, proximity, hence reducing the need for travel. This also provides size and location. The following will also apply where the and incorporate parking, loading and servicing facilities that an opportunity to include affordable housing as advised by proposal is to change from B1 to residential. In these cases allow for the maximum possible range of B1 uses. Failure to government guidance in PPG3 and through Circular 6/98. The permission will only be given where: provide such facilities, or the significant worsening of them, policy does not define a specific amount of non-B1 floorspace, iii) the property is vacant and a suitable marketing campaign would also run counter to policies on parking and servicing. as this will vary from case to case. However it is expected that (the nature and time period of which has been agreed by the In order to minimise commuter traffic, it is also important that provision will normally be a significant proportion of the overall Council) for the property has been undertaken by the applicant developments should be adequately located in relation to the floorspace. The Proposals Map defines the Central London and has proved borough’s public transport network. Policy T55 makes clear Area. unsuccessful in finding suitable B1 occupants; that location in relation to that network is a material planning iv) the proposal is not within the Queensland Road/Ashburton consideration in dealing with all new developments. With 5.1.7 Grove, Vale Royal or Brewery Road areas; specific regard to larger developments for B1 use, the Council The Council will generally prefer that the mix of uses should v) the proposal will not be detrimental to the continuing use of feels that it is especially important that these be located at or reflect appropriate non-B1 land uses within the site prior to adjoining employment uses, especially B2 uses. near to significant public transport interchange facilities and redevelopment. Ground floor uses which offer a service to the underground stations, and will welcome proposals at these general public (for example Class A1 retail uses or Class A3 5.1.8 locations subject to compliance with other applicable policies. ‘food and drink’ uses) promote liveliness and interest in street Changes of use from business to residential have the positive frontages and may be sought by the Council even when they impact of creating more homes, increasing sustainability E3 were not previously present on the site. Other policies, such as and contributing to the regeneration of the area. However The Council will require the incorporation of appropriate non-B1 policies E1 or H2, may also require the retention or replacement the negative impacts include the loss of occupied business uses in Class B1 (Business Use) schemes where: on site of particular existing land uses, and failure to do so floorspace, loss of good vacant floorspace for employment i) the proposed gross B1 floorspace would be at least 1,000 would be regarded as a reason for refusal even when policy use (eg properties with good floor loading and servicing) and sq.m greater (or in the case of Central London, 2000 sq.m. E3 does not apply to the scheme. The Council may require a a change of character of mixed use areas. In considering greater) than the gross total of floorspace currently on the site suitable mixture of land uses to be included in developments applications for change of use to residential the Council will which is either in B1 use or could be so used without the need on sites in close proximity to areas of mixed character, as well ensure that good business floorspace is safeguarded, existing for planning permission; and as in those lying directly within such areas. Where it would businesses are protected and conservation areas such as those ii) failure to include appropriate non-B1 uses would have a be acceptable under other policies for developments in or in Clerkenwell and Smithfield retain their mixed use character. significant detrimental effect on the character, vitality or diversity immediately adjacent to mainly residential areas to include B1 More detailed advice on conversion of business to residential of the area. floorspace on a scale which would bring them within the scope use is set out in supplementary planning guidance. It should be of policy E3, the Council will normally seek the inclusion of noted that policy E4 will also apply to live/work units. As set out 5.1.6 residential accommodation within the scheme. In certain areas, in policy E14 the Council supports the concept of live/work and The requirement in policy E3 that larger redevelopment such as the Clerkenwell/Smithfield Special Policy Area, there in some cases a change of use to live/work rather than 100% schemes should in certain cases include appropriate non-B1 are additional local policies which may require the inclusion of residential may be preferred. uses follows on from government guidance that major business appropriate non-B1 uses in schemes not covered by policy E3.

No. 133 Upper Street . August 2012 Planning Appraisal 12

Planning Policy (continued)

Other Office Uses Outside Class B1 • the establishment of a hierarchy of parking need. This local environmental quality. This prioritises parking space as entails the prioritising of parking space based on the needs follows: E5 of disabled people, suppliers of goods and services, local i) needs of disabled people; The use of premises as a licensed mini cab office, an office for residents, business customers and other essential needs; ii) suppliers of goods and services; a courier business or for any other vehicle-related office use • the effective management of parking space by time and iii) local residents; not falling within Classes B1 or A2 of the Use Classes Order will price so as to ration available space in accordance with the iv) residents’ visitors; not be permitted in predominantly residential streets or areas, hierarchy of need; v) business customers and shoppers; nor where the use could cause significant traffic hazards. • seeking effective co-ordination with other boroughs with vi) employees. Elsewhere such proposals will be considered on their merits. respect to the introduction of new parking controls, including Controlled Parking Zones to ensure maximum compatibility 6.4.4 5.1.9 across borough boundaries; The development of a hierarchy of parking need is a tool that The Council considers that vehicle related uses such as these • the rigorous enforcement of on-street parking controls, will inform decisions on the most appropriate level of parking can generate significant noise and disturbance for nearby particularly on bus routes and main roads, in order to minimise provision and in particular whether there is scope for any residential occupiers and cause extensive parking and vehicle the impact of car parking on other road users. reduction. In applying the hierarchy, account will be taken of movements which could result in hazards for pedestrians and variations in local circumstances; this will include differences road users alike. However it recognises that such uses can Parking and Traffic Restraint between commercial and residential areas, public transport provide a valuable service to local residents and businesses accessibility and the needs of suppliers of goods and services, and are helpful in achieving the Council’s desire for a more T18 particularly when these have no alternative but to operate by sustainable transport policy. It will seek to ensure that such uses The Council will discourage private car journeys which are road. The detailed implementation of this policy will be through operate from premises in suitable locations and may impose not essential and which could reasonably be made by public the Council’s parking plan. conditions to protect local amenity and safeguard road safety. transport, walking or cycling. This will be achieved by parking Recent legislation requires the licensing of mini-cab operators controls and other appropriate measures. Management of Parking Space and planning permissions may therefore be restricted to licensed operators. 6.4.4 T20 Parking controls and their effective enforcement will be a key The Council will seek to ensure that parking space is managed 5.1.10 component in the Council’s traffic reduction strategy, especially in effectively by time and price and that the level of charges is set Policy considerations relating to class A2 office uses are the reduction of car-borne commuters entering Central London. to ration space in accordance with the hierarchy of need. included in Chapter 8 (Policy S31). The purpose of traffic restraint is to reduce the levels of non- essential traffic, thus freeing road space for buses, improving 6.4.4 6.4 Parking And Restraint the environment for pedestrians and cyclists, and enabling the The Council will conduct an annual review of parking charges. introduction of environmental traffic management schemes on The level of such charges will be used to ration available space Strategic Policy local roads. The Council accepts that traffic restraint should in accordance with the hierarchy and ensure a rapid turnover To control on and off-street car parking as part of the discriminate according to agreed priorities. Priority should go of parking spaces, rather than maximising revenue. The cost of Council’s traffic reduction strategy by restraining the to essential business vehicles and essential services (such as long term parking (i.e. in excess of 4 hours) will generally carry unnecessary use of vehicles, especially private cars, and to doctors, health vehicles, emergency services and other public a heavy premium. allocate parking to residents, shoppers and essential users utility vehicles). Proposals to restrain car usage must also be in accordance with an established hierarchy of need. accompanied by proposals to improve public transport. Non-Residential Off-Street Parking and Servicing

6.4.4 Hierarchy of Parking Need 6.4.5 The strategic objective for parking places a high emphasis New non-residential development must accommodate within on the restraint of non-essential vehicle use and forms a key T19 its curtilage adequate facilities for loading, unloading and component of the Council’s traffic reduction strategy. The The Council has established a ‘hierarchy of parking need’ servicing to meet the needs of the development, together with principal elements of the policies which flow from this are as in order to reconcile traffic restraint with the needs of local the minimum amount of parking necessary to cater for essential follows: residents, visitors and businesses, non-motorist road users and needs.

No. 133 Upper Street . August 2012 Planning Appraisal 13

Planning Policy (continued)

On-Street Parking within existing developments, particularly those likely to attract day. Interchange between cycling, walking and public transport significant cycle use. should be convenient, safe and accessible. The quality of T29 services in terms of reliability, comfort, accessibility and price The Council will extend on-street parking restrictions, including 6.4.22 should be such that non-car and car owners alike will choose controlled parking zones, to areas where parking demand The provision of adequate cycle parking is a necessary to use them for at least a proportion of their trips. exceeds the safe capacity of the streets, or in areas which component of the Council’s policies to encourage cycling, and attract a significant amount of parking by commuters. sustainable transport generally. Provision will be required in new 6.5.3 developments and encouraged elsewhere, particularly in town The Council’s objectives for public transport are, in partnership 6.4.17 centres, at transport interchanges (where the Council will work with the operators and other relevant agencies, to: The main purposes of the controls are to reduce the level of with public transport providers to identify suitable locations) and • increase public transport patronage; commuter traffic, to resolve the conflicts between moving and at other places where significant cycle use is likely. Provision • make services fully accessible; parked vehicles, to improve safety, to increase the capacity of of cycle parking is also valuable as part of Green Travel Plans. • improve the safety of public transport services; the main roads for essential traffic, and to assist local residents • enhance integration between modes; and businesses. Within existing and new controlled parking 6.5 Public Transport • improve the quality of public transport services zones, on-street parking will be allocated to residents and local and facilities; businesses through a system of parking permits. In CPZs parking Strategic Policy • integrate public transport fully within the land use is prohibited where it would unduly restrict traffic, displace To promote the greater use of public transport, and to planning system; traffic and cause congestion on nearby roads, be a safety actively seek measures to improve the quality, reliability, • improve the environmental performance of public hazard or interfere with access and servicing. Outside CPZs, and accessibility of public transport services. transport services; waiting and loading restrictions provide the same prohibitions • improve the capacity and range of the public but the remainder of the highway is generally unregulated. 6.5.1 transport networks. In London over 3 million passenger journeys are made by bus 6.4.18 each day, and the buses during the peaks carry nearly one 6.5.4 The Council will consult local residents and businesses on the third of road passengers, whilst accounting for only 1% of road An improved public transport system is an essential requirement need for CPZs and on their detailed implementation. In the long vehicles. Rail services are particularly important in catering for if the Council’s land use, development and sustainable transport term it is likely that the whole borough will be covered by CPZs. the high flows travelling to and from the central area. Three objectives are to be met. As there is one car for every five However new CPZs will be targeted initially on those areas that quarters of all trips to and from the central area in the morning people in Islington, most people are primarily dependent on need them most and where they have public support. Where peak period are made by rail. Clearly public transport has a key public transport for their travel needs. Public transport systems a need is identified, the Council will prepare a detailed plan role alongside walking and cycling in contributing to a traffic are an important aspect in the lives of disadvantaged groups, for introducing the necessary controls and restrictions, and this reduction strategy. In Islington the high population density and notably older people, ethnic minorities, people on low incomes will be subject to public consultation. In preparing such plans, relatively low levels of car ownership mean that there is a high and disabled people. Women are also heavily dependant on the Council will take into account all relevant issues including demand for, and dependence upon, public transport services. public transport. That being said, it is also essential that public public transport (bus lanes, bus stop clearways, bus boarders Public Transport Generally transport is seen as being important for all members of the etc), the needs of cyclists and pedestrians (cycle routes, community, and that it offers an attractive and viable alternative footway buildouts etc), provision for disabled people, as well T35 to the use of a private car. as broader environmental issues such as visual amenity. The Council will work in partnership with operators and other agencies to achieve an efficient, attractive, safe and affordable 6.5.5 Cycle Parking public transport system, as a key component of the Council’s An efficient and sensibly priced public transport system has been sustainable transport policy and traffic reduction strategy. shown to have beneficial effects on reducing long distance car T34 trips, particularly commuters. After 1981, the public transport Adequate secure parking or storage space for cycles 6.5.2 policies of the GLC brought about a 20% increase in the use should be provided in all new developments, as set out in The Council’s vision for public transport services in Islington is of public transport and an 11% reduction in car commuting the Council’s Planning Standards Guidelines. The Council for a network of services that cater for a wide range of journey to Central London. London’s future economic prosperity also will also encourage the provision of adequate cycle parking demands both in terms of destinations served and the time of depends on an effective public transport system.

No. 133 Upper Street . August 2012 Planning Appraisal 14

Planning Policy (continued)

Support for Public Transport continuous bus priority measures along whole route corridors; priorities is presently changing towards whole-route measures. iii) develop the network of services to meet the travel needs of T36 local residents and businesses; 6.5.11 The Council will work in partnership with operators, transport iv) ensure that bus stops and bus stopping areas are well located Bus priority measures include bus lanes, electronic devices agencies, and the government to: and designed, with good accessibility from the surrounding providing priority at traffic signals, passenger information i) ensure the effective co-ordination of London’s public transport area. systems such as ‘Countdown’ and exemption for buses from services; traffic restrictions such as banned turns, no-entries and one- ii) introduce measures that improve reliability, service frequency, 6.5.8 ways. The Council will also support increased crew operation, ticketing and information services, comfort and personal The convenience and attractiveness of bus travel depends on particularly on radial routes, as one person operated buses security; both quantity and quality of service. The Council has a key role cause delays to passengers and other road users. iii) make services and associated infrastructure fully accessible; arising from its responsibilities as the local highways authority. iv) develop the present network of routes to create more It also advocates improvements to services, interchanges, and 6.5.12 capacity and improve the range of trip needs served. other passenger facilities, and will fund schemes to improve Recent initiatives include the ‘London Bus Priority Network’ and bus services through its traffic management programme. The the development of ‘Quality Partnerships’. The former is made 6.5.6 Council considers that all Greater London roads and borough up of London’s busiest bus routes. All London local authorities There are a number of ways in which the Council can support distributors should be served by at least two bus routes, one of have been working together with London Transport Buses to public transport, in its roles as a highways and planning which should be a main radial service. Total service frequency develop, consult and implement bus priority measures. Funding authority, and by working in partnership with the public transport should not be less than every 10 minutes (peak) and 15 minutes is supplied from central government through the Borough providers. The Council will also seek to improve awareness of (off peak, including evenings and Sundays). No individual Spending Plan package bid process. In Islington measures public transport availability and to improve the physical fabric service should have a guaranteed scheduled frequency have been introduced along Caledonian Road, Essex Road, of interchanges and the comfort and safety of public transport lower than every 15 minutes (peak) and 20 minutes (off-peak, Ball’s Pond Road, St. Paul’s Road, Highbury Grove, Highbury users. The policies of traffic reduction and environmental including evenings and Sundays). It should be noted that these Park, Blackstock Road, Junction Road and Goswell Road. protection described earlier depend for their effectiveness on are targets that the Council would like to see achieved, and are Further measures will be developed in the future. the availability of an efficient, attractive and properly integrated not London Transport policy. public transport system. 6.5.13 6.5.9 Quality partnerships are being promoted by London Transport 6.5.7 The Council is also eager to see increased freight transport Local planning studies will continue to be undertaken to identify Buses and the Association for London Government, and involve along the Regent’s Canal. This is an underused London areas of need for improved services. It is particularly important formal agreements between LTB, bus operators and the local resource which could provide some relief to other overused to maintain and/or improve services to the borough’s two main authority. Islington is one of a small number of boroughs selected transport modes. While opportunities for mooring or transfer shopping centres, at the Angel and the Nags Head. (The bus to develop this approach and the first Quality Commitments facilities in Islington are limited, Islington will co-operate with is the most important non-walking means of making shopping Agreement commenced on January 1st 1999. The principle is other boroughs seeking to increase transport on the canal so trips in the borough). Cross-town that through co-ordinated action by LTB, the operators and the long as these do not conflict with other UDP policies. Council operating conditions for bus services can be improved. 6.5.10 This should enable operating savings to be made, which can Buses Bus priority measures have brought benefits to bus passengers. be ploughed back into further service improvements. Through Although the benefit from individual schemes may be small, their partnership a virtuous circle can be established where action T37 accumulated effect on journey time and operating cost savings such as improved enforcement can directly result in improved The Council will work in partnership with London Transport are becoming increasingly significant, especially considering bus service quality and enhanced service patterns. Buses, the bus operators and other relevant agencies in order the increased volume of traffic particularly at peak times. Bus to: priority measures also improve service reliability. However, i) introduce measures to improve bus reliability and reduce experience has suggested that in order to achieve a stepchange journey times; in the reliability of bus services, more comprehensive bus priority ii) implement measures to give buses priority over other traffic, measures are needed than the sporadic measures which have including generally been the case until now. Indeed, the focus of bus

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Planning Policy (continued)

6.6 Pedestrians 6.7 Cyclists 6.7.3 However the promotion of cycling should be viewed in the Strategic Policy Strategic Policy context of the Council’s objective of developing sustainable To increase walking as a means of travel within Islington, To significantly increase cycle use, and to make Islington a transport overall. Hence priority will be given to schemes and and to improve the overall environment for pedestrians in cycle friendly borough with improved facilities, safety and measures which promote and benefit all sustainable modes terms of safety, security, amenity, and convenience. journey conditions. of transport - rather than cyclists in isolation. This underpins the hierarchy of measures outlined above. The potential for 6.6.1 Cycle Use measures to reduce traffic will be investigated first and their Walking is an activity that most members of the community can impact on cyclists assessed. Where traffic reduction or traffic do. Apart from being a reliable means of getting from door-to- T51 calming is not a feasible option then specific measures door, it is a healthy activity and offers most people the simplest The Council has adopted a hierarchy of measures in order to designed to improve conditions for cyclists will be investigated. available form of exercise. Walking has a positive effect on improve conditions for cyclists and promote cycling within the These will include cycle lanes, cycle routes and special junction health by increasing fitness, reducing the risk of heart disease borough, comprising: treatments including advance stop lines and cycle only signal and reducing obesity. Walking is also environmentally benign. i) reducing motor traffic; phases. Encouraging people to switch from their car to walking can help ii) redistributing road space; to reduce pollution, global warming and respiratory diseases iii) traffic calming; Facilities for Cyclists caused by an over-reliance on fossil fuels. Promoting walking iv) implementing cycle specific measures. also contributes to reducing traffic, an objective of the 1997 T52 Road Traffic Reduction Act. 6.7.1 The Council will improve facilities and infrastructure for cyclists, Cycling is convenient, quick, healthy and enjoyable, so long and will: 6.6.2 as adequate safety and environmental conditions can be i) complete the Islington sections of the London Cycling Walking can also bring significant economic advantages. There provided. Cycling itself is silent, non-polluting, relatively cheap Network by 2005; is strong evidence to show that high quality pedestrian facilities and unlikely to cause serious congestion. In inner city areas, ii) provide additional or improved cycle facilities to serve in town and city centres lead to increased retail turnover, thereby cycling is as rapid as private motor transport and does not corridors with high volumes of cycle use; enhancing vitality and viability. Furthermore, the substitution of suffer from reliability problems like public transport. Only 35% iii) provide improved links from the network to key locations short car journeys by walking can help to reduce congestion of the borough’s residents have access to private cars, yet a within the borough; and hence increase the efficiency of the transport system. high percentage of Londoners own cycles. Most journeys in the iv) carry out measures to improve cyclists’ safety, and give borough are short enough to be undertaken quickly by cycle. cyclists priority over other traffic on roads with significant cycle 6.6.3 Cycling therefore has the potential to bring many benefits to flows; In June 1997, LPAC published ‘Advice on a Strategy for Walking the community and the Council will seek to encourage and v) ensure that cycling is fully integrated with public transport to in London’. This set out in detail the walking elements of LPAC’s promote the wider use of cycling in liaison with London-wide facilitate cycle use as part of longer journeys; overall transport strategy and established a framework and and local cycling organisations. vi) ensure that adequate cycle parking or storage is provided in policy advice for an overall strategy for walking in London. The all new developments, including new housing schemes; development of a strategic approach to walking was regarded 6.7.2 vii) provide for cyclists by re-allocating roadspace wherever as an effective way in which to ensure that the advantages which The proportion of journeys made by cycle has been increasing possible, rather than by sharing pedestrian space. walking can bring to London can be realised. Islington Council over the last decade. However the Council considers that further fully supports the move to a strategic approach to walking and significant increases are both desirable and achievable, and has 6.7.4 the sustainable transport round table has therefore prepared a therefore adopted targets based on the government’s National The Council is committed to developing high quality route pedestrian strategy for the borough, from which the policies in Cycling Strategy. This includes doubling the number of cycle networks for cyclists as part of the ‘London Cycle Network’. the UDP have been drawn. A key element in the strategy is the journeys made in 1996 (whether to work, school, shopping or This was being developed by the former London Planning ‘road-user hierarchy’ which places the needs of pedestrians for leisure) by 2002, and increasing the percentage of journeys Advisory Committee and the London Cycling Forum with the above all other road users. made by cycle to 10% by 2012. active participation of the government, London Boroughs and local cycling groups. The network is still evolving and Islington will continue to co-ordinated its plans with those of

No. 133 Upper Street . August 2012 Planning Appraisal 16

Planning Policy (continued) other London Boroughs. Map 20 shows the current proposals sited near suitable railways, roads or waterways. The Council who may be unable to walk very far or to carry shopping any for routes in Islington, some of which would form part of the supports this and will also consider whether traffic generated distance. The shops also derive mutual benefit from being strategic network. Most routes follow existing highways, by development is likely to have an adverse effect on public grouped. modified where necessary using traffic restraint, traffic calming transport, on the local environment, or on the borough’s traffic and cycle specific facilities to enable safe and convenient problems as a whole. 8.3.2 access to most destinations. However safe routes will also be In view of the continuing decline of shopping, it is considered sought through housing estates, other new developments and 6.8.2 necessary to designate protected local shopping centres to across the larger open spaces. Where possible these should The Council will consult with the public transport authorities strengthen the Council’s control over changes of use from retail be segregated from pedestrians. The provision of direct routes, in order to determine the appropriate level of public transport to non-retail use and thus help to ensure the maintenance of to serve corridors with high volumes of cycle movements, provision and will negotiate with developers in order to secure local shopping facilities. will be a key principle in establishing priorities for improving this provision through legal agreements, in the following existing facilities or providing new ones. However, to support circumstances: Changes of Use from Retail the network additional links will also be provided to the main • where development imposes additional transport demand; commercial areas, hospitals, education and leisure facilities. • where development requires new facilities to be provided; S18 Closer integration between cycling and public transport is a • where development offers the opportunity to improve existing Within a protected shopping centre, planning permission will not particular priority, with high quality cycle links to public transport facilities. normally be granted for a change from retail to non-retail use, interchanges and the provision of adequate, secure, covered (except to a launderette), and applications for redevelopment cycle parking at railway and bus stations. Without the additional Public transport accessibility needs to play a key role in will normally be required to provide premises on the ground measures described above the value of the investment in the planning policy. Generally, major trip generating uses need floor. In judging the acceptability of non-retail uses in these London Cycle Network will not be fully realised. to be directed to main public transport nodes. There is an centres the Council will have particular regard to the following increasing emphasis on the need to include a full assessment factors: 6.8 Transport and New Development of the transport impact where significant developments are being proposed. Additionally there is a need to consider the i) that the centre has an adequate range of key local shops (as Strategic Policy potential for improving public transport infrastructure and defined in paragraph 8.3.6) and that the loss of a shop would To ensure that all new development maximises accessibility services directly related to landuse proposals. not seriously diminish local shopping facilities; by sustainable modes of transport, meets relevant ii) the proposal should be compatible with a local shopping highways and access standards and is properly related to Shopping and Town Centres centre. The Council will therefore normally limit the proportion the borough’s transport and highways network. of non-retail units to a maximum of one-third; 8.3 Local Shops iii) the impact on the physical environment and whether the use New Development would adversely affect the appearance of the frontage; Protected Shopping Centres iv) the relationship with the uses on the upper floors and the T55 access thereto, and whether the use would adversely affect The Council will seek to ensure that development: S16 neighbouring occupiers; i) is properly related to the borough’s public transport and The Council will designate protected local shopping v) the impact of the use of pedestrian and traffic movement; highways network; centres, as shown on the Proposals Map, where the Council vi) application for restaurants and take-aways will also be ii) meets the Council’s standards in terms of parking, servicing will seek to maintain and promote local retail uses. subject to policy Env17, which concern noise, pollution and and access from the highway. nuisance. 8.3.1 6.8.1 It is considered essential that a range of local shops, providing 8.3.4 There is a need to relate new development and changes of for day-to-day needs, is available to all residents within The introduction of non-retail uses (i.e. any use outside of use to the public transport and highways network, for example reasonable walking distance. A grouping of local shops is more class A1 of the Use Classes Order) into a protected shopping developments involving the movement of substantial numbers convenient and beneficial than a scatter of shops, as this allows centre may undermine the viability of the centre, leading to a of people should be sited near public transport, whilst local needs to be satisfied in one journey. This is particularly loss of local shops, which may set off a chain reaction to the developments involving substantial goods movement should be important for older people and parents with young children, disadvantage of those residents who are dependent on local

No. 133 Upper Street . August 2012 Planning Appraisal 17

Planning Policy (continued) shops for all or most of their shopping needs. uses within group A of the Use Classes Order, and applies 8.6.3 both to new development and to alterations. Advice on how The Council is also concerned about the loss of A2 and A3 uses 8.3.5 the environment should be planned and designed to meet the (including pubs and banks) where these add value to the local Appropriate non-retail uses could include small service offices, needs of parents with young children is given in section 3.3, community. Loss of these uses will be resisted where it would: cafes and takeaway food outlets, which may function in much and detailed standards are set out in the Planning Standards • lead to an inadequate range of the type of service within the same way as retail shops, performing a personal service Guidelines. walking distance of a residential area; and to customers which is often required at the same time as the • harm the character and appearance of the local area (for purchase of retail goods. The existence of such non-retail uses A2 and A3 Uses example, the use may have historical links with the area or may therefore complement and contribute to the range of local contribute to the local streetscene). shopping facilities. Where such consents are granted, the S31 Council may impose additional conditions to limit the use of the The Council will allow developments for class A2 and A3 uses In some cases a public house or restaurant may also provide premises to particular occupiers. and will discourage their loss when they contribute to the space for explicit community or recreation uses and these are liveliness and vitality of the street scene or provide a service of covered by policies C4, C5 and R1. 8.3.6 particular local value. This policy will particularly apply in the Changes of use to a launderette (legally classed as a non-retail following locations: 8.6.4 use) will be permitted in protected centres because it has been i) main road frontages and town centres; The A3 use class covers a wide range of uses, with widely identified as a ‘key local shop’. As well as launderettes, key ii) areas predominantly in B1 (office) use; different environmental effects. Therefore in appropriate cases, local shops comprise butcher, baker, greengrocer, grocer/ iii) residential areas where the use is of local community value. the Council will place conditions on A3 permissions supermarket, newsagent/confectioner/tobacconist, chemist, to prevent future changes of use within the use-class to a more post office, off-licenses, dry cleaners and fishmongers. However within protected shopping areas, the relevant policies potentially disruptive use. set out elsewhere in this chapter (S5, S6, S13, S18 and S21) will 8.5 Access to Shops continue to apply. 12.1 Design Of New Development

STrategic Policy 8.6.2 Strategic Policy To increase the accessibility of shops and similar uses. A2 uses comprise financial, professional and similar services To ensure that all new developments, including alterations Access to Shops S29 Shopfronts should be accessible to (such as banks and estate agents) where such services and additions to buildings, are well designed, respect their people in wheelchairs and to people using pushchairs or are provided principally to visiting members of the public. context, and improve the appearance of the borough. double buggies wherever practical. A3 uses comprise premises for the sale of food or drink for consumption on the premises, or of hot food for consumption 12.1.1 8.5.1 off the premises. The Council wishes to encourage these Each new development should be regarded as an important It is increasingly recognised that a civilised environment is one uses, whilst not allowing this expansion to harm existing retail opportunity to enhance the environment, and the aim of the which caters for the needs of everyone, including older people provision. Policies are therefore included elsewhere in this development control process will be to facilitate and encourage and people with physical or sensory disabilities. Changes in the chapter to limit the number of A2 and A3 uses in ‘protected’ high quality design. As well as the appearance of the building, Building Regulations have resulted in significant improvements shopping areas. However, there are a number of other suitable design covers such matters as the ‘usability’ of the building, to new retail buildings but there is still a long way to go before locations, for example, on main roads and on sites in or adjacent its appropriateness to the site and its overall impact on the town centres and local shops are made fully accessible. It is to town centres, where they can be encouraged. The Council environment. The Council is determined that high standards in also true that the needs of women, who still form the majority is particularly keen to see these uses on the ground floor of all these aspects should be achieved in the future. of shoppers, have often been overlooked. Much more can be large office developments, many of which present a dull and done to improve town centres to make them easy to use by inhospitable face in the street environment. Applications for A3 Overall Design shoppers, particularly those with young children. The Council use will, of course, also be considered in relation to their effect will therefore ensure that all shops are accessible to people in on environment and amenity (policy Env 17). Other policies in 12.1.2 wheelchairs and this plan, for example on loss of residential will also continue The form and appearance of proposed development, its layout people with double buggies. This requires level or ramped to apply. within the site and its relationship to its surroundings are access and sufficiently wide doors. This policy applies to all material considerations in determining planning applications.

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Planning Policy (continued)

When considering planning applications the Council will have daylight and sunlight to all parts of the development within the the Council will therefore discourage the creation of additional regard to whether the layout of the development properly site; pavement crossovers and the creation of hardstanding for addresses the constraints of the site, whether the building is iv) allow ease of access and use by all users; vehicles in front of properties. suited to its intended use and function, and whether it relates v) create a safe and secure environment; well to its urban setting. This applies equally within and outside vi) avoid environmental nuisance; Designing in Context conservation areas. Careful attention to these aspects should vii) include adequate refuse storage facilities which are well be reflected in the overall design and conveyed through clear designed in terms of function and appearance; D4 drawings and explanatory statements. In particular, the Council viii) maximise walking, cycling and public transport use; Proposals for new and altered buildings should acknowledge expects that sufficient attention is given to site planning, which ix) avoid garages or car ports in advance of the building line. the most important elements of the urban context and create a is an essential early stage in the production of any satisfactory positive and appropriate relationship with surrounding buildings scheme. 12.1.5 and spaces. Particular attention should be given to: The site planning of new buildings or extensions will determine 12.1.3 the amount of the site covered by building, where buildings i) defining the public and private spaces through reinforcing The Council encourages applicants to choose architects are positioned, the organisation of open areas and the location building lines and encouraging appropriate infilling of gaps; carefully. The Council will negotiate on specific design issues, of access points. The layout of the site should be well thought ii) appropriate windows and window arrangements on buildings; but planning permission will be refused for proposals where the out with regard to the future use and operation of the building iii) ensuring that the building relates to the street and/or design does not adequately resolve the constraints imposed by and its direct relationship to adjoining buildings and the street. waterside setting as appropriate by avoiding faceless walls and the site, the use and the context. Efficient site planning is the starting point for a satisfactory including entrances; built form. Site boundaries are often defined by other buildings iv) encouraging a mix of uses; and Drawings and Design Statement which constrain the location of new buildings. v) ensuring all alterations and extensions are sympathetic to the building and its surroundings. 12 1.4 12.1.6 The quality of the submitted drawings will tend to reflect how It is important that all new buildings and extensions should Within this framework the Council will encourage architectural well the design has been thought through. The Council will have adequate natural light and be free from disturbance from innovation and imaginative design solutions. therefore require sufficient detail in planning applications to adjoining land uses. At the same time, existing nearby properties be able to determine whether the proposed development is should not suffer an unreasonable loss of light, outlook, privacy, 12.1.8 satisfactory. A full site plan should always be provided. Plans security or be disturbed by the operation of the proposed use. In a built up area such as Islington, each new development has and elevations should always show the adjoining buildings. The space around buildings should have a clear function and a potentially significant effect on the appearance and character Axonometric or isometric views should be provided to help be configured to work well. This is important for ensuring of the area, whether it involves freestanding buildings, infill convey three dimensional form. An urban design statement workable parking or servicing areas and for pleasant amenity buildings, extensions to existing buildings, altered elevations should explain how the proposal relates to its context. space. Careful layout of development can also help to ensure or shop fronts. good security and help to minimise opportunities for crime. Left Site Planning over spaces with ambiguous ownership or function should be 12.1.9 avoided. There should also be a clear demarcation between A building is always seen in relation to its surroundings, not D3 private space and space intended for public access. by itself. For each proposed building, there is a context within The layout of buildings and spaces on a development site which it will be seen. The surrounding pattern of streets and should be logically and efficiently planned to ensure that 12.1.7 buildings will influence the siting, form, scale, proportions access, functional, amenity and aesthetic requirements are The location of vehicle and pedestrian access points to the site and detailing of a new building. The form and detail of an met. In particular, new development should be designed to: and circulation within the site is critical to the convenience and existing building will influence the size, shape and detail of an ease of use of the building by its users and to its long term extension. All new development should form a natural part of i) safeguard the daylight and sunlight to nearby property; economic value. It is also crucial for ease of use by people the urban structure and contribute to the character of the area ii) minimise disturbance to the occupants of adjoining buildings, with disabilities (see section 3.3). Cars parked in front gardens by reflecting elements of the relevant and to respect their privacy; and garages or car ports for them, can be damaging to the context. iii) provide adequate open space, and satisfactory aspect, character and appearance of the area. As set out in policy T24,

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Planning Policy (continued)

12.1.10 Extensions and alterations should generally be carried out in i) the Council will seek to maintain the townscape and A careful analysis of the relevant context will ensure that new the same style and with the same or compatible materials as architectural quality of shopping areas so that they provide a buildings and extensions relate properly to their surroundings the original building, although in some cases good modern visually attractive, interesting and pleasant environment to local without necessarily constraining innovative design. In design, respecting the character of the original building will be residents, shoppers and visitors; determining applications for planning permission, the Council acceptable. Where a building has attractive and well detailed ii) shopfronts should complement the architecture of the building will assess the degree to which local context should influence or proportioned facades, alterations and extensions should as into which they are fitted and where important architectural the design approach. This will depend on: far as possible be confined to the less important facades. Roof features of the original building exist, these should be retained; extensions to houses should be compatible with the individual iii) where security measures are justified, internal open mesh • how visible the new development will be; building and the street block or terrace and should normally grilles are encouraged as they shed light on streets at night • how coherent and consistent the surrounding urban form is; be carried out in a manner traditional to the original building. and help create a friendly and more secure street environment. • how sensitive the urban context is in terms of architectural or Dormer windows in the front of the building will not normally The Council will not permit solid shutters except in exceptional historic value. be permitted. Where a development requires the addition of circumstances. In all cases shutter boxes or shutter storage lift enclosures, plant rooms etc., these should be unobtrusive should be hidden behind the fascia or located internally; Depending on an analysis of these three factors, a new building and integral to the design of the building. Where conversions iv) cash point machines should be well-lit and located on the or extension may at one extreme need to replicate existing of property make external features, such as chimneys, of no main street frontage in order to avoid customer vulnerability; buildings, and at the other extreme have complete design further use the Council will nevertheless normally require their v) many original shopfronts have recessed entrances. This is freedom. In most cases, two or three elements of the local retention where they are important to the character of the an attractive characteristic which should be retained and could context will need to be reflected. building or townscape. be featured in new shopfronts. The main window and return should always be glazed to retain clear sightlines; 12.1.11 Shopfronts vi) shopfront fascias should be positioned between pilasters In applying policy D4, special attention will be given to the most where appropriate and at a height consistent with the original public and visited places. These areas are often at greatest D13 shopfront; risk of unsympathetic design and greatly affect the daily lives The Council will require a high standard of appearance of vii) the Council will not normally approve the installation of of people who live, work and visit Islington. Of particular shopfronts, and associated awnings, roller shutter grilles and plastic fixed blinds which downgrade the character of older importance are town centres, railway stations and main and signs, and will prepare detailed guidelines to assist those style buildings and conservation areas; secondary road frontages. This includes the Nag’s Head and wishing to make alterations. viii the Council will not normally permit more than one fascia Angel town centres, Archway district centre, Finsbury Park, sign and not more than one projecting sign for each shop; Highbury Corner, Kings Cross (including Caledonian Road) 12.1.30 ix) the Council will not normally permit the installation of and Holloway Road generally. Regard should also be given to The installation of new shopfronts can have a significant impact internally illuminated box fascias or projecting box fascias in the environmental problems that prevail in these areas, as set on the character of traditional buildings and shopping parades any conservation area; out in chapter 2, and to the special policies found in chapter 13 and streets across the borough. Many attractive traditional x) shopfronts of a modern design may be fitted into traditional of the plan. shopfronts have already been lost and have been replaced by buildings but imaginative design and carefully selected the standard aluminium type, often with large area of glass, deep materials should be used. Alterations and Extensions fascias, cheap and unattractive materials and/or heavy roller shutters. Often new shopfronts bear little relation to the scale, 12.1.32 D11 style and proportion of the building or their neighbours and As set out in section 8.5 the Council will also require shopfronts Alterations and extensions should respect the architectural they frequently create an unattractive impact on the shopping to be accessible to people with disabilities and people with character and detail of the original buildings. streetscene. double buggies.

12.1.27 12.1.31 12.1.33 Alterations and extensions should not erode the good qualities When dealing with applications the Council will apply the Throughout the borough the Council will resist the removal of of an existing street or building. In a proposed development policies listed below with regard to the design of shopfronts. The important original or historic shopfronts, and will encourage involving an extension or alteration, the architecture of the Council has also published design guidelines for shopfronts, their retention and restoration. original building will normally form the immediate context. which provides more detailed advice:

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Planning Policy (continued)

12.3 Conservation Areas attractive and lively street frontages. Variety of uses, particularly Land Use at ground floor level is one of the most important qualities Strategic Policy deserving of protection and enhancement in many conservation To preserve and enhance areas of special architectural or D20 areas. historic interest as key elements of Islington’s character. In considering applications for changes of use within conservation areas, the Council will have particular regard to Materials 12.3.1 maintaining their character. In particular: The Council’s concern for the urban landscape of the borough i) planning permission will not be given in residential streets for D24 to a large extent involves conserving those historic buildings, new non-residential uses, or the expansion or intensification of In considering applications for extensions and refurbishment streets and spaces which contribute to a sense of attractive existing non-residential uses, where this would harm the overall in conservation areas, the Council will normally require the use local identity and to the quality of the environment. residential character of the area; of traditional materials. For new development, materials should ii) within conservation areas with an industrial or commercial be sympathetic to the character of the area, in terms of form, Conservation Areas character, the Council will encourage a variety and mix of uses, colour, texture and profile. and may require the maintenance or such uses where these 12.3.2 exist at ground floor level; 12.3.10 Local authorities are required to examine their areas from time to iii) in predominantly residential areas the Council will resist the The existing character and appearance of Islington’s time with a view to conserving areas of architectural or historic loss of existing non-residential uses which contribute to the conservation areas is largely created by the survival of 17th, 18th, interest, and large parts of the borough fit this description. Thirty- character of the conservation area and where their loss would 19th and early 20th century buildings. These were built using seven conservation areas have been declared, and these are harm the character of the area. materials suited to labour intensive methods of construction - shown on Map 3. There are no proposals for new conservation bricks, render, timber for windows and doors and slate or tile areas at present, but minor adjustments to the boundaries of 12.3.5 roofing. It is important that new buildings and refurbishment of some of the existing areas are likely during the plan period. The Council considers that land use is an important factor in existing buildings, blend in with and reinforce this character. determining the character of the borough’s conservation areas. Care must be taken with the choice of brick and bond. Modern 12.3.3 Whilst the majority of the conservation areas has a residential materials - plate glass, steel and concrete - may be acceptable The special characteristics of the borough’s conservation areas character, others have a mix of uses, often of a small scale, as long as the design of the new building and the use and quality derive from the high architectural and historic qualities of these which gives these areas character, life and vitality. of the materials acknowledges the scale and character of the areas. These include the overall townscape quality produced conservation area. Large, flat uniform planes on elevations are by an ensemble of buildings in an historic pattern of streets, 12.3.6 not appropriate. and the design, materials and decoration of individual buildings Where the predominant character of a conservation area is and groups of buildings. The different periods of development residential, the Council will normally wish to see this retained. 12.3.11 of different parts of the borough, and the consequent variety However it is not the intention of the plan to ‘zone-out’ small scale Shopfronts should also use traditional materials such as painted of styles, architectural details and materials used in buildings employment uses, nor unnecessarily to restrict commercial softwood, iron, render and stucco. Uncoated aluminium is not of different types, gives each conservation area a special and activities where no harm is caused. Back street public houses, an acceptable material in conservation areas. Coated aluminium distinctive quality. Detailed policies to preserve and enhance shops or workshop uses often or steel will only be acceptable if the design of the shopfront these qualities are set out below. In addition, to assist owners contribute to the character of a predominantly residential area, is appropriate for the building and enhances the conservation and developers, the Council has prepared further specific giving richness and variety of activity. The maintenance of local area. Full guidance on appropriate design and details is given advice relating to each area, and this is set out in a non-statutory facilities is also consistent with the Council’s policies to reduce in the Council’s Shopfront Design Guide. supplement to the plan. the need to travel.

12.3.4 12.3.7 Three of the borough’s conservation areas, Clerkenwell Green, Many commercial areas are now subject to pressure for Charterhouse Square and Hat and Feathers, are designated in residential development as well as commercial, and the Council the plan as a special policy area. The detailed policies relating wishes to see a mix of uses within individual sites. to this area are set out in chapter 14. Ground floor retail, showroom and service uses can provide

No. 133 Upper Street . August 2012 Planning Appraisal 21

Planning Policy (continued)

Rear Extensions The Angel Town Centre will be expected to accommodate A. For new employment space: estimated growth in jobs of approximately 775 from B-use • encouraging new employment floorspace, in particular D28 floorspace which will be encouraged throughout the town business floorspace, to locate in the CAZ and town centres Full width rear extensions higher than one storey, or half width centre, and in particular along Pentonville Road and White where access to public transport is greatest. rear extensions higher than two storeys, will not normally be Lion Street. Additional employment growth in retail and • requiring new business floorspace to be flexible to meet permitted in conservation areas, unless it can be shown that other service industries will be supported by encouraging future business needs. no harm will be caused to the character of the area. Where ground floor retail units in the office redevelopments along • requiring a range of unit types and sizes, including those permitted, rear extensions should conform with the main the main shopping streets. suitable for SMEs. building in terms of scale, design and materials. D. Any significant introduction of residential uses, including B. For existing employment space: 12.3.15 student accommodation, within the town centre will be • safeguarding existing business spaces throughout the In order to preserve the scale and integrity of the existing resisted. However, retail-led mixed use development, with borough by protecting against change of use to non- buildings it is important that rear extensions are subordinate to an element of conventional residential units which makes business uses, particularly in the CAZ. Development which the mass and height of the main building. Rear extensions will be a significant contribution towards meeting affordable improves the quality and quantity of existing provision will permitted on their merits and only where the scale, design and housing objectives will be acceptable. be encouraged. materials to be used are in keeping with the existing property • in exceptional circumstances loss of employment and where all other planning standards are met. Normally, the E. The Angel will be strengthened as a cultural destination floorspace might be acceptable in line with considerations two storey part of the extension will be on the staircase side by protecting and encouraging arts and entertainment which will be set out in the Development Management of the elevation. Original windows, especially those to the uses. Policies. principal rooms of the property contribute to the character and • designating and protecting Vale Royal/Brewery Road as a appearance of historic buildings and should be retained F. Changes will be promoted at Chapel Market which help Locally Significant Industrial improve the management of the market and the shops Site. The Vale Royal/Brewery Road site will be retained for LDF - Development Management Policy making both more accessible for pedestrians. industrial/warehousing/employment land. • Protecting units which are suitable for SMEs in terms of 2.6 Angel and Upper Street G. Improvements are sought to the environment for their type and size. pedestrians, cyclists and residents, particularly around Policy CS 5 - Angel and Upper Street the station and the junction of Islington High Street with C. Requiring development to provide jobs and training City Road, Goswell Road and St. John Street, reducing opportunities/support as follows: A. The area around Liverpool Road, including Sainsbury’s, the dominance of through traffic, and improving public • on-site construction training opportunities from the N1 Centre, Chapel Market and the Upper Street High transport capacity and experience. developments of 10 residential units or above, hotels, Pavement will continue to be the main shopping area, and student accommodation or hostels with 20 or more rooms, Camden Passage be a specialist retail area for the antiques H. The historic character of the area will be protected and or with an uplift in business/employment floorspace of trade. enhanced with high quality design encouraged so that it 500m2 or greater (Gross External Area (GEA)). respects the local context of Angel and Upper Street and • jobs and training opportunities, including apprenticeships, B. The boundary of the Angel Town Centre will be extended its surroundings. and contributions for childcare facilities where there is a north along Upper Street and east along Essex Road. The proven need, from developments with an uplift in business/ Development Management Policies will define the exact employment floorspace of 500m2 or greater (GEA). town centre boundaries, mix of uses and related frontages 3.4 Employment • either a proportion of small, micro and/or affordable policies specific to Angel. workspace or affordable retail space, or contributions Policy CS 13 - Employment spaces towards these, from major non-residential developments C. Business floor space will be protected from change of where the majority of floorspace is not in public education, use and opportunities for office-led mixed use development, The council will provide employment space for businesses community or social infrastructure uses. through intensification of uses to contribute to wider in the borough by: employment growth in the borough, will be encouraged.

No. 133 Upper Street . August 2012 Planning Appraisal 22

Planning Policy (continued)

3.5 Retail and services SPDs.

Policy CS 14 - Retail and services E. The town centres’ streets will be actively managed to balance the demands on the public realm from business, A. Islington will continue to have strong cultural and particularly restaurants and cafés, and the need for easy community provision with a healthy retail and service pedestrian movement. economy providing a good range of goods and services for the people who live, work and study in the borough. This F. Local shopping areas will be supported by creating will both support the borough’s economic development and coherent pedestrian environments and managing change enable people to shop locally. The council will protect and of use from retail through Development Management enhance the existing arts and cultural uses and encourage Policies. new arts and cultural uses, particularly within town centres. G. Hotels and visitor accommodation will help to support B. Islington has a hierarchy of town centres with two major the retail and service economy. The appropriate location town centres at Angel and Nag’s Head, and two district for hotels and other visitor accommodation is within town town centres at Archway and Finsbury Park. Town centre centres. 10% of hotel bedrooms will be required to be boundaries will be defined in the Development Management wheelchair accessible, which shall be fully-fitted from the Policies. outset.

C. Any new major retail and leisure development should be located in these town centres in accordance with the sequential assessment set out in Planning Policy Statement 4: Planning for Sustainable Economic Growth. Any increase in retail unit size should be supported by assessments which pass the test (in PPS4) of “preserving and enhancing the established character and diversity of the town centre.”

D. Islington will retain the primacy of retail shops in the borough’s town centres and shopping areas and actively promote independent retail. Major retail developments will be required to provide a good supply of smaller retail units to maintain and enhance the diversity of shops in the borough and opportunities for small businesses. Specialist shopping areas, such as Fonthill Road and Camden Passage, will be actively promoted and considered when assessing future retail proposals. Shopping areas that are historic and/or locally important will also be identified in SPDs and their use and character will be protected. Through Development Management Policies, the council will prevent the amalgamation of smaller retail units to make larger single shops and also seek to limit the excessive loss of shops to other uses. Further detail on managing Islington’s town centres and shopping areas will be provided in other development plan documents and town centre strategy

No. 133 Upper Street . August 2012 Sustainability 23

Air Quality Land Contamination Bio Mass Heating Not Applicable Air quality is greatly affected by polluting vehicle emissions. A search for biomass suppliers within Central London indicates Asthma and respiratory disease are known to be adversely Waste Storage & Recycling Facilities that there are two suppliers within 5 miles, WoodExpert and affected by air pollution. New uses of land that involve Biomass UK Ltd. However, it is considered that due to the urban motorised vehicles coming to and from property will thus Homes need sufficient space to store waste, including for nature of the site, the emerging nature of Bio Mass fuel supply cumulatively have an effect on the air quality as will the influx recycling purposes, within the dwelling as well as outside chain, and the location of the site (the road infrastructure is of polluting vehicles during the construction process of some for waste collection. The proposed kitchens have been not appropriate for regular lorry delivery of wood chips/pallets) developments. provisionally laid out to accommodate enough storage for this technology is inappropriate and therefore is considered recycled waste as well as general waste, whilst a new dedicated no further. The proposed development would not involve polluting refuse storage space is provided externally. vehicles visiting the site post completion and those visiting Solar Water Heating the site during construction are required to meet the ‘Low Renewable Energy Emissions Standards’. Due to the limited area for the collectors to be mounted on Most experts agree that Global warming is a consequence of the flat roof, the amount of hot water would be minimal; this Domestic and commercial heating systems can also have a burning fossil fuels with a resulting increase in carbon dioxide technology is considered no further. negative impact on air quality due to their nitrogen oxide and in the atmosphere. Greenhouse gas emissions such as carbon carbon dioxide emissions. Condensing boilers recycle heat dioxide trap heat from the sun inside the Earth’s atmosphere Photovoltaic Panels and have less such emissions than conventional boilers. and this leads to global warming. For example burning natural gas in heating systems will contribute to this effect. Renewable Photovoltaic (PV) modules convert solar radiation directly into A new heating system will be introduced that will loosely energy thus can reduce the dependence on fossil fuels and electricity for use in the building and can be used for domestic comprise of a Condensing boiler with a SEDBUK efficiency consequently reduce greenhouse gas emissions. In addition purposes such as home heating and lighting systems. rating in access of 86% in compliance with Part L of the Building to ‘renewables’, energy efficiency needs to be built into the Regulations (2006). design with insulation, and fitting out with energy efficient Installing Photovoltaic Panels on parts of the roof that are appliances. non-visible to contribute to the overall power consumption Pollution from Noise, Light / Glare, Fumes & Land of the building is considered an effective measure. Typical Contamination The proposed development will involve upgrading insulation to Photovoltaic panels will produce 1kW peak for 8m² of panel the walls, windows and floors of the building where appropriate, area. Although further detailed analysis would need to be Noise as well as the existing roof to be made good. carried out, it is considered that approximately 40m² of panel Due to the residential nature of the building, there will be no area could be installed and thus providing approximately 5kW adverse noise pollution created. During construction, workers Each of the renewables’ technologies is considered for it’s peak. We recommend that this technology is investigated will be constrained the working hours set out within the applicability for the property and whether or not it can be used further prior to implementing the proposed scheme. Planning Conditions. to reduce the energy consumption of the Condensing Boiler. The following technologies are considered: Materials Light / Glare No external lighting is proposed on the street elevations of • Wind Turbines If appropriate, construction materials should be reused / the building due to the residential nature of the site. Through • Bio Mass Heating reclaimed, long lasting or recycled e.g. using reclaimed on-site the removal of the office lighting and installation of low energy • Solar Water Heating materials such as re-using timber from demolished partitioning. pendent fittings, the amount of light emitted through the • Photovoltaic Panels When using new materials, care should be taken not to deplete windows will be reduced once the proposals are implemented. the earth’s threatened resources, which include certain tropical Wind Turbines hardwood. Longer lasting materials are preferred over those Fumes less robust as not only does this avoid frequent replacement Not Applicable The application site is sheltered. This technology is unsuitable (and more waste from discarded materials) but costs less. for this location and therefore has been considered no further. Locally supplied materials should be chosen as it avoids

No. 133 Upper Street . August 2012 Sustainability 24

unnecessary transport of goods over long distances, this is equally true of recycled products in that transportation costs should be put into the notional environment equation (i.e. it could, on occasion, be more sustainable to buy local new products). Natural paints and solvent-free wood finishes can be used that do not give out any toxins.

No. 133 Upper Street . August 2012 Design 25

Overview of Proposals

Proposed - Schedule of Accommodation

The application presents an opportunity to fully integrate the Existing Proposed buildings on site, providing better amenity space as well as improving access and security. The fundamental objective of the development has been to create a sustainable, pleasant Basement: Basement: place to work and visit. Storage 77 m.sq Storage 77 m.sq

The approach to the design of the remodelling of the interior, Ground Floor: Ground Floor: external modifications has been informed by the architectural Office / Storage 120 m.sq Retail 62 m.sq language of the original design, the client’s brief, the London Garage 138 m.sq Restaurant / Storage 200 m.sq Borough of Islington’s UDP and the Upper Street North Conservation Area Audit. Mezzanine Floor: Restaurant 30 m.sq Ground Floor of rear wing

On the ground floor the retail and restaurant unit share the Total Internal Floor Area 335 m.sq Total Internal Floor Area (incl. stairs) 369 m.sq existing rear wing. Whilst the retail unit is accessible directly from the yard, facilities to serve the restaurant are located at the back and corner. The alterations to the host building at ground floor level help to reinstate the historical character in keeping an appropriate architectural language. Roller shutters have been removed and window sills were lowered to introduce light and seamless glass doors.

Garage

The Garage currently occupying 133B Upper Street will be refurbished and altered to suit the new Restaurant use whilst keeping its character. The existing roof will be replaced and rooflights for the provision of natural light and ventilation will be introduced. A new Mezzanine floor within the roof space provides additional seating. It will be cut back to create a double height space and a gallery to the front allowing views from both levels.

No. 133 Upper Street . August 2012 Existing Drawings 26

E/500

Site Location Plan

Scale @1:1250 @A3

No. 133 Upper Street . August 2012 Existing Drawings 27

E/1000

Floor Plans

Storage Storage

Basement Floor Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Existing Drawings 28

E/1001

Floor Plans

Storage Office

Office

Storage

Storage Garage

Storage

Access from Upper Street

Ground Floor Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Existing Drawings 29

E/1002

Floor Plans

Roof Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Existing Drawings 30

E/1100

Elevations

Sectional South Elevation Scale @1:100 @A3

No. 133 Upper Street . August 2012 Existing Drawings 31

E/1101

Elevations

Sectional West Elevation Scale @1:100 @A3

No. 133 Upper Street . August 2012 Existing Drawings 32

E/1200

Site Sections

Sectional South Elevation

Section A Scale @1:200 @A3

No. 133 Upper Street . August 2012 Existing Drawings 33

E/1201

Sections

Office Garage

Section A Scale @1:100 @A3

No. 133 Upper Street . August 2012 Existing Drawings 34

E/1202

Sections

not surveyed

Storage Office

Section B Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 35

P/501

Site Plan Highbury & 10 mins Islington Station

UPPER STREET

Keys

Restaurant Entrance

Retail Entrance

Pedestrian Route

9 mins Vehicular Route

9 mins Average Walking Time Angel Station

Site Access Plan Scale @1:200 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 36

P/1999

Demolition Plan

Access from Upper Street

Ground Floor Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 37

P/2000

Floor Plans

Storage

Storage

Storage

Basement Floor Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 38

P/2001

Floor Plans

WC’s

Restaurant Preparation

Retail Retail

Kitchen Retail Restaurant Entrance Entrance Restaurant

Access from Upper Street

Ground Floor Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 39

P/2002

Floor Plans

not surveyed

Restaurant

Mezzanine Floor Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 40

P/2003

Floor Plans

Rooflight

Rooflight

Roof Plan Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 41

P/2100

Elevations

Keys

1 Brickwork to be refurbished and made good 5 Retail Entrance 2 New glass door 6 Structural glass window to replace blocked up door 3 Render finish to match existing 7 Roof to be replaced 4 Sills to be lowered to introduce glass doors 8 New Rooflights

8

7

1

2 6 3 4 5

South Elevation Scale @1:100 @A3

No. 133 Upper Street . August 2012 Existing Drawings 42

P/2101

Elevations

Keys

1 New Rooflights 2 Roof to be replaced 3 Facade to be refurbished and made good 4 Existing metal stairs 5 Restaurant Entrance

1

2

3

4

5

Sectional West Elevation Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 43

P/2200

Site Sections

Sectional South Elevation

Section A Scale @1:200 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 44

P/2201

Sections

not surveyed Restaurant

Retail Retail Restaurant / Preparation Restaurant

Section A Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 45

P/2202

Sections

Keys

1 Facade to be refurbished and made good 2 New Window 3 Render finish to match existing 4 Glass door to Retail unit

not surveyed

1 2

3 4 Retail WC’s

Section B Scale @1:100 @A3

No. 133 Upper Street . August 2012 Proposed Drawings 46

P/2203

Sections

Keys

1 New Rooflights 2 Roof to be replaced

1

2

Restaurant

Section C Scale @1:100 @A3

No. 133 Upper Street . August 2012