Policy DH2
Tall buildings
Tall buildings, which are significantly higher than the general prevailing height of the surrounding townscape and which have a disruptive and harmful impact on the skyline, will be resisted by the council. However, tall buildings may be appropriate within the regeneration areas shown in the Policies Map, in order to accommodate growth in the borough. Outside of these areas, tall buildings may also be appropriate in other areas, where large/tall buildings form part of the local context, this includes areas such as the Olympia Exhibition Centre development, and several council estates across the borough.
In these areas identified as potentially appropriate for tall buildings, applicants will be required to demonstrate that it:
a) has a positive relationship to the surrounding townscape context in terms of scale, streetscape and built form;
b) is of the highest quality of architectural design and materials with an appropriate form and silhouette which contributes positively to the built heritage, townscape and image of the borough;
c) has an acceptable impact on the skyline, and views from and to open spaces, the riverside and waterways and other locally important views and prospects;
d) has had full regard to the significance of heritage assets including the setting of, and views to and from, such assets, has no unacceptable harmful impacts, and should comply with Historic England guidance on tall buildings;
e) does not interfere with the operation of London's airports or heliports;
f) is supported by appropriate transport infrastructure, and reduces the need for potential vehicle movements by consolidating servicing and delivery arrangements;
g) has an appropriate design at the base of the tall building which includes ground floor activity that includes appropriately designed publicly accessible space;
h) creates a high-quality experience at ground level by interacting positively with the public realm and creates a positive pedestrian experience at ground level by contributing to the permeability of the area;
i) is of a sustainable design and construction, including minimising energy use and the risk of overheating through passive design measures, and the design allows for adaptation of the space;
j) does not have a detrimental impact on the local environment in terms of microclimate, overshadowing, light spillage and vehicle movements; and
k) respects the principles of accessible and inclusive design; and
l) respects the principles of Secure by Design.
Applicants will be expected to submit Accurate Visual Representations of development proposals showing their visibility and detailed form to support analysis of the proposal.
Scope for tall buildings
8.13 Despite significant change over the years, most of the borough retains its low-rise character, meaning many areas will be sensitive to the impact of tall buildings. However, there is scope for tall buildings within the designated regeneration areas. The general character of any particular area will always be an important consideration in assessing the acceptability of tall buildings and a full design appraisal of the impact of a tall building will always be required.
8.14 The White City Regeneration Area has seen considerable change in recent years that has resulted in some parts which are less constrained in terms of local townscape context than other parts of the borough and so tall buildings may be appropriate, providing a distinctive recognisable landmark.
8.15 Hammersmith Town Centre has a number of existing tall buildings and further tall buildings could be appropriate in some parts of the centre, as identified by the Hammersmith SPD[1]. Any proposals for tall buildings in the town centre will need to respect public parks and squares, historical context views from the river and make a positive contribution to the skyline emphasising a point of civic or visual significance, demonstrate tangible urban design benefits, and be consistent with the council's wider regeneration objectives.
8.16 Parts of the South Fulham Riverside Regeneration Area may be appropriate for tall buildings. Elsewhere, there are areas in the borough, particularly in conservation areas and along some parts of the Thames, that are particularly sensitive to tall buildings and where heights of buildings should generally be restricted.
8.17 The Earls Court Opportunity Area will also allow for tall buildings to as a result of the wider masterplan process. Any tall buildings within the opportunity area will need to be carefully designed and located in areas that are less constrained by the surrounding context.
Landmark buildings
8.18 The placing of individual taller landmark or marker buildings both within and outside of regeneration areas can help to reinforce physical and visual linkages that help wayfinding and reinforcing character. Tall buildings and corner buildings with memorable features are particularly useful to assist and guide travel and reinforce local distinctiveness.
8.19 All applications for tall buildings, including those in locations identified as acceptable for tall buildings, will be expected to robustly demonstrate that any tall building would not have a disruptive and harmful impact upon the skyline and views of key heritage assets.
Impact of tall buildings
8.20 The council recognises and values the variation in character across the borough, and is committed to the preservation of the borough's built heritage and overriding townscape character found in large swathes of the borough of tree-lined street blocks of traditional family housing with rear gardens. In these areas of consistent townscape character, tall buildings would be seriously intrusive. In addition, in other areas of the borough, some parts of which are protected by conservation area designation, higher buildings can detrimentally impact upon the character and skyline, especially where they intrude on established views and skylines from open spaces, the river, riverside or bridges. The impact of tall buildings in sensitive locations should be given particular consideration.
8.21 Tall buildings should not harm the built heritage and townscape character, but are properly located, contribute in a positive manner to enhance a sense of place and are an integral part of the long term spatial vision for the borough. The townscape character of the borough suggests that there are few opportunities for tall buildings in the borough. It is important therefore that within the limited areas identified, the precise locations for tall buildings meet the criteria of this policy and the Historic England. It is this delicate balance that has determined the council's approach to tall buildings in the borough.
8.22 The design of tall buildings should ensure that there is positive interaction with the surrounding public realm, and this should include activity at street level. Successful street level urban environments are accessible to pedestrians and building designs should allow for inclusive access to the building and surrounding public realm.
Strategic views
8.23 The Strategic Linear View from King Henry's Mound in Richmond Park to St Paul's Cathedral as identified in the London View Framework, crosses the borough. The view corridor is shown on the Policies Map and will be protected
[1] Hammersmith Town Centre Supplementary Planning Document