Policy information sourced from the Waltham Forest Local Plan

54 Tall Buildings

In some identified locations, tall buildings may be supported subject to meeting the requirements of this policy and the other requirements of this Plan. For the purposes of these policy tests, the definition of a tall building in the borough is any building of 10 storeys or more, or any building that measures 30m or more from ground level.

A. Tall buildings will only be supported on certain sites identified for a Transition or Transformation approach to character intensification, in line with Policy 8 ‘Character-Led Intensification’. These sites have been identified in Figure 14.1. The acceptability of tall buildings on these sites remains subject to thorough contextual analysis, a robust placemaking strategy, and assessment against all relevant policy tests in the Development Plan.

B. In general, the appropriate range of heights for new tall buildings is between 10 and 17 storeys in height. On some Transformation sites however, there may be the opportunity to exceed this and, subject to contextual analysis, a robust placemaking strategy, and assessment against all relevant policy tests, buildings of 18 storeys or more may be acceptable. Indicative ranges of potentially acceptable heights for these sites will be provided in Local Plan Part 2 - Site Allocations.

C. In other limited circumstances, a tall building may be supported on a site outside those sites identified in Figure 14.1, but only where a Tall Buildings Assessment (which has been undertaken and endorsed by the Council prior to the determination of a relevant planning application) demonstrates that:

  1. The site is located within a Strategic Location;
  2. The site benefits from good local public transport connectivity;
  3. The site is appropriate for a Transition or Transformation approach to character-led intensification;
  4. All relevant policy tests have been undertaken and assessed against appropriate contextual analysis and a robust placemaking strategy; and
  5. A tall building(s) on the site would be able to fully satisfy all policy requirements and deliver Exemplar Design, having regard to the considerations below (including Visual Impacts, Environmental Impacts, Functional Impacts and Cumulative Impacts);

Visual Impacts

i. Impact on the existing character and townscape of their surroundings considered in long-range, mid-range and immediate views;

ii. Impact on the existing streetscape, including the provision of active frontages and sufficient, high quality public realm at ground level;

iii. Impact on the existing, and where relevant emerging, skyline;

iv. Contribution to existing and proposed spatial networks and hierarchies, wayfinding, and legibility;

v. Impact on heritage assets, their settings, and views to and from them including the background zones of views identified in the London View Management Framework (LVMF)(37) ; and

vi. Exemplar quality of architecture and design with careful attention paid to form and proportionality, materials, finishes, and details;

Environmental Impacts

vii. Avoidance of harmful overshadowing or other impacts that would compromise the comfort and enjoyment of surrounding public open space, private or communal outdoor spaces, private amenity of neighbouring properties, watercourses and canals;

viii. Avoidance of harmful environmental impacts in relation to overcrowding, overheating, wind movement, solar glare, microclimatic conditions, air, noise and light pollution and bird and bat strikes;

ix. Use of sustainable design, materials and construction methods;

Functional Impacts

x. Demonstration of the safety of all occupants, including considerations such as internal and external design, construction detailing, materiality, and emergency exit routes;

xi. The impacts of servicing, maintenance, and building management on safety, quality, and enjoyment of the surrounding public realm;

xii. Connection to public transport, walking and cycling networks and access to nearby facilities such as shops, community facilities and social infrastructure;

xiii. The avoidance of interference to aviation, navigation and/or telecommunications; and

Cumulative Impacts

xiv. The cumulative visual, functional, and environmental impacts of proposed, consented and planned tall buildings in the surrounding area.

For more information please see the Waltham Forest Local Plan