85 Highbury Park report PDF - Greater London Authority

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there is a good mix of dwelling types across the affordable tenures, and in this regard the proposaldoes not raise any strategic concerns.Density26 The proposed density of 424 habitable rooms per hectare (hr/ha), or 119 dwellings perhectare (u/ha), is in accordance with the London Plan. Table 3A.2 of the Plan (and table 3.2 ofthe draft replacement London Plan) suggests that urban areas with good public transportaccessibility achieve a density within the range of 200-700hr/ha, or 55-225u/ha, subject to designand other considerations. The proposal is within this range and the density is appropriate.Urban design27 Good design is central to all objectives of the London Plan and is specifically promoted bythe policies contained within Chapter 4B which address both general design principles and specificdesign issues. London Plan Policy 4B.1 sets out a series of overarching design principles fordevelopment in London. Other design polices in this chapter and elsewhere in the London Planinclude specific design requirements relating to maximising the potential of sites, the quality ofnew housing provision, tall and large-scale buildings, built heritage, views, and the Blue RibbonNetwork. The draft replacement London Plan reinforces these principles, with new developmentrequired to have regard to its context, and reinforce or enhance the character, legibility andpermeability of the neighbourhood (policy 7.1).28 The site is constrained by the good number of protected trees and while it is regrettablethat some existing buildings on the site could not be used for residential or other purposes, theretention of the primary building on the site (Loxford House) and its reuse for alternative uses iswelcomed. The proposal adopts an organic-type layout that is at odds with surroundingdevelopment but nonetheless makes the best use of the site, given that the Islington Council sitebrief sets an 18m building exclusion zone adjacent to the south and northern boundaries. Officerssupport the retention of the building fronting Highbury Park, and the creation of the teardropshapedsemi-public circular park, both of which will be defining features in the site’s character.The retention of trees around the site boundaries is also welcomed, and the virtually car-freenature of the scheme has allowed landscaped spaces to be maximised. Houses have privategardens and flats within the new-build parts of the development have generously-sized balconies.29 The height of the new buildings extend up to five storeys, although the contours of the siteand excavation mean that the ground level of some of the taller blocks will be below the existingground level, or set into existing slopes, thereby lessening the impact. The proposed buildings areurban in scale but recognisably domestic, using vernacular features such as bay projections toarticulate the elevations. The overall approach is appropriate to the site, and will enhance bothlocal character and the setting of Loxford House and conservation area.30 The building layout is logical. Internally, flats will be easily accessed with clear buildingentrances, good use of cores avoiding long corridors within buildings. The majority of dwellingswill be double-aspect, and although there will be a small number of north-facing single aspectunits within flat blocks, these mostly have access to large balconies or private garden spaces.Rooms sizes within new build homes are compliant with the unit sizes of the draft replacementLondon Plan.31 The buildings will adopt elements of the predominant period residential style of thesurrounding area, with elements added to form a modern style. There are differences in stylesbetween blocks and these act with the contours of the site to form differentiated terracing thatpage 6
adds interest to the appearance. The overall impression is that the design will be of a high quality,using brick and glass as the main materials, with stone and timber as highlighting materials.32 The landscape strategy is detailed and has been designed to make good use of andenhance the setting around the existing building, site entrances and the common landscapedspaces around new dwellings. Tree and shrub planting will use native species and aim to enhanceexisting features such as the retained trees. There are clear definitions between public and privatespace, and the landscaping will include furniture and items encouraged to promote play andactivity.Access33 The proposal will provide 100% Lifetime Homes provision, with 10% wheelchair adapted oradaptable housing, thereby meeting the minimum requirements of the London Plan.34 The proposed public realm incorporates inclusive design principles. Gradients have beendesigned to enable wheelchair use, and an external wheelchair lift will be provided to assist users innegotiating the change of levels between Loxford House and the remainder of the site. Siteentrances will be level, with contrasting pavement changes utilised where necessary. Furtherclarification on the allocation of wheelchair parking spaces is sought; see the next section fordetails. Overall, the accessibility aspects of the proposal comply with the London Plan.Transport and parking35 The trip rate methodology and assumptions presented within the transport assessment areappropriate, and Transport for London (TfL) therefore accepts the development may only have aminimal impact on the capacity of the surrounding highway network. Furthermore, given thenature of the development, it is considered unlikely that it will have a significant impact on thepeak hour capacity of the public transport network within the Highbury area.36 TfL notes that the development will provide 31 car parking spaces for the town houses onsite, and no car parking for the residential flats and duplexes, compliant with London Plan policy3C.23, ‘Parking policy’ and consultation draft replacement London Plan policy 6.13, ‘Parking’. It isunderstood that twelve disabled car parking spaces will be provided on site; TfL seeks clarificationon the allocation of these spaces to either the townhouses or apartment units. The allocation offour on-site motorcycle spaces is also supported; TfL welcomes the applicant’s willingness toremove eligibility for residents to apply for on-street parking permits and this should be securedthrough a section 106 agreement with the borough.37 TfL welcomes any proposal to secure three on-site car club spaces and recommend that theservice is promoted through the on-site residential travel plan. The car club bays should beseparate from the electric charging points. The applicant should provide charging points for 20%of all residential parking with a further 20% passive provision. For passive provision the developeris expected to demonstrate that the additional spaces or points can be provided at the time ofimplementation or at some time in the future, as set out in the draft replacement London Planpolicy 6.13, ‘Parking’.38 TfL seeks clarification of the location of the on-site nursery in relation to other buildingsthrough a proposed site plan in order to establish access arrangements for the use will beappropriate.39 TfL requires more detailed information on the design of the pedestrian areas within andsurrounding the site, notably along Highbury Park and Lucerne Road. This should includeinformation on the width and condition of footways and crossing provision in the vicinity of thepage 7
Page 4 and 5: appropriate scale while giving appr
Page 8 and 9: site. Ideally this should be assess
Page 10 and 11: Be Green: Renewable energy technolo

85 Highbury Park report PDF - Greater London Authority

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