Frequently Asked Questions

Below you can find the answers to frequently asked questions on the proposals for 176-178 York Way. If you have any further questions, please do not hesitate to get in contact with the team via the Contact page.

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There is a petrol station, forecourt and canopy, which we believe have been on the site since the 1970s.

Pre-dating this there has been a history of other industrial/ warehouse buildings, which are now lacking in architectural merit.

A disused tube station is also near the site but does not form part of the application site.

We believe that given the current buildings bring no benefits to the local community or economy, the redevelopment of the site would provide a greater offer to the area.

No. The site is not located within a conservation area and does not contain any statutorily or locally listed buildings.

The site is adjacent to the locally listed York Road station and Grade-II listed Paget Christian Centre. York Road School Conservation Area is 110 metres to the south of the site.

The area was largely undeveloped until the 1850s with the arrival of railways. Throughout the mid-19th century, the local context had transformed into a dense cityscape of terraced streets, with large industrial/warehouse buildings gathering around the railway. This pattern continued to the mid-20th century, where large housing estates began to be developed. There has not been any substantial developments on the site since due the three Gasworks tunnels underneath the surface of the site.

The existing buildings is two storeys of 6.75 metres with no existing basements.

No, the 57-65 Randell’s Road site is outside of our ownership and therefore does not form part of the  development proposals.

57-65 Randell’s Road benefits from an extant planning permission to deliver residential and ground plus basement commercial uses.

Current occupiers of the site are aware of our proposals for 176-178 York Way and have leased their spaces on a short term basis. We anticipate the development will create jobs throughout the construction period, with further jobs to be delivered once the development is complete.

The proposals for the site include the development of a science and technology building to advance the facilities for science research and innovation in London, improve public realm for the local community and improve the connections between Bingfield Street and York Way, Bingfield Park (via Randell’s Road) with York Way, and across York Way itself.

The STEM sector is driven by extraordinary demand and groundbreaking innovation. The industry is actively looking for laboratory and research space in London, and our proposals for York Way are ideally located to complement London’s growing Knowledge Quarter and Golden Triangle of the UK more widely.

In comparison to a standard office building, our proposals for York Way will also create additional opportunities for communities and businesses in Islington. Our plans include an education space for local schools and education providers to use, inspiring the next generation of STEM professionals and fostering curiosity. There will be a purpose-built community space for local community groups, and we’ll be providing 10% policy compliant affordable workspace, giving local small businesses and startups the tools to thrive.

The centre will primarily consist of laboratory and research facilities and some office space, however there will also be new affordable workspace for local businesses, and spaces for the community including a flexible community event space and flexible makers space.

We believe that this development will create a whole host of benefits for people living in the area. The proposals are expected to generate around £58.1 million in additional value per year to the local economy in Islington, unlocking opportunities for those that are currently held back by financial barriers and creating new employment and educational opportunities for local schools, businesses, and suppliers. It will also provide new green space for people to enjoy, as well as creating connections in the area and increasing safety. And while doing this, the centre will work on some of the most groundbreaking new technologies, strategically located in London’s hub of science and technology.

Our proposals are also accompanied by a five-year social value plan, developed in partnership with Savills Earth. Each year we will provide a £20,000 contribution to a large-scale community project for a total period of five years. We have worked with key stakeholders in the local authority to develop this plan and we look forward to supporting communities in the borough.

The centre will create a wide variety of employment opportunities, from scientists and researchers to construction staff, security, and receptionists. As well as jobs for those already working in the STEM sector, we hope that this development can open up opportunities for those wishing to branch out into the industry, giving them the tools they need to succeed. We currently anticipate that our proposals will create 630 on-site jobs once the development is complete and 300 jobs during the construction period, many of which will be reserved for people living in Islington.

Dependent on being granted planning permission, we are currently anticipating work starting on site in Spring 2025. Upon receiving a planning decision, we will make more concrete plans on how to publicise job opportunities that arise from the development. 

The site has several unique challenges which have limited what can be built, requiring us to create a complex and highly technical design for the centre. Network Rail tunnels run beneath the site as close as 4.5 metres from the surface, meaning that we have had to think carefully about how our design can work alongside this.

We have spent a lot of time and effort in ensuring our design for the centre responds to these constraints, while also creating something that creates benefits for the local area.

We have designed a sustainable development fit for the future, that can respond to the climate emergency and contribute towards the transition to a low carbon world.

We are delivering a building design that is as energy efficient as possible, using sustainable and low carbon materials. Our highly experienced design team has also considered a range of opportunities and technologies to innovate towards net zero carbon, from design to construction and finally operation.

Yes, our proposals align with Islington Council’s Local Plan, and they offer significant benefits for the borough. We recognise that Islington has little by way of major new development sites, and also has the second lowest amount of green space of any local authority in the country. We will deliver on this, as well as contributing to the council’s other objectives, including providing new affordable workspace and designing out crime. 

We know that the routes to the site from Caledonian Road are not well sign posted and it can sometimes be difficult to know if you are going in the right direction. We want to make it easier for local communities and businesses to feel more connected to both York Way and King’s Cross, while creating cleaner, greener and safer routes from Caledonian Road and Randell’s Road. Our proposals will create a new clear route through Bingfield Street, and we’ll also improve Randell’s Road to include step-free access, wider pavements and new green landscaping.

We will endeavour to mitigate any potential impacts on neighbouring residents. If we are granted planning permission, we will work closely with Islington Council to ensure that any disturbance created by our proposals is sufficiently mitigated.

We have completed a series of engagement exercises with communities closest to the site to understand the needs of local people.

 

Throughout 2023 we consulted on the future of the site with a variety of stakeholders, including two consultation sessions for communities and residents, ongoing engagement with Islington Council’s planning team and the local Design Review Panel to get a wide range of feedback on the proposals.

 

We recently carried out a final consultation on the proposals in February 2024, and we’re pleased that many people are excited about the benefits the development will bring to the area, specifically improvements to public realm, safety and opportunities for local people.

Subject to receiving planning permission, we hope to start on site in Spring 2025.

Current proposals indicate a total of approximately 17,000sqm of floorspace GEA, 11,700sqm NIA.

The site sits within an area known as the Knowledge Quarter and complements the agenda from the GLA and L.B. Islington to make London a home for life sciences research (policy SP2B of the draft Local Plan).

There is an opportunity to deliver a world-class facility in this location, led by a developer who has ample experience in creating successful facilities such as the one proposed here.

We propose to activate the ground floor for a variety of uses. There is potential for the ground floor space to be used for events or commercial or retail benefit. We look forward to discussing these potential opportunities with the community and the Council to ensure our proposals meet local desires and demand.

Our ambitions also aim to improve connections between Bingfield Street and York Way, Bingfield Park (via Randell’s Road) with York Way, and across York Way itself. These new or improved routes will increase safety and we hope will contribute towards designing out and reducing crime.

Our aspiration with the redevelopment is to improve the current public open space around the site and to have a step-free, pedestrian-friendly environment. We are keen to pursue options such as adding new trees and planting, improving the road and pavement surfaces and improving the local amenity offer and creating a more attractive area, particularly around Bingfield Park. We will also be looking at safety measures such as lighting and signage.

We will work closely with local residents and Councillors to make sure our proposals are appropriate and genuinely beneficial for the area.

We have submitted an application to Islington Council (P2024/0844/FUL) which you can follow via the Islington Council Planning Portal

The construction phase of the development is anticipated to take in the region of 3 years.

Our demolition and construction management plan will follow guidance set by Islington Council. We anticipate minimal disruption from demolition, with construction exploring modern methods to reduce time and noise disruptions on site.

We are considering a number of accreditation schemes that will deliver a sustainable building for the future such as BREEAM and NABERS. The decision as to which certifications will be determined by the proportion in the mix of uses in the building.

Cycle parking for the building occupiers will be internal in the basement as well as for visitors to the site (these will be external).

Our designs will also consider active travel opportunities and end of journey facilities to accommodate for users and visitors.

The site will be serviced from Bingfield Street.

The majority of vehicle trips associated with delivery and servicing will be facilitated via access along Randell’s Road. This approach has been well considered to mitigate any impact on the public realm around the building. The emerging proposal seeks to open up Bingfield Street to the south with active frontage for improved through routes to enhance links to Bingfield Park and to the existing council estates.

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