The meeting was scheduled to consider a number of planning and listed building consent applications across the borough. In total three applications were scheduled to be discussed at locations in Amwell Street, Chiswell Street and the Barnsbury Estate. Planning sub-committees for the 2024/25 municipal year were also scheduled to be appointed.

New River Head - Land Rear of 28 Amwell Street

This application, from the Quentin Blake Centre for Illustration, requested permission for both full planning and listed building consent for a change of use and conversion of buildings at the New River Head site from commercial use to use as a gallery, exhibition and education centre. The buildings in question are the Engine House, Boiler House, Coal Store and Windmill Base.

The proposals included requests to allow for the:

• Reconfiguration of the North Stores and construction of a foyer link between the North Stores and main buildings.
• Public realm enhancements including a pedestrian route through the site.
• Reconfiguration of pedestrian and vehicle access from Amwell Street.
• Installation of an external lighting scheme.

The applicant stated their intention to offer a number of educational and community initiatives should they be allowed to occupy the site. These included:

• Free and/or discounted entry to Islington residents,
• Workshops for Islington school pupils,
• Access for Islington community groups
• The provision of training, traineeships, internships, apprenticeships and work experience placements for Islington residents

The report submitted to the committee by council officers concluded that:

Less than substantial harm has been identified to the significance of the listed buildings (including their setting) as well as the wider conservation area due to the interventions required to enable the use of the site for F1 purposes. However, careful consideration has been given to the relative importance of the heritage asset and this has been weighed against the heritage benefits and public benefit delivered by the proposals.

It is concluded that the use of the site as an art gallery is the optimum viable use of the statutorily listed buildings, which is significant heritage benefit for these listed buildings that have been vacant for over 30 years and is given significant weight in the overall planning balance.

The report recommended that planning and listed building consent be granted, subject to conditions and the signing of a Section 106 agreement. The conditions included a restriction on the number of private hire events that could take place to 24 per year, and a requirement for a Construction Environmental Management Plan (CEMP)¹ to be submitted for approval. The Section 106 agreement would capture a number of obligations from the applicant, including the provision of public access to the site, the implementation of a heritage interpretation strategy, carbon off-setting payments, and a commitment that the development will be car free.

48 Chiswell Street

An application was submitted requesting permission to partially demolish, reclad, and refurbish the existing building at 48 Chiswell Street. The proposals included a request for a two storey roof extension to provide additional office floorspace. The application requested that the new building be for mixed use with retail at ground level and offices above. The application also included proposals for:

• Landscaped roof terraces.
• A replacement plant enclosure.
• Associated ancillary works.

The report submitted by council officers acknowledged that the proposals would result in a departure from the development plan as it did not comply with Local Plan policy DH3.

Policy DH3 relates to Tall Buildings.

Policy DH3 explains at part B that “buildings of more than 30 metres are only acceptable in-principle: (i) on sites allocated in the Local Plan where the allocation makes specific reference to suitability for heights of 30m or more; and/or (ii) within specific sites identified in a Spatial Strategy area.

The report concluded that:

The proposed development constitutes a tall building on a site that is not identified as suitable for tall buildings.

It went on to say:

The proposed increase in massing and building height on the site would have a greater impact on neighbouring amenities when compared to the existing built form and it is acknowledged that there are negative impacts in terms of daylight. However, it is not considered that these amenity impacts are sufficiently harmful to justify a reason for refusal.

It was concluded that:

On balance, the harm created by the breach of the tall building policy and the harm to heritage assets that results, is outweighed by the scheme benefits, notably the high quality architecture and improved façade, and the range of community benefits agreed through the 106 (off-site contribution to affordable workspace to be secured by the council; employment and training benefits for the local community). The proposal is considered to be acceptable and is recommended for approval, subject to conditions and a S106 agreement to secure suitable planning obligations and financial contributions in order to mitigate the impacts of the development.

Council officers recommended the application be approved subject to a number of conditions, including the provision of an updated Delivery & Servicing Plan (DSP).² A Section 106 agreement was also recommended to capture planning obligations from the applicant, including a £3m payment in lieu of affordable workspace provision, and a commitment to a social value programme in the borough.

Barnsbury Estate

The applicant, Newlon Housing Trust and Mount Anvil, requested permission to vary two conditions of a previously approved planning permission (reference P2022/1898/FUL) for the Barnsbury Estate. The conditions in question related to the approved drawings and the number of dwellings in Phase 1a of the development.

The previously approved permission was for a hybrid application, with detailed approval for phases 1A, 1B and 3A of the development, and outline permission for the remaining phases.

The report submitted by council officers identified that the proposed changes were required to address the introduction of the Building Safety Act 2022, which included the requirement for all residential buildings over 18m in height to be provided with two means of escape. As approved, the new homes at the Barnsbury Estate would only have had access to one stair core.

The applicant also requested permission to increase the total number of homes to be delivered in Phase 1A of the development by 32, to a total of 134 homes. The additional 32 homes would all be for social rent and would replace homes lost as a result of the new fire safety regulations. This would allow for a rationalised decant strategy which would mean that only residents occupying Block A1 (Blackmore House) of the redevelopment would need to be relocated off-site during construction.

The report concluded that:

The proposals are consistent with the approved scheme in terms of land use and would allow for more homes to come forward in Phase 1A of the development, resulting in a simpler decant strategy which would minimise disruption for existing residents of the Barnsbury Estate and result in replacement homes being provided sooner in the development delivery.

It acknowledged that the proposed increase in footprint of the Phase 1A buildings would result in a loss of five additional trees:

It is considered that the provision of 7 additional new trees and the reprovision of the open space lost in the detailed phase within later phases of the development adequately mitigates the losses within Phase 1A.

It also noted that there would be an increase in the number of single aspect units, but that this was justified:

Whilst the proposed amendments would result in an increase in the number of single aspect units and changes to the consented daylight levels, it is considered that these changes are justified due to the changes required to address the requirements of the Building Safety Act.

The report recommended that the application be approved subject to conditions and the signing of a Deed of Variation to the Section 106 Agreement. The conditions included requirements for a revised Fire Statement, updated details regarding overheating mitigation, noise mitigation, and a scheme demonstrating compliance with the Secure By Design standards. The deed of variation to the Section 106 would capture commitments from the applicant including a carbon off-setting payment, compliance with the Code of Employment and Training, and a commitment to car-free development.

Appointment of Planning Sub-Committees

The Committee were also asked to consider a report regarding the appointment of two Planning Sub-Committees, which would help to determine applications in line with the Council's constitution. The report recommended that the membership of these subcommittees should reflect the allocation of seats to political groups, as agreed at the Islington Council meeting on 19 September 2024. It was recommended that five members of the Planning Committee be appointed to each Sub-Committee.