Barnsbury estate scheme backed by council despite “intensive” densification of the plans made after they were backed in a resident’s ballot
Pollard Thomas Edwards’ designs for the regeneration of the Barnsbury Estate in north London have been given the green light, despite a series of changes being made to the plans after they were approved in a residents ballot.
Islington council voted in favour of the hybrid application on Tuesday evening, backing the recommendation of the planning officer to approve the scheme.
Designed for Newlon Housing Trust and property developer Mount Anvil, it will see 19 buildings on the site demolished and replaced with 914 new homes, two new parks and an expanded community centre.
Detailed consent was given to the construction of 427 homes in seven buildings up to 13 storeys in height, while outline consent was given for the remaining 523 homes in buildings up to nine storeys.
A separate application has been submitted for an older part of the estate which will be presented to the council’s planning committee for a decision next week.
Islington’s planning officer said the aim of the wider proposals is to replace around 350 “poor quality” homes which are blighted with “poor internal and external accessibility and permeability, large amounts of redundant and inaccessible open space and complicated levels changes”.
The current estate suffers from overcrowding and substandard residential accommodation and amenity, the officer’s report said.
The masterplan was endorsed by 73% of residents on a turnout of 79% in the first estate ballot in the borough.
However, the density of the scheme was significantly increased following the ballot, with more than a hundred homes added and increases in building heights.
The planning officer admitted the “intensive” densification had compromised the quality of the initial masterplan, but noted that it represented a significant uplift in housing within the borough.
The plans received more than 200 responses in support and 77 objections, with the latter including concerns that the increased number of homes on the site would create a “dense oppressive environment” that would “destroy the area”.
Others said the buildings, which break the council’s 30m height limit, would “loom” over the adjacent Regent’s canal, with one objector calling the loss of daylight a “psychological travesty”.
Historic England agreed the buildings would “considerably change the character and appearance” of the neighbouring stretch of the canal, but had no objection on heritage grounds.
The Islington Society also said a “wall” of towers along the canalside would “seriously detract from the value of this critical local amenity”.
While the scheme will include more than 16,000sq m of open space, the Society said the huge increase of homes on the site would reduce the amount of green space per dwelling by a third.
The planning officer concluded the harm created by the proposals, including the changes made following the residents’ ballot, was outweighed by the provision of 291 improved replacement homes for the estate’s current residents.
Several members of the public attended the meeting to voice their support. Councillor and planning committee member Jason Jackson said: “We would like to see the same engagement across every other development in Islington. Look at all the happy residents clapping and cheering. Amazing stuff.”
Pollard Thomas Edwards partner Tricia Patel said: “The transformation of The Barnsbury Estate is a once in a lifetime opportunity to improve the lives of residents and the local community. The proposals are the result of four years of collaboration between residents, Newlon, Mount Anvil and Pollard Thomas Edwards.”
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