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Former Collins Theatre Site P5880 On behalf of Berjaya UK Limited FORMER COLLINS THEAT RE SITE Former Collins Theatre site OPERATIONAL MANAGEME Islington on the Green, LB Islington, London Operational Management Plan NT PLAN RJP: P5880 October 2015 Contents 1.0 Introduction 1 1.1 Site Description 1 1.2 Client Background 1 2.0 Site Management 3 2.1 Organisation Structure 3 2.2 Roles and Responsibilities 3 2.3 Logistics (Between Theatre and Other Uses) 5 2.4 Marketing 6 3.0 The Theatre 7 3.1 Summary 7 3.2 The Pleasance 7 3.3 The Collins Theatre 7 3.4 Demographics and Competitors 8 3.5 The Theatre: 9 3.6 Weekly Running 11 4.0 The Retail Element 14 4.1 Overview of Units proposed 14 4.2 Unit 1 14 4.3 Unit 2 15 4.4 Unit 3 17 4.5 Management 18 5.0 Viability 19 5.1 Outline Cost Plan 19 6.0 Delivery of Theatre – Programme. 20 Operational Management Plan ii 1.0 Introduction 1.1 Site Description 1.1.1 Collins Theatre is a purpose built Theatre delivered as part of a new residential development at Islington on the Green in the London Borough of Islington. The theatre is in the form of a 3 storey basement shell. Due to concerns regarding the viability of the theatre operating under a number of different business models, the space has sat unoccupied since its completion in early 2000’s. 1.1.2 The Theatre is located in central Islington near Upper Street with excellent public transport access both via London Underground and local bus services. The surrounding area is characterised by retail and commercial spaces at ground floor, often with residential development at upper levels. The site is not listed, nor is any listed building within close proximity, however part of the building is covered by the Angel Conservation Area. 1.1.3 Islington Green is pedestrianised along the site frontage. It forms the northern boundary of the Islington Green Triangle which is an area of open space bound by Upper Street, Essex Road and Islington Green. 1.1.4 Alongside the Theatre a shell for a number of mixed use commercial units is provided at ground floor level. The units either face onto Islington Green, Essex Road or a covered inner courtyard within the centre of the development. 1.2 Client Background 1.2.1 The Owner of the Property is a substantial International Development and Investment Company with decades of experience in Retail, Residential, Leisure, Sports, Entertainment and the Hospitality Industries. Berjaya the principle company is based and listed on the stock exchange in Malaysia, where its core business has been developed. Through its business success in the Far East, it has expanded into a global business through worldwide strategic investments and joint ventures and now has interests that span the globe. For many years Berjaya has been increasing its investments and interests in Europe and the UK, where it is the main stakeholder in a variety of businesses. 1.2.2 The company is very familiar with the long term strategies that require to be implemented to make a project successful and sustainable, and the effort required managing a multitude of diverse interests for the benefit of all stakeholders. 1.3 Description of the proposal 1.3.1 This operational management plan is written to accompany a planning application for amendments to the approved layouts of the theatre and ground floor commercial units within the development. These changes are designed to improve the flexibility of the Theatre and are conducive to the viable use of the theatre within the long term. 1.3.2 For the purpose of the planning application of which this management plan relates to, the development description is as follows: Section 73 application seeking to vary the description of the proposal and the wording of condition 2 attached to planning permission P000205 to allow for amendments to the theatre and commercial spaces. 1.4 Management Plan Contributors 1.4.1 It is intended that this document reflects the expertise required to viably deliver a theatre within a constrained site. The applicant has therefore sought to engage a number of expert consultancies within the relevant fields to contribute to this plan: The Pleasance Theatres Trust have contributed a vast amount of expertise to the document to ensure that it can viable operate within the current commercial climate. The advice extends to operational and logistical comments regarding site layout and servicing as well as justifying the theatre spaces within a planned programme of entertainment. Berjaya UK Investment & Development and the general management staff have detailed how the theatre will operate with the other uses sharing the site, ensuring that the residential accommodation above is not compromised and the retail offer at ground floor is appropriate to the ethos of the development. Davis Coffer Lyons has provided an initial outline of the marketability of the commercial units on site including likely tenants. 2.0 Site Management 2.1 Organisation Structure 2.1.1 The following chart demonstrates the management structure for the operation of the theatre. 2.2 Roles and Responsibilities 2.2.1 The following section outlines the roles and responsibilities of the individual organisations involved in the running of the theatre and associated commercial units. Owner - Berjaya UK Investment & Development Ltd 2.2.2 The owner of the site has overarching responsibility for the proposed theatre and commercial units and will ultimately be responsible for all decisions for the site pending the advice of the management team detailed below. General Manager – Project Management 2.2.3 The general manager is responsible for the overarching management of the theatre and commercial units. They are designed to create a conduit between the site owner and tenants on site and ensure that the tenants and the theatre can operate unencumbered on site. 2.2.4 General responsibilities include: Overall financial control Management of overall site & Tenants Management & Co-ordination with Theatre Tenant o Assist in marketing / alternative uses of theatre space when not in use o Co-ordination between Retail Unit 1 & Theatre & Box Office interests, to enable cohesive operation for all parties. o Main point of contact for all parties Liaison between Residential, Theatre & Retail Tenants Management of site Operations & Facilities Teams To maintain maximum occupancy & rental potential from residential apartments To ensure that the whole site is maintained regularly in accordance with legislation & Tenancy guidelines. To co-ordinate venue marketing campaign with tenants Remarketing & Rental Reviews Deputy Site Manager Assist the GM in Upkeep of Residential Area Co-ordination of Cleaning & Site Maintenance & Concierge Management of Site Services Theatre Operator Appointment – Tenant/ Operator 2.2.5 The Owner/Landlord will be seeking to appoint an established, experienced, enlightened and flexible Theatre operator /Manager to run the theatre, contracted to promote and produce a variety of Shows, Plays, Comedy, Cabaret and Entertainment to suit a wide audience from regular theatre goers to families and young people unfamiliar with the theatrical experience, appropriate to the Theatres location in Central Islington. They will be encouraged and incentivised to diversify their purely Theatrical interests and expand on established theatre financial strategy to maximise revenue by utilising all the available theatre and ancillary spaces throughout the day and year for diverse activities. 2.2.6 They will be required to integrate their activities and interests with the other retail and residential occupiers of the site, to benefit the whole development. They will be expected to collaborate with the General Manager and alongside the Retailers, to contribute to the programming and marketing of events, festivals and activities throughout the year to promote and work in the interests of the venue as a whole. 2.2.7 The General Manager and the Theatre will coordinate the activities on site should the operator wish to vacate the site for predetermined periods of the year. The Landlord will be offering a 25 year tenancy, with annual reviews in years 1 to 5 followed by 5 year reviews with 5 year break clauses for the remaining lease period. 2.2.8 The annual reviews in years 1-5 are intended to aid in establishing and adjusting the appropriate rental payable to assist the growth of a new venture in a new location. All Incomes and expenditure will need to be made transparent by an open book policy between the Theatre and Landlord. 2.2.9 Should Retail Unit 1 be demised to the Theatre Operator it will be on a commercial rent or Rent plus overage appropriate to its location and potential, its duration to coincide with the Theatre agreement. Appointment of Retail Tenants 2.2.10 The Landlord will be offering long tenancies with break clauses, but will not be averse to negotiating incentivised rents enhanced by overage payments to encourage the right mix of operators. 2.2.11 The Tenants will be expected to collaborate with the General Manager and the Theatre to promote and market the Venue throughout the year for special activities, and work in the interests of the venue as a whole. The central courtyard area has the potential as an occasional entertainment venue during part of the day as well as overflow seating for one or more of the Retail tenants subject to good neighbourly restrictions 2.2.12 The Tenants will be expected to comply with restrictions set by the general manager on operating procedures to safeguard the interests and amenities of the residential tenants within the development. 2.3 Logistics (Between Theatre and Other Uses) Theatre/ Conference use 2.3.1 With three theatre venues of different sizes, and the proposed flexibility of rapid foldaway seating there are opportunities for utilising some of the spaces for conference use at various times of the day throughout the year.
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