Laws that restrict the maximum height of structures
Height restriction laws are laws that restrict the maximum height of
structures. There are a variety of reasons for these measures. Some restrictions serve aesthetic values, such as blending in with other housing and not obscuring important landmarks. Other restrictions may serve a practical purpose, such as height restrictions around
airports for flight safety.[1] Height restriction laws for housing have become a source of contention by restricting housing supply, increasing housing costs, and depressing land values.[1]
New building regulations that came in force in 2020 limited the height of buildings on cities depending on population in
China. Cities with less than 3 million population cannot have structures rising above 250 m (820 ft); cities with populations greater than 3 million can have buildings up to a height of 500 m (1,600 ft).
Buildings in the
Petaling Jaya suburb of
Kelana Jaya were previously capped at 15 floors (around 50–60 m (160–200 ft) in height) because of the close proximity to
Subang International Airport, less than 5 km (3.1 mi) away. The height restriction was lifted in 1998 when commercial jet operations were relocated to the
Kuala Lumpur International Airport in
Sepang, and this saw higher buildings being erected, notably the 33-floor Ascent and New World Hotel towers at Paradigm Mall (the tallest in the area today, with heights of around 150 m (490 ft)).
Middle East
Israel and
Jordan inherited laws from the days of the
British Mandate that prevent buildings from rising more than four stories above the ground except by special government permission. In
Amman, these regulations have been credited with maintaining the city's architectural and urban heritage, but have also been accused of inflating housing prices and causing unsustainable
urban sprawl.[2]
Philippines
A structural height restriction applies to buildings within
Intramuros,
Manila, where most structures cannot be higher than 30 m (98 ft) from street level, and towers cannot exceed 35 m (115 ft).
Davao City's zoning ordinance as of 2019 imposes a height restriction on buildings in its central area due to its proximity to
Francisco Bangoy International Airport, with buildings not allowed to exceed 100 m (330 ft) above mean sea level.[3]
Hong Kong
To protect the ridge line along
Hong Kong Island and in
Kowloon, height restrictions are imposed according to the location of the buildings or structures.[4]
Prior to the 1998 closure of the
Kai Tak Airport, many places in
Kowloon had a stricter building height restriction due to its proximity to the airport.
Indonesia
In
Bali, Indonesia, a building cannot be taller than a
coconut tree, which is about 15 meters.[5][6][7] The only building that is higher than a coconut tree is the Bali Beach Hotel because the hotel was built before the height restriction was announced.[8] The restriction was enforced by a
regional regulation, however, how much this is enforced is in question.[9]
In
Europe, there is no official general law restricting the height of structures. There are however height restriction laws in many cities, often aimed to protect historic skylines.
In
Athens, buildings are not allowed to surpass twelve floors so as not to block views of the
Parthenon. There are several exceptions though, such as the
Athens Tower, the Atrina center and the OTE central building which all exceed that level. This is due to them either being built far away from the centre, or to the fact that they were constructed during periods of political instability. The city's tallest structure is the Athens Tower, reaching 103 m (338 ft) and comprising 25 floors.
In the central area of
Rome, delimited by the
Aurelian Walls, no building can exceed the height of the dome of
St. Peter's Basilica (136 m (446 ft)). A skyscraper called
Torre Eurosky (Eurosky Tower), built in 2012 in
EUR neighbourhood (outside the ban area) exceeds this limit being 155 m (509 ft) high.
There is however a height restriction for new onshore wind turbines in the European Union, which set their total height to 200 metres (660 ft).[11][citation needed]
North America
Canada
Canada has no national height restrictions, but many individual cities do have height restriction
bylaws and building is restricted by the national aviation authority (
Transport Canada) near airports. Some examples:
Edmonton: Buildings in
downtown Edmonton were limited to 150 metres (490 ft) above ground level due to its proximity to
Blatchford Field (City Centre Airport). The height restriction was lifted in 2013 with the airport's closure, and the first building in Edmonton to exceed 150 m,
JW Marriott Edmonton Ice District & Residences was topped out in 2018 and opened in 2019.
Montreal: until the late 1920s, all buildings were limited to 10 storeys.[13] Currently buildings are limited to a height of 200 meters and are subject to not contrasting the view of
Mount Royal, the city's central green space, with the only exception being antennas and communication towers, that are allowed to reach 223 metres (732 ft)
above mean sea level. The
downtown today possesses only one building exceeding 200 m, the
1000 de la Gauchetière tower, which was built as a special project in 1992.
Ottawa-Gatineau: Until 1973, buildings in
downtown Ottawa were limited to 45.5 metres (149 ft) so that the
Peace Tower, part of the parliament buildings, could dominate the skyline.[14]
Saskatoon: continues to limit building heights to a maximum of 76 meters due to a flight path that bisects the downtown core,[15] however, the recent proposal of a 90 - 100 meter tower could potentially lead to the lifting of this height limit.[16]
Whitehorse: No buildings should be taller than four stories due to the nearby fault line. The Whitehorse Chamber of Commerce said that maintaining the height restriction of four stories would discourage businesses from coming to the city. In 2007, the city rejected the proposal to increase the height limit to eight stories. In order to exceed height limit, the developer would have to apply for an amendment to the city's official community plan.[18]
United States
Both the U.S.
Federal Aviation Administration (FAA) and the
Federal Communications Commission (FCC) have a
rebuttable presumption not to build any antennae over 2,000 feet (610 m) above ground level. This is to prevent those structures from being a hazard to air navigation.[19][20] In recent years, the FAA has requested that height limits within 10,000 feet (3,000 m) of an airport runway be lowered from 250 feet (76 m) to 160 feet (49 m), as development near airports has increased.[21]
For airports, sometimes there are
exceptions for height restrictions made for important infrastructure equipment, as radio towers or for structures older than the airport. These structures have to be marked with red and white paint, have flight safety lamps on top, or both. Often red and white paint and flight safety lamps have to be installed on high structures (taller than 100 metres (330 ft)) far away from airports. Height restriction laws are not always kept strictly.[citation needed]
Several cities in the United States have local height limits, for example:
Portland,
Oregon: Height limits vary between 75 feet (23 m) to 460 feet (140 m) throughout the city, with the primary intent being to protect views of
Mount Hood and the
West Hills.[26]
Washington, DC: buildings are limited to a height equal to the width of the adjacent street plus 20 feet (6.1 m) up to a maximum of 90 feet (27 m) on residential streets, 130 feet (40 m) on commercial streets, and 160 feet (49 m) on a small portion of Pennsylvania Avenue. The height limit was passed by the
United States Congress in 1889 as the
Height of Buildings Act of 1899 and later amended by the
Height of Buildings Act of 1910.[27][28]
Boston, Massachusetts: Due to the city's proximity to
Logan International Airport, building height is restricted to around 800 feet (240 m). Furthermore, buildings in
Downtown Boston are capped even lower than 700 feet (210 m). This is in order to prevent shadows from being cast on both significant historic landmarks and public parks, such as the
Boston Common.
Philadelphia, Pennsylvania: For many years, the city had a
gentlemen's agreement not to build taller than the statue of William Penn that graced the Philadelphia City Hall. Philadelphia sports fans
blamed the failure of their teams at the turn of the 21st century on the violation of this rule. The first building to exceed the height of City Hall was the
Liberty One tower.[29]