PPlanninng Brie

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St Luke

2014

es Area 

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1. Introduction 4

1.1 Purpose 4

1.2 Background 5

1.3 Council’s role 5

1.4 Public consultation 6

2. Planning context 6

3. Site description 9 3.1 Site location and context 9

3.2 Land use 12

3.3 Site characteristics 14

3.5 Site issues and opportunities 15

4. Development guidelines 21 4.1 Development objectives 21

4.2 Planning considerations 23

Appendix 1 – Statement of community impact 34

Appendix 2 – Planning requirements 37

 

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1. Introduction 

1.0.1 To help meet the housing need in Islington, the Council wants to redevelop the Finsbury Leisure

Centre site to provide new housing, including Council homes, particularly homes suitable for families and older people. The Council also wants to rebuild and improve the leisure facilities at Finsbury Leisure Centre and improve the layout of outdoor spaces for local people.

1.0.2 Finsbury Leisure Centre is a key community facility located near to the St Luke’s Estate and in the heart of the Bunhill ward. Islington Council is committed to providing the best possible leisure facilities, and the current provision at the leisure centre has been identified as in need of improvement. Ironmonger Row Baths has very recently undergone an extensive refurbishment to provide a modern facility for residents, and the proposed redevelopment of the leisure centre will complement these improved facilities.

1.0.3 The leisure centre requires significant investment to maintain the facilities that are currently on offer. If the building is not redeveloped it will require substantial investment in the short to medium term so that it can sustain current levels of usage. The Council estimates that in the coming years the cost of maintaining the leisure centre will be approximately £1 million, with the majority of this funding required within the next two to five years.

1.0.4 The Council wants to re-provide the leisure facilities at Finsbury Leisure Centre, including the football pitches, changing rooms, sports hall, exercise studios and four squash courts with related ancillary accommodation such as reception and storage. This planning brief is intended to facilitate the development of the leisure centre and adjoining land as identified in the Finsbury Local Plan.

1.0.5 The Council’s Finsbury Local Plan, at Site Allocation BC12, allocates the planning brief site for development to provide new leisure facilities alongside ancillary uses, a decentralised energy hub, public open space and housing”. Further information on the Finsbury Local Plan is provided in Section 2 of this planning brief. A key component of this panning brief is the need to use the site more efficiently and to introduce housing, particularly affordable housing and homes suitable for families and older people. Delivery of the housing will assist in funding the new leisure facilities.

1.0.6 Appendix 1 summarises the key impacts for local residents and groups resulting from any future development of the site through a Statement of Community Impact.

1.1 Purpose  

1.1.1 The purpose of this planning brief is to guide redevelopment proposals for the site. The planning brief sets out the relevant planning policies for any redevelopment proposals for the site, any planning and design issues particular to the site, and some of the key information that an applicant should include in any future planning application.

1.1.2 The planning brief provides planning guidance for Development Management purposes. The brief is a material consideration in the determination of any planning applications for the future development of the site. However, national, regional and local planning policy may change and any applications will be determined in light of the adopted planning policies at the time a decision on the application is made.

 

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1.2 Background

1.2.1 The St Luke’s Area planning brief site is bordered by Central Street, Mitchell Street and St Luke’s Gardens. Islington Council is the freeholder of the Finsbury Leisure Centre and the adjoining sites identified in this planning brief. The adjoining sites include three football pitches, the Bunhill Energy Centre, a private nursery, public spaces, trees and routes through the site. The Council operates the leisure centre in partnership with Greenwich Leisure Limited (GLL). The site is described in more detail in Section 3 of this planning brief.

1.2.2 In 2006 the Council, in partnership with EC1 New Deal for Communities, consulted with the public in the local area on the St Luke’s Area Framework. The Framework included analysis of proposals that focused on identified community priorities. These priorities included: • Improved leisure facilities; • Safer streets and estates; • More attractive green areas and open spaces; and • Better facilities for children and young people.

1.2.3 Further public consultation was then carried out in 2007 which examined opportunities to improve and redevelop the leisure centre and adjoining sites and deliver new homes on the site. The responses to the previous public consultation on the Framework in 2006 had been taken into account when the subsequent proposals were drawn up in 2007. The context for these consultations was the poor standard of leisure facilities at the Finsbury Leisure Centre.

1.2.4 Details of the public consultation in 2007 on Ironmonger Row Baths and the Finsbury Leisure Centre are set out in the report “Ironmonger Row Baths And Finsbury Leisure Centre; Consultation Results And Next Stages”. This report was considered by the Executive on 27 March 2008. A copy of the report can be downloaded at: http://www.islington.gov.uk/involved/consultation-engagement/consultationresults/Pages/finsbury.aspx

1.2.5 The outcome of the public consultation in 2007 revealed support for extensive refurbishment of the leisure facilities at Ironmonger Row Baths, and replacement of Finsbury Leisure Centre. Following this consultation, significant investment has been made by the Council at Ironmonger Row Baths to provide high quality leisure facilities. The newly refurbished Ironmonger Row Baths reopened to the public in November 2012. The redevelopment of the Finsbury Leisure Centre provides the opportunity to use the land more efficiently to provide the same leisure facilities that are currently provided in a reduced footprint. The surplus land provides the opportunity for new housing, including new Council homes. New private homes will fund the new leisure centre and Council homes.

1.3 Council’s role

1.3.1 As mentioned in paragraph 1.2.1, Islington Council is the freeholder of the site. The site is described in more detail in Section 3 of the planning brief.

1.3.2 Islington Council is the statutory Local Planning Authority with responsibility for determining all planning applications made for this planning brief site, independently of all its other functions. The Council will take all material planning considerations into account when determining a future planning application, including comments made by members of the public during consultations on any planning application.

1.3.3 The planning brief therefore seeks to give the local community, future developers and other interested parties guidance over the land uses, design and impact of any future development that

 

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may be acceptable to the Council.

1.4 Public consultation

1.4.1 A public consultation on this planning brief was held between 25 March 2013 to 6 May 2013. People were able to respond to the planning guidance in a number of ways:

visit Islington Council’s website and provide comments: www.islington.gov.uk/stlukes email comments to: spt@islington.gov.uk Request a consultation leaflet by email: spt@islington.gov.uk or phone: 020 2527 2450

and fill in the comments box at the back of the leaflet then post it back to Islington Council by free post (as per instructions on leaflet).

1.4.2 Prior to adoption, the consultation results will be published on the Council’s website and can be

found at www.isington.gov.uk/stlukes

2. Planning context  

2.1.1 The planning policy context comprises a series of planning policy documents from national to local level. More detail on the key planning policies is provided in Appendix 2 and key planning considerations are summarised in Section 4.2.

2.1.2 The Council makes planning decisions in the borough based on national, regional (London) and its own local planning policy. At a national level, the Government produces planning guidance that sets out a general framework for planning at the regional and local level. The National Planning Policy Framework was published in March 2012 and the National Planning Practice Guidance published in March 2014.

2.1.3 All planning decisions are guided by the Development Plan. In Islington this consists of the London Plan (a development strategy for Greater London produced by the Mayor of London) and Islington’s local policies.

2.1.4 Islington’s local policies are set out in several planning documents that together make up Islington’s Local Plan (as shown in Figure 1 below). Islington’s policies are required to be consistent with both national policy and the London Plan. The key document in the Local Plan is the Core Strategy. It sets out the strategic vision for what the Council wants to achieve in the future, where and how change will happen. Islington Council’s Core Strategy was adopted in February 2011.

 

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Figure 1 - Documents in the Islington’s Local Plan

2.1.5 This planning brief also takes into account, and is consistent with policies contained within the

Development Management Policies and the Finsbury Local Plan (both adopted June 2013).

2.1.6 The Finsbury Local Plan sets out a vision for the south of Islington for a 15 year period. This planning brief site is included within the King Square and St. Luke’s identified key area of change within the Finsbury Local Plan. Policy BC1 sets out policy requirements for any potential change within the planning brief area. Also, Site Allocation BC12 provides specific policy requirements for any development at Finsbury Leisure Centre.

2.1.7 Site Allocation BC12 in the Finsbury Local Plan is quoted below:

Redevelopment of existing site to provide new leisure facilities alongside ancillary uses, a decentralised energy hub, public open space and housing. Investment in the leisure centre is required to provide high quality facilities and meet increased demand. Redevelopment also presents an opportunity to substantially improve the quality of the local environment.”

2.1.8 The Site Allocation also includes the following design considerations and constraints: A new, high quality leisure centre building should provide a positive frontage to Central

Street. High quality frontages should also be provided onto Paton Street and St. Luke's Gardens. Family housing should be provided in appropriate locations;

Proposals must incorporate public open space and retain mature trees wherever possible.

Pedestrian permeability should be improved through the site, and legibility improved by realigning Paton Street with Norman Street;

The existing decentralised energy hub must be incorporated within the curtilage of the

redeveloped leisure centre. Flues/thermal stores should be incorporated within the overall

 

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design of the building to minimise their visual impact; and The site lies adjacent to the St. Luke’s Conservation Area and the Grade I listed St. Luke’s

Church and Gardens. Proposals should respond to, conserve and enhance this important setting. There are also a number of mature trees on site.

2.1.9 Any future planning applications will be assessed against adopted policies within the Development

Plan. This planning brief is consistent with adopted policies contained in the Core Strategy DPD, Development Management Policies DPD and Finsbury Local Plan DPD.

 

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3. Site description

3.1 Site location and context 3.1.1 The planning brief site is located in the south of Islington in the Bunhill Ward, as shown in Figure

2. It is bordered by Central Street, Mitchell Street, Helmet Row, Paton Street and Norman Street. 3.1.2 Old Street and Barbican underground stations are both within an approximate ten minute walk of

the site. Old Street station is on the Northern Line, and Barbican station is on the Metropolitan, Hammersmith & City, and Circle Lines. From 2018 Crossrail services will be stopping at Barbican station. Old Street station also provides access to First Capital Connect services between Moorgate and Welwyn Garden City or Hertford.

3.1.3 The site is well served by buses, with many routes within convenient walking distance. These

include routes 4 (Archway to Waterloo), 43 (Friern Barnet to London Bridge), 55 (Leyton to Oxford Circus), 56 (Whipps Cross to St Bartholomew’s Hospital), 205 (Paddington to Bow), 214 (Highgate Village to Finsbury Square), 243 (Waterloo to Wood Green), and 394 (Homerton Hospital to Angel).

3.1.4 The provision of local bus services and proximity to underground stations means that the site

benefits from good public transport accessibility with a PTAL rating of 5. A Transport for London (TfL) bike hire stand is adjacent to the site.

3.1.5 The local area surrounding the site is mainly residential but also contains other uses such as

leisure and community. The site itself is near to a number of housing estates, including Wenlake, Pleydell and St Luke’s, and as such forms part of the fabric of an existing residential area with a strong sense of community. Islington Council is a major land owner in the local area as many of the homes were originally built as council homes.

3.1.6 The Finsbury Local Plan identifies the site as falling within a general building height of around six storeys (Policy BC9 - platform building height of six storeys), and the predominant character of the local area is defined by buildings ranging from two to five storeys, with some taller buildings. The heights of the existing buildings and of the surrounding buildings are shown in Figure 3.

3.1.7 The site is not within a Conservation Area and does not contain any listed buildings, but the St Luke’s Conservation Area borders the site to the north, east and south, as shown in Figure 4. Although no part of the site is within the Conservation Area, it is sited in an important part of historic Finsbury, with a special character and appearance. The site forms part of the setting for the Conservation Area.

3.1.8 The St Luke’s Conservation Area contains some listed buildings in close proximity to the site, including the Grade I listed St Luke’s Church. St Luke’s Gardens, which forms part of the setting to St Luke’s Church, is immediately adjacent to the site on the east side. The recently refurbished Ironmonger Row Baths to the north-east of the site was built in 1931 and is Grade II listed. The Grade II listed number 12 Helmet Row is opposite the site to the south, on the eastern end of Mitchell Street at the junction with Helmet Row.

 

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Figure 2 – Aerial Photograph showing the site boundary for the planning brief 

 

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Neighbouring developments  3.1.9 There are a significant number of major recent housing developments. These include Dance

Square (53, 61 and 85 Central Street, and 20-24 Seward Street), which ranges from four to ten storeys in height. Ground floor uses include retail, office, nursery and recording studio. The second of the two developments is Worcester Point (89-93 Central Street, 61 Lever Street and 35, 37 and 39 Seward Street) which ranges from six to seven storeys in height. Ground floor uses include, a Masonic lodge, conference centre and community space.

3.1.10 The St Luke’s Centre to the north of the site is an important community hub. This has recently

been refurbished. The refurbished building includes a reconfigured internal arrangement that is better suited to the services provided at the centre. Further works are now taking place on another part of the site that that will deliver new homes including affordable homes, which are expected to be complete by early 2016.

3.1.11 Ironmonger Row Baths face St Luke’s Gardens to the north-east of the site. The refurbishment of

the Baths is now complete. They re-opened in November 2012. The Baths include a swimming pool, Turkish baths, exercise studios, public laundry and a gym.

3.1.12 Local leisure provision is also being improved at the nearby Saddlers Sports Centre on Goswell

Road, which is operated by City University London. This is due to re-open in late 2014. When refurbishment is completed, the centre will be open for public use, and include a six-court sports hall, multi-purpose studios and a gym.

3.2 Land use

3.2.1 The principal land use of the planning brief site is the Finsbury Leisure Centre and associated outdoor football pitches.

3.2.2 In addition to these leisure uses, the site comprises the Bunhill Energy Centre, and the East-West

Community Nursery, located adjacent to Mitchell Street between the football pitches. There is a substantial amount of public realm within the site including amenity space, plantings and verges. The public realm around the pitches includes raised concrete benches for viewing football.

3.2.3 There are routes and public spaces all around the site, as well as one through the centre between

Central Street and Helmet Row, which passes the main entrance to the leisure centre.

 

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Site issues and opportunities 3.4.2 The redevelopment of the site offers significant scope to realise a wide range of opportunities,

including the delivery of new council homes, and any proposals should explore what opportunities for improvements to the site there could be and how best to realise those opportunities. The specific needs of the area should be included in the considerations for any proposals.

3.4.3 Overall, redevelopment of the site should provide new leisure facilities alongside ancillary uses, a decentralised energy hub, nursery provision, public open space and housing. Reconfigured land use will be an important aspect of any redevelopment as it dictates the activities, type of spaces and buildings that will be proposed, as well as the nature of spaces and routes between them.

3.4.4 New leisure facilities should complement the uses at the nearby, recently renovated, Ironmonger Row Baths. This offers the opportunity of improving the management of the overall leisure offer, and should include, for example, a better layout of the football pitches and having the squash courts adjacent and aligned, all with balconies, and directly linked to changing rooms.

3.4.5 A redeveloped site offers the opportunity to provide new housing in appropriate locations, including affordable housing, family housing and homes suitable for older people, to meet the housing needs in Islington. New private homes will help fund the new leisure centre and Council homes

3.4.6 Redevelopment also presents an opportunity to substantially improve the quality of the local environment. There is an opportunity to introduce development of attractive new buildings with high quality frontages which face onto improved and reconfigured routes, particularly on Paton Street, Central Street and St Luke’s Gardens. Any future development should establish a traditional street pattern along Mitchell Street and Norman Street. This would provide greater activity along routes around the development associated with new entrances to these buildings, as well as overlooking of these routes.

3.4.7 The specific opportunities include:

1. Delivering new homes – There is an urgent need for Council homes in Islington. It is proposed that the site should help deliver new homes, particularly homes suitable for families and older people. Residents of the Bunhill area will be given priority for new Council housing. The inclusion of some private homes on the site would help fund the new Council homes and a new leisure centre. There is scope to provide new homes along Norman Street, Helmet Row and Mitchell Street.

2. New Finsbury Leisure Centre – Investment in the leisure centre is required to provide high quality facilities and meet increased demand. It is proposed that the site should contain a mix of leisure uses, including football pitches, sports hall and squash courts, with:

Four football pitches in a visible location with a strong street presence. This will help to create a visible and inviting leisure offer and a sense of open aspect along Central Street;

A new building to attract more users, as well as achieve savings in running costs, such as by being a more energy efficient building;

A new leisure facility as a focal point to enhance the neighbourhood through a strong street presence; and

A more efficient use of the site. The surplus land provides the opportunity for housing.

 

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3. Relocated Bunhill Energy Centre - The existing decentralised energy hub must be incorporated within the curtilage of the redeveloped leisure centre. Any proposals will also need to accommodate related and additional energy plant for any redevelopment, and consideration of additional capacity to expand the local network. This provides the opportunity to consider ways of making sustainable design features and energy data visible as an educational resource relevant to the curriculum, and to raise the profile of sustainability issues. The design of the new Energy Centre component of the redeveloped leisure centre will need to be carefully considered to ensure it retains the profile and prominence of the existing structure.

4. Nursery provision: The Council aims to ensure that there are an adequate number of places for nursery age children. The Council’s latest population projections indicate that an extra 200 0-4 year olds will be living in the Finsbury area by 2019. Therefore, there is a need to provide additional nursery places. The Council will require, as part of any redevelopment proposals, to provide a nursery within the planning brief site. If feasible, this should be incorporated as part of a new leisure centre building. Along with the Council’s proposed expansion of Moreland School nursery provision, this will help ensure there are adequate places for nursery age children in the area.

5. East-West Community Nursery – Along with other nursery providers, the East-West Nursery will have the opportunity to tender to run the nursery space provided within the planning brief site. As the redevelopment of the site will require the relocation of East-West outside of the planning brief site during construction, the Council will work with the East-West Nursery to seek alternative appropriate accommodation and minimise disruption to the children attending the nursery.

6. Health facility – Bunhill’s population is projected to grow by 4,000 people between 2011 to 2026. To meet the healthcare demands of Bunhill’s growing population, the Council and the NHS have jointly identified the need for a new health facility. The Council will explore the potential to locate a new health facility as part of future development plans for the planning brief site, and examine the possibility of accommodating a new health facility within a new leisure centre building or on another part of the site.

7. Improved walking routes – Pedestrian permeability and route legibility should be improved across the site. Walking routes that are straighter and wider than at present could be established within the layout of the site following a pattern of buildings facing onto streets. This would provide better sightlines and visibility/accessibility. A key opportunity in particular would be the straightening of Paton Street/Norman Street. These improvements would enhance the safety of the walking routes due to increased overlooking from buildings, between routes and spaces, and along sightlines of routes generally.

8. Increased quality of tree planting - The existing mature trees should be maintained where possible and be an attractive feature of the new space. Generally, any proposals should aim for retention of trees of high amenity/environmental value taking account of both their individual merit and their interaction as part of a group or broader landscape feature. Any reprovision should ensure that the amount of crown cover achieves at least what has been removed, within 5 years. Development could also contribute to significant tree planting along Central Street and Mitchell Street in order to reinforce their primacy in the street hierarchy, improve pedestrian and cycling connections, and help to adapt to climate change and support biodiversity.

9. Improved public space – Proposals must incorporate public open space wherever possible. A new well-defined public space could be formed adjacent to the St Luke’s Centre along

 

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Paton Street/ Norman Street, and may provide an opportunity for the St Luke’s Centre users to use this space. This space would enhance the setting of the new development by attracting more people to use the space and adjacent routes through the site.

10. Enhanced St. Luke’s Gardens – Proposals should respond to, conserve and enhance the important setting of the Grade I listed St. Luke's Church and St. Luke's Gardens. The Gardens are a very important space and a formal part of the setting of the listed church. They are also a Site of Local Importance to Nature Conservation (SINC). There is an opportunity to improve the setting and quality of this historic space, including the SINC, alongside adjacent public spaces. Improved public realm along Helmet Row, with high quality buildings along it facing the Gardens, would enhance the safety of the walking routes as a result of increased overlooking from buildings and levels of activity. The inherent security from overlooking would encourage people to use the route and move through and around the site generally.

 

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4. Development guidelines 4.0.1 This section outlines the key guidelines for any redevelopment of the St Luke’s Area planning brief

site. These guidelines are grouped into a number of themes which seek to ensure satisfactory replacement and enhancement of leisure facilities and the creation of high quality development, buildings and public spaces to form places that people enjoy, through reference to proven ways of designing urban spaces.

4.0.2 Further information on planning policies and guidance is provided in Appendix 2 of this planning brief.

4.1  Development objectives

4.1.1 Any future development of the planning brief site must provide new leisure facilities within the site with improved open space. These new facilities will complement the recently refurbished Ironmonger Row Baths, and must incorporate the Bunhill Energy Centre. In addition, the Council is proposing to provide new housing on the site, including affordable homes, and homes suitable for families and older people, to meet the housing needs in Islington.

4.1.2 Specific development objectives for the St Luke’s Area site are set out below. These are grouped with reference to the Core Strategy objectives. Appendix 2 provides information on how to access the Core Strategy and other relevant planning documents. Core Strategy Objectives 2 and 3

To develop part of the St Luke’s Area site to provide a range of housing types to the highest possible standard, seeking the maximum reasonable amount of affordable housing, with new housing contributing to the increased quality of life for residents;

Core Strategy Objective 4

To improve perceptions of public safety within the site by improving sightlines and opportunities for natural surveillance from new buildings onto public spaces and walking routes

To provide a high quality street environment, including improved walking routes and connections, that are accessible to residents, employees and visitors within the site;

To provide new public space for use by the local community; and

To achieve development which meets the Council’s standards of inclusive design;

Core Strategy Objective 5

To achieve high quality design which respects the setting of nearby heritage assets and enhances Islington's built and historic environment and in particular, the character of the adjacent St Luke’s Conservation Area;

Core Strategy Objective 6

To provide popular, high quality and visible sports facilities, encourage healthy lifestyles and promote development that supports a greater sense of wellbeing

Core Strategy Objectives 12 and 13

To incorporate the existing Bunhill Energy Centre as well as providing additional capacity

 

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for any redevelopment within the site;

To achieve the highest possible standards of sustainable design and construction and to minimise the contribution to climate change, and ensure the ability to cope with the effects of a changing climate;

Core Strategy Objective 15

To maintain existing trees where possible, or replacement if this is not appropriate, and plant new ones in suitable locations; and

Core Strategy Objective 17

To encourage new development and street environments that promote walking, cycling and public transport over car use, and minimise the impacts of car travel through car-free development.

4.1.3 Core Strategy Policy CS7 sets out a vision for the Bunhill and Clerkenwell area. This vision is examined in more detail in the objectives set out in the Finsbury Local Plan which identifies a number of issues and opportunities that need to be addressed during the next 15 years, and relate to the site:

To create successful central London neighbourhoods;

To provide a range of types and sizes of housing, promote social cohesion and realise the area’s potential to generate economic opportunities, including for local residents and businesses, through public and private sector investment;

To enhance the quality of the local environment, improving the health and wellbeing of residents, reducing carbon emissions and adapting to climate change;

To create safe, attractive, usable and accessible streets, public spaces and transport networks; and

To enhance and make the most of the area’s heritage and culture.

4.1.4 Core Strategy Policy CS17 sets out how existing and future need for formal sport and recreation provision will be met:

Safeguarding existing provision and ensuring a range of facilities for different activities; and

Improving the quality, accessibility and capacity (where possible) of sports facilities so that maximum use of all existing facilities can be made.

 

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4.2 Planning considerations 4.2.1 The Council expects all new development to be well designed and to contribute positively to

making better places. The following headings identify some of the key planning considerations for the planning brief site.

Land use

4.2.2 The site is currently used for the Finsbury Leisure Centre, squash courts, football pitches, the

Bunhill Energy Centre and the East-West Community Nursery. In accordance with Site Allocation BC12, any development of the existing site should provide new leisure facilities alongside ancillary uses, a decentralised energy hub, a new nursery and housing. It should also provide improved public space and routes across the site.

4.2.3 There should be no loss of leisure facilities as part of any new development. The Council would

encourage any measures which would increase community access to leisure facilities. 4.2.4 Core Strategy Policy CS12 outlines how Islington will meet its housing challenge. The Council

requires the inclusion of housing including the maximum reasonable amount of affordable housing, particularly homes that are suitable for families and older people, to address concerns about both overcrowding in Council homes, as well as the need to encourage down-sizing where appropriate. Any new housing provided by future development on the site must conform to the Council’s policies, including the housing standards set out within the Development Management Policies document, to create high quality homes.

4.2.5 There is a particular need in the area for homes for older people. The provision of housing that

meets their needs and requirements will offer the opportunity to older people to down-size and in turn enable family sized homes to be released.

Local Lettings Policy and Community Lettings Policy 4.2.6 The Council is committed to ensuring that its new homes are meeting the needs of the local

community and has recently introduced a Local Lettings Policy for new Council homes. The Council’s Local Lettings Policy prioritises the letting of any new homes to people currently living in the area around which a development is built.

4.2.7 People in housing need living on an estate where new homes are planned will get priority to move into one of the new homes before anyone else in the borough. After this, other tenants on the estate will have the opportunity to apply for a ‘like-for-like’ transfer – so if they currently live in a two-bedroom flat they will get priority on one of the new two-bedroom homes.

 4.2.8 The residents of Roby House, Mitchell Street are located immediately adjacent to the planning

brief site and will be directly affected by any future development of the site. Therefore, the Local Lettings Policy will apply to the residents of Roby House.

4.2.9 Thereafter, the Council’s Community Lettings Policy applies to anyone on the Council register in

housing need in the Bunhill Ward who meets the eligibility criteria. The aim of this approach is to assist residents to maintain and develop ongoing connections with the area, contribute to the sustainability of the community, and to help address overcrowding and under-occupation within the local community. Only after this, will the remaining homes be offered to the Council’s borough-wide housing list.

 

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Leisure Provision 4.2.10 Investment in the leisure centre is required to provide high quality facilities and meet the expected

increased demand for leisure facilities in this area. This is confirmed in the Council’s Core Strategy Policy CS17 (Sports and recreation provision) which, as well as identifying the redevelopment of Finsbury Leisure Centre, states existing and future need for formal sport and recreation provision will be met by:

Safeguarding existing provision and ensuring a range of facilities for different activities; and

Improving the quality, accessibility and capacity (where possible) of sports facilities so that the maximum use of all existing facilities can be made.

4.2.11 The Finsbury Local Plan Policy BC 1 (King Square and St. Luke's) states the need to re-provide

the Finsbury Leisure Centre’s facilities within the site to complement Ironmonger Row Baths.

4.2.12 Improving levels of health and wellbeing for residents is a key priority of Islington Council. Islington’s health and wellbeing strategy aims to deliver three key outcomes: ensuring every child has the best start in life, preventing and managing long-term health conditions and improving mental health and wellbeing. Improvements to the physical environment can aid the delivery of these key outcomes. The outcomes are reflected within Islington’s strategic planning policies and other key strategies:

1. Core Strategy Objective 1 promotes neighbourhoods that support a sense of wellbeing, specifically, to reduce health inequalities in the borough by encouraging healthier choices including, (but not limited to), the use of open spaces, play opportunities and access to both high quality sports facilities and health care facilities.

2. The Finsbury Local Plan Objective 3 confirms the need to enhance the quality of the local

environment, improving the health and wellbeing of residents, reducing carbon emissions and adapting to climate change. These aims will in turn have a beneficial impact on the health and wellbeing of residents.

3. The Finsbury Local Plan at paragraph 3.6.5 states that people with access to nearby

nature and green space are generally healthier than those without; with particular benefits for mental health and wellbeing.  

4. Islington Fairness Commission recommendations 16 and 19 seek to address health inequalities in Islington, particularly in deprived areas, and to encourage residents to exercise. A key action recommended by the Fairness Commission is improving the quality of and community access to sports facilities.

4.2.13 Ironmonger Row Baths has very recently undergone an extensive refurbishment to provide a

modern facility for residents, and the proposed redevelopment of the St Luke’s Area site will need to complement these improved facilities. There is a need to improve access to leisure facilities for the local community. The Finsbury Local Plan Policy BC 1 (King Square and St. Luke's) states that ‘the location and operation of sports pitches should aim to maximise use by the local community’, and at paragraph 2.2.4 that there is a need to ensure that the area’s expanding population has ready access to good quality open spaces and facilities that foster community cohesion.

 

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4.2.14 Finsbury Leisure Centre forms part of a wide range of leisure facilities provided in the local area. Table 1 below sets out the existing provision in the local area. Leisure facilities included are within a reasonable walking distance, generally accepted as a 10 minute walk. City University/ Saddlers Sports Centre is on Goswell Road between Peartree Street and Bastwick Street (currently undergoing refurbishment work), Otium Health & Leisure Club is part of the Thistle Hotel on Central Street between Dingley Road and Lever Street, Ironmonger Row Baths is on Norman Street, and Finsbury Leisure Centre is also on Norman Street. The available provision at each centre is set out in the table below:

Table 1 – local leisure provision

 

  

Leisure provision   

 

 

Leisure centre 

Sports hall 

Squash courts 

Football pitches 

Exercise studios 

Party room 

Gym

 

Pool 

Turkish baths 

Spa 

Jacuzzi 

Sauna 

Steam room 

Finsbury Leisure Centre                 

Ironmonger Row Baths                     

City University/ Saddlers Sports Centre                       

Otium Health & Leisure Club (restricted access)                   

4.2.15 This planning brief requires that any future development proposals re-provide all key existing

leisure facilities, including four football pitches, changing rooms, sports hall, exercise studios and four squash courts with related ancillary accommodation such as reception and storage.

4.2.16 Phasing of any development should be considered to maximise the continuity of the current leisure facilities as far as possible throughout the construction process. In line with Finsbury Local Plan Policy BC1, this planning brief establishes the principle that a new leisure centre should be located on Central Street and alongside the re-provided football pitches. This will create a more visible and accessible leisure offer, and will help minimise disruption to existing leisure services by allowing new facilities to be built while the existing facilities continue to operate.

4.2.17 The Council also welcomes development proposals to include the roof of any new leisure centre building as a usable part of the new facility. Subject to amenity considerations, this would be supported.

The Bunhill Energy Centre

4.2.18 Islington has a well-developed strategy for reduction of energy demand through the promotion of combined heat and power, and district heating schemes (Core Strategy paragraph 4.1.24). Policy DM 7.3 of the Development Management Policies and Core Strategy Policy CS10 require all major developments to be designed to be able to connect to a Decentralised Energy Network (DEN);

 

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major developments located within 500 metres of an existing DEN are required to connect to that network unless this is demonstrated not to be feasible. There is significant potential for this Decentralised Energy Network to be expanded and for new buildings to take advantage of this local resource, resulting in significant carbon savings and a secure supply of heat (Finsbury Local Plan paragraph 3.5.5).

4.2.19 Policy BC1 of the Finsbury Local Plan requires development of the Finsbury Leisure Centre and St

Luke’s sites to deliver a Decentralised Energy Centre, integrated into the fabric of the redeveloped leisure centre; and expansion of the DEN, to which all new developments must connect, where feasible.

4.2.20 The Finsbury Local Plan Site Allocation BC12 states that the existing decentralised energy hub

must be incorporated within the curtilage of the redeveloped leisure centre. Flues/thermal stores should be incorporated within the overall design of the building to minimise their visual impact.

4.2.21 The incorporation of the Bunhill Energy Centre will be an important design consideration for any

development proposals, including additional capacity to cater for the proposed development, and consideration of additional capacity to expand the local network. Re-locating the energy centre within the site may require it to have a taller flue. The flue has to be at least two metres higher than the affected surrounding buildings, with the nearest tall building determined through detailed modelling of local air movements. The energy centre also includes a circular vertical thermal energy store that is approximately 14m high and 3.5m in diameter, and requires access to the exterior for maintenance and servicing. There will also be a requirement for ease of access internally to the energy centre for general maintenance and servicing purposes.

4.2.22 The visual impact of the relocated energy centre will be an important consideration of any new

development, and should be seen as an opportunity to enhance proposals through good design and retain the prominence and profile of the existing centre. The general appearance, height, materials and how it is integrated into the redeveloped leisure centre will be a key consideration, and also represent an opportunity to further improve the street presence of the whole building.

4.2.23 The relocated energy centre could, for example, include views into the engine room from the street

and allow enough room for guided visits for small groups of schoolchildren and local residents. This would fulfil the opportunity to consider ways of making sustainable design features and energy data visible to children and relevant to the curriculum, to raise the profile of sustainability issues. Additionally, this could help provide a sense of activity along the routes which would improve them further by making them be more active and feel safer, further increasing their use.

The East-West Community Nursery

4.2.24 The supply of sufficient nursery places in the area is very important to the Council. The Council is the accountable body for ensuring a sufficiency of early years care and education places and that the provision is of good quality. Providing widespread access to childcare facilities enables those with children to be more flexible in getting work thereby improving their quality of life and life chances (Core Strategy paragraph 3.4.9).

4.2.26 The Council is required to take supply of places into account for planning and investment purposes, to ensure that gaps are filled with partners i.e. voluntary/ private sector, with a focus on low income families. The Council’s latest population projections indicate that an additional 200 0-4 year olds will be living in the Finsbury area by 2019. This will mean that there will be a need to provide additional nursery places.  

 

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4.2.27 In light of the expected future need for nursery places, the planning brief requires the redevelopment of the site to deliver new nursery provision. Proposals should seek to incorporate nursery provision within the new leisure centre building. New nursery provision is also planned as part of the improvements at Moreland School. This will assist in ensuring that the Council is providing access to sufficient nursery places and that the provision is of high quality.

4.2.28 The East-West Community Nursery is a private nursery and provides a contribution towards the supply of places for Islington. The East-West Nursery is located within the site area and leases its building from Islington Council. Subject to a successful application being made and construction commencing, the East-West Nursery would be required to seek alternative premises. The nursery will be given sufficient notice to ensure they are able to secure suitable alternative accommodation. The Council will work with the nursery to seek alternative appropriate accommodation and minimise disruption to the children attending the nursery. The East-West Nursery, along with other nursery providers, will have the opportunity to tender to run any proposed new nursery space within the planning brief area.

New health facility 4.2.29 Islington’s population is projected to grow by 41,500 people between 2011 and 2026. In Bunhill

Ward, the population is expected to increase by 4,000 people over the same period. City Road Practice is the only General Practitioner (GP) practice in the ward. The Council and the NHS have identified the need for a new health facility to meet the needs of Bunhill’s growing population. The NHS has requested 650 sqm of new space within a building to accommodate an enlarged GP practice and additional community health services.

4.2.30 The Council will explore the potential to accommodate a new health facility within the redeveloped

planning brief site. Any future development proposal must explore the possibility of locating a new health facility within the leisure centre building or on another part of the site. The new health facility will help to ensure that existing and future residents receive a high quality of local primary healthcare and other community healthcare services.

Conservation and design

4.2.31 Conservation is an important aspect of planning policy and development management within

Islington due to the extensive quantity and quality of historic buildings and spaces in the borough. Enhancing the quality of the built environment through high quality, accessible and sustainable design is important. The Council seeks to encourage appropriate modern development and public realm improvements.

4.2.32 The Council operate special policies in the St. Luke’s Conservation Area in order to preserve and enhance the special character and appearance of the area, particularly the consistent character along the east side of Central Street. No part of the site is within the Conservation Area but given its close proximity any design proposals should be sensitive to this context, and take into consideration the setting of the neighbourhood heritage assets, including the setting of the Conservation Area, the Grade I listed St Luke’s Church, St Lukes Gardens and St Lukes Centre.

4.2.33 Consideration of the impact of any new development on the setting of the Conservation Area, and setting and significance of listed buildings within it, would be required in accordance with the National Planning Policy Framework (March 2012), Section 12 – Conserving and Enhancing the Historic Environment. Additional relevant polices include Core Strategy policy CS9 (Protecting and enhancing Islington’s built and historic environment), Development Management Policy DM2.3, Finsbury Local Plan policy BC1 and Site Allocation BC12 as well as the St Luke’s Conservation Area Design Guidelines. Furthermore, English Heritage has recently published guidance on the settings of heritage assets that provide detailed advice on how to implement National Planning Policy Framework, Section 12 - Conserving and Enhancing the Historic Environment.

 

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4.2.34 The character of St. Luke’s Conservation Area is a mixture of commercial, institutional,

recreational and residential uses. The Council will seek to retain the mixed use character and will not normally permit change of use which would harm this established character.

4.2.35 Conservation Area guidelines also protect the trees that are located within them. Trees are

considered in more detail below.

4.2.36 The St Luke’s Conservation Area guidance recognises that there are major opportunities at the St Luke’s Centre and Finsbury Leisure Centre to radically improve the frontages to Central Street and Helmet Row.

4.2.37 The Finsbury Leisure Centre serves as a war memorial and re-provided leisure facilities for local people to replace the Finsbury War Memorial Sports Centre, which was located in Barnet and was dedicated to the people of Finsbury who died in World War II. Any future development of the site provides an opportunity for any new leisure centre building to be re-dedicated, possibly with a commemorative plaque or other memorial feature.

General design principles

4.2.38 High quality design should be a key consideration of every aspect of any proposals. This includes the design of any new buildings, routes, open space and play facilities, and should take into consideration the character and setting of the neighbourhood, including St Luke’s Conservation Area and the setting and significance of the listed buildings within it. New development must respond to the mixed character of the surrounding areas and its defining characteristics.

4.2.39 Urban design improvements are concerned with creating better places. There are two underlying

elements involved: places should be pleasing in appearance, and should function properly. Proposals should acknowledge the most important elements of the urban context and create a positive and appropriate relationship with surrounding buildings and spaces. Such considerations should include heights, building line and materials, but also, for example, the relative width of routes, the heights of adjacent buildings, clearly defined purpose of public space, and routes being attractive, feeling safe, and clearly leading to where people want to go.

4.2.40 Relevant design policies are contained within the Development Management Policies and include

DM2.1 (Design) and DM2.2 (Inclusive Design). These policies set out the need for high quality design for all development in the borough. Further detailed design requirements are set out in Islington’s Urban Design Guide, Streetbook and Inclusive Landscape Design Supplementary Planning Documents (SPDs).

4.2.41 New development should be accessible, appropriate to its context, and designed to improve the

character and quality of the area and the way it functions. Designs should include requirements for sustainability, inclusivity, biodiversity, landscaping and security. Inclusive design principles must be applied to the design of new buildings and spaces.

4.2.42 Development should consider the amenity of neighbouring residential properties in terms of light,

privacy and outlook in line with the above design policies. It must be demonstrated that any development proposals provide a good level of amenity. Development Management Policy DM 2.1 also requires the design of developments to be efficiently planned to ensure that access, functional, amenity and aesthetic requirements are met.

4.2.43 Any future development on the site should not appear incongruous to its architectural context and

should ensure that all new buildings are designed to a high standard which positively contributes

 

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towards the quality of the area, which includes, but is not limited to:

New development should include buildings providing high levels of overlooking of streets and public spaces to improve the perception of the area as a safe environment

Any new residential development will need to conform to design guidance set out in Islington’s planning policies and standards. This includes the requirement for all residential properties to be dual aspect; and

Any new leisure buildings should be attractive and clearly visible, with entrances opening on to prominent public spaces/streets, and have a positive visual presence within the local community;

Development proposals should create open and accessible environments. Opportunities for public access through the site, including the provision of new public spaces, should be explored

4.2.44 The Finsbury Local Plan recognises that this neighbourhood requires improvements to existing

public open spaces (paragraph 4.0.9). The existing football pitches make an important contribution to maintaining the distinctive open aspect in this part of Central Street. Reproviding the football pitches on Central Street will help to reinforce the sense of openness in this area.

4.2.45 Providing increased and better public space (including green space) should also enhance the safety of the walking routes due to increased overlooking and improved sightlines between routes, spaces, and also from buildings. Better visibility of the football pitches would offer the community an improved spectator experience, and provide a sense of openness.

Height, scale and density

4.2.46 In accordance with the Finsbury Local Plan Policy BC9, building heights for any proposed

development must respond to the local context. The scale of development within the site will need to reflect the character of the surrounding area. Proposals should respect, preserve and enhance the setting of the nearby heritage assets.

4.2.47 The height of any new buildings on the site should be in keeping with the building heights of the

surrounding area. The heights of existing buildings in the surrounding area are shown in Figure 3 above. The acceptability of the height of any proposed buildings will depend on considerations such as the design, treatment of roofs and the layout of development proposals.

4.2.48 New buildings should respect the amenity of neighbouring residential properties in terms of light, privacy and outlook. It must be demonstrated that any development proposals would not have a significant detrimental impact to the amenity of any neighbouring properties.

Circulation, access, parking and transport

4.2.49 The current configuration of the site results in poor quality walking routes through and around the site. Any redevelopment of the site should introduce a clear street pattern with direct connections to the neighbouring streets of Central Street, Helmet Row, Mitchell Street and Norman Street. The sense of safety should be increased when walking through the site by new buildings providing overlooking of walking routes and public spaces. These should also be well lit and benefit from clear sightlines.

4.2.50 Service and access arrangements for vehicles will need to be incorporated into any proposals. In

 

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accordance with Council policies all servicing should be undertaken off street and on the site. This is an opportunity to improve Central Street by creating good quality circulation space immediately outside the leisure centre which can increase pedestrian activity on Central Street and through the site generally. Issues such as scooters being discouraged to speed through and any required vehicle turnarounds will need to be considered as an integral part of any proposals. Design measures to improve the street for pedestrians and reduce the impact and dominance of vehicular traffic are considered appropriate in this area.

4.2.51

Any development will need to ensure appropriate levels of access for emergency services and refuse collection vehicles.

4.2.52 All new development must be car-free, in accordance with Core Strategy Policy CS10 (H), except

parking for wheelchair accessible housing provided in any new development. The Council’s parking policies do however allow existing Islington on-street or estate parking permit holders, who have established permits of at least 1 year, to retain their right to a Controlled Parking Zone permit if they move to a car free development within the borough.

4.2.53 The site is well served by public transport, however the two nearest tube stations (Old Street and

Barbican) do not have lifts, and Barbican station does not have escalators either, which reduces the accessibility of the site for mobility impaired users.

4.2.54 From 2018 Crossrail services will stop at Farringdon. The Eastern entrance to the Crossrail station at Farringdon will share an entrance with Barbican underground station. Crossrail services will provide high frequency and accessible trains with improved connections to key destination across London and beyond, including direct links to Heathrow airport.

4.2.55 Cycle parking will need to be provided in accordance with Council policy and sustainable modes of

travel should be encouraged. Cycle parking is required to be designed to best practice standards and should be secure, sheltered, integrated, conveniently located, adequately lit, step-free and accessible. Cycle parking should include an adequate element of parking suitable for accessible bicycles and tricycles. Residential cycle parking is required to include provision for cycle parking for family use (Development Management Policy DM 8.4 & Appendix 6).

4.2.56 The TfL Cycle Hire docking station adjacent to the site should be retained and relocated if required

to a nearby location. 4.2.57 A transport assessment will be required for any planning applications which will address issues

such as visitor parking, servicing, leisure centre related traffic, and traffic flows. The potential impacts of any future development on existing car parking need to be determined, particularly where it may have an impact on the amenity of existing residents.

Inclusive design 4.2.58 The Council expects the urban design and architecture of any future development of the site to be

of a high quality. As identified in Core Strategy Policy CS9, this will enhance and protect Islington’s built environment, making it safer and more inclusive.

4.2.59 The Council also expects an inclusive and best practice approach to development and the design of buildings, and would expect the development of this site to reflect those principles and processes. Inclusive Design is not a fixed set of design criteria but an evolving philosophy that aims to produce aesthetically pleasing, functional environments that can be enjoyed by everyone, taking into account age, gender and disability.

4.2.60 In line with Development Management Policy DM 2.2 (Inclusive Design), the Council will require that the development can demonstrate that they:

 

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• Provide for ease and versatility in use • Deliver safe, legible and logical environment • Produce places and spaces that are convenient and enjoyable to use for everyone; and • Bring together the design and management of a development from the outset and over its lifetime.

4.2.61 The new leisure facilities will be open to the public and therefore must meet the requirements of the Equalities Act 2010, as well as the usual requirements of Part M of the Building Regulations. For guidance on this issue, please refer to BS 8300:2009 - Accessible Building Design - Improving the Built Environment.

4.2.62 All homes on the site should also be designed and managed to adapt to the changing needs and circumstances of users over their lifetime. In accordance with Core Strategy Policy CS12 (H), the Council will require that residential development on the site complies with 'flexible homes' standards, with at least ten per cent of housing provided being wheelchair accessible or easily adaptable for residents who are wheelchair users. ‘Flexible homes’ standards are set out in detail in Islington’s Inclusive Design SPD.

4.2.63 The design of hard landscapes and public realm areas within the site should give consideration to Islington’s Inclusive Landscape Design SPD.

Landscape and biodiversity

4.2.64 The Finsbury Local Plan paragraph 3.6.4 states that ‘the area suffers from a lack of public open space, particularly green space. As such the policies contained within this plan aim to protect and improve existing green spaces, and to capitalise on opportunities for creating new public spaces’.

4.2.65 Therefore it is important to incorporate public space into any future development proposals, in

accordance with Core Strategy Policy CS15 and Development Management Policies DM 6.2 and 6.3. This could improve the setting and perception of buildings, and also improve the setting of the Conservation Area to enhance the special character and appearance of the area. Encouraging more use of outside space will also provide opportunities to improve health and wellbeing for local residents.

4.2.66 All development must demonstrate that it protects the existing site ecology and makes the fullest

contribution to enhancing biodiversity (Core Strategy Policy CS10 (D), CS15 and Development Management Policy DM 6.5), including through incorporation of biodiversity-rich green roofs, soft landscaping (including street trees and native planting) and increase in artificial habitat creation (bird and bat boxes, swift boxes, and animal refugia). For more information see Islington’s good practice guidance at: https://www.islington.gov.uk/services/planning/plan_conserve/urban_design/sustainable/Pages/default.aspx. Negative impacts from construction also need to be considered and mitigated against where possible. Policy BC1 of the Finsbury Local Plan sets out specific biodiversity and open space requirements for the area.

4.2.67 St Luke’s Gardens, which provides the setting to the Grade I listed St Luke’s church, is also a Site of Local Importance to Nature Conservation (SINC). Policies DM 6.2 and DM 6.3 of the Development Management Policies relates to SINCs and open space, and there is a commitment within these to protect SINCs. Generally, the main considerations of any development adjacent or near to a SINC need to focus on any potential impacts on a SINC of a development. Negative impacts normally centre on the following areas: reduction of natural light and resulting change in habitat conditions, increases in artificial light and effects on protected species (bats), removal or disruption of green corridors, and removal of trees which may be important for foraging and nesting (bats and birds).

 

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4.2.68 New developments should integrate sustainable drainage measures (SUDS) (Core Strategy Policy

CS10 (E)), including green roofs, rain gardens and permeable paving. New hard landscaped areas should be permeable, allowing surface water to be captured and stored below the surface and released at a controlled rate to the combined sewer. Existing impermeable surfaces should be replaced or treated to allow this to happen. Local topography and existing ground conditions will determine how this is achieved and will be informed by detailed ground surveys. SUDS Design Guidance for Islington is available for download at the following web address: https://www.islington.gov.uk/publicrecords/documents/Environment/Pdf/Sustainability/islington_suds_gd_web_small.pdf

4.2.69 To help the Council understand how any development proposal, within the planning brief area, will achieve these aims, development proposals should submit a landscape plan. Paragraph 6.38 of Development Management Policies and Appendix 12 provides further details.

Sustainability 4.2.70 Any new development must meet the highest standards of sustainable design and construction

and promote sustainability through long term management (Core Strategy Policy CS10 (D)). This will include achieving at least BREEAM Excellent for any new non-residential building and Code for Sustainable Homes Level 4 for any new residential units; maximising energy efficiency and minimising CO2 emissions (including through connection to the Council’s local heat network); minimising water use; and minimising surface water flood risk and overheating (including by using urban greening to mitigate the urban heat island effect). Ways of making sustainable design features and energy data visible to children and relevant to the curriculum should also be fully explored (Development Management Policy DM 7.1).

Tree Strategy 4.2.71 The Council will have regard to existing trees and where appropriate will require their retention, or

if this is not appropriate, their replacement in a suitable location. Should any proposals for future development on the site affect any existing trees, a tree survey should accompany the planning application. Decisions about tree removal will be based on the quality of the scheme, the quality of the trees and the details of the landscaping scheme showing where replacement trees will be planted (Development Management Policy DM 6.5).

4.2.72 There are a number of trees within the site, and the site is bordered by a number of very appealing

large mature trees which create an attractive landscaped edge. There are currently no Tree Preservation Orders (TPOs) on or adjacent to the site. Historically Islington has not placed TPOs on trees that they own or manage. This is because they have been managed appropriately and not threatened. The lack of TPOs does not infer that the trees on or adjacent to this site are not worthy of the imposition of a TPO; it means there has not previously been a need for the trees to be protected.

4.2.73 Any future development of the site should seek to maintain the number and quality of the trees in the area. Any development proposal should minimise any impacts on trees, shrubs and other significant vegetation, and not have a detrimental impact on the health of trees. Any loss of or damage to trees, or adverse effects on their growing conditions, will only be permitted where there are overriding planning benefits (Development Management Policy DM 6.5).

4.2.74 Development proposals likely to impact on mature trees are required to follow the process outlined in BS5837:2005 and include an up-to-date Arboricultural Implications Assessment (AIA), which

 

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shall include a Tree Constraints Plan and Tree Survey. If the development impacts on retained trees, an Arboricultural Method Statement will also be required. These documents shall include relevant trees within the vicinity of the site. Further information on St Luke's Conservation Area - CA16 is at: http://www.islington.gov.uk/services/planning/planninginisl/plan_conserve/documents_and_guidance/conservation_area_guidance/Pages/ca16_st_lukes.aspx

Construction activities

4.2.75 The Council will seek to ensure that disruption to local residents is minimised during all phases of

construction. Policy CS18 and the Planning Obligations SPD on Code of Construction Practice detail the Council's approach to this issue. Given the built up residential nature of much of the surrounding area, working hours of the sites and weekend working should be carefully selected to minimise the disruption to local residents, and particular care taken to the requirement for dust suppression.

 

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Appendix 1 – Statement of community impact

A1.1

The development of the St Luke’s Area planning brief site is an opportunity to improve the area for the local community. To assess and mitigate some of the possible impacts on the community of the development, an Table of Community Impact has been developed and updated throughout the process:

Table of Community Impact More specific measures are highlighted in the table below, with general mitigating measures including:

Construction Management Plan; Code of Construction Practice; Delivery and Servicing Management Plan; Travel Plan; Highways and public realm improvements; Pedestrian, cyclist and environmental improvements; and Public open space improvements

 

Who  Benefits  Concerns  Mitigating measures 

Future occupants of 

housing 

Provision of high quality 

housing, affordable housing 

and homes suitable for 

families and older people        

If phased, occupants 

of earlier phases may 

be affected by 

temporary impacts of 

construction of later 

phases.  

On‐going communication to 

keep local residents and 

interested parties informed.  

Code of Construction Practice 

to manage environmental 

impacts during construction. 

Appropriate use of screening 

and noise mitigation where 

possible              

Housing for local people on 

housing waiting lists and/or 

in temporary 

accommodation and/or in 

over‐crowded 

accommodation 

   

   

 

 

Noise from football 

pitches and other 

leisure uses 

New housing to be designed 

to limit exposure of residents 

to noise. Planning policies and 

standards are in place to 

minimise impact of noise. The 

use of planning conditions 

may be appropriate 

 

 

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Residents of neighbouring 

properties and local 

housing estates 

Safer more direct walking 

routes, improved public 

space, new buildings which 

will improve the 

attractiveness of the area 

and new leisure facilities 

Temporary impacts of 

construction 

 

 

Code of Construction Practice 

to manage environmental 

impacts during construction 

Possible loss of open 

aspect in some places 

Phased construction to help 

minimise disruption 

People benefitting from 

Bunhill Energy Centre 

 

Current energy centre has 

been designed to be 

relocated and to allow for 

expansion 

 

 

Concerns about the 

visual appearance of 

any new energy 

centre 

 

 

Expanded energy centre will 

be part of new leisure centre 

building. Planning policies and 

standards to minimise visual 

impact of any new energy 

centre  

Continuity of energy 

provision during 

relocation of energy 

centre 

Phased development would 

ensure facilities remain 

available as far as possible 

during construction 

 

 

 

Users of outdoors football 

pitches 

Pitches delivered to best 

practice standards, as well 

as new changing rooms 

Quality of new pitches  New pitches and facilities built 

to Sport England standard, 

and in consultation with users 

 

Number of pitches  4 pitches are proposed to be 

provided 

Loss of facilities during 

construction 

 

Phased development will 

ensure that the maximum 

number of pitches remain 

open during construction  

 

Users of existing squash 

courts 

New squash courts with 

balconies all adjacent and 

aligned, and  directly linked 

to changing rooms 

Loss of facilities during 

construction 

Phased development may 

ensure facilities remain 

available during construction  

Users of existing leisure 

centre 

 

New leisure centre, 

including sports hall, built to 

modern standards 

 

Loss of leisure centre/ 

sports hall facilities 

during construction 

Phased development will 

ensure facilities remain 

available as far as possible 

during construction 

 

36  

                                     

Employees, parents and 

children of the existing 

private nursery 

Some children will have to 

move to a new nursery 

Sufficient nursery 

places in the area to 

accommodate 

demand 

New nursery provision is 

planned at Moreland School. 

The Council will assist the 

nursery to find a new location. 

The Council is also exploring 

the potential for new nursery 

provision across Bunhill ward. 

Users of the TfL bike hire 

facilities 

 

Direct routes and improved 

public space will improve 

the safety and 

attractiveness of the area 

Loss of facilities during 

construction 

Phased development may 

ensure facilities remain 

available during construction 

Temporary impacts of 

construction 

 

Code of Construction Practice 

to manage environmental 

impacts during construction 

Users of the neighbouring: 

St Luke’s Community Centre 

Ironmonger Row Baths 

St Luke’s Gardens  

Direct routes and improved 

public space will improve 

the safety and 

attractiveness of the area.  

Future development 

responds to and enhances 

the area  

Temporary impacts of 

construction 

 

On‐going communication to 

keep local residents and 

interested parties informed.  

Code of Construction Practice 

to manage environmental 

impacts during construction  

 

37  

Appendix 2 – Planning requirements

A2.1 Key planning policies

A2.1.1 The following sections identify most of the key policies relevant to any future development of the St Luke’s Area planning brief site. However, this list is not exhaustive, and any future development of the site should comply with all of the planning policies that are relevant.

London Plan

A2.1.2 The London Plan is available for download at the following web address: http://www.london.gov.uk/priorities/planning/londonplan

A2.1.3 Key policies from the London Plan that are relevant to the site include (but are not limited to): Policy 3.5 - Quality and design of housing developments

Policy 3.8 - Housing choice

Policy 7.2 - An inclusive environment

Policy 7.5 - Public realm.

Core Strategy

A2.1.4 Islington Council’s Core Strategy is available for download at the following web address: http://www.islington.gov.uk/services/Planning/planningpol/local_dev_frame/pol_corestrat/

A2.1.5 Key policies from the Core Strategy that are relevant to the planning brief area include, (but are not limited to):

Policy CS7 Bunhill and Clerkenwell

Policy CS8 Enhancing Islington’s character

Policy CS 9 Protecting and enhancing Islington’s built and historic character

Policy CS10 Sustainable design

Policy CS12 Meeting the housing challenge

Policy CS15 Open space and green infrastructure

Policy CS16 Play space

Policy CS17 Sports and recreation provision

 

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Development Management Policies DPD

A2.1.6 Islington Council’s Development Management Policies DPD is available for download at the following web address: https://www.islington.gov.uk/services/planning/planningpol/local_dev_frame/Pages/development-management-policies.aspx

A2.1.7 Key policies from the Development Management Policies DPD that are applicable to the planning brief area include, (but are not limited to):

Policy DM 2.1 Design

Policy DM 2.3 Heritage

Policy DM 3.1 Mix of housing sizes

Policy DM 3.6 Play space

Policy DM 6.1 Healthy development

Policy DM 6.2 New and improved public open spaces

Policy DM 6.3 Protecting open space

Policy DM 6.4 Sport and recreation

Policy DM 6.5 Landscaping, trees and biodiversity

Policy DM 7.1 Sustainable design and construction

Policy DM 7.3 Decentralised Energy Networks

Policy DM 7.4 Sustainable design standards

Policy DM 8.4 Walking and cycling

Policy DM 8.6 Delivery and servicing for new developments

Finsbury Local Plan DPD

A2.1.8

Islington Council’s Finsbury Local Plan is available to download from the following web address: https://www.islington.gov.uk/services/planning/planningpol/local_dev_frame/Pages/finsbury-local-plan.aspx

A2.1.9 Key policies from the Local Plan include (but are not limited to):

Policy BC 1 King Square and St Luke’s

Policy BC 8 Achieving a balanced mix of uses

Policy BC 9 Tall buildings and contextual considerations for building heights

Site Allocation BC12 Finsbury Leisure Centre

Other policy documents

A2.1.10 Other relevant planning policy documents relevant to the planning brief site include:

Islington Urban Design Guide Supplementary Planning Document (adopted December 2006)

 

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Inclusive Design Supplementary Planning Document (2013)

Planning Obligations Supplementary Planning Document (adopted November 2013)

Inclusive Landscape Design Supplementary Planning Document (adopted January 2010)

Environmental Design Supplementary Planning Document (adopted October 2012)

Streetbook Supplementary Planning Document (adopted October 2012)

A2.2 Planning application requirements

A2.2.1 The Council strongly recommends that pre-planning application discussions be undertaken prior to submitting a planning application, so that the Council and developer can discuss the proposal and determine the relevant documents and information that will be needed to process any planning application. Full details of pre-planning procedure and applicable fees can be obtained from Council’s web site at www.islington.gov.uk or by contacting the planning division on:

Email: Planning@islington.gov.uk

Tel: 020 7527 2813

Fax 020 7527 2731

For a development on this site a full planning application is required.

Validation requirements A2.2.2 The Council uses an online planning application system. Paper versions of all planning

application forms are available. For this site Form 004 should be completed. For more information go to the following web address: www.islington.gov.uk/services/planning/Pages/default.aspx?extra=4

A2.2.3 The online planning system is accompanied by a standard set of validation requirements. That is, the list of documents that must be included with a planning application. For a full list of the validation requirements refer to the Planning Advice Note: Planning Applications – validation requirements. This document can be found at the following web address http://www.islington.gov.uk/DownloadableDocuments/Environment/Pdf/planapps/validation_requirements.PDF

A2.2.4 There are a number of key documents that would need to be included. The following sections

provide more detail on some of the key validation requirements for the planning brief area. Design and Access Statement A2.2.5 The purpose of a Design and Access Statement is to explain how the proposals have evolved

and their suitability for the site. The Statement is an opportunity for the developers and designers to demonstrate their commitment to sustainable, inclusive and accessible design and how they will meet various obligations placed on them by legislation and local policies.

 

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A2.2.6 The Design and Access Statement will primarily be concerned with external issues including:

layout

scale

landscaping

appearance

access – both inclusive and emergency

A2.2.7 The Statement should also establish the principles and spatial framework that will facilitate compliance with Building Regulations (as a minimum) and wherever possible best practice. The Access Statement should clearly identify:

the philosophy and approach to inclusive design

the key issues of the particular scheme, including identified constraints, e.g. listed environments

the sources of advice and guidance used

evidence of consultation, planned or in progress, with disabled people in the local community, including feedback and how this has been/ will be included into the design process

how the principles of inclusive design will be implemented into the scheme, including maintenance and management

A2.2.8 The statement should be viewed as part of the process; as a tool to demonstrate that all relevant

issues have been considered throughout the design and construction stages. At the planning stage it should clearly demonstrate the applicant's approach to inclusion and show how all potential users, taking into account ability, age and gender differences can enter the site, move around the site, enter and circulate the buildings and use the facilities, including sanitary provision.

A2.2.9 It is recommended that a marked-up plan at an appropriate scale, including sections showing

relevant gradients and any changes in level, is submitted with the Access Statement. The statement should give details of any national standards used, e.g. BS8300: 2009 and Inclusive Mobility (outdoor pedestrian guidelines), and in the case of residential development, Lifetime Homes and Wheelchair Housing Standards.

A2.2.10 Major schemes applicants are advised to appoint an appropriately skilled and independent access consultant or access champion to work with designers and the project team through to completion of the project.

A2.2.11 The applicant would also be advised at this stage to consider the implications of the Equalities Act 2010, to ensure that the design and management of the scheme uphold the spirit of the Act and mitigate the chances of any legal challenges.

A2.2.12 Further guidance on the preparation of Design and Access Statements can be found on the

Council website at the following web address: http://www.islington.gov.uk/services/planning/plan_conserve/urban_design/inclusive/Pages/AccessStatements.aspx

 

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Transport Assessment (including a Servicing and Delivery Plan) and Travel Plan Statement

A2.2.13 The Transport Assessment for any future development of the site should be prepared in accordance with the Council’s Development Management Policies (Appendix 5) and submitted with any planning application.

A2.2.14 A Transport Assessment is required to assess the impact of any future development proposal for the site on transport infrastructure, including the capacity of roads, public transport and walking and cycling infrastructure, and detail action to manage this impact. It should present qualitative and quantitative information about the anticipated transport and related environmental impacts before, during and after implementation of the proposed development, including details of the accessibility of the site by all transport modes and all users, including disabled people, and the likely modal split of journeys to and from the site. Any such assessment should recognise, for example, that while the site is well served by public transport and is very accessible, the two nearest tube stations do not have lifts which reduces the accessibility of the site for mobility impaired users using the underground system.

A2.2.15 A Servicing and Delivery Plan (detailing access and delivery arrangements) should describe how any impacts arising from servicing the proposed development would be minimised. Servicing and deliveries should be provided for on-site if possible. Should no vehicular access to the site (including car parking areas) be proposed, on-street servicing may be considered acceptable subject to the justification provided by the Servicing and Delivery Plan (Development Management Policy DM8.6).

A2.2.16 The Travel Plan for any future development of the site should be prepared in accordance with Islington Council’s Development Management Policies (Appendix 5).

A2.2.17 Travel Plans are required to detail the developer's response to the Transport Assessment, and to deliver sustainable transport objectives with a package of measures to promote sustainable transport, including measures to achieve a modal shift to the most sustainable forms of transport: walking and cycling.

Waste Management Plan

A2.2.18 The Waste Management Plan for the site should indicate:

the estimated volumes and types of waste produced by the development

the size and location of waste and recycling stores and how recyclable material and other waste will be delivered to these stores

the equipment specified for containing the waste

the proposed collection point and the method for transferring waste to this location

A2.2.19 Islington Council’s Refuse and Recycling Storage – Guidance for Architects gives more

information about what should be included in the Waste Management Plan. It is available for download from the following web address: http://www.islington.gov.uk/publicrecords/library/Waste-management/Information/Guidance/2013-2014/(2013-06-07)-Rubbish-and-Recycling-Storage-Guidance-for-Architects.pdf

A2.2.20 The development must have on-site provision for secure and easily cleaned refuse storage. The facilities provided must comply with the requirements for off-highway containment of refuse set

 

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out in Islington Council’s Refuse and Recycling Storage – Guidance for Architects. Waste collection arrangements should accord with Building Regulation H6.

A2.2.21 Full details of proposals should be included on all plans submitted and advice can be obtained from Islington’s Street Environment Services, 36 North Rd, London N7 9TU (telephone 020 7527 5000) at any stage during design works.

Tree survey

A2.2.22 Should any proposals for development on the site affect any existing trees, a tree survey should

accompany the planning application. This survey should be undertaken by a suitably qualified professional, and include all trees adjacent to the site boundary which are either within a distance equal to half the height of the tree or within the non-pruned canopy spread, whichever is the greater. The Tree Survey should include the following information for each tree:

Location, accurately plotted on a plan

Species

Height

Trunk diameter, measured 1.5m above ground level

Crown spread, measured from the trunk at the four compass points

Age relative to the lifespan for that species of tree

Condition assessment (noting defects, cavities, decay, disorders and overall structure)

Nature of ground surface below the canopy spread

A2.2.23 For further guidance please refer to BS5837:2005 - Trees in relation to construction.

Sustainable Design and Construction Statement (including an Energy

Assessment)

A2.2.24 The Sustainable Design and Construction Statement should set out how the development will comply with Policy CS10 of Islington’s Core Strategy as well as those within Section 4A of the London Plan. The key areas which should be covered include:

Energy

BREEAM and Code for Sustainable Homes

Climate change adaptation

Sustainable Drainage Systems (SUDS)

Biodiversity

Water resources

Materials

Construction

Other issues (promotion of sustainable behaviours during operation of the development, waste and recycling, pollution, building durability, and flexibility of buildings over their lifetimes)

 

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A2.2.25 Further guidance on what information the Sustainable Design and Construction Statement should include for major planning applications can be found in Appendix 7 of the Environmental Design SPD. The document is available for download from the following web address: https://www.islington.gov.uk/services/planning/planningpol/pol_supplement/Pages/Environmental-Design.aspx?extra=13

Landscape Plan A2.2.26 All major and minor development proposals that contain significant elements of landscaping are

required to submit a landscape plan. As such, development proposals are very likely to be required to for the planning brief area should submit a landscape plan. Appendix 12 of Development Management Policies provides further details on which elements the Council expects to be included within any landscape plan.

A2.3 Planning obligations

A2.3.1 Planning obligations are used as part of the planning application process in order to address specific issues arising from a development proposal. They are normally agreed between the Council, land owners and developers within legal agreements (Section 106 agreements) and are intended to make a development acceptable which would otherwise be unacceptable in planning terms.

A2.3.2 The agreements include obligations which are specific requirements to be fulfilled by developers to ensure that impacts arising from new developments are addressed and that sufficient infrastructure and facilities are in place to cope with additional residents, workers and visitors in the new development. Planning obligations can help to ensure that new development is sustainable and assists in meeting the objectives of the Council’s Core Strategy and other relevant policies.

A2.3.3 The Council will therefore seek to enter into a Section 106 (S106) agreement as part of any planning application for development, in accordance with the Council’s adopted guidance on planning obligations, to mitigate additional pressures on local infrastructure and facilities, and to ensure the scheme is compliant with planning policy where relevant.

A2.3.4 Possible S106 Heads of Terms for this site will include (but will not be limited to) the following matters:

Provision of affordable housing on site in line with the Council’s adopted policy

The repair and reinstatement of the footways and highways adjoining the development and payment to cover the costs of any other works relating to the necessary alteration of the public highway

Compliance with the Code of Employment and Training and the facilitation of construction work placements during the construction phase of the development

Compliance with the Code of Local Procurement

Compliance with the Code of Practice for Construction Sites and payment of a monitoring fee

Submission of a Full Travel Plan and relevant updates on progress

Management agreement for vehicle servicing, deliveries and refuse collection

Rebuilding all the retaining walls and installing new fencing

 

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Submission of a Community Access and Management Plan

Council’s legal fees in preparing the S106 and officer’s fees for the monitoring and implementation of the S106

Community Infrastructure Levy

A2.3.5

The Community Infrastructure Levy (CIL) is a new mechanism for securing funding from development for infrastructure to support the development of the area.

A2.3.6

The Council has recently undertaken work to introduce the Islington CIL Charging Schedule. Following two statutory public consultations, the Council submitted the Islington CIL ‘Draft Charging Schedule’ for a public examination. The CIL Examiner’s report recommended the Charging Schedule for approval.

A2.3.7

The Council adopted the CIL on 1 September 2014. This applies to all developments granted planning permission on or after that date. Once adopted CIL will replace the use of Section 106 agreements for securing development funding for many types of infrastructure. In general, S106 agreements will continue to be used after the adoption of CIL to address other policy requirements such as the delivery of affordable housing and other site specific issues (as set out above in A.2.3.4).

A2.3.8

The Council is also the Collecting Authority for the Mayor of London's CIL for developments in Islington and this will be used to fund the delivery of Crossrail. The Mayoral CIL applies to developments granted planning permission on or after 1st April 2012. The operation of the Mayor of London’s CIL and Islington’s CIL is determined by the Planning Act 2008 (as amended) and the Community Infrastructure Levy Regulations 2010 (as amended).