The Islington Planning Committee met on Tuesday 09 December 2025 to discuss the proposed redevelopment of the New Barnsbury Estate. The committee resolved to grant planning permission for the hybrid application, subject to the completion of a Section 106 legal agreement and a number of conditions.

Barnsbury Estate Redevelopment Approved

The Planning Committee of Islington Council has granted planning permission for the comprehensive redevelopment of the New Barnsbury Estate. The hybrid application, which includes both detailed and outline elements, will see the demolition of existing buildings and the construction of up to 1,116 new homes. The scheme also includes a nursery, community centre, and commercial floorspace.

The decision to grant permission was made after extensive discussion and consideration of the significant public benefits, which include the provision of 1,116 homes, with 426 of these being social rent homes. The development will also re-provide 291 existing social rent homes to a higher standard, addressing overcrowding and improving the quality of accommodation for current residents. A key aspect of the agreement is that returning residents will maintain their current rent levels, even in larger, more modern homes.

Despite acknowledging significant harms, including the introduction of seven tall buildings on a site not allocated for such development, and impacts on heritage assets and townscape, the committee concluded that the benefits outweighed these harms. The decision also took into account the scheme's departure from local plan policies regarding building heights, with the committee noting that such departures are not automatically in breach of the development plan if other relevant policies find favour.

Key Decisions and Discussions

The committee's decision was based on a thorough assessment of various factors, including:

• Affordable Housing and Viability: The scheme proposes 38.2% affordable housing, all of which will be social rent. While this falls below the 50% policy requirement, viability assessments demonstrated that this is the maximum amount that can be viably provided. Bespoke viability review mechanisms are to be secured through a Section 106 agreement to ensure additional affordable housing can be delivered if the development generates surplus profit. The agreement also includes enhanced nomination rights for the council for the new social rent homes.

• Design, Heritage, and Townscape: Significant concerns were raised regarding the height and massing of the proposed buildings, particularly the seven tall buildings, including three towers of 14, 17, and 21 storeys along the Regent's Canal. These were considered to have a harmful impact on the surrounding townscape, heritage assets, and the character of the Barnsbury and Regent's Canal Conservation Areas. The proposed buildings along Caledonian Road were also noted as being taller than existing neighbouring properties and conservation area policies. However, the committee acknowledged that some of these heights had been previously consented and that the design quality of the elevational treatments was generally high.

• Quality of Residential Accommodation: While the overall quality of the proposed homes is considered good, with significant improvements over existing housing, concerns were raised about the number of single-aspect units and instances of daylight and sunlight transgressions against BRE guidelines. These were partly attributed to the requirements of the Building Safety Act.

• Open Space, Landscape, and Urban Greening: The redevelopment includes significant improvements to public parks, with enhanced landscaping and a substantial increase in the urban greening factor. However, there is a net reduction in total open space, and a shortfall in playspace provision. A financial contribution of £755,000 is to be secured through the Section 106 agreement to mitigate the impact on surrounding open spaces.

• Transport and Highways: The development is largely car-free, with a reduction in on-site parking. A contribution of £68,000 is secured for cycle highway works on Copenhagen Street. The scheme also includes improvements to pedestrian and cycle routes, rationalising the internal road layout and prioritising pedestrian movement.

• Fire Safety: Fire strategy statements have been provided and reviewed by consultants, with the London Fire Brigade having no further observations. Conditions are to be imposed requiring further fire safety details to be submitted with reserved matters applications.

• Planning Balance: The committee concluded that the substantial public benefits of the scheme, including housing delivery, affordable housing provision, improved quality of life for existing residents, and enhanced public realm, outweighed the identified harms.

Section 106 Agreement

The Section 106 legal agreement will secure a range of planning obligations, including:

• Financial Contributions: Significant sums are allocated for employment and training, accessible parking, construction practice monitoring, open space improvements, cycle segregation, carbon offsetting, and highway reinstatement.
• Affordable Housing: Full replacement of existing social rent homes at existing rent levels, provision of 135 new social rent homes, and viability review mechanisms to secure additional affordable housing if profits increase.
• Wheelchair Accessible Homes: A commitment to provide 10% of all dwellings as wheelchair user dwellings across the development, with specific provisions for detailed and outline phases.
• Community Facilities: Delivery of a new community centre and nursery, with temporary provisions during construction.
• Public Realm and Open Space: Phased delivery of public routes and open spaces, including Carnegie Park and Pultney Park, with maintenance and management strategies secured.
• Car Parking and Transport: A car-free development policy for new residents, with a plan for converting existing parking to accessible bays over time. Contributions towards cycle highway works and car club spaces are also included.
• Employment, Skills, and Training: Requirements for apprenticeships, local procurement, and a commitment to work with the Council's Local Economies Team on the redevelopment of retail frontage.
• Energy and Sustainability: Securing of a Green Performance Plan and requirements for communal heating systems and renewable energy.
• Construction Requirements: Compliance with the Council's Code of Construction Practice, including detailed Construction Logistics and Delivery and Servicing Plans.
• Design Quality: Provisions to retain the developer's design team to oversee design quality throughout construction.
• Biodiversity Net Gain: Maintenance and monitoring of on-site habitat creation for 30 years.

The committee resolved to grant planning permission, subject to the completion of the Section 106 agreement and the conditions outlined in the report.