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DESIGN AND ACCESS STATEMENT & CONSERVATION AREA ASSESSMENT FOR:

A Full Planning Application for works to an existing 3 storey property comprising alterations to the existing shopfront to the ground floor restaurant (A3 Use) and conversion of the upper levels incorporating the Change of Use from ancillary space to C3 Residential Use with associated internal alterations to create 1 x 2 bed self-contained duplex flat at:

4 Kings Cross Road, London WC1X 9QA

30.06.2015

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CONTENTS

1. Introduction

2. Site Description / Character Analysis

2.1. Site Location 2.2. Conservation Area Character 2.3. Local Context 2.4. Site History 2.5. Current Use 2.6. Local Transport 2.7. Site Photographs

3. Planning Policies

4. Proposal

5. Design

5.1. Use 5.2. Amount 5.3. Layout 5.4. Scale 5.5. Appearance 5.6. Landscaping & Amenity

6. Access

7. Refuse and Recycling

8. Summary

Appendices

Appendix 1 – Original Shopfront to No. 4 Kings Cross Road without modifications

Appendix 2 – PTAL Rating Reports for 4 Kings Cross Road, London WC1X 9QA

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1. Introduction

This Design and Access Statement is in support of a planning application for works to an existing property comprising alterations to an existing shopfront to the ground floor restaurant to reinstate the original architectural detailing in terms of style, proportions and materials, (whilst retaining the ground floor A3 Use restaurant), and Change of Use/ conversion of the existing ancillary spaces at first and second floor levels to C3 Residential Use to create 1 x 2 bed self-contained duplex flat at 4 Kings Cross Road, London WC1X 9QA.

This statement also includes the assessment of the significance of the existing building and its context in New River Conservation Area. It describes our design intentions and proposal for the above-named project with regard to preserving and enhancing the character of the area with a sympathetic design proposal for the site.

The current proposal is based on a thorough investigation of the site, considering aspects like overall site conditions, location, prevalent and desired uses in the area, transport requirements and links, and refuse/ recycling requirements.

Discussions with Conservation Officer Tanya Szendeffy of Council’s Planning Department provided valuable guidance in addressing the various design questions relating to the overall design and elevational treatment to restore the original shopfront and re-establish the traditional architectural shop frame and features. Aspects of the design were discussed and adapted in line with current policies and recommendations. We were advised the council will encourage these alterations as an appropriate repair of the existing shopfront in order to make a positive contribution to the significance of this Conservation Area.

This proposal has been designed in accordance with the relevant Local and National Planning policies including the National Planning Policy Framework, the London Plan, Islington's Local Planning policies and Supplementary Planning Documents including Document CA2 - New River Conservation Area, and Islington Council's 'Shopfront Design Guide.' See section 3: Planning Policies.

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This statement should be read in conjunction with the accompanying drawings:

- 1513-E01-00 Existing Site Plan at 1:1250 & 1:500 - 1513-E01-01 Existing Site Photographs - 1513-E02-00 Existing Ground Floor Plan at 1:100 - 1513-E02-01 Existing First Floor Plan at 1:100 - 1513-E02-02 Existing Second Floor Plan at 1:100 - 1513-E03-01 Existing Front Elevation at 1:100 - 1513-E03-02 Existing Side Rear Elevation at 1:100

- 1513-P02-00 Proposed Ground Floor Plan at 1:100 - 1513-P02-01 Proposed First Floor Plan at 1:100 - 1513-P02-02 Proposed Second Floor Plan at 1:100 - 1513-P03-01 Proposed Front Elevation at 1:100 - 1513-P03-02 Proposed Rear Elevation at 1:100

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2. Site Description / Character Analysis

2.1 Site Location

This planning application relates to an existing three storey property located at 4 Kings Cross Road, WC1X 9QA. The principle facade is located at the northern end of Kings Cross Road near the junction of Kings Cross Road and Lloyd Baker Street, between Nos 2A & 2B and Nos 6-8 Kings Cross Road.

Fig. 1 - Location Plan (not to scale)

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2.2 Conservation Area Character

The property is designated within New River Conservation Area:

The New River Conservation Area is defined by the surviving elements of the Late Georgian New River Estate, the Lloyd Baker Estate and other contemporary buildings. The key characteristics reflect Georgian Town planning and the architecture is 'characterised by proportion and balance; simple mathematical ratios to determine the height of a window in relation to its width or the shape of a room as a double cube...'

'2.2 The New River Conservation Area is one of the largest in Islington, and is of outstanding importance. The area includes the site of the New River Head, with its historic industrial and water buildings and Sadler's Wells Theatre, while the rest of the area mainly comprises late 18th and early 19th century residential estates built by the New River Company, the Brewer's Company and the Lloyd Baker Estate. These include some of the finest terraces and squares in the Borough. The area has a rare quality and consistency of scale, materials, design and detailing which require careful and sensitive policies for its protection and enhancement.' Section 2.2, CA2 - New River Conservation Area, London Borough of Islington.

‘2.4 The predominant character of the New River Conservation Area is residential...There are shopping frontages on, for example, Amwell Street, St John Street, Arlington Way and King's Cross Road which provide local services and are an important contribution to the character of the area.’ Section 2.4, CA2 - New River Conservation Area, London Borough of Islington.

The property is an unlisted building and documented in Section 2.23, CA2 - New River Conservation Area: '2.23 Permission will not normally be given for removal of existing shopfronts of the following properties: King's Cross Road: 2 (Union Tavern), 4, 6-8'

Section 2.24, CA2 - New River Conservation Area, indicates the criterion for planning permission for alterations to existing shopfronts:

‘2.24 A large number of old shopfronts exist in the area which contribute to its Georgian and Victorian character. The Council considers that the design of many other shopfronts in the area could be improved. Changes in shopfronts will be expected to conform to the Council's ‘Shopfront Design Guide’.

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SITE

Fig. 2 - New River Conservation Area Map (not to scale)

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2.3 Local Context

Islington has four town centres and a large number of smaller shopping areas.

‘4.6 These areas perform an important local shopping function, but may also contain other businesses, such as banks, post offices, estate agents, dry cleaners, solicitors, cafés, restaurants and hot food take-aways. These businesses can help to support shopping areas and provide services and jobs for local residents and other businesses.’ Section 4: Shops, culture and services, Islington's Local Plan, Development Management Policies - Adoption 2013.

The existing property is located near Angel town centre as well as local shopping centres including Amwell Street, King's Cross and Caledonian Road.

'Amwell Street is situated in the south of the borough, between Pentonville Road and Rosebery Avenue. The surrounding area is typified by Georgian terraces and squares and is primarily residential in character. Shop units on Amwell Street are located in Georgian-era buildings, with flats above. The shops primarily serve the local residential community, but as a result of its central location and attractive character, shops and facilities also attract workers and visitors.' Section 37, Islington's Local Shopping Area, April 2012

‘4.7 The borough also contains a number of dispersed shops, traditional street markets, specialist shopping areas, Public Houses and community, social and cultural facilities. All of these facilities have an important role in providing accessible services, goods and meeting places to local communities. Such facilities are often important to the character and identity of a local area.’ Section 4: Shops, culture and services, Islington's Local Plan, Development Management Policies - Adoption 2013.

The property lies within a local shopping parade. These 'areas outside the key areas of the borough are predominantly residential with small clusters of business and local shops spread throughout.' Section 2.9.1 Non-strategic areas, Islington's Core Strategy February 2011

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SITE

Fig. 3 - Map 3.9 Distribution of shops in Islington, Islington's Core Strategy February 2011

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2.4 Site History

In terms of historical character, the area can best be described as marginal. It is situated at the edges of the old parish of and of three important former Clerkenwell estates: Penton, Lloyd Baker and New River Company. It consists in large part of a broad and shallow triangle, sloping steeply to the south from Pentonville Road - the southern ends of Henry Penton's fields, severed by the making of the road in the 1750s. From here King's Cross Road winds southward, following the line of the Fleet river, which, more or less, separated Clerkenwell from the parish of St Pancras.

The existing property and adjoining buildings are identified within 'British History Online, Institute of historical research' (Ref: Ratebooks in Islington Local History Centre: Deeds Registry in London Metropolitan Archives: Islington Borough Council Building Control and Planning Department files):

'Union Tavern and Nos 2A and 2B Kings Cross Road: Rebuilt in 1877–8, the Union Tavern stands on a site occupied by licensed premises since the 1740s, when it was variously known as the Black Bull and the Bull in the Pound. Its name had been changed to the Union by 1807. In 1818, when William Lloyd Baker and his surveyor, John Booth, were planning the development of the Lloyd Baker estate, a publican called John Carr applied to take over and rebuild the tavern. Booth seized the opportunity both to set the building back, so as to improve the entrance to his intended new road there (Baker Street, later Lloyd Baker Street) and to provide a design which would make an impressive 'gateway' to the development, a foretaste of the fine architecture which Booth and his employer envisaged for the new streets and houses they were planning. Thus the rebuilding of the Union in 1819–20 effectively began the development of the Lloyd Baker estate. The new pub was basically L-shaped, two-storeys high, with a return to King's Cross Road and its main front on Lloyd Baker Street, where the central entrance was flanked by double-height bow windows. The northern end of the King's Cross Road frontage comprised a brewhouse and a warehouse over stables and a coachhouse. In 1830 Carr leased some adjoining land to the east and north, where he laid out a yard and garden with a tea-room and a two-storey arcaded building, the upper storey of which is described in the lease as 'fitted up for a club room', and in the 'Ratebooks' as a 'music room' or 'assembly room'. Later, probably in the 1840s, the Union was the venue for song-and-dance concerts.'

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'No. 4 Kings Cross Road: Squeezed between later and taller buildings, this plain brick-fronted house is the only surviving vestige of John Carr's development after the second world war. It was added by him to the south end of what was then Union Place (later part of Union Terrace), and first rated in 1838. A requirement of the lease was that the building should 'correspond to the houses already built adjoining northwest'. The shopfront is a later insertion.'

Fig. 4 - Image of original shopfront to No. 4 Kings Cross Road

'Nos 6–8 Kings Cross Road, Albert House: Albert House was built as flats in 1913 for the Metropolitan Railway Surplus Lands Committee. Of four storeys, with a shop either side of the central entrance and three pairs of windows on each of the upper floors, it is fronted in stock brick with red-brick dressings. The doorway is of green glazed brick with a pedimented Classical surround, incorporating the building's name and date. The flats eventually came into the ownership of Islington Borough Council, whose Architect's Department updated them in 1987–8.'

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2.5 Current Use

The existing property is a three storey property and currently vacant. It consists of an A3 Use restaurant at ground floor level with ancillary spaces above at first and second floor levels, and a roof terrace at first floor level to the rear of the property.

The existing uses in the area around the site are a mixture of residential, commercial and retail uses along Kings Cross Road, comprising buildings of various bulk, size and styles. The immediate neighbouring properties are 4 storeys high with ground floor retail units and residential dwellings above them.

The present ancillary spaces to the upper levels at first and second floor are of poor quality, in need of restoration and no longer in use or required. It necessitates a proposal to create viable and desirable spaces within the existing unused upper floor areas while being sympathetic to the surrounding properties and conservation area. There is no realistic prospect of the associated ancillary accommodation above the ground floor commercial unit being used in its current use in the foreseeable future and the use of the upper levels for residential purposes would therefore be consistent with the function of the space, street and original residential Use of the building.

'The Council encourages the residential use of vacant space above shops' as indicated in Islington Council's 'Shopfront Design Guide.'

Furthermore, the removal of the above ancillary spaces will help reduce the rental value of the ground floor retail unit as it will have less floor space which will make it more marketable and will hopefully promote interest from future tenants.

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2.6 Local Transport

The site is accessible and well served by public transport and has a PTAL rating of 5. See Appendix 2: Ptal rating reports.

- The maximum walk time for a bus is 8 minutes at a distance of 640m - The maximum walk time for underground services is 12 minutes at a distance of 960m - The maximum walk time for rail services is 12 minutes at a distance of 960m.

There are a number of bus routes along King's Cross Road and in the immediate vicinity including Grays Inn Road, Swinton Street, Pentoville Road, Rosebury Avenue, Mount Pleasant and Calthorpe Street. Nearby Underground stations include Russell Square and King's Cross St Pancreas to facilitate close access to the city centre. London's King's Cross rail station also provides local and national rail links.

The property is located within Zone A Controlled Parking Zone. The proposal is a car-free scheme in line with current policies to promote sustainable transport choices including walking, cycling and public transport choice. There are a number of cycle docking stations nearby along Margery Street, Grays Inn Road, Ampton Street and Pentoville Road.

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2.7 Site Photographs

Existing front elevation - 4 Kings Cross Road

Nos 2a and 2b, 4 and 6 King's Cross Road

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Nos 2a and 2b, 4 and 6 King's Cross Road

Union Tavern, and Nos 2a—b King's Cross Road

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Existing shopfront - 4 Kings Cross Road

Entrance to existing shopfront - 4 Kings Cross Road

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Rear Elevation - 4 Kings Cross Road

Rear Elevation to adjoining properties - 2a, 2b and 6 Kings Cross Road

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3. Planning Policies

We have considered a number of local and national planning policies relevant to our design intent and proposal. The proposed works have been designed in accordance with the guidance and policy documentation outlined below.

3.1 National Level

Our starting point was to review the National Planning Policy Framework that sets out the Government's policies in favour of sustainable development. As such, our proposal seeks to:

- 'recognise town centres as the heart of their communities and pursue policies to support their viability and vitality; - recognise that residential development can play an important role in ensuring the vitality of centres and set out policies to encourage residential development on appropriate sites' (NPPF, para. 23)

- 'contribute positively to making places better for people' (NPPF, para. 56)

- ' function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development; - establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit; - optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses, and support local facilities and transport networks; - respond to local character and history, and reflects the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; - create safe and accessible environments where crime and disorder, and the fear of - crime, do not undermine quality of life or community cohesion' (NPPF, para. 58)

- 'Address the connections between people and places and the integration of new development into the natural, built and historic environment' (NPPF, para. 61)

- 'Raise the standard of design more generally in the area' (NPPF, para. 63)

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- Conserve and enhance the historic environment: - the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; - the wider social, cultural, economic and environmental benefits that conservation of the historic environment can bring; - the desirability of new development making a positive contribution to local character and distinctiveness; and - opportunities to draw on the contribution made by the historic environment to the character of a place. (NPPF, para. 126)

3.2 Local Level

At the local level, the following policies are thought to be relevant. Key policies include the following:

Islington's Core Strategy (February 2011) Policies:

- Section 2.9 - Non-strategic areas: -Policy CS 8 - Enhancing Islington’s character

- Chapter 3 - Strategic policies: - Policy CS 9 - Protecting and enhancing Islington’s built and historic environment - Policy CS 10 - Sustainable design - Policy CS 11 - Waste - Policy CS 12 - Meeting the housing challenge: 'A. Ensuring residents have a good quality of life while living in the second most densely developed borough in the country. This requires careful management of the design, layout, materials and locations of residential developments. To help achieve a good quality of life the residential space and design standards will be significantly increased from their current levels...' 'C. Seeking to meet and exceed the borough housing target, which is set by the Mayor of London. The current annual target, which is in the process of being reviewed, requires Islington to build 992 conventional homes, 133 non-self contained units and to bring 33 vacant homes back into use during the period 2007/8 to 2016/7.'

- Policy CS 14 - Retail and services

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Islington's Local Plan Development Management Policies (Adoption 2013):

- Chapter 2: Design & Heritage: - DM2.1 - Design - DM2.2 - Inclusive Design - DM2.3 - Heritage - DM2.6 - Advertisements

- Chapter 3: Housing - - DM3.3 - Residential conversions and extensions: ‘C. All conversions must be designed to meet or exceed the minimum housing space standards and Islington's Accessible Housing SPD.'

- DM3.4 - Housing standards: 'A. All new housing developments (including conversions, Changes of Use, Houses in Multiple Occupation, and sheltered housing) are required to provide accommodation that meets the following criteria: i) Accommodation of adequate size, with acceptable shape and layout of rooms (with due consideration to aspect, outlook from habitable rooms, noise, ventilation, privacy, light). ii) Functional and useable space that has good provision for play, amenity and garden space. iii) Sufficient space for storage and utility purposes.'

'B. Internal floor area: i) All new residential developments, conversions and extensions are required to meet or exceed the minimum space standards set out in Table 3.2.'

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'iii) Rooms must be designed to function comfortably and efficiently for their intended purpose, including having regard to the size standards set out in Table 3.3.'

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- DM3.5 Private outdoor space

Chapter 4: Shops, culture and services: - DM4.1 Maintaining and promoting small and independent shops - DM4.7 Dispersed shops - DM4.8 - Shopfronts

- Chapter 8: Transport - DM8.1 Movement hierarchy - DM8.4 Walking and cycling

- 9 Infrastructure and implementation - DM9.1 Infrastructure - DM9.2 Planning obligations - DM9.3 Implementation

Islington's Supplementary Planning Document CA2 - New River Conservation Area:

This SPD has been reviewed to identify the relevant 'policies in the New River Conservation Area in order to preserve and enhance the special character and appearance of the area.

Islington's 'Shopfront Design Guide': This SPD has been reviewed to address the policy framework on the design of shopfronts including 'the replacement of, or alteration to shopfronts, signs, fascia etc. within all areas of Islington, including Conservation Areas.'

Other Documentation:

- The London Plan 2011 - London Housing Design Guide (Design Guidance)

Our approach aims to make sure that this proposal achieves a high level of design quality in line with the documents outlined above.

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4. Proposal

The proposal is for alterations to the existing shopfront to the ground floor restaurant to reinstate the original architectural detailing in terms of style, proportions and materials, and conversion of the existing ancillary spaces at first and second floor levels to C3 Residential Use to create 1 x 2 bed self-contained duplex flat.

The existing shopfront was built as a later addition to the original property and has since been altered. It was originally characterised by traditional Victorian features. The present shopfront is of poor quality and detracts from the character of this Conservation Area. A higher quality shopfront is required to improve the design of the facade to promote interest from future tenants, and create an active frontage for the end user.

Proposed external works to the shopfront will restore visual continuity of the principle facade and street scene and will not cause any harmful impact to the character or appearance of the existing and surrounding buildings within this conservation area.

The use of the existing unused upper floor space for residential purposes will provide good usable spaces consistent with the function of the space and neighbouring properties.

Other external works include upgrading and replacing the existing timber sash windows at first and second floor levels to the front and rear elevations to comply with current Building Regulations and to match existing. The door to access the roof terrace to the rear of the property will also be upgraded and replaced. See section 5.5: Appearance.

On the upper levels, refurbishment works will include associated internal alterations and the demolition of a small percentage of internal walls to allow for the new layouts.

The existing ground floor A3 Use restaurant will remain unaltered. The existing ground floor entrance to the front facade will be maintained as a separate point of entry to the residential unit above and adjacent to the new centrally positioned restaurant entrance.

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5. Design

5.1 Use

The A3 Use of the ground floor unit will remain unaltered and unaffected by this application. The proposed conversion of the upper levels of the property involves Change of Use from ancillary spaces to C3 Residential Use to create 1 x 2 bed duplex flat.

5.2 Amount

The proposed works include conversion of the existing upper floor areas at first and second floor levels to provide a good sized 2 bed residential unit.

The proposal provides and adds functional and desirable spaces within the residential flat to optimise the potential of the site while still being mindful of its surroundings. It comprises open plan living/ dining/ kitchen areas at first floor level with access to the existing terrace to the rear, and 2 no. bedrooms and bathroom at second floor level. Bedroom 2 has an en-suite facility. Storage space has also been provided at first floor level.

The proposed residential unit and room sizes have been designed to meet the required space standards as required within Islington Council's Planning Guidance Policies, The London Plan 2011, the London Housing Design Guide and are as illustrated below:

Location Usage Type of Unit Incorporation Proposed Area

First Residential Unit -Flat 1 2 Bed Unit Kitchen/Living/Dining 30.0 sq. m Floor Roof Terrace 28.0 sq. m

Second Residential Unit -Flat 1 2 Bed Unit Bedroom 1 8.4 sq. m Floor Bedroom 2 + en-suite 18.5 sq. m

Total Internal Floor 62.0 sq. m Area:

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5.3 Layout

The proposal maintains the existing footprint of the building and has no impact on the street scene or neighbouring properties in terms of overlooking, nor overdevelopment of the site with regard to size, bulk and scale.

The layout of the proposed residential unit has been designed in accordance with Islington's Local Plan and Accessible Housing SPD. Refer to Section 3:Planning Policies.

As such, the proposed flat has been designed to:

- London Housing Design Guide standards; - Provide amenity space within the existing roof terrace; - Retain as much of the existing internal structure as possible.

The proposed layout of the new residential unit is designed to utilize space and to make eminent use of day lighting to the open plan living/habitable areas through the existing windows.

The proposal does not affect any amenity issues to neighbouring properties and occupants along Kings Cross Road.

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5.4 Scale

The scale of the existing property in terms of bulk and size will remain unaltered.

The proposed shopfront has been designed to match the existing property and neighbouring buildings in terms of the scale, proportion, fenestration pattern and style to be sympathetic to the visual continuity of the street scene, existing buildings in the area and provide a positive contribution to this conservation area.

Alterations include reinstating the existing shopfront with a more sympathetic design to incorporate the original traditional features that have since been altered. (See Appendix 1). The design of the shopfront has been carefully proportioned to articulate and interpret the proportions and form of the original architectural detailing and existing adjacent shopfronts. It will closely replicate the original design features in terms of fascia lines, stall riser heights, bay widths and materials, and will remove the existing unsympathetic aspects that currently affect the streetscape which has become prevalent in the area. See 'Section 5.5: Appearance.'

The proposed shopfront has been carefully designed to relate to the scale, height and extent of the existing property and neighbouring buildings. It does not visually dominate the existing building or affect the character of the building and the Conservation Area.

The proposed works have been designed to be suitable with its relationship to the local context and not to be detrimental to the amenity of the neighbouring properties, the street scene or overdevelopment of the site.

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5.5 Appearance

The appearance of the proposed works to the property does not present an intrusion into its neighbourhood by virtue of its proportions, size, style and the types of materials used.

Shopfronts: ‘In the last 30 - 40 years the character and quality of the traditional shopping street has often been eroded by poor, careless and unsympathetic alterations. Inappropriate shopfronts and attention- seeking, large signs downgrade historically or architecturally important buildings as well as the whole shopping area.’ Islington Council’s Shopfront Design Guide.

'4.44 The design of new shopfronts and alterations to existing shopfronts is important to the appearance of the individual property, to the character and appearance of shopping areas, and provides visual connections between ground floor shops and the street. The council will expect well designed, accessible shopfronts that respect the character of the area and the architectural unity and integrity of the shop building of which they form part. The design of a new shopfront within a modern building should reflect the design of the building of which it forms part, but should also consider the appearance of neighbouring shopfronts in terms of fascia lines, stall riser height, materials and other architectural features. The design of a shopfront where the traditional surround and shopfront remain complete should be repaired and conserved wherever possible. These repairs must preserve the character of the original shopfront and be of matching style, materials and construction, whilst delivering a contemporary standard of amenity that meets current access standards.’

‘4.45 The council will ensure that alterations to shopfronts are well designed and contribute positively to the surrounding area. This will improve the streetscape and is beneficial for business.’ Section 4: Shops, culture and services - Islington’s Local Plan: Development Management Policies - Adoption 2013

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The basic elements of a traditional Shopfront Design (Islington Council’s Shopfront Design Guide) include the following:

(1)

(3)

(2)

(4)

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‘Basic Design Considerations a) the streetscene: Proportions, materials and details should maintain the variation and hierarchy of the buildings and should not seek attention or dominate them unnecessarily; b) the building as a whole: Sensitive design should enhance the individuality and character of the building. The structural integrity of the traditional frontage should be maintained; c) the details: Original ornaments and other details provide visual interest.’

'Traditional materials such as painted timber, glass, steel, render, stone, glazed tiles are still the most commonly used materials for good shopfronts and will appear in most better-quality designs'. Islington Council’s Shopfront Design Guide

The proposed works will be of a high standard and incorporate the use of high quality materials that are sympathetic to the original fabric.

The original shopfront to 4 Kings Cross Road was built as a later addition to the property with a traditional shopfront. (See Appendix 1). These traditional features included conventions used in Victorian shopfronts such as the fascia, stall riser, recessed entrance with a fanlight above, and glazing divided by mullions and transoms that reflect the rest of the proportions of the shop and rest of the building. The character and quality of the original shopfront was later modified with unsympathetic alterations of poor quality and the existing shopfront to the property currently detracts from the character of this Conservation area.

Vernacular design elements and materials to the proposed shopfront constitute and match the original shopfront and include: - new painted timber frame double glazed windows with mullions and transoms; - new painted timber frame double glazed door with fanlight to the centrally positioned restaurant entrance; - new traditional panelled door with fanlight to the separate recessed entrance to residential unit above; - new rendered stall riser/ plinth; - new rendered banding to match opposite side of shop frame

The proposed glazing and doors to the shopfront have been carefully articulated to match and reinterpret the proportions and style of the original openings and architectural frame of the shopfront to restore the visual continuity along the street scene, as well as generate passing trade and provide

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V I V E N D I A R C H I T E C T S LTD visual interest for pedestrians through a shop-type window display. The proposed mullions line up above and below the transom and aligns with the existing timber sash windows to the upper floors.

The new Victorian style panelled timber door will upgrade the existing entrance. The recessed entrance defines separate access to the residential unit above and does not detract from the shopfront.

The new rendered stall riser/ plinth will match the existing in terms of its height, extent and materials used. New rendered banding has been incorporated to the side of the shop frame adjacent to adjoining property's corbelled pilaster (6 Kings Cross Road) to match the banding to the other side of the shop frame adjoining 2b Kings Cross Road.

The existing stuccoed cornice along the front elevation between the adjoining properties will be retained, overhauled and repaired.

The existing signage and perspex fascia will be removed. The plaster behind the removed fascia will be made good and painted white to provide a suitable depth for the future tenant to install a new fascia that will be coherent with the other elements of the building.

All existing timber sash windows at first and second floor levels to the front and rear elevations are to be upgraded and replaced with painted timber frame double glazed units with glazing bars to match existing. The door to access the roof terrace to the rear of the property will also be upgraded and replaced with a panelled door to comply with current Building Regulations.

The proposed works have been designed to respect and preserve the original design and proportions of the building, including its architectural period and style. It will therefore integrate into the streetscape sympathetically and is cohesive to this type of buildings within the conservation area by use of consistent materials and styles in the area.

The appearance will remain in keeping with the existing and neighbouring properties and does not materially disturb the prevailing character or appearance of this conservation area.

UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40

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5.6 Landscaping & Amenity

There is provision of a private amenity space in the form of an existing roof terrace to the rear of the property at first floor level in line with Islington Council's Local Planning Policy DM3.5 - Private Outdoor Space. The amenity area will be accessed from the open plan living/ dining/ kitchen area and incorporate planted privacy screens to address any issues of overlooking and create an improved environment for future occupants.

There are a number of historic parks and gardens, London squares and other heritage landscapes in Islington identified on The London Parks and Gardens Trust's Inventory of Historic Green Spaces (2011) and Islington Council's Local Plan, Develpoment Management Policies: Appendix 9 - Heritage.

Local amenity spaces for the occupants nearby include historic green spaces such as Spa Fields Park, Spa Fields Gardens, Wilmington Square Gardens, Percy Circus, Claremont Square and Myddelton Square Public Garden.

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6. Access

The proposed scheme is to be car-free. The development site is well served and accessible by public transport and has a PTAL rating of 5 (Refer to Section 2.6: Local Transport and Appendix 2 of this document). There is also provision for cycle storage within the roof terrace amenity area at first floor level to the rear of the property.

Pedestrian access to the existing shop and proposed residential unit will remain to the front of the property via two separate level entrances. The existing recessed front entrance (incorporated within the shopfront) has been maintained to facilitate separate access to the proposed residential unit above, and to be coherent with neighbouring properties. The proposed residential unit will be easily accessible from the existing internal stair.

7. Refuse and Recycling

The existing refuse/recycling collection for the restaurant will be maintained as per the existing arrangements, and will be collected from the front of the property on the designated days by the local authority’s waste management division.

The refuse and recycling collection of household sacks for the new residential flat will be to the front of the property, six nights per week from Monday to Saturday as per the existing properties along Kings Cross Road.

Provision has been made for refuse and recycling storage within the roof terrace to the rear of the property. A sink waste disposal system has also been provided within the flat for a more environmentally friendly waste management system to further reduce the amount of food waste.

UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40

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8. Summary

The proposed works are of a carefully considered design to be in keeping with the character and appearance of the conservation area and to correct the visual deficiencies of the current property.

The proposed conversion of the existing vacant ancillary spaces to the upper floors into a 2 bed residential unit is considered an appropriate Change of Use and suitable with the function of the site. The overall design and layouts of the proposed residential unit will provide good desirable living spaces for future occupants without materially impacting on the adjoining neighbours.

The late Georgian buildings of the New River Estate are of considerable architectural and historic interest both individually and collectively.

The proposed works to the shopfront have been designed to be in harmony with the architectural detailing and traditional features of the original shopfront which is cohesive to this type of buildings within the conservation area. It will integrate into the streetscape sympathetically by use of consistent materials and styles in the area, and as a whole, make a positive contribution to the Censervation Area.

This application has addressed the relevant criterion set out in the relevant Local and National Planning policies including the National Planning Policy Framework, the London Plan, Islington's Local Planning policies and Supplementary Planning Documents including Document CA2 - New River Conservation Area, and Islington Council's 'Shopfront Design Guide.'

We trust the application will be considered for approval as it demonstrates a proposal sympathetic to the enhancement and preservation of the conservation area.

UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40

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Appendix 1 - Original Shopfront to No. 4 Kings Cross Road without modifications

UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40

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Appendix 2 - PTAL Rating Reports for 4 Kings Cross Road, London WC1X 9QA

UNIT E3U BOUNDS GREEN INDUSTRIAL ESTATE LONDON N11 2UD TEL/FAX +44 (0)20 3232 4000 EMAIL [email protected] Registered in England & Wales No. 6864628 VAT Registration No. 832 2718 40

PTAI Study Report File Details

Date 17/06/2015 11:19 Day of week M-F Time period AM peak Walk speed 4.8 kph Walk file PLSQLTest POI Name: 530954, 182549

Bus Services

Reliability factor for this mode is 2 Maximum walk time for this mode is 8 minutes Maximum walk distance for this mode is 640.0 metres

Stop ROSEBERY SQUARE Walk time to stop from POI is 6.76 minutes Walk distance to stop from POI is 541.04 metres Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 19 Direction BACK Frequency 10.0 giving AWT of 3.0 minutes Route 19 Direction OUT Frequency 10.0 giving AWT of 3.0 minutes Route 341 Direction OUT Frequency 6.0 giving AWT of 5.0 minutes Route 341 Direction BACK Frequency 6.0 giving AWT of 5.0 minutes Stop GRAYS INN RD GUILFORD S Walk time to stop from POI is 4.69 minutes Walk distance to stop from POI is 375.58 metres Route 46 Direction OUT Frequency 6.0 giving AWT of 5.0 minutes Route 46 Direction BACK Frequency 6.0 giving AWT of 5.0 minutes Route 45 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 45 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Route 17 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 17 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Stop GRAYS INN R ROYAL FREE H Walk time to stop from POI is 7.22 minutes Walk distance to stop from POI is 577.36 metres Route 46 Direction OUT Frequency 6.0 giving AWT of 5.0 minutes Route 46 Direction BACK Frequency 6.0 giving AWT of 5.0 minutes Route 45 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 45 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Route 17 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 17 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Stop GRAYS INN RD ACTON ST Walk time to stop from POI is 6.09 minutes Walk distance to stop from POI is 487.05 metres Route 46 Direction BACK Frequency 6.0 giving AWT of 5.0 minutes Route 45 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Route 17 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Stop KINGS CROSS RD/ACTON ST Walk time to stop from POI is 3.93 minutes Walk distance to stop from POI is 314.43 metres Route 46 Direction OUT Frequency 6.0 giving AWT of 5.0 minutes Route 45 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 17 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Stop KINGS CROSS RD CUBITT ST Walk time to stop from POI is 1.36 minutes Walk distance to stop from POI is 108.51 metres Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Stop SWINTON STREET STAND Walk time to stop from POI is 6.85 minutes Walk distance to stop from POI is 547.85 metres Stop KINGS X RD PENTONVILLE R Walk time to stop from POI is 7.73 minutes Walk distance to stop from POI is 618.22 metres Route 46 Direction OUT Frequency 6.0 giving AWT of 5.0 minutes Route 45 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 259 Direction OUT Frequency 8.0 giving AWT of 3.75 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 17 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Stop NUMBER NOT USED Walk time to stop from POI is 6.12 minutes Walk distance to stop from POI is 489.33 metres Stop NUMBER NOT USED Walk time to stop from POI is 2.26 minutes Walk distance to stop from POI is 180.78 metres Stop PENTONVILLE RD WESTON RS Walk time to stop from POI is 7.65 minutes Walk distance to stop from POI is 611.96 metres Route 73 Direction BACK Frequency 18.0 giving AWT of 1.67 minutes Route 73 Direction OUT Frequency 18.0 giving AWT of 1.67 minutes Route 476 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 476 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Route 30 Direction BACK Frequency 7.5 giving AWT of 4.0 minutes Route 30 Direction OUT Frequency 7.5 giving AWT of 4.0 minutes Route 214 Direction BACK Frequency 8.0 giving AWT of 3.75 minutes Route 214 Direction OUT Frequency 8.0 giving AWT of 3.75 minutes Route 205 Direction BACK Frequency 8.0 giving AWT of 3.75 minutes Route 205 Direction OUT Frequency 8.0 giving AWT of 3.75 minutes Stop MOUNT PLEASANT Walk time to stop from POI is 3.56 minutes Walk distance to stop from POI is 285.12 metres Route 38 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 19 Direction OUT Frequency 10.0 giving AWT of 3.0 minutes Route 341 Direction OUT Frequency 6.0 giving AWT of 5.0 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Stop ROSEBERY AV TYSOE STREET Walk time to stop from POI is 5.78 minutes Walk distance to stop from POI is 462.05 metres Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 19 Direction BACK Frequency 10.0 giving AWT of 3.0 minutes Route 341 Direction BACK Frequency 6.0 giving AWT of 5.0 minutes Stop FINSBURY TOWN HALL Walk time to stop from POI is 7.01 minutes Walk distance to stop from POI is 560.42 metres Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 19 Direction BACK Frequency 10.0 giving AWT of 3.0 minutes Route 19 Direction OUT Frequency 10.0 giving AWT of 3.0 minutes Route 341 Direction OUT Frequency 6.0 giving AWT of 5.0 minutes Route 341 Direction BACK Frequency 6.0 giving AWT of 5.0 minutes Stop FARRINGDON R CALTHORPE S Walk time to stop from POI is 1.31 minutes Walk distance to stop from POI is 104.63 metres Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Stop BOWLING GREEN LANE Walk time to stop from POI is 5.12 minutes Walk distance to stop from POI is 409.68 metres Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction OUT Frequency 12.0 giving AWT of 2.5 minutes Stop F'DON R CLERKENWELL ROAD Walk time to stop from POI is 7.88 minutes Walk distance to stop from POI is 630.78 metres Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 63 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Stop ROSEBERY AVE MT PLEASANT Walk time to stop from POI is 5.1 minutes Walk distance to stop from POI is 407.89 metres Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 38 Direction BACK Frequency 12.0 giving AWT of 2.5 minutes Route 19 Direction BACK Frequency 10.0 giving AWT of 3.0 minutes Route 341 Direction BACK Frequency 6.0 giving AWT of 5.0 minutes

TATs for this mode Route 38 Stop MOUNT PLEASANT TAT 8.06 minutes EDF 3.72 Route 19 Stop MOUNT PLEASANT TAT 8.56 minutes EDF 3.5 Route 341 Stop MOUNT PLEASANT TAT 10.56 minutes EDF 2.84 Route 46 Stop KINGS CROSS RD/ACTON ST TAT 10.93 minutes EDF 2.74 Route 45 Stop KINGS CROSS RD/ACTON ST TAT 9.93 minutes EDF 3.02 Route 17 Stop KINGS CROSS RD/ACTON ST TAT 9.93 minutes EDF 3.02 Route 63 Stop FARRINGDON R CALTHORPE S TAT 5.81 minutes EDF 5.17 Route 259 Stop KINGS X RD PENTONVILLE R TAT 13.48 minutes EDF 2.23 Route 73 Stop PENTONVILLE RD WESTON RS TAT 11.32 minutes EDF 2.65 Route 476 Stop PENTONVILLE RD WESTON RS TAT 13.65 minutes EDF 2.2 Route 30 Stop PENTONVILLE RD WESTON RS TAT 13.65 minutes EDF 2.2 Route 214 Stop PENTONVILLE RD WESTON RS TAT 13.4 minutes EDF 2.24 Route 205 Stop PENTONVILLE RD WESTON RS TAT 13.4 minutes EDF 2.24

Best EDF is 5.17 Half of all other EDFs is 16.3

AI for this mode is 21.47

Underground Services

Reliability factor for this mode is .75 Maximum walk time for this mode is 12 minutes Maximum walk distance for this mode is 960.0 metres

** No stops found within buffer for this POI Rail Services

Reliability factor for this mode is .75 Maximum walk time for this mode is 12 minutes Maximum walk distance for this mode is 960.0 metres

** No stops found within buffer for this POI Total AI for this POI is 21.47. X: 530954, Y: 182549. PTAL Rating is 5. PTAI Study Report File Summary PTAI Run Parameters

PTAI Run 20151706111938 Description 20151706111938 Run by user PTAL web application Date and time 17/06/2015 11:19 Walk File Parameters

Walk File PLSQLTest Day of Week M-F Time Period AM Peak Walk Speed 4.8 kph BUS Walk Access Time (mins) 8 BUS Reliability Factor 2.0 LU LRT Walk Access Time (mins) 12 LU LRT Reliability Factor 0.75 NATIONAL_RAIL Walk Access Time (mins) 12 NATIONAL_RAIL Reliability Factor 0.75 Coordinates: 530954, 182549

Distance Frequency Walk time SWT TAT Mode Stop Route Weight EDF AI (metres) (vph) (mins) (mins) (mins) BUS MOUNT PLEASANT 38 285.12 12.0 0.5 3.56 4.5 8.06 3.72 1.86 BUS MOUNT PLEASANT 19 285.12 10.0 0.5 3.56 5.0 8.56 3.5 1.75 BUS MOUNT PLEASANT 341 285.12 6.0 0.5 3.56 7.0 10.56 2.84 1.42 KINGS CROSS RD/ACTON KINGS CROSS RD/ACTON BUS 46 314.43 6.0 0.5 3.93 7.0 10.93 2.74 1.37 ST KINGS CROSS RD/ACTON BUS 45 314.43 7.5 0.5 3.93 6.0 9.93 3.02 1.51 ST KINGS CROSS RD/ACTON BUS 17 314.43 7.5 0.5 3.93 6.0 9.93 3.02 1.51 ST FARRINGDON R BUS 63 104.63 12.0 1.0 1.31 4.5 5.81 5.17 5.17 CALTHORPE S KINGS X RD BUS 259 618.22 8.0 0.5 7.73 5.75 13.48 2.23 1.11 PENTONVILLE R PENTONVILLE RD BUS 73 611.96 18.0 0.5 7.65 3.67 11.32 2.65 1.33 WESTON RS PENTONVILLE RD BUS 476 611.96 7.5 0.5 7.65 6.0 13.65 2.2 1.1 WESTON RS PENTONVILLE RD BUS 30 611.96 7.5 0.5 7.65 6.0 13.65 2.2 1.1 WESTON RS PENTONVILLE RD BUS 214 611.96 8.0 0.5 7.65 5.75 13.4 2.24 1.12 WESTON RS PENTONVILLE RD BUS 205 611.96 8.0 0.5 7.65 5.75 13.4 2.24 1.12 WESTON RS LT SAP Points Not Found NR SAP Points Not Found Total AI for this POI is 21.47. PTAL Rating is 5.