Planning Statement 46-52 Road

Prepared on behalf of Paris Dauphine International | August 2017

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Project: 46-52 Pentonville Road, N1 Client: Paris-Dauphine International Reference: File Origin: Primary Author CY Checked By:

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TABLE OF CONTENTS 1. INTRODUCTION 2 2. SITE DESCRIPTION AND LAND USE HISTORY 3 3. PLANNING POLICY CONTEXT 4 The Development Plan 4 4. ASSESSMENT OF THE PROPOSALS 5 Principle of the development 5 Exceptional circumstances 5 Transport and accessibility 6 Amenity considerations 7 5. CONCLUSION 8

APPENDIX Appendix One – STATEMENT OF NEED Appendix Two – TRANSPORT STATEMENT

Planning Statement | 46-52 Pentonville Road, N1

1. INTRODUCTION

1.1 This statement has been prepared on behalf of the Paris-Dauphine International University and is submitted as part of a planning application for the change of use of 1197 sqm of Class B1 (office) floorspace to Class D1 (non-residential institutions) for use by the University. The suggested description of development is:

‘Change of use of the ground, first, second and third floors for flexible Class B1a and Class D1 uses. The erection of cycle storage stands with the capacity for 30 cycles’

1.2 The proposed flexible change of use would enable the University to use the site for teaching and administrative purposes, as well as for the University’s ‘Incubator-D’ project which is for start-up small, medium enterprises. The flexible permission sought will enable areas not required by the University to be occupied by a traditional office use and provide certainty that the building could revert to Class B1 once the University has vacated the premises. In order to provide further certainty as to the ‘fall-back’ position, the University would be prepared to agree to a personal permission for the proposed use.

1.3 The application documents comprise:

· Planning statement including Statement of Need and Transport Assessment · Site plan · Floor plans · Cycle storage arrangements

1.4 This statement considers the proposed change of use in the context of relevant development plan policy and supplementary planning guidance.

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2. SITE DESCRIPTION AND LAND USE HISTORY

2.1 The site is an unlisted office building located on the busy thoroughfare of the Pentonville Road. The building is four storeys with a terrace and forms part of a mixed use terrace that comprises office and residential accommodation. The building is set back from Pentonville Road which enables ample space for cycle storage. The building is not listed nor is it situated within a conservation area but forms the setting of Grade II listed buildings (34- 40 and 42-44 Pentonville Road). The site now forms part of the Angel Employment Growth Area.

2.2 The site is located in an area that is mixed in character with commercial, residential and educational uses all characterising the area. The site is located within the King’s Cross, and Bloomsbury Knowledge Quarter (the Knowledge Quarter) which is the focal point for one of the greatest knowledge clusters anywhere in the world. It is located in a small area around King’s Cross, Euston Road and Bloomsbury, which includes the site. Appendix 1 shows the extent of the Knowledge Quarter which includes the site, which is adjacent to the Crafts Council. The Knowledge Quarter is partnered by Council as well as a number of other organisations and institutions, including Camden Council and University College London, with which the University is affiliated.

2.3 There is limited planning history that relates to the site. The majority of the building is vacant with only the second floor partially in office use. The existing configuration of the site means that only minimal internal alterations are required to facilitate the use of the building for Class D1 uses. The only internal alterations required are the erection of internal non-permanent partitions and cycle storage stands at the front of the building.

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Planning Statement | 46-52 Pentonville Road, N1

3. PLANNING POLICY CONTEXT

3.1 This section of the report sets the relevant planning policy context in which the development proposals should be assessed.

The Development Plan

3.2 The development plan comprises the London Plan (consolidated with alterations) since 2011 (March 2015) and Islington’s Core Strategy 2012, Site Allocations Development Plan Document, 2013 and Development Management Policies, 2016.

3.3 The key development plan policies are:

 Core Strategy Policy CS13 – Employment spaces

 Development Management Policy DM5.2 – Loss of existing business floorspace

3.4 Paragraph 3.3.23 of the Core Strategy (with reference to the borough’s strategic priorities) is also relevant:

‘Higher education is a very important employer in London, and in turn student accommodation contributes to the economic prosperity of London.’

3.5 Planning policies within the National Planning Policy Framework, March 2012 are also relevant.

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Planning Statement | 46-52 Pentonville Road, N1

4. ASSESSMENT OF THE PROPOSALS

Principle of the development

4.1 The proposals comprise the flexible change of use of the site to Class D1/Class B1 use. The proposals do not comprise any external alterations to the building.

4.2 The site was last in Class B1 use and is now largely vacant. The proposed use would result in a flexible permission allowing the site to be used for higher education and office uses. The proposed higher education use would generate significant employment opportunities, detailed in the Statement of Need at Appendix 1. This includes 21 lecturers, 2 administrative assistants, 2 student coaches and one general manager.

4.3 The proposed flexible change of use will facilitate employment opportunities, including administrative roles, in addition to providing a teaching facility for students. The proposed application would also enable any part of the existing floor area to be used for Class B1 purposes as well as for Class D1 uses. The applicant would also be prepared to agree to a condition which makes the use of the site for Class D1 purposes personal to the University.

4.4 The University has undertaken an extensive search for suitable Class D1 premises, which are scarce. Almost exclusively Class D1 space is purpose built as part of an institution (such as faculty buildings) or it is a community use, such as a community hall or buildings which are not suitable for the longer term occupation by a higher education use.

4.5 The University currently occupies part of an office building at Tower Hill which is not suitable for the University’s growing needs. Furthermore, the location is inappropriate for the University given it is an established business district. The Statement of Need at Appendix 1 sets out the University’s requirements and the significant benefits of the location of the site which is in close proximity to academic institutions, notably University College London to which the University is affiliated. As previously set out in this statement, the site is located in the Knowledge Quarter which supports academic institutions, including higher education establishments. The area is characterised by institutional uses including the Crafts Council which is immediately adjacent to the site at 44 Pentonville Road.

Exceptional circumstances

4.6 The Council’s planning policies relating to the retention of existing business floorspace prevent the loss or reduction of this use in all circumstances, except those that are defined as exceptional, and these can be demonstrated. These circumstances relate to the duration of vacancy and the robustness of the marketing of sites.

4.7 46-52 Pentonville Road has been marketed, but there has been limited interest in the full amount of available floorspace for Class B use. The landlord is supportive of the proposals for flexible Class D1/B1 use throughout the building. This will enable a mix of employment generating uses, including floorspace capable of being occupied as part of the University’s ‘D-Incubator’ programme, which facilitates start-up office based businesses.

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Planning Statement | 46-52 Pentonville Road, N1

4.8 It is not proposed, therefore, that the flexible permission will result in the permanent loss of Class B floorspace and where the floorspace is in Class D1 use it will also generate employment opportunities, including administrative and academic positions. The proposed use would therefore contribute significantly to the employment growth figures identified in the Core Strategy.

4.9 The site is located within an Employment Growth Area. Paragraph 5.16 of the DMP Development Plan Document recognises the importance of a flexible approach to employment opportunities in these locations. It states that the success of these locations [Employment Growth Areas] is dependent upon the critical mass of economic activities, which support long term vitality and viability. The paragraph also states that regard will be given to the supply of premises for small and medium sized enterprises (SMEs) which occupy floorspace of less than 1,000sqm. It is concluded in the paragraph that the Council:

‘will also have regard to proposed new uses and any potential benefits that these may bring to the area’s economic vitality and viability’

4.10 The proposed change of use to flexible Class D1/B1 use will satisfy the Council’s aspirations for premises located within Employment Growth Areas. The flexible use will significantly contribute to the vitality and viability of the area by introducing a range of employment activities related to both education and small business. The University will also have the opportunity to facilitate start-up units through its ‘Incubator-D’ programme, which will deliver the opportunity for SMEs as well as providing teaching facilities within the building.

Transport and accessibility

4.11 A transport statement prepared by the University is at Appendix 2 of this statement. The statement confirms that all students and staff access the University premises by means of transport other than the private car, principally through the use of public transport. The University anticipates that the established pattern of travel to the site would not alter given the very high level of accessibility of the site, which has a PTAL of 6b.

4.12 The University will ensure that the site is not accessed by private care through a Travel Plan. In addition the University will ensure that there is a policy compliant amount of secure cycle storage provided on the site, by adding to the existing on-site provision.

4.13 The proposed flexible D1/B1 Classes will not result in an increase in servicing requirements. The only deliveries that are anticipated are stationery and other supplies synonymous with an office use. Similarly the University has confirmed that the use will require the same refuse collection services as the office use.

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Planning Statement | 46-52 Pentonville Road, N1

Amenity considerations

4.14 The surrounding uses to the site are largely commercial, which is reflective of the location of the site within an Employment Growth Area, and within the Central Activity Zone. However, the University has given consideration to the protection of the amenity of adjacent uses.

4.15 The proposed flexible B1/D1 use will introduce a teaching function within the building and an intensification of the use of the site. However the University proposes a strict management policy that will ensure that the use does not give rise to any unacceptable impact upon amenity. The University acknowledges the mixed character within the vicinity of the site and undertakes to ensure that the proposed flexible use does not result in a detrimental effect upon the amenity of any adjacent or neighbouring properties.

4.16 The University proposes a personal permission so that the nature of the use can be managed in order to ensure that the amenity of surrounding occupiers is fully protected.

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Planning Statement | 46-52 Pentonville Road, N1

5. CONCLUSION

5.1 The site is largely vacant Class B floorspace that has attracted limited interest by office occupiers. The University has identified the site and assessed its ability to meet their needs for a British faculty and also provide floorspace for Class B occupiers, including SMEs that form part of the ‘Incubator D’ programme. The site is located within an established ‘Knowledge Quarter’ and is in close proximity to other higher education establishments including UCL with which the University is affiliated.

5.2 The University therefore proposes a flexible B1/D1 permission to enable Class B1 and D1 uses within the building and to provide the Council with comfort that the use could revert back to Class B1 use should the University vacate the premises. In addition, the University would be prepared for any planning permission to be personal to the Dauphine University Paris.

5.3 The Council’s policies that prevent the loss or reduction of employment generating uses are acknowledged. However, the proposed flexible uses will generate significant employment opportunities for academic and administrative roles. The affiliated ‘Incubator D’ programme will also provide opportunities for SMEs, and any floorspace not occupied by the University would be let to traditional office operators.

5.4 The proposed mix of uses will bring vitality to this part of the Employment Growth Area and further establish the area as part of the Knowledge Quarter, which is supported by (inter alia) Islington Council. The proposed flexible use will not result in the permanent reduction or loss of employment provision on the site. It will offer a valuable educational facility that is therefore broadly consistent with the aims and aspirations of Policy DM5.2.

5.5 The site is in a highly accessible location (PTAL 6b) and thus within very close proximity to public transport, which the majority of students and staff will use to access the site. The site also has sufficient capacity to accommodate secure cycle storage in accordance with the requirements of the London Plan. The University will undertake to implement a Travel Plan to ensure that the proposed flexible permission does not result in an unacceptable impact to the highway network. The flexible use does not require any servicing arrangements that are more frequent or intensive that than currently experienced by the existing B1 use.

5.6 The University is dedicated to ensuring that its operations do not compromise the amenity of either existing occupiers. The University will ensure that there is no unacceptable impact arising from a flexible permission. This could be further ensured through the issuing of a personal permission to the Dauphine University Paris.

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APPENDIX ONE – STATEMENT OF NEED

Université Paris Dauphine – Statement of Need for a planning application

1. Université Paris-Dauphine, a world-class institution, present in London since 2014

Specialised in economics, management, mathematics and social sciences, the Université Paris- Dauphine is a public, State funded, French University whose Management and Finance programmes are considered to be amongst the most recognised and challenging in France.

EQUIS accredited since 2009, the University is ranked at the top of international academic rankings: 24th for Mathematics in the Shanghai Academic ranking and 25th for its Master in Finance in the Financial Times international ranking (2017). Université Paris-Dauphine is also a founding member of PSL (Paris Sciences et Lettres Research University), 38th of the world reputation ranking 2017 of the Times Higher Education, with 22 Nobel Prizes and 10 Fields Medals.

The University has been present in London since 2014, originally within the premises of the Institut Français in South Kensington, with 25 full time undergraduate students completing the two first years of the Global Bachelor programme of Paris-Dauphine in London. This programme is an English track of the Paris-Dauphine Management Bachelor (Licence Sciences des Organisations) that provides economics, management, quantitative, social sciences and languages courses. Furthermore, the London programme’s pedagogical project specifically focuses on:

. High standards towards language proficiency (English + a 2nd foreign language mandatory) . Individual and personalised guidance . Soft skills enhancement

The Global Bachelor programme of Paris-Dauphine in London welcomed 109 full-time students in 2016-17 and expects up to 150 full-time students by September 2017. Since 2015, the London campus of the University is managed by a UK Charity, Paris Dauphine International1, whose objects are the advancement of education for the public benefit. More than 16% of the 2016-17 Paris Dauphine International budget was spent on full tuition fee exemptions (upon social criteria exclusively) and student scholarships (awarded upon social, merit and academic excellence criteria).

Paris Dauphine International currently employs 28 persons:

. 23 lecturers . 2 administrative assistants . 2 student coaches (soft skills workshops and student’s guidance) . 1 general manager

1 Charity number: 1168303

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Paris Dauphine International is overseen by a Board of Directors that comprise 5 volunteer Trustees, as well as the Chairman of the University and/or the Vice-Chairman in charge of the University’s International Affairs.

2. Université Paris-Dauphine aspirations in the United Kingdom

International exchange is a top strategic priority for Paris-Dauphine. Our efforts to develop Dauphine's international perspective and strengthen its recognition abroad focus on:

 developing international research partnerships  encouraging students to study abroad  recruiting foreign faculty and students  creating degree programmes exclusively taught in English.

Therefore, the permanent establishment of our London teaching facilities over the long-term is core to our vision.

In addition to our Global Bachelor programme, we are also actively developing new programmes:

 Summer school programmes open to our Paris, Madrid, Tunis and Casablanca students. We launched a first edition in June 2017, limited to 15 of our Paris students, which proved to be a resounding success. The theme of this free of charge 10 day programme was "So Close, So Far Away - some Insights into the UK Culture" with 53% of these students being scholars with full tuition fee exemptions.  The London branch of the Paris-Dauphine Start-ups Incubator: established in 2012 in Paris, the Paris-Dauphine Incubator promotes creative and entrepreneurial spirit, and guide entrepreneurs from the idea stage allowing projects to blossom into economically viable companies.  A Paris-Dauphine Master degree in the Finance area, possibly dedicated to Fintech.

Since 2015, we benefit from a cooperation agreement with University College London (UCL) that enables our Global Bachelor in London students to attend foreign language courses at the Center of Languages and International Education of UCL on a weekly basis, and also to have access to all UCL Student Societies, sport activities and facilities. In 2016, we increased our cooperation through Conferences on various economic, social and management topics, held in UCL premises. These Conferences are free and open to the public, all UCL and Paris-Dauphine students, faculty and Alumni. The following topics were discussed in 2016- 17:

 “Brexit”, threat or opportunity? on October the 12th 2016  Entrepreneurship stories on November the 30th 2016  Women in the workplace, challenges and outlook on March the 8th 2017  Are Fintech changing the banking landscape? on March the 29th 2017

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 The Art of marketing Culture on April the 30th 2017

Furthermore, Paris-Dauphine is currently engaged in partnerships with two other Universities:

 Regent’s University London: cooperation and student exchange programme in year 3 – Bachelor in Management programme  University of Westminster: cooperation and student exchange programme in year 3 – Bachelor in Management programme

Through these exchange programmes, we wish to contribute to the already strong Franco- British relationship,

Besides, consistently with its public civic commitment, the Université is deeply committed to contribute to the strengthening of the already deep and longstanding Franco-British relationship – specifically in the “post Brexit” context.

3. Our specifications for the required space

Our objective is to relocate our campus in a suitable location for a thriving Campus life:

 Get significantly bigger premises, enabling us to welcome our students in optimal and safe conditions.  Get closer to our academic partner, UCL, where our students attend foreign languages classes on a weekly basis and have access to all UCL Student Societies, Sport activities and facilities.  Offer a long-term footprint in Central London to our community.

Following a long and rigorous search process, we have identified a building we believe fulfils all these criteria, in the Council of Islington, at 46-52 Pentonville Road, London N1 9HF. Its benefits for Paris-Dauphine London include:

Size and building arrangement:

 Its multiple fire escape exits meet our safety criteria.  Its multiple outdoor areas offer a Campus atmosphere.  Its brightness and numerous working windows foster a studious and peaceful environment.  The layout of its 1st and 2nd floors (over 3,000 sq. ft. each) enable the creation of 6 classrooms, which is in line with our needs.  The ground floor areas would provide comfortable break-out areas and offices that could retained as Class B1 floorspace, if required.  The smaller 3rd floor would be suitable for faculty offices, Student Society rooms and potentially the London branch of Paris-Dauphine incubator.

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 Its 2 staircases and 1 lift are sufficient to enable smooth internal flows within the 3 floors of the building. Furthermore, there is a possibility to add a 3rd external staircase in the event of study body expansion.  High speed internet connection.

Location:

We are currently located within a large purpose built office building in the City Fringe Business District. It is remote from our affiliated academic institutions and does not provide a suitable environment for an establish academic institution such as the Dauphine University.

The sought premises at 46-52 Pentonville Road, in the Knowledge Quarter and in the heart of the most student-friendly area of London are ideally located. Furthermore, Angel town centre, with its numerous local cafes, restaurants, pubs and shops is an authentic and vibrant neighbourhood our students would much appreciate and we would very much welcome contributing to.

Indeed, it is our intention to recruit locally, create new jobs, including ‘start-up’ businesses through our incubator programme. We would use and support local businesses and contribute where appreciate to the local community. We consider that the University will make a valuable contribution to the area which is identified, and supported by Islington Council, as a Knowledge Quarter.

Dauphine London wishes to commit to a long term Islington footprint:

In the first instance, we are considering a 15 years lease, with a 10 year break clause. Our intention is to settle in the London Knowledge Quarter and to establish strong and deep links with the local Community. In fact, we would expect to quickly become a vibrant part of its social and economic fabric, attracting and retaining a diverse body of students, Alumni (more than 3,000 established in the Greater London) and entrepreneurs to the area.

However, we recognise that the premises may become unavailable or unsuitable in due course and for this reason it is suggested that the permission is conditioned to be personal to the University and a flexible B Class/D Class permission is sought.

4. The University’s long and arduous journey in search of space

Located for its first year in London in the premises of the Institut Français, the University relocated in September 2015 in a building close to Tower Bridge. The University occupies a part of the 2nd floor of this building (mixed D1/B1 permission) thanks to a short-term Licence to Occupy, reflecting the temporary nature of this accommodation. Since then, Paris Dauphine International in London has consistently searched for a space that would meet all the criteria listed above (p.3). During this search, it became evident that D1 class available floorspace in Central London was rare.

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In spring 2016, the Board of Directors of Paris Dauphine International decided to launch a search process to locate a permanent Campus and secure a long-term lease ahead of the September 2017 term. Contacts with London based Alumni working in the real-estate field were made as of June 2016 (including but not limited to):

 Didier Colin, Meadow Partners  Stephane Boussier, Gemelli Real Estate  Louis d’Estienne d’Orves, Axa Real Estate  Laurence Azzena Gougeon  Fabrice Georget, Charterhouse Capital Partners

Furthermore, the University appointed property agents to assist with identifying suitable accommodation:

 John Watkins, Central Real Estate LLP (from October 2016)  Robert Riley, an independent agent (from February 2017)  Consulting and expert advices from Cluttons and their partner Boyer (from May 2017)

In October 2016, the Real estate departments of five of the main London Universities (UCL, Imperial, LBS, LSE, and King’s College) were contacted to identify if any suitable space was available within the universities’ estates. However, none of the establishments contacted had available suitable space for the Paris Dauphine University.

Contacts were also made with University of Law as of December 2016. The potential for relocation within their Moorgate campus was discussed. Université Paris-Dauphine was informed in April 2017 that University of Law would not be able to offer suitable space within their Moorgate premises.

Following a 16 months search process, some independently, 46-52 Pentonville Road, London N1 9HF is the only location that meets all our requirements. It is on this basis that we wish to submit a request for a flexible D1 permission to occupy this building, which we hope can receive your full consideration.

We have recently contacted the following local organizations to discuss cooperation opportunities:

 Knowledge Quarter membership is being discussed and is pending approval by the Islington Council.  Islington Sustainable Energy Partnership (ISEP) application has been completed but is pending planning permission for submission.

We would also be delighted to help the Islington entrepreneurs through the London branch of the Paris-Dauphine start-ups incubator and to consider any other local project that would add value to the Islington Community. We are eager to become intertwined in the fabric of Islington, through various services and opportunities offered to the local community.

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Planning Statement | 46-52 Pentonville Road, N1

APPENDIX TWO – TRANSPORT STATEMENT

Transport

1. Flows of access throughout the day

Our Global Bachelor programme courses are taught from Monday to Friday in groups of up to 35 students. Each group has a specific timetable made of 14.5 to 17 weekly class hours in our own premises and 2 to 3 weekly class hours at the UCL Centre of Languages and International Education based at 26 Bedford Way WC1H 0DS. Almost all of these UCL courses are taught on Wednesday. Therefore, there are usually no classes scheduled on Wednesday in our teaching premises. Each student group starts and finishes classes at a different time of the day in order to better manage capacity and flows. Classes are held on timeslots from 8 am to 7 pm and 90% of the classes finish before or at 5.30pm. Our reception is open, from Monday to Friday from 8 am to 5.30pm1. All access will be monitored through CCTV and restricted thanks to access badges. Only full-time students and staff will be granted access badges.

From our 2014-17 experience, we know that:

 45% of our students use either the Tube or the bus to access our teaching premises,  40% of our students walk to our premises (as most of them are not originally London based, they tend to opt for student hall or flat sharing at a walking distance from our facilities),  15% of our students ride a bike,  None of our students drive (neither a car, nor a motor scooter) to access our premises,  90% of our faculty use either the Tube, bus or train (for those based in the Greater London area),  10% of our faculty ride a bike,  none of our staff drive to work.

We have no reason to think that it would be significantly different, would we relocate to 46-52 Pentonville Road, London, N1 9HF, especially given that:

 There are much more student halls and accommodations in this neighbourhood (2 student halls on Pentonville Road itself and more than 10 within 1 mile) than in our current location,  These premises are located within 4 minutes’ walking distance from ,

1 Except on Wednesdays, as most of students are not in the premises, reception hours are from 10am to 4pm.  11 bus stops are located within 300 meters of the premises: buses 205, 214, 73, 30, 394, 476, 19, 38, 153, 341, 43, 4, 56, 274, 30.  We intend to provide a minimum of 30 cycle storage spaces (cf. point 3),  No car parking space will be provided, be it students, staff or visitors.

2. Flows of access outside of working hours

We expect very limited flows of access outside of working hours. Students and staff will need a badge to enter into the premises at all time. Furthermore, specific authorization from the management would need to be sought to access the premises after 8 pm during the week and at any time during the weekend.

3. On site cycle storage arrangements

We plan to provide a minimum of 30 cycle storage spaces in the front and back courtyard. Furthermore, it is noted that a bike TFL docking station is located nearly in front of 46-52 Pentonville Road on Claremont Square (11 spaces), and within walking distance on Risinghill Street (19 spaces) & Torrens Street (18 spaces).

4. The University can guarantee that the change of use will not create parking pressure

Staff, visitors and guests will be informed that the premises do not offer any parking space. Indeed, the University intends to use most of the outdoors spaces to create cycle storage arrangements and break out areas. Given that Angel tube station is within 4 minutes walking distance from 46-52 Pentonville Road, staff will be told not to drive to access the premises.

5. Servicing arrangements amount and timings

The University does not require frequent deliveries:

 Approximately one stationery delivery every 6 weeks  Occasionally, for specific events (induction day, casual events with student mentors…) catering deliveries (approx. 10 per year).  2 existing parking spaces within our premises would be available for deliveries

These deliveries would be collected exclusively on week days between 8 am and 5.30pm.

24 Southwark Bridge Road, London, SE1 9HF | 0203 268 2018 [email protected] | boyerplanning.co.uk