Policy information sourced from the Islington Local Plan

H3 Genuinely affordable housing

  • A minimum of 50% of the total net additional conventional housing built in the borough over the plan period must be genuinely affordable. Affordable housing tenures which are not considered to be genuinely affordable will be resisted and not be counted towards the level of affordable housing provision on individual schemes.
  • All sites (except for those which are currently or have been in full or partial public sector ownership) which are capable of delivering 10 or more conventional units (gross) and/or which propose 1,000sqm (GIA) residential floorspace or more must:
    1. provide 45% on-site affordable housing (by net additional unit) without public subsidy; and
    2. demonstrate how all potential public subsidy options for maximising the delivery of on-site affordable housing to reach 50% (by net additional unit) have been utilised.
  • Where a site triggers Part B, and proposes a level of on-site affordable housing above 45% but less than 50% (regardless of whether public subsidy is provided or not), the proposal will be subject to detailed review mechanisms throughout the period up to full completion of the development, including a late stage review mechanism. Any sites which trigger Part B and provide 50% on-site affordable housing (by net additional unit) will not be subject to a review mechanism.
  • All sites which are capable of delivering 10 or more conventional units (gross) and/or which propose 1,000sqm (GIA) residential floorspace or more, and which are currently or have been in public sector ownership (either part or full public ownership) must:
    1. provide 50% on-site affordable housing (by net additional unit) without public subsidy; and
    2. demonstrate how all potential public subsidy options for maximising the delivery of on-site affordable housing in excess of 50% (by net additional unit) have been utilised, and demonstrate additionality delivered using any and all forms of public subsidy.
  • Where a site triggers Part D, and additional on-site affordable housing does not demonstrate ‘additionality’ above 50% to the Council’s satisfaction, the proposal will be subject to detailed review mechanisms throughout the period up to full completion of the development, including a late stage review mechanism.
  • Where a proposal seeks to apply the portfolio approach in line with London Plan Policy H5 the following will need to be demonstrated:
    • At least 35% affordable housing is provided on-site (without subsidy);
    • Confirmation of the Mayor’s agreement to use of the portfolio approach and robust evidence to demonstrate the delivery of 50% affordable housing (without subsidy) across the portfolio and the timescales associated with achieving this; and
    • All reasonable steps have been undertaken to maximise delivery of on-site affordable housing through public subsidy to deliver additionality above the level provided on-site under the portfolio approach.
    The Council will employ the use of early stage review mechanisms, as set out in paragraph 3.49, if substantial implementation is not achieved within two years. Where there are future changes to a proposal that result in a reduction of affordable housing provision agreed for the site under the portfolio approach, the proposal will be required to follow the viability tested route as set out in this policy. If a site falls outside of the portfolio approach due to a change in circumstances then the proposals will be required to comply with H3 parts B, C, D or E as relevant.
  • Any proposal which does not provide the minimum required level of affordable housing set out in Part B or D will be refused unless the Council accepts Part H can be applied.
  • Site-specific viability information will only be accepted in exceptional cases. This could include circumstances:
    • where a significant shift in macro-economic conditions has occurred which has a demonstrable negative impact on the delivery of development.
    • where a development is proposed which is of a wholly different type and is therefore not reflected by any of the typologies used in the viability assessment that informed the Local Plan.
    • where a development is proposed which demonstrates a very close alignment to a typology shown to be unviable at full policy compliance in the viability assessment that informed the Local Plan.
    • where the development in question is an Estate re-development scheme which involves the demolition and replacement of affordable housing.
    Where it is accepted that a site-specific financial viability assessment should be considered as part of an application, the Council will determine the weight to be given to the viability assessment alongside other material considerations, ensuring that developments remain acceptable in planning terms. For schemes where a sitespecific financial viability assessment is accepted, the site-specific targets set out in Parts B or D must remain the starting point. Site-specific viability assessments will be tested rigorously and undertaken in line with the Council’s Development Viability SPD and the maximum viable amount of affordable housing must be delivered. Such proposals will be subject to detailed review mechanisms throughout the period up to full completion of the development, including a late stage review mechanism.
  • For schemes which are capable of delivering 10 or more conventional units (gross) and/or which propose 1,000sqm (GIA) residential floorspace, in genuinely exceptional circumstances affordable housing may be provided off-site or as a cash in lieu contribution. Cash in lieu contributions will be calculated based on the financial equivalent to on-site provision including an appropriate amount to take into account the value of the land.
  • Where affordable housing is provided on-site, the Council will require an affordable housing tenure split of 70% social rented housing and 30% intermediate housing. The majority of intermediate units should be London Living Rent, and regard will be given to the priorities set out in the Council’s Housing Strategy and other agreed evidence of housing need.
  • Sites delivering fewer than 10 residential units (gross) and/or which propose less than 1,000sqm (GIA) residential floorspace are required to provide a financial contribution to fund the development of affordable housing off-site. The level of contribution required will be £50,000 per net additional unit, except for the area south of Pentonville Road/City Road where the contribution required will be £60,000 per net additional unit.
  • For proposals which trigger affordable housing requirements in Islington (either onsite or through financial contributions), exceptional reasons will be required to justify application of the Vacant Building Credit and all of the following criteria must be met:
    1. It has been demonstrated that the proposal has been considered under Policy H3, Part H and the criteria for pursuing the viability tested route are not satisfied.
    2. All buildings within the site boundary must be vacant at the time the application is submitted and it should be demonstrated that the buildings have been vacant for 3 years or more (this must meet the requirements set out in appendix 1).
    3. There are no extant or recently expired permissions on the site, for any proposed use class.
    4. It is clearly demonstrated that the site would otherwise not come forward for any form of redevelopment and the building has not been made vacant for the sole purpose of redevelopment. This should be evidenced by provision of marketing evidence for a continuous period of 24 months (up to the point of submission of an application). Such evidence must meet the marketing requirements set out in Appendix 1. Evidence should also be provided setting out any site specific issues which form a barrier to the redevelopment of the site.

For more information please see the Islington Local Plan