Planning Statement 46-52 Pentonville Road Prepared on behalf of Paris Dauphine International | August 2017 Report Control Project: 46-52 Pentonville Road, N1 Client: Paris-Dauphine International Reference: File Origin: Primary Author CY Checked By: Issue Date Status Checked By 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. 2 Planning Statement | 46-52 Pentonville Road, N1 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, Euston Road 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 Islington 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. 3 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. 4 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. 5 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.