Local Shopping Areas: Review and healthcheck

Transcription

1 Local Shopping Areas: Review and healthcheck April 2012

2 Contents Chapter Page 1. Introduction 2 2. Hillrise 4 3. Whitehall Park 5 4. Archway Road 6 5. Highgate Hill 7 6. Crouch Hill 8 7. Hornsey Road North 9 8. Hornsey Road (Tollington) Tollington Park Seven Sisters Road Upper Holloway Campdale Cardwell Terrace Hillmarton Road 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. Peter s Street King s Cross Amwell Street Exmouth Market Whitecross Street Packington Estate Westbourne Road Proposed deleted designations 44 Appendix 1: Full Local Shopping Area address list 47 Appendix 2: UDP designations proposed to be deleted 49 Appendix 3: Protected shops designations in past plans 52 1

3 1. Introduction The last local shopping healthcheck in Islington was carried out in 2000 as part of the production of the Unitary Development Plan, which was adopted in A survey and review of the borough s local shopping areas was undertaken during August 2011 to inform the production of the council s emerging Development Plan National planning policy/guidance states that local authorities should measure the vitality, viability and health of their Town Centres, and record how this changes over time. The London Plan (2011) aims to enhance London s Town Centre network by enhancing access to goods and services, and to strengthen the wider role of Town Centres in London The UDP designates a range of shopping areas on the basis of their size, catchment, character and function. This includes 44 Protected Local Shopping Centres and a further 14 Protected Local Shops. All of these are small shopping centres containing convenience goods shops, local services, restaurants and pubs. Local Shopping Areas primarily serve their surrounding residential communities, although some larger areas do provide important services to local employment and educational establishments The council wishes to continue to safeguard important shopping areas. The emerging Development Management Policies DPD proposes to delete the UDP designations and replace them with 40 Local Shopping Areas (alongside four Town Centres, with amended boundaries). This report documents the characteristics of these 40 Local Shopping Areas and sets out why existing Protected Local Shopping Centre and Protected Local Shop Designations are proposed to be deleted Because of its density and urban nature, many of Islington s shopping areas do not function as Town Centres in the way suggested by national planning policy/guidance. by public transport tends to be much better than in other parts of the country, with Islington s local shops usually accessible on foot rather than by car. Night-time uses are perhaps more important in Islington s local shopping areas than in other parts of the country Information on each local shopping area is provided under the following subject titles: Location and description Range of uses (including diversity in types of use,, and vacancy s) Relative performance (comparison with other Local Shopping Areas) Average and total figures represent a broad estimate. The for each retail unit has been estimated as 80% of the building footprint (using Ordnance Survey data). Where there are multiple within a single building, an estimate of the size of each unit has been made, taking into account the total building footprint A map of all proposed Local Shopping Area designations is shown overleaf. 2

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5 2. Hillrise 2.1. Location and description Hillrise is situated in the north of the borough, near to the boundary with Haringey and close to Whitehall Park. The area is primarily characterised by streets of Victorian terraced housing interspersed with post-war housing estates, including the Hornsey Lane Estate. The shopping area is located on the west side of Hazelville Road, south of Hornsey Lane. This small group of shops is located in 20 th century buildings with flats above The shopping area is approximately 1 kilometre from Archway Underground station, and around the same distance from Crouch Hill Overground station. No buses serve this section of Hazelville Road. The centre relies primarily on access by foot Range of uses Use of shop 14% 29% 51sqm 360sqm 14% number of 7 Number of vacant 1 14% 29% A1 A3 A5 SG VA 2.4. Relative performance 4

6 3. Whitehall Park 3.1. Location and description Whitehall Park is situated in the north of the borough, near to the boundary with the London Borough of Haringey and close to Hillrise Local Shopping Area. The area is primarily characterised by streets of Victorian terraced housing interspersed with postwar housing estates, including the Hornsey Lane Estate. The shopping area is located on the east side of Cressida Road, south of Hornsey Lane. The shop are located in 20 th century buildings with flats above The shopping area is located around 800 metres from Archway Underground station. No buses serve Cressida Road; the nearest bus routes run along Hornsey Lane and Archway Road. The centre relies primarily on access by foot Range of uses Use of shop 11% 51sqm 460sqm 22% number of 9 Number of vacant 0 67% A1 A2 SG 3.4. Relative performance 5

7 4. Archway Road 4.1. Location and description Archway Road is situated in the north of the borough, just north of Archway Town Centre. The surrounding area is primarily characterised by streets of Victorian terraced housing interspersed with post-war housing estates. Archway Road, as part of the A1, is a busy urban thoroughfare managed by Transport for London. The shopping area is located on the west side of Archway Road. The shop are located in Victorian era buildings with flats above The shopping area is located around 400 metres north of Archway Underground station. A number of buses serve Archway Road. Access by foot is good from residential areas west of Archway Road, but more difficult from the east due to the barrier formed by the A Range of uses Use of shop 20% 10% 10% 87sqm 866sqm number of 10 Number of vacant 2 20% 40% A1 A5 C3 D1 VA 4.4. Relative performance 6

8 5. Highgate Hill 5.1. Location and description Highgate Hill is situated in the north of the borough, immediately northwest of Archway Town Centre. The surrounding area is dominated by the Whittington Hospital complex, which lies immediately adjacent to the shops. Surrounding streets are typified by Victorian terraced housing interspersed with postwar housing estates. The shop are located on the east side of Highgate Hill in 20th century buildings, with flats above The shopping area is located around 500 metres northwest of Archway Underground station. A number of buses serve Highgate Hill. Access by foot is good from surrounding areas Range of uses Use of shop 13% 12% 77sqm 13% 13% 615sqm number of 8 Number of vacant 0 49% A1 A2 A3 A4 A Relative performance 7

9 6. Crouch Hill 6.1. Location and description Crouch Hill is situated at the northern edge of the borough, between Stroud Green and Crouch End. The surrounding area, which is residential in character, is typified by Victorian suburban terraced streets and the Holly Park Estate. The Local Shopping Area is bisected by the Gospel Oak to Barking railway line: most shops are located to the south, with a smaller parade of shops located directly north of the railway line. All shops are located in Victorian era buildings with flats above The shops are located immediately north and south of Crouch Hill Overground station. Crouch Hill itself is well served by buses. Pedestrian access is good from surrounding residential areas Range of uses Use of shop 21% 28% 86sqm 2,822sqm 3% 3% 9% 3% 6% 9% 6% number of 33 Number of vacant 7 12% A1 A2 A3 A4 A5 B2 C3 D1 SG VA 6.4. Relative performance 8

10 7. Hornsey Road North 7.1. Location and description Hornsey Road North is situated in the north of the borough, west of Stroud Green. This Local Shopping Area is on the section of Hornsey Road located north of the London Overground line. The surrounding area is typified by Victorian suburban terraced streets interspersed with post-war housing estates, and is predominantly residential in character. The shop are primarily located in Victorian era buildings with flats above The shopping area is located around 600 metres west of Crouch Hill Overground station. Hornsey Road North is served directly by buses. Pedestrian access is good from neighbourhoods east and west of Hornsey Road Range of uses Use of shop 27% 68sqm 2,529sqm 3% 5% 49% number of 37 Number of vacant 10 3% 8% 5% A1 A2 A3 A4 A5 SG VA 7.4. Relative performance 9

11 8. Hornsey Road (Tollington) 8.1. Location and description The Tollington stretch of Hornsey Road is situated in the north of the borough, north of Nag s Head Town Centre and west of Finsbury Park Town Centre. This Local Shopping Area is on the section of Hornsey Road located at the junction of Tollington Park. The surrounding area is typified by Victorian suburban terraced streets interspersed with post-war housing estates, and is predominantly residential in character. The shop are located in Victorian era and post-war buildings with flats above The shopping area is located around 1 kilometre west of Finsbury Park Underground and railway station, and 1 kilometre east of Upper Holloway Overground station. It is served directly by buses. Pedestrian access is good from neighbourhoods east and west of Hornsey Road Range of uses Use of shop 26% 32% 2% 2% 14% 12% 5% 2% 5% A1 A2 A3 A4 A5 C3 D1 SG VA 89sqm 3,806sqm number of 43 Number of vacant Relative performance 10

12 9. Tollington Park 9.1. Location and description This Local Shopping Area is situated at the northern edge of the borough, immediately adjacent to Finsbury Park Town Centre on Tollington Park. The surrounding area is typified by Victorian suburban terraced streets interspersed with post-war housing estates, and is predominantly residential in character. The shop are located in Victorian era and post-war buildings with flats above The shopping area is located around 500 metres north of Finsbury Park Underground and rail station. Although it is not served directly by bus routes, nearby Stroud Green Road is well served by buses. Pedestrian access is good from surrounding residential areas Range of uses Use of shop 11% 143sqm 11% 11% 45% 1,291sqm number of 9 Number of vacant 0 22% A1 A3 A4 D1 SG 9.4. Relative performance 11

13 10. Seven Sisters Road Location and description Seven Sisters Road connects Nag s Head to Finsbury Park Town Centres, in the north-eastern part of the borough. The street forms a busy section of the A503 between Camden Town and Tottenham. The surrounding area is typified by Victorian terraced streets interspersed with post-war housing estates. It is predominantly residential in character but also incorpos a mix of commercial uses. The shop are located in Victorian era and post-war buildings with flats above The shopping area is located around 300 metres west of Finsbury Park station. Seven Sisters Road is well served by buses. Pedestrian access is good from neighbourhoods to the north and south, but the road itself acts as a barrier to movement due to the level of traffic and the infrequency of crossing points Range of uses Use of shop 2% 12% 2% 2% 7% 2% 18% 13% 42% 131sqm 5,370sqm number of 41 Number of vacant 5 A1 A2 A3 A4 A5 B1 B2 D1 VA Relative performance 12

14 11. Upper Holloway Location and description Upper Holloway is situated in the north of the borough, between Archway and Nag s Head Town Centres. It is one of a number of traditional linear shopping streets in Islington. The surrounding area is typified by Victorian terraced streets interspersed with post-war housing estates, and is predominantly residential in character. Shop are primarily located in Victorian era buildings on Holloway Road, with most shops having flats above ground level The shopping area is located immediately south of Upper Holloway Overground station and around 600 metres south of Archway Underground station. Holloway Road itself is very well served by bus routes. Pedestrian access is good from neighbourhoods east and west of Holloway Road; however, the road itself (which forms part of the A1 route corridor) acts as a barrier to movement due to the level of traffic Range of uses Use of shop 9% 2% 2% 34% 1% 2% 27% 9% 9% 5% 82sqm 7,163sqm number of 87 Number of vacant 8 A1 A2 A3 A4 A5 B1 C3 D1 SG VA Relative performance 13

15 12. Campdale Location and description Campdale Local Shopping Area is located on Campdale Road in Tufnell Park, in the northwest of Islington. It is south of Archway Town Centre and west of Nag s Head Town Centre. The surrounding area exhibits a typical North London pattern of Victorian terraced streets. The shop are located in Victorian era buildings on the east side of Campdale Road, with flats above The shopping area is located around 500 metres east of Tufnell Park Underground station. A bus route serves Tufnell Park Road, immediately adjacent to the local centre. Access by foot is good from surrounding areas Range of uses Use of shop 22% 51sqm 458sqm 45% number of 9 11% Number of vacant 2 22% A1 A3 SG VA Relative performance 14

16 13. Cardwell Terrace Location and description Cardwell Terrace is situated in the northwest of Islington, east of Tufnell Park. It is immediately west of Nag s Head Town Centre. The surrounding area exhibits a mix of North London Victorian terraced streets infilled with more modern housing estates; Holloway Prison is located to the south. The shop are located in Victorian era buildings, set back from Cardwell Road and Tabley Road in a terrace, with public space to the front and flats located above shops The shops are located around 1 kilometre northwest of Holloway Road Underground station. A number of bus routes serve Parkhurst Road, 100 metres to the south of the shopping area. Access by foot is relatively easy from surrounding areas, although the Parkhurst/Camden Road corridor is a major barrier to neighbourhoods to the south Range of uses Use of shop 14% 44sqm 43% 310sqm number of 7 Number of vacant 0 43% A1 B1 SG Relative performance 15

17 14. Hillmarton Terrace Location and description Hillmarton Terrace is situated on Hillmarton Road in the west of the borough, west of Nag s Head Town Centre. The surrounding area mainly comprises a mix of Victorian terraced streets and post-war housing estates. Holloway Prison is located immediately to the northwest of the shopping area on Camden Road; otherwise, the surrounding area is predominantly residential in character with some industrial present. The shop are located in a small, one storey parade on Hillmarton Road The shops are located around 900m west of Holloway Road Underground station. Some buses serve this section of Hillmarton Road, but the most frequent bus routes are located on Camden Road and Caledonian Road. Pedestrian access to surrounding residential areas is good Range of uses Use of shop 20% 44sqm 220sqm 20% 60% number of 5 Number of vacant 0 A1 A2 A Relative performance 16

18 15. Brecknock Road Location and description Brecknock Road is situated on the western boundary of Islington, immediately adjacent to the London Borough of Camden and just south of Tufnell Park. The surrounding area exhibits a typical North London pattern of Victorian terraced streets. The shop are located in Victorian era buildings on the east side of Brecknock Road, with flats above The shopping area is located around 800 metres east of Kentish Town Underground and rail station, 1 kilometre east of Caledonian Road Underground station and 1 kilometre south of Tufnell Park Underground station. This section of Brecknock Road is served directly by a bus route. Access by foot is good from areas east of the centre, but Brecknock Road acts as a barrier from residential areas to the west Range of uses Use of shop 9% 4% 13% 76sqm 1,742sqm number of 23 74% Number of vacant 0 A1 A2 A3 A Relative performance 17

19 16. Highbury Barn Location and description Highbury Barn is situated in the eastern part of the borough, northeast of Highbury Corner and Highbury Fields. The surrounding area is typified by Victorian suburban terraced streets interspersed with post-war housing estates (including planned garden suburbs) and is predominantly residential in character. The shops are located on Highbury Park. The shop are located in Victorian era buildings with flats above, and primarily serve the local residential community, although some shops selling bespoke goods attract visitors from outside the area The shopping area is located around 650m east of Drayton Park station and 1km southeast of Arsenal Underground station. Highbury Park is well served by bus routes. Pedestrian access is good from surrounding residential areas Range of uses 10% 3% 10% 7% Use of shop 7% 3% 60% 68sqm 2,037sqm number of 30 Number of vacant 1 A1 A2 A3 A4 A5 SG VA Relative performance 18

20 17. Drayton Park Location and description Drayton Park is situated in the centre of the borough, immediately east of the Emis Stadium. The surrounding area is typified by Victorian suburban terraced streets interspersed with post-war housing estates. The neighbouring stadium dominates the area, and a number of formerly industrial areas are in transition to residential communities, as a result of regeneration initiatives associated with the stadium development. The shop are located in Victorian era buildings with flats above The shopping area is located immediately adjacent to Drayton Park railway station. No direct buses serve the area: the closest bus routes serve Holloway Road and Highbury Park, both of which are approximately 300 metres walk from the shopping area. Pedestrian access to residential areas to the east of the shops is good Range of uses Use of shop 25% 24% 84sqm 668sqm number of 8 13% Number of vacant 2 25% 13% A1 A3 A4 C3 VA Relative performance 19

21 18. Grosvenor Avenue Location and description Grosvenor Avenue is located in Canonbury, in the east of the borough. The surrounding area is typified by Georgian and Victorian terraced streets interspersed with post-war housing estates. The shop are located in Victorian era buildings with flats above The shopping area is located immediately adjacent to Canonbury London Overground station. Grosvenor Avenue is served directly by a bus route; a number of other routes serve St. Paul s Road, around 250 metres to the south. Pedestrian access to neighbouring residential areas is good Range of uses Use of shop 20% 60sqm 300sqm 20% 60% number of 5 Number of vacant 0 A1 A5 D Relative performance 20

22 19. Newington Green Location and description Newington Green is situated at the eastern edge of the borough. The surrounding area is typified by Georgian and Victorian terraced streets, interspersed with post-war housing estates; it is predominantly residential in character. Most shops are located on Newington Green, Newington Green Road and Green Lanes. The shop are mostly located in Victorian era buildings with flats above The shopping area is located around 500 metres east of Canonbury Overground station. Newington Green is well served by buses. Pedestrian access is good from surrounding residential areas although traffic around the Green itself is a barrier to movement Range of uses Use of shop 10% 10% 4% 40% 9% 1% 7% 12% 5% 2% A1 A2 A3 A4 A5 B8 C3 D1 SG VA 59sqm 4,851sqm number of 82 Number of vacant Relative performance 21

23 20. King Henry s Walk Location and description King Henry s Walk is situated in the east of the borough, near to the boundary with the London Borough of Hackney and just west of Dalston. The surrounding area is typified by Georgian terraced streets interspersed with post-war housing estates; it is predominantly residential in character. Immediately to the south of the shopping area is the London Overground line. The shop are located in Georgian era buildings with flats above The shopping area is located around 350 metres west of Dalston Kingsland Overground station. The nearest bus stops are located on Kingsland High Street, around 300 metres east of the shopping area. Pedestrian access to surrounding residential areas is very good Range of uses 8% Use of shop 8% 22% 48sqm 621sqm number of 13 30% 8% 8% 8% 8% Number of vacant 1 A1 A2 A3 A4 A5 C3 SG VA Relative performance 22

24 21. Ball s Pond Road Location and description Ball s Pond Road is situated at the eastern edge of the borough, immediately west of Dalston, which is across the boundary with the London Borough of Hackney. The surrounding area is typified by Victorian and Georgian terraced streets, interspersed with post-war housing estates and light industrial. It is predominantly residential in character but there are pockets of industrial and office uses. The shops themselves are located in three sections on the north side of Ball s Pond Road. The are located in Victorian and post-war buildings, with a mix of offices and flats above. The easternmost parade of shops is effectively an extension of Dalston Town Centre The shopping area is metres west of Dalston Junction Overground station. Ball s Pond Road is well served by buses, as is Kingsland Road immediately to the east. Pedestrian access is good from residential areas to the north, although traffic along Ball s Pond Road provides a barrier to communities to the south Range of uses Use of shop 9% 3% 6% 9% 49% 58sqm 1,925sqm number of 33 9% Number of vacant 3 9% 6% A1 A2 A3 A5 C3 D1 SG VA Relative performance 23

25 22. St. Paul s Location and description St. Paul s Road is situated in the centre of the borough, immediately east of Highbury Corner. The surrounding area is typified by Georgian and Victorian terraced streets interspersed with post-war housing estates; it is primarily residential in character. Shop are primarily located in Victorian era buildings on St. Paul s Road, with some on Highbury Grove and Canonbury Road. Most shops have flats above The shopping area is located immediately east of Highbury and Islington Underground and railway station. St. Paul s Road and Highbury Corner are very well served by bus routes. Pedestrian access is good from neighbourhoods east of Highbury Corner; however, the Highbury Corner roundabout itself acts as a barrier to access Range of uses Use of shop 5% 2% 14% 2% 21% 37% 46sqm 1,984sqm number of 43 Number of vacant 0 19% A1 A2 A3 A4 A5 D1 SG Relative performance 24

26 23. Lower Holloway Location and description The Lower Holloway Local Shopping Area is situated in the centre of the borough, adjacent to Highbury Corner and extending along Holloway Road toward Nag s Head Town Centre. It is one of a number of traditional linear shopping streets in Islington. The surrounding area is typified by Victorian and Georgian terraced streets, interspersed with post-war housing estates. It is primarily residential in nature but has a greater mix of commercial uses close to Highbury Corner. Shop are primarily located in Victorian era buildings on Holloway Road. Many shops have flats above, although above-ground office uses are found near to Highbury Corner. The shop primarily serve the local residential community, but are also used by people who work in the vicinity; in particular, London Metropolitan University, located to the north of the Local Shopping Area, has a large number of students and staff who will potentially use these shops The shopping area is located immediately north of Highbury and Islington Underground and railway station, and extends along Holloway Road ending immediately south of Holloway Road Underground station. Holloway Road and Highbury Corner are very well served by bus routes. Pedestrian access is good from neighbourhoods west of Highbury Corner; however, the roundabout and Holloway Road act as barriers to access Range of uses 4% 1% 4% 2% 1% 8% 4% 17% Use of shop 3% 44% 12% 77sqm 12,514sqm number of 162 Number of vacant 5 A1 A2 A3 A4 A5 B2 C3 D1 D2 SG VA Relative performance 25

27 24. Roman Way Location and description Roman Way is located in the west of the borough. The street forms part of the Westbourne Estate, a modern, medium to low-rise housing estate. The shop are located in modern buildings with flats above The shops are located around 200 metres southeast of Caledonian Road Underground station. A number of bus routes serve Caledonian Road, around 150 metres west of Roman Way; a bus route also serves Westbourne Road, 150 metres east of the shops. Pedestrian access to residential areas immediately adjacent to the shops is good Range of uses Use of shop 25% 60sqm 240sqm number of 4 75% Number of vacant 0 A1 A Relative performance 26

28 25. Caledonian Road (Cottage Road) Location and description This Local Shopping Area is one of four Local Shopping Areas situated on Caledonian Road. It is located southwest of Nag s Head Town Centre. The surrounding area is a mix of industrial land (some of which has been converted to high density housing and commercial retail uses as part of the Arsenal redevelopment), Victorian terraced streets and post-war housing estates. The East Coast Mainline runs through the area. The shop are mostly located on Caledonian Road in three distinct clusters: one north of the railway line, and two to the north and south of Caledonian Road Underground station. The shop are located in a mix of Victorian era buildings, post-war structures and modern buildings. Many have flats or student accommodation above The shopping area is located immediately adjacent to Caledonian Road Underground station (the station itself accommodating two shop ). Caledonian Road is also well served by bus routes. Pedestrian access is relatively good, although the railway line acts as a barrier to some adjacent residential areas to the west Range of uses Use of shop 22% 132sqm 6% 11% 6% 55% 2,374sqm number of 18 Number of vacant Relative performance A1 A2 A3 SG VA 27

29 26. Caledonian Road (central) Location and description The Caledonian Road (central) Local Shopping Area is situated on the western edge of Barnsbury, in the west of the borough. It is one of a number of traditional linear shopping streets in Islington. Housing estates, particularly the Bemerton Estate, dominate the western side of Caledonian Road. East of Caledonian Road, and south of the London Overground line, lie some of the borough s most elegant Georgian neighbourhoods. North of the railway line is Pentonville Prison. The railway line itself is elevated and bisects the Local Shopping Area. Shop are located in a mix of Victorian era buildings, post-war structures and modern buildings, most having flats above The shopping area is located close to Caledonian Road and Barnsbury London Overground station. Caledonian Road is also very well served by bus routes. Pedestrian access is good from surrounding neighbourhoods Range of uses Use of shop 3% 20% 34% 74sqm 8,886sqm 5% 1% 2% 4% 10% 10% 11% A1 A2 A3 A4 A5 B1 C3 D1 SG VA number of 120 Number of vacant Relative performance 28

30 27. Caledonian Road (Copenhagen Street) Location and description This Local Shopping Area is situated on the northern fringe of King s Cross, in the south of the borough. It is effectively a continuation of the Caledonian Road linear shopping street to the north, with all shop being located on Caledonian Road. The surrounding area mostly consists of post-war housing estates, including the Barnsbury Estate on the eastern side of Caledonian Road. West of Caledonian Road are pockets of early 20th century and Victorian townscape. The Regent s Canal lies south of the Local Shopping Area (the canal effectively marks the transition into central London proper). Shop on the western side of the road are located in Victorian era buildings, and on the eastern side of the road are in post-war buildings; all have flats above The shopping area is located around 800 metres from King s Cross St Pancras Underground and railway stations. Caledonian Road is very well served by bus routes. Pedestrian access is good from surrounding neighbourhoods Range of uses Use of shop 21% 55sqm 3% 3% 6% 40% 1,858sqm number of 34 Number of vacant 7 3% 15% 9% A1 A2 A3 A4 A5 D1 SG VA Relative performance 29

31 28. Liverpool Road / Barnsbury Street Location and description Liverpool Road / Barnsbury Street Local Shopping Area is situated in the centre part of the borough, northwest of Angel Town Centre. The surrounding area is typified by Georgian terraced streets interspersed with Victorian and low to mid-rise post-war housing estates. The site opposite the shop on Liverpool Road and to the rear of the on Barnsbury Street is being redeveloped for housing. The surrounding area is predominantly residential in character. The shop are located in late Georgian and modern buildings with flats above The shopping area is located around 800 metres north of Angel Underground station and 750 metres south of Highbury and Islington Underground and railway station. The nearest bus stops are located on Upper Street, which runs parallel to Liverpool Road. Pedestrian access to surrounding residential areas is good Range of uses Use of shop 17% 51sqm 6% 6% 38% 915sqm number of 18 Number of vacant 0 21% 6% 6% A1 A2 A3 B1 C3 D2 SG Relative performance 30

32 29. Upper Street Location and description Upper Street is situated in the centre of the borough, and forms part of the A1 route corridor which runs the length of Islington. The surrounding area is typified by Georgian and Victorian terraces and squares, interspersed with post-war housing estates. The area is primarily residential in character. Shop on Upper Street are located in a range of buildings from the Victorian era onwards. Many shops have flats above, although office uses are found near to Highbury Corner. The shop serve a mix of local residents, workers and visitors: the street has increasingly become popular as a place for eating, drinking and niche retail shopping The shopping area is located immediately south of Highbury and Islington Underground and railway station. Upper Street is well served by bus routes. Pedestrian access is good from surrounding neighbourhoods; despite being busy with traffic, the road itself is relatively easy to cross at a number of points Range of uses Use of shop 2% 2% 1% 1% 3% 2% 101sqm 12% 10,395sqm 47% number of 103 Number of vacant 3 25% 5% A1 A2 A3 A4 A5 B1 D1 D2 SG VA Relative performance 31

33 30. Canonbury Place Location and description Canonbury Place is situated in the centre of the borough, east of Upper Street. The surrounding area is primarily residential in character, and is typified by Georgian terraces and squares. The shop are situated in a Georgian terrace, and have flats above. The shopfronts have benefitted from a recent enhancement scheme The shops are located around 550 metres southeast of Highbury and Islington Underground and railway station. The nearest bus services are located on Canonbury Road (200 metres to the west) and St. Paul s Road (250 metres to the north). Pedestrian access is good from surrounding neighbourhoods Range of uses Use of shop 25% 56sqm 225sqm 50% number of 4 Number of vacant 1 25% A1 SG VA Relative performance 32

34 31. Embassy Location and description The Embassy Local Shopping Area is situated on Essex Road, in the east of the borough and immediately northeast of Angel Town Centre. The surrounding area is a mix of Victorian and Georgian terraced streets, interspersed with low to mid-rise postwar housing estates and modern development. The area is predominantly residential in character. The shop are located on the southeastern side of the road. Almost all shops are located north of New North Road within the ground floor of modern residential blocks which are setback from the main road. South of New North Road, the shopping area includes one older unit The shopping area is located immediately adjacent to Essex Road railway station. Essex Road is very well served by buses. Pedestrian access to surrounding residential areas is good, although traffic along Essex Road provides a barrier to movement Range of uses Use of shop 12% 6% 6% 55sqm 937sqm 6% 70% number of 17 Number of vacant 0 A1 A2 A3 A5 D Relative performance 33

35 32. Essex Road Location and description Essex Road is situated in the east of the borough, near to the boundary with the London Borough of Hackney. The surrounding area is typified by Victorian and Georgian terraced streets, interspersed with post-war housing estates; it is predominantly residential in character. The shop on the southeastern side of the road are mainly located in Victorian and Georgian buildings, with flats above. On the northwestern side of the road, shops are mainly provided in new-build residential blocks; these shops include two supermarkets The shopping area is located around 400 metres north of Essex Road railway station. Essex Road is very well served by buses. Pedestrian access to surrounding residential areas is good, although traffic along Essex Road provides a barrier to movement Range of uses 17% Use of shop 116sqm 5,587sqm 8% 36% number of 48 2% 4% 2% 2% 6% 2% 15% 6% Number of vacant 8 A1 A2 A3 A4 A5 B2 C3 D1 D2 SG VA Relative performance 34

36 33. Southgate Road Location and description Southgate Road is situated on the eastern edge of the borough, immediately adjacent to the London Borough of Hackney boundary. The surrounding area mostly constitutes Georgian streets and squares. It is predominantly residential in character but includes some small workshops. The shop are located on the western side of the road, in Georgian era buildings, with flats above The shopping area is located around 1 kilometre east of Essex Road railway station. Southgate Road is served by bus routes. Pedestrian access to surrounding residential areas is good Range of uses Use of shop 10% 10% 20% 77sqm 771sqm 10% 10% 10% number of 10 Number of vacant 1 30% A1 A2 A3 A4 D1 SG VA Relative performance 35

37 34. New North Road Location and description New North Road is situated in the southeastern part of the borough, near to the London Borough of Hackney boundary and just north of Hoxton. The surrounding area is typified by Georgian terraced streets interspersed with post-war housing estates. It is a predominantly residential district but also contains office accommodation and workshops. The shop are located in Georgian era buildings with flats above The shopping area is located around 400 metres southeast of Essex Road railway station. This section of New North Road is served directly by a bus route. Pedestrian access to surrounding residential areas is good Range of uses Use of shop 6% 17% 11% 43% 60sqm 1,086sqm number of 18 Number of vacant 0 11% 6% 6% A1 A2 A3 A5 C3 D1 SG Relative performance 36

38 35. St. Peter s Street Location and description St. Peter s Street is situated in the southeastern part of the borough, near to the London Borough of Hackney boundary. The surrounding area is typified by Georgian terraced streets interspersed with post-war housing estates. Immediately to the south is the Regent s Canal; south of the canal are previously industrial neighbourhoods in transition to a mix of uses, including office accommodation. The shop are located in Georgian era buildings with flats above The shopping area is located around 800 metres east of Angel Underground station. The nearest bus stops are located on Essex Road, approximately 300 metres to the north. Pedestrian access to surrounding residential areas is very good Range of uses Use of shop 18% 62sqm 9% 9% 55% 687sqm number of 11 Number of vacant 2 9% A1 A3 A4 SG VA Relative performance 37

39 36. King s Cross Location and description The King s Cross Local Shopping Area is situated in the south of the borough on the fringe of central London. Most shop are located on Caledonian Road, with a limited number on Pentonville Road. The surrounding area, which is in a state of transition driven by the redevelopment of the neighbouring King s Cross and St. Pancras stations, consists of a mix of post-war housing estates, Georgian residential properties and commercial areas. Shop are located in a mix of Victorian, Georgian and modern buildings, with flats, offices and leisure uses above. The shops primarily serve workers and visitors, but also have a role in providing services and goods to local communities The shopping area is located around 200 metres from King s Cross St Pancras Underground and railway stations. Both Caledonian Road and Pentonville Road are very well served by bus routes. Pedestrian access is good from neighbourhoods to the north, but Pentonville Road and King s Cross Road act as a barrier to movement, particularly around the Gray s Inn Road gyratory Range of uses Use of shop 24% 26% 64sqm 4,049sqm 5% 8% 11% number of 63 Number of vacant 15 3% 2% 2% 6% 8% 5% A1 A2 A3 A4 A5 B1 C1 C3 D1 SG VA Relative performance 38

40 37. Amwell Street Location and description Amwell Street is situated in the south of the borough, between Pentonville Road and Rosebery Avenue. The surrounding area is typified by Georgian terraces and squares and is primarily residential in character. Shop on Amwell Street are located in Georgian-era buildings, with flats above. The shops primarily serve the local residential community, but as a result of its central location and attractive character, shops and facilities also attract workers and visitors The shopping area is located around 500 metres from Angel Underground station. Pentonville Road and Rosebery Avenue are very well served by bus routes; however, no buses serve Amwell Street itself. Pedestrian access is very good from surrounding neighbourhoods Range of uses Use of shop 21% 4% 4% 50sqm 1,397sqm number of 28 4% 67% Number of vacant 1 A1 A4 C3 SG VA Relative performance 39

41 38. Exmouth Market Location and description Exmouth Market is located in the south of the borough at the junction of Farringdon Road and Rosebery Avenue. Shopping is strongly focused on Exmouth Market itself, although there are a limited number of shops and restaurants on side streets. These shops and services a strong draw for visitors to Islington, as well as providing important services for the surrounding residential communities and nearby office workers. A street food market opes between 12pm to 3pm, Monday to Friday.The public realm on Exmouth Market has not been particularly well maintained; renewal has been identified as a priority for the area. Improvement as a shared space would provide better facilities for street vendors and mitigate conflicts between pedestrians and vehicles. Away from Exmouth Market, the quality of the public realm is patchy. The junction of Tysoe Street, Skinner Street and Exmouth Market is a poor quality gateway and has been identified as a priority for improvement. The adjacent Mount Pleasant site is allocated for substantial redevelopment, which is likely to include some complementary retail Exmouth Market lies between Angel and Farringdon Underground stations (around 800 metres from each). A number of bus routes run along Rosebery Avenue just north of Exmouth Market. The street itself is a shared space environment with largely level access. Conflicts between pedestrians and vehicles occur as a result of relatively poor street design. The street tends to be dominated by pedestrian activities for most of the daytime, with footfall particularly high between 12 and 2pm on weekdays, due to amount of office workers buying lunch at the market. Access from the surrounding areas is generally good, although Farringdon Road provides a barrier to access to the west Range of uses Use of shop 3% 3%2% 3% 5% 11% 34% 3% 36% 84sqm 5,392sqm number of 64 Number of vacant 7 A1 A2 A3 A4 A5 C3 D1 SG VA Relative performance 40

42 39. Whitecross Street Location and description Whitecross Street is located in the south of the borough, near the boundary with the City of London, north of the Barbican. Shopping mainly takes place on Whitecross Street itself, with a limited number of shops on side streets. These shops serve the local residential communities, workers and visitors to Islington. The self-contained Cherry Tree Walk shopping centre, which includes a Waitrose supermarket (which has plans to expand), also forms part of the Local Shopping Area. A street market opes between 11am and 3pm, Monday to Friday. The street was improved in 2008 by Islington Council and EC1 New Deal for Communities to create a shared space type environment and better facilities for street vendors. This, combined with an adequate standard of maintenance, contributes to a good quality public realm on the street itself. Away from Whitecross Street, the quality if the public realm is patchy: some side-streets have also been upgraded, while others (such as Roscoe Street) remain fairly poor in quality Whitecross Street is accessible on foot from Barbican, Moorgate and Old Street Underground stations, in a zone of high accessibility. There are numerous bus routes accessible on Old Street to the north and Chiswell Street to the south. The street itself is a shared space environment with level access, and tends to be dominated by pedestrian activities for most of the daytime. Footfall is particularly high between 12 and 2pm on weekdays, due to amount of office workers buying lunch at the market Range of uses Use of shop 4% 19% 35% 60sqm 4,356sqm 4% number of 73 8% 1% 4% 3% 18% 4% Number of vacant 14 A1 A2 A3 A4 A5 B1 C3 D1 SG VA Relative performance 41

43 40. Packington Estate Location and description The Packington Estate is located in the southeastern part of the borough, near to the London Borough of Hackney boundary; the estate was built in the 1960 s and is currently undergoing phased redevelopment, incorporating new housing, community facilities and retail. The surrounding area is typified by Georgian terraced streets interspersed with post-war housing estates. There is a low to medium amount of traffic passing through the area, although there are traffic calming measures in place. To the southeast is the Regent s Canal; south of the canal are previously industrial neighbourhoods in transition to a mix of uses, including office accommodation The Packington Estate is located around 600 metres south of Essex Road railway station, and around 800 metres northeast of Angel Underground station. The nearest bus stops are on Essex Road, approximately 300 metres to the west, and on New North Road, approximately 500 metres to the northeast. Pedestrian access to the surrounding residential areas is good. There is also access to the south side of the canal via a footbridge Range of uses The retail which will constitute the Local Shopping Area are currently under construction; therefore there is no data about the range of uses. Given the importance of the previous shops to the local community, which were identified as a shopping area in several of Islington s previous development plans, designation as a Local Shopping Area will be appropriate for the future retail. Details of this designation will be confirmed once construction is complete; the masterplan for the estate redevelopment shows that the re-provided retail will comprise 750sqm of flexible A1/D1, located on the corner of Prebend Street and Packington Street Relative performance N/A N/A N/A N/A N/A 42

44 41. Westbourne Road Location and description Westbourne Road is located in the west of the borough, northwest of Angel Town Centre and south of Nag s Head Town Centre. To the south are a number of Georgian terraced streets while north of the shopping area is the Westbourne Estate, a modern, medium to low-rise housing estate. The shop are located in Georgian era buildings with flats above; a number of ground floor adjacent to the shop have been converted to residential use The shops are located around 400 metres southeast of Caledonian Road Underground station. Westbourne Road is served by a bus route with stops immediately in front of the shop. Pedestrian access to residential areas immediately adjacent to the shops is good Range of uses Use of shop 25% 38sqm 150sqm number of 4 Number of vacant 1 75% A1 VA Relative performance 43

45 42. Proposed deleted designations Introduction The 2002 Unitary Development Plan aimed to protect Islington s shopping offer through two designations: Protected Local Shopping Centres and Protected Local Shops. In many cases, these designations have their basis in former plans (the 1994 UDP, 1986 Development Plan and 1982 Development Plan; see Appendix 2). The Development Management Policies aims to achieve similar outcomes through one policy designation: Local Shopping Areas. Changes resulting from this new approach, and the reasons for amending existing 2002 UDP designations, are set out below Protected Local Shopping Centres The Protected Local Shopping Centres designation identifies small groups of shops that perform an important local shopping function Most of these designations are proposed to re-designated through the Development Management Policies DPD, either as part of an amended or new Town Centre designation, or as a Local Shopping Area. This designation seeks very similar outcomes to the existing UDP policy for Local Shopping Centres; i.e. in protecting existing A1 shop The table below identifies changes to existing Local Shopping Centre designations. Protected Local Shopping Centre (existing) S6 (Hazelville Road) S7 (Whitehall Park) S8 (Hornsey Road 1) S9 (Stroud Green Road) S10 (Tollington Park) S11 (Holland Walk) S12 (Hornsey Road 2) S13 (Holloway Road 1) S14 (Blackstock Road 1) S15 (Hornsey Road 3) S16 (Holloway Road 2) S17 (Blackstock Road 2) S18 (Campdale Road) S19 (Cardwell Terrace) S20 (Hornsey Road 4) S21 (Highbury Park) S22 (Drayton Park) S23 (Newington Green) S24 (Holloway Road 3) S25 (Brecknock Road) S26 (Caledonian Road 1) S27 (Grosvenor Ave) New or deleted designation (proposed) Local Shopping Area (Hazelville Road) Local Shopping Area (Whitehall Park) Local Shopping Area (Hornsey Road North) Finsbury Park Town Centre Finsbury Park Town Centre Proposed to be deleted Proposed to be deleted Archway Town Centre Finsbury Park Town Centre Local Shopping Area (Tollington) Local Shopping Area (Upper Holloway) Finsbury Park Town Centre Local Shopping Area (Campdale Road) Local Shopping Area (Cardwell Terrace) Proposed to be deleted Local Shopping Area (Highbury Barn) Local Shopping Area (Drayton Park) Local Shopping Area (Newington Green) Local Shopping Area (Lower Holloway) Local Shopping Area (Brecknock Road) Local Shopping Area (Cottage Road) Local Shopping Area (Grosvenor Avenue) 44

46 S28 (St. Paul s Road) S29 (Roman Way) S30 (Westbourne Road) S31 (Upper Street) S32 (Essex Road 1) S33 (Caledonian Road 2) S34 (Southgate Road) S35 (Essex Road 2) S36 (Cross Street) S37 (Essex Road 3) S38 (Essex Road 4) S39 (New North Road) S40 (Copenhagen Street) S41 (Caledonian Road) S42 (Packington Square) S43 (St. Peter s Street) S44 (Caledonian Road 3) S45 (Amwell Street) S46 (Central Street) S47 (St. John Street) S48 (Exmouth Market) S49 (Whitecross Street) S50 (Farringdon Road) Local Shopping Area (St. Paul s) Local Shopping Area (Roman Way) Local Shopping Area (Westbourne Road) Local Shopping Area (Lower Holloway) Local Shopping Area (Essex Road) Local Shopping Area (Caledonian Road) Local Shopping Area (Southgate Road) Local Shopping Area (Embassy) Angel Town Centre Angel Town Centre Angel Town Centre Local Shopping Area (New North Road) Proposed to be deleted Local Shopping Area (Copenhagen Street) Local Shopping Area (Packington Estate) Local Shopping Area (St. Peter s Street) Local Shopping Area (King s Cross) Local Shopping Area (Amwell Street) Proposed to be deleted Proposed to be deleted Local Shopping Area (Exmouth Market) Local Shopping Area (Whitecross Street) Proposed to be deleted Seven protected local shopping centres from the UDP are proposed to be deleted in their entirety by the Development Management Policies DPD. In total, these centres contain 68 shop. The table in Appendix 1 identifies affected addresses and why the centre is not proposed to be designated through the Development Management Policies Protected Local Shops The Protected Local Shops designation identifies standalone shops. These are usually traditional corner shops situated in Victorian terraced areas, or one-off shops serving housing estates. In some cases, the designation identifies a small group of shops, or a cluster of shops serving a particular residential area The Development Management Policies proposes to delete these designations. Instead, it contains a general policy that aims to protect shops where there is no alternative shopping provision within 300 metres. The outcomes sought by this approach are similar to the UDP policy of designating important local shops. The difference in approach is a result of the need to have flexible DPD policies and to ensure that a consistent approach is applied across the borough Two Protected Local Shop designations have been wholly incorpod into the proposed Local Shopping Areas identified in the Development Management Policies DPD. These are LS9 (King Henry s Walk) and LS10 (Ball s Pond Road), both of which are situated in a part of the borough where provision of local shops is poor. In addition, some shops identified in other Protected Local Shop designations have been incorpod into proposed new designations: Part of LS1 (Crouch Hill): now a Local Shopping Area (Crouch Hill) 45