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Overview of Tall Buildings in Belfast
1.1.1-1.1.2Belfast·SPG006 Tall Buildings
Planning applications for tall buildings within Belfast have notably increased over recent years, with a focus on 'high rise' office schemes to meet business needs that require high quality floorspace
high-risenon-domesticdwellingsite-planningPurpose and Scope of Supplementary Planning Guidance
1.2.1-1.2.2Belfast·SPG006 Tall Buildings
This Supplementary Planning Guidance (SPG) provides advice and guidance specific to tall buildings. It applies to the Belfast City Council area and is intended to be a point of reference for: Planning
high-riseLocal Development Plan (LDP) Plan Strategy
2.2.1Belfast·SPG006 Tall Buildings
The Local Development Plan (LDP) Plan Strategy provides the strategic policy framework for the plan area as a whole across a range of thematic areas. It sets out the vision for Belfast as well as the
high-riseDesign Quality Requirements and Poor Design Rejection
2.2.2Belfast·SPG006 Tall Buildings
The SPPS states that poor design should be rejected, particularly proposals that are inappropriate to their context, including schemes that are clearly out of scale, or incompatible with their surroun
high-risesite-planningPurpose of Tall Buildings Guidance
2.2.3Belfast·SPG006 Tall Buildings
The guidance contained within this document will help support and inform development proposals and their assessment from a placemaking and urban design viewpoint. This document aims to provide clear a
high-risepublic-buildingLocal Policies Plan and Site-Specific Proposals
2.2.4Belfast·SPG006 Tall Buildings
Once adopted, the Local Policies Plan (LPP) will set out site-specific proposals in relation to the development and use of land across Belfast. It will contain local policies, including site-specific
high-risesite-planningDefining tall buildings in Belfast
3.1.1Belfast·SPG006 Tall Buildings
Belfast is a predominantly low-lying city with the majority of commercial buildings along its main streets being under the threshold of six storeys, including the city core. The low-lying nature of Be
high-risesite-planningnon-domesticTall building definition in fringe and peripheral areas
3.1.2Belfast·SPG006 Tall Buildings
While this general approach would have more relevance when considering applications for development within those more urban and built up areas within our city centre, further definition was considered
high-risesite-planningTrigger for tall building assessment and policy compliance
3.1.3Belfast·SPG006 Tall Buildings
Therefore, any building 35m (AOD) or taller (approximately 9+ storeys) or those which are significantly higher than their surroundings, will automatically trigger the need for applicants to comply wit
high-risesite-planningHeight threshold application to extensions and roof-level elements
3.1.4Belfast·SPG006 Tall Buildings
The upper height threshold of 35m AOD will include extensions to existing buildings as well as any additional massing required at roof level to accommodate plant, such as air handling units and lift/s
high-risesite-planningSustainability role of tall buildings
4.1.3Belfast·SPG006 Tall Buildings
Tall buildings have a strategic role to play in the social, economic and environmental sustainability of the city. By their very nature, tall buildings can help stem urban sprawl through their efficie
high-riseenergysustainabilityTripartite Composition of Tall Buildings
4.1.4Belfast·SPG006 Tall Buildings
While the design of a tall building will vary in response to surrounding context and intended use, they can often follow the traditional tripartite ordering of three integrated components; base, middl
non-domestichigh-risesite-planningBase Design and Street-Level Pedestrian Experience
4.1.5Belfast·SPG006 Tall Buildings
The lower floors of a tall building are often referred to as the base. The role of the base is to assist in creating an attractive, active and public face to the building that provides an interesting,
non-domestichigh-risesite-planningaccessBase Articulation through Materials, Openings and Floor Heights
4.1.6Belfast·SPG006 Tall Buildings
Another way to define the base of a tall building can be through a different articulation of materials and openings across lower floors, which differs from that used within the middle section of the b
non-domestichigh-risecommercialsite-planningBase section alignment with neighbouring buildings
4.1.7Belfast·SPG006 Tall Buildings
Where tall buildings are proposed within an existing street, the height of the base should take cognisance of any uniform heights established by neighbouring buildings, be these consistent shoulder he
high-risesite-planningcontextMiddle section design considerations
4.1.8Belfast·SPG006 Tall Buildings
Comprising the largest section of the building, the middle section should address several issues including the scale, design and orientation of the final composition. These will be determined by a num
high-risesite-planningexternal-spaceTop component and skyline contribution
4.1.9Belfast·SPG006 Tall Buildings
The top component represents the upper 'cap' of the building which is often viewed in silhouette against the backdrop of the sky and can contribute to the city skyline. This is where additional design
high-risesite-planningAdaptive reuse of existing tall buildings
4.2.1Belfast·SPG006 Tall Buildings
Due to their inherent strength and robustness, the lifespan of tall buildings can often extend over numerous decades. Allowing these structures to be reimagined to meet the needs of future generations
high-risesite-planningconservationRetaining architectural and historic integrity in tall building reuse
4.2.2Belfast·SPG006 Tall Buildings
Balancing the retention of the tall building's architectural and historic integrity against its repurposed use is vital. This is particularly so where the tall building in question is within the setti
high-riseconservationFlexible approach for tall buildings not contributing to character
4.2.3Belfast·SPG006 Tall Buildings
Conversely where a tall building is not considered to contribute to the character of an area, the opportunity may exist to reimagine the building on a large scale so that it responds more positively t
high-risesite-planningReuse and renewal of mid-century buildings
4.2.4Belfast·SPG006 Tall Buildings
Across Ireland and the UK, there are many examples of buildings constructed in the 1960s, 1970s and even the 1980s, where often due to their architectural language and style being out of vogue, consid
high-risestructuralAdding storeys to existing tall buildings
4.2.5Belfast·SPG006 Tall Buildings
How much new floorspace that can be added to an existing building will often be predicated by the floor loadings imposed on its original design, which if constructed during the 1960s to 1980s tended t
high-risestructuralconservationFacade replacement and curtain walling systems
4.2.6Belfast·SPG006 Tall Buildings
Our urban environments include high-rise commercial buildings constructed over the last fifty years where facades are either failing, deteriorating or due to the time period in which they were built,
high-risecommercialenergyContextual Analysis for Tall Buildings
5.1.1Belfast·SPG006 Tall Buildings
In the assessment of any development proposal which includes a tall building, context is paramount. In the context of the city centre, tall buildings can mark strategic locations such as gateway sites
high-risecity-centrecharactercontextStrategic Approach and Precedent Policy for Tall Buildings
5.1.2 and Policy DES3Belfast·SPG006 Tall Buildings
Largely due to the lack of specific policy to date, proposals for tall buildings within Belfast have tended to occur sporadically, with little in the way of a strategic approach applied across the cit
high-risecity-centrepolicyprecedentHolistic approach to tall building location and siting
5.1.3Belfast·SPG006 Tall Buildings
From the outset, a holistic approach should be advocated in the location and siting of tall buildings in line with those principles advocated within DES2 'Masterplanning approach for major development
high-risesite-planningurban-designRespect for surrounding context and design justification
5.1.4Belfast·SPG006 Tall Buildings
In all affected development proposals, the taller element should respect the height, scale and massing of their surrounding context including any prevailing datum heights. In circumstances where exist
high-riseurban-designContextual analysis requirements for Tall Building Design Statement
5.1.5Belfast·SPG006 Tall Buildings
Contextual analysis will therefore form a key component of the TBDS, providing a clear and concise evaluation of the existing and planned context to demonstrate how the tall building responds in a pos
high-riseurban-designexternal-spaceBuilt form contextual analysis including building heights
5.1.6Belfast·SPG006 Tall Buildings
In terms of built form, contextual analysis should also include existing and planned building heights (in metres), including heights of neighbouring context buildings and other tall buildings in close
high-riseurban-designexternal-spaceReference to further TBDS requirements
5.1.7Belfast·SPG006 Tall Buildings
Further information relating to the contents of a TBDS can be found in Section 6 of this document.
high-riseSite Analysis and Contextual Height Understanding
Belfast·SPG006 Tall Buildings
Site analysis diagram that seeks to understand established heights around a site which can contribute to the understanding of its context and how taller elements should respond to their surroundings.
high-risesite-planningnon-domesticProtecting heritage - General considerations for tall buildings
5.2.1Belfast·SPG006 Tall Buildings
Belfast contains a wide range of fine historic buildings, many of which have been shaped by the city's rich industrial past. The location of tall buildings within the setting of listed buildings, cons
high-riseconservationheritageHistoric buildings with civic function
5.2.2Belfast·SPG006 Tall Buildings
Historic buildings with a civic function such as City Hall, courts, banks, halls and churches are often standalone, but in the context of the city centre more often form part of the city's streetscape
high-riseconservationheritagepublic-buildingAdaptive reuse of unlisted historic buildings
5.2.3Belfast·SPG006 Tall Buildings
Conversely, if sited in appropriate locations and incorporating a high level of design quality, some unlisted historic buildings may be suited to and benefit from an adaptive reuse in the form of a ta
high-riseconservationheritagePolicy DES3: Tall buildings - Heritage impact
DES3(b)Belfast·SPG006 Tall Buildings
Policy DES3: Tall buildings. Planning permission will be granted for tall buildings, defined as any building 35m above ordnance datum (AOD) or taller or those which are significantly higher than their
high-riseconservationheritageHeritage Impact Assessment for Tall Buildings Above Heritage Assets
5.2.4Belfast·SPG006 Tall Buildings
Such applications may include additional floorspace being added above a heritage asset where the resultant height would trigger the tall building definition and in turn the policy requirements of DES3
high-riseheritagetall-buildingsconservationReuse of Historic Buildings and Conservation Area Requirements
5.2.5Belfast·SPG006 Tall Buildings
Proposals for the reuse of unlisted historic buildings should support conservation principles, with any proposed interventions informed by an understanding of the building's heritage significance. Dev
high-risetall-buildingsconservationheritageAssessment of tall buildings on key public views and vistas
5.3.1Belfast·SPG006 Tall Buildings
When assessing proposals for tall buildings, consideration needs to be given to any impact the development may have on key public views and vistas from short, medium and long range. The siting of a ta
high-risesite-planningRole of tall buildings as visual markers in the urban environment
5.3.2Belfast·SPG006 Tall Buildings
Well-designed tall buildings on prominent sites can play a role in acting as visual markers that help to open up, enclose, frame or terminate key views and visual axis. However, achieving a view termi
high-risesite-planningconservationCase-by-case assessment of tall buildings impact on views and vistas
5.3.3Belfast·SPG006 Tall Buildings
In the absence of formalised key views and vistas across Belfast, any impact on views and vistas will be assessed on a case by case basis. This will require a detailed assessment of how the building s
high-risesite-planningPolicy DES3 - Tall buildings view requirement
Policy DES3Belfast·SPG006 Tall Buildings
Planning permission will be granted for tall buildings, defined as any building 35m above ordnance datum (AOD) or taller or those which are significantly higher than their surroundings, where they: (c
high-risesite-planningCase Study: The Obel Tower
Belfast·SPG006 Tall Buildings
The Obel, comprising an 85m high tower and lower podium, provides a visual stop by terminating views north along Oxford Street and south east along Great Patrick Street.
high-risesite-planningurban-designClustering of tall buildings and orientation
5.4.1Belfast·SPG006 Tall Buildings
The clustering of tall buildings can contribute to the legibility of the city and aid orientation. However clustering can also raise potential concerns with regard to the cumulative impact of tall bui
hrbhigh-risesite-planningAssessment of new buildings within existing clusters
5.4.2Belfast·SPG006 Tall Buildings
Where the building forms part of an existing cluster, the TBDS should demonstrate how the new addition contributes positively to the cluster as an enlarged cohesive grouping of buildings. In this rega
hrbhigh-risesite-planningStandalone tall buildings outside existing clusters
5.4.3Belfast·SPG006 Tall Buildings
Exceptions may exist where a stand-alone tall building could be justified outside an existing cluster. However, in such cases, the onus will be placed on the applicant to demonstrate, by way of the TB
hrbhigh-risesite-planningImpact of tall buildings on skyline and silhouette
5.4.4Belfast·SPG006 Tall Buildings
The placement and design of tall buildings can have a significant impact on the city skyline, horizon or silhouette. The final composition and form of the building and its careful placement within its
hrbhigh-risesite-planningPolicy DES3: Tall buildings - clustering and skyline criterion
Policy DES3(d)Belfast·SPG006 Tall Buildings
Planning permission will be granted for tall buildings, defined as any building 35m above ordnance datum (AOD) or taller or those which are significantly higher than their surroundings, where they: (d
hrbhigh-risesite-planningDesign of tall building components and visual interest
5.4.5Belfast·SPG006 Tall Buildings
The design of particular aspects of the building, such as the 'top' component, can assist in this regard particularly when considered in relation to existing context and key views and vistas. Where a
high-risenon-domesticdwellingKey considerations for assessing tall building proposals
5.4.6Belfast·SPG006 Tall Buildings
In assessing tall building proposals, key considerations will be: • Understanding existing building heights but also the topography, built form and landscape of the city and how the proposals will imp
high-risenon-domesticdwellingconservationGrounding the building at street level - street interaction and animation
5.6.1Belfast·SPG006 Tall Buildings
How a building interacts at street level is critical and is acutely so in the case of tall buildings, which due to their height and massing tend to exceed dimensions typically associated with more tra
tall-buildingshigh-risenon-domesticpublic-buildingaccessexternal-spacesite-planning