On October 22, 2021, the Emergency Management Department of the Ministry of Housing and Urban-Rural Development issued a notice to strengthen the planning and construction management of super high-rise buildings (Jianke [2021] No. 76). The notice emphasizes strict control over building heights and the construction of new super high-rise buildings across regions.
Generally, the construction of high-rise residential buildings is prohibited. In cities with an urban permanent population under 3 million, building super high-rise structures over 150 meters is strictly limited, and buildings exceeding 250 meters are not permitted. For cities with a population over 3 million, the construction of super high-rise buildings over 250 meters is strictly limited, and buildings over 500 meters are not allowed.
When approving residential buildings over 80 meters and public construction projects over 100 meters, relevant authorities must consult fire rescue agencies at the same administrative level to ensure alignment with local fire rescue capabilities.
If a city with fewer than 3 million residents intends to build a super high-rise over 150 meters, the project must be reviewed by the provincial housing and urban-rural development department and submitted to the Ministry of Housing and Urban-Rural Development for filing. In cities with more than 3 million residents, construction of super high-rise buildings over 250 meters requires strict examination by the provincial department in conjunction with specialized assessments such as earthquake resistance and fire protection before reporting for filing and review at the Ministry.
The full notice reads as follows:
Notice from the Emergency Management Department of the Ministry of Housing and Urban-Rural Development on Strengthening the Planning and Construction Management of Ultra High-Rise Buildings
To the Departments of Housing and Urban-Rural Development and Emergency Management of all provinces and autonomous regions, housing and urban-rural development committees, planning and natural resources bureaus, emergency management bureaus of municipalities directly under the central government, Hainan Provincial Department of Natural Resources and Planning, Xinjiang Production and Construction Corps Housing and Urban-Rural Development Bureau, Emergency Management Bureau, and provincial fire rescue teams:
Ultra high-rise buildings contribute significantly to the intensive use of land resources, advance construction technology, and promote urban economic and social development. However, some cities have recently deviated from practical needs, competing to build taller and uniquely styled super high-rise buildings. This has led to increased construction costs, higher energy consumption, and greater challenges in safety management.
To implement the new development concept, balance development with safety, and promote high-quality urban growth, the following measures are hereby announced:
1. Strict Control Over New Super High-Rise Building Construction
(1) Building Height Restrictions
The construction of new super high-rise buildings must be strictly controlled. Generally, high-rise residential buildings are not permitted.
- For cities with an urban permanent population under 3 million: construction of super high-rise buildings over 150 meters is strictly limited, and buildings above 250 meters are prohibited.
- For cities with an urban permanent population over 3 million: construction of super high-rise buildings above 250 meters is strictly limited, and buildings over 500 meters are forbidden.
Approvals for residential buildings over 80 meters and public buildings over 100 meters must involve consultation with fire rescue agencies at the same administrative level to confirm compatibility with local fire rescue capacity.
If a city with fewer than 3 million residents intends to build super high-rise buildings exceeding 150 meters, the provincial housing and urban-rural development department must review the project and file it with the Ministry. For cities with more than 3 million residents, projects exceeding 250 meters require a rigorous review including considerations of earthquake resistance and fire safety, followed by submission to the Ministry for filing and approval.
(2) Building Layout Planning
Each region should coordinate the construction of high-rise and super high-rise buildings according to the city’s spatial pattern and functional layout, ensuring a relatively centralized arrangement.
Strict controls apply to high-rise construction in ecologically sensitive areas and natural landscapes. New high-rise buildings are prohibited in historical and cultural districts, heritage sites, and prominent cultural relic protection zones.
Super high-rise buildings should not be constructed in mountainous regions, waterfronts, densely populated and congested old city areas, or urban ventilation corridors.
(3) Comprehensive Evaluation and Risk Assessment
Regions must thoroughly evaluate the risks and adverse impacts associated with super high-rise buildings. This includes:
- Traffic impact assessments, especially in areas with a high concentration of tall buildings, to avoid worsening congestion.
- Environmental impact assessments to prevent urban heat island effects, light pollution, and high-rise canyon winds.
- Evaluations of evacuation and emergency response plans.
- Provision of disaster prevention and shelter sites near super high-rise buildings with a minimum per capita area of 1.5 square meters.
- Energy efficiency management, with a standard floor plan utilization rate of at least 80% and a green building rating no lower than three stars.
(4) Public Investment Management
Regions must strictly enforce regulations on government investment. Generally, public funds should not be used to finance super high-rise buildings.
State-owned enterprises and institutions in cities with fewer than 3 million residents must strictly control investments in super high-rise buildings over 150 meters. In cities with more than 3 million residents, similar restrictions apply to buildings over 250 meters.
(5) Decision-Making Responsibilities
A lifelong accountability system shall be implemented for decisions related to super high-rise buildings.
New buildings exceeding 150 meters in cities under 3 million residents, and those exceeding 250 meters in cities over 3 million residents, must be submitted to the city party committee and government for approval as major public construction projects under the Interim Regulations on Major Administrative Decisions (State Council Decree No. 713), with ongoing responsibility for safety and management.
2. Strengthening Safety Management of Existing Super High-Rise Buildings
(6) Comprehensive Safety Hazard Investigations
Regions should guide and supervise thorough inspections of super high-rise buildings as part of the three-year safety production rectification plan. This includes establishing an information system for hidden hazards.
Building owners or their management units must inspect foundations, structures, power and water supplies, gas systems, materials, elevators, earthquake resistance, fire protection, and more. They should analyze risks such as flammable exterior insulation, electric bicycle storage, exterior wall detachment, infectious disease control, and fire rescue preparedness, and maintain detailed records.
(7) Hazard Rectification and Supervision
Regions must supervise the rectification of identified hazards and enforce strict oversight on major safety issues. Building owners or managers should develop clear roadmaps and timelines for hazard elimination, assigning responsible parties.
Until major hazards are resolved, the continued use of the building is prohibited.
Owners or management units should establish professional fire safety teams, employing qualified personnel as fire safety managers, enhancing emergency facilities, developing evacuation and emergency plans, classifying risk prevention measures, organizing drills, and improving self-rescue capabilities.
(8) Enhancing Firefighting and Rescue Capabilities
Regions must strengthen firefighting and rescue capacities to meet the demands of super high-rise buildings.
Local fire departments should deepen their understanding of these buildings and conduct regular drills.
Owners or management units should establish micro fire stations according to standards, organize property and security personnel, volunteers, and form full-time or volunteer fire brigades.
Coordination among power, water, elevator, and fire maintenance personnel must be improved by establishing technical response teams and strengthening training and joint logistics with local fire rescue stations to enhance emergency response efficiency.
(9) Operational Management Improvements
Regions should establish and improve operation and maintenance systems for super high-rise buildings to boost regulatory effectiveness.
Energy consumption monitoring must be regularly conducted, analyzed, and disclosed.
Owners or their management units are encouraged to build operational platforms linked to urban fire remote monitoring and city operation management services.
Where applicable, the use of Building Information Modeling (BIM) should be maximized to enhance operation platforms and integrate with the urban information model (CIM).
Owners must develop operation, maintenance, and inspection plans based on the building’s design lifespan. Professional organizations should be commissioned for regular inspections and prompt maintenance of facilities and equipment.
Efforts should continue to improve coordination among planning, construction, and management sectors, strictly enforce standards, and explore establishing safety insurance for super high-rise buildings.
An expert database will be maintained to conduct regular inspections and assessments of existing super high-rise buildings, with relevant information reported to the Ministry of Housing and Urban-Rural Development, which will oversee ongoing research and evaluation.
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