All proposals must maintain and enhance the retail and service function of the Local Shopping Areas (shown in Figure 4.6 and on the Policies Map).
B.
Proposals involving the change of use from E – including ground floor, basement and first floor space - to non-E main town centre use must demonstrate that:
(i)
(ii) (iii) C.
Development of main town centre uses over 200sqm must meet the requirements in Policy R3 Part E.
D.
Applications for the change of use of Class E and/or Sui Generis main Town Centre use floorspace to residential use and/or a use other than those specified in Part B must:
(i)
the premises have been vacant for a continuous period of at least six months and continuous marketing evidence to cover this period has been provided which demonstrates that there is no reasonable prospect of the unit being used in its current E use in line with requirements in Appendix 1;
there would not be a significant adverse effect on amenity, particularly the surrounding residential amenity; and
the proposal does not cause any individual or cumulative adverse impact on the vitality, viability, character, vibrancy and function of the area.
demonstrate that the premises have been vacant for a continuous period of at least two years and continuous marketing evidence to cover this period has been provided, which demonstrates that there is no reasonable prospect of the unit being used in its current use and any other use which could reasonably be assumed to occupy the premises; prevent/mitigate any individual or cumulative impact on the vitality, viability, character, vibrancy and function of the area; comply with the ‘agent-of-change’ principle consistent with Policy DH5; not create a harmful break in the active frontage of the Local Shopping Area; ensure that access to the proposed residential use does not affect the operation of any continued main Town Centre use floorspace or impact on the street scene and the provision of an active frontage, especially where the loss of floorspace is proposed to facilitate access; and provide high quality dwellings with a high standard of residential amenity, consistent with other policies relating to housing standards, design, accessibility and sustainability.
Any applications for new residential uses in a Local Shopping Area not involving change of use of existing main Town Centre uses must be located on upper floors.
Proposals must address criteria set out in Part D (ii), (iii), (v ), and (vi) of Policy R4.
4.103 LSAs are an important part of Islington’s retail offer. These areas vary in size and the role they provide. There are 40 LSAs in Islington, as follows:
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Hillrise
Whitehall Park
Highgate Hill
Crouch Hill
Hornsey Road North
Hornsey Road (Tollington)
Tollington Park
Seven Sisters Road
Upper Holloway
Campdale
Cardwell Terrace
Hillmarton Terrace
Brecknock Road
Highbury Barn
Drayton Park
Grosvenor Avenue
Newington Green
King Henry’s Walk
Ball’s Pond Road
St Paul’s
Lower Holloway
Roman Way
Caledonian Road (Cottage Road)
Caledonian Road (Central)
Caledonian Road (Copenhagen Street)
Liverpool Road/Barnsbury Street
Upper Street
Canonbury Place
Embassy
Essex Road
Southgate Road
New North Road
St Peters Street
Kings Cross
Amwell Street
Packington Estate
Exmouth Market
Whitecross Street
Old Street
Farringdon
4.104 Figure 4.6 shows the location of LSAs within Islington.
Figure 4.6: Local Shopping Areas (NB: Town Centre boundaries shown for context)
4.105 The impact of proposals will therefore affect LSAs differently, with the loss of retail and service uses in smaller LSAs being felt more acutely. The impact on the amenity of local users of a LSA will depend on its size, the current mix of uses, and its proximity to other centres (whether that be LSAs or Town Centres).
4.106 LSAs are not immune from wider changes to the retail environment, and therefore need to be resilient to any future changes, such as increases in online shopping. For LSAs to be resilient they need to be able to change use class more flexibly in response to changing demands and trends in local shopping. In the context of LSAs the six-month period of vacancy and marketing evidence for a change of use from E to non-E main town centre use or conditioned retail to other E uses reflects this increased flexibility.
4.107 Non-retail main town centre uses refer to those uses that provide an active frontage and enhance the function of Town Centres through employment or the provision of leisure and retail services. Non-retail main town centre uses may include professional/financial services, cafes/restaurants, offices, research and development, light industrial, indoor recreation, outdoor recreation, assembly and community, pubs, hot food takeaways and some further Sui Generis uses. However, non-retail main town centre uses can vary in their impact, therefore proposals of this nature (including what constitutes a suitable non-retail main town centre use) will be assessed on a case-by case basis.
4.108 An impact assessment may be required for proposals for main town centre uses of more than 200sqm in line with Policy R3 Part E, to assess the impact of larger proposals on the character and function of the LSA and relevant neighbouring LSAs/town centres.
4.109 For proposals that are marketed within Class E, Appendix 1 sets out the requirements.
Applicants must engage with Appendix 1 closely and submit marketing evidence in line with this. Where a proposal seeks a change from an E to a non-E main town centre use, the premises must be vacant and marketed for 6 months. This ensures that suitable E uses that have the ability to provide key goods and services, and leisure uses like cafes/restaurants are demonstrated not to be in demand before a change of use away from Class E takes place. Where a proposal seeks the change of use from a retail use specifically secured through condition, the premises should be marketed for the specific conditioned use for six months.
4.110 In order to protect the function of LSAs, proposals to change the use of ground floor units (including space below ground floor) from main Town Centre use floorspace to residential use will be required to provide marketing and vacancy evidence for a period of two years, to demonstrate that there is no continued demand for the existing use and any other use which could reasonably be assumed to occupy the premises.
Proposals of this nature must also not cause a harmful break in the continuity of active frontages. What constitutes a ‘harmful break’ will be assessed on a case-by-case basis taking into account site specific circumstances, but generally refers to the introduction of a use that does not complement the LSA and detracts from the continuity of a publicly accessible, active and engaging frontage. This includes conversion to non-main town centre uses in the centre of a frontage, corner units or larger units. Heritage considerations, shopfront design and the relationship to neighbouring units will also be considered.