development management policies proposed...

Development Management Policies

Proposed Submission version for Executive

September 2011

1 Introduction and Consultation Details 41.1 The Policy Context 71.2 Sustainable Development 8

2 Design and Heritage 12

3 Housing 30

4 Shops, Culture and Services 53

5 Employment 79

6 Health and Open Space 89

7 Energy and Environmental Standards 106

8 Transport 116

9 Infrastructure and Implementation 128

10 Monitoring 132

Appendix

Appendix 1 Local Views 146

Appendix 2 Primary & Secondary Retail Frontages 151

Appendix 3 Local Shopping Areas 156

Appendix 4 Schedule of Open Space, SINCs and Adventure Play 163

Appendix 5 Transport Assessments and Travel Plans 175

Appendix 6 Cycling 180

Appendix 7 Archaeological Priority Areas 185

Appendix 8 Rail Safeguarding Areas 199

Development Management Policies Proposed Submission Islington Council

Contents

Appendix 9 Heritage Landscapes 209

Appendix 10 Noise Exposure Categories 218

Appendix 11 Marketing evidence 220

Appendix 12 Islington Unitary Development Plan Deleted Policies 223

Appendix 13 Glossary 234

Islington Council Development Management Policies Proposed Submission

Contents

3Development Management Policies Proposed Submission Islington Council

1 Introduction and Consultation Details

1 Introduction and Consultation Details1.0.1 The Development Management Policies Development Plan Document (DPD) will form

part of the council's Local Development Framework, which is a set of planning policydocuments. The Local Development Framework documents work alongside the LondonPlan and national policy. Terminology to describe local planning policies may be changingas part of national reform to the planning system and the term Local DevelopmentFramework may be replaced by the term Local Plan.

1.0.2 The main document in the Local Development Framework is the Core Strategy. The CoreStrategy was adopted by the Council in February 2011. The Development ManagementPolicies DPD develops the themes and broad policies in the Core Strategy.

1.0.3 The Development Management Policies DPD sets out detailed planning policies the councilwill use when determining applications for planning permission in Islington alongsidestrategic policies in the Core Strategy and other policies within the Development Plan.These policies are aimed at achieving development that helps deliver the vision andobjectives set out in Islington's Core Strategy, to bring forward sustainable development.

1.0.4 This Proposed Submission document follows on from two earlier consultation versions ofthe Development Management Policies DPD (the Direction of Travel draft, and the Issuesand Options document). Both these documents were consulted on (refer Table 1.1 in thesection on plan making stages). Following this six week public consultation the finalSubmission version of this document will be produced and submitted to the Secretary ofState for examination. This is expected to be in early 2012.

Consultation Details

The public consultation for this document runs from:

31 October to 12 December 2011

At the same time we are consulting on other Local Development Framework documents: theSite Allocations DPD and the Finsbury Local Plan (Area Action Plan for Bunhill and Clerkenwell)DPD.

For your comments to be considered at examination by the Planning Inspector you will need tosay whether you feel this Development Management Policies DPD meets two key criteria setout below:

1. If the document has met the legal requirements2. If the document is justified, effective and consistent with national planning policy (otherwise

referred to as soundness)

Islington Council Development Management Policies Proposed Submission4


You can view and comment on all the documents online and get further information on how tocomment at the following link: http://www.islington.gov.uk/planningpolicyconsultations.

You can also respond in writing, by email to:[email protected] or by post to:

Freepost

RSEA-CUHA-YYAS

Planning Policy

Islington Council

Upper Street

London N1 1XR

We will regularly update our webpage www.islington.gov.uk/LDF about progress and events. Ifyou would like to be on our mailing list please email [email protected] or phone 020 75272720.

Plan making stages

1.0.5 This planning document goes through a number of stages of preparation and consultation.The table below sets out the stages in the production the Development ManagementPolices DPD.

Table 1.1 Plan making stages

Issues and options paper

An informal period for identifying issues, gathering evidenceand developing policy options.

Summer 2009

A formal period of public consultation in which the councilformally sought the views of others on the issues and proposedoptions

October -November 2009

Direction of travel - ongoing informal engagement

Ongoing informal engagement with key stakeholders to resolveoutstanding issues. The council took into account the findingsof previous consultation. It also researched further evidenceand asked for further information from individuals andorganisations.

January -November 2010



http://www.islington.gov uk/planningpolicyconsultationshttp://www.islington.gov.uk/LDFmailto:[email protected]

Direction of travel draft of Development Management Policiesproduced to inform ongoing discussion with a three month publicconsultation.

November 2010- January 2011

Closing stages

Assessment of consultation responses and workshop withcommunity and local groups. Policies were refined and

February -September 2011

discussed with individuals, organisations and council servicesto produce the Proposed Submission draft of the DevelopmentManagement Policies

The current stage is a formal six week period of publicconsultation on the Proposed Submission DevelopmentManagement Policies.Only minor changes are considered at this stage

October-December 2011

Final formalconsultation

The final Development Management Policies DPD will be sentto a full Council meeting for approval, then submitted to the

Spring 2011Submissionof final draft

Secretary of State to be assessed. Once submitted the councilcannot change the document.

Independent examination

A Planning Inspector examines the Development ManagementPolicies DPD. Having assessed the evidence and people'scomments the Inspector can reject or approve the document

Summer 2012Hearing

and can recommend changes. The Inspector will expect thatchallenges to policies will have been made earlier in theprocess.

A report detailing the Inspector's recommendations for thedocument and reasons for these is published.

Autumn 2012Receipt ofInspectorsreport

If the document is accepted by the Inspector it can be adoptedby the full council as policy.

Winter 2012Adoption

These dates and stages could change with changing circumstances, for example if there arenational elections or changes in planning legislation. The council produces a Local DevelopmentScheme that sets out the timetable for producing the Development Management Policies andall the other parts of the Local Development Framework - this is available on the websitehttp://www.islington.gov.uk/LDF/

What is the Development Management Policies Development Plan Document?

1.0.6 Development Management is a positive and proactive approach to shaping, considering,determining and delivering development proposals. The emphasis is on collaboration -coming to a balanced agreement which solves problems and results in the delivery ofsustainable development.



http://www.islington.gov.uk/Environment/Planning/PlanningPolicy/localdevelopmentframework/

1.0.7 The process is led by the local planning authority, working closely with those proposingdevelopments and other stakeholders. It is undertaken in the spirit of partnership andinclusiveness and supports the delivery of key priorities and outcomes. The DevelopmentManagement policies do not just control land uses but positively promote sustainabledevelopment. Development Management policies help implement the Core Strategy.

1.0.8 Only policies which relate to the delivery of the Core Strategy objectives and bring forwardsustainable development are included and repetition of national and London Plan policyis avoided unless policies are expressed in a locally-specific manner in response to localcircumstances.

1.0.9 Each policy section identifies the Core Strategy policies it helps implement. TheDevelopment Management policies are followed by some explanatory text where necessary.

1.1 The Policy Context

1.1.1 The council makes decisions about land-use in the borough based on national, regional(London) and its own local policies and any relevant neighbourhood plan. These decisionsaffect what can be built, where, and how buildings are used. These decisions also affectother matters including (but not limited to):

the public realm (the accessible spaces in-between buildings, such as streets);parks and nature conservation;the energy used by buildings;transport and other infrastructure;Conservation, andthe accessibility and inclusive design of the environment.

1.1.2 These decisions are guided by the local Development Plan; this is made up of a set ofdocuments including this document. The 2011 London Plan, together with parts of theLocal Development Framework, form the local Development Plan (refer Figure 1.1 whichshows the Development Plan in the context of the Local Development Framework). TheDevelopment Management Policies DPD will be part of the local Development Plan.

1.1.3 The Government is responsible for national planning policy. In London, the Mayor producesa development strategy for Greater London, the London Plan. Our local policies have tobe consistent with both national policy and the London Plan.



Figure 1.1 Documents in the LDF and the Development Plan

1.1.4 More information about planning is available from the planning portalhttp://www.planningportal.gov.uk/ and from our own Statement of Community Involvement.

1.2 Sustainable Development

1.2.1 Sustainable development is the core principle underpinning planning. At the heart ofsustainable development is the simple idea of ensuring a better quality of life for everyone,now and for future generations.

1.2.2 This means meeting the diverse and changing needs of all people in existing and futurecommunities, promoting personal wellbeing and inclusion; creating equal opportunities forall and creating stability for effective community development and cohesion. Sustainabledevelopment recognises that to achieve this we must respect the limits of the planet’senvironment, resources and biodiversity – both to improve our own environment and toensure that the natural resources needed for life are unimpaired and remain so for futuregenerations(1).

1.2.3 A holistic approach to sustainability requires the development of sustainable communities.Sustainable communities are places where people want and are enabled to live and work,now and in the future. They are sufficiently flexible and adaptable to meet the diverseneeds of existing and future residents; are sensitive to their environment; and contribute

1 Adapted from Securing the Future, UK Government Sustainable Development Strategy



to a high quality of life. They are safe and inclusive, well planned, built and run, and offerequality of opportunity and good services for all. The diagram below (refer Figure 1.2)expresses the key components needed for achieving sustainable communities.

Figure 1.2 The Components of Sustainable Communities (Urban DesignCompendium 2, 2007)

1.2.4 In Islington, building sustainable communities means developing the borough as a placewhich enables people to live healthy, sustainable lives; – a place where everyone:

is involved in decision-making around planned changes to the built and naturalenvironments or to local demographicshas access to a range of affordable, flexible, quality homes which meet their needsat different stages of their livescan walk, cycle and use appropriate public transport options in a safe, accessible andattractive environment



has access to high quality open space, including the experience of nature, withinwalking distance of their homesis enabled to conserve energy, water and other resources, to minimise the waste theyproduce and to recyclehas easy access to local services and facilities, including shops selling affordable,fresh foodcan access a range of education, training and employment optionshas an opportunity to realise their potential and improve their quality of life

1.2.5 All planning policies in Islington’s Local Development Framework aim to achieve sustainablecommunities by bringing forward sustainable development.




2 Design and Heritage


Implementing Core Strategy Policy

This chapter helps implement the following Core Strategy Policies:

Policy CS 8 Enhancing Islington’s character, Policy CS 9 Protecting and Enhancing Islington'sBuilt and Historic Environment, Policy CS 10 Sustainable Design, Policy CS 12 Meeting thehousing challenge, Policy CS 14 Retail and Services, Policy CS 15 Open space and greeninfrastructure, Policy CS 16 Play space and Policy CS 17 Sports and recreation provision

2.0.1 The Core Strategy sets out the overarching strategy for urban design and the historicenvironment in Islington while the Islington Urban Design Guide (IUDG) SupplementaryPlanning Document (SPD) and Islington's Conservation Area Design Guidelines providemore detailed guidance. The Core Strategy acknowledges Islington’s unique characterand the need to conserve and enhance its historic urban fabric and traditional tradingpatterns whilst not stifling contemporary architecture or innovation. Traditional streetpatterns and the perimeter block approach, which contributes to these street patterns, areencouraged as part of new development. Development should also respect the importanceof human scale.

2.0.2 Islington aspires to the highest standards of architectural and urban design in London, tobe at the forefront of sustainability and to preserve and enhance the borough’s built heritageand its settings. Innovation and tradition need to be complementary for successful physicalregeneration and the creation of high quality inclusive public spaces and places. Thefollowing policies help these aspirations to be achieved in Islington.

2.0.3 Any references to policies, plans, strategies, standards, supplementary planning documents(SPDs), legislation, regulations, guidance and so forth will also apply to any replacements,additions or alterations to these documents.

Policy DM 1

Design

A. All forms of development are required to be of high quality, incorporate inclusivedesign principles and make a positive contribution to the character and localdistinctiveness of an area. Further details on design requirements in Islington are setout in Islington's Urban Design Guide, Streetbook, Inclusive Landscape Design and othersupplementary planning documents.

For a development proposal to be supported it is required to:

i. be sustainable, durable and adaptable;



ii. be safe and inclusive;

iii. efficiently use the site and/or building;

iv. improve the quality, clarity and sense of spaces around or between buildings;

v. enhance legibility and have clear distinction between public and private spaces;

vi. improve movement through areas, and repair fragmented urban form;

vii. respect the context, local architectural language and character, surrounding heritageassets, and locally distinctive patterns of development and landscape;

viii. reinforce and complement local distinctiveness and create a positive sense of place;

ix. sustain and reinforce a variety and mix of uses;

x. not result in an unacceptable adverse effect on residential amenity by noise impact,hours of operation, vibration, pollution, fumes between and within developments,overshadowing, loss of privacy to habitable rooms, loss of direct sunlight and daylight,over dominance, creating undue sense of enclosure and poor outlook;

xi. not unduly prejudice the satisfactory development or operation of adjoining landand/or the development of the surrounding area as a whole, and

xii. consider landscape design holistically as part of the whole development. Landscapedesign should be set out in a Landscape Plan at an appropriate level of detail to thescale of development and address the considerations outlined in paragraph 6.0.34of this document.

B. Development proposals are required to demonstrate, through the use of detaileddrawings and a written statement (Design and Access statements where appropriate),how they have successfully addressed the elements of the site and its surroundingslisted below. Greater onus for demonstrating this will be placed on major developments,and smaller developments on sites in prominent or sensitive locations:

i. historic context, such as distinctive local built form, significance and character ofany heritage assets, scale and details that contribute to its character as a place;

ii. urban form, such as building lines, frontages, plot sizes and patterns, building heights,storey heights and massing;

iii. architectural quality, such as colour, type, source and texture of detailing andmaterials used;



iv. movement and spatial patterns, such as definition, scale, use, detailing and surfacetreatment of routes and spaces;

v. natural features, such as topography, trees, boundary treatments, planting andbiodiversity;

vi. visual context, such as location and scale of landmarks, strategic and local andother site specific views, skylines and silhouettes, and scale and form of townscapeset pieces or urban compositions;

vii. An understanding of the significance of heritage assets that may be affected, and

viii. safety in design, such as access, materials and site management strategies.

C. The only locations in Islington where tall buildings may be suitable are set out in theFinsbury Local Plan (Area Action Plan for Bunhill and Clerkenwell). Any proposal for tallbuildings must meet the above criteria (Parts A and B) and have regard for the criteriaset out in English Heritage/CABE's Guidance on tall buildings (2007).

2.0.4 Part A of Policy DM 1 sets out the overarching elements of architectural and urban designthat need to be satisfied for high quality sustainable development to be achieved. Theseelements will be applicable to the majority of development, however the scale and natureof a development will determine the relevance of particular elements.

2.0.5 The successful fulfilment of Part B of Policy DM 1 will demonstrate that the site and itscontext has been sufficiently analysed and understood during the design process and thatthis knowledge has been used in the proposed design of the development.

2.0.6 In order to be sustainable, durable and adaptable, developments must be designed forthe long-term and use the minimum necessary amount of resources over their lifetime.The materials used and building design will enable the development to be easily maintainedand altered for different uses and respond to the different needs of its users over itslifetime. Good design is therefore sustainable in accordance with national policy.

2.0.7 Developments must meet the principles set out in Safer Places (ODPM, 2004) and Securedby Design through consultation with Islington's crime prevention design advisor; andachieve inclusive design as set out in Policy DM 2 (Inclusive design).

2.0.8 Islington is a densely built inner London borough and thus has a significantly constrainedsupply of development land but a high demand for a wide range of land uses. Thereforedevelopments need to be designed to efficiently use the site or building, to avoid notutilising the full potential of the site.

2.0.9 Legible developments are easily understood by their users - they help people to find theirway around both the development and the wider area, and to understand how a placeworks and its function (also refer paragraph 2.0.23). Developments that promote a



successful relationship between public and privates spaces have clear public fronts andprivate backs of buildings, they give a clear indication of ownership and managementresponsibility for these spaces.

2.0.10 In some places in Islington older streets patterns have been disrupted by later developmentsevering or convoluting routes, making it difficult to navigate and confusing to move around.In general it is desirable to have a level of permeability that offers a variety of attractive,convenient and safe routes through an area. If an area is too permeable it can have itsown problems - it can lead to underused routes which attract crime and anti-socialbehaviour and make moving through an area difficult and confusing. The surrounding andhistoric street and block pattern of a site need to be considered when designing adevelopment in order to contribute an appropriate level of permeability, enabling peopleto move easily and safely through an area.

2.0.11 The context (setting) of a site or area needs to be analysed and understood so that itinforms the design of development that appropriately maintains and enhance the location’ssense of place. This will be achieved by development that complements and builds furthercoherence into the positive features of Islington's locally distinct patterns of development,land use and communities, which help form its character.

2.0.12 The design and layout of buildings must enable sufficient sunlight and daylight to penetrateinto and between buildings, and ensure that adjoining land or properties are protectedfrom unacceptable overshadowing. The Building Research Establishment (BRE) providesguidance on site layout planning to achieve good sunlighting and daylighting (BRE SiteLayout Planning for Daylight and Sunlight: a guide to good practice).

2.0.13 To protect privacy for residential developments and existing residential properties, thereshould be a minimum distance of 18 metres between windows of habitable rooms. Thisdoes not apply across the public highway; overlooking across a public highway does notconstitute an unacceptable loss of privacy.

2.0.14 Filling in or covering over of front basement areas damages the appearance and clarityof a building's front elevation and the street as a whole. Filling in/ covering over of the frontbasement area can also reduce the defensible space, natural ventilation, daylight and/orprivacy of the occupants within the basement and will not normally be permitted.

2.0.15 The term 'unduly prejudice the satisfactory operation of adjoining land' includes (in additionto a range of other considerations) any proposed development that prejudices existingrenewable or low carbon energy supply (e.g. by detrimentally overshadowing solar panelsor interfering with the flow of exhaust CHP gases). In such situations the proposeddevelopment should be redesigned to avoid the adverse impacts.

2.0.16 Landscape design is not something that can be considered after a building has beendesigned or built, it is integral to the design and functioning of the whole development andwider area. The landscape and buildings need to be considered together from the start ofthe design process. Therefore Landscape Plans should to be submitted as part of theplanning application, including for outline planning applications. The level of detail provided



in the Landscape Plan should be commensurate with the level of detail provided aboutthe building in a planning application. Further detail on landscaping and what is requiredin a Landscape Plans is provided in Policy DM 38 (Landscaping, trees and biodiversity)and the paragraphs following Policy DM 38.

2.0.17 The Council will produce a Supplementary Planning Document regarding a number ofissues covered by Policy DM 1, predominantly those relating to public realm andstreetscape. This SPD is intended to replace the current Streetbook, referred to above.Policy DM 1 will be assessed with regard to the provisions of this SPD.

Inclusive design

2.0.18 Inclusive environments derive from an understanding of the needs of our increasinglydiverse communities and adapt to their different and evolving demands. Inclusiveenvironments are easily adaptable and functional, they take into account the viewsexpressed by users and consider the design and management of the environmentinextricably linked. Where facilities and amenities are conveniently located, appropriateand accessible to all, sustainability is enhanced. Multiple and unwelcome, forced and/orpremature moves are reduced, promoting cohesion, stability and the capacity for localcommunity development.

2.0.19 Islington’s Core Strategy has set out a clear commitment to Inclusive Design: an approachto design that, by placing people at the heart of the design process, enhances the qualityof our spaces and places, ensures their continuing relevance and minimises the need forawkward, costly and unsightly alteration in the future.

2.0.20 The council’s commitment to Inclusive Design is underpinned by its duties under theEqualities Act 2010 to:

eliminate relevant discrimination, harassment, victimisation;

advance equality of opportunity by removing or minimising disadvantage suffered by,and taking steps to reach, engage and meet the needs of, relevant groups, and

foster good relations between people protected by the current equalities legislationand the wider community by tackling prejudice and promoting understanding.

2.0.21 Relevant groups are those sharing the the following protected characteristics:

age;

disability (including mobility, visual and hearing impaired people and people withlearning difficulties and or mental health problems);

gender reassignment;

marriage and civil partnership;



pregnancy and maternity;

race;

religion or belief;

sex, and

sexual orientation.

2.0.22 A requirement that all new developments adopt the principles of Inclusive Design is oneway in which the council works towards meeting these duties because, as a designphilosophy, it:

should be embedded from the earliest stages of the design process;

brings together the design and management of the built environment;

takes account the experience of diverse communities at every stage of thedevelopment;

brings together functional and aesthetic considerations, and

is regularly monitored and evaluated.

Policy DM 2

Inclusive Design

A. All developments shall demonstrate that they:

i) provide for ease of and versatility in use;

ii) deliver safe, legible and logical environments;

iii) produce places and spaces that are convenient and enjoyable to use for everyone, and

iv) bring together the design and management of a development from the outset and overits lifetime.

2.0.23 Ease of use and versatility are important features of an Inclusive Design. 'Ease of use'means that access to, and enjoyment of, an environment should require minimal strength,stress and effort and should be achievable in comfort; independently and/or with assistancedelivered on the users’ terms. 'Versatility' suggests a lack of prescription in a design and,



as a result, flexibility in use. Versatile solutions take into account diverse and evolvingneeds, whilst minimising the need for structural adaptation - an essential aspect ofsustainability.

2.0.24 Logic, safety and legibility are essential aspects of an Inclusive Design because logicallayouts and clear sight-lines enable spaces and places to be understood without recourseto excessive text based signage. They inspire a sense of security and promote confidence,minimising the need for active surveillance and/or personal support.

2.0.25 Places and spaces that are convenient and enjoyable for all to use, must be designedwith diversity in mind; addressing the specific and potentially conflicting physical, sensory,cognitive and social needs of people protected by current equalities legislation. This willensure that barriers are designed out and flexibility built in. The provision of accessible,essential and appropriate services to support a development will also provide for and willenhance independence and contribute to the cohesion and sustainability of the community.

2.0.26 The success of an Inclusive Design will often be affected as much by its management asby its physical form. Shortcomings in the latter frequently place unreasonable andunsustainable demands on the former, and vice versa. Implications for the managementof spaces and places, particularly when considering diverse and changing needs, shouldbe considered and resolved at the earliest design stages.

2.0.27 To assist designers and developers to achieve these aims the council has producedsupplementary planning documents, which explore different aspects of our environment(housing and landscape are two examples). Those documents describe objectives, anddesign considerations and then suggest ways in which the objectives can be achieved.Designers and developers are also directed to relevant national design guidancedocuments, including British Standards and other specific advice. These documents canbe found on the council's website.

Islington's heritage assets

2.0.28 Islington’s character, economy and community pride are all enhanced by the borough’sheritage assets - irreplaceable features which need careful protection and management.Conservation areas, statutorily and locally listed buildings, registered parks and gardens,scheduled monuments and archaeological priority areas, are all designated heritage assets.However, the term heritage asset extends to encompass any valued component of thehistoric environment, be it a building, monument, site, place, area or landscape, which ispositively identified as having a degree of significance meriting consideration in planningdecisions.

2.0.29 Both designated and undesignated assets are identified by the local planning authorityduring the plan-making process or through the planning application process. Theiridentification is a response to the recognition that they hold meaning for society over andabove their current uses. It is this heritage significance that justifies a degree of protectionin planning decisions.



2.0.30 Islington currently has 40 designated conservation areas covering around 50% of theborough. There are also around 4,500 statutorily listed buildings in the borough as wellas locally listed buildings, archaeologically important sites, scheduled monuments andmany other heritage assets.

2.0.31 The council intends to undertake a review of Islington’s Conservation Area DesignGuidelines and prepare conservation area appraisals for all of Islington’s conservationareas. These documents will provide information on the character and appearance of theconservation area, which will help to manage and guide future development.

2.0.32 The Finsbury Local Plan (Area Action Plan for Bunhill and Clerkenwell)has been producedto provide a greater level of detail where heritage assets and historic fabric are particularlydense and significant. The document identifies heritage assets in the south of Islingtonand provides specific policies for that area's unique heritage.

2.0.33 A schedule of Islington's archaeological priority areas and ancient monuments is providedin Appendix 7 as well as being designated on the Proposals Map. Shopfronts areaddressed in Policy DM 25 (Shopfronts)

Policy DM 3

Heritage

A. Islington's historic environment is one of the borough's key assets and the council willcontinue to ensure its protection and enhancement by conserving its significance throughoutthe borough. The sections below set out how identified heritage assets and the wider historicenvironment will be conserved and enhanced through a set of stated principles for managingdevelopment and through council actions. Throughout the borough only development thatmakes a positive contribution to Islington's heritage and supports these principles will bepermitted.

B. Conservation Areas

i) Developments are required to ensure the preservation or enhancement of the specialcharacter or appearance of Islington’s conservation areas and their settings.

ii) There is a presumption in favour of the preservation of buildings and structures, bothlisted and unlisted, which make a positive contribution to the special character or appearanceof conservation areas. The demolition of a building or structure which makes a positivecontribution constitutes substantial harm to the character and appearance of the conservationarea.

iii) Spaces, street patterns, views, vistas, uses, trees and landscapes which contribute tothe special character or appearance of a conservation area are required to be safeguarded.



iv) In addition to Islington's Conservation Area Design Guidelines the council will undertakea programme of conservation area appraisals, management plans and enhancement schemesto manage change and guide development in conservation areas.

v) Where up to date conservation area appraisals are not available, or if deemed necessary,developers are required to submit character statements to demonstrate the impact of thedevelopment upon the character and appearance of the conservation area.

C. Listed buildings

i) There is a presumption in favour of the preservation or enhancement of listed buildingsand structures and therefore the total or substantial demolition of a listed building will bestrongly resisted.

ii) The significance of a listed building can be harmed by unsympathetic extensions oralterations including to its appearance, plan form or replacement of windows. Extensions andalterations to a listed building will only be considered acceptable where they relate sensitivelyto the listed building and preserve or enhance the special interest and significance.

iii) The council encourages the development of good quality, contextual design, includingwithin the setting of listed buildings. Development which has an adverse effect on the settingof a listed building(s) will not be acceptable.

iv) The best use for a listed building is usually that for which it was designed. However,where the original use of a listed building may no longer be viable or sustainable, other usesmay be considered acceptable provided they do not harm the significance of the listed building.

v) The council will support proposals and alterations to listed buildings in order to mitigateclimate change only where such proposals respect the significance of the listed building anddo not have an adverse impact on its appearance, character or historic fabric.

vi) The council will take necessary measures to ensure that neglected listed buildings areappropriately repaired and/or reused.

vii) Applications for listed building consent must be accompanied by a heritage statementwhich demonstrates a clear understanding of the significance of the affected listed buildingand of the impact of any proposals on its character and appearance.

D. Registered historic parks and gardens, London squares and other heritagelandscapes

Spaces identified on the London Parks and Gardens Trust's Inventory of Historic Green Spacesare included in this section. Appendix 9 lists these historic green spaces, registered historicparks and gardens and London Squares in Islington.

i) Developments must ensure the preservation or enhancement of historic parks and gardens/ London squares, and their settings.



ii) The council will, and development must, safeguard features which form an integral partof the special character or appearance of the park, garden or square.

iii) Developments must not detract from the enjoyment, layout, design, character, appearanceor setting of historic parks, gardens or squares and key views out from the landscape, orprejudice future restoration.

iv) The council will undertake to prepare conservation statements or management plansand to implement appropriate enhancement schemes for these spaces, or support relevantorganisations to do so.

E. Locally listed buildings

The council will continue to identify and compile a list of locally important buildings andstructures which make a positive contribution to local distinctiveness, and ensure theirprotection, retention and re-use. These buildings need to be identified by developers early intheir development design process and their retention should be incorporated into the proposeddevelopment.

F. Archaeology

i) The council will ensure the preservation of locally and nationally important archaeologicalremains and their settings within the borough, whether these are designated as 'ScheduledMonuments' or not. Developments must not adversely affect important archaeological remainsor their settings.

ii) Archaeological Priority Areas are identified on the Proposals Map, all planning applicationslikely to affect important archaeological remains must be accompanied by an appropriatearchaeological assessment. Archaeological assessments may be required for otherdevelopment proposals where it is considered important archaeological remains may bepresent.

iii) There is a presumption in favour of physical preservation in situ of important archaeologicalremains. Where this cannot be achieved measures must be taken to mitigate the impact ofproposals through archaeological fieldwork to investigate and record remains in advance ofworks, and subsequent analysis, publication and dissemination of the findings.

G. Identifying heritage assets

For heritage assets not specifically addressed above the council will identify them in plansand decision-making, and in Supplementary Planning Documents. When determining whethersomething is a heritage asset the council will assess its significance based on its aesthetic,communal, historic and evidential value. This heritage value will be used to decide the mostefficient and effective way of managing the heritage asset to sustain its overall value to society.This approach is set out by English Heritage in Conservation Principles Policies and Guidancefor the Sustainable Management of the Historic Environment (2008).

H. Climate change



i) Proposals to mitigate, and adapt to the effects of climate change involving heritage assetsshould in the first instance explore all opportunities of enhancing energy efficiency, use ofrenewable energy and improved adaptation to climate change without negatively impactingon their heritage value.

ii) Where conflict between climate change objectives and the conservation of heritage assetsis unavoidable the public benefit of mitigating the effects of climate change will be weighedagainst any harm to the significance of heritage assets in accordance with the developmentmanagement principles in national, London and Islington planning policy.

2.0.34 Islington’s listed buildings form a vital part of the borough’s character and localdistinctiveness. In general, works to listed buildings should retain historic fabric and featuresof architectural and historic interest in situ and repair all damaged historic fabric or features,rather than replace them. A sensitive approach to repair of fabric and features is important.Such elements may include original windows, doors and other joinery, cornices and skirtingboards, historic plaster, original roof structures and the original plan form of the building,which should always continue to be clearly understood.

2.0.35 The integrity and authenticity of a listed building can easily be undermined by ad hoc orpiecemeal alteration. Inappropriate proposals affecting the fabric, character and appearanceof listed buildings can not only erode the significance and special interest of the listedbuilding but could also erode the broader, cohesive character of the borough.

2.0.36 When repair, alterations or extension works are justified, they must relate sensitively tothe original buildings and will normally require craftsmanship and professional skill of ahigh standard. In almost all cases, the materials used for alterations, extensions or repairsshould match the original. The use of non-traditional materials will not normally beacceptable unless there is sound justification to do so. In sensitive interiors, alterationsmay need to be restricted to a minimum.

2.0.37 Development, including extensions to a building within the setting of a listed building mayalso have an impact on its significance. Development within the setting of a listed buildingshould take into account proportion, height, massing, bulk, materials, use, relationshipwith adjacent heritage assets, alignment and general treatment of setting. Replicating aparticular style may be less important, though there are circumstances when it may beappropriate.

2.0.38 A proposal may harm, preserve or enhance the significance of a listed building and/or itssetting or a combination of these effects. The key to sound decision making is theidentification and understanding of the heritage impacts accruing from the proposals andhow they are to be weighed against each other. It is therefore important that applicationsare accompanied by documentation demonstrating an understanding of the significanceof a listed building and/or its setting and the impact any proposals might have.

2.0.39 Examples of proposals to mitigate and adapt to the effects of climate change include theinstallation of renewable energy equipment and retrofitting to reduce energy use.



Protected views

2.0.40 There are a number of views both within and across Islington, which are protected fromdevelopment obscuring them. The views across Islington towards St. Paul's Cathedral aremanaged by the Mayor of London and all development has to comply with the relevantLondon Plan policies and the Mayor's London Views Management Framework.

Policy DM 4

Protected views

A. The Mayor of London's strategic views will be protected and enhanced and the councilwill implement the London Views Management Framework for the strategic views that crossIslington. These views are shown on the proposals map.

B . Within Islington there are local views of St. Paul's Cathedral and of St. Pancras Chambersand Station, which the council will protect and enhance. These views are shown on theproposals map. The local views protected are:

LV1 View from Farringdon Lane / Farringdon Road / Clerkenwell Road to St. Paul's Cathedral

LV2 View from St. John Street to St. Paul's Cathedral

LV3 View from the Angel to St. Paul's Cathedral

LV4 View from Archway Road to St. Paul's Cathedral

LV5 View from Archway Bridge to St. Paul's Cathedral

LV6 View from Amwell Street to St. Paul's Cathedral

LV7 View from Dartmouth Park Hill to St. Paul's Cathedral

LV8 View from Pentonville Road to St. Pancras Chambers and Station

C. The council will produce management plans for all local views in a Supplementary PlanningDocument in accordance with the Mayor's London Views Management Framework. Furtherpolicy and guidance for the management and protection of LV1 is provided in the FinsburyLocal Plan (Area Action Plan for Bunhill and Clerkenwell).

D. Redevelopment of buildings that currently adversely impact on the local or strategic vieware required to enhance the view and the ability to appreciate the landmark within the views,and not infringe on any part of the defined view.

E. Where deemed necessary, applicants will need to provide appropriate supporting materialto verify the visual impact of the proposed development on the relevant views (Mayor's strategicviews and/or local views).



Details of the location and height of local views are given in Appendix 1.

2.0.41 Protected views policies are intended to operate over the long term, to preserve andenhance important public views now and for generations to come. The long term natureof the policies enables the policy to seek to enhance these public views where they havebeen adversely impacted by buildings. Over time when redevelopment of a building thathas a adverse impact on a view (e.g. blocks part of the view) occurs, the policy aim is forthe new development to enhance the view and not to continue to adversely impact on theview.

2.0.42 The local views are of equal quality to the Mayor's strategic views and the council will giveequal protection to both types of views. The protection of the views of St. Paul’s hasimplications for the control of building heights within the City of London, in front of andbehind the view to the Cathedral, and also in the London Borough of Southwark, protectingthe background. The co-operation of these two authorities will therefore be necessary.

2.0.43 Within the defined local views the council will seek to protect the line of sight view fromground level at the viewpoint (or viewing area) to a line drawn horizontally through thebase of the drum of the cathedral (52.1 AOD), or in the case of LV1, the base of theperistyle (58.1m AOD). The historic and important view of St. Pancras along PentonvilleRoad will also be protected (LV8) and schemes that detract from this view will be refusedpermission.

2.0.44 If there is strong local support for the designation of a new local view that contributes tolocal distinctiveness and has good public views, the council may formally designate it andproduce a management plan for it. The policies in this document shall apply to any newprotected views.

Landmarks

2.0.45 Islington benefits from having many fine buildings, some of which are local landmarksproviding a focus of interesting views and skylines. These buildings are key elementswithin Islington's townscape and help create its local distinctiveness. A number of theselandmarks are listed below, although this is not necessarily a comprehensive list and morecould be added in the future or identified during the plan or decision-making process. Eachlandmark may have a number of important views of them from different locations. Theimpact of development on these various views needs to be considered when developmentis proposed the vicinity of a landmark.



Policy DM 5

Landmarks

A. The council will protect views of well-known local landmarks and will exercise stringentcontrols over the height, location and design of any building which blocks or detracts fromimportant or potentially important views. These landmarks are shown on the proposals map.

B. The council will produce management plans for the protection and enhancement of viewsof the local landmarks in Supplementary Planning Documents. These will identify the keypublic views of the landmark and provide guidance on managing development in the vicinityand advice on managing the public realm to protect and enhance these views.

C. The landmarks protected are:

LL1 St. Joseph's RC Church, Highgate Hill

LL2 St. Mary's CE Church Tower and Spire, Ashley Road

LL3 Boston Arms Dome, Junction Road/Dartmouth Park Hill

LL4 Camden Road New Church Tower and Spire, Camden Road

LL5 Caledonian Market Tower, Market Road

LL6 Union Chapel, Compton Terrace

LL7 St. Mary’s Church Tower and Spire, Upper Street

LL8 St. John’s RC Church, Duncan Terrace

LL9 Diespeker Chimney, 38 Graham Street

LL10 Angel Corner House Dome, 1 Islington High Street

LL11 The Cinema Tower, 7 Islington High Street

LL12 Engine and Pump House, New River Head

LL13 St. James’ Church Tower and Spire, Clerkenwell Close

LL14 St. Luke’s Obelisk Spire, Old Street

LL15 Leysian Mission Dome, City Road

LL16 Lowndes House, 1 City Road

LL17 Triton Court, Finsbury Square



LL18 Jubilee Clock Tower, Highbury Hill and Church Path

Note: St. Pancras Station and Hotel (Chambers), in Camden, is also an important local landmarkand views of it from Islington will be protected (Local view 8)

Advertisements

Policy DM 6

Advertisements

A. Advertisements are required to be of the highest possible standard and contribute to asafe and attractive environment.

B. Advertisements (including hoardings, illumination of hoardings, illuminated fascia signs,free-standing display panels, and estate agent boards) which require consent must not causea public safety hazard or contribute to clutter or a loss of amenity. Schemes submitted forapproval should:

i) be of a high quality and sensitive to its visual appearance in relation to its siting (includingthe building or structure on which it is to be sited) and the surrounding street scene, especiallyin the case of listed buildings and conservation areas;

ii) not contribute to an unsightly proliferation or clutter of signage in the vicinity;

iii) not cause a hazard to pedestrians or road users;

iv) not cause visual intrusion by virtue of light pollution into adjoining residential propertiesand avoid light pollution of nearby wildlife habitats;

v) not have flashing internal or external illumination, and

vi) be appropriate and relevant to the building.

Note: all of the above criteria should be met.

C. In conservation areas the council will resist new advertising hoardings and boards.

D. The council will seek the removal of deemed consent rights for the display of estate agents’boards where they are damaging the character and appearance of an area.

Shopfront signage is also addressed in Policy DM 25 (Shopfronts)



2.0.46 The term 'advertisement' covers a very wide range of advertisements and signs. Someadvertisements are not regulated by the council and others benefit from 'deemed consent',which means permission is not needed; this will depending on the size, position andillumination of the advert. Others advertisements will always need consent. Refer to theControl of Advertisements Regulations.

2.0.47 Poorly sited or badly designed advertisements and signs, including projecting signs, andillumination, particularly flashing illumination, can have a detrimental effect on the characterand appearance of areas and may raise issues of public safety.

2.0.48 When deciding applications for advertisements the council can have regard toconsiderations of amenity and public safety, as well as the Control of AdvertisementsRegulations. Policy DM 6 Advertisements sets the criteria by which amenity and publicsafety will be assessed in Islington in relation to advertisements.

2.0.49 Estate agents’ boards have deemed consent rights for their display and thus do not needapproval from the council to be displayed for a limited time period. The dense urban natureof Islington and the high frequency of sales and lettings can lead to a proliferation of estateagents boards, which are not always removed within the required timescale. This resultsin a buildup of boards, legal and illegal, detracting from building façades and causing anuntidy and cluttered street scene. In such situations the council will seek the removal ofdeemed consent rights from the Secretary of State for this type of advertising.

Telecommunications

2.0.50 Good telecommunications infrastructure is an essential part of maintaining and developinga modern community; however, poorly designed and sited equipment can have adetrimental impact on the character and appearance of a building and the wider area. Thefollowing policy provides clear assessment criteria and guidance to applicants about wheretelecommunications equipment will be considered acceptable.

Policy DM 7

Telecommunications

A. Telecommunications equipment, including masts, boxes and satellite dishes, will only bepermitted where:

i) they are sited and designed to minimise their visual impact;

ii) they do not have a detrimental effect upon the character or appearance of the building orarea;

iii) innovative design and technological solutions have been explored to minimise visualimpact, and

iv) there is no reasonable possibility of sharing facilities.



B. Applications for mobile phone network development must demonstrate that they havefollowed and are in accordance with the Code of Best Practice on Mobile Phone NetworkDevelopment.

C. Telecommunications equipment is generally considered inappropriate on listed buildingsand within conservation areas.

D. The beam of greatest radiofrequency radiation intensity from a macrocell mobile phonebase station must not fall on any part of school and pre-school buildings or grounds.

2.0.51 In general it is not acceptable to locate satellite dishes and other telecommunicationsequipment on the front of buildings and other locations where they are visible from thepublic realm. On street location of telecommunications boxes should be avoided wherepossible and designed and located to minimise street clutter and conflict with street furniture.

2.0.52 The Code of Best Practice on Mobile Phone Network Development is published by theDepartment for Communities and Local Government.

2.0.53 The beam greatest radiofrequency radiation (RF) intensity from mobile phone masts hasbeen defined by the Independent Expert Group on Mobile phones mast in their report:Mobile Phones and Health (NRPB, 2000). The beam of greatest intensity lies betweenthe points where the centre of the main beam hits the ground and the points where thenearest edge of the beam hits the ground (for this purpose we define the edge as occurringat the angle at which the intensity falls by half, 3 dB).

2.0.54 The beam of greatest RF intensity generally reaches the ground between 50-300m fromthe base station. Application for mobile phone base stations will need to demonstrate thatno part of this beam of greatest RE intensity falls on any part of a school’s or pre-school’sbuildings or grounds.




3 Housing

3 Housing

Implementing Core Strategy Policy

This chapter helps implement the following Core Strategy policies: Policy CS 9 Protectingand enhancing Islington’s built and historic environment, Policy CS 12 Meeting the housingchallenge, Policy CS 10 Sustainable design, Policy CS 15 Open space and greeninfrastructure, and Policy CS 16 Play space.

3.0.1 Core Strategy Policy CS 12 (Meeting the housing challenge) states that the borough willprovide more high quality, inclusive and affordable homes.

3.0.2 High density development is needed to accommodate this projected population growthwithin the borough. The London Plan (2011) includes a sustainable residential quality anddensity matrix in Table 3.2, which shows appropriate densities for development.

3.0.3 In order to ensure that new housing is of good quality, residential space and designstandards are provided within this section, so that Islington can deliver housing at highdensity whilst also delivering sustainable development. Requirements for outdoor spaceand supporting infrastructure will also help to provide for sustainable forms of development.

3.0.4 This section clarifies the council’s approach to affordable housing, following the additionof Affordable Rented housing as a form of affordable tenure in Planning Policy Statement3 (PPS 3)(June 2011).

3.0.5 This section also provides a policy stating the range of unit sizes that are appropriate givenidentified need within the borough, as demonstrated by the council’s Local Housing NeedsAssessment (2008). In addition, policies relating to sheltered housing and student housingare also included.

3.0.6 Any references to policies, plans, strategies, standards, supplementary planning documents(SPDs), legislation, regulations, guidance and so forth will also apply to any replacements,additions or alterations to these documents.

Affordable Housing

3.0.7 The Core Strategy sets out a clear strategic policy on affordable housing for the boroughover the plan period. Following the adoption of the Core Strategy, Planning Policy Statement3 (PPS 3) was revised (June 2011) and now incorporates an additional form of affordablehousing tenure: Affordable Rented housing (AR).

3.0.8 The purpose of Policy DM 8 is to clarify the borough’s adopted affordable housing policyand provide further policy detail to address Islington’s local circumstances within the contextof the introduction of AR at a national level.


3 Housing

3.0.9 The definition of affordable housing set out in PPS 3 states that ‘affordable housing shouldmeet the needs of eligible households including availability at a cost low enough for themto afford, determined with regard to local incomes and local house prices’.

3.0.10 The draft National Planning Policy Framework (NPPF) reflects this definition in stating thataffordable housing is provided to eligible households whose needs are not met by themarket, and that eligibility is determined with regard to local incomes and house prices.

3.0.11 The Homes and Communities Agency (HCA) have stated in their 2011-15 AffordableHomes Programme – Framework, that ‘the programme must meet local priorities and wewill seek confirmation of local authority support for new supply proposals…’.

3.0.12 Islington has high levels of deprivation (14th most deprived in England and 5th in Londonin 2008) including high levels of unemployment and relatively low wages for those inemployment. Islington also has very high average house prices and rental prices. As aresult of these two factors, AR will not generally be affordable for those in housing need.

3.0.13 Islington commissioned research into the possible implications of AR. The report: Effectsof the Affordable Rent Product (Jones Lang LaSalle, 2011) shows that in general AR willnot be affordable to groups in housing need in the borough, when charged at rents abovetarget rents, or that where such units are affordable this would be largely due to a relianceon maximum welfare benefits levels. This raises the issue of a likely increase in benefitdependency in a borough already struggling with long-term worklessness and existingbenefit dependency. AR may also lead to a worsening of current overcrowding withinsocial housing, due to a reduced likelihood that existing households will want to move iffaced with higher rents.

3.0.14 Following the definitions within PPS 3 and the draft NPPF the borough will not generallysupport AR, because this form of tenure would not meet the needs of eligible householdsin the borough. In relation to the HCA Framework, rents are exceptionally high in Islingtonand therefore it is clear that this borough is an appropriate place to locate the lower-rentproperties.

3.0.15 AR in Islington will not generally promote sustainable development. According to the draftNPPF, sustainable development ‘recognises the importance of ensuring that all peopleshould be able to satisfy their basic needs and enjoy a better quality of life…’. Housing isconsidered a basic need. The NPPF goes on to say that sustainable development includes‘planning for people’ such that planning provides ‘an increased supply of housing to meetthe needs of present and future generations’. The evidence demonstrates that AR wouldnot generally meet peoples’ needs and would not meet ‘objectively assessed developmentneeds’ referred to in the NPPF in relation to the presumption in favour of sustainabledevelopment.

3.0.16 AR will also impact on sustainable communities because of the focus on shorter-termtenancies. The council values stable communities and considers that AR would lead toincreased transiency within the population and the deterioration of community cohesion.


3 Housing

Policy DM 8

Affordable housing

A. Where new residential developments are required to provide on site affordable housing,in accordance with policy CS 12 of the Core Strategy, this shall be provided with a tenure mixof 70% social rented housing and 30% intermediate housing.

B. Any rented affordable housing (excluding intermediate products) shall be provided atrents that do not exceed ‘target rents’ and the units in question will remain at ‘target rent’ levelsin perpetuity.

3.0.17 Affordable housing is required in accordance with Core Strategy Policy CS 12 in order toachieve the objective of sustainable development. The council has objectively assesseddevelopment needs in the borough, in line with current and emerging national policy (NPPF,PPS 1, PPS 3) and the council’s Local Housing Needs Assessment (2008). The evidenceclearly demonstrates a very high need for affordable housing, particularly social rentedhousing, over the plan period.

3.0.18 AR is not generally supported; however, an element of AR housing may be consideredacceptable if the units are provided at a cost low enough for households in priority housingneed to afford. Rent levels for AR should not exceed the ‘target rents’ currently set forsocial housing. In addition, rent levels will be required to remain at target rents for thelifetime of the development, in accordance with PPS 3, which states that ‘affordable housingshould include provision for the home to remain at an affordable price for future eligiblehouseholds…’. Should the target rent regime cease to exist, rents should be set at a levellow enough for lowest income groups to afford without housing costs, including rent andservice charges, exceeding 1/3 of household income for those on benefits or in low-paidemployment.

3.0.19 Over the plan period, should any new form of affordable housing be defined by centralGovernment, this should also be provided in accordance with the same criteria i.e. at targetrent levels in perpetuity. The HCA Framework states that, in London, ‘there will becircumstances in which rents may need to be set at lower levels. This may include areaswhere market rents are exceptionally high…’ and that ‘providers will be expected to delivera range of rents across their development proposals from homes let at target rents up toa maximum of 80%’. In Islington it is considered that only rents set at target rent levelswill meet affordable housing needs.

3.0.20 Islington will support the delivery of new housing that is genuinely affordable to boroughresidents in a number of different ways, including through use of the New Homes Bonusfor this purpose, offering discounted public land for the delivery of social housing andthrough the council’s New Build Programme, which delivers affordable housing on


3 Housing

council-owned land. The council is also piloting a scheme where some 1 bed councilhousing units are being sold, as shared ownership, to subsidise new affordable familyaccommodation.

3.0.21 The research report also demonstrates that shared ownership affordable housing is aneffective means to subsidise the delivery of social housing, as an alternative to AR. Thereport states that ‘shared ownership is the highest value affordable tenure’ in terms ofcapitalised values. The council therefore supports the use of shared-ownership housingto ‘generate the capacity required to deliver new supply’ in accordance with paragraph3.10 of the Framework. Shared-ownership will also promote stable long-term communitiesand enable middle income groups to enter the property market.

3.0.22 Where intermediate housing is provided, the equity levels and rental costs of sharedownership properties and the rental levels of intermediate rent properties should be providedat a range of levels, so that households earning across a full range of incomes within thebroadly defined eligibility income bracket can access intermediate housing. The LondonPlan indicates that intermediate housing should be available for households with an incomeof between £18,100 and £61,400, and up to £74,000 for family units.

Policy DM 9

Mix of housing sizes

A. All sites should provide a good mix of housing.

B. To ensure the range of housing sizes needed in the borough is provided, the housingmix required on all residential developments will be based on Islington's Local Housing NeedsAssessment, and the requirements of any updated housing needs surveys and/or assessmentsprepared by or on behalf of the council.

3.0.23 Core Strategy Policy CS 12 (Meeting the housing challenge) requires a range of unit sizeswithin each housing proposal to meet the needs in the borough, including maximising theproportion of family accommodation. The Core Strategy objectives seek to encouragemixed communities. Mixed communities include (but are not limited to) different tenures,household sizes, and ages (including families, older people and disabled people). LondonPlan Policy 3.8 (Housing choice) also refers to a mix of housing sizes.

3.0.24 Mixed communities are sustainable in the longer term. There are also benefits for security,because there is more potential for homes to be occupied during the day, providing naturalsurveillance, community interaction and environmental control.

3.0.25 The purpose of the housing size mix policy is to ensure that new housing meets the housingneeds of the population, both for market, social and intermediate housing, in order tocreate mixed and inclusive communities. The evidence shows that the delivery of differentunit sizes has not, overall, responded to housing need.


3 Housing

3.0.26 The council’s housing mix is based on Islington’s Local Housing Needs Assessment(LHNA) (2008). The LHNA found that Islington’s existing housing stock is heavily skewedtowards smaller dwelling types. 40% of the private rented housing in the borough is consistsof 1-bed units and 35% 2-bed, for other tenures this is also high with 35% 1-bed and 35%2-bed units. As a result, there are significant over-crowding issues.

3.0.27 The proposed housing mix requirement is based on an analysis called a ‘Balancing HousingMarkets assessment’. This considers likely demand and supply of housing within differenttenures and sizes of accommodation. Appendix 3 of the LHNA shows the detailed analysisfor the six components contributing to the BHM analysis for Islington. By combining thetotal demand and total supply tables (A3.1 and A3.8) the overall housing need can beestablished for different size housing across all tenures.

3.0.28 The table outlined below has been derived by converting the housing unit numbers intopercentage values for each tenure type and rounded up or down to the nearest 5%.

3.0.29 Development proposals should provide for a mix of unit sizes in accordance with Table3.1. The mix of dwelling sizes appropriate to specific developments will also be consideredin relation to the character of the development, the site and the area. Developers shoulddemonstrate how the mix of dwelling sizes meets the housing size mix requirements andis appropriate to the site's location. The council will always seek a range of dwelling sizesin accordance with Table 3.1 and will resist development proposals that do not have anappropriate mix.

3.0.30 The current housing size mix required for all major developments is set out in the tablebelow. Future housing research by the council may result in a different mix of housingsizes being required.

Table 3.1 - Housing size mix required for each housing tenure

Total4-bed or more3-bed2-bed1-bed

100%0%15%75%10%Market

100%0%0%35%65%Intermediate

100%50%30%20%0%Social Rented


3 Housing

Policy DM 10

Existing housing

The loss of existing housing, including affordable housing, will be resisted unless the housingis replaced at existing or higher densities with at least equivalent floorspace.

3.0.31 To address Islington's housing needs existing housing should be retained, except wherehousing will be re-provided on the site in accordance with the above policy. Whereredevelopment of affordable housing is proposed, it should not be permitted unless it isreplaced by better accommodation, providing at least an equivalent floorspace of affordablehousing.

Policy DM 11

Conversion of residential units

A. To maintain a supply of larger homes to meet Islington's housing need the conversion ofresidential units into a larger number of self contained units will normally only be permittedwhere the total floor area is in excess of 140m2 (gross internal) and the conversion will provideat least a two-bedroom and a three-bedroom unit. The council will assess the acceptability ofproposed conversions with regards to the following (in addition to other relevant planningpolicies):

i) the extent to which the property contributes to meeting specific housing size requirementsset out in Table 3.1;

ii) the effect on the amenity of adjacent properties through noise, visual intrusion, the positionof entrances, extensions and fire escapes;

iii) the physical characteristics of the property, including internal layout and the relationshipof rooms on adjacent floors;

iv) the amenity of future occupants;

v) the effect on the street scene of any changes to the external appearance of the building*,and

vi) public transport accessibility.

B. All conversions must be designed to meet or exceed the minimum housing space standardsand Islington's Accessible Housing SPD.

C. In line with the Core Strategy, and outlined in the Transport section, no additional on-sitevehicle parking will be permitted and no additional parking permits issued for new housing.


3 Housing

*Refer Design and Heritage section for relevant design policies

3.0.32 In order to maintain a mix of housing sizes it is considered that the conversion of existingunits into multiple flats should provide at least one two-bed and one three-bed unit tocompensate for the family-sized accommodation that is subject to the conversion. Proposalsfor conversions that do not maintain a supply of family homes are likely to be refusedconsent.

3.0.33 Policy DM 11 is intended to draw attention to planning issues that are particularly relevantwith regards to residential conversions. The full range of other planning policies will beused to assess applications.

Housing space standards

3.0.34 Core Strategy Policy CS 12 A states the council's intention to set out new standards forresidential space and design within this document. These standards are set out in thefollowing policy.

Policy DM 12

Housing space standards

A. All new housing developments (including conversions, changes of Use, Houses in MultipleOccupation, and Sheltered housing) are required to provide accommodation that meets thefollowing criteria:

i) Accommodation of adequate size, with acceptable shape and layout of rooms (with dueconsideration to aspect, outlook from habitable rooms, noise, ventilation, privacy, light)

ii) Functional and useable space that has good provision for play, amenity and garden space

iii) Sufficient space for storage and utility purposes, which is in addition to the minimumgross internal area. Storage should include provision for general household storage,waste/recycling, washing machines/drying clothes, push chairs and cycles.

iv) High quality design standards, built to be accessible and adaptable to meet changingoccupier circumstances over the lifetime of the development. Accommodation that is attractiveto and safe for all. Built to Islington's flexible homes standards (as set out in Islington'sAccessible Housing SPD) and Islington's Planning Standards Guidelines. Observing theguidance set out in the Islington Urban Design Guide to enable residents to live comfortablyand conveniently.

v) 10% of all new housing, calculated against the number of habitable rooms, is required tobe wheelchair accessible, or easily adaptable for residents who are wheelchair users. Thewheelchair accessible units should be provided across all tenures and unit sizes, and integrated


3 Housing

within the development. Each wheelchair housing unit is required to be single-storey, preferablyon the ground floor. Where provided above ground floors there must be at least two suitablelifts available for use by each unit within a convenient distance from the front door of the units.

B. Internal floor area

i) All new residential developments and conversions are required to meet or exceed thefollowing minimum space standards. For dwellings designed for more than six people, anextra 10m2 is required for each additional occupant above the sixth person accommodated.

Table 3.2 Minimum space standards

Total (m2)Storage

(m2)*

GrossInternal Area(m2)

Dwelling type

(bedroom/persons)

Minimumdwelling byfloor area

38.51.537Studio/Bedsit **Flats

52.02.050One double bedroom (1b2p)

63.52.561One double & one single bedroom(2b3p)

73.03.070Two double bedrooms (2b4p)

77.03.074One double & two single bedrooms(3b4p)

89.53.586Two double & one single bedroom(3b5p)

99.04.095Three double bedrooms (3b6p)

94.54.590One double & three single bedrooms(4b5p)

104.05.099Two double & two single bedrooms(4b6p)

86.03.083Two double bedrooms (2b4p)2 storeyhouses

90.03.087One double & two single bedrooms(3b4p)




3 Housing

Total (m2)Storage

(m2)*

GrossInternal Area(m2)

Dwelling type

(bedroom/persons)

Minimumdwelling byfloor area



3 storeyhouses



* NB: Storage space is to be provided in addition to the overall gross internal area

**Studios/Bedsits will only be permitted in exceptional circumstances, where a larger unit isnot possible or this would result in better aspect (i.e. result in better daylight throughout theunit)

ii) At the planning application stage applicants are required to provide details of proposedoverall floorspace and a breakdown of room sizes, including occupancy. This may be providedwithin the Design and Access Statement or as a separate document.

iii) To avoid awkwardly and non-functional shaped rooms:

Living rooms shall have a minimum width of 3.2 metres

Double/twin bedrooms shall have a minimum width of 2.75 metres

Single bedrooms shall have a minimum width of 2.1 metres

All bedrooms shall have a minimum length of 3.0 metres

The minimum area of a single bedroom is 8m2

The minimum area of a double or twin bedroom is 12m2 (all bedrooms ≥12m2 areconsidered double bedrooms)

A 1500mm turning circle shall be provided in living rooms, dining rooms, circulation spaceand in at least one bedroom

Kitchens should have a clear width of 1200mm between kitchen unit fronts / appliancefronts and any fixed obstruction opposite (such as other kitchen fittings or walls). Thisclear 1200mm should be maintained for the entire run of the unit, work top and/or appliance


3 Housing

iv) Dwelling plans are required to demonstrate how dwellings will accommodate the furniture,access and activity space needs, as required in the Accessible Housing SPD to meet theflexible homes standards and/or wheelchair accessible standards.

v) Those details not evident on the dwelling plan are required to be detailed in the Designand Access Statement and relevant schedule of accommodation (for example, details suchas level entry showers and the route for ceiling mounted hoists).

C. Floor to ceiling heights

i) In new housing development all habitable rooms, kitchens and bathrooms are required tohave a minimum floor to ceiling height of 2.6 metres (between finished floor level and finishedceiling level).

ii) Single aspect habitable rooms are required to have a ceiling height greater than, or equalto, the depth divided by 2.5 and not less than 2.6 metres. The minimum ceiling height for singleaspect habitable rooms, for given room depths, is indicated in Table 3.3 below:

Table 3.3 - Floor to ceiling heights

H

(Floor to ceiling height inmetres)

D

(Depth of habitable room inmetres)

Worked Example

2.65Single Aspect RoomH≥D/2.5

2.66

2.87

3.28

iii) Any floorspace that does not meet the minimum requirement floor to ceiling height willbe excluded from measurements in relation to overall internal floor area requirements.

iv) In residential conversions, including extensions, where the original ceiling height ismaintained, a lower ceiling height may be acceptable where it can be demonstrated thatoverall a good standard of daylight, ventilation and useable floorspace can be provided.

D. Dual aspect

i) New residential units are required to provide dual aspect.

ii) For sites where dual aspect dwellings are demonstrated to be impossible or unfavourable,the design must demonstrate how a good level of natural ventilation and daylight will beprovided for each habitable room.


3 Housing

E. Daylight and sunlight

i) The design of all residential development is required to maximise natural light into theroom (subject to passive heating and cooling considerations).The glazing to all habitablerooms should be generous and aim to be not less than 20% of the internal floor area of theroom.

ii) All dwellings should provide for direct sunlight to enter the main habitable rooms for areasonable period of the day. Living areas, kitchen and dining spaces should preferably receivedirect sunlight.

F. Approach and entrance

i) The approach to all entrances should be logical, legible and preferably step-free or gentlysloping.

ii) The overall travel distance between drop-off points (i.e. car parking spaces, car club bays,loading bays), the main entrance of a development, and the entrance of each individual dwellingshould be kept to a minimum and demonstrably within the reach of ambulant disabled people.There should be a maximum distance of 50 metres as recommended by Inclusive Mobilityproduced by the Department for Transport).

iii) All entrances to houses, ground floor flats and communal entrance lobbies should be:

visible from the public realm and clearly identified;

illuminated;

have level access over the threshold and a level external landing in front of 1500mm x1500mm clear of any door swing, and

have weather protection .

G. Shared circulation

i) In all new residential development the number of dwellings accessed from a single coremust not be more than eight on each floor; a smaller number is preferable.

ii) Common/shared entrances should lead to a hall large enough for people to manoeuvrewith shopping and/or baby buggies, and in wheelchairs, with ease.

iii) Communal circulation corridors should be a minimum of 1200mm wide.

iv) An access core serving four or more dwellings must provide an access control system,with entry phones in all dwellings linked to a main front door with electric lock release.


3 Housing

v) An access core serving more than 25 dwellings must provide additional securityarrangements, such as access control systems with audio-visual verification or provision of aconcierge.

vi) Secure and accessible mail boxes should be provided for all new housing development.

vii) Details shall be provided in the Design and Access Statement to demonstrate how sharedcirculation spaces will operate satisfactorily, including travel distances (refer 'Approach andEntrance') and details about the security and servicing arrangements, such as access controlsystems and mailbox locations.

H. Circulation in new homes

i) For all new development and conversions the width of the doorways and hallways shouldconform to the specifications below:

The clear opening width of the front door should be at least 800mm.

All internal doors should have clear opening width of at least 775mm.

All hallways and corridors inside a dwelling should have a clear width of at least 1050mm.

ii) The design of dwellings over more than one-storey is required to provide space for (a)provision of a stair lift, and (b) a suitably identified space for a through-the-floor lift from theground floor.

I. Storage and utility spaces

i) Built-in general internal storage space, free of hot water cylinders and other obstructions,with a minimum internal height of 2m and a minimum area of 1.5m2, must be provided for 1-2person dwellings, in addition to storage provided by furniture in habitable rooms. For eachadditional occupant an additional 0.5m2 of storage space is required. As detailed in Table 3.2

ii) Dwelling plans should demonstrate that suitable space is provided for a washing machine,for drying clothes, and for waste and recycling bins within the home.

iii) Where cycle storage is provided within the home it should be in addition to the minimuminternal space standards and minimum storage and circulation requirements.

3.0.35 New homes in the United Kingdom are some of the smallest in Europe with many notproviding enough space for storage or for children to play safely, and with limited scopefor socialising or to find a quiet or private place to work or retreat. This was confirmed inthe CABE report Space in new homes – what residents think (2009).


3 Housing

3.0.36 The housing space and design standards will ensure a reasonable level of residentialamenity and quality of life in the face of high densities. Standards will ensure sufficientspace and facilities to enable residents to live comfortably and conveniently.

3.0.37 The proposed standards broadly reflect adopted London Plan standards, with somevariation in response to locally-specific circumstances. These housing standards aregenerally an increase in space standards compared with Parker-Morris space standards,used in the past in relation to social housing.

3.0.38 Many modern homes in high density housing developments have relatively low ceilingheights of 2.3m to 2.4m to maximise the number of floors built at a given building height.Ceiling heights of at least 2.6m provide a greater sense of space and help keep roomscool in summer months. Higher ceiling heights may also allow for future adaptability toconvert properties to adjust to occupants changing needs over time.

3.0.39 Homes should have sufficient storage space and and circulation space to provide for theneeds of all potential occupants and their visitors. Dwelling plans should demonstrate thatthey provide adequate space and services for occupants to be able to study/work fromhome.

3.0.40 In order to ensure sustainable forms of development new housing must also be welldesigned in order to address issues such as daylight, noise, privacy, safety and livingspace, thereby producing functional and good quality homes.

3.0.41 The low level of public open space and the high-density of built form in Islington meansthat private outdoor space and internal space in the home are even more important toquality of life (including mental health) than in less densely populated areas. The home isoften one of the few places residents can enjoy peace, quiet and privacy. Private outdoorspace ensures a reasonable standard of amenity for occupants, providing a place of retreat.

3.0.42 New homes need to be built to be accessible and adaptable to meet changingcircumstances over a person's lifetime, in developments that are attractive to and safe forall. Homes that are adaptable to change as new occupants move in, families grow, andoccupants age, or experience ill health, are at the heart of London's new design standardsfor housing. Flexible and adaptable housing design reduces unwanted moves and allowssustainable communities to develop. It can also avoid unsightly adaptations and extensionsto accommodation and costly ancillary aids and services. Larger room and unit sizes canbe used more flexibly as they are generally more adaptable.

3.0.43 The council has developed its ow