Policy information sourced from the Westminster City Plan

41. Building height

A: Tall buildings are defined as buildings of twice the prevailing context height or higher or those which will result in a significant change to the skyline. In all locations proposals for tall buildings will need to satisfy both the general principles in clause B and relevant locational principles in clauses C and D (and for Housing Renewal Areas, Policy 42).

GENERAL PRINCIPLES

B: Proposals for tall buildings will be required to:

  • be proportionate to the role, function and importance of the location in terms of height, scale, massing and form; and
  • achieve exceptional architectural quality and innovative and sustainable building design from all viewpoints and directions; and
  • create an attractive and legible streetscape that takes account of the use of the public realm for a variety of uses and includes active uses at ground floor level; and
  • enhance the character and distinctiveness of an area without negatively affecting valued townscapes and landscapes, or detracting from important landmarks, heritage assets, key views and other historic skylines and their settings; and
  • mitigate negative impacts on the microclimate and amenity of the site and surrounding area; and
  • avoid unacceptable impacts on aviation and telecommunications; and
  • provide publicly accessible viewing platforms at the roof of the building (for any exceptionally tall buildings).

LOCATIONAL PRINCIPLES

C: Development of tall buildings may be acceptable within the Paddington Opportunity Areas, Victoria Opportunity Areas, Marylebone flyover / Edgware Road junction and the Housing Renewal Areas. Provided in the first instance they comply with the general principles under clause B. These principles need to be cross-referenced against the area specific design principles set out below, and for the Housing Renewal Areas, policy 42 and with site-specific guidance set out in the forthcoming Site Allocations Development Plan Document:

PADDINGTON OPPORTUNITY AREA

There may be potential for further tall buildings in this area that complement and help to frame the setting of Paddington Basin and contribute to the quality and character of the existing cluster.

The prevailing context height for the wider Paddington area is identified as 6 residential storeys (20m) with a varied context. Tall buildings within this area of 2 to 3 times this context height may be appropriate.

MARYLEBONE FLYOVER / EDGWARE ROAD JUNCTION

Tall buildings may be appropriate at the junction of the flyover and Edgware Road but must be designed to relate to and complement each other and help to frame this area as a gateway junction.

The height of any tall building in this location must step down significantly from, and be subordinate to, those in the Paddington Basin cluster. They must also be slender and elegant in their form. The acceptability of a tall building proposed in this area depends on the quality of its design, reflecting its role as a local landmark.

The prevailing context height in this area is 6 residential storeys (20m) but as it sits within a varied context. Tall buildings of 2 to 3 times the context height may be appropriate.

VICTORIA OPPORTUNITY AREA

There may be potential for further tall buildings in this area that complement and help to frame the setting of Victoria Station and Victoria Street and contribute to the quality and character of the existing cluster.

Any tall buildings in this area must not cause harm to the Outstanding Universal Value of the World Heritage Site and its setting or breach its protected silhouette and must be sensitive to the other listed buildings, conservation areas and registered parks and gardens.

The prevailing context height in Victoria is 6 residential storeys (20m) with a varied context. Tall buildings in this area of 2 to 3 times the context height may be appropriate.

D: Proposals for tall buildings outside of the areas identified in clause C will not generally be acceptable, and will need to demonstrate how they (in addition to the general principles under clause B):

  • significantly strengthen the legibility of a town centre or mark the location of a transport interchange or other location of civic or visual significance within the area; and
  • will not undermine the prominence and / or integrity of existing landmark buildings and tall building clusters.

For more information please see the City Plan