Islington (Parliament Politics Magazine) – Sadiq Khan may approve plans for 178 homes and a 23-storey student block in Archway, despite Islington Council’s refusal to grant planning permission.
Even though Islington Council and local MP Jeremy Corbyn opposed the idea, City Hall might still approve it.
The mayor has stated in a letter to the borough authority that he will “call in” the application and determine whether to overrule the council.
Situated near the intersection of Highgate Hill and Archway Road, on the site of the former Archway Hospital, he stated that the project “would be of a scale which would provide a significant contribution to” his yearly housing targets.
Following council rejections of high-rise student housing, Sir Sadiq’s decision to invoke the Archway proposal is the most recent in a series of recent changes to London’s planning system.
In recent months, City Hall has called in similar proposals in Paddington and Canary Wharf. In the meantime, the borough of Southwark approved a student housing proposal in March, and Lambeth Council will soon consider another in Vauxhall.
Officers from Islington Council had warned that the Archway development could harm the “character and appearance of the Holborn Union Infirmary Conservation Area” and did not provide enough affordable homes.
The mayor’s London Living Rent program, which is based on local incomes, would make 33 of the 178 properties available, while the remaining 58 would be offered at a social rent.
New structures along Highgate Hill would house all 91 of these reasonably priced properties. The other 87 dwellings in the project would be built inside the historic structures already on the property and would be offered for market prices.
A further 242 student bedrooms—none of which would be categorized as “affordable”—would be available in the 23-story tower that would be situated apart from the other accommodation.
This indicates that just 30% of the plan, as determined by the number of usable rooms, would be “affordable housing,” which is less than Sir Sadiq’s typical demand of 35%.
Local MP Jeremy Corbyn last year said he was strongly opposed to the project.
“This new tower that is proposed is going to be a complete eyesore on the area,”
he said.
“It is not an iconic structure. It is something that is put up purely to make a great deal of money.”
Addressing the concerns about affordability, the former Labour leader also warned:
“In no way in a borough with over 15,000 families in housing need, and where of existing tenancies around 40 per cent live in social housing, can this be called an appropriate development.”
Sadiq Khan’s choice to “call in” the project is consistent with his larger plan to alleviate the lack of housing and student housing in London.
The Mayor has underlined that these kinds of initiatives play a major role in achieving the strategic goals set forth in the London Plan, such as the provision of homes and purpose-built student housing.
The proposal was turned down by Islington Council due to issues with its size, height, and potential effects on the area’s cultural history.
Community organizations and local MP Jeremy Corbyn have also opposed the plan, claiming it would degrade the area’s charm and not offer enough advantages to the community.
The project’s developer, Seven Capital told the Ham and High newspaper last year that their scheme will provide “high quality, modern residential accommodation and student rooms alongside the restoration of historic buildings”.
A spokesperson added:
“The submitted scheme will make a lasting, positive contribution to the community and wider area through public realm enhancements and the provision of flexible community and commercial space.”
For this project, City Hall will now serve as the local planning authority.
To decide whether to accept or reject the plan, a public hearing will be held to gather feedback from campaigners and local residents.
The plan calls for 52 of the 91 affordable housing units to be studio or one-bedroom apartments. This, according to the council’s officers, went against Islington’s Local Plan, which declares that “concentrations of one-bedroom units” in new construction “will not be acceptable.”
The authority also came to the conclusion that the height of the student tower “would result in unacceptable visual, functional, and environmental impacts.”
But according to Sir Sadiq’s letter to the borough, the project may “make a significant contribution to Islington’s housing delivery.”
Before making a final judgment on whether permission should be given, he will host a hearing at City Hall sometime in the upcoming months to reexamine the arguments for and against the plan.
What is the context of the intervention?
In order to guarantee adherence to the London Plan, which establishes goals for housing and student housing, Khan frequently gets involved in planning decisions. For instance, he recently stepped in to address the need for student housing in London by intervening in a Paddington student housing plan.
Concerns regarding the height, scope, and effects of major developments are frequently voiced by local communities. Khan’s action might try to strike a compromise between these issues and the demand for more student housing.
A public hearing is usually convened to evaluate the idea and get input from the community when Khan steps in. This procedure makes it possible to assess the development’s possible effects in greater detail.
The development is slated to take place on Highgate Hill near Archway, where the ancient Holborn Union Infirmary once stood.