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. route is of particular importance from the south as it is used orientate the central focus of the town which is the market frequently by people coming from surrounding areas such as square. View Area.1 (NORTH) Wootton and Milton Keynes. View.1 in the foreground captures the green corridor lining As the name suggests London Road runs to London and is a the north/south axis running into the town. Immediately east VP.5 historically significant route which has linked Northampton to is Delapre Park and to the west are residential dwellings which London for hundreds of years. front the street.

Viewpoint.1 is given further credence as it is a route which is The view is framed by a variety of mature tree types giving it a used by a high number of people travelling to and from the softer more natural feel. The landscaped lining of the road is of town centre by a variety of forms of transport including car, bus, significant value as this connects to Delapre Park and creates a View Area.5 (EAST) bicycle and by foot. Therefore this route and associated views pleasant entrance to the town. VP.7 VP.4 merit special consideration for protection and enhancement in

View Area.2 (WEST) VP.6 playing an important part of the town’s perception. ATTRIBUTES WHICH COULD BE ENHANCED VP.11 KEY LANDMARKS • By not allowing development, in particular tall buildings

VP.2 VP.9 to adversely effect or detract from the important role VP.10 Viewpoint.1 includes a number of key landmarks which can be All Saints Church plays on the skyline. VP.8 clearly identified within the town centre. The buildings which View Area.4 (SOUTH EAST) break the skyline are located on the upper plateau of the town • Continuation of green corridors further into the town including All Saints Church, Holy Sepulchre, Greyfriars and the VP.3 centre to help improve gateway feel of this strategically Grosvenor Shopping Centre all of which have been justified VP.1 within the macro analysis for designation as an important important route. 5 STRATEGIC KEY VIEWING AREAS landmark within the town. View Area.3 (SOUTH)

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 167 Viewpoint 2 COTTON END Viewpoint 3 DELAPRE PARK

VP.2 VP.3

DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES Viewpoint.2 looks from the bridge at Cotton End Road This view highlights an arrival point into the Northampton. The Viewpoint.3 is not a publicly accessible view nevertheless it This view highlights the skyline and encapsulates the built form following on from London Road. This view portrays a number immediate contrast in architectural styles gives an eclectic feel provides one of the best quintessential southern views of of the town. The immediate foreground consists of grass verges of key landmarks along the skyline in addition to capturing the and frames the town centre in the middle. Northampton. The view is taken from Delapre Golf Course of the course and a variety of trees and vegetation. It is one of mix and variety of built form contained within the town. and provides an open view of the skyline. the best views of the town due to its panoramic nature. The view highlights the dramatic topography of the town which ATTRIBUTES WHICH COULD BE ENHANCED It is a unique viewpoint in Northampton as it includes key is a strong characteristic. The change in levels firstly dipping as landmark buildings in the centre but also outside of the CAAP you cross the bridge but then gradually inclining to the north. • Bridge Street could be substantially improved to assist ATTRIBUTES WHICH COULD BE ENHANCED boundary such as the flood lights of the Northamptonshire with enhancing the sense of arrival by bringing forward the This creates a skyline made up of key landmark buildings Cricket Ground. The view is pleasantly framed by the • Re-establish All Saints Church more prominently along regeneration and redevelopment of the block to the east of including All Saints Church, Northampton House and the established trees and vegetation of the golf course. the skyline. Derngate Theatre. the Brewery • Reduce the negative impact caused by large monolithic • Setting of Carlsberg could be improved by screening the car Spread across the town from this view a variety of building KEY LANDMARKS blocks currently along the existing skyline. typologies and architectural styles are prevalent. The most park which currently fronts Bridge Street. striking being the Carlsberg Brewery with its chimneys and Contained within this view are many landmarks including associated container units. • Development towards or surrounding All Saints Church Church of the Holy Sepulchre, Grosvenor Shopping Centre, should not compete with this fine Grade.I building and allow Greyfriars, BT offices and the hospital chimney. All Saints In the foreground the bridge over the River Nene is a well it to remain as the key focal point of the town. Church is not as obvious from this view as attention is drawn detailed structure lined by Victorian lamp posts adding to the positive nature of this view whilst also including some of the to Grosvenor Shopping Centre. waterside residential development to the east.

KEY LANDMARKS This viewpoint is framed by a series of landmark buildings. To the west stands Carlsberg Brewery as the most dominant landmark building in view with its green bank running down to the River Nene. Other landmarks that can be seen breaking the skyline to the north are Northampton House, Theatre, St.Sepulchre, All Saints Church, Grosvenor and Greyfriars.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 169 Viewpoint.4 WELLINGBOROUGH ROAD Viewpoint.5 MILL LANE

VP.4 VP.5

DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES Due to the topography of the town centre it is difficult to Northampton House helps with orientation and ‘wayfinding’ Viewpoint.5 looks south from Mill Lane towards The clarity of Northampton’s distinctive topography with identify views of the town from the east. This particular due to its landmark status. Northampton’s central area. skyline development viewed in context of its historic origins on view is taken from a strategic approach from the east along a peninsula rising above the River Nene valley. The landscape Wellingborough Road and has at its vista Northampton House Mill Lane is a well used vehicular route linking Dallington and foreground of the river valley provides another attractive green which leads to the retail centre of the town. ATTRIBUTES WHICH COULD BE ENHANCED Kingsthorpe and is used by a high number of vehicles which entrance gateway. means that this view is experienced by large numbers of users. • The architectural quality of Northampton House could be more positive for such a prominent building sitting alongside KEY LANDMARKS The view is one of the best examples of capturing the ATTRIBUTES WHICH COULD BE ENHANCED All Saints Church which is a Grade.I listed building. topography of the town stepping down from Greyfriars Northampton House is the key landmark on the vista of to Spring Boroughs and beyond. This view also highlights a • The remodelling or replacement of the present Park Inn • Opportunity for the addition of a complementary Wellingborough Road. This building is arguably the most number of key landmarks which break the skyline. building on the skyline would provide an opportunity for prominent landmark in Northampton as it can be seen from contemporary landmark or structure to better terminate this a more positive landmark defining the western edge of outside the central area from the north, east and south due to historic vista The foreground of the photograph is made up of mature Greyfriars. its height of 12 storeys and large building footprint with added landscaping with the river and railway line running down the • Potential to use area to the north of Northampton external balconies. west side of the town to the railway station. • The continued protection and maintenance of the mature House as a location for tall buildings. landscape foreground setting.

KEY LANDMARKS • By not allowing development, in particular tall buildings to adversely effect or detract from the important role Holy Northampton House, Greyfriars, Holy Sepulchre, Park Inn and Sepulchre plays on the skyline. the New Life Apartments and St Katherines Court in Spring Boroughs.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 171 Viewpoint.6 NORTHAMPTON TOWN FOOTBALL CLUB CAR PARK Viewpoint.7 VICTORIA PARK

VP.6 VP.7

DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES Viewpoint.6 looks from Northampton Town Football Club car The most positive attribute of this viewpoint is that of the Viewpoint.7 looks from Victoria Park towards the town centre. This view is framed by different types of trees and plant life in park towards Northampton’s central area. This most westerly central focus clearly identifiable by the cluster of landmark The view is framed by mature trees and vegetation and gives a the park. The backdrop to the view consists of buildings over viewpoint clearly shows the lift tower as a structure in isolation buildings. This enables the town to be readable and assists striking silhouette of skyline of the town. 4 storeys in the centre. The view clearly captures the profile of in the foreground with grass and foliage surrounding it. orientation into the centre. building lines and the topography of Northampton - showing Victoria Park is an attractive and well used area that is enjoyed the rise and fall nature of the landform and the buildings that The town centre of Northampton is clearly identifiable with by a range of people who live in the town and beyond. clearly break the skyline. the collection of dense buildings situated centrally in the ATTRIBUTES WHICH COULD BE ENHANCED distance. This viewpoint shows how clusters of tall buildings • Creative lighting scheme for the Northampton Lift Tower and create an easily identifiable focus for a town. KEY LANDMARKS ATTRIBUTES WHICH COULD BE ENHANCED selected other skyline taller buildings to reinforce the ‘cardinal’ This view captures many notable landmarks in the town • Remodelling or removal of some of the larger monolithic The view gives a clear indication of where the town centre is western route into the Central Area. which all break the skyline including Holy Sepulchre, New Life buildings on the skyline to reinforce the historical precedence and also highlights the topography of the town centre stepping • Opportunity for an additional way marking structure or Apartment in Spring Boroughs, Park Inn, St.Katherines Court for a series of separate and more distinct landmarks. down towards the River Nene. development adjacent to the Castle Station area to further and Greyfriars Bus Station. improve the legibility of this approach to the town centre. • Reinforcement and maintenance of the existing landscape KEY LANDMARKS setting. The most notable landmarks in the town from this viewpoint • By not allowing development, in particular tall buildings to • By not allowing development, in particular tall buildings to are the Church of the Holy Sepulchre, New Life Apartments, adversely effect or detract from the important role All Saints adversely effect or detract from the important role Holy All Saints Church, Northampton House, The Pinnacle and Church and Holy Sepulchre Church play on the skyline. Sepulchre Church plays on the skyline. Calrsberg Brewery - all of which are five or more storeys high.

National Lift Tower stands prominent in the foreground as a striking landmark which can be seen far and wide due to its height of 128m.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 173 Viewpoint.8 NENE VALLEY WAY Viewpoint 9 MIDSUMMER MEADOW

VP.8 VP.9

DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES Viewpoint.8 looks west towards the town centre from This view highlights a number of important elements which Viewpoint.9 looks towards Becket’s Park capturing much of This view highlights the green corridor lining the south axis Nene Valley Way (A45). The river and railway line make up contribute to the overall character of the town. This includes the natural environment in the foreground. and the River Nene running through Avon. The view is framed important part of the foreground and are connected together the River Nene running through Midsummer Meadows and by mature landscaping and the pathway serves as a key by Midsummer Meadow and Becket’s Park. the Avon character area, the railway line and the skyline with This area of open space and pathway is used frequently by pedestrian and cycle route for people to enjoy this setting. its key landmark building. cyclists and pedestrians who experience this unique view of This view from the dual carriageway is shared by the frequent the town. It is a key area of recreational space in the town ATTRIBUTES WHICH COULD BE ENHANCED users of this road. It is heavily used in order to access The scale of buildings from this viewpoint gives a clear framed predominantly by green landscape. • Legibility could be improved as it is unclear where the Northampton and areas to the south and north east of the indication of where the town centre is. centre of the town is from this view. town such as Wootton, Billing and Wellingborough. Unlike any The larger buildings in the background such as Northampton House, Grovesnor and Riverside House are clearly visible from other strategic view this also picks up the overhead pylons • Fulfilling the potential of Bedford Road as a major gateway the skyline. within the town. ATTRIBUTES WHICH COULD BE ENHANCED into the town. • Sensitive removal of pylons to enhance view KEY LANDMARKS KEY LANDMARKS • Removal of Riverside house. Viewpoint.8 contains the a large number of landmarks and these • Further provision of mature landscape which contributes Key landmark buildings can be seen in the background and • Further provision of mature landscape which contributes to can be identified from left to right as Carlsberg Brewery, Avon, to natural feel of this part of Northampton Town and to these interweave with the landscape of Becket’s Park in the natural feel of this part of Northampton Town and to mask The Pinnacle, All Saints Church, Theatre, Grosvenor Shopping mask poor quality development. foreground. Northampton House, the Grosvenor Shopping poor quality development. Centre, Greyfriars, Northampton House and St Giles. Centre, BT offices and St.Giles Church are landmarks seen in • By not allowing development, in particular tall buildings to this view. • Development surrounding St.Giles Church should enhance adversely effect or detract from the important role the setting of this important listed building. All Saints Church and St.Giles play on the skyline.

• Reduce the negative impact caused by large monolithic blocks currently along the existing skyline.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 175 Viewpoint.10 TOWCESTER ROAD Viewpoint.11 VICTORIA PROMENADE

VP.10 VP.11

DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES DESCRIPTION AND EXPLANATION POSITIVE ATTRIBUTES Viewpoint.10 looks along Towcester Road. This route acts as a This view highlights an important route into the town centre Viewpoint.11 looks south towards AVON from Victoria The mature landscape sweeping across this important major entrance from the south west. This important approach from the south west. The gasometer directs views towards Promenade which forms part of the ring road and is a major view is a key element of the positive attributes of this view. leads off from the A5123 which follows on from the A45, the centre and is one of the key landmarks in the foreground. approach to the town centre. This view which captures a Furthermore Becket’s Park, a high quality Victorian park, is further to the south of Northampton. This angle of this view The centre of Northampton can be clearly identified when number of important elements significant to the character of well maintained offering a pleasant environment for people is similar to that seen from the railway line when approaching approaching the town from Towcester Road as a result of key the town and the AVON character area. to come and enjoy. The emerging destination space of the the town from the south. central landmarks breaking the skyline. The tree line hides much Marina further compliments this space sitting just in front of of The Pinnacle which stands prominantly behind this. KEY LANDMARKS the AVON HQ. KEY LANDMARKS This view has a number of key landmarks including the Marina, ATTRIBUTES WHICH COULD BE ENHANCED ATTRIBUTES WHICH COULD BE ENHANCED Immediately to the north the gasometer has a strong River Nene, new AVON HQ and Becket’s Park. The mature presence sitting adjacent to the road. Located beyond this in • Reduce the negative impact caused by large monolithic trees mask the remaining shell of the former Power Station • Development of high quality mixed use buildings that the distance, Grosvenor Shopping Centre and Northampton blocks experienced in this view. building which has an imposing industrial building facade. complement the new Avon HQ House can be seen clearly towards the north. The Pinnacle can • Edges of the road could be improved to promote walking • Opportunity to enhance the former Power Station building be seen to the north east however this is partially screened by and cycling. With the exception of the gasometer there is no to create a sensitive yet striking landmark in the AVON the trees lining Towcester Road. The character and design of development that fronts onto the road and therefore little character this building could be considered to be inappropriate due to surveillance and street animation is apparent. setting close to the Historic Core. • Proposals for new development should complement views • Ensure new buildings don’t obscure or detract from the view from both the north and south. of All Saints church. • Soften the impact of the Pinnacle by placing more buildings in its • Potential for variations of roof height above the tree line to foreground on St.Peters Way car park to increase the scale of the give interest and provide a way marker to intensively used area. area adjacent to the town centre.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 177 INTRODUCTION

The following section provides an explanation and justification for major movement corridors contained within Northampton’s central area. Major movement corridors have been selected on the basis that they are popular routes people experience everyday via different forms of movement. These routes potentially contain a high number of views which play an important role in the overall perception of Northampton. Major movement corridors respond to a variety of forms of movement including by rail, road, river and on foot by pedestrians. These approaches have been supported by the macro analysis in section.1 of this document. In addition to help give a feel for each of the types of movement a sample snapshot of a view contained for each type of movement has been shown. The benefit of this approach is to give a level of control to officers using this document so that the most appropriate view position and view type can be established for individual proposals. In order to help select the MAJOR MOVEMENT CORRIDOR JUSTIFICATION best view from major movement corridors should be read in conjunction with Criterion.2 of the Tall Building Guidance. As part of the process cycle routes have been considered however these are limited routes within the town which merge with already protected routes and therefore do not currently justify an additional section.

3D model of Northampton’s Central Area

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 179 Rail Road Rail provides views of strategic importance coming into the town Rail Northampton’s main arterial road is in the form of a ring which are important on entry from the north, south and east. CAAP road that circles around the centre of Northampton. From Road Castle Station is a major transport hub and is the only remaining this road other arms of distributor roads feed off into other CAAP and existing train station left in the town. local towns and motorways such as the A45.

With the construction of the Northampton loop off the West These route justify protected views as they are used by a Coast Main Line in the late 1870s, Castle Station was dramatically high number of people living, working and visiting the town. expanded and soon became Northampton’s main station, serving the main line to London and Birmingham. The through routes contained within the central area are currently very busy and well used by people. In some areas, As Northampton’s only train station its justification for protection is as the macro analysis has highlighted they have created that it is well used by high numbers of people. pedestrian barriers around to movement within the town.

Any future development should not detrimentally inflict upon the Recent improvements for pedestrians have been made stations function and should enhance its surroundings. The station is at Marefair/Horse Market junction however in the future an integral part of the town’s infrastructure and any development more innovative solutions will need to be developed so that on site should improve its setting and use. pedestrian movement is improved.

The former railway line has also been included for protection as this runs through Avon which is a key regeneration area within Northampton’s central area.

View from Nene Valley Way looking towards the town View of Horse Market (A508) running along Spring Boroughs

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 181 River Pedestrian The River Nene is a vital part of the town’s landscape and Key pedestrian routes have been identified within the town Pedestrian River heritage. It is an important wildlife and ecological corridor that is centre. The majority are located within conservation areas CAAP CAAP home to much of Northampton’s habitat. boundaries and as they are of historical importance and are of a high quality design standard.

It is a local landmark and nationally recognised as the 9th longest river in England. The inclusion of the river in the Central Area A number of these routes are free from traffic and are largely Action Plan acknowledges that the river corridor is an asset to concentrated in the retail hub of the town e.g. Abington the town that should be taken into consideration when any new Street and the Market. development is proposed in close vicinity.

The pedestrian routes are justified for protectionas they are The river is justified for protection as it is one of the key used by a high number of people living, working and visiting characteristics of the town for its use and positive attributes it the town on foot. brings to the town.

Future policy should seek to minimise the impact of development on the local landscape/environment, preserve important historic features/landscapes, reconnect the public and businesses with the river corridor and promote leisure activities such as walking and cycling.

River Nene running along St.Peters Way next to the St. James’ Retail Park View of Market Sqaure with All Saints Church in the background

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 183 CONCLUSION Rail: POLICY RECOMMENDATIONS Active and inactive railway line within the CAAP

The designation of major movement corridors The following policy recommendations are proposed for Northampton’s Central Area to ensure that Road: within the CAAP provide an innovative and flexible high quality design remains an integral part of its development as a place over the next 20 years. Two tool with which to identify important views of Inner Ring Road and its 6 arms; recommendations have been made, the first relating to skyline and the second relating to major movement Northampton Town. From the north A508/Barrack Road, corridors and design quality. Rather than restricting the central area to only a handful of views the major movement corridor From the east A4500/Grafton Street, Both are linked by design quality and visual experience as both the Major Movement Corridors and Strategic approach provides a much more flexibile approach From the south A5123/Towcester Road, Views are enjoyed by a high number of people. It is for this reason therefore that any potential alterations in terms of allowing officers the ability to identify From the south A508/Bridge Street to the central area needs to be evaluated to ensure that a positive outcome is achieved which respects the the most appropriate view(s) for whatever historical qualities of the town. development proposal may come forward in the From the west A428/Bedford Road future. From the west A5123/Wellingborough This approach ensures a number of important views can be taken into consideration whilst at the Motorway: same time looking at a number of different view types. In addition the inclusion of key landmarks From the east A45 Nene Valley Way which are of importance to Northampton can also be considered for further protection. River: Policy Recommendation.1 River Nene and Grand Union Canal SKYLINE POLICY Pedestrian: The recommended designated major movement Many of Northampton’s approaches and corridors offer attractive wider views of historic corridors for Northampton’s Central area are as follows: From the west - Black Lion Hill, Marefare, Gold Street, George Row, Mercer’s Row buildings, skylines or distinctive landmarks, or out to the surrounding open space. These views From the east - Derngate, St.Giles Street, make a significant contribution to the identity of Northampton as a place, and development Wood Street, Abington Street proposals will be considered with regard to their impact on them. From the north - Sheep Street, Drapery, Developments which encroach into these views should avoid detracting from them. Where Market Square appropriate they should enhance them by adding new landmarks which would contribute From the south - Bridge Street, to the dramatic vistas which form an important part of the towns environment. Guildhall Road to Victoria Promenade Development which would harm strategic views of Northampton’s Central Area will not be allowed: a. From the key strategic viewing areas identified in Tall Building Strategy b. From key views identified in the Character Assessment for Northampton’s Central Area

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 185 Policy Recommendation.2 MAJOR MOVEMENT CORRIDOR DIAGRAM

MAJOR MOVEMENT CORRIDOR POLICY

Key Major Movement Corridors The main approaches to Northampton’s Central Area and major movement corridors through the built up area are particularly important in that they are seen daily by large Rail numbers of residents, commuters, shoppers and visitors. These areas play a major part in promoting the general perception of Northampton as an Road attractive and interesting place, and merit special attention. The approaches and corridors cross a variety of rural, suburban and urban settings. A corresponding range of measures will be appropriate, including tree and hedgerow planting, landscaping of railway cuttings, River improving vistas from bridges, and enhancing building frontages and forecourts.

Pedestrian The appearance of the Northampton’s Central Area from main approaches and from major movement corridors through the built up area and from or across the River Nene will be enhanced by: a. Encouraging, assisting and carrying out improvements to land and buildings; b. Requiring imaginative design in new development, with sensitivity to its setting, and high standards of materials and landscaping; and c. Promoting landscaped corridors into the heart of the built up area to link the town with the wider context

Key landmark buildings play an important role within the central area. These buildings have been identified in the macro analysis and where the analysis suggests they have a positive impact they should look to be enhanced and/or preserved to improve the visual appearance of the town.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 187 Tall Building Guidance The following section of the document provides design guidance for tall building proposals within Northampton’s Central Area. Urban Design Guidance And Assessment Criteria Application Requirements For any new proposal whereby the definition ‘Tall Building’ is applicable it will be necessary for all The following tall building guidance is applicable for proposals within Northampton’s Central Area that fall under applicants to address the following 13 themed criteria assessment: the category of a ‘tall building’ as defined in the Tall Building Strategy ‘What is a Tall Building?’ section. Criterion.1 Policy Context - DEFINE Criterion.8 Public Realm The guidance covers a broad range of issues to help ensure that the highest quality of development is put forward. Criterion.2 Siting of Tall Buildings Criterion.9 Public Access Criterion.3 Historical impact Criterion.10 Open Space and Amenity Criterion.4 Land use Criterion.11 Climatic Impact Planning Permission: Criterion.5 Scale and Massing Criterion.12 Sustainability Criterion.6 Design quality and form Criterion.13 Transport and Infrastructure Applicants will need to develop the scheme in sufficient detail to enable a Criterion.7 Urban Pattern, Alignment and Streetscape Full Planning Application to be submitted. With the design quality of tall buildings being critical, applicants will be discouraged from submitting outline An application which answers all criteria will not necessarily mean consent for planning permission planning applications (where design issues are often dealt with as reserved will be given. This guidance sets out the assessment criteria which will be used as a tool to help matters) and instead encouraged to submit a full planning application. judge proposed development for Tall Buildings in the Northampton’s Central Area.

Planning applications for new tall buildings: Submissions must include written and illustrative supporting information which Assessment Criteria for Tall Buildings Applications will provide the evidential base and underlying policy justification for the chosen uses and proposed built form of the development. A proposal for a ‘tall building’ It will be necessary for applicants to submit a document which chronologically works through the will be required to follow the design process set below. 13 themed assessment criteria included in this section. Listed below is a more detailed breakdown of each criterion specifying exactly what the applicant will need to demonstrate as part of an application for a tall building.

Application Requirements. Planning applications for existing tall buildings and applications which result in major changes to the external appearance of existing Tall Buildings will be required to address criterion.6 (Design quality and form) and the ‘visual impact’ section of criterion.2. Proposals which result in major changes to the scale and massing of existing tall buildings proposals will be assessed against the full assessment criteria (where applicable).

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 191 Criterion 01. Policy Context

The Northampton Central Area Action Plan will set In defining Northampton’s future it is envisaged out the broad framework for developing the centre of that tall buildings will play a role in creating an easily Northampton to 2026. The Central Area includes what identifiable skyline which will complement and would commonly be identified as the ‘town centre’ enhance the historic character of the town. - the central retail, leisure and commercial hub of the A Key Views/Skyline Policy will be brought forward town, together with adjoining areas of commercial, through the Urban Design Chapter of the Central residential and mixed use. Area Action Plan to ensure that development Northampton Borough Council recognises the proposals for tall buildings complement Northampton’s importance of ensuring that the development of rich built heritage and its future skyline. tall buildings takes place in suitable and appropriate locations to complement the historic core of the town. At present the skyline of Northampton has little in the way of prominent focal features.

Applicants will need to: • Set out in a clear and concise fashion the underlying evidence and policy justification on which the development is based making reference to all relevant policy at a national, regional and local level. Example of public realm and enhanced streetscene as part of ‘tall building’ development

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 193 Criterion 02. Siting of Tall Buildings 1. VISTA:

Tall buildings should potentially be sited in areas of negative as well as positive visual impact. The A view from a Northampton’s Central Area which will have minimal construction of a scale model will often be helpful in specific viewpoint visual impact on sensitive historic environments assessing this impact. The proposal should also have Visual Impact looking to a specific such as the historic core, All Saints Derngate, Holy regard to its likely impact on the future of adjoining building or structure. Sepulchre and St.Giles Conservation Area. Retaining buildings and possible future new developments in the Consideration must be made of and enhancing key strategic views through the careful near vicinity, and on local topography. the visual impact of any proposals siting of tall buildings is a key objective. A site analysis should be undertaken looking from all the major approaches Tall buildings should complement, not compromise, specifically at the site in terms of topography, to the town centre, its emerging strategic views and important vistas in the town. character appraisal (attention should be paid to the street hierarchy as well as along the Proposals should consider the emerging Hierarchy of Northampton’s Central Area Character Assessment River Nene and the river crossings. Street to assist. 2010), the immediate and surrounding area, history Three view types should be utilised of the site (if known), opportunities and constraints for more detailed consideration 2. PANORAMA: Illustrations must include a range of explanatory of the site and include any supporting concept and possible protection from any drawings and illustrations; such as artist impressions, drawings which will help justify the thinking behind development proposals: A view from a specific photomontages, CAD/VR images; to explain the three the siting of the proposal. viewpoint looking across dimensional qualities of the proposal and capable 1. Vista: a view from a specific viewpoint looking to a specific a wide area at numerous of being easily understood and suitable for public buildings or structures consultation; they should illustrate any perceived building or structure. within their settings. 2. Panorama: a view from a specific viewpoint looking across a wide area at numerous buildings or structures within their settings. Applicants will need to: 3. View Corridor: numerous views from a variety of viewpoints • Demonstrate, by means of a townscape / landscape impact assessment, how the proposal  looking at numerous buildings sits within the existing townscape and landform. or structures within their settings. 3. VIEW CORRIDOR: • Describe the extent to which the proposal contributes to the creation of an attractive  cluster of tall buildings (either existing or proposed) or creates an individual landmark. Numerous views from a variety of viewpoints • Explain the positive impact the development will have within the character area its sits  looking at numerous and with the wider context buildings or structures within their settings.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 195 In exceptional instances it may require a full Environmental Impact Assessment. The Applicants will need to: proposals should also include high quality Criterion 03. Historical impact • Present the proposal within the context of an images that provide accurate representations urban design study, to include both immediate of the appearance of the building and realistic and wider areas. It should contain physical analysis Northampton is a historic market town and has a fine views from strategic viewpoints. and character assessments of the townscape collection of listed and locally listed buildings within the Central In all instances proposals will be expected to as well as a 360 degree view analysis for short, Area. In addition 4 conservation areas exist as well as a number be compatible with existing Conservation Area medium and long distance views. of Scheduled Ancient Monuments all of which play a huge Character Assessments, Masterplans and Urban role in the historic importance of Northampton at a local and • Proposals should be shown using the following Design Frameworks where they exist within the national level. view types: Northampton’s Central Area. - Vista Tall building proposals within the historic core are unlikely Examples are AVON, St.John’s and Castle - Panorama to be supported in order to retain the historic integrity Station. Within such guidance there will be a - View Corridor of the town centre. Proposals for tall buildings within conservation areas or affecting the setting of listed buildings level of flexibility towards building heights in • Illustrate through computer visualisations and or conservation areas or Scheduled Ancient Monuments will the interpretation of detailed approaches to photomontage techniques that consider, but are only be considered if applicants can demonstrate, through a individual development sites. not limited to, the following: conservation impact assessment, that the surrounding area’s Applicants will need to: - The built and natural environment character or appearance or the setting of any listed building - Key strategic views and approaches • Demonstrate (if applicable) how will be preserved or enhanced. - Conservation settings and listed buildings the proposal will impact on : - A detailed urban design analysis of surrounding areas In general new tall buildings should not be sited within - the setting of the listed buildings that details the positive and negative contributions that conservation areas, nor should they visually impinge on - conservation areas the proposed tall building makes to the visual quality of the setting of/or important views of listed buildings or - registered historic parks and gardens. the area must be provided; the taller the building the conservation areas. This particularly applies to the backdrops - schedules ancient monuments more extensive the area of analysis. of groups of historic buildings or the visual envelope - any archaeological remains surrounding single buildings such as churches. In areas • Demonstrate, through a adjoining conservation areas where new tall buildings may conservation impact assessment, be appropriate, tall buildings should, in general, relate well to that the surrounding area’s the unique urban grain, visual axes, general context, sense of character or appearance or the place, and topography of the surrounding conservation areas, setting of any listed building, Baltic Place, NewcastleGateshead - Example of photomontage as part of visual impact assessment and this should be tested through detailed character and conservation area or S.A.M will impact assessment. be preserved or enhanced.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 197 Criterion 04. Land Use Criterion 05. Scale and Massing

Tall buildings can contribute to maximising efficient Massing is the combined effect of the height, bulk and The perception of the scale of new tall buildings use of the land. The inclusion of a mix of uses can help silhouette of a building. New tall buildings should have is an important key in integrating the new give greater vitality to the public realm and create regard to the existing built form massing and maintain development into an established urban pattern activity throughout the day increasing a perception of the area’s sense of place. In general, bulky, dominant and grain. New tall buildings should respond greater safety. massing of new tall buildings should be avoided. positively to surrounding building heights, depths, street frontages and provide an appropriate scale Northampton Borough Council supports delivering compatible with their surroundings. sustainable development promoting mixed use development, and will encourage use diversity and social inclusion. Tall building proposals are encouraged to have some Applicants will need to: Applicants will need to: community or public function which can significantly help integrate new development with the surrounding • Describe the massing strategy of the • Describe the strategy employed to integrate communities. Therefore mixed use developments proposal. the building with the scale of its context. can moreover assist the regeneration of existing • Describe how the massing of the proposal is • Indicate how the proposed design ensures a commercial sites or premises. Diagram showing 3 different typologies achieving 75 units/ha integrated into surrounding development. feeling of human scale at street level. • Illustrate how the massing of the proposal creates an appropriate form.

Applicants will need to: • Describe the land use mix. • Describe how the proposed mix of land uses supports and complements the surrounding land use pattern and local community needs, and assists in delivering relevant housing and/or employment opportunities. • A plan illustrating the relationship of the proposed site to surrounding tall buildings, an in-depth design statement that sets out the rationale for the proposal, its architectural intent and design philosophy and the particular qualities of the site that make it suitable for tall buildings. • Show evidence of exploration of the viability and appropriateness of other forms of high density development Gallowgate Masterplan - An example of testing scale and massing

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 199 Materials Criterion 06. Design Quality and Form New tall buildings should make reference to their physical, cultural and historic surroundings through their architectural language and high quality (PPS1) Planning Policy Statement 1 - Delivering materials. Materials should show sensitivity to their Sustainable Development makes it clear that Applicants will need to: surroundings and should aim to be of the highest designs which are inappropriate in their context quality, directly responding to the existing urban • Provide a statement that describes in detail should not be accepted. It is therefore important fabric, whether by utilising similar or sympathetic the rationale for the form of the proposal. that an applicant demonstrates that their proposed materials or by positive contrast. The statement should be accompanied with development has emerged from a full assessment detailed elevations and three dimensional Materials should also be chosen with regard to of a site’s circumstances and characteristics. drawings in colour to show the visual their performance in sustainable terms. The use Northampton Borough Council requires all richness of the design quality proposed. This of local or recycled materials, and/or materials development to meet the highest standards of should include precedents of the materials from renewable resources is encouraged. design quality. This is paramount for the visual that are to be used and make reference to Example of detail as part of design and access statement to highlight appearance and functioning of tall buildings. method of construction and detail of materials proposed. where these have been successfully used on Quality Control/Maintenance Form will be influenced by the site’s location, other projects in the country. the use of the building and its status, and its • Describe and illustrate how the form of the The maintenance of a tall building is critical to the contribution within the wider urban context, for roof top enhances the skyline of the city. image it projects within the public realm. Applicants need to have explored a variety of internal and example as a landmark focus or as a response to • Describe and illustrate how the building external materials and finishes that have long lives, other established or emerging consistent townscape addresses the street. forms. The highest design quality of architectural require low maintenance and which also meet expression and form is paramount to the creation • In the case of ‘landmark’ buildings the the best practice requirements of sustainability of elegant and pleasing landmark buildings. statement should take into account the standards. This is also of key importance for the following key points: management of spaces around tall buildings. - Inspiration - Silhouette Example of detail submitted as part of design and access statement - Articulation to help explain the natural ventilation system - Cultural and climatic reference Applicants will need to: • Describe the palette of materials, and its association to the local character. • Describe the appropriateness of the materials used, in terms of their sustainability. • Provide supporting information (if applicable) on the method used to measure the materials’ performance in sustainability terms, both initially and throughout the building’s life cycle.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 201 Criterion 07. Urban Pattern, Alignment and Streetscape

Proposals for new tall buildings must take account Applicants should show a ground floor plan that of the intricacies of the broader context within which illustrates all of the surrounding street spaces, they sit, including the existing urban rhythms, local demonstrating the flow of spaces inside to outside, architectural language, the fine grain urban detail continuity or thresholds in materials, and extent of and the historic setting. public access / controlled access, and all entrances and vehicle servicing points. Additionally sections New tall buildings should make reference to their through the lowest floors of the building, illustrating surroundings though footprint, setback and street and the linkages between streetscape and internal spaces building alignment. Aligning tall buildings to terminate should be shown. visual axis or frame scenes can create a strong reference point, which enriches urban legibility and aids navigation. Around the world, there are many examples of new Applicants will need to: tall building developments that deal effectively with these issues. This can be through the articulation • Describe how the proposal responds to and of the lower floors of the building, to reflect the complements the prevailing urban pattern, character of the street, or through the setback of the through an analysis of the neighbourhood’s upper floors, to create the impression of a continuous sense of place, and how the development streetscape, or through the use of materials that will contribute to or improve upon this. respond to or positively contrast with surrounding • Describe how the proposal responds buildings. These approaches help to ensure that the positively to any characteristic alignment streets remain legible, coherent and at a human scale. and setbacks of surrounding buildings. New tall buildings should reflect their surroundings • Describe how the proposal contributes to through the definition of their upper storey setback the streetscape. Key issues for consideration and by reinforcing the articulation of the streetscape. include the need for - active frontages and natural surveillance - legible entrances - an understanding of the relationship of the proposal to the existing streetscape, and a definition of the public realm. Stephenson Quarter, Newcastle - Detailed analysis work to help understand the historic context of site and to set various approaches to enhance movement and respect urban pattern, alignment and streetscape.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 203 Criterion 08. Public Realm Criterion 09. Public Access

Tall buildings need to be designed in such a way as Public access to new tall buildings is encouraged, to create safe, comfortable and attractive spaces particularly mixed use or commercial buildings, helps Applicants will need to: around them, and to mitigate any harm to the wider to foster a more positive perception of the building • Explain how any tall building proposed, public realm. New spaces between a collection of and contributes to a stronger sense of community. which comprises mixed or commercial uses, tall buildings should have their edges well defined Any new tall building in Northampton’s Central will encourage public access. by development and activated by public uses with Area must comply with current building codes and flexible, transparent facades on the ground floors. • Demonstrate that their proposal will current building regulations. New tall buildings should Tall buildings need to provide the public realm provide equal access for all. strive to be as accessible as possible to all people with a strong sense of spatial definition and robust through the provision of ramps, lifts, gentle rising steps • Submit a Design and Access Statement. character. At a detailed level, individual proposals with landings, clear signage and branding, sensitive should seek to create well orientated and lively and appropriate lighting schemes, non slip surfaces, spaces that contribute positively, day and night, to contrasting colour and texture schemes, automatic the wider public realm. Swiss Re, London - Ground Floor uses to help stimulate public realm opening doors, appropriately placed seating, and clear and legible internal layouts. Attention should be paid to means of evacuating people with physical mobility and sensory impairments from the building Applicants will need to: in emergencies, and providing alternative means of • Describe how the proposal has been access if a lift fails. designed to create high quality public spaces within the site and nearby. • Particular consideration should be given to: - High design quality - Art in the environment - Hierarchy of space - Climatic comfort - Need for light, sun and shade - Adjacent uses - Quality of materials • Describe the arrangements for long term maintenance and management. High quality provision of public realm which is well managed Viewing platform of CN Tower, Toronto Public viewing platform to allow views of the city and beyond

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 205 Criterion 10. Open Space and Amenity Criterion 11. Climatic Impact

Despite the potential small footprint of a tall Tall buildings over a certain height can adversely building, open space might be accommodated affect the environmental quality of surrounding areas Applicants will need to: through roof terraces, balconies and internal through the diversion of high speed winds to ground • Describe how the design has considered the courtyards, providing occupants with high quality level and through the overshadowing of adjacent local climate. green space. Some of the open space requirements residential buildings including public/private garden could be accommodated through the development spaces. The impact of both of these elements can be • Explain how the proposals address the of private external spaces. However these elements mitigated through good design and sensitive siting. climatic effects of the proposal on its may not be sufficient to ensure that all residents and The impact of shadows at different times of the day surroundings. Issues to be considered  other users have access to adequate open space. and throughout the year will need to be assessed. The will include: Location of tall buildings near open parkland must Example of photomontage to demonstrate how a space will feel use of architectural devices such as screens, terraces - overshadowing not harm the peaceful enjoyment of the park/public and awnings and also facade setbacks can be adopted - the diversion of high speed winds to ground level open space by others, or reduce its sense of space. to minimise the effects of high speed wind at the - heat islands bases of tall buildings. Individual proposals should - glare reduction Regardless of the amount of open space that can be seek to create well orientated and lively spaces that achieved, new tall buildings should strive to provide Applicants will need to: contribute positively to the wider public realm. occupants with high quality private open space. Such • Explain whether the proposal meets  spaces give occupants vital breathing space, and can or exceeds NBC requirement for the Applicants should seek to create a pleasant contribute to a more human scale perception of the provision of public and private open space, microclimate at the base of the building. In terms of development. and if so how? the impact of wind, this depends on the local grouping of buildings and their orientation to the prevailing • Developments should incorporate internal wind. The impact of wind is generally promoted private, and in mixed use schemes with  by isolated buildings (of whatever height) and the a large footprint, some public open space. Tall buildings in close proximity to neighbouring creation of inappropriate open spaces between residential properties will impact on the amenities • Describe how the proposed development buildings. It can also be exacerbated by raising the of occupants. Issues of aspect/outlook, privacy, maximises provision of outdoor and indoor building on pilotis. In terms of solar gain, it is beneficial daylight, sunlight, noise, light glare, and general good amenity space. to utilise a shallow plan, atria or shafts to allow the neighbourliness are planning considerations that • Demonstrate how good quality private introduction of natural daylight and fresh air. Contrary will require careful assessment. amenity space is provided in residential to some attitudes and guidelines, it is possible to development. achieve high levels of natural light penetration within a tight urban form. Diagram submitted as part of a Design and • Describe and analyse the impact of the Access statement to show how the proposal proposals on neighbouring properties. has allowed for climatic impact - in this example looking at solar orientation

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 207 Criterion 12. Sustainability Energy - Applicants should seek to Flexibility – Applicants should seek maximise energy efficiency through: to create internal spaces, which are • Adoption of appropriate building form and easy to adapt to ensure spaces do not fabric e.g. through passive means such as become redundant over time, and can more easily adapt to changing social, Tall building proposals must be sustainable increasing the availability of thermal mass. in every sense, taking into account social • Specification of an energy efficient services technological and economic conditions. and economic impact, based on whole life solution e.g. through double facades which Maximise structural efficiency of the building costs and benefits. allow natural ventilation of spaces and with particular attention given to floor plate access to openable windows; A heightened public awareness of solutions, service cores and ability to sub- environmental issues, advancements in • Use of clever vertical transportation divide floors. construction technology and a raised solutions e.g. energy recovery from lifts; Applicants will need to provide a statement awareness of design in general have paved • Use of renewable energy e.g. daylight outlining how the proposal will apply to best the way for sustainability to be recognised integrated lighting systems, sustainable practices. Particular consideration as a crucial element in the future planning BIPV (building integrated photovoltaics), should be given to: and development of cities. Advances in wind power and CHP. • Energy management, including on-site construction technology combined with a production from renewable resources; growing body of architectural knowledge mean that, subject to quality specification • Resource conservation, including the use of and finishes, contemporary tall buildings can recycled aggregates provide sensitive design responses to their Water – Applicants should seek to • Material specifications minimise water consumption through: setting. New contemporary tall building • Waste management, including recycling proposals should clarify any advantages that • Specification of low-flow appliances; the technology used in their construction, • Ongoing management and operation of the • Reduction of run-off through has to sustainability including for example, building and its performance; e.g. living roofs renewable energy and/or to the building’s • Achieved BREEAM or Ecohomes architectural form. • Sustainable drainage. ”very good” rating by the development; Developers should be aware of relevant • Lifetime Homes Standards guidance derived specifically for tall buildings • Energy Efficiency best practice currently in place. This guidance incorporates Materials – Applicants should seek to the following key themes based around reduce the environmental impact of sustainability which should be taken into building materials. account where applicable.

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 209 Criterion 13. Transport and Infrastructure Applicants will need to: • Assess the current capacity of local public infrastructure and facilities. • Identify additional infrastructure and facilities required as a result of the proposed All new tall building proposals should assess the development, and how these will be achieved and delivered. current capacity of local infrastructure and facilities such as the road network, waste water/sewage • Submit a detailed transport assessment/statement and travel plan (for non residential disposal systems, public transport services, open development). spaces, playgrounds, schools, and child and health • Provide information on the accessibility to existing transport services. care facilities to support the increase in local • Provide revenue support towards the provision of public transport and other local population that the development will bring to the transport objectives. city. Development proposals must contribute to the new facilities where there is a proven deficiency. The • Submit a car parking strategy. sequence / time scale of delivery of infrastructure in relation to new higher density developments must be made clear. The development of more intense urban forms should encourage sustainable transport choices. In line with best practice, and in the interests of Example of analysis testing transportation implications for location of tall buildings achieving an efficient urban form, intensification of development should occur in areas that are within walking distance of either rail stations or major bus routes. Concentrating tall building development

in proximity to existing transport interchanges 800m contributes to a more active and vibrant sense of Major transport node - Greyfriars Bus Station place and strongly promotes a more sustainable 800m approach to urban living. Innovative approaches to dealing with parking are encouraged in order to 400m avoid a negative impact to the streetscape. 800m 400m 400m

Character Assessment & Tall Buildings Strategy for Northampton’s Central Area 211 DATA Sources:

Historic Photographs (page 19, 22, 63,73, 83 and 103) Produced from the 2009 Ordnance Survey mapping with the permission of the Controller Kindly provided by Northamptonshire Studies, of Her Majesty’s Stationery Office. Northamptonshire Libraries and Information Service. © Crown Copyright Unauthorised reproduction Northampton - 1835 -1985 Shoe Town, New Town, infringes Crown Copyright and may lead to by Cynthia Brown. Phillmore and Co Ltd, Sussex,1990. prosecution or civil proceedings. Licence number: 100019655 OS Data and Aerial Photography - page 5 Photographs and visual diagrams Northampton Borough Council copyright to Spacegroup 2010 Copyright Notice

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