Planning Statement Change of Use Application at Crêpeaffaire, 51-53 , , N1 8EA

LPA Ref: PP-05561029

Firstplan Ref: 16192

Date: October 2016

Contents

Section 1 Introduction ...... 4

Section 2 Planning Background ...... 5

Section 3 The Proposal ...... 7

Section 4 Relevant Planning Policy ...... 10

Section 5 Planning Considerations ...... 13

Section 6 Conclusions ...... 21

Document 1 Crêpeaffaire presentation document

Document 2 Illustrative breakdown of sales

Document 3 Letter from Managing Agent regarding marketing

Document 4 Appeal decision APP/X5990/C/16/3149966

Document 5 Copy ‘High Street Performance and Evolution’ - University of Southampton

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Section 1 Introduction

1.1 This report is prepared by Firstplan Ltd., on behalf of our client Crêpeaffaire, in support of a planning application for the change of use of 51-53 Camden Passage, from Use Class A1 retail to a mixed A1 / A3 use.

1.2 Crêpeaffaire sell a range of products based around their successful crêpe range. The company began trading in 2004 and currently trade from six other high street retail locations across the country (Cambridge, Chiswick, Wimbledon, Spitalfields, Cardiff and Bristol) and from four shopping centre locations (Westfield Stratford, Westfield London, Trinity Centre Leeds and Grand Central Birmingham). All of these premises trade as A1 retail outlets and it is considered that the Crêpeaffaire’s Camden Passage premises is also operating as A1. The Council has, however, refused an application for a certificate of lawfulness ref: P2016/3063/COL for Crêpeaffaire’s use as A1 and following discussions with the Council this application is being submitted to seek a mixed use to accommodate an element of A3 use in addition to retail. Crêpeaffaire have operated from unit 51-53 Camden Passage since 2014 and has added to the vibrancy and vitality of the locality and indeed the wider Angel Town Centre and its primary shopping frontage.

1.3 The following sections of the report will analyse the key planning considerations, and concludes that in all respects, the proposed mixed A1/A3 use will not harm the vitality or viability of the town centre.

• Section 2 of the report sets out the relevant background information, including the description of the site and surrounding area and the relevant planning history. • Section 3 sets out the application proposals. • Section 4 sets out the planning policies relevant to the proposed change of use. • Section 5 considers the key planning considerations in the context of the relevant planning policies. • Section 6 sets out our conclusions.

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Section 2 Planning Background

a) Site and Surrounding Area

2.1 This application relates to the ground floor area of 51-53 Camden Passage, N1 8EA. The premises forms part of a modern development. The ground floor contains a publically accessible area containing the counter, display shelving, salad bar, juice bar and informal communal seating comprising 26 seats, including high stools and a couch. The rear area is not accessible to the public and comprises a storage area and staff toilet.

2.2 Crêpeaffaire sells merchandise and a range of food and drink, some of which is eaten on the premises and some of which is eaten off the premises. All food and drink is purchased at the counter. In terms of cold food, the unit sells a range of salads, cold crêpe wraps, muffins, brownies, cookies, pastries, waffles, popcorn and other impulse items, fresh fruit, ice cream, cold drinks (bottled and pre-packed), freshly made fruit juices, smoothies and shakes. The only warmed products sold are the range of crêpes. All the fillings used in the crêpes, including the breakfast crêpes, are prepare off site and no primary cooking takes place on the premises. In terms of hot drinks tea, coffee and hot chocolate are served.

2.3 The unit is located in a prominent corner location and retains two active frontages onto both Camden Passage and Camden Walk. Other operators in the immediate surrounding include Public House and Sharps Barber and Shop (both of which are within Grade II listed properties and adjacent to the application site), Cluttons Estate Agents in the neighbouring unit along Camden Walk and Waxantiques just south of the application site, at 49 Camden Passage. On Wednesdays, Fridays, Saturdays and Sundays, there are market stalls selling vintage and antique goods from stalls set out along Camden Passage, complementing the permanent retail premises.

2.4 Angel has been a dedicated shopping and trading centre for London for centuries. The historic character of the area is recognised and protected by a number of conservation areas, with the application site designated within the Angel Conservation Area. The special character of the Angel Conservation Area is drawn from its historic link with commercial activity that covers the length of ’s main thoroughfare. The general urban grain of the area comprises narrow plot widths and streets with shopfronts characteristic of the 17th Century. Indeed, Camden Passage itself has a distinctive character within the conservation area showcasing distinctive stepped and raised pavements and narrow streets. The application site building is, however, a modern addition.

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b) Relevant Planning History

2.5 Crêpeaffaire began their tenancy within 51-53 Camden Passage in 2014. The previous use of the premises was for the retail sale of furniture. The planning history of relevance to this application relates to Crêpeaffaire’s tenancy and is set out below:

• P2014/5027/FUL – Alterations to the existing shopfront including: new timber glazed sliding door, making good and decoration to the shopfront. Planning permission granted 28 January, 2015. • P2015/0522/ADV – Installation of 3no. illuminated fascia signs and 1no. illuminated projecting sign. Advertisement consent grated 9 April, 2015. • P2016/3063/COL – Application for a lawful development certificate for an (existing) use for retention of an air conditioning unit above the door on the south east elevation. Application refused 27 September, 2016. • P2016/3066/COL – Application for a certificate of lawfulness in connection with existing use as A1. Application refused 27 September, 2016.

2.6 As highlighted in the introduction, this application seeks to address the refusal of the certificate of lawfulness application ref: P2016/3063/COL. Following discussions with the case officer it was agreed that a mixed A1/A3 application would be submitted and considered on its merits.

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Section 3 The Proposal

3.1 This application seeks planning permission for the change of use of 51-53 Camden Passage, from class A1 (retail) to a mixed A1/ A3 (retail/restaurant) use. This change of use is sought in line with the Council’s position that the operation of Crêpeaffaire does not fall within the current lawful use of A1. It is envisaged that the operation of the site will continue as existing and that there will be no material change to the layout or appearance of the application site.

3.2 In considering the certificate of lawfulness application the Case Officer noted in his report that:

“It is considered that some elements of the current operation of the premises could be classified as being an A1 use.”

3.3 In terms of the actual sale of goods Crêpeaffaire sells merchandise and a range of food and drink, some of which is eaten on the premises and some of which is eaten off the premises. A presentation document is attached as document 1 which illustrates the range of goods sold from the premises. Document 2 provides a breakdown of the sales of hot food and drink consumed on site compared to the total sales from the premises, demonstrating that the hot food and drink element is a small proportion of overall sales. DOCUMENTS 1 & 2

3.4 All food and drink is purchased at the counter. In terms of cold food, the unit sells a range of salads, cold crêpe wraps, muffins, brownies, cookies, pastries, waffles, popcorn and other impulse items, fresh fruit, ice cream, cold drinks (bottled and pre-packed), freshly made fruit juices, smoothies and shakes. The only warmed products sold are the range of crêpes. All the fillings used in the crêpes, including the breakfast crêpes, are prepare off site and no primary cooking takes place on the premises. In terms of hot drinks tea, coffee and hot chocolate are served.

3.5 Class A1 is defined in the Use Classes Order (UCO)as a shop. The use is further defined as being for the retail sale of goods other than hot food and includes the sale of sandwiches or other cold food for consumption off the premises. Class A3 is defined in the UCO as a food and drink use and further defined as for the sale of food and drink for consumption on the premises. Class A5 use is a use for the sale of

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hot food off the premises. Dividing the sale of food and drink into three categories is difficult when considering the variety of formats and retailers which now operate in this sector.

3.6 The application seeks a mix of A1 and A3 use in order to address the Council’s concerns about Crêpeaffaire’s business. The items sold from the Crêpeaffaire premises include a range of cold food and some warmed food, drinks and associated merchandise for consumption off the premises, together with ancillary seating for some customers to enjoy their purchases within the premises. The premises act in much the same way as a sandwich shop and operators such as Prêt a Manger. Many A1 retail operators have a good proportion of seating within the retail unit. The ancillary seating in the premises is limited to 26 seats, including high stools and a couch and this is laid out in an informal way, a central display/communal reading table and six other tables.

3.7 Whilst a mixed A1/A3 use is proposed, there is no primary cooking taking place at the premises and no kitchen is provided or intended. The crêpes are baked, similar to croissants and pastries in many retail outlets. The two electric hotplates in the shop (plus one held in reserve in case of a breakdown) are used to bake or regenerate the crêpes, some of which are made on site from pre-mixed batter and some warmed from frozen. The hot plates occupy no more than 10% of the total counter space. In addition, there is a waffle iron, one small microwave (for defrosting), one orange juice machine, one juice blender, a coffee machine, and a small pastries bake-off oven. All of this equipment operates on regular electricity power (no gas) and none of the equipment requires or uses kitchen extraction. All of the fillings including the breakfast menu items and the meat fillings are previously cooked off the premises and handled like sandwich fillings. They are all dispensed cold from a refrigerated container directly onto the product.

3.8 The crêpes have been classified as ambient rather than hot food from a VAT treatment perspective, on the basis that the crêpes are merely envelopes to hold the ingredients inside. The products may hold residual heat from the preparation, but this is no different from pasties or croissants which are baked and sold in many A1 premises.

3.9 As a result, there is no grease or odour produced and no requirement for any extract equipment and none is installed at the premises or any of the other ten units Crêpeaffaire operate from. In fact, the concept is trading in non-food retail areas next to fashion retail etc. without any issue.

3.10 The range of retail products sold from the unit includes muffins, brownies, cookies, pastries, waffles and other impulse items, fresh fruit, ice cream, cold drinks, freshly made fruit juices, smoothies and shakes, pre-made salads, cold crêpe rolls, selection of coffees and teas, chocolate, other hot and iced

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coffee/tea drinks, Crêpeaffaire-branded coffee packs, Crêpeaffaire-branded cups, mugs, plates and cafetieres, Crêpeaffaire-branded jute shopping bags, Crêpeaffaire-branded marbled almonds, seed and berry mixes, chilli peanuts, tea-pigs tea gift packs, biscuit butter, popcorn, and mint pots. These products are self-service, displayed on shelves, on the counter, side tables or refrigerated displays shop. In addition, there is a juice /smoothie bar and a salad bar. These displays can all be seen in the attached presentation document (DOCUMENT 1). The intention is to further diversify the range of products sold and to introduce a crêpe mix for retail sale once this is available. The range of ‘hot’ food is limited to the crepes and waffles, there is no intention to add to this, or to add any further cooking equipment and therefore no requirement for a kitchen extract.

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Section 4 Relevant Planning Policy

4.1 The application site lies within the London Borough of Islington and it is against the policies contained within their Local Development Framework that the application proposals are considered, together with the broader emphasis set out in national and regional guidance.

a) The National Planning Policy Framework (NPPF, 2012) and The London Plan (MALP, 2015)

4.2 The guidance set out in the National Planning Policy Framework (NPPF) (2012) states, within paragraph 14, that at the heart of the planning system, there is a “presumption in favour of sustainable development, which should be seen as a golden thread running through both plan making and decision taking”. The document also highlights that local planning authorities should seek positive opportunities to meet the development needs of their area by approving proposals that accord with the development plan without delay.

4.3 Furthermore, the document highlights that building a strong, competitive economy can help deliver sustainable development and states at paragraph 19:

“Planning should operate to encourage and not act as an impediment to sustainable growth. Therefore, significant weight should be placed on the need to support economic growth through the planning system.”

4.4 The national guidance also encourages local councils to clearly define a hierarchy to their town centres and shopping frontages to set clear policies on what uses will be permitted in such locations and promote a diverse retail offer to ensure the vitality of Town Centres.

4.5 The site lies within a conservation area and section 131 of the NPPF states that local authorities should take account of:

“the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness.”

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4.6 The London Plan (2015) is also relevant and sets out broad planning policies for London. Policy 4.7, ‘retail and town centre development’, sets out a number of principles for determining applications for retail and town centre development, including focusing on town centres and ensuring that the scale of development is appropriate for the size, role and function of the centre.

b) Islington Core Strategy (2016)

4.7 Policy CS 5 sets out the spatial strategy for Angel and Upper Street. It recognises the importance of this area in facilitating a majority of the necessary retail provision for the borough. The policy states that the main commercial activity will be directed to Angel town centre and that Camden Passage will continue to be a specialist retail area for antiques trade.

4.8 Policy CS 9 seeks to protect and enhance Islington’s built and historic environment. It states that the unique character areas within the borough will be protected by preserving the urban fabric and active management of conservation areas which will promote local distinctiveness.

4.9 Policy CS 14 considers retail and services within the borough and states that retail and services development will be directed towards the major town centres to ensure that there is a healthy retail and service economy, providing a range of goods and services for the people who live, work and study in the borough.

c) Development Management Policies (2013)

4.10 Camden Passage forms part of the Primary Frontage within the town centre and Policy DM 4.5 states:

“A. Within the Primary Frontages proposals to change the use of existing retail premises (Use Class A1) will not be permitted unless all the following criteria are satisfied:

i) The resulting proportion of retail units in the Primary Frontage would not fall below 70% in Major Town Centres and 60% in District Town Centres;

ii) The proposed change of use would not result in a break in continuity of retail frontage of more than one non-retail unit in any frontage;

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iii) The premises has been vacant for a period of at least 2 years and continuous marketing evidence for this 2 year vacancy period is provided and demonstrates that there is no realistic prospect of the unit being used for retail (A1) purposes;

iv) Individually or cumulatively the proposed use would not have a harmful effect on the predominantly retail function and character of the Town Centre, and its vitality and viability; and

v) All proposed uses at ground floor level would provide an active frontage and would clearly support the retail role of the frontage.”

4.11 This policy context is considered in detail in the following section of this report.

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Section 5 Planning Considerations

5.1 This application relates to the proposed change of use of 51-53 Camden Passage to a mixed A1/A3 use and as such the key planning issues for consideration are as follows:

a) The principle of the proposed A1/A3 use in this location; and

b) The potential impact of the proposed use on the character of the conservation area.

5.2 These issues are discussed in turn below.

a) Principle of the Proposed A1/A3 use

5.3 The application site is designated within the primary frontage of Angel Town Centre. Policy DM 4.5 sets out criteria to be considered in relation to changes of use within primary frontages. These are discussed in turn below.

i) The resulting proportion of retail units in the Primary Frontage would not fall below 70% in Major Town Centres

5.4 As part of the evidence base for the Development Management Policies Document, site allocations and Finsbury Local Plan DPDs, the Council conducted a health check of the Borough’s town centres. This formed a qualitative assessment of the four town centres and the primary and secondary frontage designations. Part of this assessment was the percentage of A1 units along the designated primary and secondary frontages. The results showed that on the designated primary frontages of Angel Town Centre, the percentage of A1 units was at 73.2% with a vacancy rate well below national averages at 3.3%. Furthermore, an assessment was made on the range of uses on the main streets within the centre. It identified the percentage of A1 units on Camden Passage at 76%.

5.5 In order to ensure up to date and accurate figures to support this application, Firstplan has conducted their own town centre survey using the same methodology set forward in Appendix 1 of the “Town Centres: Review and Healthcheck”. This survey took place on the 10 October, 2016. The following observations are of note.

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5.6 Firstly, there were a number of units and frontages that have been amalgamated and form part of a single unit and as such these have only been considered once. Examples of this include:

• The large M&S retail store has two dominant frontages at 5-9 Liverpool Road and 47-51 Chapel Market; • Waitrose also has two dominant frontages at 17-21 Liverpool Road and 42 Chapel Market; • 45 Camden Passage and 334 Upper Street have also been amalgamated historically as recognised in application ref: 951515, which sought refurbishments to both shopfronts. Chipotle operate from this unit now and the recognised address is 334 Upper Street which is designated as part of the secondary frontage. However, this unit has been included within our data set as part of the primary frontage due to its prominent shopfront along the primary frontage of Camden Passage.

5.7 Further to this, there is ambiguity around the use class of some high street coffee operators, like Starbucks and Costa Coffee. The individual branches of these brands operate on a variety of split use classes, including Class A1, A3 and A1/3 split. As part of this application further investigation into the planning history for these stores that are designated within the primary frontage has been undertaken to establish their operative use class. The results are as follows:

• Costa Coffee, 32 Chapel Market – In the Case Officer’s report of application ref: P/2014/0672/FUL the case officer recognises the use of the site as Class A1. • Angel Deli, 56 Chapel Market – Planning permission was granted under ref: P082619 for the change of use from A1 retail to A3 restaurant/café. • Appestat, 102 Islington High Street – A certificate of Lawfulness was granted under ref: P2014/3654/COLP regularising the use of the site as A1. • Starbucks, 30 Upper Street – In the Case Officer’s report for advertisement consent ref: P2014/1828/ADV, the case officer states that the site operates as use class A1. • Pinkberry, 38 Upper Street - In the Case Officer’s report for application ref: P2016/1112/FUL, the case officer states that the application site is a retail unit that was formerly a Dry Cleaners. Seeing as no formal change of use application has been submitted, it is fair to assume the site operates under use class A1.

5.8 Considering all of the above, Firstplan’s survey of the Primary Frontages within Angel Town Centre confirms the following:

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Firstplan Town Centre Survey Revised Survey if Planning Permission is Granted

Total number of Primary 136 136 Frontage Shopping Units

Vacant Units Within Primary 3 3 Shopping Frontage

Total Number of A1 Units 101 100

% of A1 Uses within Primary 74.26% 73.53% Shopping Frontage

Table 1: Firstplan Town Centre Survey (Surveyed: 10 October, 2016)

5.9 The figures above confirm that the predominance of A1 retail has been maintained in Angel Town centre over the last four years, and will continue to do so. In this respect the proposed change of use to a mixed A1/A3 use should be considered acceptable. Indeed, in its current operation the unit has not harmed the retail focus of the town centre and complements the retail choice providing a strong retail offer as part of the overall mix.

ii) The proposed change of use would not result in a break in continuity of retail frontage of more than one non-retail unit in any frontage

5.10 The application site, Unit 51-53 Camden Passage, is the end of terrace unit along Camden Passage and is adjoined to the south by “Waxantiques” at 49 Camden Passage. As such the proposed use would not break the continuity of the primary retail frontage of more than one non-retail unit in any primary frontage.

iii) The premises have been vacant for a period of at least 2 years and continuous marketing evidence for this 2 year vacancy period is provided and demonstrates that there is no realistic prospect of the unit being used for retail (A1) purposes

5.11 The premises were widely marketed for a period of some eight months prior to the occupation by Crêpeaffaire. A note from the agent regarding the marketing is attached as document 3. There was limited interest in the unit and Crêpeaffaire’s business elsewhere operates from A1 premises and was considered a suitable tenant for the premises. Following discussions with the Council we are now applying for a partial change of use to include an element of A3 use, but the majority of sales will remain

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A1, continuing to provide a retail function for the premises in line with the aims of the policy.

DOCUMENT 3

5.12 This sui generis use will continue to provide a significant level of employment, supporting economic growth in line with the NPPF, without adversely affecting the character of the shopping centre. It is noteworthy that in a recent appeal decision against an enforcement notice in Westminster an inspector found that the change of use to a sui generis bakery and café use was acceptable notwithstanding that there was some conflict with the adopted planning policy. A copy of the decision notice is attached as document 4.

DOCUMENT 4

5.13 Whilst this case was in Westminster and subject to a different policy, there are some parallels which are relevant to consideration of this case, and particularly in respect of the above criterion of Islington’s policy DM4.5. In the appeal case the Inspector considered the proposal against policy SS5 of the UDP and found that the use combined A1 and A3 uses and both were appropriate uses in a town centre and consistent with the policy (paragraph 8). The more recently adopted policy in the Westminster City Plan Policy S21 states that A1 will be protected throughout Westminster except where the City Council considers that the unit is not viable. The City Council argued that the premises were previously occupied as a travel agents and were not vacant for long before the current use commenced. The appellant provided no evidence to show that the continued use of the appeal premises for an A1 use was not viable. The Inspector therefore found that the sui generis use was contrary to the adopted policy S21. In paragraph 11 the Inspector notes that having found the use to be contrary to policy it is necessary under Section 38(6) of the Planning and Compulsory Purchase Act 2004 to consider whether there are any material considerations to indicate that the deemed planning application for that use should be determined otherwise that in accordance with the adopted policy.

5.14 The Inspector found (paragraph 12) that the NPPF is clearly a material consideration. This states that the Government is committed to securing economic growth in order to create jobs and prosperity and to ensure the planning system does everything it can to support economic growth through the planning system. In relation to town centres the NPPF, the Inspector noted, indicates that local authorities should promote competitive town centres that promote customer choice and which reflect the individuality of town centres.

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5.15 In the Westminster appeal case he found that the number of jobs created and other indirect jobs created such as in cleaning and servicing, are likely to be equivalent to and quite possibly greater that the number of staff that might be employed in an A1 premises (paragraph 13). He found that the diverse retail offer (cakes and other products) promoted customer choice. The product display and counter could be seen through the entrance and the windows providing activity to the frontage and again he found that this was consistent with the NPPF. The same considerations apply in this case. The unit provides 12 full and part time jobs and associated jobs in servicing and cleaning. There are usually three people per shift on weekdays and seven per shift at the weekends. This is significantly more than the previous retail furniture shop which usually had only one member of staff on site. There is a training programme offered by Crêpeaffaire and the company participates in an apprenticeship programme. There is a diverse retail offer and active frontage and clear visibility of the products on offer. This is consistent with the NPPF advice.

5.16 In the appeal case the appellants referred to a study by University of Southampton published in July 2014 entitled ‘High Street Performance and Evolution’. A copy of the study is attached as document 5.

DOCUMENT 5

5.17 The study notes on page 12, under the heading ‘Improving high street performance by understanding the behaviour of town centres’,

“Recent research demonstrates that the presence of coffee shops typically boosts local high street economies by 2 to 4% through a combination of increased footfall and dwell time. This research suggests that 58% of the 2,000 consumers surveyed planned to visit coffee shops – branded as well as independent – as part of their trip to the high street.”

5.18 The report goes on to state on page 16:

“Evidence suggests that the ‘leisure aspect’ of shopping trips is a significant driver of footfall; additionally, the leisure offer increases not only dwell time, but also the average spent during trips to town centres and high street. Local businesses are increasingly seeing the benefits of the leisure offer on their high streets to their individual trading. Additionally, people more and more see the value of leisure spaces – spaces for casual dining like cafes, pubs etc. - as community meeting hubs and spaces for mobile working and networking.”

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5.19 The Inspector noted this evidence in paragraph 15 and found that:

“…the possibility that the existing use of the appeal premises could potentially generate greater footfall and increase average spend compared with an A1 use weighs in favour of the continuation of that use.”

5.20 The Inspector concluded on this issue in paragraph 16 that:

“In my view, by combining a significant and diverse retail offer with a seating area for customers, the use of the appeal premises for a sui generis mixed use, comprising a retail shop and a café/restaurant, complements the character and function of Piccadilly. In doing so the use offers the prospect of providing more jobs than an A1 use of the premises and increasing average spend in the area, and is therefore consistent with the objectives in the Framework in terms of supporting economic growth and competitive town centres that promote customer choice. I consider that, on balance, these considerations outweigh the fact that the use does not accord with the development plan is some respects.”

5.21 Similar considerations apply in this case and although the applicant is not able to fully demonstrate compliance with criterion (iii) of policy DM4.5 the material considerations discussed above outweigh this factor.

iv) Individually or cumulatively the proposed use would not have a harmful effect on the predominantly retail function and character of the Town Centre, and its vitality and viability;

5.22 As shown through the survey above, and the points made in relation to criterion (iii) the proposed change of use will not harm the predominantly retail function of the primary shopping frontage or the wider town centre. Since Crêpeaffaire began to operate at the application site in 2014, they have added to the vitality and viability of the town centre and provide a niche variation to the traditional high street coffee shop which fits well with the unique vintage retailing operators that are characteristic of this part of the town centre.

5.23 Indeed, the use provides an active use consistent with well-established planning policy, including the NPPF, the London Plan and the Local Plan policies. The NPPF seeks to make efficient use of land, secure economic growth in order to create jobs and prosperity, and ensure the vitality of town centres by

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promoting competitive town centre environments. This mixed use will enable a significant retail presence to be retained whilst also providing a service to those using the town centre.

5.24 One of the major benefits of an active use is the draw it offers to potential customers, attracting them to this important Town Centre. In this case, Crêpeaffaire occupies a prominent corner plot at the northern end of Camden Passage, it is able to entice footfall from Upper Street and encourages these patrons to spend time in the area thereby benefiting other retailers in the immediate area.

v) All proposed uses at ground floor level would provide an active frontage and would clearly support the retail role of the frontage

5.25 The Crêpeaffaire premises have two active frontages, along Camden Passage and Camden Walk. There is good visibility into the unit, with attractive displays of the produce for sale. The unit includes a small amount of outside seating, encouraging customers to stay in the area and supporting the retail role of the centre, in line with this criterion.

b) Impact on the Character of the Conservation Area

5.26 As highlighted in Chapter 2, the Angel Conservation Area draws its historical importance from its role as a commercial hub over the past few centuries. The development of the area has followed the main Islington thoroughfare and is characterised by its narrow plot widths and streets with shopfronts characteristic of the 17th Century. Indeed, with regard to the land use of the conservation area, the Angel Conservation Area Leaflet states:

“The Angel Conservation Area is predominantly commercial, part of the Angel Town Centre area. There are protected shopping frontages in Upper Street and Islington High Street and special policies for the Camden Passage area to protect retail uses. The Council also wishes to protect local services on upper floors and will not normally grant permission for schemes which harm the lively mixed use character of the area.”

5.27 The application site is part of a modern development. No changes are proposed to the modern shopfronts as part of this application. When Crêpeaffaire took over the premises they applied for some minor changes to the shop front which were permitted and removed the air conditioning unit which had been mounted above the door on the Camden Walk frontage improving the overall appearance of the unit. The mixed use proposed, which retains a strong retail element, will continue to contribute to the retail character of the centre and provide a service for shoppers. There is no requirement for an

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extract system. The use will not harm the character of the conservation area and will continue to entice footfall from Upper Street to the northern end of Camden Passage. This use does not harm the mixed- use character of the area highlighted above and complements the predominance of retail uses that have historical links to the area. As such the proposed partial change of use put forward as part of this application is considered to be in line with planning Policy CS 9.

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Section 6 Conclusions

6.1 Crêpeaffaire operates from its other ten locations under retail consents, but having discussed the matter with the Council this application is being submitted to address the Council’s concerns about the use. Planning permission is sought for the change of use of unit 51-53 Camden Passage from Use Class A1 to a mixed A1 and A3 Use.

6.2 Crêpeaffaire, have operated from the application unit since 2014, complementing the other retail operators in Camden Passage.

6.3 Allowing this mixed use will not alter the acceptable balance of uses in the centre and A1 uses remain predominant in the primary frontages, in accordance with part (i) of Policy DM 4.5 of the Development Management Policies Document.

6.4 The proposal also satisfies other requirements of Policy DM 4.5 of the Development Management Policies Document and will help to realise the broader aspirations set out in Policy CS 4 and CS 14 within the Core Strategy, by providing an active, vibrant and viable mixed use unit, which will complement the retail uses in the centre. This will continue to complement the vitality and viability of the primary frontages in Angel Town Centre and Camden Passage, with the potential to increase both dwell time and average spend within the centre.

6.5 The proposed use would not harm the Angel Conservation Area. The historic core will not be compromised by the proposed use and as such is in line with the policy direction set out in Policy CS 9.

6.6 The application proposals therefore provide an opportunity to ensure the long-term active use of this unit within Angel Town Centre. It is compliant with planning policy and, as such, should be supported. Accordingly, we respectfully request that planning permission is granted.

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