Annual Update NLA London Tall Buildings Survey 2017 #NLATallBuildings
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Foreword
Peter Murray, Chairman, New London Architecture
Each year the NLA London Tall Buildings Survey has generated a healthy debate about the benefits, as well as the negative impacts, of tall buildings. It has given a voice to those that propose them as well as those that are more critical. At NLA we remain of the view that in a growing city, well designed tall buildings in the right place are appropriate, a view reiterated by the Mayor of London at his Question Time on March 23.
This year’s data will assist the Mayor as he prepares his new London Plan, with drafts expected this autumn. We are encouraged that the Mayor is now actively pursuing the idea of a 3D computer model of London, something we have been pressing for since our first survey in 2014. Developers will be able to place virtual images of their buildings into the wider model so that planners, the public and the Mayor can fully understand their impact. All too often the debate takes place without a clear understanding of the individual and the cumulative impact of proposed tall buildings. The City of London has been using such a model for the past year to great effect.
The French technology company Dassault Systems will launch the Virtual Singapore project later this year which will show what the future city will look like, as well as containing comprehensive data about the city’s management. It is high time that London became smarter and used modern digital technologies to deliver a better planning service and help shape a better city.
James Cook, Head of Residential Planning, GL Hearn
Tall buildings remain a critical part of London’s remarkable ongoing development and for many, both within and outside of the development industry, represent the most telling visual manifestation of the contemporary chapter in London’s growth. The interest in tall buildings over the year since our last report has not waned.
Over the course of the year London has had a new Mayor – a position of real significance for tall buildings proposals as most are referable to him. Since the Election, we have seen early indications of new Mayoral policy and we think that the in principle support for tall buildings, in the correct location and of the highest design quality, will remain. Indeed, the new Mayor is keen to increase density in highly accessible suburban locations which may provide further support for tall building proposals. There have been other very significant political events since the last report, but these events do not appear to have had a marked impact on the tall building pipeline. Given the lead in time associated with this form of development this is not surprising and any impact may be evidenced in future surveys.
A number of prominent tall buildings have been topped out and/or completed during 2016 and as construction continues at similar levels to previous years we are now seeing the real transformation of parts of London through a rapidly changing townscape with new landmarks being created. Whilst not an area of research for this study, we have been interested by press reports of a growth in tall building proposals in regional cities (in particular Manchester and Liverpool) and we will follow emerging trends in these locations with some interest. There has been controversy this year, notably the emergence of a tall building in a strategic protected view of St Paul’s Cathedral from Richmond Park.
With the benefit of four years research, we are now able to see some key trends emerging. We think that the research has led to a greater understanding of tall buildings in London in terms of their benefits and impact and has stimulated a healthy debate. The risk and reward associated with tall buildings is a good indication of market confidence and we are pleased to report continued growth in this sector. We hope you enjoy this year’s report.
Front cover image © Jason Hawkes www.jasonhawkes.com @jasonhawkesphot London Tall Buildings Survey
Contents
Executive summary 2 Introduction 4 Tall buildings pipeline 5 Map 10 Analysis 12 Industry comments 16 NLA recommendations 19 Research team 20
Annual Update 2017 1 London Tall Buildings Survey London Tall Buildings Survey
Executive summary
A record number of 26 tall buildings 83 new tall buildings were submitted 60 new tall buildings have completed 256 tall buildings currently have completed in 2016, compared to for planning this year – down 30% on in the three years since the first planning permission to go ahead and 10 in 2015. Over the last decade, the year before at 119, which saw 40+ London Tall Buildings Survey, and are awaiting construction. But 31 tall the average number of tall building tall buildings submitted in Greenwich 91 are currently under construction. buildings which received planning over completions has been just six Peninsula By 2019, we estimate 152 new tall 5 years ago are still not on site per annum buildings to have completed since The total pipeline of tall buildings in the original Survey 100,000 new homes are estimated A record number of starts – almost London which are proposed, approved across the entire tall buildings pipeline, 1 a week. 48 tall buildings started and under construction has increased An estimated 30% of homes currently or two years’ worth of housing need construction in 2016, an increase of marginally to 455 in 2016, up from under construction in London are in based on GLA requirements of 50,000 68% on 2015, when it was 29 436 in 2015 tall buildings new dwellings per annum
24 of London’s 33 boroughs have a The entire pipeline is estimated to tall building pipeline. We are seeing a cover 38 hectares small shift towards outer London, with 82 tall buildings in zones 3-4 and 25 in zone 5
2 Annual Update 2017 Annual Update 2017 3 London Tall Buildings Survey
Introduction
Now in its fourth year, the NLA London Tall Buildings Survey provides an annual overview of the pipeline of tall buildings in London, giving a wide- ranging picture of the changing shape and scale of the capital.
When the Survey launched in 2014, it provided the first ever comprehensive overview of tall buildings of 20 storeys or more that were planned for the capital – promoting debate and discussion about the appropriate location, density and design of tall buildings for a fast growing city.
Three years later, NLA and our research partner GL Hearn are now able to start analysing the trends year-on-year, assessing the impact of changing policies, economic forecasts and political priorities on the type, location and number of tall buildings coming forward. Working with data partner EG-London Residential Research, we can now provide the most accurate picture yet, even going back to see how the pipeline compares to 2004, when the then Mayor Ken Livingstone published the first London Plan. With Sadiq Khan currently developing the next London Plan, this is a crucial time to debate the future role for tall buildings in the capital.
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Tall buildings pipeline 1 00 By Nigel Evans and Paul Wellman, EG-London Residential Research er ission nder ons ru ion li a ion 120 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2 1
en n t ne n n n n ad an nd t nd t 100 2 te 1 te 2 te 1 te Applications Start rate 0 The number of tall buildings submitted across all 33 London boroughs 0 in 2016 was down 30% on the previous year – 83 compared to the 0 historic high of 119 submitted in 2015. 0 0 So might London see a major slow down in tall building applications 0 post Brexit? To reply on these headline numbers would be a mistake. 20 re 2015 was an exceptional year as a single application proposed over 0 40 tall buildings at the vast Greenwich Peninsula scheme. Take that 0 20 anomaly away and the 2016 figure is remarkably similar to every year 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 going back to 2013. 10 en n t ne n n n n ad an 2nd te 1 t te 2nd te 1 t te For context the largest multiple tall building application submitted in 0 2016 was the Elephant and Castle shopping centre redevelopment
which proposed six. 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 0 Application rate en n t ne n n n n ad an 0 2nd te 1 t te 2nd te 1 t te
1 0 0 Completions er ission nder ons ru ion li a ion 120 2 1 0 0 26 tall buildings completed this year, far above any level the capital 100 has20 seen before. That is over a 50% increase on 2015. If we look at the preceding years as a whole, from 2004 up to 2015, the average 0 0number10 of tall buildings completing was just six per annum.
0 2 Further0 to that, if we take a glance at the number of starts having taken place over the past few years, the completion rate over the next 0 20year or200 so will200 only200 rise2007 even200 further.200 2010 For 2011 context,2012 there201 are201 currently201 201 close to 100 tall buildings under construction at this very moment 20 en n t ne n n n n re ad an 1 in time.2nd te 1 t te 2nd te 1 t te
0 10Completion rate
200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 20 2 t e 0 21 0 t e en n t ne n n n n ad an nd t nd t 7 0 t e 2 te 1 te 2 te 1 te 0 0 t e 0 t e Starts 0 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2017 201 201 0 en n t ne n n n n ad an If 2016 saw applications continue their four-year plateau, the real 2 2nd te 1 t te 2nd te 1 t te 0 story for this year was the activity coming out of the ground. Even 11 with a real softening in the prime central London market, added 20 0 27 uncertainty with stamp duty changes and its impact on foreign 1 investor 0 markets along with the odd geo-political shock, developers pushed the button on a new tall building nearly every week. 10 20 a n and a en a 7 A total of 48 tall buildings started construction in 2016, an increase of a net 22 20 2 t e e le 0 21 68%10 on the previous year. 0 t e ent 1 7 2 0 t e le 0 0 0 0 t e a den e 7 0 t e 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2017 201 201 2 t nd n 10 e dent al 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 t e t n te tudent a dat n d n en n t ne 21 n n n n ad an en n t ne n n n n ad an tel 2nd te 1 t te 2nd te 1 t te 2nd te 1 t te 2nd te 1 t te al n 1 ed u e n eld 0 11 een 27 a ne 17 a e t and ul a Annual 0 Update 2017 5 a n e a 1 a n and a en a 7 a e n 0 ll n d n a net 0 22 0 un l e le 0 2 l n t n ent 1 2 le 0 2 en n t n and el ea 0 20 n t n up n a e a den 1 e 7 2 t nd n 10 e dent al 20 a et t e t n te e a 1 tudent a dat n d n e t n 0 21 ent al tel 1 al n 1 e a 1 a t ed u e n eld 0 t ed d e 100 10 nd up n een a e 0 ut a ne ut a 17 7 e t a e t and ul a utt n 1 20 2 t e 21 7 e a n e a let 77 0 t e a 1 7 0 t e 0 alt a e t 0 and t a e n 0 2 0 t e ll n d n 0 0 t e 27 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2017 201 201 un l 2 0 20 0 0 0 100 l n t n en n t ne n n n n ad an en n t n and el ea 0 20 2nd te 1 t te 2nd te 1 t te n t n up n a e 1 a et 11 e a 217 a net 1 1 27 e t n ent al a den 0 1 e a 1 a t d n 2 ed d e t een 2 100 nd up n a e nne ut a n and a en a 7 a ne 0 1 ut a ute e t a net 22 a e t and ul a 1 7 utt n 1 e le 0 l n t n 2 7 e a let 77 1 ent 1 e a 1 alt a e t 0 2 le 0 e a and t 2 a den ut a 2 e 7 2 27 t nd n 10 e a let e dent al 10 t e t n te 0 20 0 0 0 tudent a dat n100 d n 21 0 1 2 7 tel 10 al n 1 ed u e n eld 0 2 een 217 a ne 17 a net 1 a e t and ul a a n and a en a a den 1 1 a n e d n ent 2 2 t een nd n 2 a 1 nne t e t n te a ne 1 a e n 0 2 ute ll n d n 0 a e t and een ul a 1 a ne l n t n 2 un l 2 1 l n t n a e t and e a ul a 1 1 ne 1 and 2 2 en n t n and el ea 0 l n t n e a 1 20 ne and n t n up n a e 1 ut a a et 2 1 ne a et e e a a let 2 10 2 e a 1 e a 11 e t n 0 ut a 0 1 2 7 7 ent al 10 utt n e a 1 1 a t e a let 2 t ed d e 100 2 nd up n a e 0 and t 7 ut ut a 7 e t a n and a en a 1 utt n 1 0 10 1 20 2 0 ent 2 7 e a let 77 t nd n alt a e t 0 t e t n te 2 and t 2 een 27 a ne 0 20 0 0 0 a e t 100 and ul a 1 ne 1 and 2 l n t n 1 2 ne and a et 1 ne e a 2 2 e a 11 217 a net 1 ut a 7 a den 1 utt n 1 d n 2 e a let 2 een 2 and t 7 nne a ne 1 ute a e t and ul a 1 0 10 1 20 2 0 l n t n 2 1 e a 1 e a ut a 2 e a let 10
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a n and a en a 1 ent 2 t nd n t e t n te 2 een a ne a e t and ul a 1 ne 1 and 2 l n t n 1 2 ne and a et 1 ne e a 2 2 e a 11 ut a 7 utt n 1 e a let 2 and t 7
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London Tall Buildings Survey
Above Blackfriars Circus, in Below Elephant & Castle Town Right Harbour Central, in Southwark, by Maccreanor Centre, in Elephant & Castle, Millharbour, Tower Hamlets, Lavington for Barratt Homes. Southwark, by Allies and by Rolfe Judd for Galliard Status: under construction Morrison for Delancey. Status: Homes Limited. Status: under application submitted in 2016 construction
6 Annual Update 2017 London Tall Buildings Survey
Tall buildings completed in 2016
Barnet Southwark — Hendon Waterside P3a (West Hendon Estate), West — One The Elephant (Elephant Leisure Centre), Hendon Broadway 22 Elephant & Castle Allies and Morrison, Barratt Metropolitan PKS Architects, Oakmayne Properties
Camden — Elephant 1 (Elephant One) — XY Apartments (Maiden Lane Estate), Maiden Lane Squire & Partners, Lend Lease PRP Architects, LB Camden Tower Hamlets Croydon — 2 x Aldgate Place (Aldgate Union), Buckle Street — Ruskin Square - Phase 1 Allies and Morrison, Barratt London / British Land AHMM, Stanhope PLC — Baltimore Tower — Saffron Square, Wellesley Road SOM, Galliard Homes Rolfe Judd Architects, Berkeley Homes PLC — Dollar Bay, Lawn House Close Greenwich SimpsonHaugh and Partners, Mount Anvil — 2 x Royal Arsenal - Phase 4 (Over Station) Allies and Morrison, Berkeley Homes — Horizons (Former Car Park Site), Preston’s Road RMA Architects, Telford Homes Hackney — Woodberry Down (Kss 3) – Skyline — 2 x Lincoln Plaza / Canary Quarter (Indescon Court), Rolfe Judd, Berkeley Homes 20 Millharbour BFLS, Galliard Homes Hammersmith & Fulham — Imperial Wharf - Chelsea Creek, Imperial Road — 15-17 Leman Street Squire & Partners, St George David Miller Architects, Pinehill Capital
Islington — London City Island - Phase 1 — Canaletto, 257-259 City Road Glenn Howells Architects, Ballymore Group UNStudio, Groveworld — Novotel — Lexicon, 261 City Road BUJ Architects, Accor SOM, Mount Anvil
Lewisham — Lewisham Gateway (Portrait - Phase 1a) PRP Architects, Muse Developments
Newham — 2 x Hoola - Tidal Basin Tower, 26-34 Tidal Basin Road CZWG, Hub Residential
— International Quarter - Glasshouse Gardens Allies and Morrison, Lendlease and LCR
Annual Update 2017 7 London Tall Buildings Survey
Pipeline
The total number of tall buildings in the ’pipeline’ now stands at 455, up from 436 in 2015. Tall buildings are classed as within the pipeline if they are under construction, have planning consent, have had either an application or EIA Screening/Scoping or have gone to planning committee at pre-application stage. There are also a small number classed as ‘rumour’, schemes we are confident will be submitted for planning in 2017. There will of course likely be many more.
Compared with last year’s data, 86 new tall buildings have been identified: 37 proposed or at EIA, 37 in the planning system, 11 with planning permission, and one proposed but since withdrawn. A number of buildings have been removed from last year’s data, including those completed, with lapsed planning permission, refused, or superseded by a new scheme.
Pipeline 1 0
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Above City Cluster, including 1 Leadenhall by Make Architects for Brookfield. Status: application submitted in 2016, permission granted in 2017 Right Elephant Park, in Elephant & Castle, Southwark, by AHMM and Panter Hudspith for Lendlease. Status: started construction in 2016
Annual Update 2017 9 Number of tall buildings in the pipeline by London postcode Up to 10 tall buildings Up to 30 tall buildings
4 More than 30 tall buildings
N17 1
HA1 4 1 N15 NW9
18 3 NW2 N4 11
1 HA9 3 AH0 1 11 IG1 15 NW3 E20 NW10 2 10 N1 E15 7 1 1 IG11 E2 NW1 5 1 EC1 1 E13 9 1 E3 E6 11 5 EC2 21 1 6 W3 W2 E1 8 8 W1 EC3 W12 E16
61 8 54 E14 1 5 38 SE16 SE2 SE10 UB2 5 3 SE1 1 W14 9 SW1 2 SE7 1 8 SE18 SE17 2 SE11 SE8 1 SW10 3 TW8 35 SE15 1 4 2 SW8 SE14 1 SW6 SW9 2 TW3 3 SE3 SW11 6 SE13
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a n and a en a 7 0 a net 22 e le 0 20 ent 1 2 le 0 10 a den e 7 2 t nd n 10 e dent al 0 t e t n te tudent a dat n d n 21 tel al n 1 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 ed u e n eld 0 en n t ne n n n n ad an een 2nd te 1 t te 2nd te 1 t te a ne 17 a e t and ul a a n e a 1 0 a e n 0 ll n d n 0 un l 2 l n t n en n t n and el ea 0 20 0 n t n up n a e 1 a et 2 e a 1 e t n 0 ent al 20 e a 1 a t t ed d e 100 1 nd up n a e 0 ut ut a 7 e t utt n 1 10 7 e a let 77 alt a e t 0 20 2 t e 21 and t 2 0 t e 27 7 0 t e 0 0 20 0 0 0 0 100 t e 0 t e 1 0 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2017 201 201 er ission nder ons ru ion li a ion 120 2 1 en n t ne n n n n ad an 2nd te 1 t te 2nd te 1 t te 100 217 a net 1 a den 11 1 0 d n 2 27 een 2 0 nne a ne 1 ute a e t and ul a 1 0 l n t n 2 a n and a en a 7 1 e a 1 20 re a net 22 e a e le 0 0 ut a 2 ent 1 e a let 10 2 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 le 0 London Tall Buildings Survey a den e en n t ne n n n n ad an 0 1 2 7 2 7 10 2nd te 1 t te 2nd te 1 t te t nd n 10 e dent al t e t n te tudent a dat n d n 21 tel 2 Analysis 0 al n 1 ed u e n eld 0 a n and a en a By James1 Cook and Claire Graham, GL Hearn 0 een ent 2 a ne 17 t nd n 0 a e t and ul a t e t n te 2 0 a n e een The following sections provide an analysis of this year’s results, with Tall buildings by TfL zone a 1 a ne some comparison to previous years’ findings where relevant. 20 a e n 0 a e t and ul a 1 ne 1 and 2 ll n d n 0 2 l n t n 1 10 ne and un l 2 a et 1 ne l n t n Location of tall buildings e a 2 0 2 en n t n and el ea 0 e a 11 20 n t n up n a e 1 ut a Location of tall buildings7 in the pipeline by London sub-regions 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 a et utt n 1 en n t ne n n n n ad an 2nd te 1 t te 2nd te 1 t te e a 1 e a let 2 ent al e t n 0 and t 7 e a 1 a t ed d e t 0 10 1 10020 2 0 0 nd up n a e 0 ut e t ut a 7 utt n 1 7 e a let 77 0 alt a e t 0 and t 2 2 27 20 0 20 0 0 0 100 The vast majority of the tall building proposals are located within Zones 1 1 and 2, and there is yet to be a tall building planned within Zone 6. However, there10 has been a small shift towards the outer zones from last year’s data as Zone 5 now has 5% of the tall buildings pipeline (up from 217 20 2 t e a net 1 21 4%), and Zones 3 and 4 have 18% (up from 17% last year). Whilst this 0 t e a den 1 7 0 t e is only a small0 change in percentages terms it does continue to suggest d n 2 0 t e een 2 that tall buildings are becoming an increasingly deliverable form of 0 t e nne 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2017 201 201 a ne 1 Whilst, as in previous studies, the east sub-region still has the majority development outside of the historically prime areas. This supports the ute a e t and ul a 1 of tall buildings in the pipeline (48%), this is a slight decrease from prediction from en last n t ne year’s study n n given the promotion n n of ad Opportunity an 2nd te 1 t te 2nd te 1 t te l n t n 2 last year at 54%. Instead, it is the west sub-region that has seen a 5% Areas and transport nodes in outer boroughs which in the current policy 1 11 e a 1 increase up to 14% of the total pipeline. There has not been any change climate are considered suitable locations for tall buildings in principle. 27 e a within the other sub-regions. ut a 2 Location of tall buildings in the pipeline by borough e a let 10 London sub-regions a n and a en a 7 0 1 2 7 10 a net 22 e le 0 ent 1 2 2 le 0 a den e 7 2 t nd n 10 e dent al a n and a en a 1 t e t n te tudent a dat n ent 2 d n 21 tel t nd n al n 1 ed u e n eld 0 t e t n te 2 een een a ne 17 a ne a e t and ul a a e t and ul a 1 ne 1 and 2 a n e a 1 l n t n 1 2 ne and a e n 0 a et 1 ne ll n d n 0 e a 2 2 un l 2 e a 11 U l n t n en n t n and el ea 0 ut a 7 20 n t n up n a e 1 utt n 1 a et e a let 2 e a 1 and t 7 e t n 0 ent al e a 1 a t t ed d e 100 0 10 1 20 2 0 nd up n a e 0 ut ut a 7 e t utt n 1 7 e a let 77 alt a e t 0 and t 2 27 0 20 0 0 0 100
12 Annual Update 2017 217 a net 1 a den 1 d n 2 een 2 nne a ne 1 ute a e t and ul a 1 l n t n 2 1 e a 1 e a ut a 2 e a let 10
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er ission 27 nder 20 2 ons ru ion t e li a ion 21 120 2 1 0 t e 7 0 t e 0 0 t e 100 a n and a en a 7 0 t e a net200 200 200 2007 200 22200 2010 2011 2012 201 201 201 201 2017 201 201 0 e le 0 ent en n t ne 1 n n n n ad an 2nd te 1 t te 2nd te 1 t te 2 London Tall le Buildings0 Survey 11 0 a den e 7 2 t nd n 10 27 e dent al t e t n te tudent a dat n 0 d n 21 tel al n 1 ed u e n eld 0 20 a n and a en a 7 re een a net 22 a ne 17 e le 0 a e t and ul a 0 ent 1 a n e 2 le 0 a 1 a den
As200 in 200 previous200 years,2007 200 a significant200 2010 2011 number2012 of201 the 201 tall 201 buildings201 in the The level of current construction activity for tall e buildings has a e n 0 7 2 t nd n 10 e dent al pipeline are ll n d n within0 Greenwich (68) and Tower Hamlets (77). There has remained consistent this year (91 under construction compared to 89 t e t n te tudent a dat n en n t ne un l 2 n n n n ad an ndbeen an increase d n in t activity in21 Southwarknd with 37 tall buildings t in the last year). In terms of geographic allocation, the telnumber of boroughs 2 te l n t n 1 te 2 te 1 te al n 1 ed u e pipeline en n t n (up and el eafrom 260 last year), and Hammersmith and Fulham (33 tall containing tall buildings 20under construction also remains almost n eld 0 n t n up n a e 1 buildings compared een to 14 tall buildings last year). Nine boroughs have constant. The borough experiencing the most growth of tall buildings a et a ne 17 no tall buildings e a in the pipeline. These are Bexley, Bromley, Enfield, under construction continues to be Tower Hamlets, with Lambeth, 0 a e t and ul a 1 e t n 0 ent al Havering, Hillingdon, a n e Merton, Kensington and Chelsea, Richmond upon Newham and Greenwich also experiencing significant tall building e a 1 a t Thames and a Waltham1 Forest. Apart from Kensington and Chelsea, and construction activity. 0 ed d e t a e n 0 100 Enfield, nd up nthe a e list of0 boroughs with no tall buildings pipeline is consistent ut ll n d n 0 ut a e t 0 with last year. un l Looking2 ahead, we would 7 expect locations like Bexley Overall, the boroughs experiencing construction activity remains utt n 1 l n t n 7 Riverside e (Bexley), a let Meridian Water (Enfield), Hayes (Hillingdon),77 Kensal consistent, although there has been an increase in Wandsworth from en n t n and el ea 0 20 alt a e t 0 0 Rise n t n (Kensington up n a e & 1Chelsea), Morden (Merton) and Walthamstow 3 tall buildings under construction last year to 7 this year, and a and t 2 a et (Waltham Forest) to see some tall buildings proposed given the nature similar increase27 in Lambeth from 11 under construction last year to e a 1 20 of these locations in physical and policy terms. 14 this year. The majority of these tall buildings are concentrated e t n 0 20 0 0 0 100 ent al e a 1 within the Nine Elms Opportunity Area where the a t townscape is now t 10 Location of ed d e completed tall buildings by borough in 2016 rapidly changing. 100 nd up n a e 0 ut ut a 7 217 e t a net 1 0 utt n 1 Three boroughs now have tall buildings under construction which had a den 7 e a let 1 77 d n 2 none last year. These are Westminster (2), Sutton (1) and Barking and alt a e t 0 200 200 200 een 2007 200 200 22010 2011 2012 201 201 201 201 and t 2 Dagenham (1). nne a ne 1 27 ute en a e t n t ne and ul a n n1 n n ad an nd 0 t 20 0nd 0 t 0 100 2 te l n t n 1 te 2 2 te 1 te 1 e a 1 Heights of tall buildings e a ut a 2 e a let 10 217 a net 1 The definition of whether a building is considered to be tall relates 0 a den 1 0 1 2 7 10 directly to its surroundings, but for the purpose of this report, and d n 2 een 2 consistent with all previous years’ research, a tall building has been nne a ne 1 defined as a building of 20 storeys or2 more. The ute mean average height In a e t 2016, and26 ul a tall buildings1 have been completed, of which 10 are of the tall buildings in the pipeline across London remains at 30 l n t n 2 0 a n and a en a 1 1 e a 1 located in Tower ent Hamlets.2 In addition, there are a large number of storeys as seen in previous years, and the number of tall buildings e a tall buildings t nd n now at late stages of construction - 28 are expected between 20 and 29 storeys also remains at 60% suggesting that the ut a 2 2 t e t n te 2 to complete e a let in 2017 and 40 in 2018. Since the first report, 60 tall 10 generally accepted “sweet spot” in terms of building heights remains een buildings have a ne been identified as being completed in London. in this range. This relates to a number of factors including construction 20 a e t and ul a 0 1 1 2 7 10 economics, “buildability”, development risk, viability ne and1 and 2financing of 2 Location of l n t n tall buildings1 under construction the building, and also policy and political influences. ne and 1 a et 1 2 ne e a 2 2 e a 11 a n and a en a 1 Comparison between the number of storeys of tall buildings 10 ut a 7 ent 2 utt n 1 t nd n e a let 2 t e t n te 2 20 2 t e and t 7 21 een 0 t e a ne 0 10 1 20 2 0 7 0 t e 0 a e t and ul a 1 ne 1 and 2 l n t n 1 2 ne and 0 t e a et 1 ne 0 t e 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2017 201 201 e a 2 2 e a 11 en n t ne ut a n n 7 n n ad an 2nd te utt n1 t te 1 2nd te 1 t te e a let 2 and t 7 11 27 0 10 1 20 2 0
a n and a en a 7 a net 22 e le 0 ent 1 2 le 0 a den e 7 2 t nd n 10 e dent al t e t n te tudent a dat n d n 21 tel al n Annual Update1 2017 ed u e 13 n eld 0 een a ne 17 a e t and ul a a n e a 1 a e n 0 ll n d n 0 un l 2 l n t n en n t n and el ea 0 20 n t n up n a e 1 a et e a 1 e t n 0 ent al e a 1 a t t ed d e 100 nd up n a e 0 ut ut a 7 e t utt n 1 7 e a let 77 alt a e t 0 and t 2 27 0 20 0 0 0 100
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London Tall Buildings Survey © Factory Fifteen © Factory
Above Vicarage Field, in Barking and Dagenham, by Studio Egret West for Benson Elliot and Londonewcastle. Status: application submitted in 2016, permission granted in 2017
Left 54 Marsh Wall, in Isle of Dogs, Tower Hamlets, by Rolfe Judd for Freshwater Group. Status: application submitted in 2016, permission granted in 2017
14 Annual Update 2017 1 0
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Since the start of data being collated for this report in 2014, 64% of 1 Looking ahead the buildings started and completed are between 20-29 storeys. This
10 year 13% of the buildings currently under construction will be 50-75 There has been press coverage referring to some of London’s tall storeys high, a marked increase since 2014 when approximately 9% of buildings proposals being ‘paper towers’, suggesting that even when the buildings under construction were above 50 storeys,20 2 demonstrating t e planning permission is granted the tall building will never actually be 21 that taller buildings are proving to be deliverable in the 0 London t e context. constructed and that the planning has been a “theoretical” process. The 7 0 t e 0 research does not however suggest that this is a common occurrence. When comparing the inner and outer boroughs, only 53% 0 of t e the tall 0 t e 200 200 200 2007 200 200 2010 2011 2012 201 201 201 201 2017 201 201 buildings within inner boroughs are 20-29 storeys, compared to 69% The research does show that tall buildings take an average of 2.3 years within the outer boroughs, meaning that almost half of tall buildings in to start construction from planning permission, which takes account en n t ne n n n n ad an the inner boroughs are over 30 storeys. The tallest building currently of negotiating section 106 agreements, providing for detailed design 2nd te 1 t te 2nd te 1 t te recorded within the outer boroughs is 55 storeys in Croydon, compared work and discharging any pre-commencement conditions. Once work is to 7511 storeys within the inner boroughs. under way then a tall building takes an average 2.5 years to complete. 27 Currently, the report has identified 31 tall buildings which received a Tall buildings’ contribution towards London resolution to grant planning permission 5 or more years ago but have housing needs not yet started (it should be noted that the actual granting of the a n and a en a 7 planning permission may have been more recently if completing the a net 22 Comparison between primary uses of the tall buildings pipeline section 106 agreement after the resolution to grant was drawn out e le 0 ent 1 for example). Our research suggests that all of these towers benefit 2 le 0 from a live planning permission, but given that the average time to a den e commencement is 2.5 years, it is fair to assume that some of these tall 7 2 t nd n 10 e dent al buildings may not come forward – overall however they represent a t e t n te tudent a dat n fairly small proportion of the potential pipeline. d n 21 tel al n 1 ed u e n eld 0 een The wider market a ne 17 a e t and ul a It is expected that 2016 will be remembered as a year of uncertainty, a n e and market disruption with Brexit and the new US President as two a 1 key unexpected democratic outcomes. We do not believe this has had a e n 0 an immediate impact on the overall tall building pipeline given the ll n d n 0 time it takes to work through the planning system, and the long-term un l 2 l n t n investment each one requires. For these reasons, any impact would en n t n and el ea 0 20 likely manifest itself in coming years. n t n up n a e 1 a et Whilst this report relates purely to Greater London, it is evident from e a 1 As identified in the research previously, the primary use of the recent press reports that there is an increasing interest in tall buildings ent al e t n 0 tall buildings is residential (92%) which suggests that residential within the regional cities, particularly Liverpool and Manchester. e a 1 a t need demand and values remain the main drivers for the t continued Plans have recently been revealed for what would be Liverpool’s ed d e 100 nd up n a e 0 requirement for tall buildings across the capital. ut tallest building, a 48 storey tower. In Manchester it has recently been ut a 7 e t reported that approximately 15 tall buildings of 30 storeys or more are utt n 1 It is estimated that approximately 100,000 new homes could be planned within the city centre including a 66 storey tall building which 7 e a let 77 provided by the tall buildings in pipeline [estimated by assuming will be the largest building outside of London. alt a e t 0 8 homes per storey at an average of 30 storeys within the 420 and t 2 residential buildings], which is approximately two years supply of the Although London clearly has the most mature market for tall building 27 housing need for London based on the London Plan requirements of development in the UK, it will be interesting to monitor whether there 0 20 0 0 0 100 some 49,000 dwellings per annum. is an increasing demand for tall buildings in other cities around the UK, particularly as investment continues in strategic infrastructure Using approximate plot ratios for typical tall buildings, the total land improvements and new Government policy encouraging higher density
take to provide these 100,000217 dwellings will be around 38 hectares. development at transport nodes. a net 1 a den 1 Note this is calculated on an assumption of: d n 2 • Average unit at 60 sqm x 8 units per floor x 1.2 (gross/net) + 50% for een 2 plot size nne a ne 1 ute a e t and ul a 1 • Then multiplied by 420 tall buildings in primary residential use l n t n 2 1 e a 1 e a ut a 2 Annual Update 2017 15 e a let 10
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Industry comments
Colin Wilson Pat Hayes Strategic Planning Manager, GLA Executive Director of Regeneration and Housing, LB Ealing The Greater London Authority (GLA) and Transport for London (TfL) own the licenses to 3D digital models of large parts of central London The edge of the Park Royal industrial estate at North Acton is a and parts of outer London. These models have been procured to cover location where tall buildings are playing an important role in meeting works on the London Plan Opportunity Areas and to support TfL London’s need for housing which is affordable to ordinary working operations. The GLA and TfL are currently investigating ways in which people, particularly young ones. the model can be provided on a London-wide basis and could also be made available online to further engage Londoners in the planning Hemmed in between railway lines and the A40 but with its own tube process, including the production of the new London Plan, so that the station North Acton is an area with potential for relatively low cost future shape and form of London can be more clearly articulated. housing by London standards but is somewhere you have to build up not out. Developers of individual sites would be expected to provide 3D models of their schemes in an agreed format which will be used to populate The tall buildings which are already there at North Acton include halls the GLA’s models as schemes come forward. Developers would also be of residence for Imperial College & the University of the Arts and have expected to contribute to the cost of locating their schemes within the recently been joined by the Rehearsal Rooms, M&G’s 16 storey build- wider GLA model. to-rent scheme.
Close by in Portal Way there are further consents for 42 storeys Emily Gee of rental apartments and a 32 storey tower on the Perfume Factory London Planning Director, Historic England site as well as similar height towers on the Carphone Warehouse site. As well as creating imposing visual features in an otherwise London is a wonderfully diverse and thriving historic city that enjoys rather drab area the new buildings will provide thousands of ancient streets and sweeping views. Historic England believes tall homes affordable to people on average incomes while the student buildings can make a positive contribution to urban life when they are accommodation has brought vitality to an area which was previously in the right place and well designed. We haven’t objected to several tall dominated by empty offices. buildings and we have advised that some of the very best should be listed. However, we think they should not harm cherished views, The new and planned tall buildings are contributing over 2,500 new or ruin the settings of listed buildings and conservation areas. residential units and there are more in the pipeline as well as nearly 2,000 student rooms. This high density development is bringing By their very nature, tall buildings affect a wide area, and we have long significant new infrastructure with S106 contributions of more than argued that views belong to everyone. London has guarded views of £10m for transport improvements, public realm and open spaces, St. Paul’s since the 1930s and we now benefit from the London View education and health. Management Framework. Historic England is delighted that the Mayor is reviewing this important planning tool.
London must grow sustainably but this does not mean just upwards. Below Portal Way, in North We should start by asking what Londoners want and build this into Acton, Ealing, by Crosstree character-led local plans. We believe strongly that growth should Real Estate Partners. Status: permission granted in 2015 be informed by London’s recognised heritage and character and we commissioned a study of Good Growth to illustrate ways of doing this. The study indicates the range of London’s character areas and historic buildings that can accommodate greater density. We think all Londoners deserve characterful places to live and work and quality public realm.
Throughout London’s ongoing evolution, we must continue to respect its heritage, the enduring profiles of our skyline, the breathing space of the Thames and parks, and the distinctive character of each neighbourhood. We welcome early conversations with stakeholders and Londoners to keep this specialness alive – for everyone.
16 Annual Update 2017 London Tall Buildings Survey
Heather Cheesbrough whilst providing roof terraces for amenity. Slender towers can then Director of Planning and Strategic Transport, rise above creating value and elegance, whilst avoiding the detrimental LB Croydon impacts of clumsy slab blocks from wind, overshadowing and harm to heritage assets. The rehabilitation of tall buildings as an acceptable place to live has continued apace over the past 20 years. Croydon’s skyline has evolved As Croydon’s renaissance flourishes we will continue to work with accordingly with the new additions of Saffron Square and Altitude 25 serious developers to deliver not just architectural joy for the joining the loved (or loathed) icons of No. 1 Croydon, the Nestle Tower professional audience but by creating buildings that bring lasting and Leon House. pleasure and pride for the people of our city too. Tall buildings are Croydon, an essential component of past, present and future, In Croydon we welcome well designed architecture, but start from the unashamedly urban and bold but also much loved homes and ground up, not assuming that a tower is the only or right solution. We workplaces of choice for our residents. believe in the street, connections, context and character, considering the impacts as the building climbs. The more prominent a tower on a place’s skyline the more it will contribute to the ‘image’ of the place and Sandra Roebuck how people perceive it. It’s a long term civic duty for towers to be high Assistant Director, Investment and Growth, quality and add value, rather than testaments of architectural faux pas and folly. LB Lambeth Lambeth’s Local Plan promoted change and growth in Vauxhall. It Tall buildings do not necessarily mean poor viability but affordable is intended that a sustainable mix of high density development, housing must be designed in from the outset, with separate cores and defined by taller buildings, will provide at least 8,000 new jobs, and larger units. The use of plinths can accommodate the lower value units construction of 3,500 new homes as part of a diverse and balanced community. This growth is manifesting itself in two areas; as a new district centre at Vauxhall Cross, and as a series of mixed use developments of exceptional quality along Albert Embankment.
The scale of change allows the dividends of growth to meet the challenges. Growth is driven by commercial development, Vauxhall is a place of business, but it is recognised that it is stimulated too by the development of new homes. This is resulting in more people living, working and visiting the borough. Bringing these activities together in a coordinated way is achieving maximum impact including forward delivery of major infrastructure such as the Northern Line Extension and the removal of Vauxhall gyratory.
A significant proportion of development is new homes, which the Council supports, provided that the increase in population drives new employment opportunities to support the economic success of Vauxhall and the Borough as a whole. Vauxhall is essential to establishing Vauxhall Nine Elms as a Central London commercial district. 3,900 new homes have been given planning permission to date with 700 of these being affordable, reflecting the Council’s absolute ambition for inclusive growth.
Left Ruskin Square in Croydon, by AHMM for Stanhope PLC. Status: completed in 2016
Annual Update 2017 17 London Tall Buildings Survey
Industry comments
Cllr Andrew Wood Councillor Canary Wharf ward & Secretary at Isle of Dogs Neighbourhood Planning Forum
The Isle of Dogs has the tallest and densest residential developments in western Europe and much of London’s new office space is here in Canary Wharf.
The average density of recent developments is equivalent to 900 homes per hectare, twice as dense as the London Plan recommends. Millharbour is already the densest area in the UK with a density equivalent to 92,700 people per square kilometre (ONS). By comparison Manhattan is 28,000 people per square kilometre.
The Isle of Dogs, unlike other development areas, has no masterplan yet for how this all works with so many different developers active.
We are a unique place which requires unique solutions which is why we set up the Isle of Dogs Neighbourhood Planning Forum to plan for how such a dense place works and how it can remain one of the best places to live in London. Above 3D model of Isle of Dogs tall buildings pipeline by the Isle of Dogs Neighbourhood We have made the use of 3D models mandatory in our Neighbourhood Planning Forum. Plan, not just in the planning process but also demonstrating the post development impact on the local community. Whether it is mapping underground utilities or providing emergency services with access information we believe that 3D models are a tool to positively manage our area.
Gwyn Richards Head of Design, City of London Corporation Although a defined policy area, the Eastern Cluster of tall buildings historically evolved incrementally as development proposals came forward.
The City decided that it needed to develop a robust and holistic understanding of the complexities and dynamics of the cluster to inform future planning decisions through 3D modelling.
Initially designed to assess the wider visual impact of the cluster and the complex layers of view constraints, the modelling work has developed to model the impact of consented and proposed schemes and scenarios on wind patterns and sunlight at ground level. The work is being further developed to assess the impact of the cluster on air pollution and other factors.
The 3D model is intended to establish a robust basis for planning decisions to avoid unforeseen and undesirable impacts on views or adverse impacts on the public realm such as wind, overshadowing etc, providing a robust basis for proactive planning to establish a holistic vision for the future cluster.
The model allows the City to understand future capacity to intensify the cluster and development opportunities by modelling and assessing future massing scenarios and thus the opportunities within the cluster to absorb new commercial floorspace to maintain the City’s international position.
18 Annual Update 2017 London Tall Buildings Survey
NLA recommendations
For the first time the NLA London Tall Buildings Survey shows a These approaches would be given added clarity with the shift of activity from central to outer London. This is in line with implementation of the Mayor’s virtual 3D computer model which expectations that London’s towns and suburbs will need to densify can not only provide a visual reference of buildings’ impact on the in order to accommodate the capital’s continuing growth and with skyline and ground plane, but also large amounts of data that assist policies regarding development around existing and new infrastructure. in city management and planning, including the effects of shading, Increased density can help to regenerate the economies of London’s overlooking, wind and population. It can also be used to manage towns as well as support the Mayor to fulfil his pledge of protecting the the view frameworks that protect sightlines of St Paul’s, the Palace capital’s Green Belt. of Westminster and other key vistas. This would help to avoid embarrassments like the Stratford tower that has been constructed Outer London densification is a sensitive issue and it is essential within the view corridor from King Henry’s Mound in Richmond and that the impact is properly communicated to local communities – in would provide a much more sensitive tool for planners than the current particular the impact of tall buildings – an issue that the NLA will be outdated 2D system. exploring in some detail this autumn with an Insight Study looking at zones 3-6. In this respect Local Plans must be reinforced with In summary, to assist the Mayor in delivering his plans for “good better information about how areas of densification will be shaped. growth”, NLA recommends that the emerging London Plan includes: This should include analyses that respond to the Mayor’s undisputed statement that “higher densities can be achieved through a range of — The widespread use of digital 3D modelling to assist in placeshaping, building design, including courtyard blocks and mid-rise building” as well as in the delivery of smarter methods of planning, including and to his desire that development should respond to character the management of protected views. and context. — A requirement that areas of densification are subject to placeshaping The Local Plans Expert Group which reported to the Government last strategies and that propositional plans are prepared by local year recommended the use of “propositional planning” methods which planning authorities, if necessary with the assistance of the GLA’s give greater three dimensional information about the form of new London Place Agency team. developments and help to explain “the consequences of proposed plans in order to stimulate easier engagement”. The latest Housing White — Greater use of ongoing quality and design review panels, which Paper says that it is important “that people have a say over where provide support throughout the planning process. new homes go and what they look like through the planning process”. If people are to have a say, then they need to be given a clear idea of what is proposed and the impact it will have on the places where they live and work.
Local plans show how much development is needed and where it will be; they give little clue of what it will be like. In the NLA’s view, whilst detailed design should be left to the normal application process, frameworks should be in place that set out the placeshaping policies of the area. Propositional planning and light touch design codes can deliver greater certainty for local communities as well as for developers and provide the appropriate balance between the negotiated planning process that generally exists in the UK and more formal masterplans more common in other parts of Europe.
It is particularly important that tall buildings are designed with regard to their wider impact both visually and environmentally. The drastic reduction in capacity of local planning departments has made it more difficult for authorities to take a proactive role in placeshaping – it is hoped that the Mayor’s London Place Agency will have the resources it needs to ensure that these much needed skills can be deployed to the areas they are most required. While the increasing use of Design or Quality Reviews is to be commended, it is important that such advice does not come too late in the process. Greater use should be made of the design workshops and charrettes delivered by organisations like Design South East and Design Council Cabe which can provide support to local authorities, developers and communities throughout the planning process.
Annual Update 2017 19 London Tall Buildings Survey
Research team
New London Architecture (NLA) is London’s centre for discussion, debate and information about architecture, planning, development and construction in the capital. Our mission is to bring people together to shape a better city.
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GL Hearn is a leading UK property and planning consultancy providing commercially driven advice to developers, investors, public sector bodies and occupiers. The company’s development group is a fast expanding and highly regarded team working on some of the highest profile projects in the UK. Capita Real Estate Now, as part of Capita’s Real Estate Advisory business, GL Hearn is able to act as an integrated GL Hearn specialist property and infrastructure business which spans the full spectrum of strategic, 280 High Holborn financial, operational and development-related consultancy. GL Hearn and Capita can provide London WC1V 7EE 020 7851 4900 end-to-end planning, design and project/programme management. www.glhearn.com @GL_Hearn GL Hearn’s development team is one of the most well-established in the country with over 130 planning and development professionals providing an unparalleled service. We are especially proud of our involvement with the Tall Buildings research from its inception. Our tall buildings specialists contribute key insight and thought leadership which is informed by our experience of delivering planning consents for tall buildings across the capital.
EG London Residential Research provides a database that has been compiled over the past 20+ years and has details on every site that enters the planning system of 5 units or more in the inner boroughs and 10 units or more across the outer boroughs – from pre-planning to application, right through to completion with sales and pricing data, along with everything EG in between. 110 High Holborn London WC1V 6EU Every month the team will sift through 15,000 planning applications, site visit 400 schemes and 020 7911 1701 www.egi.co.uk make 450 pricing enquiries, to update daily a benchmark database used by developers, agents, @EstatesGazette investors, and many others within the industry to inform key business decisions.
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