Policy information sourced from the Richmond Upon Thames Local Plan

Policy 45 Tall and Mid-Rise Building Zones

Definitions:

Buildings which are 7 storeys or over, or 21 metres or more from the ground level to the top of the building (whichever is lower) will be considered to be tall buildings.

Buildings which do not trigger the definition of a tall building set out above, but are 5 storeys or over, or 15 metres or more from the ground level to the top of the building (whichever is lower) will be considered to be mid-rise buildings.

A. Proposals for tall buildings will only be appropriate in Tall Building Zones identified on the Policies Map and in Appendix 3, where the development would not result in any adverse visual, functional, environmental or cumulative impacts, having regard to all criteria set out in London Plan Policy D9. To take account of the local context, proposals for tall buildings should address the following criteria:

Visual Impacts

1. Tall buildings should avoid harm to the views and vistas towards heritage assets across the borough and in neighbouring boroughs, including distinctive roof line features.

2. The location of tall buildings should avoid substantial visual interruptions in areas with otherwise very consistent building and/or roof lines.

3. Tall buildings should respond to the analysis of views and vistas (Policy 31 ‘Views and Vistas ‘) towards the site to ensure the form and detailing are sympathetic to the wider context.

4. Tall buildings should consider the design of the lower, middle and upper parts of the tall building and how they work together as well as with the surrounding area and mid-range and long-range views.

5. Development proposals should be supported with graphic 3D modelling to assess the individual and cumulative impact of the proposal on both the existing and emerging skyline, and on day-time and night-time views, in line with Policy 44 ‘Design Process’.

6. Development proposals affecting the setting and approaches of the Kew World Heritage Site, must address all criteria set out in Policy 32 ‘Royal Botanic Gardens, Kew World Heritage Site ‘.

Spatial Hierarchy

7. The massing of tall buildings should respect the proportions of their local environment, including the consideration of the width of adjacent streets as well as public open spaces, parks and watercourses, and should be designed so as not to overwhelm the street and adjacent context.

8. In cases of tall buildings located close to the street edge, proposals should incorporate measures to soften their edges and provide positive public spaces at their base through the use of generous walkways and mature planting.

9. Proposals for Tall Buildings will be resisted outside the identified Tall Building Zones (see Appendix 3).

10. Proposals for tall buildings should not exceed the appropriate height range identified for each of the Tall Building Zones in Appendix 3. The height of tall buildings will be required to step down towards the edges of the zone as indicated on the gradient map unless it can be demonstrated that this would not be appropriate in the local context.

Fire Safety

11. Developments should achieve the highest standards of fire safety in accordance with London Plan Policy D12. All residential development over 30m in height must be designed to provide two staircases.

Tall and Mid-Rise Building Near the River Thames Frontage

B. Proposals for tall and mid-rise buildings should address the following criteria:

  1. The design of tall buildings and mid-rise buildings fronting the River Thames must respond to views towards them as well as from them.
  2. In areas of larger-scale riverfront buildings, landward facing orientation should be considered and stepping down appropriately to provide a transition towards the existing character and scale.
  3. The design of tall buildings and mid-rise buildings should maintain the river frontage as a public resource. Developments should be set back to physically and visually ensure the Thames Path acts and feels like a welcoming public route without heavy overlooking from adjacent riverside residences. Ground floor uses should seek to activate the space as far as possible.

Mid-Rise Buildings

C. Proposals for new mid-rise buildings or extensions to existing buildings which increase their height to 5 storeys or over, will usually only be appropriate in Mid-Rise and Tall Building Zones identified on the Policies Map and in Appendix 3. Proposals will be required to meet the requirements of Policy 44 ‘Design Process’ and Policy 28 ‘Local Character and Design Quality (Strategic Policy)’, and should:

  1. be carefully located and designed to step down to surrounding existing and proposed buildings;
  2. respond positively to and protect the setting of existing buildings in the surrounding area, including heritage assets and their setting;
  3. respect the local character, including the scale, width and proportion of adjacent streets and watercourses, and potential effects on key characteristics, valued features and sensitivities as outlined in the character area profiles in Section 3 of the Urban Design Study;
  4. deliver a varied and interesting roofline in response to surrounding architectural styles, avoiding long monotonous blocks of development and/or excessive height;
  5. where proposals are located within identified Mid-Rise and Tall Building Zones, buildings should not exceed the appropriate height identified in Appendix 3;
  6. in cases of mid-rise buildings located close to the street edge, proposals should incorporate measures to soften their edges and provide positive public spaces at their base through the use of generous walkways and mature planting.

D. Proposals for mid-rise buildings may be permitted outside the identified Mid-Rise and Tall Building Zones where they are:

  1. located in a town centre (Whitton, Teddington, Twickenham, Richmond and East Sheen); the Character Area Design Guidance in the Urban Design Study should be considered, where relevant, to demonstrate appropriateness to local context; and/or
  2. within transitional areas to Tall Building Zones; and/or
  3. within or adjacent to areas which include buildings taller than the prevailing height or are subject to substantial redevelopment; and/or
  4. a result of land assembly which enables the creation of a comprehensive scheme; and/or
  5. close to strategic roads and good public transport accessibility; and
  6. able to meet Part C of this policy.

For more information please see the Richmond Upon Thames Local Plan