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Islington Tall Buildings Study Part 1 November 2018

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Islington Tall Buildings Study Part 1 November 2018 LONDON BOROUGH OF ISLINGTON TALL BUILDINGS STUDY FINAL REPORT NOVEMBER 2018 4124 REPORT PRESENTED BY URBAN INITIATIVES STUDIO LTD IN ASSOCIATION WITH AECOM STATUS FINAL ISSUE NO. 03 DATE ISSUED 16 NOVEMBER 2018 FILE NAME 4118_20181116_Tall Buildings Report Final Revisions ROC.indd PROJECT DIRECTOR Matthias Wunderlich REVIEWED BY Hugo Nowell DESIGN DIRECTOR APPROVED BY DESIGN DIRECTOR This document has been prepared for the exclusive use of the commissioning party and unless otherwise agreed in writing by Urban Initiatives Studio Limited, no other party may copy, reproduce, distribute, make use of, or rely on its contents. No liability is accepted by Urban Initiatives Studio Limited for any use of this document, other than for the purposes for which it was originally prepared and provided. Opinions and information provided in this document are on the basis of Urban Initiatives Studio Limited using due skill, care and diligence in the preparation of the same and no explicit warranty is provided as to their accuracy. It should be noted and is expressly stated that no independent verification of any of the documents or information supplied to Urban Initiatives Studio Limited has been made. Exmouth House, 3-11 Pine Street All maps in this report are reproduced from Ordnance Survey material with the permission of Ordnance Surveyon London EC1R 0JH behalf of the Controller of Her Majesty’s Stationery Office, Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Ordnance Survey 100021551 (2016) +44 (0)20 3567 0715 Urban Initiatives Studio Limited. Registered in England No. 8236922 www.uistudio.co.uk CONTENTS 4.5 THE ROLE OF TALL BUILDINGS 1 INTRODUCTION 7 3 ISLINGTON SPATIAL OVERVIEW 25 IN ISLINGTON 52 1.1 WHAT IS THIS STUDY ABOUT 7 3.1 HISTORICAL DEVELOPMENT 25 4.5.1 Competing development demands 52 1.2 CONTEXT 7 3.2 SPATIAL STRUCTURE 26 4.5.2 Does limited land mean building higher? 52 1.3 APPROACH TO THIS STUDY 9 3.2.1 Centres 26 4.5.3 Islington’s policy objectives and tall buildings 53 3.2.2 Corridors 27 2 PLANNING POLICY CONTEXT 11 4.5.4 The higher cost of tall buildings 54 3.2.3 Open spaces 27 2.1 NATIONAL PLANNING POLICY 4.5.5 Tall buildings and the density argument 55 3.2.4 Uses 28 FRAMEWORK 11 4.5.6 Tall buildings and regeneration 56 3.2.5 Public Transport Network / PTAL 29 2.2 HISTORIC ENGLAND - TALL 4.6 THE POTENTIAL IMPACTS 3.3 EXISTING HEIGHTS 32 OF TALL BUILDINGS 57 BUILDINGS ADVICE NOTE 12 3.4 SENSITIVITIES 34 4.6.1 Tall buildings and the protected heritage 57 2.3 THE LONDON PLAN 14 3.4.1 Listed buildings and Conservation Areas 34 4.6.2 Tall buildings and the protection 2.4 THE NEW LONDON PLAN 16 3.4.2 Protected views and local landmarks 35 of strategic and local views 58 2.5 ISLINGTON DEVELOPMENT PLAN 18 3.4.3 Topography 36 4.6.3 Tall buildings impact on their 2.5.1 Core Strategy 18 immediate environment 59 2.5.2 Development Management Policies 19 4 ISLINGTON’S TALL 4.6.4 Tall buildings and sustainability 59 2.5.3 The Islington Urban Design Guide SPD 19 BUILDING APPROACH 39 4.7 A PLACE BASED APPROACH TO TALL BUILDINGS 60 2.5.4 Finsbury Local Plan DPD 20 4.1 DEFINITION OF BUILDING HEIGHT 39 2.5.5 Tall Buildings Evidence Base 2010 20 4.2 DEFINITION AND CLASSIFICATION 4.7.1 The city image 60 OF TALL BUILDINGS 40 2.6 POLICY APPROACHES OF 4.7.2 Tall buildings, the skyline and views 62 OTHER LONDON BOROUGHS 22 4.3 CLASSIFICATION OF TALL BUILDINGS 4.7.3 Tall buildings as landmarks 64 IN ISLINGTON 44 4.7.4 Clustering of tall buildings 66 4.4 TALL BUILDINGS – A CONTENTIOUS 4.8 ISLINGTON’S TALL BUILDINGS TOPIC 47 PRINCIPLES 68 ISLINGTON TALL BUILDING STUDY FINAL REPORT 3 Regent’s Canal at Kings Place 4 5 STRATEGIC SEARCH 73 6.6.5 Identification of opportunity sites 6.10.3 Planning designations 138 for tall buildings 101 5.1 INTRODUCTION 73 6.10.4 Important townscape features and 6.7 HOLLOWAY ROAD / CALEDONIAN local views 141 5.2 POTENTIAL SEARCH AREAS ROAD / EMIRATES STADIUM 105 FOR TALL BUILDINGS 73 6.10.5 Identification of opportunity sites for 6.7.1 Character 105 tall buildings 142 5.3. SIEVING SENSITIVE AREAS 75 6.7.2 Existing height and tall buildings 108 6.11 CENTRAL ACTIVITY ZONE 5.4 EXCLUSION OF SEARCH AREAS 77 6.7.3 Planning designations 109 AND CITY FRINGE 147 6.7.4 Important townscape features and 6.11.1 Character 147 6 LOCAL SEARCH 81 local views 112 6.11.2 Existing height and tall buildings 149 6.1 INTRODUCTION 81 6.8 HIGHBURY CORNER 119 6.11.3 Planning designations 150 6.2 LOCAL SEARCH METHODOLOGY 81 6.8.1 Character 119 6.11.4 Important townscape features and 6.3 LOCAL SEARCH 83 6.8.2 Existing height and tall buildings 120 local views 153 6.4 DEVELOPMENT IMPLICATIONS 83 6.8.3 Planning designations 121 6.11.5 Identification of opportunity sites 6.5 ARCHWAY 85 6.8.4 Important townscape features and for tall buildings 154 local views 123 6.5.1 Character 85 6.8.5 Identification of opportunity sites 6.5.2 Existing height and tall buildings 86 for tall buildings 124 6.5.3 Planning designations 87 6.9 DALSTON FRINGE 127 6.5.4 Important townscape features and local views 89 6.9.1 Character 127 6.5.5 Identification of opportunity sites 6.9.2 Existing height and tall buildings 128 for tall buildings 91 6.9.3 Planning designations 129 6.6 FINSBURY PARK 95 6.9.4 Important townscape features and local views 131 6.6.1 Character 95 NOTE TO READER: 6.9.5 Identification of opportunity sites 6.6.2 Existing height and tall buildings 96 This document has been optimised for double-sided for tall buildings 132 6.6.3 Planning designations 97 printing. Please print with the following print settings: A4 6.10 KINGS CROSS FRINGE / landscape, double-sided print, flip on short edge. 6.6.4 Important townscape features and PENTONVILLE ROAD 133 local views 99 6.10.1 Character 133 For PDF viewing of the document use the following 6.10.2 Existing height and tall buildings 137 Acrobat Settings: View/Page Display/Two Page View, and tick View/Page Display/Show Cover Page in Two Page View. ISLINGTON TALL BUILDING STUDY FINAL REPORT 5 Exmouth Market 6 1 INTRODUCTION 1.1 WHAT IS THIS STUDY ABOUT 1.2 CONTEXT provides general location criteria where taller Islington Council is embarking on a programme In recent years London has seen a surge of taller buildings could be considered such as the of Local Plan Review. As part of this the council buildings being planned and built across the Central Activity Zone, opportunity areas, areas wishes to review and update its current policy capital. Many are located in places that previously of intensification or town centres that have good in regards to tall buildings and appointed urban were not characterised by taller buildings, often access to public transport. However, the London design consultants Urban Initiatives Studio to within low to medium rise development contexts. Plan does not provide a clear and unambiguous prepare a Tall Buildings Study. The study informs In less than ten years new towers have altered definition of a tall buildings in respect of their the development of Islington’s tall buildings policy London’s skyline beyond recognition. Towers height: ‘Tall and large buildings are those that are and forms part of the evidence base for the Local have had a profound impact on the character substantially taller than their surroundings, cause a Plan. and amenity within their immediate areas, as significant change to the skyline or are larger than well as the legibility of the urban fabric and the Islington is required to deliver on or above the the threshold sizes set for the referral of planning city image. Permitted or completed towers have London Plans housing delivery target of 1,264 applications to the Mayor.’ The latter point is a set a precedent for exceptional height in many dwellings per annum until 2024/25. The Draft reference to buildings above 30m in height. This locations, increased land values and were the London Plan (2017) sets a new housing target definition is currently used by Islington’s Core genesis for tall building clusters. for Islington of 7,750 homes by 2028/29, which Strategy. equates to an annualised target of 775 homes per The boom of tall buildings has been largely In the absence of a coherent and overarching year. The London Plan expects boroughs to identify developer driven in the context of weak or London wide approach different Councils have and seek to enable additional development inadequate guidance. The Mayor’s approach to adopted different approaches and definitions of capacity above this target through intensification, taller buildings in the past has focused primarily on tall buildings. The approach of some boroughs has town centre renewal, opportunity and the protection of specific view corridors across the been relatively light touch. However Islington has intensification areas, mixed use redevelopment capital (View Management Framework) without had a robust, plan-led approach which identified and sensitive renewal of existing residential areas. establishing a clear spatial vision for London tightly drawn areas suitable for tall buildings.
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