Inspire Islington #1 by 3Fox

inspire issue 1 autumn 2009

The investment and regeneration magazine of the london borough of islington

Leading the way The development schemes shaping the boroughâ&#x20AC;&#x2122;s future 14

Eco initiatives are pushing Islington out in front 34

inspire ISSUE 1

islington.gov.uk

Islington Council 222 Upper Street London N1 1XR 020 7527 2000

EDITORIAL

Executive editor/ Kirsty MacAulay Features editor/ Alex Aspinall Art director/ Terry Hawes

Advertisement sales/ Paul Gussar

➔

ADVERTISING

3FOX INTERNATIONAL LIMITED

Managing director/ Toby Fox

CONTENTS

Production manager/ Rachael Schofield Published by/ 3Fox International Ltd Lower ground floor, 189 Lavender Hill, London SW11 5TB T: 020 7978 6840 Printed by/ Trade Winds Images/ Julian Hawkins, Tim Crocker, Step Haiselden, Arsenal FC, Stills from the film Light Years Away 2009, Dir Hilary Powell, Jane Watt, GMJ, Miller Hare, Islington Council, Wikipedia, Fin Fahey, 14wesley, http:// creativecommons.org/licenses SUBSCRIPTIONS AND FEEDBACK

www.inspireislington.com ©3 Fox International Limited 2009. All material is strictly copyright and all rights are reserved. Reproduction in whole or in part without the written permission of 3Fox International Limited is strictly forbidden. The greatest care has been taken to ensure the accuracy of information in this magazine at time of going to press, but we accept no responsibility for omissions or errors. The views expressed in this magazine are not necessarily those of 3Fox International Limited or Islington Council.

04 I ntroduction The low-down on

Islington, its history, regeneration plans and its future

14 Work in progress A look at

the major development projects transforming the borough

25 Heritage Islington is putting its historic buildings at the heart of its plans for the future

30 T own centre regeneration

Proof that small scale changes can have surprisingly dramatic effects

34 E nergy Islington is leading the

way in the capital’s bid to become greener

39 Public realm Can good public space really transform an area?

Foreword “Welcome to the first edition of Inspire magazine. Close to the heart of the City, Islington has a special character, a long history and an active community. It faces all the challenges of a diverse central London borough, with extremes of poverty and wealth living side by side. As the borough with the densest population in the capital the pressures on space are significant – yet there are new and exciting developments taking place here. We face a particular challenge of developing small infill sites. We also need to address the issue of sustainability and how to reduce our carbon emissions. Our ambitious vision for Islington includes developing our active town centres, continuing the improvement of our public realm and green spaces, supporting local arts and cultural organisations and building new family homes to meet the needs of our diverse and growing population. We hope you will agree that Islington is one of the most dynamic, exciting parts of London and that this magazine inspires you to invest in our borough.”

42 Theatres The performing arts are at home in the borough

46 C ontacts Who to contact at Islington Council, and useful websites

Terry Stacy Leader, Islington Council John Foster Chief executive, Islington Council

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Hornsey Road Apartments opened this year creating modern new apartments within a grade II listed bath house.

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The London Borough of Islington has seen good times and bad but all eyes are focused on the future now that a comprehensive programme of social and economic regeneration is under way, as Charlotte Goodworth discovers

Vision Islington

✒

Just a stone’s throw from the City of London and the West End, the borough of Islington has a lot to offer. The challenge it faces is in harnessing that potential and ensuring all sectors of its population benefit from its assets and promising future. The London Borough of Islington was created in 1965, when the old Metropolitan Boroughs of Islington and Finsbury were united. Islington’s origins date back to the Middle Ages, when much of its land belonged to religious institutions. Dairy farming later became big business, before the growth of London caused farmers to turn to brick manufacturing and property development. The development of railways brought industrialisation and social decline, but the tide has turned and parts of Islington have now become highly desirable residential neighbourhoods and popular business hubs. Finsbury has long been known as a place for radicalism and optimism; this was perhaps most clearly exemplified by “the Finsbury Plan”, an incredibly ambitious social reform programme instigated by Finsbury Council in the 1930s.

A succession of changes in industry over the centuries has resulted in the area becoming synonymous with innovation and adaptation, qualities that are proving essential to its future prospects. Islington’s tale is still one of two cities. While there remains a geographic division, with a significantly higher proportion of social housing in the Finsbury area, the more conspicuous division is in terms of wealth. The borough has become a trendy and convenient place to live, popular with young professionals. It is an ideal commuter hub, with fast connections to central London, within walking distance of the Barbican. This connectivity is soon to be further improved by the new Crossrail/Thameslink station at Farringdon, and it’s only a short hop from King’s Cross – possibly one of the best-connected places in Europe. A cosmopolitan atmosphere has been established by a strong creative community, with highend shops, restaurants and bars in the Upper Street area, numerous galleries and theatres and a new wave of relocating media companies bringing a modern edge to the grand period properties lining the streets. Islington’s robust and diverse economy is at the heart of its

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Islington’s lively town centres and the robust and diverse economy are at the heart of its plans for a brighter future

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Angel Building 407 St John EC1

Derwent London is one of Londonâ&#x20AC;&#x2122;s most innovative property investors, well known for its established design-led philosophy and creative management approach to development.

The Angel Building is a major office and retail redevelopment of 264,000 sq ft with over half pre-let to Cancer Research UK. Architects: Allford Hall Monaghan Morris Completion: August 2010 www.angelbuilding.com

➻ The borough has an attractive mix of old and new buildings, waterways and a bustling atmosphere.

Islington Council is investing more than £540 million in building schools, housing, leisure facilities, crime prevention, refuse collection and street cleaning. The council achieved the Audit Commission’s highest possible score for clean streets, improved exam results and social services

plans for a brighter future, according to Seema Manchanda, service director of strategic planning and regeneration at Islington Council. “The Islington economy is very mixed and we have several lively town centres. The great thing is that there are many local shops in the borough that help provide character and interest, although we are very aware that it is these niche businesses that find current

Healthy Schools Programme and the EC1 New Deal for Communities (EC1 NDC) initiative.

economic conditions hardest. As well as retail we have strong clusters in architecture and design, cultural industries, finance and hospitality.” There is, however, another side to Islington. It is the eighth most deprived local authority in England and the fourth in London. Over a third of Islington households live in local authority accommodation, the third highest proportion in the country. It has the second highest residential density in England and Wales, and one of the lowest proportions of green space. This apparent dichotomy is already being addressed by government schemes such as the Decent Homes Programme, the

possible score in this year’s Audit Commission inspection as a result of cleaner streets, better exam results and safer social services. Kirby Swales, chief executive of EC1 NDC, explains why the South Islington area was chosen by the government for this 10-year improvement programme: “Firstly, EC1 has a high concentration of social housing – 75% – which has meant that the population here fares less well on a lot of socioeconomic indicators: unemployment is higher, their health status is worse, their education results are poorer. In a nutshell, EC1 has experienced multiple deprivation. “The second thing is that the

In 2008, Islington Council announced a record investment of more than £540 million to be pumped into building schools, houses and leisure facilities, crime prevention, refuse collection and street cleaning. The council has already achieved the highest

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➻ area, like many parts of the city fringe, has suffered from changes in the labour market. That has taken a lot of life out of the area as the links between the local economy and the local population have gone. “The real challenge is how to connect the area back into the vibrant London economy and to tackle some of the social problems associated with lots of disadvantaged people living in social housing.” Since its inception in 2001, EC1 NDC has invested heavily in public realm, community facilities, and the local economy – as in Whitecross Street, a revived retail hub. It has also helped build up strong community organisations and improve local services. Social housing across the borough is benefiting from some serious investment. Five years ago the council transferred the management of its housing stock to its ALMO partner, Homes for Islington (HfI), and since then tenant satisfaction has increased from 52% to 70%. The Audit Commission has judged that HfI provided three-star (excellent) services for two years running. Eamon McGoldrick, chief executive of HfI: “The main focus of HfI’s work has been the Decent Homes Programme, and over £400 million has been spent since 2004 on improving the standard of housing in the borough. “The last year has seen work get under way on the first of the council’s new build schemes, involving 27 new homes. The emphasis is on larger properties, which will help overcrowding. “HfI will complete the Decent Homes Programme by late 2010 and expand its work with the new build and de-conversion schemes. We are also working with partners and stakeholders on key issues such as community safety, worklessness and child poverty. This work will help to improve the life chances of residents across Islington.” Unemployment is being tackled through a series of council initiatives. “Islington Council has

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Islington secondary schools are improving at more than double the national average for achieving five A*-C grade GCSEs according to government statistics

pledged to employ 100 apprentices in the next two years,” explains Manchanda. “We’re working with partners and local employers to encourage them to take on a further 100 apprentices as well.” Education in Islington has also seen a great deal of investment and much improvement in the borough’s 45 primary and nine secondary schools. Islington’s GCSE students have performed better than ever this year according to this summer’s results. The number of students achieving five or more GCSE passes at A*-C in 2009 has risen from 56.4% to 64.4%. And things are still improving, three primary schools were confirmed in April this year as among the top 50 in the country for the progress their pupils have made at Key Stage 2, and in January 2009 government figures revealed that Islington secondary schools were improving at more than double the national rate for achieving five grade A*-C GCSEs. Additionally, by 2008, 70% of schools in Islington had achieved National Healthy School Status, with 92% being actively engaged in the programme. Arts, cultural and leisure facilities through the borough are also being improved, with the relatively recent refurbishment of the London Symphony Orchestra at St Luke’s and the Urdang Academy’s residency at Finsbury Town Hall and Kings Place. Among the major leisure development projects soon to be started is the refurbishment of Ironmonger Row Baths, a grade II

Main picture: The new Emirates stadium has paved the way for a vast regeneration project. Bottom left: Apartments and commercial space at Highbury Studios. Bottom right: Highbury stadium has been redeveloped to create Highbury Square.

listed gem that first opened in 1931. Islington Council, in partnership with EC1 NDC, has pledged £16 million to restore the baths as one of its key legacy projects. The development will help the building realise its full potential, add significant value and encourage inward investment. Meanwhile Hornsey Road public baths has been given a new lease of life as a residential development by Grainger. The historic building has been refurbished, retaining its iconic chimney and neon ‘diving lady sign’ while offering 212 one-, two- and three-bedroom apartments as well as a nursery, community space and 3,700sq m of office space. One area of Islington that is experiencing a good deal of change is Arsenal, thanks to the Arsenal Development Scheme which is regenerating the area surrounding

the stadium. The scheme has created hundreds of jobs and 3,000 new and refurbished homes (of which 40% are affordable housing), bringing in an estimated £8 million a year of additional inward investment. The project encompasses seven development sites covering over fiveand-a-half hectares, creating over 270,000sq m of development space and a new live/work district. Antony Spencer, of Stadium Capital Holdings and the Arsenal Regeneration Team, has been instrumental in the development, as he identified the new site for Arsenal, and is particularly pleased with their success. “In a time of harsh economic conditions, the fact that we have attracted so many new businesses is a massive boost for the local economy and shows that Highbury Studios is the right concept for the area,” he says. “Highbury Studios has got everything going for it: flexible planning permission for a range of commercial, retail and restaurant uses, great public transport connections and a vibrant mixed community.”

The Arsenal Development Scheme has created 270,000sq m of development space, generating hundreds of jobs and 3,000 new and refurbished homes, of which 40% are affordable housing, bringing in an estimated £8 million a year of additional inward investment

The success of the project reaffirms Islington’s position as a business location. The Business Design Centre (BDC), which opened in 1986, accommodates over 1,000 workers and attracts over 600,000 visitors a year as an exhibition and conference centre. Its surrounding area, the Angel, has become a vibrant and attractive town centre. The BDC’s chairman, Jack Morris, believes it has played a major part in the area’s regeneration: “Having played that part, we also now benefit from what Islington has to offer. Our location continues to be a huge draw for exhibition and conference customers. The postevent entertainment and amenity options alone are endless. The local facilities also appeal to our showroom and office clients who love being in a magnificent building in an exciting location. There’s no doubt about it, Islington is a great place to do business. Despite the recession, I am optimistic about the future. I am confident Islington,

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Islington is still cheap compared to Kensington and Chelsea but it is not far behind in what it has to offer

Lou Rokach, director of Groveworld Developers, has seen a marked improvement across the borough: “From a developer’s point of view Islington is very attractive as a mature, well-established market. Islington is still cheap compared to Kensington and Chelsea but is not far behind in what it has to offer. The trend towards city living over the last 20 years is only going to continue as people shun the commute to the shires.”

Left: Highbury Corner, just one of Islington’s thriving districts. Regeneration plans for the borough include investing £6 million in parks and introducing a pedestrian-friendly environment to enhance the local atmosphere.

Islington facts n More than 180,000 people live and work in Islington n The borough covers 14.86km2 and is made up of 16 wards n Average age of residents is just under 35 n Almost one in four residents belongs to an ethnic minority group n 67% of those aged 16-74 are economically active n Over half of working residents travel less than 5km to work n Residents of working age are the 10th most educated in the country n In 2008 average earnings in Islington were £57,525 - the fourth highest in the UK

10 inspire autumn 2009

with its robust and creative business community, will weather the storm and continue to thrive when the upturn comes.” A significant factor in Angel’s improving business environment is the Angel Business Improvement District (BID). It was created in 2007, and its members are already witnessing positive changes. Christine Lovett, director of Angel BID says: “We want to ensure Angel remains a thriving commercial centre, attracting visitors and shoppers through its rich mix of architecture, entertainment venues, bars and shopping opportunities. Here the historic and the modern exist side-by-side, and we feel privileged to work here – supporting and being a part of it.”

Going forward, the borough’s town centres are being improved, as Manchanda explains: “Our future vision sees investment in our town centres at Archway, Finsbury Park, Nag’s Head, Angel and Whitecross Street, supported by our emerging core strategy. We are working with the Homes and Communities Agency and key housing and development partners to ensure a steady stream of development investment over the next few years.” The range of regeneration schemes includes the improvements along the length of the A1, which aim to bring greater unity to the communities on this important corridor; Islington Connect2 Route, which will link green spaces and provide a network of walking and cycling routes; the Playbuilder Programme, creating new play areas and refurbishing existing ones; the Greenspace Strategy 2009-10, investing £6 million in parks and helping tackle anti-social behaviour, and the Farringdon and Clerkenwell improvements, to enhance the bustling atmosphere with a new, pedestrian-friendly makeover. As Islington Council’s chief excecutive John Foster says: “This is a borough full of promise and challenges, but the determination and potential undoubtedly exists to achieve our ambitious plans.” ♠

z z z z z z

we can

British Waterways Groveworld Miller Developments

Expert knowledge across all sectors...

N1 Shopping Centre, Islington

Retail

Miller Developments is the commercial property development arm of the Miller Group Ltd, the UK’s largest privately owned residential property development and construction services company. With a £3.1bn development programme, the company operates throughout the UK and in 7 countries in mainland Europe covering all sectors of the market. Following the success of the N1 Shopping and Leisure complex in Islington; we have adopted a joint venture culture within our business. We are delighted to be continuing with this ethos, working in partnership once again to deliver great schemes in the London Borough of Islington.

www.developments.miller.co.uk

The Regent’s Canal, Islington

Angel Waterside, Islington - Winner Housing Design Awards 2009

Leisure

Living

British Waterways works with a broad range of public, private and voluntary sector partners to unlock the potential of the inland waterways for the benefit of the millions who visit and care for them.

At Groveworld we have established a singular reputation in seeking out development opportunities where innovative thinking can produce bespoke and distinctive solutions. High profile brownfield sites in key locations are acquired and challenging planning issues resolved to produce developments of outstanding calibre.

The historic Regent’s Canal which passes through Islington is one of the borough’s largest open spaces for residents and visitors to enjoy. Recent towpath improvements mean that the canal is now accessible to more people offering a green, traffic-free route through Islington.

www.waterscape.com

Our residential developments in Islington have received acclaimed national press coverage and prestigious awards including one for Angel Waterside, a JV with PTEa Architects.

www.groveworld.co.uk

...now combining our skills to regenerate City Road Basin, Islington The City Road Basin’s transformation is based on the principle of high quality residential and retail development combined with public recreational space including the provision of the brand new Islington boat club. The Plaza at the head of the Basin will be a spectacular new public space opening up the Basin to the City Road for the first time since 1820. An impressive landmark tower at the Basin’s southern end will provide striking residential accommodation together with retail units. The key benefits include: Improved public access and amenity Creation of a primary access point off City Road New Waterfront parks and Plaza Vibrant new destination for Islington where people can live, work and play Improved leisure facilities including a state-of-the-art community boat club Provision of much needed residential units (including affordable) together with commercial space at ground floor

“A radical scheme that will breathe new life into the City Road Basin” Daily Telegraph

For further information please contact: 020 7253 6512 info@groveworld.co.uk

City Road Basin, a joint venture between: Winner of Waterways Renaissance Award 2006 for Regeneration and Masterplanning Excellence

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St. Vine Bri.

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Map supplied by

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St. Andrew’s Gardens

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Priory Green Estate

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* These projects appear across various sites in the borough

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St.

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Way

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H.M. PRISON HOLLOWAY

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Islington is home to some of the capital’s biggest, and most interesting, regeneration projects. From major mixed-use schemes to public realm and community-based improvements we find out what is happening

d dal e Roa

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07 Packington Estate 08 Homes For Islington 09 EC1 New Deal for Communities

St ree

Stre et

07 08 09

01 Farringdon Station 04 Building Schools 02 King’s Cross for the Future 03 Highbury Square 05 City Road Basin and Highbury 06 Charterhouse Studios Square

Ct.

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inspire 15

work in progress

➵

Farringdon Station

➵

AS A CONNECTING STATION for both Thameslink and Crossrail Farringdon is set for a major upgrade. The Thameslink route, which runs from St Albans to Brighton, is currently undergoing major building and engineering work to upgrade and improve the service primarily to increase capacity, and provide relief for some London Underground lines. Work includes modifying platforms to accommodate longer trains, creating a new station entrance at Turnmill Street and a new ticket hall. Farringdon station will remain open throughout the improvements, which will be on-going till 2012. As part of the Crossrail route construction at Farringdon will take place ready for opening in 2017. Enabling work has started on site and construction, which is mostly underground, will start in early 2010. The Crossrail route will provide a fast, high frequency link to Heathrow and Maidenhead in the west and Woolwich and Brentwood in the east. Seema Manchanda, service director of strategic planning and regeneration at Islington Council explains: “Crossrail and Thameslink service improvements at Farringdon will bring significant regeneration benefits and future development in the Clerkenwell and Bunhill areas. As the only interchange between Crossrail and Thameslink it will have enormous importance in transport terms. Higher passenger numbers passing through the area will bring more custom to Islington’s businesses. The council is already planning to create more attractive public spaces in the areas surrounding the new station buildings.”

King’s Cross ARGENT IS DEVELOPING OVER 27-hectares of brownfield land on the boundary between Islington and Camden and it is the largest development site in central London. The site straddles the boundary between Islington and Camden councils but the benefits will be seen across the capital as a new district emerges from the shadows of St Pancras. When complete the site will offer over 455,500sq m of office space, 1,700 new homes and serviced apartments, 46,400sq m of retail, 650 student units and 10 new parks and squares. A whopping 40% of the site will be public open space, 20 historic buildings on the site will be given a new lease of life and up to 50 arts and music venues will be located within the site, which will also be the new home of the University of the Arts London.

John Foster, chief executive at Islington Council says: “The King’s Cross project will be a fantastic addition to central London. It will animate the area and act as a catalyst for further improvement in the west of Islington, offering new opportunities for regeneration.”

The site will offer over 455,500sq m of office space, 46,400sq m of retail, 1,700 new homes, 650 student units and 10 new parks

➻ 16 inspire autumn 2009

“

Working with Islington for a better, brighter community

We like to become part of the communities in which we work, by talking with residents, training, employing local people, seeking to offer work to local companies and engaging with schools and colleges. By understanding what the community’ s needs and aspirations are, we are better able to provide them with the brighter future they deserve. We are currently working with Hyde Housing Association and Islington Council as the principal contractor and developer on the exciting regeneration scheme at Packington Square, and we look forward to bringing about the transformation of this area into a wonderful new environment.

Packington Square CGI

At Packington Square we recently provided training to 10 young local people through The Prince’ s Trust’ s “Get Into Construction” programme and have taken two of them on as apprentices. Through our association with ‘One Planet Products’ we are able to introduce cost-effective environmentally friendly products into the construction programme.

Packington Square CGI

For further information please contact Guy Hannell on 01342 825151 Rydon House, Station Road, Forest Row, East Sussex, RH18 5DW

www.rydon.co.uk

work in progress

➵ Highbury Studios This colourful development offers over 9,200sq m of commercial space and 600 apartments creating a new community on Hornsey Street, adjacent to Holloway Road tube station. The apartments are all sold and 70% of the commercial space is let to a range of small office studios, cafes, community facilities and businesses. And it seems the new tenants are very happy, Chris Denny, director at Hyperion says: “Highbury Studios offers a purposebuilt, spacious and well presented environment that is well served by public transport. We are impressed by the high quality fit out and truly modern office space.” The new businesses that have moved into the scheme include Tesco Express, a new public health facility, a printing company, events and production business, hair and beauty salon, international film studios, Listen Limited charity, Figaro Limited, Fighting Fit Fencing which is training young Olympic hopefuls and gaming recruitment agency Hyperion. Islington Studios is one of the latest businesses to move into the development, director Stephen Tottingham says: “We relocated to Highbury Studios because of the lively and creative feel of the area – there are businesses around us that share our creative spirit. It is also a convenient location as it’s a stone’s throw from the underground and available at affordable rents.” A mixed, creative community was something the Arsenal Development Scheme was keen to create at the outset of Highbury Studios and Antony Spencer, director at Stadium Capital, believes it has been achieved: “With apartments, office studios, retail, restaurants, leisure, educational and training units with generous landscaped outside space – this community really has it all.”

With apartments, office studios, retail, leisure, educational and training units - this community really has it all

18 inspire autumn 2009

➵ Highbury Square Arsenal development scheme The sparkling new Emirates stadium has not only provided a new home for Arsenal Football Club but its relocation has formed part of one of the largest regeneration schemes in the country, providing over 3,000 new homes across seven sites, generating hundreds of jobs and creating a total of 270,000sq m of development space.

The move created space for a unique residential development at the old Highbury ground. The stands from the old stadium have been transformed into one-, two- and three-bedroom apartments and penthouses, and the old pitch has been retained and turned into a two-acre landscaped garden with seating and lighting features. The development, by Arsenal Football Club being overseen by agents AGS and Savills, also features a fitness centre, swimming pool and underground car parking. The four-hectare development, which was designed by Sir Robert McAlpine features over 650 apartments, many of which are now sold, 70 of them are shared equity/affordable homes. Distinctive in its appearance, owing to the site’s former use, the creation of Highbury Square has required a considered approach. Unsurprisingly the build was not without its challenges, as Chris Heather, planning officer at Islington Council, explains: “One of the main challenges was dealing with the listed East Stand. One of the most impressive things about the development is that if you look at the East Stand from certain angles it still does look like an operational stand. The structure retains its integrity and it is quite impressive. “It was a large piece of land. It had to be developed and I think it has been developed in a way that is compatible with the local area, and the design quality of the scheme is very high. It is a very interesting development, a bit of a one-off.”

It has been developed in a way that is compatible with the local area, and the design quality is very high. It is a very interesting development

➻ autumn 2009 inspire 19

work in progress

➵ Building Schools for the Future

Islington’s BSF timeline n Phase 1 2008-2010 Highbury Grove School and the co-location of Samuel Rhodes SEN School, St. Aloysius Roman Catholic Boys School, Holloway School n Phase 2 2009-2011 Central Foundation Boys School, Elizabeth Garrett Anderson Girls School, Islington Arts and Media School Pupil Referral Units n Phase 3 2011-2012 Highbury Fields School, Mount Carmel Roman Catholic Girls School

20 inspire autumn 2009

islington’s building schools for the Future (BSF) programme will be delivered by the local education partnership – Transform Islington in three phases between 2008 and 2012. It represents a key driver in the borough’s regeneration. Eight secondary schools are to be included in the programme, which sees over £140 million invested in the borough over the five-year period. In addition a new purpose-built pupil referral unit and a secondary special education needs (SEN) school will be created and millions of pounds invested in IT upgrades and at least 20% renewable energy produced at each school site. “We believe in giving our young people the best possible start in life, so we’re transforming our secondary schools into modern and flexible facilities. Thanks to this investment, our local schools will be a fantastic resource for the community for decades to come,” says councillor Paula Belford, executive member for children’s services. The first phase of development got under way in the spring term of 2008, and is set to deliver three upgraded schools by 2010. Included in this stage of the project is the demolition and re-building of Highbury Grove Secondary School, which incorporates Samuel Rhodes SEN School, the rebuilding and refurbishment of the 19th century classroom block at St Aloysius, as well as the construction of a new teaching block on the site, and changes at Holloway School, including the refurbishment and remodelling plus demolition and rebuilding of the school hall, its performance spaces and kitchens.

The first phase of development started in the spring term of 2008 and will deliver three upgraded schools by 2010

➵

City Road Basin

“It’s never going to be a suburban environment, people living there need to accept that, but we are trying to make the city centre more balanced

Work on the civic space at City Road Basin is now complete. The site, which had been closed to the public for decades opened in the autumn, and has already been used for community events including the Angel Canal Festival. The transformation of the area is wholesale. The substation remains in-situ and fully operational, yet removed from sight as the paved area runs over the top of the building. The only clues to its existence are the funky metal structures that punctuate the square – acting as cooling vents they look like public art installations and are lit up at night. The paving runs down to the canal allowing people access to the water at City Road Basin for the first time. The residential elements of the scheme, which have planning permission, are being brought forward in phases. The first

phase is complete and funding for the next phase, a joint venture between Groveworld, Miller Developments and British Waterways, is currently under discussion and it is hoped will be on site by the end of the year. The striking 30-storey tower at 259 City Road, designed by Bennetts Associates, will provide 202 private and 93 affordable homes. Ian Manson at Groveworld says: “The public realm has created a big improvement, it is a vital element of the masterplan and we’re delighted with it. We’ve got no doubt this project is going to happen. Islington is very well located and it’s an improving area, which is possibly undervalued at the moment.”

➻ autumn 2009

inspire 21

work in progress

➵ Packington Estate

➵

The first phase of the Packington Estate’s redevelopment was nearing completion as Inspire went to press. The project has created 109 flats and 18 houses, all of which are affordable, as well as a youth centre and a workshop area. The first residents are expected to move in between November 2009 and February 2010. But this is just phase one of a large scheme. In spring next year demolition work for phase

Charterhouse Square Thornsett Developers completed this phased scheme to provide housing, commercial space and a specialist medical facility at the end of 2008. The 0.44-hectare site is an old WWII bomb site, which had lain derelict since the war ended. The housing element of the development consists of 174 apartments ranging from one to three-bedrooms. Fifty of the units were sold as affordable housing to Presentation Housing for social rent. The commercial units, 4,699sq m of space, have been sold to furniture designers – one of the area’s strong creative industries. A Section 106 agreement between the developer and

Islington Council saw the construction of a cancer and cardiac research institute. Built on behalf of Barts and the London School of Medicine and Dentistry alongside Queen Mary College, University of London the construction is completed and a specialist fit out is imminent.

Thornsett Developers’ scheme provides housing, commercial space and a specialist medical facility

22 inspire autumn 2009

two will begin, which will see the creation of a further 61 affordable units, and 81 for outright sale. Phase three is scheduled to start in September 2011, and phase four one year later. In the final stages two new public squares will be established. In total the development will provide 822 new units, 521 of them affordable. Bernice Ramchandani, head of project delivery at Hyde Housing, explains some of the considerations made prior to the

development taking place: “The existing estate turned its back on the neighbouring properties, so one of the main drivers for the project was to solve this by putting back as many street properties as possible. “The whole development has 133 family houses, and we are putting back the street patterns, so it will not be an estate any more, it will be part of the streetscape. We are creating a community people can be happy to be part of.”

ISLINGTON COUNCIL IS building council houses again, about 25 years since the last wave of council-built residential units. The council’s ALMO, Homes for Islington(HfI) , is developing two sites – one off St Paul’s Road on the border with Hackney and the other off Caledonian Road, creating 14 new homes. And this is just the beginning of a series of councilbacked housing projects, with future plans for schemes with the Homes and Communities Agency (HCA) already under way. Eamon McGoldrick, HfI chief executive, says: “Housing is a very important issue for the borough. We have long waiting lists and families in temporary accommodation. And, as with many London boroughs, there is also a shortage of affordable homes. Islington, although densely populated already, still has to produce something like 1,100 new residential units each year. “We are aiming to build family homes, to try and keep them in the borough instead of seeing them moving out. We need to get the demographics in balance.” Councillor Barbara Smith, Islington’s executive member for housing and community safety, says: “The council and HfI are working very closely with the HCA to deliver high quality, sustainable social housing for the next generation.”

➵

➵ Homes for Islington

EC1 NDC ONE OF 39 NEW DEAL FOR Communities (NDC) organisations across the country to have received government funding, the EC1 NDC has been establishing regeneration projects in some of the borough’s most deprived areas since its inception in April 2001. The scheme, awarded funding of £52.9 million, is a ten-year project, covering about 4,800 houses in the south of Islington. It aims to make the area greener, safer and more attractive; encouraging a healthier and wealthier population, with better skills and life opportunities; and creating a stronger, more sustainable community. And considerable success has already been enjoyed. Kirby Swales, chief executive of EC1 NDC says: “Our type of regeneration deals with the underlying problems that cause areas to deteriorate or not fulfil their potential. It tackles the people issues, such as unemployment or poor parenting, that new build developments do not address, and is much more cross-cutting.” Among the most recent projects to reach completion, and one which neatly exemplifies the work carried out under the initiative, is the £570,000 development near the Brunswick Estate, which included the creation of two playgrounds, allotments, a large lawn area, and new planting and lighting. The area was previously derelict, but is now a focal point for the community. ♠

autumn 2009

inspire 23

A fresh start for Packington Square The Hyde Group is transforming Islingtonâ&#x20AC;&#x2122;s Packington Square by building spacious, contemporary affordable homes for local people. They have green roofs and cutting edge energy features too. But the change is not just about bricks and mortar. Hyde is also improving peopleâ&#x20AC;&#x2122;s lives with community programmes and projects bringing new opportunities for everyone. This transformation is happening thanks to Hydeâ&#x20AC;&#x2122;s partnership with the London Borough of Islington. Together we are creating a sustainable new future for residents. )RU IXUWKHU LQIRUPDWLRQ DERXW RXU ZRUN DW 3DFNLQJWRQ 6TXDUH FRQWDFW 6LPRQ &KDWÂżHOG +\GHÂśV 'LUHFWRU RI 0DMRU 'HYHORSPHQWV RQ RU VLPRQ FKDWÂżHOG#K\GH KRXVLQJ FR XN

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heritage

past present future Islington has a wealth of historic buildings. Julie Mackintosh discovers how developers and architects have incorporated the borough’s heritage in its future

➔

“Developers always want to make more changes to a listed building than the local authority’s conservation team or English Heritage want them to. At the end of the day, it’s about balancing heritage and commercialism. Planners need to be pragmatic about the commercial aspects and we, as developers, need to be sympathetic in our design.” With this wonderfully succinct observation, Gary Brooks, construction director for P&O Estates, reveals perhaps the greatest barrier to heritage-led regeneration, a vital element of Islington’s renaissance. And yet, as Brooks, who led the redevelopment of canalside Regent Quarter with its now awardwinning listed warehouses, explains, compromise can be achieved with the right approach. “Early agreement between planners and the developer on how to bring a listed building back into effective use and what each expects of the other is vital,” he says. ➻

autumn 2009

inspire 25

It might be one of the smaller London boroughs, but Islington has more than its fair share of interesting places. It developed in a piecemeal fashion from the early 1800s onwards, with landowners selling off chunks for house building at various intervals. “The arrival of the railways and canals saw London become more populated and the new housing less ornate,” explains local historian Mark Aston. Although the borough did suffer some bomb damage during WWII, he says, much of the post-war development of the 1950s, 1960s and 1970s actually owed more to enthusiastic planning which saw “entire areas swept away”

Islington’s gems Regent Quarter

Canonbury Square

Highbury Stadium

Newington Green

Covering four city blocks to the east of King’s Cross station, a total area of 30,000sq m, Regent Quarter now offers a mix of homes, offices, shops, bars and restaurants, as well as a 275-bed hotel. The site was formerly a 19th-century industrial complex. The new-look Regent Quarter manages to preserve the character of the old buildings while introducing new ones. Once an almost impenetrable district, it is now fully accessible to the public via a series of pedestrian routes linking newly created open spaces and residential courtyards with surrounding streets.

Built in the early 1800s by architect Henry Leroux, Canonbury Square is the oldest of the Islington squares. That said, its present appearance, with elegant homes arranged around beautiful enclosed gardens, owes much to the post-blitz renovation and restoration of the 1950s. Canonbury Square is considered by many to be the most perfect in the capital and is, of course, famed for its past residents, including writers Evelyn Waugh and George Orwell and theatre manager Sam Phelps (who revived Sadler’s Wells). It is part of the Canonbury Conservation Area.

For 93 years, Highbury Stadium was filled with thousands of football fans cheering on their beloved Arsenal. Following the team’s move to the new Emirates Stadium in 2006, the old art-deco arena has been transformed into 700 one-, two- and three-bedroom apartments and penthouses encircling a two-acre communal garden. Highbury Square will retain many of the original artdeco features including the marble entrance hall, the existing Grade II-listed East Stand, the West Stand (also of historic significance but not listed), the original tunnel and the existing pitch area located between the two stands.

Home to what are thought to be the oldest terraced houses in England (dating from 1658); English Heritage purchased numbers 53 to 55 in 1984 and undertook major structural repairs prior to their sale and refurbishment by a private owner. Next door, at number 52, tree-ring analysis revealed re-used 16th-century timbers. Complementing the architectural heritage, Newington Green has undergone regeneration with improvements to the square and the opening of new businesses and shops.

26 inspire autumn 2009

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autumn 2009

INSPIRE 27

Historic buildings add value to a place and can act as focal points around which communities rally and revive their sense of civic pride

that it has now been so wonderfully restored and is fêted internationally I think shows how far we have come in the past 30 years.” Then there’s the much-desired ‘sense of place’. Older buildings can retain the link between a community’s past and its regenerated future, and there is no shortage of such buildings in Islington. Historic places are often a powerful focus for community action and activity, and local people will be more likely to support a regeneration programme that values and restores their heritage. On this, the British Urban Regeneration Association (BURA) agrees. In an analysis of best practice in urban regeneration, the association concluded that “Historic buildings can act as focal points around which communities rally and revive their sense of civic pride.

28 inspire autumn 2009

Care should be taken not to destroy old buildings before their potential is realised”. Attard says, “Listed buildings add value to a place and often have strong social importance to the community. That remembrance value should not be overlooked. In my experience, successful projects involve local residents. You can’t overestimate how important their input is during consultation.” Arguably, heritage-led investment is also good for business – potentially attracting not only more residents and visitors but also commercial enterprises that will, in turn, be supported by the increased footfall. And then there’s the environment. Reusing existing buildings can be a simple way of achieving sustainability. Demolition and construction account for 24% of the total annual waste produced in the UK – and, as Asselmeyer says, regeneration is about retaining what is good. English Heritage has recently been concentrating its efforts on conservation areas. Subject to similar development restrictions as listed buildings, the first survey of the country’s 9,300 conservation

areas nonetheless discovered one in seven are at risk of neglect, decay or damage and many more giving cause for concern. Dr Simon Thurley, chief executive of English Heritage, says, “The problems fall into two main areas: what owners do to their properties and what councils do or fail to do. We want councils to make more use of Article 4 directions to protect small but important original details such as windows, doors and front gardens. And councils should use their powers to encourage owners of neglected or derelict buildings to repair or sell them. “But we also want local people to get involved. Our Islington has survey shows that conservation 3,858 listed areas with community support are more than twice as likely buildings to have improved over the past and 39 three years as those without.” conservation Islington came out well in areas the survey, and was awarded the London region’s prize for its work in the Whitecross Street and King’s Cross conservation areas. And the newly developed Regent Quarter was judged to be one of the most improved areas in the capital since 2006. So, it seems that heritage-led regeneration really does work. ♠

Islington’s wealth of historic buildings provide character and a sense of place.

THE UNITE GROUP

The UKâ&#x20AC;&#x2122;s lEADING DEVELOPER AND MANAGER OF STUDENT ACCOMMODATION About UNITE Home to some 38,500 students across 23 key university towns and cities Investment of ÂŁ2.5 billion in student accommodation Providing a choice of quality, professionally managed purpose built accommodation

UNITE believes in: Bringing life back into neglected city streets Regenerating former industrial land Reuse of redundant buildings Creating active ground floor use Being part of the community Delivering sustainable and balanced communities Preserving and enhancing local landmarks Driving additional economic activity into communities Improving the countries housing Raising the standard of student accommodation Freeing up vital housing stock back into the community

Case Study UNITE WORKING IN PARTNERSHIP WITH COMMUNITIES TO ASSIST IN THE REGENERATION OF CITIES UNITE, in partnership with the London Diocesan Board for Schools, rebuilt a state of the art primary school in Euston for 240 children. UNITE has creatively used the space above the school to develop quality purpose built student accommodation for some 168 students studying in London.

www.unite-group.co.uk www.unite-students.com Urban Lifestyle In great locations

Friendly People

On hand to help

Student Living

With your friends

Step by step Much column space is given to multi-million pound regeneration programmes but small-scale changes can be just as dramatic. By Noella Pio Kivlehan

Archway

Like much of London, Islington is made up of former villages. The village greens and churches may survive but these town centres, as they are today, are often missing the strong community link and sense of civic pride that residents may once have felt for the likes of Clerkenwell, Finsbury Park and Angel. In a bid to increase civic pride and investor interest, small-scale changes have been made across some of Islington’s town centres with surprisingly impressive results. From Archway to Angel, small, but practical solutions ranging from art installations and flower displays to additional policing have been transforming the borough’s town centres. 30 inspire autumn 2009

In December 2007 new lighting was installed at Archway Triangle, a large island in the middle of a busy gyratory system. “For years the residents and council were calling for lighting for the trees, because it’s quite grey and trafficdominated,” says Geoff Haines, senior transport planner (environment and regeneration) at Islington Council. “Although it wasn’t really crimerelated, it was an eyesore. People feel safer there at night now.” A new partnership between Islington Council and Byam Shaw School of Art and University of the Arts London, with funding from Transport for London, is bringing highly acclaimed artists to work with light in Archway. Alight is a three-year programme of ambitious temporary artworks that will explore and animate Archway’s winter nights. “We see the programme of light installations over 2009-2011 as

a way of illuminating dark nights, helping establish a positive identity for the area, promoting civic pride, encouraging investment by raising Archway’s profile and attracting new audiences to the area.” Councillor Lucy Watt, deputy leader of Islington Council comments. Alight’s first project, Archway Nights, Roller Lights, (top) ran in February and March, and brought roller skaters from across London to skate around the Archway Tower area and light up the night with mobile LED units. It was created by Hilary Powell, who filmed the event as Light Years Away. The film was given a suitably public premiere on March 18th, when it was projected onto the face of an office building adjacent to the tower visible to thousands of commuters on their way home. A second project Trip the Light Fantastic by Jane Watt (right) will run from January to April 2010. A 12-week installation of 40 stunning back-lit photographs in the windows of Archway offices and businesses and a series of participatory outdoor dance events. It will be followed, in November 2010, if funding can be secured, by Big Rock Candy Fountain, artist David Batchelor’s

town centre regeneration

Archway’s Roller Lights event was a huge success providing lighting, entertainment and raising the area’s profile.

The programme helps establish a positive identity for the area, promoting civic pride and encouraging investment installation for Archway tube station. Batchelor plans to build a ten metre high ‘fountain’ using thousands of brightly coloured fairground lights. Anna Woodward, Archway’s town centre manager says feedback from residents and local businesses has been overwhelmingly positive. “With Archway Nights, Roller Lights around 100 local people participated in the film shoots and over 500 people came to the film showing and final roller disco in March. Several residents said to me on the night, ‘Can we please have this every week?’”

Angel Set up in April 2007 the Angel Business Improvement District (BID) aims to make Angel a better, brighter place to do business. Christine Lovett, town centre manager and BID director, believes it has already achieved a great deal – not least in the realm of public safety. “Our BID is unique,” she says, “because we have our own police team. Due to the crime and antisocial behaviour – we had a lot of begging – people felt Angel needed more police presence. Community feedback was that it didn’t always feel safe for residents and workers.” A dedicated team of eight officers was assigned to the Angel BID project. “The police were keen on the idea because they got additional officers paid for by the private sector,

which, in turn, has freed officers up for other duties.” As a result, Lovett says, “We don’t have graffiti. We don’t have flyposting and, of course, the police add a layer of security. Before, we had shoplifters who had drug problems, we had kids riding bikes on pavements, and people who didn’t want to use the cash machines because of beggars sitting by them.” With the Angel Centre leisure facility set to be redesigned by owners Derwent Valley – it gained permission in February to increase its office element to 23,600sq m –even more businesses should soon be attracted to Angel. Lovett is delighted Cancer Research has chosen to invest in Angel for its headquarters: “They wouldn’t have taken the space

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➵ “When we talk to people they say they feel the place has really improved. We are feeling very positive”

Nag’s Head

if they didn’t feel that the area was a good place to do business.” Cancer Research’s arrival also proves another point, which Lovett is eager to emphasise: “We are obviously known for our retail but we have other types of businesses. Our strengths also lie in our cultural offer – particularly Sadler’s Wells. With the London Olympics in 2012 we can promote a sense of place, and show we have plenty of culture.” Other items high on Angel BID’s agenda include expansion (it currently only covers Upper Street as far as Islington Green) and forging closer links with the local authority. “We would like to see improved crossings and more green space and to extend the BID along Upper Street, which is a natural expansion.” Lovett feels she has every reason to be optimistic about Angel’s future. “When we talk to people they say they feel the place has really improved. We know we have helped that happen, which makes us feel very positive.”

32 inspire autumn 2009

Nag’s Head town centre manager Joyce Pollaya is proud of the work done by the Town Centre Management Group – since taking up her post five years ago she has seen a 30% drop in crime. The group was set up to support local business, improve accessibility, cleanliness and community safety, and to promote the area to visitors. One of the particular issues it set out to tackle was the huge problem of illegal trading of counterfeit cigarettes. “It was effectively organised crime,” she says. “It had an awful impact on the area and businesses were losing trade.” She helped launch several small-scale initiatives to tackle the problem, including a Shop Radio Link scheme and an outreach programme engaging illegal traders in a more positive dialogue with the community. As well as appointing Pollaya, the council funded a dedicated police team and improved the public realm: a new lighting scheme was installed along Holloway Road to make pedestrians feel safer and proved so successful it has been extended to

Seven Sisters Road. The results speak for themselves: as well as that 30% reduction in crime, there has been a 95% reduction in illegal traders operating in the area. And local businesses are starting to invest in themselves: last year the area’s main department store, James Selby (now rebranded as Selby’s), underwent a multi millionpound refurbishment. “There are plans for others to carry out refurbishment,” says Pollaya. “It’s a sign there is potential here, that it is worth putting money into businesses – and this is all going on during an economic downturn. Our experience since January is that people are staying local to shop.” Redevelopment is being planned for a number of locations, including the Nag’s Head Shopping Centre. Pollaya continues: “Future plans range from new public art installations to improvements to traffic flow and landscaping to large scale redevelopments. Nag’s Head has come a long way and changed a lot but the journey’s not over yet.” ♠

As well as a 30% reduction in crime, there has been a 95% reduction in illegal traders operating in the area

Angel BID means business and we want to keep it this way for all our members.

Angel BID Angel Business Improvement District works for business at the Angel.We ensure that the Angel retains its position as the premier shopping destination in the borough and that the area is always safe, clean and inviting to workers and visitors alike.We do this so that it can continue to be a competitive and successful commercial environment with a unique mix of independents and multiples, attracting shoppers not only from all over London and the UK but also the rest of the world. We are the voice of business and work on behalf of our members, lobbying the council and statutory bodies such as the Metropolitan Police and TfL to get the best deal possible for the area. Our board is made up businesses representing a wide spectrum from independent traders to multiples. Angel BID has managed to raise the highest level of match funding of any BID in London. For every £1 committed by our members, we raise almost £2 more

from other sources including voluntary landlord contributions, commitments from the council and the police and Section 106 contributions. In total, this year we expect to raise £292,000 from the BID levy and match this with £438,000 from other contributions.We use this to pay for a dedicated police team for the Angel to ensure the highest levels of safety and the lowest levels of retail crime.We offer free paper recycling to our members and personally ensure that the area cleansing team does an exceptional job.This year, in partnership with Islington Council the Angel won a silver gilt award in the London in Bloom competition for the best town centre floral displays.We have an excellent working relationship with Islington Council and act as an interface between them and business.This results in quick and efficient resolutions to many of the issues affecting a town centre and we pride ourselves on our ability to get things done.

If you want to know more about what we do, please give the team a ring on 020 7288 4377 or e-mail us on enquiries@angelbid.org

Ropemaker, on Islingtonâ&#x20AC;&#x2122;s border with the City, is set to become one of the most sustainable buildings ever developed in the Square Mile

34 inspire autumn 2009

Green energy

Organisations around the world are eager to provide sound bites asserting their green credentials. Some perform better than others, but the borough of Islington is certainly leading the charge in the capital. By Alex Aspinall

light

➔ despite being one of London’s densest urban areas, Islington is leading by example with ambitious plans to be the capital’s greenest borough. Working in partnership with local organisations and residents the council has an impressive range of green and sustainability initiatives and Islington’s environmental performance is certainly something worth shouting about. Climate change initiatives such as green roofs, fitting wind turbines to buildings and researching alternative methods of heat and power production have seen Islington secure national recognition. The borough was the recipient of the inaugural Municipal Journal’s Energy Efficiency Council of the Year award in 2009, and, among other things, it boasts more green roofs than any other London borough. But the council is keeping its feet firmly on the ground, as Greg Foxsmith, Islington’s executive member for environment explains:

“The Municipal Journal was one of a number of awards we have won. But awards are only one element; they are a nice external recognition, but the real test of what we are doing is the level of recognition we get on the ground from our residents and businesses, and whether we are actually making positive advances.” The council is not just talking the green talk, as an examination of the schemes in place show. Notable among them is the emphasis being placed on the importance of the borough’s Decentralised Energy Project (DEP). Combined Heat and Power (CHP) is an efficient technology used for generating both power and heat simultaneously, and is at the heart of the DEP. Generating energy in this way reduces carbon emissions, lowers costs and improves the reliability and security of the energy. This technology is set to play a vital role as the country looks to reduce its carbon emissions. London’s top priority for combating climate change is to move a quarter of its energy supply off the National Grid and on to local, decentralised systems by 2025. Islington Council is committed to reducing the borough’s carbon emissions by 80% by 2050, and CHP is going to

play a major part in achieving this ambitious target. Work is being carried out to assess where the borough’s first wave of CHP generators should be located. Areas where buildings are clustered together have high heat demands and the intention is to focus on such sites. Switching to CHP is not something that can happen overnight. It requires a considerable amount of planning and investment. But the benefits are long-term, which is why Islington, and other councils around the country are committed to moving in this direction. Bob Gilbert, service director for environmental sustainability at Islington Council says: “We have an aspiration for a CHP network covering the whole borough, and we are currently at the feasibility stage. “The main reason for the focus on CHP is that it brings about the step change in carbon saving. It is a very effective way of decarbonising a set of buildings, if you have a series of sizeable heat loads in an area. Islington is a fairly densely packed borough, we have buildings that are close together, so it should be one of the places in the country where we should be able to get this going. And if we can get it going here,

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The borough’s Climate Change Partnership, now has over 160 businesses committed to reducing carbon emissions by 15% over three years

it can work elsewhere too.” Another scheme highlighting the extent of the council’s desire to improve the borough’s performance is the Green Living Centre. Located at 222 Upper Street, and designed as a public resource service, the Green Living Centre offers tips and advice on subjects such as saving energy, recycling and using sustainable building materials. The council also runs a series of events, held at various locations around the borough, designed to promote more sustainable living. And it seems Islington’s residents are ready and willing to do their bit for a greener future. Indeed, not content with recycling and turning off lights and unwatched television sets, some are even using their own cash to add to Islington’s Climate Change Fund (CCF). The borough’s CCF supports and funds the green energy and transport projects in Islington, which will enable it to realise its short-term ambition of cutting carbon dioxide emissions by 15% by 2011. Islington’s businesses are also eager to contribute. The borough’s Climate Change Partnership, which started two years ago with 30 businesses, now has over 160 businesses committed to reducing their carbon emissions by 15% over three years. Members include many of Islington’s largest organisations, and range from City law firms to Whittington Hospital and Arsenal Football Club. This scheme is another example of the council actively seeking improvements; energy usage is monitored and results are published. Lucy Padfield, energy services manager at Islington Council says:

36 inspire autumn 2009

Ropemaker has solar panels, specially designed windows to deflect glare, and not one but four green roofs.

“We are trying to cover the whole range of issues, and we are very honest about detailing real energy use. We measure these things in real terms. It is a better way of doing it than just saying ‘we have all these schemes going, so everything must be great’. You have to look at the whole picture, and that is what we try and do.” This commitment to sustainability is also evident within the confines of the council’s planning department. And it shows, the Ropemaker building on Islington’s border with the City, is set to become one of the most sustainable buildings ever developed in the Square Mile. With a BREEAM rating of ‘Excellent,’ and an impressive emission

count 15% lower than required by building regulations, the plans for Ropemaker included a range of sustainability considerations such as solar panels and facilities for people cycling to work, which will benefit both the organisations occupying the building, and the borough as a whole. This development is exactly the kind of building Islington wants to encourage. The planning department and those working on sustainability in the borough work very closely, which ensures the council’s green focus will be reflected in future buildings. Kevin O’Leary, Islington Council’s director of environment and regeneration, says: “Having a sustainability team has led to corporate benefits on the green agenda. We are getting good results in our major applications, in terms of new developments that have renewable energy, climate change adaptation features, sustainable urban drainage features and green roofs.” Ropemaker seems ideally suited to its borough. Both are forwardthinking and leading the charge as London aims to become an exemplar sustainable city. Each borough has its own role to play in this, but no one could accuse Islington of shirking its responsibilities in this department. Confidence is high that the borough will continue to lead where others follow. ♠

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public realm

Good transport links and public realm are vital to regeneration. Pamela Buxton finds out more

Get connected

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Islington’s streets and transport routes are set for an unprecedented boost thanks to a massive investment in the borough’s main infrastructure. It is, says Islington spatial planning and transport head Karen Sullivan, a once-in-ageneration situation, with millions being spent on transport initiatives like Crossrail and a cycle superhighway as well as an associated series of public realm improvements. “Islington will be a better connected, more accessible place. With Crossrail there will be direct connections to Heathrow and Thameslink will provide links to Gatwick and Luton airport via Farringdon,” she says. Stations like Farringdon will be transformed. When its new Crossrail station opens in 2017, this relatively small station will become one of the most significant gateways to London as the intersection for Crossrail and Thameslink. The environs of Farringdon station have already been improved: Cowcross Street outside the entrance has been pedestrianised, and work is well under way on a

new station entrance on Turnmill Street and a pedestrian bridge. King’s Cross has been greatly improved with the new Thameslink Station, a new ticket hall at the main station, improvements to the station facade along York Way and the opening of St Pancras International Station to serve the Channel Tunnel Rail Link. Islington is also working with the London Borough of Camden to sort out the surrounding landscape – one of the top priorities is a new square at the front of King’s Cross station. Islington already scores pretty highly on streetscape but there is still much work to be done. “We’ve got good public realm by virtue of having lots of 18th and 19th century streets and buildings. A lot of Islington is very desirable,” says Islington’s deputy leader, Lucy Watt. However, that isn’t the whole story – much of Islington has been degraded by poor transport and urban planning decisions made in the 1960s and 1970s. Watt continues: “One of our key aims is to reclaim these areas from traffic and restore our streets and spaces to a human scale – that’s

“Small scale changes add up to make a big difference for residents and potential investors”

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➵

As well as improving the physical public realm Islington is also hoping to make the borough a more pleasant place by reducing congestion on the roads

where we’re focusing our attentions.” This is being brought about through a combination of improvements to the fabric of existing streets and more ambitious, transformative projects. Islington Council is nearing the end of a programme to replace the huge number of defective lighting columns in the borough, and has spent £20 million on improving pavements and carriageways. Perhaps surprisingly, traffic calming measures have reduced serious car accidents by one third and there have also been improvements to street cleaning and parking provision. These small step-change improvements all add up to a big difference for both residents and potential investors, according to Bram Kainth, the council’s service director (public realm). “It makes people feel good, and that’s something which is underestimated,” he says. “If people feel the area is being valued and respected their civic pride goes up, which is key to regeneration later on.” A major initiative has been set up to explore the feasibility of transforming busy roundabouts throughout the borough into important public spaces. At Highbury Corner, for instance, there are plans to close off the western arm of the roundabout to general traffic and give greater access to the central green. Walking, cycling and public transport will be given priority, with the post office in front of Highbury and Islington Station being moved over to the other side of the road to create more public space. Islington Council has committed to invest £5 million, and Transport for London is being pressed to do the same. Work is scheduled to begin after the opening of the East London Line in 2011, and it is estimated that it will cost between £6-11 million pounds. As well as bringing significant benefits to transport links at Highbury Corner – the investment will improve the quality of the surrounding public space. In 2011 residents and commuters passing through Highbury Corner will be able to experience a vastly improved offer, one that echoes the quality of design playing a role in Islington’s wider regeneration. Meanwhile other projects have been moving at a pace. City Road Basin is now complete, although not yet open to the public while last minute works are concluded. With commercial and residential provision planned, the masterplan for the site was developed to realise a landscape strategy for improved public realm – including a redesigned green space at the head of the basin with wide steps down to the water, offering public access to the basin for the first time. Something Steven Rankin, architect at Bennetts Associates, is pleased about. “It is an undiscovered part of London,” he says. “City Road is a noisy and busy thoroughfare so it is surprising to step down off it and find a quiet relaxing space next to the water. It has been a neglected and difficult to access part of the borough.” Rankin believes the public realm element of the project is a good indication

40 inspire autumn 2009

of what’s to follow, “It is most definitely the start of something bigger,” he says. Opening the area up to the public was not straight forward as the site incorporates an operating electricity sub-station. The public realm has effectively been built on top of the station and the circular structures that catch the eye are not actually public art installations but provide a cooling function for the sub-station. Although effectively the result of engineering requirements Rankin points out they have become a signature for the basin. Particularly when lit up at night they give significance to the space, providing character and visibility, a talking point. “We realised it could be much more than a technical thing,” he says. “We turned it into a playful, fun thing. It turned out to be a bonus.” There are also several street projects in progress across the borough. Islington has already had some success with Whitecross Street, which runs from St Luke’s Church on Old Street to the Barbican: the council has spent £2 million over the last five years on improvements to the street, including new paving and measures to regenerate Whitecross Street Market (London’s oldest street market, which has grown from 23 to 60 regular traders). It is now turning its attention to regenerating Exmouth Market, the alreadypopular stretch of shops and restaurants located off Farringdon Road. These improvements will supplement the borough’s investments in enhancing its green spaces, such as the £1 million earmarked for Highbury Fields over the next 18 months. As well as improving the physical public realm, Islington is also hoping to make the borough a more pleasant place by reducing congestion on the roads. It already has the biggest car club in Britain as well as a City Van hire scheme, and is keen to boost cycling in the borough. The London Cycle Hire scheme – similar to the Velib scheme in Paris – is being implemented across the congestion charge zone in the south of the borough from next May, with a view to rolling it out elsewhere if it’s a success. At the same time there are plans to make cycling a more attractive option by introducing a cycle superhighway on the A1 by 2012. Islington is keen to make the most of the unprecedented sums currently being invested in transport infrastructure across the capital – and although, from a passenger capacity point of view, this may only be a question of playing catch-up, it’s also a golden opportunity to unlock the potential many stations have for being more than just transport portals and contributing positively to the public realm. ♠

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autumn 2009

INSPIRE 41

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-%.4)/. ,/.$/. 4(%!42%3 AND MOST PEOPLE WILL THINK OF THE 7EST %ND "UT CULTURE VULTURES ARE JUST AS LIKELY TO HEAD FOR )SLINGTON AWAY FROM THE RAZZLE DAZZLE MUSICALS OF THE 7EST %ND THERE ARE OVER FIFTEEN THEATRE AND DANCE VENUES PACKED INTO THE BOROUGH &ROM THE INTERNATIONALLY ACCLAIMED 3ADLERdS 7ELLS TO THE SEAT !LMEIDA 4HEATRE AT THE HEART OF THE BOROUGH THROUGH TO ONE OF THE MANY PUB THEATRES LIKE THE +INGdS (EAD DOTTED AROUND YOU ARE NEVER FAR FROM A THEATRICAL THRILL )NDEED THE PREVALENCE OF PLACES TO CATCH A PLAY IS AMONG THE BOROUGHdS MAIN ATTRIBUTES &IONA 2OSS HEAD OF #ONNECT AT 3ADLERdS 7ELLS 4HEATRE AND BOARD MEMBER OF #REATIVE )SLINGTON SEES THE AREAdS CULTURAL SCENE AS A KEY COMPONENT OF ITS CHARACTER e)SLINGTONdS CULTURAL OFFERING IS A REAL CORNERSTONE IN TERMS OF THE IDENTITY OF THE BOROUGH f SHE SAYS e! LOT OF PEOPLE KNOW )SLINGTON AS A CULTURAL DESTINATION HAVING A NUMBER OF MAJOR THEATRES AS A STARTING POINT AND A RANGE OF SMALLER

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/@B PUB THEATRES TOO e4HE BOROUGH HAS A LOT TO OFFER 4HERE ARE A LOT OF ARTISTSd STUDIOS AND THERE IS A SENSE THAT )SLINGTON IS VERY INTERESTED IN WHAT IS GOING ON CULTURALLY 4HERE IS A LOT OF OUTPUT IN TERMS OF CULTURE f )SLINGTON AND THE ARTS GO HAND IN HAND 4HE BOROUGHdS HEALTHY ARTS SCENE PLAYS A VITAL ROLE IN ATTRACTING VISITORS AND IT ALSO PLAYS A ROLE IN SECURING CONTINUED INWARD INVESTMENT AND BENEFITS RESIDENTS WHO ENJOY A LIVELY INTERESTING ENVIRONMENT 4HIS IS WHY RATHER THAN SITTING BACK AND RESTING ON THEIR LAURELS THOSE CHARGED WITH LOOKING AFTER THE BOROUGHdS ART SCENE ARE WORKING TO ENSURE IT CONTINUES TO GROW #OUNCILLOR ,UCY 7ATT DEPUTY LEADER AT )SLINGTON #OUNCIL SAYS e4HE ARTS ARE AT THE HEART OF )SLINGTONdS LOCAL ECONOMY )SLINGTONdS ARTS ORGANISATIONS EMPLOY THOUSANDS OF PEOPLE AND OUR THEATRES AND GALLERIES DRAW HUNDREDS OF THOUSANDS OF VISITORS TO THE BOROUGH -ANY OF THESE VISITORS WILL STOP OFF AND DO A SPOT OF SHOPPING IN ONE OF )SLINGTONdS MANY INDEPENDENT SHOPS OR ENJOY A PRE THEATRE MEAL OR DRINK IN ONE OF OUR FANTASTIC RESTAURANTS AND BARS 4HE CULTURAL SECTOR IS VITAL TO MANY LOCAL BUSINESSES f )TdS IMPORTANT TO REMEMBER THIS IS NOT THE ONLY WAY IN WHICH CULTURE CAN CONTRIBUTE )NNOVATIVE AND

EXCITING PUBLIC ART HELPS SHAPE THE LANDSCAPE CREATING INTERESTING PLACES AND A STRONG VISUAL IDENTITY FOR THE BOROUGH e"UT ITdS NOT JUST ABOUT PHYSICAL REGENERATION AND INVESTMENT THE ARTS HELP BRING COMMUNITIES TOGETHER TO CELEBRATE AND SHARE OUR HISTORIES HOPES AND ASPIRATIONS f SAYS 0ETER #OURTIE )SLINGTON #OUNCILdS ARTS OFFICER e)T IS CRITICAL THAT )SLINGTON CONTINUES TO BUILD ON ITS VIBRANT ARTS AND CULTURAL OFFER )SLINGTONdS CHARACTER AND IDENTITY IS BASED ON THE FACT THAT IT IS AN INTERESTING PLACE TO WORK VISIT AND LIVE )T IS ONE OF THE KEY CULTURAL DESTINATIONS IN ,ONDON f )SLINGTON #OUNCIL IS CURRENTLY DEVELOPING A CULTURAL STRATEGY ESTABLISHING A FRAMEWORK TO ENSURE CULTURE AND THE ARTS CONTINUE TO FLOURISH IN THE BOROUGH 2OSS SAYS e&OR A LONG TIME ➔

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autumn 2009

INSPIRE 43

➔ Left: A performance at the Little Angel Theatre. Right: Sadler’s Wells Theatre.

On this, the British Urban Regeneration Association (BURA) agrees. In an analysis of best practice in urban regeneration, it concluded that “Historic buildings An understanding of the connectivity between arts and culture and the wider business community is increasingly informing development and decisions in significant ways organisations were operating in isolation. There was not a huge amount of joined-up work. There was no connectivity. But Creative Islington is very much about supporting the creative and cultural sector in the borough by bringing people together. There is a lot more connectivity now than there has been in the past. And it needs to continue. “The different sectors in the borough bounce off each other too. The theatre sector is dependent on people coming to Islington for the restaurants, bars, and the shops, and vice-versa. It is about people being connected, and understanding that it is worth us all coming together.” An understanding of the link between arts, culture and the wider business community is increasingly informing development and decisions. One example of this is the wonderfully mixed-use Kings Place development, which opened in October 2008. Just five minutes’ walk from King’s Cross, the landmark building is home to a range of businesses including the Guardian newspaper, and major cultural organisations such as the London Sinfonietta Orchestra

44 inspire autumn 2009

islington’s Theatres and cultural venues: Almeida Sadler’s Wells King’s Head Old Red Lion Little Angel Hen & Chickens Pleasance Free Word centre Islington Green Theatre Hornsey Road Theatre Kings Place LSO@St Lukes Union Chapel The Academy The Garage

and the Orchestra of the Age of enlightenment. Open to the public, the building has a restaurant and bar and runs a broad programme of artsbased public events and activities. This mix of arts and business is a model that is becoming more popular across the country and the benefits of combining business and the arts under one roof is certainly being felt by those involved, something the council is pleased to see. Courtie comments: “It is important the business and arts community work together to promote the area. Increasingly businesses looking to relocate are considering the quality of life for employees and their families. A strong cultural offer has a major impact on a company’s ability to attract and retain a skilled, and just as importantly, contented, workforce. In Islington culture really is a big draw.” Islington’s theatrical ‘big draw’ makes a significant contribution. Its reputation as a cultural hotspot is firmly fixed, and there is no reason to think the borough will do anything apart from continue to go from strength to strength. Stephanie Sinclaire, King’s Head Pub and Theatre chief executive, says: “Islington is a theatre-going Mecca. I always feel ‘the more the merrier,’ because we are like a theatre district. We are lucky. All these

theatres are well established, are all doing really interesting, good work and have very good reputations.” ♠

Free the word The office on Farringdon Road that was home to The Guardian from 1976 has more than secured its place in media history. And it is fitting that its association with the written word was not lost when the newsgroup moved to pastures new. In situ now is Free Word, an innovative organisation dedicated to promoting and democratising the power of the written and spoken word, and protecting creativity and free expression, both nationally and internationally. Relatively new, Free Word was established in 2004 to bring together people interested in literature, literacy and free expression through programmes and events. The building offers work space, meeting rooms, a lecture theatre and a café for the nine like-minded organisations, along with charity Free Word, who have taken up residence. For more information visit: freewordonline.com

Kier Islington 33-37 Brewery Road Islington London N7 9QH Tel: 020 7619 8000 Fax: 020 7527 4948 email: kier.islington@kier.co.uk

www.kier.co.uk

“We’re not a building maintenance company in the customer service industry; we’re a customer service company in the building maintenance industry.”

Contacts

â&#x17E;&#x201D;

For more information on Islingtonâ&#x20AC;&#x2122;s regeneration contact: Seema Manchanda, service director, strategic planning and regeneration 020 7527 2614 Jan Hart, service director, public protection and development management 020 7527 3193 Bob Gilbert, service director, environmental sustainability 020 7527 4926 Howard Barnes, service director, culture 020 7527 2609 Karen Sullivan, service head, spatial planning and transport 020 7527 2730 Janet Drysdale, service head, regeneration and community partnerships 020 7527 4250 Claire Tunley, head of business support 020 7527 3255 Useful websites: Islington Council www.islington.gov.uk Homes for Islington www.homesforislington.org.uk EC1 New Deal for Communities www.ec1newdeal.com

46 inspire autumn 2009

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managing director projects and developments, John Laing.

innovations in regeneration finance 16 June 2010, Grand Connaught Rooms, London WC2B 5DA

www.socinvest.co.uk

For further information contact Shelley Cook on 07972 866281 or Shelley@3foxinternational.com

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