Tall Buildings Study Draft

LEWISHAM TALL BUILDINGS STUDY DRAFT LONDON BOROUGH OF LEWISHAM Allies and Morrison Urban Practitioners February 2021 D R A F T D R A F T CONTENTS 1 INTRODUCTION AND CONTEXT 5 4 SENSITIVITY ASSESSMENT 53 1.1 Introduction, Purpose and Structure of the Study 5 4.1 Introduction 53 1.2 Introduction to The Borough 6 4.2 Assessment of Sensitivity 54 1.3 Tall Building Policy Context 7 4.3 World Heritage Sites 56 1.4 Other Relevant Guidance 10 4.4 Conservation Areas and Special Local Character 58 4.5 Listed Buildings 60 2 DEFINING WHAT IS TALL 15 4.6 Strategic and Local Views And Landmarks 62 2.1 Lewisham Borough Definition for Tall Buildings 15 4.7 Areas Characterised by Consistent Building Heights 64 2.2 Lewisham Borough Definition for Taller Buildings 15 4.8 Topography 66 2.3 Building Heights 16 4.9 Tall Building Sensitivity Map 68 2.4 Existing and Proposed Tall Buildings 18 4.10 Site Allocations 70 2.5 Average Building Heights by Area 20 2.6 Average Building Heights by Neighbourhood 22 2.7 Average Building Heights Area Analysis 24 2.8 Building Height Variance 25 2.9 Prevailing Heights 26 2.10 What is Tall 26 3 SUITABILITY ASSESSMENT 29 3.1 Introduction 29 3.2 Assessment of Suitability 30 3.3 High PTAL 32 3.4 Bakerloo Line Extension 34 3.5 Town Centres 36 3.6 Opportunity Areas 38 3.7 Growth Areas 40 3.8 Building Heights and Tall Building Clusters 42 3.9 Tall Building Suitability Map 44 3.10 Green, Open Space and Rivers 46 3.11 Cycling Transport Accessibility Level (CTAL) 48 3.12 Site Allocations 50 D R A F T D R A F T DRAFT LB LEWISHAM TALL BUILDINGS STUDY February 2021 3 D R A F T D R A F T D R A F T D R A F T 1 INTRODUCTION AND CONTEXT 1.1 INTRODUCTION, PURPOSE AND STRUCTURE OF THE STUDY Introduction, context and purpose Structure of the study 1.1.1 In response to requirements set out in the New Local 1.1.5 This report first sets out the context of the study Plan, the objective of the Lewisham Tall Buildings with regards to existing policy context for the study report is to provide a methodology for determining the in Chapter 1, alongside existing guidance which will appropriate scale and location of tall buildings within inform this report, including current definitions of a Lewisham by undertaking a process of analysis, policy ‘tall building’ in London and Lewisham. examination and good practice as well as setting out guidance for future tall building development within 1.1.6 Chapter 2 sets out a definition for what should be the borough. considered tall by providing an analysis of building heights across the borough and establishing a 1.1.2 This report will build on the borough’s 2010 Tall prevailing heights plan by which to ascertain what Buildings Study (updated in 2012), providing an would be considered a ‘tall building’ by the definition updated methodology for determining appropriate provided. locations for tall buildings supported by renewed analysis and updated national and regional policy 1.1.7 Chapter 3 provides a set of borough-wide analysis guidance. plans which identify physical aspects of the borough which will help to inform appropriate locations for tall 1.1.3 The report will act as an evidence base document buildings. It also sets out areas which are suitable for to inform a policy approach to tall buildings in growth based on their connectivity or because of their Lewisham’s new Local Plan. The report is intended identification as an area for future growth within the to support the New London Plan’s good growth Lewisham Local Plan or London Plan. agenda and Lewisham Council’s own growth agenda, prompted by an increasing population and further 1.1.8 Chapter 4 provides an analysis of the key physical projected growth. and environmental constraints which will influence a site’s sensitivity for a tall building, including heritage 1.1.4 This study will help to inform a policy approach in and conservation features, viewing corridors, building the emerging Local Plan and act as an evidence base heights, tree cover and air and noise quality. document to inform a character and ‘place-based’ approach to growth in the borough. In this context, the recently adopted Lewisham Characterisation Report is a particularly relevant document for this study. The Characterisation Study outlines a growth strategy for the Borough and tall buildings, appropriately located and designed to exceptionally high standards, may play a significant role in the implementation of this growth strategy. D R A F T D R A F T D R A F T D R A F T 4 Allies and Morrison Urban Practitioners DRAFT LB LEWISHAM TALL BUILDINGS STUDY February 2021 5 D R A F T D R A F T D R A F T D R A F T 1.2 INTRODUCTION TO THE 1.3 TALL BUILDING POLICY CONTEXT BOROUGH 1.2.1 The London Borough of Lewisham is located on the 1.3.1 The New London Plan under Policy D9 defines tall southern side of the River Thames. It stretches down buildings as buildings that “are generally those that to suburban South London taking in the centres of are substantially taller than their surroundings and Deptford, Lewisham and Catford. The borough is cause a significant change to the skyline”. Following a bordered to the west by Southwark, to the east by recent amendment proposed by the Secretary of State, Greenwich and to the south by Bromley. relating to the definition of a tall building, the New London Plan now advises that “Boroughs should define what is a ‘tall building’ for specific localities, the 1.2.2 The Lewisham Characterisation Study produced height of which will vary between and within different in March 2019 notes that the historical evolution of parts of London but should not be less than 6 storeys Lewisham Borough has led to a range of distinctive or 18 metres measured from ground to the floor level neighbourhoods served by a number of commercial of the uppermost storey.” centres, each with its own distinct character and community. The borough has a rich history that is protected by twenty-seven conservation areas. 1.3.2 Lewisham’s Core Strategy Policy 18 (Policy justification 7.167), defines tall buildings as “buildings that are significantly taller than the predominant 1.2.3 Stark contrasts have evolved between the pre- height of buildings in the surrounding area” and industrial cores of Blackheath, Deptford and Lewisham “buildings that have a notable impact on the skyline in the north of the Borough, their mixed residential of the borough and/or buildings that are more than 25 neighbourhoods surrounding them and the inter- metres high adjacent to River Thames or more than 30 war growth that characterises much of the south of metres high elsewhere in the borough,” echoing that of the Borough. Other notable phases of development the New London Plan policy. have included the development of post-war estates, Lewisham shopping centre and most recently the growth associated with the extension of the DLR to 1.3.3 The London Plan and Lewisham’s Local Plan Lewisham town centre. definitions, although similar in meaning, differ in their choice of wording, as demonstrated below: 1.2.4 The north of the borough is covered by two London Plan: “substantially taller than their Opportunity Areas and so growth here is surroundings and cause a significant change to the anticipated to continue in the medium long term, skyline”; with opportunities enhanced by TfL’s proposed and the Local Plan: “significantly taller than the extension to the Bakerloo line. Increased housing predominant height of buildings in the surrounding numbers for Lewisham in the New Draft London Plan area” and “buildings that have a notable impact on the places pressure for growth across the whole of the skyline”. borough. This study will help provide a framework to understand this growth at a local level and guide Substantially and significantly can often mean the new development to respect local character and same thing, however, ‘substantial’ implies that distinctiveness. something is larger in size, whereas significant implies that it holds more meaning or importance. With this in mind, it might be considered that Lewisham is more cautious in its approach to tall buildings, meaning that greater consideration will be given to proposals which are tall and may impact on the skyline. D R A F T D R A F T D R A F T D R A F T 6 Allies and Morrison Urban Practitioners DRAFT LB LEWISHAM TALL BUILDINGS STUDY February 2021 7 D R A F T D R A F T D R A F T D R A F T New London Plan Guidance (2019) • capacity of the area and its transport network; Lewisham Core Strategy (2011) h. riverside environments where tall buildings might • jobs, services, facilities and economic activity; harm biodiversity interests through overshadowing i. existing residential environments and their 1.3.4 The New London Plan Policy D8 is much more • aviation, navigation, telecommunication and solar 1.3.10 The Lewisham Core Strategy sets out the vision, explicit than its predecessor in its guidance for tall energy generation; objectives, spatial strategy and policies that will amenity. buildings. The policy primarily provides guidance for • wind, daylight, sunlight penetration and temperature guide public and private sector investment to manage 3.

Load more