COMMENTS ON PROPOSALS FOR MOORFIELDS – OLD STREET QUARTER
October 2026
I write on behalf of The Islington Society, as its Chair, to express the Society’s grave concerns about aspects of the proposed redevelopment of the Moorfields site following the recent public consultations which members of the Society’s Committee attended
Tall Buildings
We understand the height of the new buildings are proposed to be 35-40 storeys, 40-45 storeys, 15-20 storeys and 7 storeys
The Society is very concerned about the height of the proposed buildings, their impact on the townscape and local area, and especially the disregard for Islington Council’s Tall Buildings Study 2018, the Islington Local Plan and the Site Allocation for this location. The Site Allocation is clear about the maximum heights across TWO taller buildings being:
Up to 50 metres (approximately 12 commercial storeys) on the northwest corner of the site (corner of Cayton St/Bath St) where you are proposing 35-40 storeys
and
Up to 70 metres (approximately 17 commercial storeys) on Peerless Street, north of the junction with Baldwin St whereas you are proposing three tall buildings up to 45 storeys on the site
From the diagrams the proposed height of the towers in metres is not clear, but they are significantly taller than the Local Plan permits
The Islington Society does not necessarily disapprove of tall buildings and agrees this is potentially a “District” or “Local Landmark” site which justifies a taller building than elsewhere. However, our concern is that the three towers on this site would be significantly taller than the maximum specified by the Local Plan in what would clearly be a departure from the Plan
We support the provision of housing on this site, instead of commercial use, but the maximum heights and stipulations in the Local Plan must still apply. Despite the claims of open space being provided, given the significant heights of the proposed towers, the spaces between them are going to be very dark and oppressive
Heritage
As most of the site sits within the Moorfields Conservation Area, the Society is concerned about the impact the redevelopment and in particular such tall buildings would have on the CA and its setting
We understand you intend to retain and refurbish the frontages and buildings of the Locally Listed Moorfields Eye Hospital, Kemp House and George V extension, with no upward extension on any of these buildings. If that remains the case, we welcome this retention although would ask that the original internal floor levels in these buildings are also retained as part of the new development
Richard Desmond Children’s Eye Centre
It is most unfortunate that the multi-award-winning see note below Richard Desmond Children’s Eye Centre completed only in 2006 is to be demolished
The Society would have hoped that in these days when re-use of buildings is being emphasised as a means of reducing carbon emissions, some attempt might have been made to find an alternative use for this ‘landmark building’
If the building is in fact demolished, the Society requests that the plaque it received for our Architecture and Conservation Award 2007 be returned to the Society
Accessible housing
We are concerned the wheelchair accessible flats will all be dependent on lifts as you plan to use the ground floor for cafes, retail or community spaces. We would ask that you revisit and rectify this position to provide ground floor accessible flats
Permeability
We welcome the proposed permeability of the site but are concerned that it may not be delivered if residents perceive it to be a safety concern, measures should be taken to ensure permeability and safety
Student Accommodation
The Society questions the provision of student accommodation at this site – it is not a site allocated for this purpose in the Local Plan, there is a reported decline in demand for such accommodation, the Local Plan states any that is provided should be for those attending Islington-based educational institutions which is less likely in this location as it is at the edge of the borough
The Society Committee would welcome the opportunity to meet with you as the developers of this important site to understand your proposals in more detail ahead of the next round of consultations in December
We look forward to hearing from you
Andrew Clayton
Chair, The Islington Society
Note:
Awards made to The Richard Desmond Children’s Eye Centre
WAN Awards, ‘Healthcare Building of the Year Award’ 2009
Lighting Design Awards, ‘Best Exterior Lighting’ 2008
Islington Society Awards, Architecture and Conservation Award 2007
Building Better Healthcare Awards, ‘Best Hospital Design’ 2007
Civic Trust Award 2008
Highly commended in World Architecture Festival Award, 2008