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Clapham One
Clapham One by Studio Egret West The 12-storey building is formed of a series of curved, white masonry volumes that are articulated to break down
Boundaries and EdgesBoundaries and edges are an integral part of the urban design process, defining the limits and transitions between different spaces, providing a sense of place through visual, social, and physical cues.
The siting of tall buildings should be considered very carefully to ensure they do not adversely affect the existing townscape characterCharacter includes all of the elements that go to make a place, how it looks and feels, its geography and landscape, its noises and smells, activity, people and businesses. This character should be understood as a starting point for all development. Character can be understood at three levels; the area type in which the site sits, its surroundings and the features of the site. or the setting of heritage assets and provide sufficient space between and around buildings to deliver an appropriate level of privacy and a landscaped setting.
Locally important views, vistas and landmarks should be preserved and existing heritage assets given sufficient space around them in order to preserve their setting.
Tall buildingA tall building is defined as one that is six storeys or more. proposals should follow the established principles of group composition, such as noticeable stepping down in height around cluster edges and a balanced range of heights
Well designed places and buildings may draw inspiration from the site, its surroundings or a wider context. It is important that applicants complete an appropriate context characterCharacter includes all of the elements that go to make a place, how it looks and feels, its geography and landscape, its noises and smells, activity, people and businesses. This character should be understood as a starting point for all development. Character can be understood at three levels; the area type in which the site sits, its surroundings and the features of the site. appraisal to establish the appropriate baseline for a building’s design. A context characterCharacter includes all of the elements that go to make a place, how it looks and feels, its geography and landscape, its noises and smells, activity, people and businesses. This character should be understood as a starting point for all development. Character can be understood at three levels; the area type in which the site sits, its surroundings and the features of the site. appraisal should include consideration of:
Clusters of tall buildings are preferred to create a cohesive skyline. A new cluster of tall buildings should not be initiated without a masterplan.
Where proposed near existing tall buildingA tall building is defined as one that is six storeys or more. groups, new proposals should follow the established principles of group composition, such as noticeable stepping down in height around cluster edges and a balanced range of heights including mid-rise and low-rise elements where appropriate, to achieve an acceptable relationship with existing buildings.
Proposals for isolated tall buildings or tall buildings that sit in close proximity to mid-rise or low-rise buildings should similarly follow the established principle of stepping down in height, scale and grain to achieve an acceptable relationship with existing buildings.
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Area types:
Documents required:
A context character appraisal should be carried out at the outset to establish the suitability of the site and include consideration of:
1. Topography
2. Urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place.
3. Significant skyline views
4. Scale and height
5. The streetscapeStreetscape is a term used to describe the natural and built fabric of the street, and defined as the design quality of the street and its visual effect, particularly how the paved area is laid out and treated. It includes buildings, the street surface, and also the fixtures and fittings that facilitate its use – from bus shelters and signage to planting schemes.
6. LandmarkA building or structure that stands out from its background by virtue of its design and architectural quality, height, size or some other aspect of design. buildings
7. Constraints & opportunities
8. Impact on nearby heritage assets
9. Opportunities for enhancing the townscape
Tall buildings must be sited in a manner that sufficient space is provided between buildings to create a positive identityThe identity or character of a place comes from the way that buildings, streets and spaces, landscape and infrastructure combine together and how people experience them. and sense of placeA sense of place is the unique collection of qualities and characteristics that makes one town or development different to another. It lends meaning or attachment to a development or place, transforming it into a home, a neighbourhood, or a community. A sense of place is also what makes our physical surroundings worth caring about.. Siting must also allow for the appropriate provision of privacy and residential amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed., landscaped amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. space, public realm, circulation routes, tree planting and car parking.
Introduce appropriate spacing and breaks between buildings to achieve a sensitive urban grainThe pattern of the arrangement of street blocks, plots and their buildings in a settlement. The degree to which an area’s pattern of blocks and plot subdivisions is respectively small and frequent (fine grain), or large and infrequent (coarse grain). Urban grain is a key component of defining the character of a place. and to avoid impacting on the amenityThe desirable or useful features of a building or place which support its ongoing use and enjoyment by building occupants, residents, visitors, workers etc. It is usually understood to mean visual and aural amenity. Factors relevant to amenity include the general characteristics of the locality (including the presence of any feature of historic, architectural, cultural or similar interest), daylight, sunlight, outlook, privacy, air quality, effects of wind, odour, noise and vibration. Amenity should be preserved, so potential impacts need to be assessed and managed. of occupiers, overly long frontages, perimeter blocks without appropriate spacing between buildings, and tall buildings being in uncomfortably close proximity to each other.
The combination of codes covering landscaping, privacy and separation distances will lead to the provision of a well sited development.
Applicants should demonstrate in their submission how this element of the Code has been complied with.
Documents required:
Area types:
Tall buildings can be integrated into larger urban blocks successfully
Applicants must demonstrate that they have optimised opportunities to protect existing views, vistas and landmarks and create new views into and out of the development site.
The siting of developments must protect and enhance any key and/or historic views, vistas and landmarks into and out of development sites. The development must take the opportunity to create new views. The retention of sight lines to key views, vistas and landmarks help to aid wayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development..
Applicants should identify the key existing views, vistas and landmarks relevant to the application (with assistance through the pre-application process if necessary) and analyse the impact of the development upon them. Where a site is in or would affect the setting of a conservation area, the relevant views identified in the Conservation Area Appraisal / Management Plan should be used as a minimum. Where a development affects the setting of a listed building, the impact of the development when seen against the roofscape of that building should also be considered as well as tandem and long range views. Consideration should be given to changes in level which may produce unexpected views. Applicants must show, where relevant, what new views will be created in or through the development.
Documents required:
Area types:
Contextual views: importantly, consider how the building is viewed in relationship to its immediate neighbours. Is the scale change an interesting juxtoposition or an unwelcome overbearing eyesore?
Open space definition: consider how the building will enchance the space immediately around it, can it create the visual focus for an open space
Long vistas: consider how tower is viewed from long distances, how can enhance wayfindingBetter wayfinding means improving the ease with which people can navigate themselves to, from and within a place or development. and creating intrigue for vistors
Framed views: consider how other buildings can help to frame and emphasize the tower to create genuine landmarks
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