Six-storey medical centre and housing at Andover Medical Centre, London N7

What was proposed

The application proposed replacing the single-storey medical centre with a six-storey mixed-use building containing healthcare space and 23 homes.

“P2025/0523/FUL Application type Full Planning Application – Major Ward Finsbury Park Listed building N/A Conservation area N/A Development Plan Context Article 4 - Flexible Uses Critical Drainage Group3_002 Alexandra Palace viewing terrace to St Paul's Cathedral Alexandra Palace viewing terrace to St Paul's Cathedral Andover Estate Licensing Implications N/A Site Address Andover Medical Centre, 270-282 Hornsey Road, London, N7 7QZ Proposal Demolition of existing…”

“Figure 4: Aerial view 4. SUMMARY 4.1 The Andover Medical Centre houses a GP Practice serving the local community. The site currently comprises a single storey health centre building and an adjacent area of public open space. The proposal is to demolish the existing building and erect a six storey building comprising 275sqm of medical/health, Class E(e) floorspace on the ground and first floors and 23 homes across the 1 st to 5 th floors, with associated landscaping works.”

Officer report

The site and surroundings

The site is beside the Andover Estate, includes public amenity space and trees, and has high access to public transport.

“SITE AND SURROUNDINGS 5.1 The site is located on the eastern side of Hornsey Road approximately 200m north of Seven Sisters Road and occupies an area of approximately 690sqm. It currently accommodates a single-storey medical centre building dating from the 1970s which backs on to the road. The building has a triangular footprint and occupies approximately half of the site, with the remainder of the site taken up by an open area of public amenity space.”

“The site is adjacent to the Andover Estate, which is Islington’s largest housing estate, with 1- 12 Mingard Walk directly behind the site. To the north-west is a 4-storey former Police Station and to the south-east is a 2-storey Fire Station. Facing the site from the other side of Hornsey Road is a petrol station with four floors of flats above (Eagle House).”

Officer report

Earlier proposals and advice

Earlier estate redevelopment was partly completed, its larger outline phase lapsed, and pre-application advice supported six storeys subject to detailed impacts.

“It should be noted that there has been an approval of a hybrid planning application for extensive development to Andover Estate (P2020/1181/S73) with forty-two units of Phase 1 completed. The larger outline Phase 2 included buildings of six storeys, estate-wide public realm and landscape improvements and new play space, but has now lapsed. 6.”

“P2017/2065/FUL - Hybrid planning application involving outline consent (scale, access and layout) for the phased redevelopment of the Andover Estate allowing for the erection of buildings up to 6 storeys to provide a gross total of 199 new dwellings (comprising 22 x 1 bedroom dwelling; 133 x 2 bedroom dwelling; 43 x 3 bedroom dwellings; 1 x 4 bedroom dwelling); up to 5159 sqm of affordable workspace (Use Class B1 ), 87sqm of flexible use space (Class A1/A3/B1/D1 ),…”

Officer report

Main planning issues

The assessment considered housing, healthcare, design, neighbour amenity, trees, open space, biodiversity, sustainability, transport, fire safety and planning obligations.

“The Development Plan is comprised of the London Plan (2021) and the Islington Local Plan Strategic and Development Management Policies (2023). The policies of the Development Plan are considered relevant to this application and are listed at Appendix 2 to this report 11. ASSESSMENT”

“The main issues arising from this proposal relate to: • Principle of Development • Land Use • Affordable Housing and viability • Urban Design and Conservation • Quality of Accommodation • Neighbour Amenity • Trees and Landscaping • Ecology and Biodiversity • Energy and Sustainability • Highways and Transport • Fire Safety • Planning Obligations…”

Officer report

Who spoke at the meeting

An objector challenged the healthcare arrangements, affordable housing, consultation, environmental information and scale, while the applicant supported the scheme’s housing, healthcare and sustainability benefits.

Members’ discussion

Members discussed daylight, servicing, biodiversity, tree removal, healthcare relocation, consultation, shared ownership and single-aspect flats before finding the scheme policy-compliant.

“Further clarification was sought on biodiversity net gain. Officers confirmed that while this was not a planning condition, it was a statutory requirement and would be reinforced through an informative. Members also discussed the proposed relocation of the medical centre and agreed this was not a material consideration, as policy requirements for re- provision on site were met. Questions were raised about the removal of four maple trees under a Tree Preservation Order.”

“Members queried the rationale for applying a Tree Preservation Order and then permitting removal. Officers explained that the TPO was a precautionary measure to prevent premature removal before assessment and that the loss of one tree was accepted by the Tree Officer subject to adequate replanting.”

Minutes

The vote

Members unanimously approved the application after adding a condition requiring servicing and deliveries during off-peak hours.

“An additional condition was proposed to ensure servicing and deliveries occurred during off- peak hours. The application was approved unanimously with the additional condition, wording of which was delegated to officers.”

Minutes

The decision

Planning permission was granted subject to the additional servicing condition, the listed conditions and informatives, and completion of a Section 106 agreement.

“RESOLVED: That following consideration of the case officer’s report (the assessment and recommendations therein), the presentation to Committee, submitted representations at this meeting, planning permission be granted subject to the additional condition and the conditions and informatives set out in Appendix 1 of the officer report and subject to the prior completion of a Deed of Planning Obligation made under Section 106 of the Town and Country Planning Act 1990.”

Minutes