Ihbc Northwest Going Taller - Final Presentation

Going Taller?
Impact of dense residential development in urban areas

https://www.youtube.com/watch?v=8HOumyLFr44
Stephen Levrant : Heritage Architecture
3rd Oct 2016
Meeting the need
How many homes did

Japan Build Last year?

Meeting the need
How many homes did

975,000
Good?

Meeting the need
How many homes did

975,000
Good? Was this a No. Previous year they

record? built
1.2 million
homes
What is Tall?
Various bodies have defined "high-rise":
Emporis Standards defines a high-rise as "A multi-story structure between 35–100 meters tall, or a building
of unknown height from 12–39 floors."
According to the building code of Hyderabad, India, a high-rise building is one with four floors or more, or
15 to 18 meters or more in height.
The New Shorter Oxford English Dictionary defines a high-rise as "a building having many storeys".
The International Conference on Fire Safety in High-Rise Buildings defined a high-rise as "any structure
where the height can have a serious impact on evacuation"
In the U.S., the National Fire Protection Association defines a high-rise as being higher than 75 feet (23
meters), or about 7 stories.
Popular conception among building engineers, architects, planners and similar professions would probably
define a high-rise as a building that is at least 75 feet (23 m) tall.

It’s not all Tall

Where do we start?
Rome, 455 BC
Flats were built in Rome as early as 455
BC. Dionysius recorded that "the
plebeians agreed to divide amongst
themselves the building lots on the
Avantine … families not able to build
independently, joined in groups of two,
three, and more and raised a house in
common, one family occupying the
ground floor, the others floors above."
Scotland C12th – C17
C12: The word Flat or Flaet appears in relation to
vertically divided tenements .
Well established by C17th, with laws passed to
recognise the form. Particularly in Edinburgh.
Height: Restricted by Act of 1696 to 5 storeys.

James Nasmyth 1831-2

The Builder 3 Dec 1853
Victoria Street, “ a fine set of buildings erected there by
Mr Mackenzie to supply what has long been a
desideratum in London, namely complete residences on
flats as in Edinburgh and Paris.”

1855

Queen Anne’s
Mansions 1874.
(500 rooms added 1888)
Henry Alers Hankey
Acting as his own
architect, and employing
his own labour. First stage
of the block, 12 storeys,
later increased to 14, it
was the tallest residential
building in Britain.
Demolished 1973

1888
Edwin
Hall
1901
1905

1906

Paul Hoffman Hanover Sq Beresford Pite N’mberland St

Guy Dawber, Pall Mall
1936

1938

Kensal House
Atkinson, Fry,
James, Wornum

Crosby
Lockwood
1947
Clyde Tower Birmingham
Rusland Court, Manchester In our time…

Early “Biscuitism”
NPPF, NPPG
Harm balanced by Benefit
Local planning authorities should not refuse planning permission for buildings
or infrastructure which promote high levels of sustainability because of
concerns about incompatibility with an existing townscape, if those concerns
have been mitigated by good design (unless the concern relates to a
designated heritage asset and the impact would cause material harm to the
asset or its setting which is not outweighed by the proposal’s economic,
social and environmental benefits).
IF a tall building is harmful, there has to be a public benefit to balance that harm.
Harm can be “Substantial” or “less than Substantial”
Harm can be caused by detrimental impact upon fabric eg demolition; or adverse impact upon setting of heritage assets.

133. Where a proposed development will lead to substantial harm to or total loss
of significance of a designated heritage asset, local planning authorities
should refuse consent, unless it can be demonstrated that the substantial
harm or loss is necessary to achieve substantial public benefits that outweigh
that harm or loss, or
all of the following apply:
.
the nature of the heritage asset prevents all reasonable uses of the site;
and
.
no viable use of the heritage asset itself can be found in the medium term
through appropriate marketing that will enable its conservation; and
.
conservation by grant-funding or some form of charitable or public
ownership is demonstrably not possible; and
.
the harm or loss is outweighed by the benefit of bringing the site back
into use.

134. Where a development proposal will lead to less than substantial harm to the
significance of a designated heritage asset, this harm should be weighed
against the public benefits of the proposal, including securing its optimum
viable use.
135. The effect of an application on the significance of a non-designated heritage

asset should be taken into account in determining the application. In
weighing applications that affect directly or indirectly non designated
heritage assets, a balanced judgement will be required having regard to the
scale of any harm or loss and the significance of the heritage asset.

NPPG
How can proposals avoid or minimise harm to the significance of a heritage
asset?
A clear understanding of the significance of a heritage asset and its setting is

necessary to develop proposals which avoid or minimise harm.
Early appraisals, a conservation plan or targeted specialist investigation can help to

identify constraints and opportunities arising from the asset at an early stage.
Such studies can reveal alternative development options, for example more
sensitive designs or different orientations, that will deliver public benefits in a more
sustainable and appropriate way.

What is meant by the term public benefits?
Public benefits may follow from many developments and could be
anything that delivers economic, social or environmental progress
[NPPG: Benefits =
social, cultural, economic and environmental
Public benefits should flow from the proposed development. They

should be of a nature or scale to be of benefit to the public at large and
should not just be a private benefit. However, benefits do not always
have to be visible or accessible to the public in order to be genuine
public benefits.
Public benefits may include heritage benefits, such as:
sustaining or enhancing the significance of a heritage asset and the
contribution of its setting
reducing or removing risks to a heritage asset
securing the optimum viable use of a heritage asset in support of its

long term conservation

What constitutes good quality design?
HISTORIC ENVIRONMENT GOOD PRACTICE ADVICE IN PLANNING
Note 2 – Managing Significance in Decision-Taking
53. Both the NPPF (section 7) and PPG (section ID26) contain detail on why good design is
important and how it can be achieved. In terms of the historic environment, some or all of the
following factors may influence what will make the scale, height, massing, alignment, materials
and proposed use of new development successful in its context:
• The history of the place

• The relationship of the proposal to its specific site
• The significance of nearby assets and the contribution of their setting, recognising that this is
a dynamic concept
• The general character and distinctiveness of the area in its widest sense, including the general
character of local buildings, spaces, public realm and the landscape, the grain of the
surroundings, which includes, for example the street pattern and plot size
• The size and density of the proposal related to that of the existing and neighbouring uses
• Landmarks and other built or landscape features which are key to a sense of place
• The diversity or uniformity in style, construction, materials, colour, detailing, decoration
and period of existing buildings and spaces
• The topography
• Views into, through and from the site and its surroundings
• Landscape design
• The current and historic uses in the area and the urban grain
• The quality of the materials

Nord LB building, Hannover
Victor Enrich
Criteria by which the qualities of architecture are assessed – Present Day
Planning Practice Guidance (NPPG) – Design ID26
What is a well designed place? How should buildings and the spaces between them be
considered?
Paragraph: 015 Reference ID: 26-015-20140306
Paragraph: 023 Reference ID: 26-023-20140306
Well designed places are successful and valued. They
exhibit qualities that benefit users and the wider area. Plans, policies and decisions can effectively manage physical
Well designed new or changing places should: form at a variety of scales. This is how planning can help
achieve good design and connected objectives. Where
• be functional; appropriate the following should be considered:
• support mixed uses and tenures;
• include successful public spaces; • layout – the way in which buildings and spaces relate to
• be adaptable and resilient; each other
• have a distinctive character; • form – the shape of buildings
• be attractive; and • scale – the size of buildings
• encourage ease of movement. • detailing – the important smaller elements of building and
spaces
• materials – what a building is made from

Criteria by which the qualities of architecture are assessed – Past
Vitruvius De Architectura: Commodity, firmness, delight.
Taxis: “balanced adjustment of the details of all work separately, and, as to the whole, the arrangement of the proportion with a view to a symmetrical result.” (Book I, chapter II, Para
2).
Classical architecture: the poetics of order. Alexander Tzonis, Ljane Lefaivre. MIT press
“Taxis constrains the placing of the architectural elements that populate a building by establishing successions of logically organised divisions of space.”
Aristotle. Poetics, book 7, paragraph 35.
Taxis: the orderly arrangement of parts.
Ruskin
Repose, or "divine permanence as it is expressed in material things. in Voll2 of Modern Painters: (1846) is either a simple appearance of permanence and quietness (...] or else it is
repose proper, the rest of things in which there is vitality or capability of motion acted or imagined; and with respect to these the expression of repose is greater in proportion to the amount and sublimity
of the action which is not taking place, as well as to the intensity of the negation of it.” (Works IV. 114-15)
Weale and Hunt 1891
Magnitude & Solidity; qualities that affect the eye
Order & Harmony: Qualities that affect the understanding
Richness and Simplicity; excite the affections – taste is the principle guide
Construction; solidity and strength [“firmness”]
Design & disposition: order and harmony
Decoration richness or simplicity.
Belcher, John, “Essentials In Architecture” an analysis of the principles & qualities to be looked for in buildings. 1907.
Principles. Truth, beauty.
Qualities: strength, vitality, restraint, refinement, repose, grace, breadth, scale.
Factors: proportion, light and shade, colour, solids and voids, balance and symmetry.
Materials: stone, wood, metals; brick, terracotta, cement etc.

How do we assess impact?
Significance of Heritage Assets / Receptor Sensitivity
Significance Definition
High Grade I and Grade II* listed buildings
Other buildings that can be shown to have exceptional
qualities in their fabric or historical associations not
adequately reflected in the listing grade
Conservation Areas containing very important buildings
Moderate Grade II listed buildings
Historic buildings that can be shown to have exceptional
qualities in their fabric or historical associations
Conservation areas containing buildings that contribute
The sensitivity of the receptor (townscape character area,
significantly to its historic character
heritage asset, or view) as existing is assessed as high,
Low Locally listed buildings
medium or low.
Historic buildings of modest quality in their fabric or
historical association The sensitivity of a receptor is dependent on:
 the importance of the receptor;
 the value and quality of the receptor; and
 the nature and expectation of the viewer.

Magnitude of the Change
Magnitude of Definition
Change
Major considerable change to the townscape receptor or view
Moderate an obvious change to the townscape receptor or view that would be readily
noticeable to most viewers
Minor a slight change to the townscape receptor or view that would not be easily noticed
Low there would be minimal change to the townscape receptor or view
Significance of the Effect

Sensitivity
High Medium Low
Magnitude of Major Major Moderate to major Moderate
Change
Moderate Moderate to major Moderate Minor to moderate
Minor Moderate Minor to moderate Minor
Negligible Minor/negligible Minor/negligible Negligible
Impacts have been assessed in terms of the sensitivity of the resource affected
and the magnitude of the impact or change and whether the impact is considered
to be positive (beneficial) or negative (adverse).

Significance of the Effect
Impact Significance
Major, adverse Where the proposed change would materially and adversely affect or change the environment in a situation where there is a high sensitivity to change. The proposed change would form a major and immediately
apparent part of a valued view or would adversely affect and change the character and quality of a highly sensitive townscape or would adversely affect an aspect of the setting of a highly valued designated
heritage asset that contributes to its special character.
Moderate, adverse Where the proposed change would materially and adversely affect or change the environment in a situation where there is some sensitivity to change. Where the proposed change would form a recognisable new
element within the scene that would cause a noticeable deterioration in the view or would adversely affect and change the character and quality of a sensitive townscape or would adversely affect an aspect of the
setting of a designated heritage asset that contributes to its special character.
Minor, adverse Where the proposed change would have a limited impact on an environment where there is some sensitivity to change. Where the proposed change would form a minor component of the wider scene that would
cause a slight deterioration in the view that might be missed by a casual observer or would cause a slight adversely affect and change the character and quality of a townscape or would have a slight adverse
impact an aspect of the setting of a designated heritage asset that contributes to its special character.
Negligible A magnitude of change that has little impact on an environment that has the ability to accommodate change. Where the proposed change would be imperceptible to a casual observer in a view or would cause an
imperceptible change to the setting of a townscape or would have an imperceptible impact on the aspects of setting of a designated heritage asset that contribute to its special character.
No impact Where the proposed development would have no impact on the view or townscape character or heritage setting.
Minor, beneficial Where the proposed change would have a limited impact on an environment where there is some sensitivity to change. Where the proposed change would form a minor component of the wider scene that would
slightly enhance the view or would cause a slight improvement to the character and quality of the townscape or would slightly enhance an aspect of the setting of a designated heritage asset that contributes to its
special character.
Moderate, beneficial Where the proposed change would materially and positively affect or change the environment in a situation where there is some sensitivity to change. Where the proposed change would form a recognisable new
element within the scene that would noticeably enhance the quality and character of the existing view or would improve the character and quality of a townscape area or would materially enhance an aspect of the
setting of a designated heritage asset that contributes to its special character.
Major, beneficial Where the proposed change would materially and positively affect or change the environment in a situation where there is a high sensitivity to change. The proposed change would greatly improve and enhance
the quality and character of a valued view through the removal of visually detracting or discordant features or would improve the character and quality of a highly sensitive townscape or would adversely affect an
aspect of the setting of a highly valued designated heritage asset that contributes to its special character.

Beetham or Hilton Tower
Manchester
2003 Handling two different uses/floor plates. Ian Simpson
Hilton hotel, Deansgate, visual impact
appraisals, with computer model of proposed
building.

The proposal: The new tower takes its place among the
1: Chester Road.
other contemporary buildings within the Castlefield area,
Character: Chester Road is a principal gateway to
planned or proposed. Visibility is high, impact is
the city from the south west, the route to the
significant, and accentuated by the bend in Chester Road
Roman fort and vicus nearby, and leads into
which brings the new tower into sharp prominence after
Deansgate and the medieval cathedral quarter.
leaving the Mancunian way. However the tall, slender
Bordering the Castlefield basin, an area which has
configuration, has much in common with the chimneys of
undergone a great change, and is moving through
the past, and the relationship between the tower and the
a period of rapid Renaissance. At the edge of the
office accommodation has a parallel in the mill-and-
tentative the world heritage site and conservation
chimney relationship. [cont]
area. Previously an area which developed around
the first Bridgewater Canal terminus and wharves,
originally principally for coal, and later slates, stone
and other materials. Factories and Mills developed
adjacent to the canalside, with dense low grade
residential for the workers set further back…..
[cont]

Victoria Park, Portsmouth
33 storeys. Architecture PLB
Bristol Magistrates Court
Architects: AWW
Hollings Faculty Buildings (The
Toastrack), Fallowfield
Ollier Smirthwaite, Six Too Architects
• Grade II listed • Forms a collection of former college buildings located to the
• Designed by Manchester City Architect Leonard C. Howitt eastern side of the former Hollings Faculty site
and were originally constructed as a domestic and trades • Adjacent to the Fallowfield and Owens Park student
college between 1957-60 residential campuses of Manchester University
1962 Entrance 1965

Proposals - Residential conversion of tower and the single-storey machine room

Existing Proposed

Existing Proposed

Existing Proposed

Tramways Site, Chester
• Demolished bus station enclosed
by LBs and 1970s residential
tower.
• Issues: integration of high
density residential into the
Chester City Centre
Conservation Area and impact
on the setting of Grade II listed
station complex and Grade II
listed terraces

Existing Proposed

Existing Proposed

Existing Proposed
KA Associates

Portal West, North Acton, London
Proposals – Replacement with residential-led mixed use scheme
BUJ Architects

Existing Proposed

Existing Proposed

Existing Proposed

Duncan House, Stratford, London
Architect: Stephen Hodder PPRIBA
Proposals – Replacement with mixed use scheme encompassing educational space, student accommodation, studio space
and residential

Grade II Westbridge Hotel (Formerly Log Cabin) Locally listed buildings, High Street Asset of Community Value (pub) and the Edge
Grade II Town Hall (left) and Grade II memorial (right) Grade II Church of St. John Stratford High Street
Eisting Proposed

Existing Proposed

Existing Proposed


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Going Taller?

Impact of dense residential development in urban areas

How many homes did

Stephen Levrant : Heritage Architecture

How many homes did

Stephen Levrant : Heritage Architecture

How many homes did

Good? Was this a No. Previous year they

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Rusland Court, Manchester In our time…

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

135. The effect of an application on the significance of a non-designated heritage

Stephen Levrant : Heritage Architecture

A clear understanding of the significance of a heritage asset and its setting is

Early appraisals, a conservation plan or targeted specialist investigation can help to

Stephen Levrant : Heritage Architecture

Public benefits should flow from the proposed development. They

reducing or removing risks to a heritage asset

securing the optimum viable use of a heritage asset in support of its

Stephen Levrant : Heritage Architecture

• The history of the place

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Significance of the Effect

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

1962 Entrance 1965

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture

Stephen Levrant : Heritage Architecture