In assessing the appropriateness of the urban scale and height of any development, the particular context of the site should be taken into account. The relative height of any particularly high buildings (see Definition) can have an impact over an extensive area. It can affect distant views, vistas to important landmark buildings, the roofscape and skyline. It is, therefore, essential that the building height of any new development should take into account building scale, form and grain within the City Centre and the immediate hinterland.

Although the urban grain and built form of much of the City Centre will not readily embrace high buildings, particularly in the historic core, the western fringe adjacent to the motorway may have the potential to accommodate high buildings. However, as high buildings have a greater visual impact than lower or average height buildings it is essential that a high quality of design is achieved. High buildings present the opportunity to provide innovative design which represents an architectural statement through the use of building materials of an exceptionally high quality.

To achieve sustainable development, the opportunity should be taken to incorporate mixed uses within high buildings.

The urban scale and height of any new development within the City Centre will be subject to close scrutiny and will be required to satisfy the terms of the City Centre and City-wide urban design policies. As a minimum requirement, the following criteria should be met:

1. Within the City Centre any proposed development will have to take account of location, setting and the urban design characteristics of the adjacent built form, including the average height of adjacent and surrounding buildings and the impact of the building on the skyline;

2. There will be a general presumption against high-rise development within the Central Conservation Area;

3. High-rise development may be acceptable within the M8 Western Edge Identity Area (see policy CC/DES 2: Identity Areas);

4. High-rise development should not interrupt existing strategic views into or out of the City Centre;

5. High-rise development should not compete with established landmarks, landmark buildings or other significant or prominent listed buildings with tower structures e.g. the Trinity College building in the Park Area, and should take account of its impact on significant or prominent listed buildings either in the immediate foreground e.g. the Mitchell Library, or more distant locations across the City Centre or in the immediate hinterland e.g. Glasgow Cathedral;

6. High-rise development should attain the highest possible design standards and use building materials of an exceptionally high quality;

7. Retention of permeability in large high density developments is essential. Accordingly the main access will be required at ground level;

8. High-rise developments should not rely on single use alone to achieve a viable development, but should aim to incorporate a range of uses that may include residential, retail, office, leisure, cultural facilities and hotel in a fully integrated manner. Such development should be conveniently accessible by public transport.

9. Servicing of high density developments must be fully anticipated and provided for both internally and in the surrounding area; and

10. A transport assessment (see Supplementary Guide 4) will be required where the plot-ratio is greater than 5.0:1 (particularly the M8 Western Fringe Area).

11. The impact of weather and wind on any proposed high-rise development and the impact of the development on micro-climate will be fully tested and assessed. Adverse effects must be identified and must be substantially mitigated: and

12. Applications for high-rise development should be accompanied by a detailed design statement that includes a context study, site analysis and design concept and an assessment of its sky-line impact (see policy DES 4). It should also demonstrate that the development proposal will not interrupt existing strategic views.

HIGH-RISE DEVELOPMENT

These are defined as developments that significantly exceed the general building heights of their surroundings, including roof top structures.