Legendary former Islington Council Conservation Officer Alec Forshaw talked about tall buildings and high-density development at the Society’s AGM.
Starting with the premise that ‘not all tall buildings are bad’ and that some are landmarks Alec highlighted several examples of ‘good’ tall buildings (TB) in London broadly and in Islington in particular including housing blocks in Finsbury such as Bevin Court, and student accommodation in Pentonville Road but recognised those built at City Road Basin in late 1990s were not such a good idea. He noted Islington Council has strong policies to protect conservation areas which have resulted in low-rise buildings to continue being built.
Commenting on the Holborn Infirmary at Archway, Alec noted the clear breach in TB policy, contrary to the Islington Local Plan which identifies suitable locations for TB, as one reason why the application was refused by the Council. Similarly, the New Barnsbury application contravenes the TB policy and would set a dangerous precedent if approved*.
Examples of sites where TB have been built, or where applications are likely or pending, in Islington include: Golden Lane for City Corporation social housing, Bunhill Gardens, Moorfields Eye Hospital which is in a Conservation Area, Finsbury Square, and a site adjacent to the Barbican; and further afield: the redevelopment of Liverpool Street Station, Wandsworth, Vauxhall plus Elephant and Castle. Alec noted that developers are adept at showing deceptive images of what a new development would look like that can mislead planning officers and committee members.
Not all TB are built from the ground but may be formed by extending existing buildings for example the Travelodge site in Museum Street and the Standard Hotel at King’s Cross. Birmingham and Manchester are seeing the same TB trends.
Recognising a desire to increase housing density, Alec noted that this doesn’t have to result in TB as demonstrated by sites in Havering and near Mount Pleasant. Advocating for retrofitting rather than demolition and rebuild Alec quoted examples of the fire station on Albert Embankment which is now to stay as a fire station following a refused application for housing, Smithfield Market being renovated as the London Museum and the Clerkenwell Sessions House.
* The New Barnsbury application has since been approved