Living in Tall Buildings

Living in tall buildings

A social sustainability assessment to

support proposals for South Quay Plaza1

Berkeley-SQP-v10.indd 1 05/09/2014 15:18 ‘Tall buildings are not the only solution to London’s housing crisis. But they represent an important part of the response. Our job is to make sure they are delivered to the highest quality and for the greatest public good.’

2nd Edition: September 2014

Berkeley-SQP-v10.indd 2 05/09/2014 15:18 Contents

1. Foreword 04

2. Introduction 07

3. South Quay Plaza 11 The site and context 11 The vision 12

4. The social sustainability assessment 15 Background 15 Methodology 16 Outcomes of the assessment 20

5. Life in tall buildings – learning from the past 31 Legacy and resurgence 31 The social context of life in tall buildings 32

6. Conclusion 45

Berkeley-SQP-v10.indd 3 05/09/2014 15:18 1.0 Foreword

I think there are four main reasons why Many people have commented recently tall buildings can make sense. about the number of tall buildings submitted for approval. But in planning First, London needs to make the very terms, these are exceptional. The best use of scarce development land. numbers may seem high, but I would That means maximising density whilst guess that relatively few of them are having due regard for design and likely to be built. They are costly and context. complicated to construct; they cannot be phased; and there is often years Second, they can simply be the right of significant cost before any return architectural solution. A memorable is made, which makes finance hard to building, with a strong positive secure for some developers. identity, can create a fantastic sense of place. Well-designed landmark However, with the right team in the buildings with great public realm can right location, tall buildings can become hugely popular elements of be delivered and make a major our urban landscape. contribution through the planning process. With a smaller footprint, they Third, developing tall buildings on free up more of the ground plane brownfield sites reduces pressure on to deliver public realm, play space the green belt. The rapid growth of and other amenities. They also bring London is creating more demand for considerable benefits through S106 housing, commercial space and public agreements as well as further down amenity. If this city is not going to go the line in stamp duty. out, it will often need to go up. The St George development at One Fourthly, London’s growing population Blackfriars in Southwark, for example, also increases demands on the transport will contribute £29 million to affordable network. Higher density buildings housing, create 200 full time permanent can make the most of transport jobs and generate in the region of infrastructure by locating people close £35 million in stamp duty for the to it. This is inherently more sustainable Treasury. If this and other sites were in an urban environment than building developed with lower height buildings, homes at lower densities. the contribution would be less.

Berkeley-SQP-v10.indd 4 05/09/2014 15:18 But perhaps the key challenge for Well-designed landmark buildings developers and planners is not with good public realm can make a about design and location but how hugely positive contribution to the you create a sense of community. skyline and streetscape of London. Historically, when tall buildings have They are also increasingly popular. failed it has been because of poor The Shard and Swiss Re building, for management and maintenance and a example, were bitterly opposed but lack of attention paid to the social life of have quickly become icons of London. people living there. In fact, some of the most recognisable and best-loved buildings in the world Research and experience tells us are tall structures. that life in tall buildings can work well for people in any kind of tenure. 46% of Londoners agree that tall It suits professionals, older people buildings have made London and students alike. It works best if look better (compared to 25% who the design provides a mix of uses don’t), and more than a quarter and easy access to useful, attractive of Londoners say they would be communal space. The key challenge happy living in a tall building (27%), relates to the way we house families according to the latest research from and children. They have to choose tall Ipsos MORI (2014), buildings and enjoy good access to all the facilities they need. Clearly, they are not the only solution to London’s housing crisis. But they So as we consider the opportunity of represent an important part of the South Quay Plaza, it is important to response. Our job is to make sure they reiterate the benefit of tall buildings. are delivered to the highest quality and for the greatest public good. They can make the best use of scarce land; create fantastic architecture; And that is what we aim to do on South maximise transport infrastructure; Quay Plaza. reduce pressure on the green belt; and deliver higher levels of affordable AW Pidgley CBE housing, CIL, S106 and stamp duty. Chairman, the Berkeley Group

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Berkeley-SQP-v10.indd 6 05/09/2014 15:18 2.0 Introduction

he Berkeley Group has assumptions about poor social produced a toolkit that outcomes. These schemes present helps developers and unique challenges in terms of planners assess the social management, security, service sustainability of new charges and privacy, for example. Tdevelopments. The aim is to improve Conversely, dense areas and tall people´s quality of life and the strength buildings present opportunities to of community. The toolkit involves a ensure the viability of high quality set of thirteen criteria and comparative community facilities. They make the best data on the social characteristics of use of scarce land, reducing pressure each location. on green space. They provide people Planning and housing policy in London with excellent transport access and can has moved over the last two decades reduce environmental impact. They towards encouraging higher densities. could make a significant contribution As a result, we need to understand more to London’s housing targets. about how social sustainability applies to This report has two main strands: the high density developments, specifically first is a practical assessment of the key to tall residential buildings1. These types issues for the proposed development of development will make a significant at South Quay Plaza in Tower Hamlets contribution to housing delivery across and the actions Berkeley intends to the capital over the coming years. take to make sure this place is socially As of June 2014, there were 189 new sustainability. The second, which formed residential towers planned for London. the basis for the assessment, is a review The Mayor is generally supportive, of recent guidance and research on high believing tall and large buildings density living, related to the thirteen form part of a strategic approach to criteria in Berkeley’s framework. meeting the city’s regeneration and economic development goals2. 1 For the purposes of this 2 Mayor of London/GLA, Tall residential buildings have a number report, tall buildings are 2011, The London Plan, considered to be those Para. 3.28 of inherent challenges. In Britain, over 20 storeys, in line they come with a historical legacy with the NLA’s research, NLA, 2014, Insight Study: of mismanagement and frequent London’s Growing Up!

Berkeley-SQP-v10.indd 7 05/09/2014 15:18 The outcome of this assessment is a complements these activities and work group of five priorities for South Quay together to implement and monitor Plaza. These were chosen because this as a condition of appointment. they addressed what are likely to be the most pressing needs of the South Community space Quay residents and they could make a significant and lasting effect on their South Quay Plaza will enjoy dedicated quality of life. indoor space for the community which can be used for a nursery, crèche or These five priorities are: to host events. The precise use of the • Well-being space will be determined through • Willingness to act consultation with the social housing • Community space providers and residents (not fixed • Adaptable space in advance) and the facility will be • Local identity accessible and affordable to people of every tenure. Well-being Adaptable space To address well-being, Berkeley will work with the Council to implement a The design of outdoor space around system of choice-based lettings. This South Quay Plaza will also be will maximise the chances of most adaptable. Clearly, the mix and the residents making a positive choice interests of residents will change over to live in a tall building at South Quay time and so public space needs to be Plaza. Research and experience flexible and adapt to changing needs suggest this is fundamentally – either at different times of the day important. or week, or as the needs of residents change over time. Willingness to act Local identity To encourage people’s willingness to act, Berkeley will fund the salary of a Finally, to foster a sense of local identity, professional community organiser, help Berkeley will fund and facilitate a major establish a community organisation and social event each year. This local festival online forum, and create a small grants will help to connect people living on fund to invest in projects proposed and the development, draw people in and led by residents. These activities will spread awareness of South Quay Plaza. be supported for a fixed period of time. These commitments are set out in more The management company and social detail in Section 4 below. They do not housing providers will be required guarantee a strong community. But they to agree a management plan which give it a much better chance of emerging.

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Berkeley-SQP-v10.indd 9 05/09/2014 15:18 10

Berkeley-SQP-v10.indd 10 05/09/2014 15:18 3.0 South Quay Plaza

3.1 Draft alterations to the adopted plan The site and context have revised this target upwards – to 39,310. At least 10,000 of these homes Berkeley’s South Quay Plaza site is will be built on the Isle of Dogs. located on the South Dock of the Isle of Dogs, just south of Canary Wharf, in Tower Hamlets’ planning policy the London Borough of Tower Hamlets. requires that these new homes are The South Dock is on the transition zone brought forward with a range and between the very tall and predominantly mix of dwelling types and tenures to commercial northern part of the Isle of promote ‘balanced, socially mixed Dogs and the lower rise, predominately communities’ (Policy SP12). With such residential area to the south. ambitious housing demands, new and innovative means of delivery will Tower Hamlets is a rapidly changing need to be tested. Part of the solution borough with the highest London will be to build at higher densities, Plan targets for both residential including in tall buildings. delivery and employment growth. The minimum ten year housing provision South Quay Plaza will deliver two target in Tower Hamlets is 28,850 residential-led mixed use buildings of homes for the period from 2011-2021. 36 and 68 storeys. South Quay Plaza will

‘South Quay Plaza will be a landmark new development, replacing or revitalising tired office and retail space and building high quality new homes on a critical site in the Isle of Dogs Opportunity Area.’

Berkeley-SQP-v10.indd 11 05/09/2014 15:18 have approximately 900 new homes, • A safe, vibrant place where people together with retail and office space. want to live These buildings will include affordable • A mixed and balanced community and family-sized homes. The retained that is genuinely inclusive office space in South Quay Plaza 3 will be refurbished. The development will be set • One of the few green waterfront in over two acres of significantly improved, spaces in London, known for its light high quality public realm comprising and attractive public space both open space and playspace. This • A destination that brings together is a rare inclusion in such schemes and local people and businesses is particularly relevant in Canary Wharf where there is a noticeable lack of public • A place where residents feel like they open space. The ground floor retail uses play a part and can influence what will have active frontages that are intended goes on to promote a vibrant and animated To help deliver this, Berkeley public space, encourage more active commissioned a review of current and enjoyable use of the waterfront and guidance and research on making create a destination area for South Dock. tall buildings successful, sustainable places to live – feeding into a full 3.2 pre-application Social Sustainability Assessment for South Quay Plaza. The vision The next section sets out the aims, South Quay Plaza will be a landmark new methodology and outcomes of development, replacing or revitalising the assessment, including specific, tired office and retail space and building practical and implementable high quality new homes on a critical site commitments which Berkeley has made. in the Isle of Dogs Opportunity Area. It The final section summarises the main will challenge perceptions of high-rise findings of the literature review, living and inform best practice for future which informed the assessment. developments like this across London. This section uses the thirteen Social Berkeley´s vision is that the development Sustainability criteria to focus will create: recommendations.

‘With such ambitious housing demands, new and innovative means of delivery will need to be tested. Part of the solution will be to build at higher densities, including in tall buildings.’

Berkeley-SQP-v10.indd 12 05/09/2014 15:18 SOUTH DOCK

SQP3+

PUBLIC REALM SQP1

RETAIL

RETAIL SPQ1 ENTRANCE OFFICE PUBLIC ENTRANCE SQP3 REALM

DROP OFF ZONE

SPQ2 SPQ2 ENTRANCE ENTRANCE

LOADING BAY

SQP2 DISPLAY RETAIL WINDOW RETAIL PUBLIC REALM

MARSH WALL

SOUTH QUAY DLR STATION

Principal pedestrian routes Active frontages at ground fl oor North

Cross routes Proposed A1 to A4 retail/F+B

North/south connections Proposed residential lobbies

Dockside promenade Existing offi ce lobby

Berkeley-SQP-v10.indd 13 05/09/2014 15:18 14

Berkeley-SQP-v10.indd 14 05/09/2014 15:18 4.0 The Social Sustainability Assessment

4.1 Background Reading, who specialise in the social dimensions of place-making and sustainability of the built environment. The National Planning Policy Framework has set out a ‘social role’ Berkeley defines social sustainability for development which it defines as, as follows:

‘Supporting strong, vibrant and healthy ‘Social sustainability is about people’s communities, by providing the supply quality of life, now and in the future. of housing required to meet the needs It describes the extent to which a of present and future generations; neighbourhood supports individual and by creating a high quality built and collective well-being. environment, with accessible local Social sustainability combines design services that reflect the community’s of the physical environment with a focus needs and support its health, social on how the people who live in and and cultural well-being’. use a space relate to each other and Berkeley’s Social Sustainability toolkit function as a community. It is enhanced was officially launched in February by development which provides the 2014, after two years of testing and right infrastructure to support a strong development. The framework and social and cultural life, opportunities for toolkit were created in partnership people to get involved, and scope for with Social Life and the University of the place and the community to evolve.3’

3 The Berkeley Group, Creating Strong Communities: How to Measure the Social Sustainability of New Housing Developments

Berkeley-SQP-v10.indd 15 05/09/2014 15:18 The Framework consists of three 4.2 dimensions, which capture a Methodology key aspect of social sustainability:

• Infrastructure and social amenities By thinking about social sustainability • Voice and influence from the start, Berkeley and its • Social and cultural life partners have the ability to shape decisions about design and These encompass both physical and management of the new development non-physical factors that contribute to and maximise people’s quality people’s quality of life. These aspects of life. of sustainability are underpinned by thirteen indicators reflecting many This means the development will be of the most important influences designed in a way that ensures it on social outcomes in a community. performs well against the 13 indicators These are shown in the wheel below. set out in the diagram below.

CO E Y R M U S M O T TRANSPOR C U C NI DENTIT I U I A R TY L RS L T SP A S CA A T N AC LO R DI L INKS D F ST IN E C C N TIVE CH I U WITH NEIGHBOU G L D A IN RA BE T NKS N CT WELL U E LI A R R

LOCA A S L INTEG

RATION

FEELIN L T I I GS O

F SAFE F

N T TY

U E E YO LA ABIL LO

M STREET E

T CA A AC L IT F AC A Y TO CI BLE SP LI TA TO TIE AP IN S

AD FL

WILLINGNESS V O C E I C E E N A N D I N F L U

Berkeley-SQP-v10.indd 16 05/09/2014 15:18 The social sustainability methodology for early stage assessments is as follows:

STAGE 1 Data analysis is undertaken to show what is likely to Data analysis be strong and what might be missing in areas and communities like this.

STAGE 2 A facilitated workshop with the project team and Workshop 1 relevant external parties. This looks at best practice and the data analysis, before selecting a small number of criteria to focus on. Actions are then generated for each criteria.

STAGE 3 About two weeks after the first workshop the Workshop 2 project team present their ideas back to the consultant. The consultant critically appraises the proposals to ensure they are appropriate, and suggests any other additional ideas which could be considered. Key actions are agreed to inform the design and delivery of the development

STAGE 4 The project team write up agreed proposals for Proposal the scheme and distribute this to relevant people, including the developer’s Managing Director.

STAGE 5 Key actions are incorporated within the Implementation masterplan, management strategy and procurement strategies.

Berkeley-SQP-v10.indd 17 05/09/2014 15:18 The following boxes set out a brief demographic profile of the new summary of the socio-economic development which were used to context of the site and the projected inform discussions.

The site in context

Detailed baseline data was per household. The southern part of produced for the area in which the the Island is lower density, ethnically development will be located, as diverse, and has larger households well as benchmarks which compare with more children. social characteristics and attitudes The site has excellent transport access in similar areas to the national and is located within easy walking averages. This provided an empirical and public transport distance of a basis for discussion on the needs wide range of community facilities and priorities of the area. including schools, healthcare, leisure South Quay Plaza is positioned and sport facilities. on the cusp of the financial centre These facilities will come under at Canary Wharf. The economic increasing pressure from population and demographic history of the Isle growth in the area but Tower Hamlets of Dogs has been one of dramatic Council is attempting to address this and significant change since through the provision of new services the 1980s, and the area continues and through contributions from to be in flux as the focus on office development to the improvement space development over the last of existing services. 20 years shifts towards more mixed use and residential development National survey statistics for in the area. neighbourhoods with similar characteristics to the area around As a result of this historical legacy, South Quay Plaza show that these ethnicity, employment, housing types of places tend not to have type, tenure and family type all differ strong relationships between significantly between the north neighbours and yet residents still and south of the Isle of Dogs, with have a relatively high level of South Quay Plaza on the border satisfaction with their local area and between the two. people are willing to pull together The north is dominated by office use to improve things. and what residents there are, are less deprived, with fewer children

Berkeley-SQP-v10.indd 18 05/09/2014 15:18 19

Berkeley-SQP-v10.indd 19 05/09/2014 15:18 4.3 The estimated demographic profile of South Quay Plaza, Outcomes of the as proposed assessment Based on the illustrative residential unit mix (which is subject to ongoing Informed by the research undertaken negotiation with LBTH Council) as part of this report (as outlined South Quay Plaza would have an in Section 5), and the outcomes estimated residential population of of the team workshops, Berkeley between 1,600 and 1,750 people. has prioritised five of the thirteen indicators. These priorities were Of these, 210 would be children chosen because: under the age of 18 as set out in the table below: • They addressed what are envisaged to be the most pressing needs of the South Quay residents Age group Estimated (years) number • Berkeley’s actions under these priorities could make a significant Under 5’s 90 and lasting effect on the quality 5-11 70 of life of residents

12+ 50 These five priorities are set out below. Total 210

All people 1,600 – 1,750 Well-being

Figures have been rounded Well-being is about people’s The employment space on-site day to day experience living will accommodate around 2,000 on the development and their FTE jobs in offices, shops, bars life satisfaction. and restaurants.

South Quay Plaza will be a vertical ‘Berkeley wants South Quay neighbourhood and home to Plaza to have a unique up to 1,750 people in different types of identity that helps new households and with different needs. It is therefore necessary to ensure residents and visitors feel that actions promote well-being for linked to it and to each other.’ different groups and help people meet their own identified needs.

Berkeley-SQP-v10.indd 20 05/09/2014 15:18 Berkeley will put in place strategies to • Provide small grants to facilitate reduce the risk of isolation and ensure community projects. These could that residents make positive choice be granted in small tranches about living in South Quay Plaza. with recipients decided by the community forum and/or any To help ensure that new residents have partnership which is formed with an high level of satisfaction in their new existing community project. Grants homes, Berkeley commits to: would be offered on the proviso • Work with Tower Hamlets and social that there was a system in place to housing providers to try and ensure ensure fair distribution to groups that families in social rented homes of a range of ages and interests. have made a positive choice to move Funding should be allocated and to SQP and are happy with living in ring-fenced so as to maximise tall buildings. This should involve benefits for the SQP community, monitoring and controlling the child especially those groups who may density of the development and find living in tall buildings most location of family accommodation. challenging, such as families. It may also include providing some of the affordable homes for people who research shows have a greater Willingness to act preference for this type of housing such as older people. Willingness to Act is about • Engage with local community creating a community in projects. The Isle of Dogs already which people work together has a wealth of successful and to manage and improve their well-run community projects, such neighbourhood. as City Gateway and the East End Community Foundation. Berkeley commits to consult and forge links Berkeley aims to ensure the residents with local groups with a history of at South Quay Plaza have the community action. This will provide opportunity, should they wish to, to invaluable local experience, build engage with other residents, housing on success and avoid duplicating providers and estate management services. Berkeley commits to act as services to communicate their intermediary and support these links concerns effectively and realise between residents and these groups. solutions or to organise community It will be the job of the community events. The key issue is how residents facilitator (discussed below) to co- can be encouraged to involve ordinate joint activities which are for themselves in their community. the benefit of the South Quay Plaza Initiatives should, as a priority, have community. a sense of ownership amongst the

Berkeley-SQP-v10.indd 21 05/09/2014 15:18 community, should be seen to be make individual and collective action open to all types of people with cheap and easy for residents, in different needs and be able to effect order to make positive changes and real change. deal with potential issues.

As such Berkeley commits to: • Ensure that the management plans • Facilitate a community organisation of the social housing provider and or forum with a broad base and the private tenures are aligned provide early support to get it and that their teams work together underway. This would be open to, to maximise the opportunities for and encourage, membership from positive and efficient outcomes and residents in all tenures and age respond to residents’ concerns. groups. Facilitation will entail an • Provide all these opportunities in a initial drive for new residents to join tenure-blind manner. Berkeley will and small financial grants to meet aim, through their procurement running costs if required. process, to require the housing • Have a professional events or provider and Estates Management community facilitator in the early Company to agree to the measures stages (time period dependent set out in this assessment, set and upon the period over which people monitor performance indicators (KPIs) move in). The role of the facilitator and seek creative solutions to working will be to kick-start the community with residents for the improvement organisation/forum with a view of the development as whole. to handing it over to the residents • Seek to include in the contract with the themselves. social housing provider a requirement • Facilitate a website or online forum to monitor resident well-being for residents to use to connect with at set intervals over the lifetime of each other: this should be run by the development (e.g. every five residents themselves to ensure it is years) and maintain or re-employ appropriate and relevant. This should a community facilitator if necessary.

‘An attractive landmark that transforms or complements its surroundings can create a sense of belonging and local pride.’

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Berkeley-SQP-v10.indd 23 05/09/2014 15:18 Community space

• Nursery or pre-school facilities with Community Space is about the access for the wider community design and management of public space, including multi- • Space for older children to functional space, and putting safely play or socialise away from in place the right management their parents arrangements. • Quiet spaces that could be suitable for work and homework These facilities will be accessible In keeping with findings of this report, to those who may need them most and in order to ensure the well-being – so they should be both physically of new residents at South Quay Plaza, accessible and be affordable. Berkeley commits to provide indoor and outdoor community spaces that Berkeley will ensure that there are are adaptable to a range of uses. strategies in place for the long term Detailed uses are not decided – they stewardship of any community space will depend on the partners chosen to ensure that it is used, maintained to manage the space and the types of in good condition. The maintenance needs of the community, but broadly of these spaces will be guaranteed speaking the space could provide: through the Management Plan, as will residents’ ability to influence how the • Shared areas where residents can space is used. socialise with each other and their friends;

• Space for parents to take the children outside the home

‘Initiatives should, as a priority, have a sense of ownership amongst the community, should be seen to be open to all types of people with different needs and be able to effect real change.’

Berkeley-SQP-v10.indd 24 05/09/2014 15:18 Plan of how the community space might work

Community Babies room under two

Meeting Quiet room room Staff room Quiet area/ reading room

Homework club Activity Community room management suite Play room

Flexible residential amenity space Crèche

Berkeley-SQP-v10.indd 25 05/09/2014 15:18 Adaptable space

Adaptable space is about creating public space that can be used flexibly now and could change easily and affordably in the future.

Whilst efforts have been made to accurately estimate the number of people, including the age range and household types, there will inevitably be change over the life of the development. Therefore South Outdoor Temporary Quay Plaza’s shared outdoor space screen art exhibition should be adaptable to changing needs over time. The public realm is therefore designed to be flexible to different uses. Should, for example, there be an increased requirement for playspace or space for events, these could be accommodated. The area around South Quay Plaza is set to change dramatically when the full area-wide masterplan is implemented. South Quay Plaza should not only be adaptable the changing needs of its own residents but also the changing context in the wider area.

Pocket Park key

Pedestrian circulation

Play trail

Berkeley-SQP-v10.indd 26 05/09/2014 15:18 PLAY ZONE

OUTDOOR DINING

PLAY ZONE

WILDFLOWER PLAY MEADOW ZONE AND PLANTED EDGE

OPEN LAWN

Berkeley-SQP-v10.indd 27 05/09/2014 15:18 Local identity

Local identity is about creating a place where people feel like they belong and where they hope to stay.

The Northern Part of Isle of Dogs is mainly a commercial district, with offices, shops, restaurants and leisure facilities. This character will change as mixed use developments such as South Quay Plaza introduce Summer Summer thousands of new homes. There fair beach is therefore a question as to what the new residential neighbourhood, of which South Quay Plaza will form one part, will feel like and how its identity will develop over time. Berkeley wants South Quay Plaza to have a unique identity that helps new residents (and visitors) to feel linked to it and to each other, with a sense of belonging. The area has a rich history. It has changed from docks, to dereliction to an international financial centre over the space of 50 years – all the time remaining home to a community with a strong sense of identity. As more and more residential buildings are planned for the northern part of the Island, its character will continue to change. Berkeley would like to see South Quay Plaza as a landmark development that helps to change the negative perception of tall residential buildings in London. South Quay Plaza should

Berkeley-SQP-v10.indd 28 05/09/2014 15:18 be a place where residents of all tenures are proud to live.

The open space and public realm around the site will be waterfront green space, rare for London. This will contribute to changing the northern part of the Isle of Dogs from a place focused on work to one with a lively community and space to relax and have fun. This type of feeling cannot be artificially created but Berkeley aims to achieve this by:

• Facilitating and funding an annual professionally managed event to spread knowledge about the site, create an identity (‘The place where they hold…’) and forge social links between residents and non-resident visitors, such as employees of Canary Wharf. Local businesses would be encouraged to help to run and sponsor the event.

• Creating a series of unique outdoor spaces that are bright and sunlit. These will soften and green the hard landscape of the docks.

• Encouraging the outdoor space to be used for a variety of purposes: bustling with office workers during the week; family friendly and tranquil during the weekends.

• Drawing together the initiatives under all of the five key priority areas to make sure that people feel they have a focal point for their local community.

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Berkeley-SQP-v10.indd 30 05/09/2014 15:18 5.0 Life in tall buildings – learning from the past

5.1 These new buildings present an Legacy and resurgence excellent economic and social opportunity to bring forward thousands of new homes in accessible The UK is starting to see tall residential locations, which are close to transport buildings as an opportunity once more. hubs, jobs and services. However, tall After a period of backlash against tall buildings have a poor reputation in buildings since the 1970s there has the UK as a result of the mistakes of been an increasing recognition that the past. In particular the legacy of the well managed high density buildings poor management of some council have a role to play in meeting London’s owned blocks in the 1960s and 70s rapidly growing housing needs. left strong public perceptions of them The GLA is supportive of the delivery characterised by disrepair, anonymity of tall and large buildings as part and a lack of social cohesion or well of a strategic approach to meeting managed public space5. the regeneration and economic The tall buildings that are delivered now development goals laid out in will differ significantly from the social the London Plan4. The market is housing blocks of the past; they will be responding: New London Architecture mixed use and, in many cases, mixed produced an Insight Study on London’s tenure. However the requirements for tall building trend in June 2014, their long term management will be no revealing a London planning pipeline less demanding. of 236 tall buildings above 20 storeys, of which 189 would be predominantly for residential use, although it is 4 The Mayor of London/ 5 NLA, 2014, Insight Study: GLA, 2011, The London London’s Growing Up! unlikely that all will be built. Plan, Para 7.25 p.40

Berkeley-SQP-v10.indd 31 05/09/2014 15:18 Tall, mixed tenure, residential but other factors that magnify either buildings have not been built before the opportunities or the challenges of in this country and, whilst there this type of living for different people. are lessons to be taken from past A study undertaken by the LSE experience, these present new and establishes that affluent residents can different challenges. Working in use higher densities to their advantage partnership, developers, councils, whereas poorer residents who live in registered housing providers and more deprived high density areas do academics need to share knowledge not. This is linked to the fact that poor and experience and establish a clear residents may live in higher density idea of best practice in the design areas not by choice but because that and management of tall buildings. is the housing offered to them by the Berkeley’s Social Sustainability local authority. In this case, they are less Framework provides a structured able to turn density to their advantage6. starting point for this knowledge sharing. The following section A number of prominent housing research discusses the Framework specifically bodies have produced reports setting in the context of life in tall buildings, out principles for building and living at using an evidence base drawn from high density. Their aim is to ensure that existing guidance and research. tall buildings (and other high density housing) are seen as an economic and social opportunity and the barriers to their success are overcome. These 5.2 studies, which form the core evidence The social context of life base to this section, include: in tall buildings • CABE, 2005, Better Neighbourhoods: Making Higher Densities Work

The relationship between high density • Design for London 2007, living and social and economic Recommendations for Living at outcomes is complex. High density Superdensity areas in London display polarised • Joseph Rowntree Foundation, 2008, social and economic profiles: the Residents’ Views of New Forms of highest density neighbourhoods can High Density Affordable Housing be found amongst the most deprived and amongst and least deprived. This • East Thames Housing Group, 2008, illustrates clearly that it is not density Delivering Successful Higher-Density that drives socio-economic outcomes, Housing: A toolkit (second edition)

6 Burdett, R. et al, 2004, London, LSE/Minerva 7 Russell James III, 2008, Apartment Housing, Density in Urban LSE Research Group. Residential Satisfaction Social Indicators Research Neighbourhoods in P. 31 of Elderly Tenants in Volume 89 No. 3

Berkeley-SQP-v10.indd 32 05/09/2014 15:18 This Section addresses Berkeley’s the income of families per se but the thirteen Social Sustainability Indicators, opportunities and space that residents detailing in what particular ways each is have to leave the house and travel easily. relevant to life in tall buildings, and what This dictates their ability to meet and measures need to be put in place to socialise with friends and neighbours improve social outcomes of residents. or have personal time away from family members. Middle and higher income families are likely to be able to access Well-being services and opportunities to socialise outside of the home more easily, which Well-being is about people’s day to makes higher density living more day experience of living in a place, and appealing. Whilst a developer cannot their life satisfaction. The well-being affect the income of new residents, of residents in tall buildings is of great good access to public transport and concern after the poor social outcomes access to community space to socialise of many social housing schemes of the cheaply outside of the home could 1960s and 1970s. improve the satisfaction of lower There is no standardised method of income residents in tall buildings. measuring well-being and it is difficult A study by James suggests that high- to collect and compare data on the rise living could be more suitable for subject. Broadly speaking, there are older people7. A significant factor of some types of households that may be residential satisfaction is the ability to more suited to living in tall buildings control our environment. Where larger than others. homes with gardens may provide the There should be a three pronged opportunity for greater control during approach to promoting well-being younger years, there is an increasing amongst all residents: the first is to risk that in older age the obligations of ensure that as many people as possible upkeep may cause a feeling of being have made a positive choice to live in a burdened by the home environment. tall building; the second is to manage Older people could derive significant the balance of the community through benefits from having contracted-in the types and sizes of homes and keep child densities within acceptable levels; and the third is to provide facilities to reduce the disadvantage ‘There are ways of of some groups. replicating the benefits For a number of complex and inter- of houses in other related reasons, middle and higher income families tend to be more dwelling forms through satisfied with tall buildings. What is likely careful design and planning.’ to be most important, however, is not

Berkeley-SQP-v10.indd 33 05/09/2014 15:18 maintenance and management facilities outside the home, and also wanting and living closely with other people minimal maintenance obligations. who can provide a support network. Conversely, families with young children Young single people and young working may be less suited to living in tall couples may also be particularly suited buildings. According to Gifford ‘That to living at higher densities, spending high-rise dwellers with small children are much of their time at work or socialising dissatisfied is one of the most consistent

Berkeley-SQP-v10.indd 34 05/09/2014 15:18 trends in the literature’8. It has been of services and a vibrant community. suggested that living in tall buildings Design for London states that ‘there could be associated with behavioural are ways of replicating the benefits problems and learning difficulties of houses in other dwelling forms10’ in children, although the results are through careful design and planning. inconclusive. Children in tall buildings The provision of, or easy access to, spend more time playing alone or in good quality open space, playspace or restricted play than children living other facilities for children and young in single family dwellings9. However, people could also improve the well- Gifford suggests that ‘if children have being and satisfaction of families in tall access to green space, these problems buildings. Easy access to facilities for may be ameliorated.’ parents or other people who may be Developers (and their partners, the socially isolated living in tall buildings Council and social housing providers) should also be considered. should consider what types of Well-being draws together many of the household are likely to benefit most recommendations under the twelve from, and be most satisfied in, tall other indicators; some of the issues buildings, and consider policies for addressed above will be touched on housing allocations based on this. Child again in the sections that follow. densities should be kept to a minimum, particularly in higher floors. Gifford highlights that choice in living at high Local identity density is also important: residents The historical legacy of tall buildings are much more likely to consider tall in the UK lies at the heart of negative buildings to be appropriate for their perceptions of this type of housing. lifestyle and be more satisfied if they LSE’s research into people’s have chosen to live there. perceptions of high density found Nonetheless, developments should that 60% of people identified crime not be designed just to accommodate and vandalism as an issue related young working people. Families can to high density living, 38% of bring stability to an area. A balanced respondents identified community mix of household types, including problems and 33% identified poor families, is required to sustain a range quality of life11. These results were balanced against positive attributes including diversity and access 8 Robert Gifford, 2007, 10 Design for London, 2007, The Consequences Section 3 to infrastructure. Nonetheless, of Living in High-Rise 11 Burdett, R. et al, 2004, residents’ identity will be tied in some Buildings, Architectural Density in Urban Science Review Volume way to their own perception, and Neighbourhoods in 50.1 London, LSE/Minerva the perception of others, about life 9 Gittus, 1976, Flats, families LSE Research Group. in a tall development. Research into and the under-fives, P. 302 Routledge & Kegan Paul the well-being of residents of social

Berkeley-SQP-v10.indd 35 05/09/2014 15:18 rented tall buildings in Glasgow found The opportunity to create a distinctive that residents felt their homes in tall positive land mark should be taken, buildings bestowed upon them a lack avoiding the risk of blighting the of status and a poor reputation12. landscape. This should aim to foster positive associations with a new tall Ultimately, it is effective management building. Linked to Local Identity, an that will ensure that a new development attractive landmark that transforms or has a positive reputation and make complements its surroundings can create residents proud to call it home. In a sense of belonging and local pride. addition to this, measures that foster a sense of community and belonging such as encouraging community Local integration groups, providing good quality shared facilities and facilitating residents’ Design for London recommends that events can help a building create its consideration of the neighbourhood own local identity. context of high density schemes should be the primary issue for determining their appropriateness in any given Distinctive character location14. Ensuring integration between a high density new development Due to their scale and massing, and its surrounding and existing tall buildings have the potential to community is essential for success15. change the character of an area. In the Barriers between new and existing London context, a new tall building spaces can be created by, for example: can be a contrast to the surrounding neighbourhoods, both in height • Poor links to existing streets and in building materials, and may • Disparities in feelings of safety be visible in the skyline. This is less between new and existing areas significant at South Quay which is adjacent to a significant cluster of tall • Separated community facilities buildings. CABE states that higher • Poor visual and spatial links density developments can make it between neighbouring buildings easier to create a sense of identity and and public spaces16 place due to their scale, helping them to transform locations into desirable A tall building in particular is at and distinctive places13. risk of becoming an isolated – and

‘Residents are much more likely to be satisfied if they have chosen to live there.’

Berkeley-SQP-v10.indd 36 05/09/2014 15:18 isolating – enclave. Such barriers and cyclist priority areas. Streets risk segregating communities and should be designed to account for increase the risk of conflict. the fact that public realm will provide a valuable leisure asset for residents An essential part of placemaking for seeking to socialise outside the home, a tall building is to relate the physical especially families. (See Community form to the social, economic and Space below). cultural context of the neighbourhood and integrate it into this space17. This should take into account the needs of people already living there, Transport links promote shared use of public space Excellent transport links are essential and facilities, consider opportunities to service the needs of tall buildings. and spaces for new and existing East Thames Housing Group residents to meet and carefully plan recommends a minimum of PTAL streetscapes to create safe and rating of 4 for a high density scheme19. permeable public realm. Tall buildings offer the opportunity A placemaking approach such as to maximise the economic benefit of this should bring together local transport infrastructure investment stakeholders with developers and and should be planned alongside their professional advisors to create a transport investment where possible. shared, context driven, masterplan18. Residents in tall buildings are at risk of feeling isolated, especially if they spend long periods of time at home Street layout due to age, illness or caring for young Tall buildings should be built in places children. Accessible, affordable and with excellent transport access and good quality transport links help to other facilities within walking distance. increase opportunities to socialise and The streetscape should have the access services and facilities. Places capacity for a substantial increase that are not dependent on cars have in footfall arising from the new the added benefit of having livelier community. The streets should be safe streets and neighbourhoods , with and, where possible, have pedestrian greater natural surveillance20.

12 Glasgow Community 14 Design for London, 2007, 16 East Thames Housing 18 Design for London, 2007, Health and Well-being Recommendations for Group, 2008, p. 9 Recommendations for (GoWell), 2011, The Living at Superdensity Living at Superdensity 17 East Thames Housing Effects of High-Rise Section 1 Section 1 Group, 2008, p. 9 Living within Social 15 East Thames Housing 19 East Thames Housing Rented Housing Areas Group, 2008, Delivering Group, 2008, p. 8 in Glasgow p.13 Successful High-Density 20 CABE, 2005, p. 12 13 CABE, 2005, Better Housing – A Toolkit Neighbourhoods: Making (Second Edition) Higher Densities Work p.12

Berkeley-SQP-v10.indd 37 05/09/2014 15:18 Feelings of safety enhanced a feeling of security were viewed positively amongst residents. In the past, tall buildings in the UK have experienced very high actual and Feeling safe within homes in high perceived levels of crime for residents density developments relies on and the wider neighbourhood. In robust systems of entry control. a Joseph Roundtree Foundation Design for London recommends (JRF) study into life in high density that wherever possible this should affordable homes, feelings of safety include a ‘person behind a desk’ at were found to be closely linked to each core23. Concierges are invaluable general site maintenance. Feelings of at monitoring activities in a building insecurity appear to be heightened and getting to know residents. by graffiti, pet fouling and vandalism Quod’s own research on Berkeley on-site. Broken or damaged lighting developments has established the and security systems that are not significant contribution that an on-site quickly repaired are felt to increase management presence can provide for opportunities for more serious both ‘hard’ and ‘soft’ security. Where crimes21. Therefore, a constant high a 24 hour on-site presence is not standard of maintenance should feasible other options such as remote be ensured. monitoring or random checks of shared spaces should be pursued24. JRF’s survey found a tendency for residents to feel their own homes Often the external threat to residents and developments were safe, whilst involves young people who may or may the wider neighbourhood was not actually be committing crime but not, with residents from adjacent who socialise in shared street spaces. neighbourhoods representing JRF’s research emphasises that the fear a threat. This is supported by some of crime is linked to presence of other evidence that finds that elderly people who are interpreted as being people living in tall building a risk25. In the case of young people in experience less fear of crime22. It particular, developers and designers is possible that well designed and must acknowledge that they will want managed tall buildings can provide to spend time away from their family defensible space for more vulnerable homes, especially in cases where their residents. JRF found that elements in personal space is limited. Allowance scheme architecture and design that should be made for space for young

21 Joseph Roundtree 22 Normoyle & Foley, 23 Design for London, 2007. 25 JRF, 2008, p42 Foundation (and 1988, quoted in Section 5 26 JRF, 2008, pp.46-47 Chartered Institute Gifford, R. (2007) The 24 Design for London, 2007. of Housing), 2008, Consequences of 27 East Thames Housing Section 5 Residents’ Views of New Living in High Rise Group, p.12 Forms of High Density Buildings, Architectural Affordable Living p.41 Science Review V.50.1

Berkeley-SQP-v10.indd 38 05/09/2014 15:18 people to socialise. It should be well especially if the layout or design of maintained and informally monitored the building highlights differences i.e. with a degree of natural surveillance, in tenure. This allows residents to but should not feel controlled. apply their preconceived ideas about tenure to their neighbours. Negative attitudes could be based Links with neighbours on this perception rather than actual Despite households living in close negative experiences of other proximity to one another, tall buildings residents26. Opportunities to meet have a reputation for unfriendliness or and build trust could diffuse tense even isolation. Links with neighbours situations and dispel unfounded cannot be forced and some people negative attitudes. do not wish to be actively involved in Design for London and CABE their community, and are no worse recommend designing-in off for that decision. Nonetheless, opportunities to interact. This could successful developments may facilitate include attractive shared space. More social interaction between residents structured interaction could take to increase feelings of trust and to place via community groups, which encourage those residents who wish to should be supported financially or be more involved. practically by a developer where JRF’s survey respondents highlighted required. Wherever possible visible the fact that living in close proximity to differences between homes of one another could magnify tensions, different tenures should be avoided27.

Berkeley-SQP-v10.indd 39 05/09/2014 15:18 It should be noted that Social • Indoor or outdoor space suitable for Housing Providers will often require older children and young people to separate building cores and servicing socialise away from their parents. arrangements to allow them to keep One respondent to the JRF survey service charges affordable. mentioned a desire to use the community centre to meet people but felt it was oriented to day-time Local facilities and family activities which were not Local facilities are essential to meet suitable for her28. The space provided needs that residents may not be able should balance the needs of different to meet at home. This includes finding groups, being suitable for a range a quiet space away from other family of uses at different times of the day. members, space for exercise and Developers should consider the types leisure and space to entertain friends of people who will live in the building and guests. A tall building may lack and their needs early on in the these opportunities, especially for masterplanning process. Where an families. Suitable space should be existing community is being moved made accessible and affordable to all in, such as in an estate renewal, local residents. Options could include: consultation should feed into plans.

• Lounge and relaxation space Children’s playspace is one of the • Meeting or workspace most important facilities that will • Homework space need to be provided. This should • Gyms or kick-about areas meet the needs of all children, not • Playspace just toddlers. The design, location

Berkeley-SQP-v10.indd 40 05/09/2014 15:18 and management plan for this space possible stage, not as an afterthought. should include consideration of This allows separate entrances, how conflicts between children and stairwells and security needs to be residents living in adjoining units, accommodated where required. such as noise, will be resolved29.

Adaptable space Community space Adaptable space is difficult to plan for The physical provision of the type in tall or high density developments. of space outlined above will require The pressure on space for services, careful planning. Its cost and utilities and vehicle access means management must be considered that outdoor spaces require careful from the earliest possible stage forward planning and control. bearing in mind service charge This leaves little flexibility on how implications on affordable tenants. outdoor spaces can be used. However, A space that is poorly maintained some thought must be given to how could serve to exacerbate social the changing needs of the resident problems – this must be avoided. population could be accommodated over time, at minimal cost. Examples Space will be at a premium in a tall of this could include thinking about building. Community Space should be how more playspace could be added planned and allocated at the earliest to the site, or how underutilised playspace could be altered for use by the wider community, depending on 28 JRF, 2008 p.45 29 East Thames Housing Group, p.25 how the development matures.

Berkeley-SQP-v10.indd 41 05/09/2014 15:19 Residents should be able to influence survey identified many residents how shared spaces are used and who found maintenance and service adapted over time through any provision lacking and poor value management plan. for money. They often found the management company unresponsive to complaints30. Willingness to act and ability to influence Design for London sets out a detailed list of requirements to make sure In the least successful schemes of the that a robust system of management 1960s and 1970s, there was a breakdown accountability is in place. This is set out in the link between management in Section 4 of Living at Superdensity. and residents. Management was A Management Plan should set poorly funded and as a result, both out the rights and responsibilities the physical and social fabric of these of all groups. This should consider buildings suffered. Throughout this residents of all tenures as well as the report, the importance of management freeholders, social housing providers is emphasised. However, this and Management Company. Residents management cannot come across should be encouraged to influence the as being only about control. In both content of this Plan and it should be their relationships with management reviewed on a regular basis. bodies and with the wider community, residents should be encouraged to Residents should feel empowered to act to effect positive change. And get involved. This is closely related they should be able to see that these to issues under Links with Neighbours efforts influence the decisions made. and Community Facilities. Where people feel there is a physical Rent and service charges can be and social space in which they can very high in a tall building, especially trust others or feel welcome, they for residents in affordable homes. may be more willing to get involved. Residents must see that their money is well spent and that they can influence priorities. The JRF 30 JRF, 2008, p. 44 ‘Residents should be encouraged to act and they should be able to see that their efforts influence the decisions that are made.’

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Berkeley-SQP-v10.indd 44 05/09/2014 15:19 6.0 Conclusion

erkeley is committed to people to live close to services, to making South Quay Plaza their work and to transport links. If well a socially sustainable place designed, they make economic and to live. environmental sense. But the design and management required to make tall As the research identified in B buildings socially sustainable presents this report shows, there are multiple, challenges that need to be addressed. complex factors that influence people’s experience of their homes. Berkeley This report has set out how Berkeley has used the Social Sustainability intends to tackle these issues. They will Framework and the research that work with partners as the development underpins this report, to ensure the progresses, to implement and monitor plans for South Quay Plaza reflect and the activities set out in this report. They lead best practice in delivering tall, also intend to share this experience high density, mixed use buildings. with the industry, public sector and academics to try and ensure that the This kind of development has the new generation of residential tall potential to contribute strongly to buildings can learn the lessons of the London’s housing need over the next past and create great places where generation. Tall buildings can provide communities thrive. a good housing option, allowing

‘The new generation of residential tall buildings can learn the lessons of the past and create great places where communities thrive.’

Berkeley-SQP-v10.indd 45 05/09/2014 15:19 This research was undertaken by Quod, a planning consultancy that provides strategic advice on major development schemes.

Its socio-economic team are leading specialists in the assessment of large-scale housing developments and estate renewals including tall and superdensity residential schemes. They have an extensive and detailed knowledge of Tower Hamlets and the Isle of Dogs in particular, as well as experience working with public and private sector clients in nearly all the major conurbations of Britain.

Quod is working with Berkeley Group to apply the principles of social sustainability across their major housing developments, aiming to establish industry best practice in sustainable placemaking.

Berkeley-SQP-v10.indd 46 05/09/2014 15:19 ‘The key challenge for planners and developers is not about design and location. It’s how we support the social life of people living in tall buildings.’

Berkeley-SQP-v10.indd 47 05/09/2014 15:19 India House 45 Curlew Street London SE1 2ND

Proud to be a member of the www.berkeleygroup.co.uk Berkeley Group of companies

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