Second staircases and viability concerns impact London high-rise developments
The Greater London Authority (GLA) is facing challenges in balancing fire safety requirements and the viability of tall building developments in the capital, according to Inside Housing.
Jules Pipe, deputy mayor for planning, regeneration and the fire service, spoke during a planning and regeneration committee meeting about the implications of updated British Standards.
These standards now require additional staircases and lifts in high-rise buildings, which he said has raised viability concerns.
Pipe stated: “With additional lifts, you need additional refuge space and an additional core, even if there are only eight flats.
“It is putting scheme viability in question and, in the short term, the issue is causing stalling.
“Some major sites in London are being stalled by questions of viability because of this.”
As reported by Inside Housing, research commissioned by the UK government found that a second staircase in high-rise buildings can halve evacuation times.
In response, new guidance issued in April 2024 introduced a two-year transition period for developers to comply with the updated standards.
Challenges in defining and locating tall buildings
Inside Housing reported that Pipe also addressed broader concerns about how tall buildings are defined and where they should be located under GLA policy.
He explained that definitions of tall buildings vary across London boroughs, creating inconsistencies in planning.
“Broadly, Part C of the policy, on the impact and quality of buildings, is working.
“But Part A, which concerns the definition of tall buildings, and Part B, on their location, have been problematic.”
Pipe highlighted legal limitations on planning enforcement, stating: “‘Should’ is not written into the London Plan.
‘Must’ may be included but where it is, it is not enforceable.” He cited a 2021 judicial review in Hillingdon, which found that policy 9B could not be used to prevent tall building developments outright.
According to Inside Housing, Pipe suggested that the London Plan could be revised to provide greater statutory force in the next update, which is expected to be adopted in 2027.
London boroughs face limitations in restricting high-rise developments
Planning officials told the committee that despite concerns about their suitability for families and fire safety, boroughs have limited ability to restrict high-rise developments.
As reported by Inside Housing, this is due to legal rulings that prevent height alone from being used as grounds for refusal.
Section 9 of the London Plan allows boroughs to specify the size, location, and impact of tall buildings within planning frameworks.
However, Inside Housing noted that the 2021 judicial review ruling means boroughs cannot reject developments purely based on height.
This has led to increased high-density residential developments, particularly in areas such as Tower Hamlets, Southwark, and Lewisham, where planners prioritise them for transport and sustainability reasons.
Andrew Boff, chair of the planning and regeneration committee, said: “We’ve had evidence before that tall buildings aren’t suitable for families.”
Assembly member Shaun Bailey echoed this concern, stating that many families on London’s housing waiting lists would not choose high-rise living.
Views on high-rise living differ among stakeholders
While concerns remain, some local authority representatives argued that high-rise buildings provide a viable solution for meeting London’s housing demand, Inside Housing reported.
Colin Wilson, head of regeneration for Old Kent Road at Southwark Council, said that mid-rise blocks within high-density developments offer family-friendly housing options.
He stated: “A housing offer in this development would typically be a three-bedroom flat in a mid-rise block, with a generous-sized balcony and good communal space.”
Jessica Potter, urban design team leader for Old Kent Road regeneration at Southwark Council, said that while co-living and student housing are included in these developments, affordable housing remains a priority.
She said: “Tenants are happy with living in mid-rise towers. They’ve lived in flatted accommodation before.
“They are more concerned that they have the space and quality they wanted.”
Michael Ritchie, placeshaping manager at Tower Hamlets Council, added that resident feedback on high-rise living has been mixed.
“Tower Hamlets has a lot of tall buildings and we expect to deliver a lot more. In 2019, we surveyed a thousand people who lived in 10 tall developments on different floors.
“Generally speaking, people were positive about it, which is not what we were expecting.”
As Inside Housing reported, planners continue to debate the best way to balance density, fire safety, and family-friendly housing in London’s growing skyline.
Greater London Authority discusses fire safety and viability of tall buildings, as reported by Inside Housing: Summary
According to Inside Housing, the Greater London Authority is facing challenges in implementing fire safety measures while maintaining the viability of tall building developments.
Deputy mayor Jules Pipe highlighted that new British Standards requiring second staircases and additional lifts have led to delays in major projects.
Government research found that second staircases halve evacuation times, leading to new guidance issued in April 2024 with a two-year transition period.
Inside Housing also reported that challenges remain in defining tall buildings under GLA policy, with borough-level variations creating planning inconsistencies.
A 2021 judicial review determined that boroughs cannot reject developments based on height alone, resulting in increased high-rise construction, particularly in Tower Hamlets, Southwark, and Lewisham.
Committee members expressed concerns over the suitability of tall buildings for families, but local council representatives argued that high-density developments provide affordable housing options.
A 2019 Tower Hamlets survey found mixed resident feedback, with some expressing positive experiences in high-rise living.