Every rule your project must meet, found for you.

Belfast·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

Belfast·SPG006 Tall Buildings

The RDS provides regional guidance under the three sustainable development themes of economy, society and environment in relation to design issues. Policy RG7 supports urban and rural renaissance by r

Belfast·SPG006 Tall Buildings

The SPPS outlines that good design can change lives, communities and neighbourhoods for the better. It also outlines that new buildings and their surroundings have a significant effect on the characte

Belfast·SPG006 Tall Buildings

The SPPS states that the key to successful placemaking is identifying the assets of a particular place as well as developing a vision for its future potential. This includes the relationship between d

Belfast·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

Belfast·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

Belfast·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

Belfast·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

Belfast·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

Belfast·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

Belfast·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

Belfast·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,

Belfast·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

Belfast·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

Belfast·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

Belfast·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

Belfast·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

Belfast·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

Belfast·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

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.

Belfast·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

Belfast·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

Belfast·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

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: (c

Belfast·SPG006 Tall Buildings

Diagrams illustrate how taller buildings can act as reference points and visual stops within the urban environment, terminating local and long-range views.

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.

Belfast·SPG006 Tall Buildings

The Albert Memorial Clock (43m) terminates views east along High Street and provides an important historic reference point along one of the city's key vistas which extends to the river and listed cran

Belfast·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

Belfast·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

Belfast·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

Belfast·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

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

Belfast·SPG006 Tall Buildings

From a sustainability point of view, tall buildings can have a role to play in placing emphasis and drawing attention to areas of civic or visual importance, including major public transport interchan

Belfast·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

Belfast·SPG006 Tall Buildings

Non-active uses such as refuse stores, undercroft parking and utility/sub-stations, should be kept to a minimum along ground floor frontages, particularly those along primary streets and fronting area

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: (f

Belfast·SPG006 Tall Buildings

The TBDS should include a thorough urban design analysis which covers: • Contextual Analysis – character appraisal of immediate and local context including existing and planned building heights (clear