what residents are saying

We’re not NIMBY’s we’re YIMBY’s - but not this plan! The local community has consistently asked for the site to be developed with affordable and social housing to enhance Archway. You can read a detailed joint objection paper put together by local residents and groups here to the plan that Islington rejected.

Why are we objecting to the revised plan?

  • A grossly excessive 27-storey tower: The 82-metre student tower is completely out of scale with Archway and the historic Campus. This would dominate the skyline with a structure taller than Highgate village! 

  • A site not designated for a tall building: Islington assessed Archway Campus and specifically excluded it from the neighbouring tall-building area. A 27-storey tower here would conflict with both Islington’s Local Plan and the London Plan’s plan-led approach to tall buildings setting a damaging precedent across London.

  • Affordable housing slashed: Affordable homes would be reduced from 91 to just 39 – a loss of 52 homes and a 57% reduction in the new plan, extraordinary on a site specifically expected to deliver significant affordable housing.

    Seven London boroughs are now backing a High Court challenge to the Mayor’s attempted reduction of the affordable housing threshold from 35% to 20%.

  • Failing to meet local need: The scheme retains all 242 premium student rooms which contradicts site policy ARCH5, which identifies conventional housing as Islington’s “most urgent need”. Without affordable homes, young families are leaving the borough right now.

  • There is no student accommodation agreement with any college : None of the 242 student rooms are affordable, failing to comply with policy requirement as the applicant’s own Planning Statement acknowledges

  • Housing mix still does not meet local need: Nearly 70% of the 167 proposed homes would be one or two bedroom properties - almost unchanged from the refused scheme.  These are not the family homes Islington needs. 

  • Severe harm to local residential neighbours: The scheme would protect privacy between housing on the development, but residents in 1 and 2 storey houses nearby would live in the shadow of a new northern 7-storey block as close as 14 metres from their homes, losing daylight, sunlight and privacy and facing an oppressive sense of enclosure ignoring both policy and neighbour amenity.

  • Serious damage to heritage and important views: The tower would dominate the character, setting and views of 7 Conservation Areas including Grade II listed Waterlow Park, Hampstead Heath and Highgate Cemetery, as well as views towards St Paul’s Cathedral.

  • Damage to the historic Campus buildings: The proposed alterations to the Infirmary building and demolition of the former nurses’ accommodation would erode the architectural and historic character of the Campus. Restoration of these important buildings should drive the redevelopment - not be used to justify overwhelming them with an excessive new development.

  • Gross overdevelopment: The combined height, density and massing would overwhelm the historic Campus and change the character of Archway for ever. High density does not have to mean high rise. 

  • The new plan is very similar to the last one, rejected by Islington council, community groups and 1000’s of residents across North London.

    A much better lower scheme is possible!

    The choice is not between this proposal and leaving the Campus derelict. A lower development could still provide many new homes, protect the historic buildings and deliver regeneration without inflicting such extensive and permanent harm.

    We support restoring the historic Campus and building new homes. But twelve years of delay must not become an excuse to accept the wrong development. Archway Campus is one of very few opportunities for significant development in Islington -- let's not blow it.

Residents want a viable and sustainable development.

Development of Archway Campus has taken too long since being sold to Peabody in 2014. We’d like to see the Archway Campus/Holborn Union site:

  • Fully comply with the Conservation Area Statement, National Planning Policy Framework (NPPF), and all other regulatory policies that guide development in Islington.

  • Contribute positively to Archway and its London surroundings and to not cause substantial harm.

  • Avoid adversely affecting the amenities and wellbeing of nearby residents - particularly the right to privacy, preservation of light.

  • Learn from the errors of past development in Archway where the towers are the most disliked aspect. 

  • Seek buildings which contribute positively to a sense of place.

  • Avoid blight from wind or overshadowing. 

  • Preserve the unique heritage buildings on the site.

  • Avoid an adverse visual impact on the local and distant communities, including from open spaces such as Hampstead Heath and Waterlow Park.

  • Provide a significant and genuine contribution to housing those in need and limit the more profitable 'affordable' units rented at 80% of market rates. 

  • Seek the highest levels of sustainability, in conformity with Islington's Zero Carbon target for 2030. This means retention of existing structures to avoid the significant carbon footprint of new build, retention of mature trees, and full drainage on all open spaces.

Local residents are being backed by our neighbours and community groups

Organisations supporting the #SaveArchwayCampus campaign:

Barrangreen Property Management
Better Archway Forum
Dartmouth Park Residents’ Association
Friends of Waterlow Park
Girdlestone Estate Residents’ Association
Heath and Hampstead Society
Highgate Conservation Area Advisory Committee (HCAAC)
Highgate Neighbourhood Forum
Highgate Society
Hillside Estate Residents’ Association
Islington Society
Transition Dartmouth Park
Whitehall Park Residents’ Association