There was standing room only at the packed public meeting in Archway which took place on Tuesday, 19 November at Hargrave Hall Community Centre. It saw local residents and community groups unite in opposition to a controversial development plan for the former Archway Campus site. Candidates in the upcoming Junction Ward by-election spoke as did Islington North’s MP, Jeremy Corbyn. Councillors attended and a prepared statement was read as they couldn’t speak, given the pre-election period. The developers declined their invitation.
The proposal, dubbed "Plan A," has sparked widespread concern due to its scale and potential impact on the surrounding area.
The Proposed Development
The meeting opened with a summary of the proposed development, trying to break through the dense and complex application, which includes 330+ documents. An overview of the site’s history since it was purchased by Peabody in 2012 was given.
“Let’s remind Islington Council that we stand as one community for the sustainable redevelopment of this site, and send this cynical, greedy and nasty proposal, this unkind proposal, back to the drawing board.”
Community Concerns
Residents shared numerous concerns about the development and the impact the proposal would have on their lives.
Privacy and Overshadowing
The proposed northern block would be extremely close to existing residences, with window distances well below recommended guidelines - less than a bus length away from their homes. Residents fear significant loss of privacy, sunlight, and a feeling of claustrophobia.
Environmental Impact
The tower would dominate views from Waterlow Park, altering its character and potentially affecting its role as a peaceful urban oasis. Concerns were also raised about the project's carbon footprint and ecological impact, especially when compared to plans that aimed to retain and refurbish more of the buildings.
Heritage and Character
Speakers argued that the tower block is contrary to policy and inappropriate in a designated Conservation Area. Historic England was called on to act in response to the submitted application for statutory listing of the historic Holborn Infirmary buildings, which, if successful, would result in the tower block causing substantial harm to the designated heritage assets of the Conservation Area and listed buildings.
The impact would be far-reaching. Because of its impact on views over a wide area of north London, would cause substantial harm to other nearby conservation areas and protected open spaces such as Waterlow Park and Hampstead Heath.
Housing Needs
The high proportion of small units (more than 75% would be one-bedroom and studios) was criticised for failing to address the need for family housing. Questions were also raised about whether sufficient social housing was being allowed for, especially with prioritisation of expensive student accommodation. As with several other developments in Islington, the true affordability of the "affordable" units was also viewed as dubious.
Alternative Proposal
An alternative "Plan B" put forward by the developers, Seven Capital, and more widely supported by the community during consultation but seemingly rejected by planning officers, was presented at the meeting. It included:
No tower
Greater distance from existing residence
371 total units, including 184 non-student residential units
45% affordable housing
Shorter construction time (2 years vs. 4-5 years for Plan A)
Community Action
Residents and local organisations are urging Islington council to reject the current plan and consider alternatives that better balance development with community interests. They called for:
1. Consideration of alternative plans that respect the existing community
2. Adherence to local and national planning policies
3. Greater engagement with the community in the planning process
4. Involvement of Historic England due to potential impacts on listed sites
5. Reassessment of the project's ability to meet actual housing needs
While there is support for redeveloping the site, the current proposal faces significant opposition. As one resident put it, "We all want to see the Archway campus redeveloped, but not with such an intrusive element as the tower."
The meeting highlighted the community's determination to have their voices heard in the planning process. Residents are encouraged to submit their comments to ensure their concerns are considered in the final decision-making process.
