Key Points
- Cardiff Council approved a 50-storey skyscraper in Central Square, Cardiff, set to become Wales’ tallest building at 178m and the second tallest in the UK outside London.
- The tower will feature 528 apartments, plus amenities like lounges, dining rooms, co-working spaces, a cinema, gym, and spa on the first three floors, with a two-storey pavilion nearby.
- Expert Dr Susan Roaf, professor of architectural engineering at Heriot-Watt University, raised concerns over waste disposal, fire safety, overheating, high energy costs, and building shadow.
- Dr Roaf criticised the plan for residents carrying rubbish down sacks or unreliable chutes, inadequate fire stairs with a “stay in place” policy for up to 1,000 people, flats overheating over 40°C in heatwaves, higher energy use on upper floors subsidised by lower residents, and winter sunlight blockage for nearby citizens.
- Ed Williams, CEO of BlueCastle Capital (developer via subsidiary REAP 3 Limited), defended the project, stating it underwent detailed planning with Cardiff Council, including assessments on fire safety, waste, overheating, and environment; design will be refined further to meet standards and contribute to regeneration.
- The site between Wood Street and Rose Lane previously had a 35-storey tower approved for Rightacres in 2021/2023 (364 apartments), but new taller plans submitted in 2025 by REAP 3 Limited.
- During approval on 11-12 March 2026, councillors like Cllr Sean Driscoll called it an “exclamation mark on the city,” Cllr Michael Michael saw “nothing but good,” and planning officer Simon Gilbert likened it to New York’s Flat Iron building.
- Cadw raised heritage concerns over the view from Cardiff Castle, but most councillors disagreed.
- Architects 5plus focused on durable façade with white Portland stone, light tones, and subtle Welsh Celtic symbols inspired by local heritage and rainfall resilience.
- Current tallest in Wales is 29-storey Tower at Meridian Quay, Swansea (107m); UK’s tallest outside London is 200m Deansgate Square South Tower, Manchester.
Cardiff (Cardiff Daily) March 14, 2026 – A leading architectural engineering expert has voiced serious concerns about the design of a newly approved 50-storey skyscraper in Cardiff, poised to become the tallest building in Wales, just hours after Cardiff Council granted permission for its construction in the city’s Central Square.
The towering structure, reaching a maximum height of 178 metres with 528 apartments, will dwarf the current Welsh record-holder, the 29-storey Tower at Meridian Quay in Swansea standing at 107 metres, and rank as the second tallest in the UK outside London after Manchester’s 200-metre Deansgate Square South Tower. Located near Principality Stadium, Cardiff Central Station, and BBC Cymru HQ, the development by REAP 3 Limited—a subsidiary of BlueCastle Capital—promises high-quality sustainable housing amid Cardiff’s regeneration efforts. However, the approval has swiftly drawn criticism from Dr Susan Roaf over practical and safety flaws that could affect residents and the community.
What Are the Expert’s Main Concerns?
As reported by Kieran Molloy, Local Democracy Reporter of Nation.Cymru, Dr Susan Roaf, professor of architectural engineering at Heriot-Watt University in Edinburgh, told the Local Democracy Reporting Service (LDRS):
“For domestic waste the plan is for every resident to carry their rubbish down in sacks, but the designers might possibly think about chutes. Chutes do not work well in high rise buildings as things get stuck in them as they get ‘too small’ and have to be closed off.”
Dr Roaf continued, highlighting fire safety:
“The fire planning is terrible. Two sets of fire stairs for up to 1,000 people, with a ‘Stay in Place’ policy asking residents to remain in their flats until they are rescued when fire breaks out.”
She also warned of overheating risks, stating that some flats could
“reach over 40 degrees during ever more extreme heatwaves,”
alongside high energy demands:
“More energy is used in high rise buildings because the higher the floors, the more exposed they are to wind and sun and the larger the requirement for heat and cool across the seasons to compensate for their increased exposure to the elements. People near the ground will be paying the extra energy cost premium for bundled bills for those on the higher floors too, as well as the astronomical service charges to maintain this oversized building.”
Furthermore, as noted by the same report, Dr Roaf addressed shadowing effects:
“Many of the citizens of Cardiff who live in the shadow of the tower will have their sunlight for warming, well-being and PV generation blocked out by the tower in winter.”
How Has the Developer Responded to These Criticisms?
Ed Williams, CEO of BlueCastle Capital, told the LDRS, as reported by Kieran Molloy of Nation.Cymru:
“This development has been developed through a detailed design and planning process over a sustained period, working closely with Cardiff Council and a team of specialist consultants. Technical assessments covering fire safety, waste management, overheating, daylight and environmental performance formed part of the application and were thoroughly reviewed as part of the planning process before permission was granted.”
Mr Williams added:
“As the project progresses, the design will continue to be refined through the next stage of detailed design, with all aspects required to meet the relevant planning, building safety and regulatory standards. We believe the scheme will deliver high-quality new homes in a highly sustainable city-centre location and make a positive contribution to Cardiff’s continued regeneration.”
What Do We Know about the Building’s Design and Location?
Planning documents, cited by Kieran Molloy of Nation.Cymru, state:
“We have taken tonal references from the city skyline, civic buildings and the adjacent buildings within Central Square. White Portland Stone features on several of Cardiff’s significant civic buildings and many of the taller city centre buildings feature light tonal façade elements. Our façade and material proposals must sit comfortably within the city context and also provide a well mannered façade when viewed from a distance.”
The architects, 5plus Architects, emphasised longevity, particularly against Wales’ frequent rainfall, incorporating “subtle references to Welsh Celtic symbols” drawing from the country’s
“rich visual heritage and identity.” The site lies between Wood Street and Rose Lane in Central Square, featuring lower-level amenities including lounges, dining rooms, co-working areas, a cinema, gym, and spa across the first three floors, plus a separate two-storey pavilion.
Why Was the Project Approved Despite Objections?
During the Cardiff Council planning committee meeting on Thursday, 11-12 March 2026, as covered by Kieran Molloy of Nation.Cymru, Cllr Sean Driscoll described the development as an “exclamation mark on the city.” Cllr Michael Michael remarked: “
I see nothing but good in this application.” Planning officer Simon Gilbert compared it to “the Flat Iron building in New York.”
Members addressed Cadw’s concerns—that the high-rise’s view from Cardiff Castle would harm the heritage asset—but many councillors disagreed with this view. The approval follows prior permissions: Rightacres’ 35-storey plans (364 apartments, 113m) submitted in 2021 and approved in 2023, superseded by REAP 3 Limited’s taller 2025 proposal.
What Is the Planning History of This Site?
Earlier iterations included Rightacres’ initial 2021 submission for a 35-storey tower with 330 apartments, amended to 364 units and repositioned slightly north by half a metre following council feedback on footway width and overbearing impacts on daylight for neighbours, as reported in WalesOnline coverage from 2023. Business News Wales noted the 2023 approval highlighted the project’s role in Central Square despite unfulfilled financial commitments, positioning it to surpass Swansea’s 107m tower.
WalesOnline detailed the 50-storey approval on 12 March 2026, reiterating Cadw’s heritage worries discussed in committee. ITV News Wales in 2023 flagged similar concerns for the shorter version, including potential overbearing nature and daylight reduction.
Who Are the Key Players Involved?
- Developer: REAP 3 Limited (BlueCastle Capital subsidiary), led by CEO Ed Williams.
- Previous Developer: Rightacres Ltd, for the 35-storey plans.
- Architects: 5plus Architects.
- Expert Critic: Dr Susan Roaf, Heriot-Watt University.
- Council Figures: Cllrs Sean Driscoll, Michael Michael; officer Simon Gilbert.
- Reporter: Kieran Molloy, Local Democracy Reporter for Nation.Cymru.
- Heritage Body: Cadw (Welsh Government).
