Resources on High Rise project are of two kinds:
The Toolbox proposes useful definitions for the reader to fully understand the way we used some recurrent terms within the project. It also give access to the methodological tools we defined, by proposing extract's from the project publications.
We also present here an extended bilbliography from the website's contributions.
Resources on High Rise project are of two kinds:
The Toolbox proposes useful definitions for the reader to fully understand the way we used some recurrent terms within the project. It also give access to the methodological tools we defined, by proposing extract's from the project publications.
We also present here an extended bilbliography from the website's contributions.
The limitation of the visual impact of high-rise buildings by the creation of tower clusters: the example of London
Through the revision of the LVMF in 2011, the GLA recommends clustering high-rise buildings and invites boroughs to identify existing concentrations for intensification.
“New development should safeguard the setting of landmarks (including Strategically Important Landmarks and World Heritage Sites) and, where tall, should ideally contribute to the development or consolidation of clusters of tall buildings that contribute positively to the cityscape. New development should not harm a viewer’s ability to appreciate the Outstanding Universal Value of a World Heritage Site.” (GLA, 2011, p. 29).
From these sophisticated recommendations, as with the 1991 legislation, the principle is to allow negotiation in the planning process. Proposing a tower in a view corridor is not a priori prohibited. However, it is very difficult to get it accepted unless the developer can convince the borough concerned, the municipality and any stakeholders involved that their project is of a very high architectural quality and that it improves the setting of the monuments.
The clusterisation of high-rise buildings in test of negotiated regeneration
The municipalities have integrated the clusterisation of high-rise buildings into their local urban plans (LDF) through specific zoning. However, the recommendation is neither precise nor prescriptive. Moreover, its application is not subject to any control by Greater London. Its principle is intuitively simple: grouped together, towers have a lesser visual impact than isolated ones: the probability of the visual occurrence of an isolated tower in the urban view experience (from the street or from a high point) is higher than for a cluster. Things get more complicated when it comes to defining what a cluster is: are they the clusters identified by planners in the first London Plan? Or are they clusters formed between 2000 and 2014? More technically, from what number of towers is it considered to be a cluster? What should be the maximum spacing between towers? All these questions remain unanswered to this day.
In APPERT Manuel, 2016, Les formes de la métropole : du réseau à la canopée, de la mesure au paysage : Tours, skyline et canopée. Mémoire original pour l’Habilitation à diriger les recherches en géographie, Université Lyon 2, p. 96-97. View on highRise website
Reference
GLA, 2011, London view management Framework, LVMF, London, Greater London Authority.
A condominium is a private residence that is rented out to tenants. A condo is typically located in a residential building or community, but the unit itself is privately owned by an individual who becomes the landlord of that property. The owner of the condo has full say as to who is approved to rent their unit, so renting a condo is more of a personal, one-on-one process than renting an apartment. However, the landlord will not be on site, unless they live in another condo they own in the same building.
What is an apartment?
An apartment is a rental property that is usually owned (not just managed) by a property management company, located in a residential building, complex, or community – whatever the situation may be. In an apartment building, all of the units are the same, the owner is the same, and the tenants all follow the same guidelines for renting a unit in the complex. Every tenant report to the same property manager, who can typically be found in the leasing office with employed leasing agents (to assist current residents and lease other units) at the front of the community or within the complex.
What’s the difference between a condo and an apartment?
So, what makes a condo different from an apartment? In terms of physical attributes, nothing. The difference between the two stems from ownership. You now know that an apartment is housed within a complex (filled with other apartments) that is owned by a single entity, often a corporation, and then leased out to individual tenants.
A condo, however, is owned by an individual and usually managed by either the owner personally, or it lies under the umbrella of that condo community’s homeowner association (HOA), often relying on the assistance of a property management company. So, when you rent a condo, the individual condo owner is your landlord, but when you rent an apartment, the property manager that works for the corporation (the owners) serves as your landlord of sorts, though you may not have as much contact with them directly as you would a landlord because all members of the leasing office assist residents.
Source : https://www.apartments.com/blog/difference-between-renting-an-apartment-or-condo, Quoted In Montès Christian, 2018, High Rise living in the United States: towards vertical exclusion? The case of Dallas-Fort Worth, (presentation document), p. 24.
Condoism is the private (re)production of the contemporary city by refocusing on the center “the self-reinforcing processes re-producing intensification, downtown living and gentrification via condominium-tenure, as well as to the financial-construction nexus at the heart of condominium development, and the social, cultural and political transformations that they are begetting” (Rosen and Walks, 2013)
In Montès Christian, 2018, High Rise living in the United States: towards vertical exclusion? The case of Dallas-Fort Worth, (presentation document), p. 23.
In the case of residential towers, N. Douay notes that towers can be a response to the obligation to sustainable development. By studying the case of Vancouver, one of the North American models of reclaiming the city centre through densification, he shows that the municipality modified its urban planning rules and zoning to 'give developers the opportunity to increase the density of new residential buildings' (Douay, 2015). The translation was the construction of 'high-rise condominiums on sites previously reserved for employment' (Douay, 2015).
Following the work of T. Boddy (2013), he shows how Vancouverism has now become a hybrid urban model, through the circulation of capital, migrants and architectural models between Hong Kong and the Canadian city. By investing massively in Vancouver, Hong Kong developers, such as Concord Pacific, have deployed in Vancouver the podium tower models so common in China. Examples of this model can also be found in London (Pan Peninsula Towers), Toronto, Melbourne, Miami and Warsaw. This model can be compared with condoism (Rosen and Walks, 2014), which is now found in other North American cities, notably Toronto.
In APPERT Manuel, 2016, Les formes de la métropole : du réseau à la canopée, de la mesure au paysage : Tours, skyline et canopée. Mémoire original pour l’Habilitation à diriger les recherches en géographie, Université Lyon 2, p. 39-40.
References
BODDY T., 2013, From Vancouverism to hybrid city, Conférence AAAB, Barcelone, 9 avril.
DOUAY N., 2015, Le « Vancouverism » : hybridation et circulation d’un modèle urbain, Métropolitiques. URL : http://www.metropolitiques.eu/Le-Vancouverism-hybridation-et.html
ROSEN G., WALKS A., 2014, Castles in Toronto’s sky: condo-ism as urban transformation, Journal of Urban Affairs, vol. 37, n°3, p.289-310.
[In the case of the Skyline and High Rise projects,] the high-rise census data was collected by Emporis1. Emporis is a German company founded in 2000 that collects a large amount of data and photographs of high-rise buildings around the world for commercial purposes, especially for the real estate industry. The database produced covered 196 countries and nearly 430,000 buildings in 2012, making it the most comprehensive database on the subject. Access to the data is subject to a fee (3,400 euros in 2012), as are regular updates. I participated in the construction of the database as the French correspondent from 2001 to 2003. Like many other Skyscrapercity.com forum enthusiasts, we filled it with the towers of the geographical areas we covered and with photographs. But the database was privatised by the owner of the forum, who was also the head of the Emporis company. The capitalised data thus became payable and it took me some time to 'digest' this semi-betrayal before I considered paying for it, which I eventually did in 2012. For this reason also, I never acquired the latest updates and preferred to increase it on an ad hoc basis for London and, more recently, Paris.
Other databases: CTBUH and Skyscrapernews
Other databases also list high-rise buildings. The CTBUH2 (Council for Tall Buildings and Urban Habitat), created in 1969, has a database listing 14,000 towers. The association mainly lists the tallest towers, covering South-East Asia particularly well. The English website skyscrapernews.com provides free access to data collected by enthusiasts. The information site created in 2000 lists 6,000 high-rise buildings, with a rather exhaustive coverage of the United Kingdom. These two databases have been part of the source material for the expansion of the Emporis database.
In APPERT Manuel, 2016, Les formes de la métropole : du réseau à la canopée, de la mesure au paysage : Tours, skyline et canopée. Mémoire original pour l’Habilitation à diriger les recherches en géographie, Université Lyon 2, p. 14-15. View on HighRise website
2 Founded in 1969, the CTBUH is an international non-governmental organisation concerned with the construction, operation and planning of high-rise buildings around the world, based at the Illinois Institute of Technology in Chicago. It organises an annual conference that brings together both business and academia, primarily in the field of engineering.
Greater London is the municipality that roughly covers the morphological agglomeration of the metropolis with blurred contours and far from its historic centre. It is the political entity recreated in 2000 by the Labour government and has powers mainly in terms of strategic planning, policing, and transport. The territory of the city covers approximately 1,500 km² with an estimated population of 9 million inhabitants in 2019. It is made up of 32 boroughs, plus the City of London. Within this perimeter, the central and peri-central space is made up of the boroughs within a radius of up to 10km from the hyper-centre.
How to define a tower?
To define a tower, we chose a hybrid method, crossing legal definitions and perceptions of the located object. We defined the tower as an occupied building, at least 160ft (50m) tall or 10 stories. The minimum number of floors attribute compensates for the lack of height information for some of the towers at the base. This height threshold has been arbitrarily defined according to the European context in which towers are relatively rare and the general velum is relatively low. In French urban planning law, the term that comes closest to the tower would be that of high-rise building, defined by Article R122-2 as: "any building whose low floor of the last level is located, in relation to the highest ground level usable for the machinery of the public emergency and fire-fighting services: 160ft (50m) for residential buildings and more than 92ft(28m)for all other buildings". The legal sub-category, ITGH (Immeubles de Très Grande Grande Hauteur), designating buildings with a low floor on the last level of which is at least 656ft (200m)high, was not used to define the towers that were considered because it is too restrictive. A social housing building that is 230ft (70m) tall is considered by many to be a high-rise building. This is because the urban roof sheet is around 65ft (20m) to 98ft (30) tall in European cities. Finally, the databases available to us does not provide information on the morphology of the building. Thus, it was not possible to distinguish between buildings which would be of the bar type and those which would be of the tower type.
In APPERT Manuel, 2016, Les formes de la métropole : du réseau à la canopée, de la mesure au paysage : Tours, skyline et canopée. Mémoire original pour l’Habilitation à diriger les recherches en géographie, Université Lyon 2, p. 14-15. View on HighRise website
Various definition criteria
From a representational point of view, opinions diverge: "a tower is defined by its height in relation to its urban environment", says David Wauthy, director of the SPL EuraLille-Lille, whereas for Coralie Costet, project manager at Adéquation, a design office in charge of urban programming in Lyon, "a tower is only worth calling a tower whenit exceeds the IGH floor". The IGH (Immeuble de Grande Hauteur) floor, which is the regulatory threshold of 164ft (50m) above which a residential building must meet a certain number of standards, has rapidly become a threshold for the buildings we surveyed. Contemporary high-rise residential buildings have a morphology similar to that of the social housing towers in the neighborhoods of large housing estates, which are generally about fifteen stories high and about 148ft (45m) tall [Fortin, 2005]. In order to operationalize the quantitative work, we therefore chose to select all buildings with a minimum height of 148ft (45m).
In Geoffrey Mollé, Manuel Appert and Hélène Mathian, « Le retour de l’habitat vertical et les politiques TOD (Transit Oriented Development) dans les villes françaises : vers une intensification urbaine socialement sélective ? », Espace populations sociétés [Online], 2019/3 | 2019, p.5. View on HighRise website
Since that time IRIS (the term which has replaced IRIS2000) has represented the fundamental unit for dissemination of infra-municipal data. These units must respect geographic and demographic criteria and have borders which are clearly identifiable and stable in the long term.
Towns with more than 10,000 inhabitants, and a large proportion of towns with between 5,000 and 10,000 inhabitants, are divided into several IRIS units. This separation represents a division of the territory. France is composed of around 16,100 IRIS, of which 650 are in the overseas departments.
By extension, in order to cover the whole of the country, all towns not divided into IRIS units constitute IRIS units in themselves.
Source: INSEE website. URL: https://www.insee.fr/en/metadonnees/definition/c1523
London's 38 Opportunity Areas
Territorial device set up by Greater London to target public-private urban regeneration operations. Section 2.58 of the London Plan (2011) identifies Opportunity Areas of varying size (16 hectares for the Euston Opportunity Area compared to 3,884 hectares for the Upper Lee Valley Opportunity Area), made up of brownfield sites considered as land reserves for the capital. Each can accommodate at least 5,000 jobs and/or 2,500 homes. These areas are characterised by good accessibility - actual or potential - to public transport. The opportunity zones are mainly concentrated in the peripheral parts of the city, close to the economic heart of the metropolis, embodying “Greater London's desire to target urban renewal on areas with relatively high economic potential” (Drozdz, Appert, 2012, p.7).
These areas are, above all, opportunities to correct real estate markets that are considered dysfunctional, those in which land and property values are much lower than their accessibility would suggest. The towers built in these areas are no longer the work of starchitects, as the simple fact of introducing verticality into urban projects is enough to visually mark urban renewal.
In APPERT Manuel, 2016, Les formes de la métropole : du réseau à la canopée, de la mesure au paysage : Tours, skyline et canopée. Mémoire original pour l’Habilitation à diriger les recherches en géographie, Université Lyon 2, p. 60.
Reference
APPERT M., DROZDZ M., 2012, Retour sur l’outillage territorial de la « métropolisation in situ ». Les « zones d’opportunité » de Londres, entre instrument de gouvernance et nouvel ordre spatial, Communication pour le colloque Gouverner la métropole, pouvoirs et territoires, bilans et directions de recherche, Paris, 28, 29 et 30 novembre 2012. URL : https://governingthemetropolis.files.wordpress.com/2012/10/session-1-4-drozdz-appert.pdf
The London example
Since the 1930s, there have been explicit planning guidelines for the London skyline. Initially formulated by the City of London in response to attempts to break through the urban canopy near Saint Paul's Cathedral, the legislation was then specified and generalised to the whole city (1956-1991), notably through the use of protected view corridors (since 1991) (Appert, 2008). These protection corridors aim to preserve the view of the monuments in their context from strategic locations in the city. Conservation areas, a zonal regulatory system for heritage preservation, then guarantee the architectural integrity of a given area. However, these two systems are part of a double context. Firstly, that of negotiated urban planning, without a code, and therefore open to interpretation and discussion. Secondly, that of the acculturation of urban planners and city professionals to the perspectives of the Townscape movement, which emphasises the staging, the compositions and the picturesque in the landscape approach. (...)
The preservation of monumental views has its origin in the protection of the silhouette of St. Paul's Cathedral. Pictorial representations of the cathedral by Canaletto, Turner and Claes Van Visscher, or photographs of the building standing amidst the smoke of Luftwaffe bombing in the 20th century, have helped to construct a landscape in which the cathedral symbolises both London and the spirit of conquest or resistance. Thus, St Paul's still monopolises the attention of the curators of built heritage and its staging as a prominent and majestic monument. Since the 1960s, successive legislations has extended the protection by view corridors to other emblematic buildings of the city (Parliament, Tower of London...)1 .
The visibility of the monuments was to be ensured by view corridors from strategic points in the urban area. In these view corridors, the height of buildings is limited so that the silhouette of the monuments is defined against the sky.
In APPERT Manuel, 2016, Les formes de la métropole : du réseau à la canopée, de la mesure au paysage : Tours, skyline et canopée. Mémoire original pour l’Habilitation à diriger les recherches en géographie, Université Lyon 2, p. 94-96. View on HighRise website
The definition of high-value settlement areas
The example of the legislation on view corridors on this subject, the only flagship measure of the GLA (Greater London Authority) regarding the territorial implantation of towers, has rapidly become a delimitation of potentially verticalizable zones and therefore almost an aid for private actors in search of spaces to implant high added value projects. It could be added that these rules have not always been followed to the letter, as shown by the example of the Shard, the tallest tower in Europe, but in the middle of one of the most highly regarded view corridors because it is adjacent to St Paul's Cathedral.
In Mollé Geoffrey, De la tour résidentielle au signal d’intensité urbaine : La fabrique des lieux verticaux dans les villes françaises, mémoire de Master de deuxième année, mention Villes et environnements urbains, Université Lyon 2 Lumière, 2017, p. 59. View on HighRise website
Transit Oriented Development (TOD) formalises measures aimed at reducing urban sprawl and the dependence on the automobile as it was gradually established during the Thirty Glorious Years. Whereas the Athens Charter, enacted in 1933 and amended by Le Corbusier in 1941, stipulated a separation between the space of housing (vertical), that of work, leisure and transport infrastructures in a functionalist vision of post-World War II urban growth, TOD policies no longer consider transport through its infrastructural dimension but as mobilities giving space its value.
In the continuity of the 1994 Aalborg Charter, the anti-Athens Charter for the environmental sustainability of cities [Theys and Emelianoff, 2001], mobility is less motorised, chosen and embedded in mixed urban spaces. The tools developed to plan mixed and dense neighbourhoods near strategic nodes of public transport networks would thus offer 'a simultaneous response to both metropolitan and local urban planning and sustainable mobility issues' [Dushina, Paulhiac, Scherrer, 2015, p. 69]. Peter Calthorpe [1993, p. 56], the initiator of TODs, defined them as mixed-use neighbourhoods near public transport nodes in the pericentre of cities.
TODs combine residential, commercial, service, recreational and civic functions in neighbourhoods where the use of soft modes should be favoured. According to Peter Calthorpe, TODs are based on four principles. First, a mix of housing, services and jobs are articulated around public spaces that link public transport nodes. Secondly, the built and pedestrian environment must be attractive and safe for users of soft modes. Thirdly, the development of compact TODs should be planned on a metropolitan scale and carried out along public transport corridors, on vacant sites or sites to be redeveloped (brownfields). Finally, these areas should preferably be located within the built-up area of cities in order to contain urban sprawl.
In Mollé Geoffrey, Appert Manuel et Mathian Hélène, « Le retour de l’habitat vertical et les politiques TOD (Transit Oriented Development) dans les villes françaises : vers une intensification urbaine socialement sélective ? », Espace populations sociétés [Online], 2019/3 | 2019, p.14-15. View on HighRise website
References
THEYS Jacques, EMELIANOFF Cyria, 2001, Les contradictions de la ville durable. Le Débat, n°113, p. 122-135.
DUSHINA Anna, PAULHIAC SCHERRER Florence, Franck SCHERRER, 2015, Le TOD comme instrument territorial de la coordination entre urbanisme et transport : le cas de Sainte-Thérèse dans la région métropolitaine de Montréal. Flux n° 101/102, p. 69-81.
CALTHORPE P., 1993, The Next American Metropolis: Ecology, Community, and the American Dream, Princeton: Princeton Architectural Press. p. 56.
A territorial division established within the framework of the European Espon project
The Espon1 project "European Spatial Observatory Network on territorial development and cohesion" is a programme created in 2007 and funded by the European Union under the European cohesion policy. Its aim is to support a regional policy focused on territorial cohesion. In this logic, this project is led to conduct comparative analyses of the territories, to enrich itself with statistical data, etc.
In order to promote the comparability of data on a European scale, this programme has developed efficient territorial breakdowns allowing the presentation of relevant and harmonised information.
Thus, various data (free of charge) are proposed on the Espon2 website, in particular data on European agglomerations and geometric data that divides the European territory into coherent units.
The main ones are "morphological urban areas for cities with more than 10,000 inhabitants" (UMZ), "morphological urban areas for cities with more than 20,000 inhabitants" (MUA) and "functional urban areas" (FUA), all with basic population indicators, some with economic and social data.
Morphological urban areas are defined on the basis of physical criteria of building continuity, while functional urban areas focus not only on the building but also on all the functional spaces attached to it (mainly according to commuting).
The relevance of the UMA division for an analysis on a global territorial scale
Of these three different data, the UMA would seem to be the most coherent for an analysis on a global scale.
The threshold of 20,000 inhabitants is objectively much more coherent for the subject linked to the context of metropolisation. It makes it possible to exclude conurbations in which high-rise buildings are not necessarily linked to a global context of return of high-rise buildings.
Moreover, the morphological criterion is important. The UMA is undoubtedly the data that most closely resembles the urban fabric of cities, as the functional urban areas are far too large.
[Furthermore,] This category does not cover Balkan Europe (Croatia, Bosnia, Macedonia, Serbia, Montenegro, Albania and Bulgaria) nor Russia, Ukraine and Belarus. Similarly, towers located in functional regions are excluded, only those located within morphological agglomerations are retained.
In APPERT Manuel, 2016, Les formes de la métropole : du réseau à la canopée, de la mesure au paysage : Tours, skyline et canopée. Mémoire original pour l’Habilitation à diriger les recherches en géographie, Université Lyon 2, p. .32-33. View on HighRise website
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