highplaces

�

march2003

a planning policy frameworkfor tall buildings

FOREWORD

This supplementary planningguidance provides policy anddesign guidance for tallbuildings in Birmingham. Ithas been the subject of a publicconsultation exercise.

It builds on previous guidancecontained in the BirminghamUrban Design Study andreflects guidance proposed by the Commission forArchitecture and the BuiltEnvironment and EnglishHeritage in their jointconsultation paper Guidance on Tall Buildings.

It provides guidance on thelocation, form and appearanceof tall buildings. It does notdeal with structural safety, fireprotection or means of escape;these matters are covered by theBuilding Regulations.Nevertheless it acknowledgesthat such matters will have afundamental influence on theform of tall buildings and musttherefore be fully considered inany proposal covered by thisguidance.

The review of the previouspolicy for tall buildings, that haspaved the way for this

document, was prompted bydevelopers’ renewed interest inconstructing tall buildings aftera lengthy period when no newproposals had beencontemplated in the City.

Media and public interest in tallbuildings following the terroristattacks on the World TradeCentre in New York has causedsome people to doubt thewisdom of building them.Clearly lessons need to belearned about the structuraldesign, fire protection measuresand escape arrangements of tallbuildings to protect the peoplewho use them and theirsurroundings from potentialharm; nevertheless tallbuildings are a legitimatebuilding form and it wouldseem inappropriate to react tosuch unprecedented events byoutlawing them. They arewidely accepted as symbols ofthe commercial success ofmodern cities and can be abenefit both economically andarchitecturally. They canpromote opportunities to createsustainable new forms anddevelopments that should beencouraged in appropriatelocations.

One of the strategic themes inBirmingham’s CabinetStatement is “A Modern andSuccessful City” in which two of the main priorities are “tosustain and enhance therenaissance of Birmingham andconsolidate the City’s regional,national and internationalprofile...” and “...to continue theprogramme of majordevelopments in the City Centreso the City Centre is furtherdeveloped as an exciting placefor work and relaxation, andliving - a city where jobs arecreated for people from allcommunities and backgrounds.”

It is likely that tall buildings willhave a significant role to play inrealising these priorities, andBirmingham welcomes andencourages well-placed, highquality, tall buildings that wouldenhance the image of the Cityand the development ofBirmingham’s overall economyas a competitive City in thenational and internationalcontext.high

places

1

2

Introduction- the background

The Context for a Tall Buildings Policy- what are tall buildings- the likely form of tall buildings- the economic context- the design and locations of tall buildings- access to the city centre by air- aerodrome safeguarding

The Policy- introduction- summary- appropriate locations for tall buildings- the design of tall buildings- the policy- appropriate locations for tall buildings- the design of tall buildings

AppendicesA - list of public facilities where tall buildings

or structures may be appropriateB - key views of the city centreC - city council policy and guidanceD - national guidanceE - information to accompany an application

contents22

4467889

1010121213141418

22

2224262830

march2003

�

highplaces

a planning policy frameworkfor tall buildings

BIRMINGHAM has many tallbuildings most of which wereput up during the wholesaleredevelopment of the inner cityslums during the 1950’s and1960’s and the officedevelopment boom of the1970’s. Office buildings aregenerally concentrated along thecity centre ridge and alsogrouped in some local centres.Housing blocks are scatteredthroughout the redevelopmentareas and also in some of theedge of city developmentsconstructed to accommodatesurplus population displacedfrom the redevelopment areas.

Few new tall buildings havebeen proposed during theintervening years. However asignificant increase ininvestment over the last tenyears is transforming the CityCentre. Now that Governmentguidance is stipulating higherdensities, interest in thedevelopment of tall buildingshas revived and therefore morecomprehensive guidance isneeded to ensure that newdevelopments meet theaspirations of the BirminghamPlan - Deposit Draft 2001(UDP).

introduction

introductionthe background

2

The Birmingham Urban DesignStudy, City Centre Strategy(BUDS) published in 1991contains the City’s existingpolicy for the design andlocation of new tall buildings inthe City Centre. The relevantchapter, titled ‘Reinforcing theCity’s Topography’, has twomain components:

A plan showing the area ofthe City Centre and otherspecific sites where tallbuildings are appropriate.The area covers the ridge thatruns from Five Ways toLancaster Circus on theprinciple that tall buildingsshould reinforce the naturaltopography. Also specificsites are identified at majorjunctions and arrival pointsaround the city core.Buildings are required to beof the highest quality, sitedsensitively and designed tominimise environmentalimpact.

A short section offeringadvice about the form anddesign of tall buildings inwhich ways to achieve asatisfactory appearance areillustrated by a series ofsketches.

These simple but sound designprinciples have served the Citywell during a period when fewproposals for new tall buildingshave been made. Indeed,English Heritage and theCommission for Architectureand the Built Environment havepaid tribute to the City’sapproach. However renewedpressure to develop tallbuildings means that BUDS isin need of revisiting andrefining as we enter the newmillennium.

This document sets out arevised policy for the design oftall buildings.

introduction

3

A significantincrease ininvestment overthe last ten yearsis transformingthe city centre.

introduction

The Birmingham City Centre skyline viewed from the south.

1 WHAT ARE TALL BUILDINGS? Any building in a locationdeemed appropriate for tallbuildings that would besignificantly higher than itsneighbours or make arecognisable impact on theskyline.

The existing policy states that inBirmingham this is anybuilding over 15 storeys high.In the City Centre, wherebuilding heights generally donot exceed about 8 storeys, thisrepresents a building at leasttwice as tall as other buildingsin the core.

The City Council’s recentSupplementary PlanningGuidance ‘Places for All’ which

provides general designguidance for all types ofdevelopment, suggests that “TheCity Centre, local centres andareas with good public transportlinks have the potential toaccommodate a higher densityof development.” ...“High-density forms are notappropriate everywhere. Anyaspiration to achieve higherdensities must be balanced bycontextual issues if we are toavoid harming thosecharacteristics that make anarea special.”

In short the suitability of a highbuilding should depend uponits relationship to its context.

the contextfor a tall buildings policy

4

the context for a tall buildings policy

An example of tall building for residential use in the City Centre.

The joint consultation paper‘Guidance on Tall Buildings’published in June 2001 by theCommission for Architectureand the Built Environment(CABE) and English Heritagesays, “...we do not think it isuseful to or necessary to definerigorously what is and what isnot a tall building. It is clearlythe case that a ten-storeybuilding in a mainly two-storeyneighbourhood will be thoughtof as a tall building by thoseaffected, whereas in the centreof a large city it might not.”

In Birmingham, where most tallbuildings are likely to beproposed in the City Centre, itmay be helpful as a rule ofthumb to consider buildingsover 15 storeys as tall. Howeverto ensure that this policy is fullyinclusive, any building in alocation deemed appropriate fortall buildings that would besignificantly higher than itsneighbours or make arecognisable impact on theskyline will be considered inrelation to this special guidance.

Proposals for buildings that aretall in relation to theirsurroundings, but are not inlocations deemed appropriatefor tall buildings, will notgenerally be favoured. Thegeneral presumption should bethat tall buildings outside thecity centre ridge zone will onlybe appropriate in defined orexceptional circumstances.

Nevertheless, any suchproposals will continue to beconsidered on their merits andjudged in relation to designguidance in the UDP andcurrent SupplementaryPlanning Guidance such as‘Places for All’.

the context for a tall buildings policy

5

Residential tall buildings at Highgate.

The sustainability of a high building should

depend upon its relationship to its context.

THE LIKELY FORM OF TALLBUILDINGSTall buildings can provideaccommodation for a range ofdifferent uses. These includeoffices for single and multipleoccupiers, housing, hotels andcommercial uses usually atstreet level and also at the top.

Office buildingsIn the past in this country,single business occupiers havefavoured tall thin buildings withfloor plates between 500-1000m2 (5000-10000ft2). Thegeneral consensus amongexperts in the commercialdevelopment sector is thatoccupiers and developers nowfavour mid-rise buildings withlarger floor plates of around2000m2 (20000ft2). This isbecause they can be sub-dividedmore flexibly to accommodate anumber of occupiers and thearea of useable floorspace ismaximised. There may be somelarge single organisations thatwant the space offered by tallbuildings. However, it is likelythat they will also prefer largerfloor plates, although a few maybe prepared to risk tall thinbuildings.

HousingResidential tall buildings needmedium sized floor plates ofaround 1200m2 (12000ft2).Current policies that arepromoting high density living inurban centres may encouragedevelopers to propose tallbuildings for residential use.

HotelsHotels generally prefer longthin floor plans, producing slabblocks rather than towers. Theexpense of lifts tends to limitthe economic height of singleuser hotel buildings, althoughthere may be a case forincluding hotels as part ofmixed-use tall buildings.

Commercial usesCommercial uses that addressthe streets and viewing galleriesassociated with restaurants andcafes at the top of very tallbuildings can both be beneficial.

Commercial uses at streetlevel provide complementaryfacilities to the uses aboveintegrating buildings intotheir context and bringing lifeand activity to thesurrounding spaces.Viewing galleries with cafesand restaurants provide anopportunity for the public toexperience views over the City.They can be significant touristattractions and can also offeropportunities for promotingthe City and explaining itshistory and futuredevelopment. Such facilitieswill be encouraged in thetallest buildings.

6

the context for a tall buildings policy

The clock tower at Number 3, Brindleyplace.

Mixed UseSome or all of these uses can co-exist within one building.The UDP encourages mixed usedevelopments in centres andparticularly ‘City Living’ in theCity Centre. Thereforeproposals that contain a mix ofuses, including housing, will bepreferred.

THE ECONOMIC CONTEXTDesign considerations are notthe only issue that should beaddressed when consideringwhether tall buildings areappropriate.

The effect that tall buildings canhave, by concentrating thequantum of business activity ina relatively confined area, alsoneeds to be fully considered.Based on current and projectedtake-up rates for commercialfloorspace, there is a finitequantity of activity that futuretall buildings can accommodatein Birmingham. An overly largenumber of tall buildings couldnot only be damaging to thephysical environment, but couldprejudice the success of thecity’s urban regenerationpolicies. Consequently,proposals including significantamounts of businessaccommodation need to beconsidered in relation toassessments of current and

projected levels of businessactivity. The aim should be tomatch the scale ofaccommodation to theexpanding quantum of businessactivity so that the newdevelopment does not have adamaging impact on theattractiveness of existingbusiness developmentselsewhere in the City.

To enable them to be properlyevaluated, applications for suchmajor business developmentswill need to be accompanied byanalysis of their anticipatedeffect on the economic vitality ofthe City as a whole.

7

the context for a tall buildings policy

Tall buildings canprovide accommodationfor a wide range ofdifferent uses.

The Hyatt Hotel and Alpha Tower buildings overlooking Gas Street Basin.

THE DESIGN AND LOCATIONOF TALL BUILDINGS The UDP contains policyguidance on the design of newdevelopment that includes a setof good urban design principleselaborated in recentSupplementary PlanningGuidance titled ‘Places for All’.

Well-positioned and well-designed tall buildings andstructures can fulfil a number ofuseful functions:

They can act as landmarksthat help to make the form ofthe City legible.In a closely linked cluster theycan signal the centre of theCity or act as a key gateway.A distinctively designed tallbuilding or group of buildingscould endow the City with aunique skyline that is easilyrecognisable in aninternational context.

Tall structures often markimportant facilities such aschurches, civic buildings anduniversities. These usuallyhigh quality landmarks willcontinue to be appropriate inspecial circumstances.Such high quality buildingscould help attract moreinternational companies toBirmingham.

It will be important thatproposals for tall buildingscontribute to at least one orpreferably several of thesefunctions.

ACCESS TO THE CITY CENTREBY AIRIt is likely that there will be anincreased demand for helicopterservices in the City Centre.Prospective developers of tallbuildings should consider theneed to maintain safe flightpaths in to the City Centre, aswell as the possible installationof helipads.

8

the context for a tall buildings policy

A concentration of tall buildings at the Five Ways commercial area.

LICHFIELD DISTRICTCANNOCK CHASEDISTRICT

TAMWORTH DISTRICT

STAFFORDSHIRE DISTRICT

WOLVERHAMPTON DISTRICT

DUDLEY DISTRICT

WYCHAVON DISTRICT STRATFORD ON AVON DISTRICT

WARWICK DISTRICT

RUGBY DISTRICT

COVENTRY DISTRICT

SOLIHULL DISTRICT

NORTH WARWICKSHIRE DISTRICT

BIRMINGHAM DISTRICT Birmingham International Airport

City Ridge

REDDITCH DISTRICT

NUNEATON AND BEDWORTH DISTRICT

WALSALL DISTRICT

SANDWELL DISTRICT

BROMSGROVE DISTRICT

AERODROME SAFEGUARDINGThe location, and height, of tallbuildings needs to respect airtransport activity and theoperations of airports andaerodromes. Any newdevelopment which may havean impact on air transportactivity or the operation of anairport or aerodrome, includingtall buildings, must beconsidered in the context of,and be subject to, ‘aerodromesafeguarding’ requirements.These are laid out in the JointCircular from the Office of theDeputy Prime Minister, theDepartment for Transport andthe National Assembly for Walestitled ‘SafeguardingAerodromes, Technical Sitesand Military Explosive StorageAreas: The Town and CountryPlanning (SafeguardingAerodromes, Technical Sitesand Military Explosives StorageAreas) Direction 2002’.

The Civil Aviation Authority(CAA) sets the aerodromesafeguarding criteria for all UKaerodromes and airports,including BirminghamInternational Airport, imposinga set of Obstacle LimitationSurfaces that, in the case ofBirmingham InternationalAirport, affects the whole of theCity and adjacent parts of theWest Midlands region (see Map1). Generally this limits anystructure within 15,000m ofBirmingham InternationalAirport to a maximum height of242m above Ordnance SurveyDatum, reducing in height withproximity to the Airport andincluding any antennae or aerialarrays.

In the City Centre thisrepresents a maximum heightof any structure, at the edge ofthe ridge zone (see Map 2), ofabout 120m or 30 - 40 storeysdepending on the individualstorey heights.

the context for a tall buildings policy

9

map 1Civil Aviation Authority obstaclelimitation surfaces

Well-positioned and well-designed

tall buildings and structures can fulfil

a number of useful functions.

2BIRMINGHAM has welcomed,and will continue to welcometall buildings that are welldesigned and carefully located.It is recognised that a few,carefully grouped, tall buildingswill help to create a unique,memorable, City Centre skylineof landmark quality. However,an indiscriminate proliferationof tall buildings would beunlikely to achieve this, so thefollowing guidelines have beenset down to ensure thatproposals do contribute to thequality, form and legibility ofthe City.

In general, City Centre tallbuildings should be no morethan 30-40 storeys high (in linewith CAA limitations) therebyrespecting and enhancing theexisting skyline on the CityCentre ridge.

For the purpose of thisguidance, a building isconsidered tall if it issignificantly higher than thebuildings in its local context.

the policy

policy

10

the introduction

the policy

11

The Birmingham City Centre skyline viewed from the

west coast rail line approaching from the east.

The City Centre skyline viewed from Bordesley.

Birmingham has welcomed, and will continue to welcometall buildings that are well designed and carefully located.

APPROPRIATE LOCATIONSFOR TALL BUILDINGS

Tall buildings will only beappropriate in the locationsshown on maps 2, 3, and 4. Map 2 shows the City’scentral ridge zone where tallbuildings can emphasise theCity’s topography or help tocreate a memorable skyline.Map 3 shows appropriatelocations for tall buildings atkey arrival points and viewterminators.Map 4 shows otherappropriate locations outsidethe central ridge zone.Tall buildings will notnormally be acceptable withinconservation areas or next tolisted buildings unless thereare exceptional circumstances.Map 5 shows the conservationareas and listed buildingswithin the central ridge zone.

Tall buildings, outside thelocations defined above, willbe acceptable if they markimportant public facilitiessuch as churches, civicbuildings and universities.Otherwise, they will only beappropriate in exceptionalcircumstances. All suchproposals will be considered,on their merits, againstcurrent policies in the UDPand Supplementary PlanningGuidance such as ‘Places forAll’.No building or structure,including antennae and aerialarrays, in the city centre shallbe taller than 242m above theOrdnance Survey Datum,otherwise it will breach theObstacle Limitation Surfaceimposed by the Civil AviationAuthority.

12

the policy

summaryan overview of the main elements of the policy

THE DESIGN OF TALLBUILDINGS

Tall buildings must be of thehighest quality in architecturalform, detail and materials.The design of the top will beparticularly important.Tall buildings must respondpositively to the local context.The design, particularly at thebottom, should reinforce andevolve positive localcharacteristics.Developers must show thatthe design does not have anunacceptable impact in termsof shadowing andmicroclimate.Tall building developmentsshould help people on foot, intheir vicinity, to move aboutsafely and easily.

Tall buildings must besustainable. The potential forflexibility of use should bebuilt in and the implicationsfor building managementconsidered as part of thedesign.Developers must evaluate theimpact of proposals on thelocal public transportinfrastructure and includemeasures to accommodateany impact.Developers must show thatproposals meet current safetystandards.Tall buildings should be lit bywell-designed lightingschemes.Antennae and aerial arraysmust be accommodatedelegantly into the design.

the policy

13

Tall buildings must be

of the highest quality

in architectural form,

detail and materials.

140

140

140

140 140

140

150

150

130

130

130

130 120120

120

120

APPROPRIATE LOCATIONSFOR TALL BUILDINGSWell-located tall buildings cansuccessfully contribute towardsthe overall form and legibility ofthe City. It is essential toestablish that the proposedlocation for a tall building isacceptable before considerationis given to detailed designissues. The criteria for theappropriate location of tallbuildings are as follows:

Generally tall buildings shouldbe limited to a defined zoneon the central ridge wherethey can emphasise the City’stopography. They should bedesigned to contribute as agroup to the development of aunique, memorable,landmark quality thatenhances the image of theCity Centre (see Map 2). They should mark the sense ofarrival at key points aroundthe City Centre or terminate akey view (see Map 3).Tall buildings could also besupported where they are inclose proximity to majorpublic transport interchanges.

14

the policy

map 2Area for the location of tall buildingsin the central ridge zone

N

Tall buildings should be located sparingly so as to maximise

their contribution to the overall form and legibility of the City.

KEY

Central ridge zone

Contours in metres

the policyin detail

the policy

15

map 3Appropriate locations for tall buildings at key arrival points and key view terminators around the city centre

N

KEY

Central ridge zone

Appropriate locations

Key arrival points and view terminators

The Birmingham City Centre skyline viewed from the north.

Elsewhere in the City new tallbuildings will only beappropriate in a few placeswhere they would aid legibilityof the city’s form. In theselocations they would enhancesignificant topographicalfeatures or mark gateways tothe City Centre (see Map 4).

Tall buildings that areintended to mark particularnew developments will not beappropriate unless they alsocontribute to one of the abovelocations or they markimportant public facilities (see list of appropriateexamples in Appendix A).

Unless there are exceptionalreasons otherwise tallbuildings should not belocated in areas where theydisrupt an existing coherenttownscape of merit or blockimportant views and sightlinesof key buildings and spaces;for example, in a conservationarea or adjacent to listedbuildings (see Map 5).

Consideration needs to begiven to the possibility oftunnels for future metro andheavy rail routes. It may benecessary to provide deepfoundations so thatdevelopments would beunaffected by the constructionof underground transportfacilities.

16

the policy

Map 4Other suitable locations in the city

N

KEY

Central ridge zone

Approximate suitable locations

17

Tall buildings should not be located in

areas where they disrupt an existing

coherent townscape of merit.

N

KEY

Central ridge zone

Listed Buildings

Conservation Areas

the policy

Map 5Conservation Areas and Listed Buildings wheretall buildings are inappropriate

The Birmingham City Centre skyline viewed from the

Aston Expressway (A38M) approach.

THE DESIGN OF TALLBUILDINGSThe design of tall buildings willbe assessed against the designprinciples identified in TheBirmingham Plan andelaborated in ‘Places for All’,and other appropriateSupplementary PlanningGuidance and national planningguidelines (see list of relevantguidance in Appendix C).

Tall buildings in appropriatelocations will have considerableimpact, so it is essential that awritten statement setting out thedesign principles adoptedaccompanies all proposals. Thismust include accurate andrealistic representations of theproposal in context usingphotomontage techniques thatshow near, middle and distantviews (see list of requirementsin Appendix E). Without this itwill not be possible to evaluatethe proposal effectively.

It is essential that designs havethe highest architectural quality.This means that they will haveto be worked up to a stage thatcommits proposals to a level ofdetailed design that ensures thisquality is achieved. For thisreason the Council considersthat an outline applicationwould not be appropriate.

A similar level of detaileddesign will also be needed toensure that schemes candemonstrate realistic financialviability. Substitution of analternative, viable design orinferior detailing and materialsafter planning permission hasbeen given is likely to frustratethe achievement of high quality.This will not be acceptable.

The most significant designprinciples are:

The design of tall buildingsmust be of the highest qualityin architectural form, detailand materials. The design ofthe top will be particularlyimportant because of itspotential impact on theskyline. Existing poorlydesigned tall buildings willnot be accepted as precedentfor the design of new tallbuildings.

Tall buildings must respondpositively to the local context.The design statement shouldanalyse the positive andnegative characteristics of thesite and the local context todetermine their specialqualities. The design,particularly at low level,should reinforce and evolvepositive local characteristics.Local characteristicsconsidered poor in terms ofurban design, and whichundermine the local character,should not be used as aprecedent. Proposals shouldnot harm the unique identityof a place. Rather, theyshould add to the localdistinctiveness that gives anarea its character and helpspeople to find their way aboutthe City.

18

the policy

An artists impression of the proposed tall building at Holloway Circus.

Tall buildings must not havean unacceptable impact on thelocal environment. Thedesign statement mustconsider the effect of theproposal on the localenvironment in terms ofshadowing and microclimate.This will be particularlyimportant if the building is toform part of a cluster of tallbuildings. Sun-path studieswill be required that show theimpact of shadowing, andwind tunnel studies, orequivalent analysis, will beneeded to ensure thatunacceptably high windspeeds are not created at thebase and in the spaces aroundthe building.

Tall building developmentsshould contribute to people’sability to move easily andsafely through the City.Opportunities should betaken to create newpedestrian routes that areoverlooked and to reinforceexisting routes by frontingthem with a lively mix of usesaccessed directly from thepublic realm. Deadeningelements such as blank wallsshould be minimised.

Tall buildings must comply, interms of height, with the CivilAviation Authority’sAerodrome SafeguardingCriteria. For the city centre,this represents a maximumheight of any structure,including antennae and aerialarrays of 242 metres abovethe Ordnance Survey Datum.Proposals should address theneeds of disabled people.Applicants must show howprovisions for access andfacilities in accordance withBS8300 and Part M of theBuilding Regulations will beprovided, with particularemphasis on the safe andefficient provision for egress,especially in an emergency.

The impact of tall buildingson the local transportinfrastructure and particularlypublic transport needs to becarefully evaluated. Anymeasures needed to remedyshortcomings in the localinfrastructure must beevaluated and identified in thedesign statement.Tall buildings must be safe.The design of safe structures,fire protection and means ofescape are all controlled bythe Building Regulations.However, the impact of theregulations' requirements onthe form of tall buildings willbe fundamental. Applicantsmust show that such mattershave been fully considered sothat designs can be assessedwith assurance that they meetall current safetyrequirements.

the policy

19

Tall buildings should be designed

to be adaptable.

An artists impression of the Arena Central proposal on Broad Street.

Tall buildings must be lit atnight by well designedlighting. The contributionthat tall buildings can make tothe night-time appearance ofthe City is significant.Developments should includeproposals for imaginativelighting schemes thatcontribute to a memorableskyline when viewing the CityCentre from a distance (seealso the Lighting Strategy).

Antennae and aerial arrays arecommonly placed on the topof tall buildings. However,indiscriminate attachment ofcommunications equipmentrarely enhances theappearance of tall buildings.If such apparatus is likely tobe installed, the design mustaccommodate this so that theequipment looks as if it werean intended part of the designand not an afterthought.

One way to do this would beto organise aerials andantennae on a mast orstructure that creates a formalsculptural element.Alternatively, the equipmentcould be screened or enclosed by a housing, integrated into the design and permeable to

radio and microwaveemissions. No antennae andaerial arrays shall be tallerthan 242m above theOrdnance Survey Datum.

High buildings can interferewith telecommunications andbroadcast signals. The RadioCommunications Agency (orits successor) can provideadvice about this. The heightand width of building faces,the building structure, surfacematerials and orientation canall influence the extent of theproblem. If there is asignificant difficulty, it may beovercome, in certaincircumstances by theinstallation of a relay, repeaterstation or cable system.

Tall buildings that includeresidential accommodationshould be good places inwhich to live. Designs shouldembrace the policies in‘Places for Living’ and ensurethat the privacy and securityof individual living units is ahigh priority. Good views andshared amenity space shouldbe provided for all units and,where communal externalareas are limited, balconies,roof terraces or other facilitiesgiving access to external spaceare included as part of eachunit. Access should be assimple and direct as possibleand, where appropriate,controlled by effectivemanagement systems such asconcierge-controlled entry.

20

the policy

The contribution that tall buildings can make to thenight-time appearance of the City is significant.

Proposals should besustainable. We are keen topromote a mix of uses in alldevelopments because thishelps contribute to moresustainable places. For thisreason, tall buildings shouldalso contain a mix of uses.However, in addition, tallbuildings should be designedto be adaptable for differentuses because this wouldenhance their long-termviability. To facilitate this, themanagement of access todifferent levels ofdevelopments should notpreclude the possibility offuture change. In addition,designers must considercarefully the entrance and exitarrangements, the placement and number of lifts and the design of staircases in orderto preserve flexibility.

Developers should be able todemonstrate that their proposals are based onassessments of whole lifecosts.

Proposals that havesignificantly beneficial effectson the environment will beencouraged. For example,designs should limit therelease of harmful emissions,use energy efficient systemsthat embrace low energytechniques and heat recoverysystems and grey waterrecycling facilities.Engineering approaches, suchas ‘heat and power’installations and the use ofphotovoltaic cells on southfacing elevations, can allcontribute to improved levelsof sustainability.

The impact of tall buildings onthe local transportinfrastructure and particularlypublic transport needs to becarefully evaluated. Tallbuildings, like all largedevelopments, placesignificant additionaldemands on the transportinfrastructure. Developerswill have to consider theimpact of their proposals andidentify any measures thatwill be needed to remedyshortcomings in localcapacity, if these are revealed.This will include the ability ofpublic transport to serve thedevelopment as well as accessfor private vehicles, servicingand car parking.

In the City Centre, thedemands that a number ofnew developments couldimpose may eventually bemore than the infrastructurecan bear. Therefore,developments will need to be evaluated within the contextof all anticipated proposals toensure the transportinfrastructure is notoverloaded. Whenenhancement of the localinfrastructure is required,developers will be expected tocontribute to the costs ofimprovement works.

21

the policy

22

appendix a

Aappendix

list of public facilitieswhere tall buildings or structures may be appropriate

23

appendix a

Tall buildings or structures that mark important public facilities andinstitutions add legibility to the City’s form. Such landmark featuresmay be appropriate for:

Places of worship.

Civic buildings.

University or major education institution buildings.

Major hospitals.

Chimneys for major industrial facilities.

Proposals for tall buildings or structures, which do not fall withinthe central ridge zone (see Map 2) or are located on specific sitesidentified in Maps 3 and 4, will be considered on their merit. Theywill have to demonstrate that they fit into and enhance their localcontext and comply with design guidance in The Birmingham Plan,‘Places for All’ and other appropriate Supplementary PlanningGuidance and national planning guidance.

24

appendix b

Bappendix

key views of thecity centre

view a

view b

25

view a Taken from the bridge where Bordesley Green Road crosses the West Coast Rail Line beside Adderley Park Station.

view b Taken from the entrance to Moor Green Leisure Gardens off Holders Lane.

view c Taken from the Small Heath Highway looking over Small Heath Bridge.

view d Taken from the hill in the centre of Kingston Hill Local Park, Keeley Street, Bordesley.

view e Taken from Park Circus over the A38(M) Aston Expressway.

appendix b

view c

view d

view e

26

appendix c

Cappendix

city council policyand guidance

CITY COUNCIL POLICYBirmingham City Council (1993).The Birmingham Plan (Birmingham Unitary Development Plan 1993).(Deposit Draft Alterations published May 2001).Birmingham City Council.

Birmingham City Council (1997). Visions - Transportation Strategy. Birmingham City Council.

Birmingham City Council (1997). The Design of New Streets, Residential Areas. Birmingham City Council Transportation Department.

Birmingham City Council (2000). Affordable Housing (draft). Birmingham City Council.

Birmingham City Council (2001).Places for Living.Birmingham City Council.

Birmingham City Council (2002).Places for All.Birmingham City Council.

Birmingham City Council. The 45 degree Code Guidelinesfor House Extensions.Birmingham City Council.

Birmingham City Council.Canalside Development in BirminghamDesign Guidelines.Birmingham City Council.

Tibbalds, Colbourne, Karski, Williams (1990).City Centre Design Strategy.Birmingham City Council.

appendix c

27

28

appendix d

Dappendix

national guidance

GOVERNMENT GUIDANCEDoE/DoT (2nd edn. 1992).Design Bulletin 32, Residential Roads and Footpaths - LayoutConsiderations.HMSO.

DETR (1998).Places, Streets and Movement, A companion guide to Design Bulletin32, Residential Roads and Footpaths.HMSO.

DETR (1998).Planning for the Communities of the Future.HMSO.

DoE (1997). PPG1: General Policy and Principles.HMSO.

DETR (2000). PPG3: Housing.HMSO.

DoE(1993). PPG 6: Town Centre and Retail Development.HMSO.

DoE (1999).PPG 13: Transport.HMSO.

DoE (1994).PPG 15: Planning and the Historic Environment.HMSO.

Joint Circular ODPM, DfT and NAfW.Safeguarding Aerodromes, Technical Sites and Military ExplosiveStorage Areas: The Town and Country Planning (SafeguardingAerodromes, Technical Sites and Military Explosive Storage Areas)Direction 2002.The Stationery Office.

CABE and English Heritage. Guidance on Tall Buildings.English Heritage Publications.

appendix d

29

30

appendix e

Eappendix

information toaccompany anapplication

introduction

31

appendix e

INFORMATION TO ACCOMPANY AN APPLICATIONTo enable proposals to be properly assessed and demonstrate thatdesign and other policy requirements have been taken into account,the following information should accompany all applications:

Existing and proposed detailed floor plans, elevations and relevantsections.

Detailed plans showing the existing site and the proposeddevelopment in its wider context, including topographicalinformation and a tree survey (where appropriate).

Details of proposed materials and forms of construction.

Contextual photographs.

A design statement (see pages 16 & 17).

Realistic three-dimensional representations of the proposal incontext using a model or virtual computer model andphotomontage techniques that show near, middle and distantviews (See Appendix B detailing key views that must beconsidered).

Sun path studies and the results of wind tunnel studies (orequivalent analysis) that show the impact of shadowing anddemonstrate that unacceptably high wind speeds are not createdat the base and in the spaces around the development.

Analysis of the anticipated effect of major business developmenton the economic vitality of the city as a whole.

Analysis of the effect of the development on the local transportinfrastructure and public transport needs.

A proposal for lighting the development that demonstrates animaginative contribution to a memorable city skyline when viewedfrom a distance at night.

Information to demonstrate that safety has been fully consideredand that the requirements of the Building Regulations can be metby the design.

Information to demonstrate that the development has been fullyconsidered in the context of Aerodrome Safeguarding, and thedesign does not conflict with the operations of BirminghamInternational Airport.

ACKNOWLEDGMENTSPhotographs:

The Sentinals.Page 4 and cover.The Urban Design Department.

Holloway Circus Tower.Page 18 and cover.Ian Simpson Architects.

Arena Central Tower.Page 19 and cover.Hampton Trust PLC.

32

acknowledgments/contact

CONTACTMartin BrownDesign Policy ManagerDevelopment Planning DivisionStrategic Directorate of DevelopmentBirmingham City CouncilAlpha TowerSuffolk Street QueenswayBirminghamB1 1TU

Tel: (0121) 303 2589Fax: (0121) 303 3193E-mail:martin.brown@birmingham.gov.uk

acknowledgmentscontact

highplaces