Planning Statement Change of Use Application at Crêpeaffaire, 51-53 Camden Passage, London, N1 8EA LPA Ref: PP-05561029 Firstplan Ref: 16192 Date: October 2016 Contents Section 1 Introduction ....................................................................................................................... 4 Section 2 Planning Background ......................................................................................................... 5 Section 3 The Proposal ...................................................................................................................... 7 Section 4 Relevant Planning Policy .................................................................................................. 10 Section 5 Planning Considerations .................................................................................................. 13 Section 6 Conclusions ...................................................................................................................... 21 Document 1 Crêpeaffaire presentation document Document 2 Illustrative breakdown of sales Document 3 Letter from Managing Agent regarding marketing Document 4 Appeal decision APP/X5990/C/16/3149966 Document 5 Copy ‘High Street Performance and Evolution’ - University of Southampton Planning Statement | Firstplan 3 Section 1 Introduction 1.1 This report is prepared by Firstplan Ltd., on behalf of our client Crêpeaffaire, in support of a planning application for the change of use of 51-53 Camden Passage, from Use Class A1 retail to a mixed A1 / A3 use. 1.2 Crêpeaffaire sell a range of products based around their successful crêpe range. The company began trading in 2004 and currently trade from six other high street retail locations across the country (Cambridge, Chiswick, Wimbledon, Spitalfields, Cardiff and Bristol) and from four shopping centre locations (Westfield Stratford, Westfield London, Trinity Centre Leeds and Grand Central Birmingham). All of these premises trade as A1 retail outlets and it is considered that the Crêpeaffaire’s Camden Passage premises is also operating as A1. The Council has, however, refused an application for a certificate of lawfulness ref: P2016/3063/COL for Crêpeaffaire’s use as A1 and following discussions with the Council this application is being submitted to seek a mixed use to accommodate an element of A3 use in addition to retail. Crêpeaffaire have operated from unit 51-53 Camden Passage since 2014 and has added to the vibrancy and vitality of the locality and indeed the wider Angel Town Centre and its primary shopping frontage. 1.3 The following sections of the report will analyse the key planning considerations, and concludes that in all respects, the proposed mixed A1/A3 use will not harm the vitality or viability of the town centre. • Section 2 of the report sets out the relevant background information, including the description of the site and surrounding area and the relevant planning history. • Section 3 sets out the application proposals. • Section 4 sets out the planning policies relevant to the proposed change of use. • Section 5 considers the key planning considerations in the context of the relevant planning policies. • Section 6 sets out our conclusions. 4 | Firstplan Planning Statement Section 2 Planning Background a) Site and Surrounding Area 2.1 This application relates to the ground floor area of 51-53 Camden Passage, N1 8EA. The premises forms part of a modern development. The ground floor contains a publically accessible area containing the counter, display shelving, salad bar, juice bar and informal communal seating comprising 26 seats, including high stools and a couch. The rear area is not accessible to the public and comprises a storage area and staff toilet. 2.2 Crêpeaffaire sells merchandise and a range of food and drink, some of which is eaten on the premises and some of which is eaten off the premises. All food and drink is purchased at the counter. In terms of cold food, the unit sells a range of salads, cold crêpe wraps, muffins, brownies, cookies, pastries, waffles, popcorn and other impulse items, fresh fruit, ice cream, cold drinks (bottled and pre-packed), freshly made fruit juices, smoothies and shakes. The only warmed products sold are the range of crêpes. All the fillings used in the crêpes, including the breakfast crêpes, are prepare off site and no primary cooking takes place on the premises. In terms of hot drinks tea, coffee and hot chocolate are served. 2.3 The unit is located in a prominent corner location and retains two active frontages onto both Camden Passage and Camden Walk. Other operators in the immediate surrounding include The Camden Head Public House and Sharps Barber and Shop (both of which are within Grade II listed properties and adjacent to the application site), Cluttons Estate Agents in the neighbouring unit along Camden Walk and Waxantiques just south of the application site, at 49 Camden Passage. On Wednesdays, Fridays, Saturdays and Sundays, there are market stalls selling vintage and antique goods from stalls set out along Camden Passage, complementing the permanent retail premises. 2.4 Angel has been a dedicated shopping and trading centre for London for centuries. The historic character of the area is recognised and protected by a number of conservation areas, with the application site designated within the Angel Conservation Area. The special character of the Angel Conservation Area is drawn from its historic link with commercial activity that covers the length of Islington’s main thoroughfare. The general urban grain of the area comprises narrow plot widths and streets with shopfronts characteristic of the 17th Century. Indeed, Camden Passage itself has a distinctive character within the conservation area showcasing distinctive stepped and raised pavements and narrow streets. The application site building is, however, a modern addition. Planning Statement | Firstplan 5 b) Relevant Planning History 2.5 Crêpeaffaire began their tenancy within 51-53 Camden Passage in 2014. The previous use of the premises was for the retail sale of furniture. The planning history of relevance to this application relates to Crêpeaffaire’s tenancy and is set out below: • P2014/5027/FUL – Alterations to the existing shopfront including: new timber glazed sliding door, making good and decoration to the shopfront. Planning permission granted 28 January, 2015. • P2015/0522/ADV – Installation of 3no. illuminated fascia signs and 1no. illuminated projecting sign. Advertisement consent grated 9 April, 2015. • P2016/3063/COL – Application for a lawful development certificate for an (existing) use for retention of an air conditioning unit above the door on the south east elevation. Application refused 27 September, 2016. • P2016/3066/COL – Application for a certificate of lawfulness in connection with existing use as A1. Application refused 27 September, 2016. 2.6 As highlighted in the introduction, this application seeks to address the refusal of the certificate of lawfulness application ref: P2016/3063/COL. Following discussions with the case officer it was agreed that a mixed A1/A3 application would be submitted and considered on its merits. 6 | Firstplan Planning Statement Section 3 The Proposal 3.1 This application seeks planning permission for the change of use of 51-53 Camden Passage, from class A1 (retail) to a mixed A1/ A3 (retail/restaurant) use. This change of use is sought in line with the Council’s position that the operation of Crêpeaffaire does not fall within the current lawful use of A1. It is envisaged that the operation of the site will continue as existing and that there will be no material change to the layout or appearance of the application site. 3.2 In considering the certificate of lawfulness application the Case Officer noted in his report that: “It is considered that some elements of the current operation of the premises could be classified as being an A1 use.” 3.3 In terms of the actual sale of goods Crêpeaffaire sells merchandise and a range of food and drink, some of which is eaten on the premises and some of which is eaten off the premises. A presentation document is attached as document 1 which illustrates the range of goods sold from the premises. Document 2 provides a breakdown of the sales of hot food and drink consumed on site compared to the total sales from the premises, demonstrating that the hot food and drink element is a small proportion of overall sales. DOCUMENTS 1 & 2 3.4 All food and drink is purchased at the counter. In terms of cold food, the unit sells a range of salads, cold crêpe wraps, muffins, brownies, cookies, pastries, waffles, popcorn and other impulse items, fresh fruit, ice cream, cold drinks (bottled and pre-packed), freshly made fruit juices, smoothies and shakes. The only warmed products sold are the range of crêpes. All the fillings used in the crêpes, including the breakfast crêpes, are prepare off site and no primary cooking takes place on the premises. In terms of hot drinks tea, coffee and hot chocolate are served. 3.5 Class A1 is defined in the Use Classes Order (UCO)as a shop. The use is further defined as being for the retail sale of goods other than hot food and includes the sale of sandwiches or other cold food for consumption off the premises. Class A3 is defined in the UCO as a food and drink use and further defined as for the sale of food and drink for consumption on the premises. Class A5 use is a use for the sale of Planning Statement | Firstplan 7 hot food off the premises. Dividing