The Islington Planning Committee met to discuss planning applications for two sites: the Vorley Road Bus Stand and 141-155 Central Street. The committee approved both applications, with conditions. The Vorley Road Bus Stand application was approved despite being a departure from the development plan, while the 141-155 Central Street application was approved despite concerns about affordable housing and viability.

Vorley Road Bus Stand

The committee approved a re-consultation for amendments to the internal layout of a development at Vorley Road Bus Stand & 4 Vorley Road, allowing for the construction of 79 new dwellings, a medical centre, and a library. This was a departure from the development plan because of the height of the buildings.

The application had previously been approved in 2022, but had to be redesigned to accommodate new requirements for second staircases in tall buildings following the introduction of the Building Safety Act.

Councillor Martin Klute, Chair of Planning Committee, clarified that the committee would only consider the variations between the two schemes and not revisit any of the principles of the development.

Key points of discussion included:

• Building Height and Wind Impact: Councillor Fin Craig, Chief Whip, Labour Group, raised concerns about the height of the building and potential wind issues, noting that the area already experiences strong winds. The case officer responded that a microclimate assessment had been submitted and found the pavement level around the building suitable for pedestrians.
• Impact on Sunlight: Councillor Fin Craig, Chief Whip, Labour Group, also raised concerns about the impact on light to properties on Goddleton Walk. The case officer confirmed that 12 windows in one block were affected, but no properties had both living rooms and kitchens affected.
• Affordability of Shared Ownership: Councillor Toby North questioned the affordability of the shared ownership units, noting that they did not meet the 40% target for average incomes in the postcode, as set out in the local plan. The case officer responded that the shared ownership met the affordability caps of the London Plan policy and was required for the wider viability of the application.
• Tenure Blindness: Councillor Benali Hamdache, Leader of the Independent and Green Group, raised concerns about the separation of social rent and private sector housing in different blocks, questioning whether this would lead to different standards of buildings. The case officer responded that the entrances had been designed to avoid discrimination between tenure types.
• Secure by Design: Councillor Ruth Hayes, Chair of Environment, Climate Change and Transport Scrutiny Committee, asked about concerns raised by the Secured by Design Officer regarding antisocial behaviour. The case officer explained that conditions were in place to address these concerns, including achieving Secure by Design accreditation prior to occupation.
• Objections: Adrian Beesham, an architect from the Better Archway forum, raised concerns about the height and cost of the building, as well as the impact on daylight and sunlight. A local resident also raised concerns about the scale of the building, wind blight, and the lack of three-bedroom apartments.
• Applicant Response: The applicant responded to the objections, stating that the scheme would deliver 79 well-designed new homes, 50% of which would be affordable, as well as a library and medical centre. The applicant also stated that the wind assessment showed the scheme was acceptable and that the daylight and sunlight impacts were minimal.
• Councillor Support: Councillor Captain James Potts spoke in favour of the application, highlighting the need for affordable housing and community facilities in the ward.

During deliberations, Councillor Toby North noted that the proposals struck a good balance in terms of community benefits and social housing, while Councillor Clare Jeapes, Recycling Champion, expressed concerns about shared ownership but acknowledged the benefits of the scheme. Councillor Benali Hamdache, Leader of the Independent and Green Group, stated he would not support the proposals due to the separation of private sector housing in one block.

The committee voted to approve the application, with nine councillors in favour and one against.

141-155 Central Street

The committee approved the demolition of an existing building at 141-155 Central Street and the erection of a new 3-6 storey building with commercial space and 27 residential units, despite falling short of policy compliance for affordable housing.

Key points of discussion included:

• Single Aspect Flats: Concerns were raised about the number of single aspect flats and how they would meet overheating requirements. The case officer confirmed that mechanical ventilation was proposed in these units.
• Affordable Housing: Questions were raised about why the affordable housing offer was so far off policy compliance. The case officer responded that the scheme was in a deficit and could not viably provide more affordable housing.
• Servicing Improvements: Councillor Ruth Hayes, Chair of Environment, Climate Change and Transport Scrutiny Committee, sought clarification on the improvements to the rear of the site and the location of short-stay cycle parking. The case officer explained that the short-stay cycle parking would be located in front of the site on estate land.
• Viability Review Mechanisms: Questions were raised about the viability review mechanisms, given the disparity between the applicant's and the council's assessments. The case officer explained that the council's figures used expected social rent values, while the applicant used real-world values.
• Objections: James Dunnett, an architect and member of the Islington Society, objected to the application, arguing that the estate should be in a conservation area and that the new building would disrupt the composition of the area.
• Applicant Response: Tim Ronalds, the architect for the scheme, responded that the design was sympathetic to the surrounding buildings and that the scheme would bring new life to the square.
• Additional Contribution: Councillor Toby North asked if the applicant would be willing to increase the contribution towards off-site play space. The applicant agreed to increase the contribution to £50,000.

During deliberations, Councillor Paul Convery, Chair of the Audit and Risk Committee and the Pensions Committee, proposed deferral to have a fundamental rethink about the scheme, while Councillor Clare Jeapes, Recycling Champion, supported the deferral to look at options like height and reprovision. Other councillors expressed concerns that a deferral would not achieve more than a late-stage review.

The committee voted to approve the application, with seven councillors in favour.