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Tall buildings

16 Jul 18

Increasing Housing Targets and Design-led Densification – an Opportunity for Building Tall?

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The Draft London Plan was published for consultation in December 2017, setting out a new agenda for the delivery of much-needed housing across the Capital, including through ‘design-led densification’ and more pertinently, maximisation of brownfield land capacity

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London Authority: Westminister | Name of Building: Millbank Tower | Year built: 1963 | Height (m): 118.8 | Number of Storeys: 33 | Residential (y/n): No | Building or structure: Building

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London Authority: Hillingdon | Name of Building: Heathrow Control Tower | Year built: 2005 | Height (m): 87 | Number of Storeys: 1 | Residential (y/n): No | Building or structure: Building

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London Authority: Harrow | Name of Building: Kodak Chimney | Year built: – | Height (m): 57 | Number of Storeys: – | Residential (y/n): No | Building or structure: Structure

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London Authority: Barnet | Name of Building: Hendon Waterside | Year built: 2016 | Height (m): 85 | Number of Storeys: 27 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Enfield | Name of Building: Edmonton Refuse Incinerator | Year built: 1971 | Height (m): 100 | Number of Storeys: – | Residential (y/n): No | Building or structure: Structure

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London Authority: Waltham Forest | Name of Building: Northwood Tower | Year built: 1992 | Height (m): 57 | Number of Storeys: 21 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Redbridge | Name of Building: Pioneer Point North | Year built: 2011 | Height (m): 119 | Number of Storeys: 31 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Barking and Dagenham | Name of Building: The Lemonade Building | Year built: 2009 | Height (m): 58 | Number of Storeys: 19 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Havering | Name of Building: Mercury House | Year built: 2013 | Height (m): 57 | Number of Storeys: 12 | Residential (y/n): No | Building or structure: Building

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London Authority: Bexley | Name of Building: Marlowe House | Year built: 1966 | Height (m): 56 | Number of Storeys: 17 | Residential (y/n): No | Building or structure: Building

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London Authority: Bromley | Name of Building: Crystal Palace Transmitter | Year built: 1950 | Height (m): 222 | Number of Storeys: – | Residential (y/n): No | Building or structure: Structure

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London Authority: Croydon | Name of Building: Croydon Transmitter | Year built: 1962 | Height (m): 153 | Number of Storeys: – | Residential (y/n): No | Building or structure: Structure

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London Authority: Sutton | Name of Building: Quadrant House | Year built: 1980 | Height (m): 76 | Number of Storeys: 21 | Residential (y/n): No | Building or structure: Building

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London Authority: Kingston Upon thames | Name of Building: Tolworth Tower | Year built: 1964 | Height (m): 81 | Number of Storeys: 22 | Residential (y/n): No | Building or structure: Building

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London Authority: Richmond Upon Thames | Name of Building: St Matthias Church | Year built: 1958 | Height (m): 61 | Number of Storeys: – | Residential (y/n): No | Building or structure: Building

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London Authority: Hounslow | Name of Building: GWQ tower | Year built: 2015 | Height (m): 75 | Number of Storeys: 27 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Ealing | Name of Building: Apex Tower | Year built: 2015 | Height (m): 76 | Number of Storeys: 21 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Brent | Name of Building: Wembley Stadium | Year built: 2007 | Height (m): 133 | Number of Storeys: 6 | Residential (y/n): No | Building or structure: Structure

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London Authority: Camden | Name of Building: BT Tower | Year built: 1994 | Height (m): 191 | Number of Storeys: 37 | Residential (y/n): No | Building or structure: Building

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London Authority: Haringey | Name of Building: Alexandra Palace Transmitter | Year built: 1936 | Height (m): 67 | Number of Storeys: – | Residential (y/n): No | Building or structure: Structure

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London Authority: Islington | Name of Building: The Lexicon | Year built: 2016 | Height (m): 120 | Number of Storeys: 36 | Residential (y/n): No | Building or structure: Building

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London Authority: City of London | Name of Building: The Heron Tower | Year built: 2011 | Height (m): 242 | Number of Storeys: 46 | Residential (y/n): No | Building or structure: Building

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London Authority: Hackney | Name of Building: Skyline | Year built: 2016 | Height (m): 101 | Number of Storeys: 31 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Tower Hamlets | Name of Building: One Canada square | Year built: 2012 | Height (m): 235 | Number of Storeys: 50 | Residential (y/n): No | Building or structure: Building

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London Authority: Newham | Name of Building: 150 High Street | Year built: 2013 | Height (m): 132 | Number of Storeys: 43 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Southwark | Name of Building: The Shard | Year built: 2013 | Height (m): 306 | Number of Storeys: 73 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Lambeth | Name of Building: St George Wharf Tower | Year built: 2014 | Height (m): 181 | Number of Storeys: 49 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Kensington and Chelsea | Name of Building: Trellick Tower | Year built: 1972 | Height (m): 98 | Number of Storeys: 32 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Wandsworth | Name of Building: Battersea Power Station | Year built: 1933 | Height (m): 113 | Number of Storeys: – | Residential (y/n): No | Building or structure: Building

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London Authority: Merton | Name of Building: The Tower | Year built: 1965 | Height (m): 54 | Number of Storeys: 17 | Residential (y/n): Yes | Building or structure: Building

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London Authority: Lewisham | Name of Building: SELCHP | Year built: 1994 | Height (m): 100 | Number of Storeys: – | Residential (y/n): No | Building or structure: Structure

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London Authority: Greenwich | Name of Building: The Waterman | Year built: 2007 | Height (m): 99 | Number of Storeys: 33 | Residential (y/n): No | Building or structure: Building

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London Authority: Hammersmith and Fulham | Name of Building: Empress State Building | Year built: 2003 | Height (m): 117 | Number of Storeys: 31 | Residential (y/n): No | Building or structure: Building

                                                                   

Local Planning Authority:

City of London

Name of Building: The Heron Tower

Year it was Built:2011

Height (m):242

Number of Storeys:46

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Westminister

Name of Building: Millbank Tower

Year it was Built:1963

Height (m):118.87

Number of Storeys:33

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Kensington and Chelsea

Name of Building: Trellick Tower

Year it was Built:1972

Height (m):98.1

Number of Storeys:32

Residential (y/n):yes

Building or structure:Building


Local Planning Authority:

Hammersmith and Fulham

Name of Building:Empress State Building

Year it was Built:2003

Height (m):117.3

Number of Storeys:31

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Wandsworth

Name of Building:Battersea Power Station

Year it was Built:1933

Height (m):113

Number of Storeys: –

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Lambeth

Name of Building:St George Wharf Tower

Year it was Built:2014

Height (m):180.6

Number of Storeys:49

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Southwark

Name of Building:The Shard

Year it was Built:2013

Height (m):306

Number of Storeys:73

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Tower Hamlets

Name of Building:One Canada square

Year it was Built:2012

Height (m):235.01

Number of Storeys:50

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Hackney

Name of Building:Skyline

Year it was Built:2016

Height (m):101

Number of Storeys:31

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Islington

Name of Building:The Lexicon

Year it was Built:2016

Height (m):120

Number of Storeys:36

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Camden

Name of Building:BT Tower

Year it was Built:1964

Height (m):190.5

Number of Storeys:37

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Brent

Name of Building:Wembley Stadium

Year it was Built:2007

Height (m):133

Number of Storeys:6

Residential (y/n):No

Building or structure:Structure


Local Planning Authority:

Ealing

Name of Building:Apex Tower

Year it was Built:2015

Height (m):76

Number of Storeys:21

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Hounslow

Name of Building:GWQ tower

Year it was Built:2015

Height (m):75

Number of Storeys:27

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Richmond Upon Thames

Name of Building:St Matthias’ Church

Year it was Built:1858

Height (m):61

Number of Storeys: –

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Kingston Upon thames

Name of Building:Tolworth Tower

Year it was Built:1964

Height (m):80.7

Number of Storeys: 22

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Merton

Name of Building:The Tower

Year it was Built:1965

Height (m):54.26

Number of Storeys: 17

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Sutton

Name of Building:Quadrant House

Year it was Built:1980

Height (m):76

Number of Storeys: 21

Residential (y/n):NO

Building or structure:Building


Local Planning Authority:

Croydon

Name of Building:Croydon Transmitter

Year it was Built:1962

Height (m):153

Number of Storeys: –

Residential (y/n):No

Building or structure:Structure


Local Planning Authority:

Bromley

Name of Building:Crystal Palace Transmitter

Year it was Built:1950

Height (m):221.9

Number of Storeys: –

Residential (y/n):No

Building or structure:Structure


Local Planning Authority:

Lewisham

Name of Building:SELCHP

Year it was Built:1994

Height (m):100

Number of Storeys: –

Residential (y/n):No

Building or structure:Structure


Local Planning Authority:

Greenwhich

Name of Building:The Waterman

Year it was Built:2017

Height (m):98.5

Number of Storeys: 33

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Bexley

Name of Building:Marlowe House

Year it was Built:1966

Height (m):55.5

Number of Storeys:17

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Havering

Name of Building:Mercury House

Year it was Built:2013

Height (m):56.69

Number of Storeys:12

Residential (y/n):No

Building or structure:Building


Local Planning Authority:

Barking and Dagenham

Name of Building:The Lemonade Building

Year it was Built:2009

Height (m):58

Number of Storeys:19

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Redbridge

Name of Building:Pioneer Point North

Year it was Built:2011

Height (m):119.4

Number of Storeys:31

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Newham

Name of Building:150 High Street

Year it was Built:2013

Height (m):131.88

Number of Storeys:43

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Waltham Forest

Name of Building:Northwood Tower

Year it was Built:1992

Height (m):57.3

Number of Storeys:21

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Haringey

Name of Building:Alexandra Palace Transmitter

Year it was Built:1936

Height (m):67

Number of Storeys: –

Residential (y/n):No

Building or structure:Structure


Local Planning Authority:

Enfield

Name of Building:Edmonton Refuse Incinerator

Year it was Built:1971

Height (m):100

Number of Storeys: –

Residential (y/n):No

Building or structure:Structure


Local Planning Authority:

Barnet

Name of Building:Hendon Waterside

Year it was Built:2016

Height (m):85.46

Number of Storeys: 27

Residential (y/n):Yes

Building or structure:Building


Local Planning Authority:

Harrow

Name of Building:Kodak Chimney

Year it was Built: –

Height (m):57

Number of Storeys: –

Residential (y/n):No

Building or structure:Structure


Local Planning Authority:

Hillington

Name of Building:Heathrow Control Tower

Year it was Built: 2005

Height (m):86.87

Number of Storeys: 1

Residential (y/n):No

Building or structure:Builidng


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Increasing Housing Targets and Design-led Densification – an Opportunity for Building Tall?

The Draft London Plan was published for consultation in December 2017, setting out a new agenda for the delivery of much-needed housing across the Capital, including through ‘design-led densification’ and more pertinently, maximisation of brownfield land capacity at key transport nodes and within identified Opportunity Areas. All part of the ‘Good Growth Agenda’. This is brought forward in tandem with even greater protection of Green Belt & Metropolitan Open Land and increased housing targets across all 33 of the London Boroughs.

One would assume that this ultimately paves the way for ‘taller development’ defined by the majority of London Planning Authorities as those buildings which are ‘substantially taller than their surroundings’ but only if it can be demonstrated that – the proposals will have no significant impact on the skyline, have no adverse impact on strategic or local views, positively relate to their surroundings, have negligible impact on neighbouring amenity, have no adverse impact on surrounding historic context, townscape, or other technical considerations (including daylight/sunlight, overshadowing or microclimate), are of high quality design, and will deliver other economic, social, and community benefits……….

Notwithstanding, the continued maximisation of brownfield land capacity for housing being at the forefront of the draft Plan represents a key opportunity, particularly at those sites which neighbour existing, or planned ‘taller’ and / or higher density development (which benefits from planning permission) thus providing a fundamental platform and justification for similar development, ‘complementing the skyline’ and the all-important ‘surrounding context’. However, greater scrutiny on design is an evident strand running through the draft Plan, with ‘high-quality principles’ required to be incorporated into all proposals (tall or not). Proactive and early engagement with both Local Planning Authorities (LPAs) and the Greater London Authority (GLA) will therefore be pivotal in helping to bring forward higher-density proposals at appropriate locations, coupled with demonstrable wider economic, environmental and social benefits.

The development of local level planning policies will need the input from those with an interest in delivering the number of homes and jobs the capital needs. There is a strong case to argue that ad hoc decisions on high density development, argued against broad policies, leads to a bottom up approach with an applicant having to fight their individual case with reluctant councils.

This will also be key from a political standpoint, given that taller development often receives a high-level of traction, and in many instances, resistance. Indeed, it is unlikely that ‘high-quality design’ and the presence of neighbouring, taller development will be enough in isolation, even in the midst of increased pressures to deliver must needed housing across the Capital…but it is a strong start.

More Insights

John Mumby Director,Planning

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