Tall buildings in Nottingham should be
no more than 4 storeys over the predominant height.
What a tall building means in Nottingham. Currently, the tallest building in Nottingham is the Victoria Flats, at 75m high.
Extract from the Nottingham City Centre Urban Design Guide:
1. Variations in height (UDG 3.3; P44)
Large monolithic buildings are intrusive and out of character with the city.
2. Landmarks (UDG 3.4; P44)
Landmarks should be vertical features with small footprints.
3. Tall buildings (UDG 3.7; P45)
Tall buildings located in landmark designation sites should be no more than 4 storeys over the predominant height. Exceptions can be made to this restriction provided verified views, massing analysis and historic context appraisal demonstrate no harm is caused to the context.
All tall buildings will be subject to a tall building assessment (confirmed views and contextual analysis).
4. The design of tall buildings (UDG 3.10; P45)
Quality is fundamental.
Outline applications will not be accepted for tall buildings.
Particular attention needs to be paid to the bottom and top of tall buildings.
5. Other considerations (UDG)
Passive design and response to climate change mean buildings should be designed to respond to the setting in different ways according to the orientation of different façades.
Wind and shade assessments are required for tall buildings.
The silhouette of the building must create a slender tower.
Tall building podiums must contribute to ground floor activation and provision of good quality public realm.
6. Massing
The massing on the site must be broken up in ‘small layout fragments’, being tied-in or brought together (physically or by design) by a low podium (see 7).
7. Heights
A tall element should always form a slim, elongated massing.
Variation in heights might be achieved but these must be significant in order for a tower element to be distinctively slender. Taller elements should be set back from the building line to minimise the impact on the street scene.
Other parts of the building mass must differentiate -and be sufficiently detached- from the tower element.
8. Form
Although there is no exact formula to achieve a form that responds to context, Nottingham has a strong presence of buildings with curves, especially curved corners.
The benefit of adopting curved forms in the case of this site relates to the ways in which the building could respond to the awkward site shape without generating strong sharp edges.
Curving rectangular vertices is a good strategy to soften the design and to generate forms that are perceived to be more slender, organic and sculpted, which is appropriate for tall buildings meant to stand out positively from the environment around them whilst respecting it.
9. Podium - Middle - Crown
Nottingham buildings characterise for having a tripartite composition: bottom – middle – top. This building should be no exception. All the components of the massing should respond to this rule.
These three parts should be in proportion to each other (e.g. using the golden ratio). The podium building will form the base of the form-group, bringing it all together (visually and/or physically).
The top part of lower massing or podiums could be subtle in design but clear in legibility, whilst tower crowns should be noticeable and designed in detail to appear in hierarchy across the Nottingham skyline.
10. Public Realm
There is always an opportunity to improve - and expand on - the existing public realm adjacent to tall buildings.
The most active frontages should be located facing these spaces (e.g. cafes, commercial activity, etc.), and should relate to them fully (e.g. sprawling out with tables)
Podiums should also have an element of active frontage in response to the site context.
11. Quality
The quality of materials, detailing and workmanship of a tall building should be exceptional.
The detailing of the building must work in relation to its overall form and design; not as an addition (e.g. applied perforated panelling).
12. Climate Response
The building must be designed to respond to different orientations regarding wind, lighting levels, solar gain and so on; see the Passive Design Guide.
The introduction of extensive green roofs must be explored, especially for the podium and the lower building, which form a 5th façade.
13. Adaptability
Consideration should be given to how the building could be adapted for residential uses, including:
- Open space provision (accessible rooftop, introduction of terraces/balconies, etc.)
- Light and ventilation (e.g. depth of rooms in relation to window sizes/heights)
- Layout functionality (considering Nationally Described Space Standards)
- Building regulations & fire requirements
- Access, movement & storage space
14. Perception
An important factor to consider is how the mass and form will be perceived by observers:
- As approaching the site from all possible directions.
- From key views and vistas.
- From nearby residential buildings in the area.
- From other parts of the building (e.g. proximity between windows within the different parts of the building).
15. Services & utilities
Plant equipment, service access and ancillary functions must be well concealed and not in direct contact with the public realm.
Any design devise aiming to conceal utilities or servicing areas must be designed in an integral way, and not as add-on screen elements.