Tall Buildings

Tall Building Strategy The following section of the document provides a Tall Building Strategy for Northampton’s central area. Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 161 PRELUDE PURPOSE Perceptions of tall buildings in the UK are mixed The Tall Building Strategy for Northampton Borough The purpose of Northampton’s Tall Building Strategy However with this in mind it does acknowledge that and it is clear from the feedback of the workshop Council is not to specify individual areas appropriate is as follows: such matters will have an essential influence on the consultation to some extent ‘tall buildings’ are for ‘Tall Buildings’ but instead to develop a ‘Skyline structure of tall buildings and therefore must be fully stigmatised by the poorly executed towers of the Policy’. 1) To help protect and enhance the skyline of Northampton considered in any proposal covered by this guidance. 1970s. The desire to build tall will always continue This approach means that any proposal which falls 2) To improve gateway opportunities and key views primarily as a way of maximising the use of a site identified in the Character Assessment under the definition of a ‘tall building’ will have to Major Movement Corridors and its value which in turn puts pressure on the local be assessed on its own merits. This would be set 3) To help provide guidance and ensure high quality design Most people’s appreciation of the town is along major authority to assess schemes. is delivered in Northampton against the tall building guidance specified within approaches to Northampton. They are the most The new model of ‘tall building’ is very different. In this document and also the relevant character area 4) Provide evidence for the CAAP common way of reaching key destinations within the the right location and meeting all the key principles findings. town centre. A strong and obvious link therefore exists advocated at a national level by English Heritage and Furthermore key strategic viewing areas and major This strategy provides a platform for policy and design between major movement corridors and strategic CABE tall buildings can positively benefit a place if movement corridors have been identified to help guidance for Northampton Borough Council to deal views. This linked visual experience plays an important exceptionally designed. understand and protect the skyline of Northampton. with tall buildings in the central area with a particular part in our appreciation of the identity of the town. Today they bear little resemblance to the much Policy recommendations within this document focus on local distinctiveness and visual impact. Major movement corridors within and adjacent of Northampton’s central area are identified later in this derided tower blocks of the 1960s and 70s. They are have been made to help ensure high quality design The macro analysis plays a critical part in supporting document. changing the skylines of cities such as Manchester, is embedded as policy within the evolving Local this strategy. It provides a solid evidence base which has Leeds, Liverpool and Birmingham acting as markers Development Framework. helped to gain a greater understanding of Northampton. The following section of the document has identified and signposts of regeneration. two ways of encapsulating key views. This will help to The Tall Building Strategy for Northampton’s Central ensure that important views are justified and identified Area has been developed taking into account the for protection and enhancement. To justify a view a revised and updated national ‘Guidance on tall buildings’ description and explanation of why it has been chosen (July 2007). Such changes have recently been made to has been included.Additionally suggestions for potential reflect changes to the planning system and CABE’s and enhancements have been included to improve the visual English Heritage’s experience of evaluating planning appearance of the central area. applications for tall buildings. The macro analysis is of particular importance to key The strategy contains explicit assessment criteria views identified as part of this study. This has provided on which all tall building proposals will be assessed. a sound understanding of issues which influence our Additionally it provides design guidance for existing visual experience of Northampton such as topography, tall buildings in the central area in terms of form, key landmarks, scale and height. Such an understanding performance, appearance and overall visual impact. It has supported the identification of an approach to does not deal with issues such as structural safety, fire protect, preserve and/or enhance the appearance of protection or means of escape; as these matters are Northampton’s central area. dealt with by the Building Regulations. The Pinnacle and All Saints Church are existing tall buildings which feature prominently behind Northampton’s Market Square Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 163 Rather than restricting the central area to a handful These include the following views: of fixed views the Tall Building Strategy offers a more TALL BUILDINGS - A SHORT INTRODUCTION…. 1. Vista: a view from a specific viewpoint looking to a flexible approach. Additional guidance contained in specific building or structure. Across the country high density residential schemes as power, wealth, religion and in some cases bragging Criterion.2 of the Tall Building Guidance ‘Visual Impact’ are being promoted to meet acute housing shortages. rights amongst owners, businesses, families 2. Panorama: a view from a specific viewpoint looking section provides a choice of view types. Officers can At the same time, ‘landmark’ office schemes are being and architects. across a wide area at numerous buildings or structures then select from this section to identify the most promoted to meet the needs of global businesses, within their settings. The pyramids in Egypt, the gothic cathedrals of France appropriate view type for assessing development seeking prestigious, high quality office floor space in and ‘The Medieval Manhattan’ of San Gamignano proposals within the central area. 3. View Corridor: numerous views from a variety of attractive town and city centre locations. all show the collective desire to build up over time. viewpoints looking at numerous buildings or structures These two factors, coupled with the Government’s Despite these buildings looking very different they are within their settings. desire to achieve a greater proportion of new all intrinsically linked by one common problem…‘gravity’. development on brownfield sites, is placing pressure on Two events paved the way for the building typology we the system to achieve higher density schemes in urban WHAT IS A ‘TALL BUILDING’? experience today. The first was in the 19th century with ABEL, C. (2003) Sky High: Vertical Architecture, London: Thames & Hudson. areas than ever before. the introduction of the elevator in the Great Exposition. Although no official definition of a ‘tall building’ exists for the purposes of Northampton’s Central Area Potentially for Northampton the pressure to ‘build The second in 1871 after a devastating fire in Chicago a ‘tall building’ will be defined as: up’ is likely to increase and the following guidance is a explosive growth followed, and a breakthrough in proactive measure to help shape change. methods of construction using a grid of steel beams and columns to combat natures forces…the birth of the ‘tall The desire to build ‘tall’ is nothing new. Over the years “Any building or structure that breaks the skyline and/or building’ began. which is significantly taller than its surrounding built fabric”. ‘tall buildings’ have been used to symbolise such things “Love them or hate them, one thing we cannot do is ignore them” Guidance on tall buildings [CABE/English Heritage July 2007] ABEL, C. (2003) Sky High: Vertical Architecture, London: Thames & Hudson. Furthermore building proposals considered to have a marginal increase in height i.e. a ‘taller building’ than its surrounding built fabric should be subjected to the guidance and assessment criteria in order to deliver high quality design. SKYLINE POLICY Viewpoint 1 LONDON ROAD GATEWAY Skyline is best described as a strategic view of a town The diagram below highlights 5 key strategic or city which provides an outline of a group of buildings, viewing areas. The strategic viewing areas surround structures and landform against the horizon of the sky. It Northampton’s central area from the north, south, effectively captures the attributes of a town or city which east and west. They have been supported by both when knitted together collectively help to identify a place. the micro and macro analysis to help understand the attributes that contribute to a view for example such as More specifically for Northampton’s central area this topography and key landmarks. means encapsulating the mental image of Northampton. For example such as the dramatic topography that The following section highlights a sample of views that sweeps down from the elevated northern edge are contained within each of the areas. These are not at Upper Mounts to the River Nene including the restricted as the only fixed strategic views of the central prominent church spires that once dominated the area for protection. They are examples of views contained VP.1 skyline back in 1747. Today these stand alongside ‘taller within each of those 5 viewing areas to help give a feel for buildings’ which leave a different ‘fingerprint’ and image the qualities experienced. Ultimately the exact view for DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES of the town today. assessing schemes in the future will effectively be left to the Viewpoint.1 looks directly along London Road which is a major Viewpoint.1 effectively highlights the heart of the town with discretion of the local planning authority using the guidance approach and gateway to the centre of Northampton. This All Saints Church being an important landmark building helping and recommendations contained within this document.

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