HEIGHT AND HERITAGE: Where tall buildings and heritage blend into the historic urban fabric   

World heritage buildings are not limited in the past. There are new monumental structures in the 20th and 21st centuries as well. The Empire State building in  New York and the Petronas towers of Kuala Lumpur are looked upon as icons of the booming economies. The Burj Khalifa marks the rise of the city of Dubai as  one of the new global gateway cities. It is said that our heritage preserves our identity; it is a reminder of who we were, who we are, and where we are going. 

 

But it is also a reminder that our present buildings do not lose its dialogue with the past and the future. 

 

In an effort to preserve these heritage, there had been various ordinances worldwide regulating the height and bulk of buildings as not to block the view of these sites. In New York, Neo-gothic churches stand side by side skyscrapers and integrating it as part of the urban fabric. Similarly, a tall blue glass building in Boston enhances the historical church by reflecting the image of the church and making it visually larger.

In Denver, the Holy Ghost Church sold part of its churchyard to a high-rise building developer. The lowest four floors of the building were left vacant so that it does not visually overpower the church. Also, the vacant ground space can accommodate a spillover from church-goers and can also be allocated for emergency vehicles in times of emergencies.

 

One of the first issues to address is establishing the height limit of buildings in certain areas, such as the famous case in Istanbul and in St. Petersburg. Laws in the building code such as Floor Area Ratios and height establishing visual corridors can be modified depending on specific areas that are identified through progressive urban planning, urban design, and architecture. There could also be ordinances regarding transportation routes and usage in certain areas, wherein there could be a development of car-free and pedestrian-friendly zones. 

 

In an international conference in London on Height and Heritage organized by Council on Tall Buildings and Urban Habitat in 2013, Sir Terry Farrell emphasized that “tall buildings should include holistic place-making extending well beyond the main building itself.”

In a manner of speaking, a tall building should not just reach for the sky but it should also meet the ground. He added that a tall building should include a variety of uses, including a public or open space, and should always keep the pedestrian in mind through transport improvements. As a mixed-use building, the structure becomes more sustainable because you allocate a vertical space to a whole urban district instead of creating an urban sprawl. Also, by allocating a public or open space, a tall building does not disrupt visual connection to the heritage sites.

 

In London, the tall buildings blend very well with heritage structure, within the larger urban context. The tall buildings are allowed and encouraged to be built provided the ground floors and the top floors are accessible to the public. Furthermore, these tall buildings must respect visual corridors established by the City Planning of London, like respecting the views of the Big Ben, the Parliament, Tower of London, and the dome of St. Paul’s Cathedral. 

 

London has successfully integrated height (tall buildings) and heritage (historical landmarks) through progressive and comprehensive urban planning – bringing London well into the 21st century and still a leading global gateway city. London established in the Planning, Zoning, and Urban Design the visual corridors that must be respected by all proposed tall buildings before planning and building permits are approved. Landmarks must not be blocked visually.

 

The challenges of building tall in a historic urban fabric are addressed through urban planning, urban design, zoning, and architectural controls. Those new iconic tall buildings like The Shard, 20 Fenchurch Street (a.k.a. Walkie Talkie), or The Gherkin have to respect all the visual corridors designated by the City Planning of London. The first two floors and the top floors must be accessible to the public but security must also be ensured.

 

We can also consider retrofitting buildings and integrating them with other establishments so that it can be used as modern day offices while preserving its original form. Heritage buildings, where appropriate and applicable, can have adaptive reuse and be transformed into museums, fine dining, retail, and hotels. 

 

Laws can be put into place by giving tax-incentives to those who comply with the retrofitting concept.

 

I agree that we need to preserve our cultural heritages because it is a reminder of our identity, evolving through time. We should not lose sight of our uniqueness and who we are. But it is also important that we have a clear approach, with clear definitive guidelines through urban planning, zoning, urban design, architectural control before development approvals and building permits are given – not after the high-rise structure are already built.

These clear planning, zoning, architectural controls and guidelines can help us determine how we should preserve and enhance these landmarks to appropriately transition well into the 21st century.

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Architect Jun Palafox is the principal architect-urban planner and founding partner of Palafox and Associates. He has been in the practice of architecture for over four decades. He holds a degree in Architecture from the University of Santo Tomas, a Masters degree in Urban and Regional Planning from the University of the Philippines, and a diploma in Advanced Management Development Program in real estate from Harvard University's Graduate School of Design.