Policy information sourced from Redbridge Local Plan

LP27: Tall Buildings

As part of a strategy to adopt a plan-led approach towards overall growth in the borough, planning applications for the development of Tall and Large Buildings will be supported in the following Tall Building Zones, as identifed on the Local Plan Policies Map:

  • Ilford Metropolitan Town Centre Investment and Growth Area;
  • East Ilford, Seven Kings Local Centre, and Goodmayes Local Centre, in the Crossrail Corridor Investment and Growth Area; and
  • Gants Hill Investment and Growth Area.

Planning applications for tall and large buildings will only be considered on sites in Investment and Growth Areas and in town centres:

  • Which have good public transport;
  • Where the character of the surrounding area would not be harmed or adversely afected by the scale, mass or height of the building;
  • Where it relates well to the urban layout, streets, open spaces, heritage assets and public realm of the surrounding area; and
  • Where the proposals make a signifcant contribution to local regeneration.

All proposals for tall and large buildings in all parts of the borough will be assessed against the design criteria set out in Local Plan policy LP26, as well as criteria set out in London Plan policy 7.7, and should:

  • integrate well with the site and surroundings, in terms of how buildings ft in with the street, and how they afect the day and night time skyline;
  • relate well to the architectural and historic context of the surrounding area of the building, and not impact adversely on heritage assets and their settings;
  • not impact adversely on the views having regard to the natural topography of the area;
  • not impact adversely on other buildings, public spaces, open spaces, and watercourses, by reason of overshadowing;
  • contribute to improving way-fnding, pedestrian permeability and improved access for the public;
  • incorporate the highest standards of architecture and materials, including sustainable design and construction practices;
  • incorporate an appropriate public realm setting and ground foor active uses;
  • Ensure efective management regimes for the continued maintenance of the building and shared areas etc.; and
  • Use the highest standards of design and construction for redeveloped and refurbished tall buildings.

Tall and large buildings will also be assessed against all other relevant policies within the Local Plan in relation to high quality design, mixed use development, amenity and internal space standards, conservation of the historic environment, renewable energy and sustainable design and construction, parking standards, water and fooding, and infrastructure for high speed broadband; and

Planning applications for the development of Tall Buildings will be required to contain an urban design analysis that demonstrates a design strategy for the building that meets criteria in LP26, and the criteria set out in this policy.

Implementation

The Council will update the Urban Design Framework (2004) in the light of changes in national, regional and local policy and to take account of the Characterisation Study (2014);

The Council will promote good design and ‘front-loading’ by encouraging:

  • Use of its pre-application service;
  • Developer-led public engagement ahead of application submission;
  • Design review of appropriate major schemes; and
  • The Council will develop Masterplans for major Opportunity Sites within the Investment and Growth Areas.

Incorporate up to date guidance on Tall Buildings in the Ilford Framework for Growth SPD; and

The Council will review its Local Validation Checklist to include additional application requirements for tall and large buildings. Such documents will include assessments for lighting, wind-tunnelling and microclimate.

For more information please see the Local Plan