island house

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Quintain Estates and Developments PLC

Island House Fazeley Street, Birmingham

Built Heritage Assessment December 2011

Appendix B Site Photos............................................................................................23


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Built Heritage Assessment 4 December 2011

assets may exhibit equivalent values to those which have been

granted statutory protection.

2.4.7 On application of the various factors used in identifying

significance and taking into account historical sources, on site

observation, survival and authenticity an asset can be assigned

to a level of interest in accordance with a five-point scale (Table

1).


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Table 1: Factors for Assessing the Significance (interest of heritage value) of Cultural Heritage Assets

Factors for Assessing the Significance of Historic Assets

Very HighRemains of inscribed international importance, such as World Heritage Sites

Grade I and Grade II* listed buildings

Scheduled Monuments

Undesignated assets of schedulable quality and importance

Designated historic landscapes of outstanding interest that are well preserved with exceptional coherence, time-depth or other critical factor(s

HighGrade II listed buildings

Conservation areas of exceptional quality

Other assets that can be shown to have exceptional or particularly important qualities in their fabric or historical association

Undesignated landscapes of outstanding interest and of a high quality and importance, and of demonstrable national sensitivity

Well preserved historic landscapes, exhibiting considerable coherence, time-depth or other critical factor(s)

Undesignated assets not of schedulable quality but with good survival and rare in the region

ModerateHistoric buildings that are of special interest and can be shown to have important qualities in their fabric or historical association

Conservation areas

Historic Townscapes with historic integrity

Special historic landscapes that would justify historic landscape designation, landscapes of regional sensitivity with reasonable coherence, time-depth

or other critical factor(s)

LowUndesignated assets of local importance and/ or modest quality

Assets compromised by poor preservation and/or survival or contextual associations

Historic landscapes with specific and substantial importance to local interest groups, but with sensitivity l imited by poor preservation and/or survival ofcontextual associations

Not SignificantBuildings of no architectural or historical merit

Buildings of an intrusive character

Landscapes with little or no significant historical interest


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3.1.8 The Ringway was removed in 2002 and since that time numerous

disused factory and industrial premises have been demolished in

advance of a number of differing proposals for re-development as

part of the Eastside Regeneration project.

3.1.9 In 2010 the land on the south side of Island House was identified

as a potential site for the HS2 terminal whilst to the north of

Island House land is currently being developed for hotel use.

Map 1 Ordnance Survey Map of 1890 showing triangular parcel

of land that was part developed in 1913 as Island House.


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3.3.2 The former warehouse has clearly been altered to a significantdegree and its external appearance and integrity has been

affected by the loss of its upper 3rd

floor and its architectural

design significantly affected by the loss of the domed cupola.

Internal works of alteration and modification, have removed much

of the original detail including evidence for the cart ramp and

loading bay which are of significance in understanding use. The

removal of the central stair and loss of offices on the first floor

has served to further erode historic character and understandingof form and purpose and there has been as a result, a general

loss of authenticity and evidential value.

3.3.3 In relation to aesthetic value, these qualities have also been

eroded by later alterations particular arising from loss of the

upper floor and cupola. Though the building was designed by an

architect of some local interest Island House does not display any

architectural or technological attributes that suggest that it is a

building of any special quality. Of his known buildings only those

on Vyse Street have been recognised for their statutory quality.

Though of local interest G Pepper is not included in consideration

of Birminghams Edwardian architects (Ballard 2009).

3.3.4 The building is part of the history of this part of Birmingham

evidencing the industrialisation of the late 19th

and early 20th

centuries. In this respect it has a communal value as part of a

shared public history and its inclusion on the list of buildings ofarchitectural interest acknowledges this aspect of the buildings

heritage value. This is however a generic value and is not

supported to any significant degree by other heritage values.

3.3.5 Our assessment as to degree of interest or significance is that the

building fails to positively address any value other than having a

generic interest. In the context of the criteria established at Table

1 of this assessment, the value of the Island House is determined

as low.


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4 Justification

4.1 Condition

4.1.1 Island House has been vacant for several years. The building is

currently in a very poor condition and has the potential to become

a health and safety hazard to members of the public without a

significant level of repair and refurbishment work. Despite theboarding up and closing of all ground floor openings, the building

suffers from frequent break-ins and is a focus for anti-social

behaviour.

4.2 Context

4.2.1 Although the building was proposed to be retained within

Quintains approved City Park Gate masterplan, due to the HS2

proposals there is now a significant level of uncertainty and blight

affecting the area. This uncertainty has been further increased

with the publication in April 2011 of the Birmingham City Council

Masterplan for Eastside which shows Island House being

demolished.

4.2.2 Since Quintain took full control of the site in 2010, market

conditions have been extremely challenging and securing atenant for the site within this context has not been possible.

4.2.3 With the uncertainty surrounding the area and the extreme

difficulty in securing a tenant, it is not viable to undertake the

substantial repair and refurbishment works required to bring the

building back into a safe condition on a speculative basis and

demolition is the only viable proposition.

4.3 Proposals for the site

4.3.1 Once Island House has been demolished the site will be restored

to provide a temporary landscaped area as shown on the

indicative restoration plan included with this application.

4.4 Public benefits

4.4.1 Although the proposals are for the demolition of the building,

benefits in the form of temporary public landscaping will occur.

Given the context of adjacent high quality development as

evidenced by both Masshouse and Hotel LaTour it is appropriate

that these developments be provided with a quality of public

realm. In its present condition Island House does not provide the

quality of public realm appropriate to its emerging setting and

given that prospects for extensive repair and restoration or use

seem unlikely to occur, it is of benefit that the building be

demolished.


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5 Conclusions

5.1.1 This document is an assessment of the significance of the

building known as Island House. The building is located at the

junction of the former Albert Street and Fazeley Street between

Park Street and Moor Street. The building is an undesignated

heritage asset included on Birmingham City Councils list of

buildings of local architectural interest.

5.1.2 Quintain are seeking to demolish the building. In accordance

with policy in PPS 5 this document has been prepared to identify

the heritage significance of the asset and so to assist in informed

decision making.

5.1.3 Island House was built in 1913 to designs of G E Pepper an

architect known for his factory designs. The building retains

generic historical values and some aesthetic interest. Thesevalues are not however substantive and the authenticity and

integrity of the building has been seriously eroded by the loss of

original detailing particularly in respect of the loss of the upper

floor and domed cupola.

5.1.4 Our observations and assessment is that the building retains only

a low significance having a generic historical value deriving from

its context but is otherwise a building of a modest quality withpoor preservation of historic features.

5.1.5 The proposals for demolition are made in the context of there

being no realistic anticipation for a tenant to justify the investment

necessary to bring the building to beneficial use.

5.1.6 Demolition of the building will allow for an improvement to the

deteriorating public realm and an enhancement of the emerging

public realm context.


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6 References

Published Sources

Ballard,ed; 2009 Birminghams Victorian and Edwardian Architects

Foster, A, 2005 Pevsner Architectural Guide, Birmingham

Hodder, M 2004 Birmingham The Hidden History


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A 2 Drawing showing intended north elevation showing intended attic storey and cupola

A 1 Front elevation


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A 3 Cross section showing steel frame structure and central stairs leading to 1st

floor offices.


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A 4 Basement plan showing stanchion foundations and central stair


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A 5 Ground floor plan showing warehouse use, loading way, carriageway and ceiling mounted loading rail


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A 6 First floor plan showing offices to the front and warehouse areas to the rear


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A 7 Second floor warehouse level showing central stair


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A 8 Third floor attic storey store showing structure for cupola


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A 9 Roof plan showing attic storey lights and cupola over front range


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Appendix B Site Photos


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B 3 South elevation of Island House photographed in 2006 B 4 Island House looking east to the former Albert Street and Fazely Street

junction photographed in 2006


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B5 Fazeley Street elevation photographed in 2006 B 6 Island House from the Fazeley Street carpark photographed

in 2006

B 7 Elevation to the former Albert Street photographed in 2006


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B 9 East aspect from Park Street in 2011 showing utilitarian nature and

inserted lift housing and modern metal fire escape stair.

B 8 South east aspect, 2011 showing rear undressed elevation


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B 11 Southern elevation to Fazeley Street in 2011 showing new

development on north side

B 10 West aspect looking east along Fazeley Street in 2011


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B 12 South west aspect in 2011 B 13 West rounded entrance front, 2011


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B 14 Architectural detailing on west entrance with Ionic

capitals and pediment door case

B 15 Architectural detailing to upper levels of west aspect showing Tuscan

detailing and prominent keystones to lintels


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B 18 Detail of 2nd

floor elevation on south elevation showing 1913 date stone and plain

red brick parapet and arch headed sash window

B 17 Architectural detailing to south elevation with garland

detail to pilasters on end bay


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B 19 Interior of basement, 2011 showing brick pier and glazed white brick

plinth with closed basement window lights

B 20 Basement, 2011, internal brick wall possibly inserted to create air raid

shelters.


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B 22 Basement area showing stanchion and RSJ structure

B 21 Basement area showing stanchions and inserted

corrugated metal ceiling probably inserted to create air raid

shelter


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B 23 Ground floor entrance area showing boxed stanchions B 24 Stairs at rear of building leading down to basement area


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B 25 General view of first floor area looking to the front B 26 General view of first floor area looking to the rear

Q i t i E t t d D l t PLC


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B 28 First floor north side showing window arch and fenestration details

B 27 Structural detail showing junction of stanchion and RSJ

and timber floor and ceiling structure retained above inserted

suspended ceiling.



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B 29 Upper floor looking to the front showing structural detailing and traces of

intended roof cupola

B 30 Upper floor ceiling showing concrete structure and RSJ manufactured

by SHELTON STEEL

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