5 Almeida Street and 129 Upper Street, Islington Retail Impact Assessment 22 October 2008 List of Contents 1.0 INTRODUCTION 2.0 PROPOSED DEVELOPMENT 3.0 RETAIL POLICY CONTEXT 4.0 DEFINITION OF STUDY AREA 5.0 EXISTING CENTRES HEALTH CHECK 6.0 SHOPPING PATTERNS 7.0 QUANTITATIVE NEED, CAPACITY AND IMPACT 8.0 QUALITATIVE IMPACT ASSESSMENT 9.0 SEQUENTIAL SITE ASSESSMENT 10.0 CONCLUSION Annex 1: Angel Town Centre Retail Footprint Catchment Annex 2: Household Expenditure: Summary by COICOP Group Current Prices Annex 3: 2001 Census: Population Profile Annex 4: ACORN Profile - Households Annex 5: Proposed Scheme Impact Summary Annex 6: Proposed Scheme Net Gail on Angel Town Centre Annex 7: Retail Footprint London Rankings Annex 8: Proposed Scheme Retail Footprint Catchment Annex 9: Proposed Site Household Expenditure: Summary by COICOP Group Current Prices Annex 10: ACORN Shopper Profile – Households Annex 11: 2001 Census: Population Profile Annex 12: Sequential Test Site Locations 3 1.0 INTRODUCTION 1.1 This report has been prepared in relation to a planning application to redevelop 5 Almeida Street, London N1, currently a mail facility and 129 Upper Street, formerly The Mitre Public House, submitted on behalf of Sager House (Almeida) Ltd. 1.2 This report presents key findings from a detailed evaluation of retail impact levels at the site. It follows a report by retail analysts CACI to Halpern Planning in 2004 to review the impact and market position of a scheme on the adjoining site, granted planning permission in 2007, using a combination of lifestyle data, expenditure models, gravity model simulation and benchmarking techniques. 1.3 CACI have produced an evaluation of the proposals, which considers also the permitted scheme on the adjoining site. 1.4 The submitted application seeks planning permission for:- “Demolition of 5 Almeida Street and erection of a building over six storeys with two basement levels comprising retail (Class A1/ A3/ A4), office (Class B1) and residential (C3) uses. Alteration and extension of 129 Upper Street with associated access, parking and landscaping.” Background 1.5 5 Almeida Street was previously a part of the former North London Mail Centre with 129 Upper Street having been a public house formerly known as the Mitre 1.6 In 2007 planning permission was granted for the redevelopment and refurbishment of Buildings A, B, D and F on the adjoining site, the primary objectives of that scheme being to improve the architectural and functional link between Upper Street and the buildings behind, strengthening the existing focal point on Upper Street and enhancing the commercial function of this part of Upper Street to the benefit of the surrounding area. 4 1.7 Although submitted as a standalone application this current proposal is being advanced in the context of the approved scheme on the adjoining site. As such it seeks to build on the objectives. The holistic approach to the site and wider area will enhance the existing focal point on Upper Street, reinforce the nature of the Conservation Area, and integrate more appropriately with the residential areas immediately surrounding. 1.8 The comparison retail market in London has changed since the 2004 analysis. While new centres were anticipated in CACI’s 2004 report, changes in performance, market shares and centre rankings can now better inform the centre’s performance and impacts after the previously anticipated 2010 completion date. 1.9 In line with guidance set out in PPS6 and in Retail Impact Assessment – A guide to best practice, this report undertakes a full and detailed assessment of the retail impact of the proposal in the context of the approved scheme on the adjoining site and reviews the sequential site assessment exercise. Having analysed all relevant considerations the report concludes that there is both a qualitative and quantitative need for the retail development proposed as part of a mixed use scheme and that there are no sequentially preferable sites that would be suitable, available and viable. Furthermore, the need for the development is now far greater than at the time of the permission granted in 2007. 5 2.0 PROPOSED DEVELOPMENT Location 2.1 5 Almeida Street is enclosed to the North by the rear of properties fronting onto Almeida Street, to the South and West by the adjoining buildings of the former North London Mail Centre site and to the East by the rear of commercial properties facing Upper Street and the site of 129 Upper Street. 2.2 Upper Street includes a variety of retail, restaurant/public house and commercial uses with residential or ancillary storage above. 2.3 The site is close to the edge of the Angel Town Centre boundary and Upper Street provides a distinctive and complementary retail role to Angel, with a mix of retail and restaurant uses. 2.4 The site lies within the Upper Street Conservation Area, which was extended to include the former Mail Centre in June 2001. 2.5 The site enjoys good accessibility by public transport with numerous bus routes, the underground and main line rail services within walking distance. Access to the site is presently via a one way system that requires vehicles to enter from Studd Street and leave via Almeida Street. Scheme Proposals 2.6 The proposal primarily comprises the redevelopment of 5 Almeida Street and the refurbishment and extension of 129 Upper Street for mixed retail and residential purposes. 5,574 sqm gross retail floorspace will be provided over basement, ground and first floors. This will complement and add to the existing retail offer on Upper Street, along with that approved as part of the development of Buildings B and D. 2.7 On the upper floors of the new building (second to sixth) 78 residential units will be provided in total. These will comprise a mix of one, two and three bedroom flats, split between both private and affordable tenure. Approximately 807 sqm of 6 Class B1 accommodation is also being proposed over basement, ground and first floors. 2.8 Access to the commercial element will be via the new pedestrian link to Upper Street adjacent to 129 Upper Street, The Mitre Public House. This will provide both a visual and functional link with the retail offer on Upper Street and the wider Angel town centre. It will also focus the high pedestrian movements associated with the retail offer onto Upper Street, and away from surrounding residential areas. 2.9 The proposal also involves the refurbishment, alteration and extension of the vacant public house that fronts Upper Street. An extended basement level beneath is proposed as Class A4 use, with the ground floor mainly Class A1/A3 use, with an element of Class A4 use to link with the basement area This, combined with the use of the first floors for Class A3/ A4 retail purposes, will create an appropriate level of activity and draw into the site. Figure 1: Approved and Proposed Retail Accommodation Approved Scheme Retail Accommodation Basement First A1 Unit B.1 1329 A1 Unit 1.1 215 A1 Unit 1.2 149 Ground A1 Unit 1.3 208 A1 Unit 1.4 171 A1 Unit G.2 132 A1 Unit 1.5 105 A1 Unit G.3 207 A1 Unit 1.6 199 A1 Unit G.4 124 A1 Unit 1.7 170 A3 Unit G.5 219 A1 Unit 1.8 89 A3 Unit G.6 150 A1 Unit G.7 166 Block D A1 Unit G.8 283 A1 Unit G.9 136 A1/A3 Unit G.1 64 A1 Unit G.10 17 A1/A3 Unit G.11 74 A1/A3 Spill Space 95 Total 4302 m2 Proposed Retail Accommodation Basement First Retail 1678 Retail 1198 A4 Unit 114 Ground 5,574 m2 Unit 1 132 Unit 2 179 Unit 3 83 7 Unit 4 105 Unit 5 712 A4 Unit 134 Total 4335 m2 Retail Offer 2.10 The proposed scheme is submitted as a standalone application. However the proposals relate to and enhance the approved mixed-use scheme on the adjacent site. 2.11 The scheme design creates an additional entrance to the site via the refurbished passageway adjacent to 129 Upper Street, the former Mitre, or alternatively through the Mitre itself, which is extended, rationalised and opened up to draw people back to the new building behind. In this way the new link will create an additional flow of people both into and around the site, whilst also increasing footfall along Upper Street. 2.12 This additional pedestrian activity and footfall will also be to the benefit of the existing retail offer on Upper Street, increasing passing trade in the area and strengthening its role in the wider Angel Town Centre. The enhancement of the visual and functional link to Upper Street is a vital commercial requirement, and creates a distinctive 'Upper Street' character. 2.13 As with the original scheme, the proposed additional retail space is based upon a strong anchor store selling premium House and Home goods, which would generate significant turnover and act as a powerful draw to the centre. The anchor would be supported by a complementary premium goods offer, including multiple retailers and niche independent stores. An attractive and successful centre would hope to achieve a multiple retail offer of up to 75%, which is considered to be an appropriate benchmark for the proposed scheme. 8 3.0 RETAIL POLICY CONTEXT 3.1 This chapter provides a summary of national, regional and local retail policies of relevance to this development. National Policy 3.2 PPS6 was published in December 2003 and outlines the fundamental objectives of the plan-led approach, protecting the vitality and viability of town centres, focusing trip generating development in areas of high public transport accessibility and promoting consumer choice and an efficient retail sector.