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Archway Development Framework Draft Archway Development Framework Supplementary Planning Document September 2007 Version 4.0 www.islington.gov.uk Drawings in this document are for indicative purposes only. July 2007 1 CONTENTS 01 INTRODUCTION 4 Status of the SPD Sustainability Appraisal Consultation Monitoring and Review 02 THE VISION 5 The Key Objectives 03 THE FRAMEWORK AREA 6 Area description Existing land uses 04 PLANNING POLICY FRAMEWORK 8 National Planning Guidance The London Plan Islington Unitary Development Plan Islington Local Development Framework Other Background Information 05 DEVELOPMENT PRINCIPLES 10 Delivery of a beacon sustainable development Retention / replacement of the Existing Library and Leisure centre The improvement of the pedestrian environment The creation of high quality public spaces The reconfiguration of the gyratory 06 IMPLEMENTATION 27 Land ownership Regeneration principles Monitoring Planning applications Planning obligations 2 INTRODUCTION This SPD seeks to provide the necessary planning guidance to assist the regeneration of the identified Archway area. It sets out the relevant planning guidance that should be considered in preparing development proposals for the Archway area. The SPD identifies a core site where development could be concentrated and a wider framework area that proposals will need to have regard to. In addition to this, proposals falling within the wider framework area should also consider the guidance contained in this SPD. In order to provide clear guidance to potential developers the SPD sets out the following: • The vision for Archway • The planning policy context for development in Archway • The key objectives that need to be delivered in order to regenerate Archway • The principles that underpin the delivery of the objectives and in turn the vision for Archway. Background i. The Archway Development Framework is a Supplementary Planning Document (SPD) to guide the future development of Archway. The SPD establishes a framework of key objectives and principles for development in line with relevant planning and other council policies and aspirations. It will be used to assess future planning applications within the Archway area. ii. The regeneration of Archway has been a priority for Islington Council for a number of years. This SPD promotes a high quality, vibrant, mixed use vision and is the culmination of an extensive consultation process which, began in March 2005 with Rethinking Archway and continued during 2006 and 2007. Status of the Supplementary Planning Document iii. A Supplementary Planning Document (SPD) is one of the material considerations that can be taken into account when determining a planning application. It forms a part of the Local Development Framework (LDF) and is intended to elaborate upon policies in Islington’s Development Plan Documents (DPD). In preparing this SPD we have had particular regard to Planning Policy Statement 12 (2004) which sets out the Government’s policy on the preparation of Local Development Frameworks. iv. This SPD establishes the core principles that will need to be considered when considering planning applications for development within the identified framework area. We have prepared the guidance in accordance with the relevant Islington adopted and emerging planning policies. It supplements the following policies contained in the Unitary Development Plan (2002). • E12 – Priority Areas 3 • S17 – Archway District Shopping Centre • Schedule 13 – AO31 – Areas of Opportunity Sustainability Appraisal v As set out in PPS12, this SPD has been subject to a Sustainability Appraisal (SA). The SA has had due regard to the national guidance ‘Sustainability Appraisal of Regional Spatial Strategies and Local Development Frameworks’ (November 2005). The SA was used to refine the options and to assist the assessment of scenarios prior to the production of the draft SPD vi A copy of the SA is available on request from Islington Council, Planning Division. Consultation vii This SPD is a result of a collaborative process between the London Borough of Islington, key stakeholders and the local community. viii Consultation was undertaken prior to and during the preparation of the SPD. This consultation was undertaken at key stages in the process as follows: Scoping In order to identify the key issues and options for Archway, a scoping report was consulted upon in November / December 2005. The report was adopted in Januray 2006. Options This consultation stage sought to build on the previous consultation and presented a number of different forms of scale and massing and consulted upon the principles and objectives that could be taken forward into a draft SPD for statutory consultation. This stage was undertaken in June / July 2006. Draft SPD:- Statutory Consultation was held in January and February 2007 in order to gain the local communities views on the draft document prior to it’s adoption. This SPD reflects those comments received and has responded to them. Informal Stakeholder meetings In addition to the key consultation stages undertaken in the drafting of this SPD Islington council has held a series of meeting with key local and strategic stakeholders including: • The Greater London Authority (GLA) • Transport for London (TfL) • The Better Archway Forum (BAF) • Existing landowners ix Full details of the consultation process are contained within the Statement of Community Consultation that has been published along with the SPD. 4 1: The Vision The regeneration of the Archway area is a long held desire of both local residents and Islington Council. It is a major opportunity to deliver a beacon of sustainable development and create a thriving district centre, by improving the local environment and strengthening the area’s existing sense of identity. Through the consultation process undertaken in drafting this SPD the following vision for Archway has been established: “That Archway will continue to be a thriving district centre with a strong sense of identity. Archway will include a clearly identifiable ‘heart’, offering a vibrant mix of uses set within a well connected network of streets and spaces of the highest quality. Archway will be a welcoming place that is a pleasure to live in, work in and visit.” In order to achieve the vision the following key objectives have been identified which all development proposals within and adjacent to the core site must deliver. The key objectives are: • Delivery of a beacon sustainable development to ensure that any development at Archway contributes to the delivery of a truly sustainable community and thus contributing to all aspects of sustainable development i.e. environmental sustainability, economic sustainability and social sustainability. • Delivery of a mixed use development to build upon Archways strengths as a district centre and enhance this role. • Enhance / replacement of the existing library and leisure centre to ensure that there is a continued provision of leisure and learning facilities in this part of the borough for the use of all of the community.. • The improvement of the pedestrian environment to provide a safe environment and improve the pedestrian links through to the adjoining areas such as the Whittington Hospital and University campus • The creation of high quality public spaces to provide an environment where people can visit, shop, relax while providing links to the surrounding areas and uses in Archway • The reconfiguration of the gyratory to reduce the impact of traffic on the immediate and surrounding areas, while reducing the feeling of segregation between Archway Close and the rest of Archway. 5 2 The Framework Area Area description Figure 1: Archway Framework Area The core framework area The Archway Development Framework core area is defined as being the land bounded by Junction Road, Vorley Road, Mcdonald Road and Lower Highgate Hill. The framework area is dominated by both the 1960’s office accommodation of Hamlyn House and Hill House, Archway tower and the layout of the A1 gyratory road system in such a way that the core site is divided into two different areas that are difficult to access and move within and between, particularly as a pedestrian. The core framework area includes Archway Close (within the ‘Island’ created by the A1 gyratory). The Island contains the listed Archway Tavern, a number of historic 2-3 storey buildings, and the Archway Methodist Hall, also a locally listed building. Archway is also an important transport hub served by a significant number of London Bus routes, and the London Underground Northern Line. It is also an area of strategic importance for Islington. This is reflected in its identification as a key stitch forming part of the A1 borough strategy. 6 The core framework area includes the defined Archway district centre. The district centre is an important local shopping and business area for the local community in the northern part of Islington and adjacent areas of Camden and Haringey. The Archway district centre includes the existing retail units in Archway mall (the majority of which are vacant) and extends along Junction Rd to Bredgar Rd on the northern side and Hargrave Park on the southern side of Junction Rd. While the SPD relates specifically to the core site, development proposals need to consider how the proposals impact on the wider Archway area and ensure that any proposals facilitate and contribute to the wider regeneration of Archway. Development proposals should in particular facilitate the improvement of links to the Hospital and the Universities
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