planning statement - harrison drape new … · former harrison drape site and land adjacent to st...

PLANNING STATEMENT

in support of

APPLICATION FOR OUTLINE PLANNING PERMISSION

for

MIXED USE DEVELOPMENTCOMPRISING 3* & 4* HOTEL, CONFERENCE CENTRE,

RETAIL, OFFICE AND MULTI STOREY CAR PARK

at

THE FORMER HARRISON DRAPE SITE AND LAND ADJACENT TO ST ANNE’S CHURCH, DIGBETH, BIRMINGHAM

on behalf of

THE NAUS GROUP (UK) Limited

JANUARY 2011

Former Harrison Drape Site and Land Adjacent to St Anne’s Church Planning Statement

Brooke Smith Planning The Cloisters

12 George Road Edgbaston

Birmingham B15 1NP

Tel: 0121 693 8900

Fax: 0121 455 6580

www.brookesmithplanning.com

This Report has been prepared by Brooke Smith Planning with all reasonable skill, care and diligence, within the terms of the Contract with the Client. The report is confidential to the Client and Brooke Smith Planning accept no responsibility of

whatever nature to third parties to whom this report may be made known.

No part of this document may be reproduced without the prior written approval of Brooke Smith Planning

SITE ADDRESS: Former Harrison Drape and Land Adjacent to St Anne’s Church, Birchall Street, Lombard Street, Cheapside and Bradford Street,

Digbeth, Birmingham

B12

PLANNING STATEMENT DATE ISSUED: January 2011

JOB REFERENCE: 1516.5013

REPORT PREPARED BY: Keir Price BA (Hons) MSc

Planner

APPROVED BY:

Louise Brooke-Smith BSc (Hons), DipTP, MRICS, MRTPI Director


3

CONTENTS

1.0 INTRODUCTION

2.0 SITE DESCRIPTION AND BACKGROUND

3.0 THE PROPOSED DEVELOPMENT

4.0 PLANNING POLICY

5.0 COMMENTARY

6.0 CONCLUSIONS APPENDICES

A OS BASE LOCATION PLAN

B SITE PHOTOGRAPHS

C PLANNING HISTORY

D DESIGN REVIEW PANEL COMMENTS

E EIA SCREENING REQUEST TO BIRMINGHAM CITY COUNCIL

ANNEXS

I. DESIGN AND ACCESS STATEMENT – JNP ARCHITECTS

II. TRANSPORT ASSESSMENT – URS SCOTT WILSON

III. FLOOD RISK ASSESSMENT – URS SCOTT WILSON

IV. HABITAT ASSESSMENT – URS SCOTT WILSON

V. NOISE ASSESSMENT – URS SCOTT WILSON

VI. AIR QUALITY ASSESSMENT – URS SCOTT WILSON

VII. GEO-ENVIRONMENTAL DESK STUDY – CARD GEOTECHNICS

VIII. RETAIL IMPACT ASSESSMENT – MWA LTD


BSA.1516.5013 1

1.0 INTRODUCTION

1.1 Brooke Smith Planning Consultants Ltd, Birmingham based chartered planning and

development consultants, have been instructed by The Naus Group to prepare and

pursue a planning application for the:

• Mixed Use Development comprising a 3* and 4* Hotel, Conference Centre,

Retail and Office Use and Multi Storey Car Park

1.2 The application is for outline planning permission, to establish the principle of

development, as described above. Matters concerning siting, access and scale are

presented within this application with landscape and elevation details reserved for

later consideration, although indicative details of elevations and landscaping are

attached for illustrative purposes. A site plan is attached at Appendix A.

1.3 This statement has been prepared further to pre-application discussion with planning

and design officers at Birmingham City Council. Likewise, the proposals were put

before a Design Review Panel in October 2010. The comments from this meeting are

attached at appendix D.

1.4 As part of the pre-application stage of works, an Environmental Impact Assessment

screening request was submitted on the 28th October 2010. The Authority is still to

confirm its position on this matter.

1.5 The screening request (copy attached at Appendix E) set out a number of technical

areas that were anticipated to be prepared in support of the proposals and indeed

these are now presented as part of the planning submission to support the formal

scheme:

• Design and Access Statement – JNP Architects

• Transport Assessment – URS Scott Wilson

• Flood risk assessment – URS Scott Wilson

• Habitat assessment – URS Scott Wilson • Noise assessment – URS Scott Wilson

• Air quality assessment – URS Scott Wilson

• Geo-environmental Desk Study – CARD Geotechnics

• Retail Impact Assessment – MWA Ltd

1.6 The application is further supported by plans prepared by JNP Architects, which

entail:


BSA.1516.5013 2

• Harrison Drape Level -1 Floor Plan 4405-P-50

• Harrison Drape Level 0 Floor Plan 4405-P-51







• St Annes Court Level 0 Floor Plan 4405-P-60





• St Annes Court Level 5 Floor Plan 4405-P065

• Bradford and Cheapside Street Elevations 4405-P-70

• Birchall & Lombard Street Elevations 4405-P-71

• Proposed Sections AA,BB,CC,DD 4405-P-80

• Proposed Bradford Street 3D View 4405-P-90

• Proposed Bradford Street 3D Corner Views 4405-P-91

• Proposed Block Model 3D Overhead views 4405-P-92


BSA.1516.5013 3

2.0 SITE DETAILS AND BACKGROUND

GENERAL LOCATION

2.1 The application site extends to 1.28 hectares (3.16 acres) and lies southeast of

Birmingham City Centre, in a prominent location south of High Street Deritend,

Digbeth. The site borders onto Bradford Street, Birchall Street and Cheapside, whilst

Lombard Street dissects the site.

2.2 The use of the immediate area around the site is predominately light industrial but

there are also a number of sites that have been redeveloped for mixed use purposes

which reflect the proximity of the general area to Birmingham city centre and access

to a variety of services and facilities. The nearest large supermarket to the

application site is Morrisons (Small Heath) which is 1.8km east of the site. The

nearest primary school is St Anne’s Catholic Primary School which is situated

0.45km southeast from the site. Whilst the nearest secondary school is the St Alban’s

C of E School which is 0.61km south of the site. The nearest police station is situated

750m northwest of the site.

2.3 With regard to public transport, the nearest railway station to the site is Bordesley

Railway Station. While this station is unmanned and daily services from the station

were stopped in May 2007, some provision is made and the re-instatement of the

station is understood to be currently the subject of discussion. The station’s primary

function is a ‘match day stop’ for Birmingham City Football Club. The station is

OS Location Plan

Site Location


BSA.1516.5013 4

situated on the Birmingham Snow Hill to Stratford-on-Avon line with services being

provided by London Midland. Apart from this, the nearest stations are Birmingham

Moor Street which is situated 1.2km north of the site. Likewise Birmingham New

Street is 1.6km northeast of the site.

2.4 In terms of bus provision, there are a number of stops located directly adjacent to the

site. From these, regular services connect the site to; Druids Heath, Kings Heath,

Kings Norton (No 50), Solihull (No 3,5 and 6), Shirley (No 31), Maypole (No 2) and

Acocks Green (No 3A).

2.5 Digbeth Coach Station is located 450m northeast of the site. From here National

Express provide services to destinations throughout England, Scotland and Wales.

2.6 Overall, it is contended that the site lies in a highly sustainable location in close

proximity to a range of public transport services.

SITE SPECIFIC DETAILS

2.7 Photographs of the application site are attached at Appendix B. These illustrate that

the site adjacent to St Anne’s Church is vacant, having been demolished in phases

over the past 15 years. On the opposite side of Lombard Street, part of the Harrison

Drape site has also been demolished. However the frontage of the original Harrison

Drape building, fronting onto Bradford Street and Birchall Street, has been retained

and is proposed as to be incorporated into the redevelopment proposals for the site.

Satellite Image of the application site and surrounding area circa 2005.

Site Location

*Please note that

the some

buildings have

since been

removed


BSA.1516.5013 5

2.8 The Environment Agency Flood Map below identifies that the application site is

situated in Flood Zone 1 which comprises of land assessed as having a less than 1 in

1000 annual probability of river or sea flooding in any year (<0.1%).

2.9 The application site is not located within a Conservation Area and none of the

buildings/remaining structures are locally or nationally listed – although as noted in

the Design and Access Statement, the frontage of the former Harrison Drape

Building is noted by officers as being of some interest in conservation terms.

RELEVANT PLANNING HISTORY

2.10 A review of the publicly held records from Birmingham City Council indicate that there

have been a number of planning applications relating to the application site. A table

of the applications submitted is attached at Appendix D. The paragraphs below

summarise those that are relevant to the case in hand.

Former Harrison Drape Site

2.11 The former Harrison Drape site has been subject of relatively standard industrial /

commercial applications over the past 50 years which have reflected various

alterations and additions to the historic industrial premises. Historically, Harrison

Drape was an important manufacturer and a major employer in the City however

given the demise of the company during the mid 1990s the site was sold.

Environment Agency – Flood Risk Map

Application Site


BSA.1516.5013 6

2.12 In May 2004, an application (App Ref: C/03373/04/FUL) for the change of use and

erection of new floorspace to provide for 5,661 sq m of B1 office space and 218

residential units was submitted. This application was approved in February 2006.

While it was granted for five years, it expired on 6th February 2009 without being

implemented.

St Anne’s Site

2.13 Prior to its demolition, the St Anne’s site contained a number of different commercial

and industrial buildings.

2.14 In November 2005, an application (App Ref: 2005/07030/PA) was pursued for the

part conversion of floor space on site and part new build to provide mixed use

development of 88 residential units & 2414 square meters (gross) commercial floor

space of 1 and 2 units within B1 use. This application was granted permission on the

8th February 2006 but lapsed without implementation.

2.15 Following the more recent demolition of 80 Lombard Street, the adjacent pub and the

remaining industrial units – further to them falling into an unsound condition and

posing a public danger - the land has remained vacant.

Surrounding Area

2.16 Within the general area there have been a variety of applications concerning the

redevelopment of former industrial sites to provide for mixed use schemes

comprising residential and commercial development. These include:

Application Ref: 2007/04049/PA

Address - Bradford Street, Rea Street High Street Deritend, Birchall Street and

Chapel House Street land bounded by, Digbeth Birmingham B12

Description - Erection of new floorspace to provide for residential, retail,

commercial, leisure and community uses (Use Classes A1, A2, A3, A4, A5, B1, C1,

C3 and D2) plus ancillary parking, servicing and amenity space. The application

approved subject to conditions on 24th January 2008. The Permission has

subsequently been extended for a further three years (App Ref: 2010/05820/PA).


Address – High Street, Deritend Digbeth Birmingham - Bull Ring Trading Estate

Description of Development - Redevelopment (outline with access and siting

unreserved) for a mixed use scheme of 47,137 sqm gross internal floorspace


BSA.1516.5013 7

comprising up to: 38,850sqm Class C3 residential, 8,287sqm commercial (car

showroom/Class A3 cafes and restaurants/Class D2 leisure and community/Class A2

offices/Class B1 offices and up to 2,499sqm Class A1 retail), new public open space,

private amenity open space and up to 670 car parking spaces. The application was

approved subject to conditions on 5th January 2007.


Address – Bradford Street, Birchall Street, Cheapside Digbeth - land at

Description of Development- Erection of building to provide new residential units

and uses within planning classes A1 (Retail), A2 (Financial and professional

services), A3 (Restaurants and Cafes), A4 (Drinking Establishments), A5 (hot food

takeaways) & B1 (Business) including car parking. The application was approved

subject to conditions on 16th February 2006.


BSA.1516.5013 8

3.0 APPLICATION DETAILS

3.1 The application is for outline planning permission for the principle of mixed use

development, with details of siting, access and scale presented at this stage, but with

landscape and general elevation matters reserved for determination and approval at

a later date.

3.2 It should be noted, however, that the façade of the Harrison Drape building is

proposed for retention, given its prominence and its positive contribution to the

surrounding street scene.

3.3 With respect to the Harrison Drape site, the proposal incorporates:

• A 3* star hotel with 204 bedrooms, lounge bar, dining facilities and associated

ancillary support spaces.

• A 4* star hotel with 276 bedrooms, restaurant, fine dining area, lounge bar and

associated ancillary support space.

• A conference centre with a main auditorium for approximately 1000 people and

29 smaller conference, meeting rooms, a bar/café area, administration support

and storage areas.

• In addition, a number of breakout and meeting areas are proposed, providing for

a number of balcony/garden areas.

Harrison Drape Proposals

- Ground Floor


BSA.1516.5013 9

3.4 The St Anne’s site proposals comprise of:

• 4 retail units totalling 3100 sq.m. which front onto Lombard Street and Cheapside;

• 2103 sq.m. of space which is spread out over three storeys, facing onto Bradford Street and part of Lombard Street;

• In addition, there will be a car park spread over 5 storeys of the site, which will provide for a total of 513 spaces. An entrance and exit point to the car park is made onto Cheapside.

3.5 Furthermore, in between the retail unit facing on Bradford Street and St Anne’s

Church, a courtyard feature is proposed. The Design and Access Statement (Annex

(i) anticipates that this “will create a lively area around the entrance to the offices.

As well as respecting views of the rose window to the Church from Bradford Street,

it also creates a small sheltered urban garden that acts as a buffer to the parochial

house”.

3.6 In accordance with guidance obtained during pre-application discussions, the red

line boundary of the application generally lies to the back of pavements surrounding

the site. As detailed in drawing no’s 4405-P-51 and 4405-P-60, a number of loading

St Anne’s Proposals

- Ground Floor


BSA.1516.5013 10

bays are proposed along Lombard Street, Bradford Street and Cheapside. It is

anticipated that all works to the highway will be conducted through a Section 278

Agreement to be agreed with Birmingham City Council’s Highway Department.

3.7 Further commentary on the rationale behind the application proposals are detailed

within the Design and Access Statement which is submitted in support of this

application at Annex (i).


BSA.1516.5013 11

4.0 RELEVANT PLANNING POLICY

4.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires decision

on development proposals to be taken in accordance with the adopted Development

Plan for the area unless material considerations indicate otherwise. Principally this

concerns the Birmingham Unitary Development Plan, which is discussed below.

- National Planning Policy

4.2 PPS 1 Delivering Sustainable Development (2005) sets out the Governments

approach to the plan-led system of decision-making, and states that planning

applications should be in accordance with the Development Plan unless material

considerations indicate otherwise.

4.3 One of the main objectives in PPS1 is the use of brownfield land for development

promoting sustainable patterns of development by making suitable land available for

development in line with economic, social and environmental objectives to improve

people’s quality of life whilst protecting and enhancing the environment and ensuring

high quality development through good and inclusive design, and the efficient use of

resources.

4.4 PPS1 states that Planning Authorities should: “seek actively to bring vacant and

underused previously developed land and buildings back into beneficial use to

achieve the targets the Government has set for development on previously

developed land.”

4.5 The statement also requests that development should reduce the need to travel and

encourage the use of public transport.

4.6 It is considered that the proposed development is in accordance with the aims of

PPS1, as it will make the best use of a vacant, previously developed site, which is in

a location accessible by public transport and by foot.

4.7 PPS4 Planning for Sustainable Economic Growth (2009) combines town centre

and economic development policy into a single document, setting out the

Governments national spatial planning policies on economic development, including

retail, leisure, offices and other Class B uses. It reinforces the ‘town centres first’

policy whilst retaining the importance of the ‘sequential test’ that requires developers


BSA.1516.5013 12

to seek the most central sites first. It requires local authorities to plan positively for

sustainable economic growth.

4.8 Furthermore, PPS4 states that when assessing the need for retail and leisure

development local planning authorities should: “Take account both the quantitative

and qualitative need for additional floorspace for different types of retail and leisure

developments. In deprived areas which lack access to a range of services and

facilities, give additional weight to meeting these qualitative deficiencies. However,

any benefits in respect of regeneration and employment should not be taken into

account, although they may be material considerations on the site selection process.”

4.9 With regards to retail, it creates a new ‘impact test’ that assesses economic, social

and environmental criteria so councils can better assess the impacts on the town

centre. The expected competition test is not included in PPS4, but the Government

has stated that it will respond to the Competition Commissions recommendations.

4.10 When assessing qualitative need for retail and leisure uses, Local Authorities should:

“Assess whether there is provision and distribution of shopping, leisure and local

services, which allow genuine choice to meet the needs to the whole community,

particularly those living in deprived areas, in light of the objective to promote the

vitality and viability if town centres and the application of the sequential approach.

Take into account the degree to which shops may be overtrading and whether there

is a need to increase competition and retail mix.”

4.11 All of these considerations remain within PPS4 which also notes that a site will not be

well connected to a centre where it is physically separated from it by a barrier such

as a major road, railway line or river.

4.12 PPG13 Transport (2011) encourages the use of public transport over the use of the

private car and endorses the use of urban land in the most efficient way possible,

taking account of a sequential approach to new development. The proposed

development is situated close to existing centres which are well served by public

transport and close to transportation hubs.

4.13 PPG 24 Planning Noise [1994] – Planning and Noise outlines the considerations to

be taken into account in determining planning applications for noise sensitive


BSA.1516.5013 13

developments. It outlines the considerations to be taken into account in determining

planning applications both for noise sensitive development and for those activities

which generate noise.

4.14 Paragraph 6 of Annex 1 indicates that

“Developments such as offices, hospitals and schools will contain buildings and

activities which are noise-sensitive. But these developments are likely to occupy

sizeable sites and to contain a proportion of buildings and activities which are less

noise-sensitive. The NEC principle cannot therefore be sensibly applied to such

developments and it will be more appropriate to refer to specific guidance on internal

noise standards in respect of each activity. General information can be found in BS

8233 1987.”

4.15 PPS 25 Development and Flood Risk (2006) places an emphasis on the risk of

flooding to any new development. It is necessary that planning applications for

schemes on sites of 1 hectare or greater in Flood Zone 1 and all proposals for new

development located in Flood Zones 2 and 3 should be accompanied by a Flood Risk

Assessment. This needs to highlight all potential sources of flooding, including the

risk of flooding from rivers and other water courses, drainage systems, ground water,

canals and other bodies. It also asks for climate change to be considered as part of

the assessment, and promotes a pre-cautionary principle.

- Local Planning Policy

Birmingham City Council – Unitary Development Plan (2005)

4.16 The Birmingham Unitary Development Plan (UDP) was formally adopted in 2005 as

part of the statutory Development Plan for the city. It contains policies and proposals

which guide development up to 2011. Until September 2004, every Metropolitan

authority, including Birmingham City Council, was required to prepare such a plan for

the whole of its area, and to keep it up-to-date. Following the enactment of the

Planning and Compulsory Purchase Act 2004, a number of policies within the UDP

were ‘saved’ whilst the Local Development Framework is being prepared. It is against

these ‘saved’ policies which the proposals are assessed.


BSA.1516.5013 14

4.17 Its general policies reflect the need to achieve sustainable development objectives

and acknowledge that most new development will take place in existing built up

areas. It is fully acknowledged that proposals which would have an adverse effect on

the quality of the built environment will not normally be allowed and new

developments will be expected to contribute, in terms of their design and landscaping

to the enhancement of the City’s environment. The application proposals have been

designed within in mind.

4.18 The general policies contained in the extant UDP reflect sustainable development

objectives and acknowledge that most new development will take place in existing

built up areas. It states that proposals which would have an adverse effect on the

quality of the built environment would not normally be allowed and moreover, it

advises that new developments will be expected to contribute, in terms of their design

and landscaping to the enhancement of the City’s environment.

Chapter 15 – City Centre

4.19 With specific reference to uses and the location of the site, Chapter 15 of the extant

UDP deals specifically with the City Centre area within the Ring Road (A4540). The

Ring Road is described as a physical boundary but which also affords good private

transport links into the area. As noted above, the city centre area is served nationally

by New Street, Moor Street and Snow Hill railway stations. In addition, however, a

Birmingham Unitary Development Plan (2005) – Proposals Map

Site Location


BSA.1516.5013 15

local rail network serves the area through Bordesley Station some 750m to the south

east.

4.20 Paragraph 15.6 indicates that vacant land within Birmingham city centre is extremely

limited, and as a result development should be focused on:

• “the refurbishment/conversion of existing premises which contribute to the townscape quality of the City Centre;

• the redevelopment of existing premises; • the extension of central area functions over a wider area - up to and including land

adjacent to the Ring Road.”

4.21 Furthermore, paragraph 15.8 indicates that:

“Development within the City Centre will by its very nature be of a concentrated form. The emphasis will be on the provision of a mixture of activities, both within and between buildings, in order to provide variety and reflect the unique characteristics of the various quarters which are the hallmark of a major metropolitan centre.”

4.22 Good accessibility both to and within the City Centre by public and private transport is

essential to promote the vitality of the City Centre and new development needs to

take advantage of this wherever possible.

Economy

4.23 The Council’s commitment to the revitalisation of the City’s economy has already

been agreed as part of the Economic Strategy. This recognises that the City’s

prosperity, and its ability to provide employment, depends upon its ability to attract

inward investment and to export its goods and services.

4.24 The Economic Strategy gives a high priority to those industries which export a

substantial proportion of their output. This means that the manufacturing industry

and those services which bring in revenue from outside, such as tourism,

professional and financial services, higher education and the potential of knowledge

based industries.

4.25 An adequate supply of quality land and premises is essential for the City’s economic

prosperity. The shortage of good quality land and premises of the right size,


BSA.1516.5013 16

specification and location will not only have a negative impact on the competitiveness

of local businesses but also act as a deterrent to potential investors. A large number

of older buildings do not meet modern business requirements and many derelict sites

are not immediately available for development because they are in need of costly

clearance and reclamation work. The UDP states that a “high priority will be given to

initiatives which address the need for sustainable Brownfield development”.

4.26 The UDP (Chapter 4 – Economy) acknowledges that tourism represents one of the

most important sectors of the economy. Paragraph 4.46A indicates that “Tourism is

now a significant industry both nationally and locally. Whereas it is unlikely that

manufacturing jobs will increase in Birmingham service sector employment is

forecast to grow. Moreover, tourism provides valuable infrastructure which is

available for both the local business community and residents alike, it can

significantly improve the City’s environment, enhances the City’s image and aids

inward investment.”

4.27 A key area for action is defined as: “Developing the attractiveness of the City for

visitors including maintaining and enhancing important areas of greenspace such as

historic parks and gardens, setting up Visitor Priority Areas, developing a coherent

mix of visitor attractions and encouraging investment in retailing, restaurants, bars

and hotels.”

Retail

4.28 The UDP (Chapter 7 – Retail) states that no significant growth is expected in

expenditure on convenience goods during the Plan period. The Plan does recognise

that it is important to improve access to food shopping facilities where local access is

poor.

4.29 Wherever possible, proposals for new retail development, including large food stores

and retail warehouses will be encouraged to locate within or adjoining existing

centres. However, the Plan does recognise that this may not be possible. Schemes

located in edge or out of centre locations will only be permitted where the following

conditions are met:

• “There is no major impact on the vitality and viability of an existing centre;


BSA.1516.5013 17

• Investment in existing centres will not be deterred;

• There would be no loss of good quality industrial land;

• There would be no major loss of non-retail employment; and

• The site is widely accessible by public transport.”

SUPPLEMENTARY GUIDANCE AND DOCUMENTS

Places for Living (March 2001)

4.30 In terms of design advice, further supplementary guidance is found in Places for

Living - March 2001. This document sets out the authority’s approach to encourage

the provision of good quality accommodation in safe attractive environments. The

document emphasises five principles which are dependent on the location, size and

type of development. The guidance advocates the creation of places that; offer a

choice of housing and complementary activities; that link places with short direct

public routes which are overlooked by frontages; that are safe places having a clear

distinction between the public and private realm and that build on local character.

Places for All (November 2001)

4.31 This Supplementary Planning Guidance was approved in November 2001 and

encourages sustainable development, use of public transport and social inclusion. It

advocates the creation of a diverse, safe environment which builds on local character

and is accessible to all groups of the community.

Car Parking Guidelines – August 2010 (Draft)

4.32 This draft Supplementary Planning Guidance was published in August 2010 and sets

out the car parking standards which the council will apply when considering planning

applications for new development. It should be noted that standards identified within

this SPD are defined as a maxima.

4.33 In order to reflect the different levels of accessibility by public transport, the city has

been divided into three areas. The application site is located within Area 2 which

comprises the ‘outer’ parts of the City Centre extending to (and including both

frontages to) the Ring Road. Based upon the schedule identified within Section 3, the

following parking guidance is set for particular types of development:


BSA.1516.5013 18

• Hotels over 50 bedrooms – 1 space per 4.5 bedrooms

• Conference facilities – 1 space per 7.5 seats

• Retail Convenience (A1) – 1 space per 21 sq m

• Retail Comparison (A1) – 1 space per 30 sq m

• Offices (B1/A2) – 1 space per 45 sq m

- Emerging Planning Policy

Birmingham Core Strategy

4.34 Following the enactment of the Planning and Compulsory Purchase Act 2004, local

planning authorities have to produce a Local Development Framework which will

replace the Unitary Development Plan. The LDF consists of a portfolio of

Development Plan Documents which include a Core Strategy DPD. The aim of the

Core Strategy is to provide a spatial planning vision and strategy that will shape the

future of a particular area.

4.35 Within Birmingham, the draft Core Strategy was published in December 2010 and is

currently out for public consultation until March. Once adopted the Core Strategy will

provide a 20 year development framework for the city up to 2026.

4.36 The overarching vision of the Core Strategy consists of four key points, which are:

- Sustainable growth

- A vibrant global city

- An innovative and connected city

- A high quality of life and a sense of place

4.37 In order to achieve this vision, the Core Strategy sets the target to create 100,000

new jobs over the plan period. In order to achieve this part of the vision the Council

will support retail and office growth within the City Centre. Furthermore the council

will look to diversify uses within centres whilst releasing poor quality industrial sites

for other uses such as housing, education and community uses.

4.38 With specific regard to the City Centre, the Core Strategy has split the city into seven

quarters. In terms of development, the council aim to provide major new investment

with office, retail, cultural and housing uses being supported. The application site is

situated within the Southside and Highgate Quarter. Further details on this quarter

are identified within the Big City Plan.


BSA.1516.5013 19

Big City Plan Masterplan

4.39 In September, Birmingham City Council published the Big City Plan City Centre

Masterplan for a 12 week public consultation. This document has been produced as

a non-statutory planning and regeneration framework for the city centre, with the key

principles of this Masterplan being embedded in the Council’s Core Strategy.

4.40 As illustrated on the plan below, the site lies within the Southside / Highgate quarter

which includes the Southern gateway priority area of the Wholesale Markets.; the

historic manor house and moat lying underneath the Wholesale Markets; the coach

station; the Hippodrome Theatre and Birmingham Royal Ballet; Chinese Quarter;

Gay Village; and the Irish Quarter.

4.41 The area encompasses a major stretch of the River Rea; the oldest part of the City

and the site of its industrial heritage and Victorian growth. Land between Sherlock

and Barford Streets, down to the River Rea and beyond to Highgate, is currently

covered by low intensity industrial premises ripe for redevelopment.

4.42 The Vision for the area is to bring about significant change of the Wholesale Markets

site as a catalyst for investment for the wider area and specifically;

Big City Plan

Southside and

Highgate Quarter Plan

Application Site


BSA.1516.5013 20

• develop Moat Square as a major public realm area with appropriate water

feature; maintain and improve the quality and function of Highgate Park;

• improve access to and along the River Rea;

• improve transport links and connectivity across and through the area;

• improve the quality of space for pedestrians;

• encourage residential development;

• strengthen the area’s character and create a major cultural destination including

the potential to development a modern art gallery;

• encourage the Irish character of the area;

• deal with vacant and underused land and buildings and encourage appropriate

commercial development;

• encourage space for small scale industrial and commercial activities to serve the

local economy;

• protect key views such as St Martin’s, Rotunda, Digbeth Police Station, the

Paragon Hotel, and the Digbeth HMV Institute;

4.43 The area will offer opportunities for residential, retail, leisure, entertainment, offices

and high tech manufacturing industries.

4.44 The BCMP includes some design guidance including general policies on tall

buildings; encouraging these to lie along the City centre ridge and specifically

restricting them in the Digbeth and Southside/Highgate areas. General heights of

new development across this area will range from 3 to 12 storeys with opportunities

to rise to 15 to mark key views and focal points.


BSA.1516.5013 21

5.0 COMMENTARY

PROPOSED LAND USE

5.1 The proposed development comprises of a mixed use scheme that, it is contended,

will have a positive effect upon the surrounding street scene, whilst creating an

attractive and viable commercial development. Given the site’s location and

surrounding uses, it is considered that the principle re-use of the land for a mixed use

development is appropriate.

5.2 It is considered that the uses proposed within this development compliment other

proposed developments within the locality. Furthermore, it is contended that the

proposed development accords with the aspirations of national planning policy as

well as extant and emerging local planning guidance.

5.3 The redevelopment of this brownfield site will help to achieve the Government’s

brownfield targets for development on previously developed land, bringing it back into

beneficial use.

5.4 As noted earlier within this submission a range of technical reports have been

prepared in support of the proposals. These are presented further to pre-application

discussions with relevant officers within the planning, urban design, conservation,

environmental and highways department.

5.5 By way of an overview of these technical reports, the following extracts and

summaries are highlighted:

DESIGN ISSUES

5.6 The site plans are accompanied by a Design and Access Statement (Annex (i), both

having been having been prepared by JNP Architects.

5.7 In terms of design, the site is considered suitable for mixed use development and

reflecting the above:

“The proposed development consists of a mixture of 5-7 storeys with the highest

storeys located at the 4 star hotel along Birchall Street.


BSA.1516.5013 22

The density and height of the proposals are characteristic of the surrounding inner

city context and also respond to other proposed developments as previously

highlighted.

While offering a contextual response to physical surroundings, the level of

development also seeks to satisfy the clients brief and provides economic viability.

5.8 With regards to the massing and density of the Harrison Drape building, the Design

and Access Statement indicates that:

“The massing of the various elements on the levels above the Harrison Drape façade

have been set back and limited in height to allow the existing façade to dominate the

development. We have responded to the level differences along Bradford Street by

tying in with the streetscape and creating a taller building to the corner of Harrison

Drape site where no façade is being retained. This corner acts as a Landmark in

terms of massing height and aesthetics which is demonstrated later in the report.

In terms of density, the taller heights are arranged around the perimeter of the

boundary on the Harrison Drape site to allow an urban landscaped garden in the

centre located on the roof level of the main auditorium building. The bedrooms to the

rear of the hotels and the rooms to the rear of the Conference Centre benefit from

views onto this. It is also proposed to have access to the gardens as desired by the

eventual Operators. This urban patter is also reflective of the approved proposals for

the adjacent sites which also have internal courtyard gardens.

Contrary to typical floor to floor heights, the lower floors of the 3 star hotel have been

extended in height to respect the established floor to floor heights of the existing

Harrison Drape façade. However, the upper levels maintain smaller heights to ensure

they remain subordinate to the mass of the existing façade.

5.9 With regards to the St Anne’s site;

“…the overall design for the massing and density proposed reflects the immediate

surroundings, namely the St Annes Church and the parochial house.

The first and second floor levels of the offices are enclosed in a brick enclosure which

was similar proportions to the existing Harrison Drape façade further down the street.

The streetscape has been designed to respect the heights set on the Harrrison Drape

adjacent. The public views from street level are important in establishing the massing

and heights and have been give due consideration. The more important being that of

the rose window from Bradford Street.”


BSA.1516.5013 23

5.10 Further details retailing to the rationale behind the proposals are identified within the

Design and Access Statement attached at Annex (i) to this application.

TRANSPORT ISSUES

5.11 A Transport Assessment has been prepared by URS Scott Wilson and is presented

in support of the application as Annex (ii). The Assessment concludes:

“It is considered that the development proposals accord with the different levels of

policy guidance in terms of site location, access strategy, accessibility, parking,

sustainability, and mix of uses.

Accessibility Appraisal

The proximity of the proposed development to the city centre means that the

development site has good connections to the transport facilities and amenities in the

city centre, including bus and rail services. The site is within walking distance of the

main railway stations and bus stops, as well as being in close proximity to the

Birmingham’s main coach station.

The site provides good access to established pedestrian and cycle routes that serve

the city centre and the surrounding area. The layout of the site complements the

movement requirements of cyclists and pedestrians and furthermore, will help to

promote access by these modes from the surrounding area.

The site is in close proximity to important local traffic routes, including the inner ring

road and the main radial routes into and out of the city centre, which in turn provide

good access to the trunk road and motorway network.

The site of the proposed development is highly accessible by public transport, by

bicycle and on foot, in addition to being very accessible by car.

Trip Generation

Trip generation data was obtained from the TRICS trip generation database and the

Connaught Square Transport Assessment which was undertaken by Scott Wilson on

half of Naus in 2006.

An adjustment to the rates was made to take into account the proximity of the site to

the city centre. Following adjustment, the proposed development will generate 280

vehicle movements in the AM peak and 272 in the PM peak hour.


BSA.1516.5013 24

The generated traffic was assigned to the network in accordance with existing traffic

movements in the area, resulting in a 40:60 split to the west (city centre) and east of

the development respectively.

Traffic Impact

Junction assessments have been undertaken at the key junctions in the study area.

The assessments showed the proposed development will only have a minor impact

on the majority of the junctions in the study area.

The proposed development will have an impact on the Cheapside/Alcester Street

junction which is located close to the development’s car park access and forms part

of the main access route to the development from High Street Deritend. However the

junction is expected to operate over capacity by 2013 without the proposed

development.

The main vehicular access to the proposed development is via the car park access

located on Cheapside to the west of the Cheapside / Alcester Street junction. The

junction assessments showed that the proposed site access junction will work within

capacity in all scenarios tested, with minimal queuing and without impacting on the

through traffic on Cheapside.

Highway Safety

A review of the accident records for the most up to date three years of data was

undertaken. Cluster sites were identified at 4 junctions in the study area, the most

significant of which was at the Cheapside / Alcester Street junction which had on

average 2 injury accidents per year.

It is considered that the main impact on road safety will be due to the increased traffic

using the Cheapside / Alcester Street junction. Elsewhere in the study are the impact

of the proposed development on road safety will be minimal.

Parking Considerations

Birmingham City Council’s (BCC’s) – The Birmingham Parking Policy was used as

the guidance for the amount of car parking and cycle parking required.

The propose development will provide a 513 space car park. Whilst the capacity

exceeds the number of spaces recommended in the Birmingham Parking Policy, the

proposed car park will accommodate the loss of on-street parking in the vicinity of the

development, and cater for additional parking associated large events at the hotels

and conference facilities.


BSA.1516.5013 25

Automatic barriers are proposed to control entry and exit from the car park and

predicted to operate well within capacity during the peak hours for arrivals and

departures.

Servicing Considerations

The proposed development will have three dedicated service access points, and a

number of shared use lay-bys for servicing and for taxi and coach pick up / drop

areas. Lombard Street will serve as the main service and delivery access for the

retail units which have frontages to Lombard Street. A gated Waste Yard will be

accessed from Cheapside and will be the only vehicular access for service vehicles.

Mitigation

A pre-application meeting was held with a representative of BCC’s Transport

Development Control team to discuss the findings of the TA. It was agreed that no off

site highway works are required to accommodate the transport impacts of the

proposed development.

FLOOD RISK AND DRAINAGE ISSUES

5.12 A Flood Risk Assessment has been prepared by URS Scott Wilson and is presented

in support of the application at Annex (iii). With regards to potential flood risk and

drainage, the Assessment confirms that:

“It is considered that the proposed development will not result in any detrimental

impact on the existing floodplain and any of the surrounding properties.

It is considered that the proposed drainage scheme will not result in an increase in

flood risk to surrounding properties or the development site.

It is therefore considered that Planning Consent should not be withheld on flood risk

grounds.”

ECOLOGY ISSUES

5.13 An Extended Phase 1 Habitat Survey has been prepared by URS Scott Wilson and is

presented in support of the application at Annex (iv). This report has been compiled

to identify any ecological risks associated with the proposed development and enable

any requisite mitigation steps are taken to ensure that the necessary works can be


BSA.1516.5013 26

completed in compliance with any wildlife law and best practice. The Assessment

concludes that:

“Overall the loss of the buildings and hardstanding environment provided by the

Harrison Drape and St Anne’s site is not considered significant due to the common

occurrence of such features within the city location. The habitats within the site

(buildings, hardstanding and scrub) may however, be of importance at a local scale

for species such bats, black redstart, peregrine falcon and other general nesting

birds, a discussed in Section 4. The proposed development will result in the loss of

these habitats and therefore pose as a threat to protected species if present.

However, these potential ecological constraints can be addressed by following the

recommendations put forward below.

Bats

Buildings and structures within the Harrison Drape and St Anne’s site with potential

for roosting bats will be lost as part of the proposed development. In addition to this,

buildings adjacent to the works/site which also have bat roosting potential maybe

also be affected through vibrations and noise which can disturb roosting bats if

present.

It is understood that a bat roost potential survey was commissioned separately by the

Naus Group for the former URS to undertake (this was before the merge of

URS/Scott Wilson). This survey was undertaken in November 2010. Further details

regarding the findings from this survey are separately reported in the document

49364020/001.

Birds

The site offers both nesting (within scrub and building features) and foraging habitat

for small birds including black redstart and peregrine falcon.

Due to the potential presence of two Schedule 1 (WCA 1981 (as amended)) bird

species it is recommended that a modified breeding bird survey is undertaken, which

would incorporate a methodology suitable to detect black redstart presence. Breeding

bird surveys should be undertaken within the breeding season, mid April to the end

June inclusive. Peregrine falcon would be detected during a breeding bird survey.”

ACOUSTIC ISSUES

5.14 A Noise Assessment has been prepared by URS Scott Wilson and is presented in

support of the application at Annex (v). The Assessment confirms:


BSA.1516.5013 27

“The measurements indicate that the northern boundary of the site falls within NEC

C/D during the daytime and NEC C at night. The southern boundary of the site falls

within NEC A/B during the day and NEC B at night.

Higher specification acoustic glazing and an appropriate ventilation system will need

to be installed to ensure that adequate internal noise levels are achieved. A detailed

BS 8233 assessment, including a specification for glazing, should be undertaken

once the layout for the site and room and window sizes are finalised.

An assessment of the noise impact of the increase in road traffic levels as a result of

the operation of the development shows that at residential properties a maximum

increase in the LA10,18h of no more than 2 dB is predicted, a minor increase. At

non-residential properties a maximum increase in noise levels of 7 dB has been

predicted, a moderate impact.

A BS 4142 assessment of the existing electricity substation located on Cheapside

has indicated a Rating Level 11 dB below the average background noise levels. This

indicates that complaints are unlikely.

The fixed plant arrangement for the development is not known at this stage therefore

a BS 4142 assessment cannot be undertaken. Instead, criteria for the maximum

recommended Rating Level at the nearest sensitive receptors has therefore been

calculated based on the existing background noise levels. It is recommended that a

full BS 4142 assessment be undertaken once the specification for fixed plant has

been finalised.

Currently no details are available with regards to the construction of the scheme and

however details of how construction noise could be mitigated to reduce impacts at

noise sensitive properties is given.

On the basis of the above it is considered that the site can be developed as a hotel

and ambient noise levels can be adequately controlled to provide acceptable internal

noise levels within hotel rooms.”

AIR QUALITY ISSUES

5.15 An Air Quality Assessment has been prepared by URS Scott Wilson and is presented

in support of the application at Annex (vi). The purpose of this Assessment was to

determine the significance of the predicted effects of potential fugitive emissions of

dust and particulate matter during construction phase and the predicted effects of

road traffic emissions during the operational phase of the proposed development.

5.16 The potential effects of the development on local air quality have been assessed with

regards to national legislation and local policies for the control of air quality and


BSA.1516.5013 28

employing a methodology developed in discussion with the local authority air quality

officer. The conclusion of this assessment confirms:

“The potential effects of fugitive emissions of dust and particulate matter (PM10)

during the construction phase are normal for the type of development proposed. The

effective implementation of measures detailed within an agreed dust mitigation

method statement will minimise impact on receptors to infrequent, short term events.

The overall effect of dust during the construction phases of the proposed

development will be negligible at receptors even close to the site boundary.

The proposed development is located inside an Air Quality Management Area

(AQMA) declared with regard to nitrogen dioxide. Local air quality has been predicted

to be within the National Air Quality Objective for nitrogen dioxide and particulate

matter. During the operational phase, the proposed development will cause small

changes to the number of vehicles travelling along the local roads to access to the

site. The exhaust emissions from the additional vehicles would increase annual mean

concentrations of nitrogen dioxide and particulate matter in the proposed year of

opening at receptors close to the development site, but the changes of total nitrogen

dioxide concentrations will be small on roads in the vicinity of the site, which will lead

to slight adverse effects. Further away from the site, the changes of nitrogen dioxide

concentrations would be smaller, and the effect on air quality would be negligible.

The changes of particulate matter concentrations would be imperceptible at all

receptors and hence have negligible effects.

The proposed development would not cause new breaches of National Air Quality

Objectives, would not introduce new receptors to places where the pollutant

concentrations will be exceeding National Air Quality Objective, and would not

intervene with the implementation of actions identified in Birmingham City Council’s

Air Quality Action Plan. Considering that the effects are negligible for the whole city

expect a few receptors on roads in the vicinity of the site, the overall effect of the

operation of the proposed development has been determined as being not significant

in terms of local air quality.”

GEO-ENVIRONENTAL ISSUES

5.17 A Geo-Environmental Desk Study has been prepared by CARD Geotechnics and is

presented in support of the application at Annex (vii). The aim of the study was to

undertake a desk based assessment of the ground conditions and contamination of

the application site. The assessment states that:

General

Historical map review has identified several industrial land uses on the Harrison

Drape and St Anne’s sites, which include a brass foundry, plating works and printing

works amongst others. Given the industrial history of the two sites and the immediate


BSA.1516.5013 29

surrounding area, some contamination is considered likely to be present in the

shallow soils beneath the site.

Ground contamination is likely to comprise a variety of contaminants such as heavy

metals, hydrocarbons and possibly solvents. Future redevelopment and potential

introduction of soft landscaping areas can expose the future site users to the

contamination if present in the shallow soils. Potential risks to underlying aquifer(s)

and future buildings have also been identified.

Recommendations for further works have been outlined in the sections below.

However, it is noted that these will need to be confirmed following an intrusive

investigation and refinement of the Conceptual Site Model.

Site preparation

During the construction phase, obstructions in the form of old foundations and Made

Ground are likely to be present across much of the site. Additionally, underground

services below the site will require protecting or terminating prior to construction.

During the removal / preparation works, should any service trenches be noted to

contain contaminated materials or any tanks be found, these should be inspected

and / or sampled by a suitably qualified Geo-environmental Consultant to determine

any wider environmental risks from the material and take appropriate samples for

disposal / treatment.

At least some buildings currently present on the Harrison Drape site are likely to have

asbestos containing materials. In this regard, a refurbishment / demolition asbestos

survey will be required prior to demolition of existing structures.

Imported materials

All materials imported to site must not be considered a waste material and must

come from a known and reputable source with all accompanying Duty of Care

documentation. The material should be free from visual or odorous contamination

and should be tested prior to import to site to determine if it meets the requirements

for the proposed use both chemically and geotechnically.

Waste

Materials including excess soils from development works should be disposed to a

registered landfill site according to the Environmental Protection (Duty of Care)

Regulations 1991 (as amended) and Landfill Regulations 2002 (as amended).

The materials should be classified in accordance with the Hazardous Waste

Regulations 2005 (as amended). It is possible that much of the natural soils may

classify as inert or non hazardous, though the Made Ground is likely to be classified

as hazardous or non-hazardous (e.g. ‘contaminated soils’ that do not have hazardous

properties).


BSA.1516.5013 30

Waste Acceptance Criteria (WAC) testing will be required for hazardous waste prior

to disposal. Soils other than those classed as hazardous may undergo WAC testing

to determine whether or not they meet the criteria for disposal as inert waste.

Recommendations for further work

Potential sources of contamination have been identified at both sites, which may

have resulted in the pollution of soils and groundwater. It is therefore recommended

that an intrusive ground investigation is undertaken to establish the nature and extent

of potential contamination at both the Harrison Drape and St Anne’s site. This

investigation should aim to confirm the underlying ground and groundwater

conditions and refine the Conceptual Site Model, in addition to undertaking a Tier 1

Quantitative Risk Assessment. Soil and groundwater samples obtaining during the

intrusive investigation should be tested for range of contaminants including heavy

metals, petroleum hydrocarbon and PAH and solvents, as appropriate to site

observations.

This investigation should include assessing the risk from soil gases to aid the design

of gas protection measures, should they be required.

The site investigation will quantify the risks identified and determine the need for

further more details assessment or remediation. If remediation measures are

required then these will need to be agreed with both the Environmental Agency and

the Local Authority and a Remediation Implementation Plan produced in accordance

with Contaminated Land Report (CLR) 117.”

RETAIL IMPACT ASSESSMENT 5.18 A Retail Impact Assessment has been prepared by MWA Ltd and is presented in

support of the application at Annex (viii). The Assessment states that:

With regard to retail issues and the potential trading effects we conclude as follows:

• The former Harrison Drape site arguably lies in an edge of centre location12 for

retail purposes and in-centre for the hotel and office uses.

• The primary catchment area of the proposal equates to the Birmingham City

Centre South zone (No. 24) as defined in the RNA. This area is acknowledged to

be seriously deficient in the range of food and convenience goods shopping. This

is leading to a considerable annual loss of expenditure creating unsustainable

travel patterns.

• The central Birmingham household survey (2004) identifies the use of

convenience shops in the City Centre and in local centres within the area to the

south of the City Centre, as being low, both for main and top up shopping. Thus,

there is considerable potential for the southern central area to increase the

convenience goods expenditure retention within the primary catchment. This is

also confirmed by the RNA.


BSA.1516.5013 31

• The scale of the proposed convenience and comparison goods floorspace is

appropriate for complementing and strengthening the City Centre’s role as the

regional shopping centre for the West Midlands, notwithstanding its relatively

small scale in the City Centre context. Furthermore, a mixed use development of

the scale proposed not appropriate in one of the smaller local centres in the

southern central area. The RNA supports the expansion of retail floorspace

within the Digbeth area to stimulate regeneration and economic development.

• The trading impact of the proposed development on both a convenience and

comparison goods basis are judged to be very limited with all impacts being at

1% considerably less on existing centres and retail facilities. The main food

stores examined are all trading extremely well and both Birmingham City Centre

and Solihull Town Centre are vital and viable.


BSA.1516.5013 32

6.0 CONCLUDING REMARKS

6.1 It is considered that the proposals presented within this application accord with

national planning policy as well as extant and emerging local planning policies. The

proposals present a comprehensive redevelopment scheme that will bring a currently

vacant site back into beneficial use. The mixed use approach, incorporating hotel,

conference and retail land uses will help regenerate the area and form an important

link between other proposals in the surrounding area.

6.2 In terms of design it is contended that the incorporation of the existing Harrison

Drape façade within the proposals will allow the proposals to retain an important link

to the historical use of the site and area. Furthermore, it is contended that the

proposals presented are of a density and height which is characteristic of other sites

and development proposals within the surrounding area.

6.3 It is considered that relevant technical issues have been addressed through the

preparation of the reports outlined in Chapter 5 above and are submitted as a series of

annex reports. As such Officers and Members can have confidence that the site can be

developed appropriately and to the highest quality in terms of siting, scale and massing;

that access can be achieved without detriment to the public highway and/or safety of

other road users; that the site will not have a detrimental impact on the existing floodplain

or surrounding properties and development schemes.

6.4 In light of the above, it is respectfully requested that the proposals be recommended

for approval and placed before the appropriate Committee at the earliest opportunity.

CSJ BROOKE SMITH

JANUARY 2011


BSA.1516.5013 33

APPENDIX A - OS BASE LOCATION PLAN

Please note that the plan is for illustrative purposes only, i.e. not to scale and some

property has since been demolished but is still shown on OS plans


BSA.1516.5013 34

APPENDIX B – PHOTOGRAPHS


BSA.1516.5013 35


BSA.1516.5013 36


BSA.1516.5013 37


BSA.1516.5013 38

APPENDIX C – PLANNING HISTORY

Harrison Drape

App No Date of Registration

Description of Development Decision Date of Decision

2004/03373/PA 26-05-2004 Change of use and erection of new floorspace to provide for 5661 sq.m of B1 Office space and 218 residential units, access and parking

Approved subject to conditions

06-02-2006

1996/00188/PA

29-01-1996 Erection of ventilation extract stack. Approved subject to conditions

11-03-1996

1993/04287/PA

19-10-1993 Display of company names and logos Approved subject to conditions

14-12-1993

1992/04063/PA

07-10-1992 New surround to new reception entrance (revision to elevation only, no floorspace) - installation of


23-11-1992

1992/04053/PA

07-10-1992 One backlit halo illum. "hd" logo on face of bldg/ one int. Illum.built-up letters between two tubular support rails.


23-11-1992

1991/05315/PA

13-12-1991 Demolition of existing bldgs erection of new structure/roof construct goods unloading area partial re-cladding of bldng


28-01-1992

1991/03161/PA

15-07-1991

Display of 2 agents letting boards

Approved Temporary

13-08-1991

Lombard Street/St Annes Site

App No Address Date of Reg

Description of Development

Decision Date of Decision

06620000

02-01-1950

Exten of 1st flr accommodation for research section (see pa 4822/2)

Unknown

10075007

110-116 Lombard street Birmingham

25-10-1955

Retention of building & continuance of use

Approve 15-12-1955


BSA.1516.5013 39

10075008

110-116 Lombard street Birmingham

08-12-1955

Two storey office and store building

Withdrawn by Agent

05256010 Lombard Street/Darwin Street – Corner of

03-06-1970

Erection of 2nd

floor offices and workshop

Approve

A0921400 Car Park At C-o Lombard Street-Lower Danish Street

21-11-1974

8x4 Free Standing Sign Approve subject to conditions

12-12-1974

31328001

42 Lombard street Cheapside

01-12-1978

Construction of a footpath crossing


20-04-1978

49751000

77 Lombard street city

01-02-1979

Change of use to betting office

Approve subject to Conditions

22-03-1979

11112002

Lombard Street Imperial Works Jason Brassware Limited B12 0QY

14-05-1979

Restoration of fire damage brass founders-(re-production brass castings)


10-05-1979

31328002

Lombard street Birmingham 12

14-06-1979

Storage and ancillary office extension to existing factory


26-07-1979

05256015 Lombard Street Highgate

18-02-1980

Erect. of factory, const. of service yard & footpath crossing

Approve subject to conditions

04219005 Rear of 74-82 Lombard Street Birmingham (part of whole corner site (Lombard Street/Moseley

10-10-1988

Demolition of rear wings of listed buildings at 74-80 Lombard Street and the erection of a single storey porta


0429006 Rear of 74-82 Lombard Street Birmingham

10-10-1988

The erection of a single storey portal framed industrial unit as an addition to the existing works of L T Will


30197004 106-108 Lombard Srtreet Digbeth Birmingham

20-10-1989

Erection of rear extension to a factory premises


04219007 74-82 Lombard Street Birmingham

03-01-1990

Demolition of Grade II Listed building known as 76-80 Lombard Street and

unknown


BSA.1516.5013 40

clearance of areas for off street parking

1990/01179/PA

74-82 Lombard Street Birmingham

03-01-1990

Demolition of Grade II Listed Building Known as 76-80 Lombard Street, and formation of car park

Refuse

1990/03676/PA

98-104 Lombard Street Digbeth

13-08-1990

Dismantling & rebuilding of front & rear elevations of unit a, alterations to other elevations extn to roof


1990/05570/PA


29-11-1990

Erection of 3 units to r/o site (C,D & E) for Class B1 (b&c) & C/O/U of units A&B to class B1 (b&c)


1991/00152/PA


11-01-1991

Demolition of a Grade II Listed Building and clearance for off street parking


1991/00153/PA


11-01-1991

Demolition of Grade II Listed Building known as 80 Lombard Street and clearance of area for off street parking


1991/00997/PA


28-02-1991

Change of use of premises fronting Lombard Street


1991/01585/PA

John Heath & Co Lombard Street Highgate

08-04-1991

New loading deck and canopy


1991/04513/PA

74-82 Lombard Street Highgate

09-10-1991

Demolition of 74-78 Lombard St off street parking at 74-78 and erection of security fencing at pavement boundary


1991/04465/PA

98-104 Lombard Street units D & E

07-10-1991

Change of use to drawing studios (class B1a)


1997/01283/PA

90-92 Lombard Street Digbeth B12 0QR

25-03-1997

Alteration to footpath crossing


1998/00097/PA

55 Lombard Street Highgate B12

12-01-1998

Change of use to Class B8 (Storage & Distribution

Withdrawn by Agent

2000/04489/PA

84-96 Lombard Street Highgate B12 0QR

12-09-2000

Erection of industrial fabrications buildings and associated offices, car parking and boundary treatment

Approve with conditions

2000/04905/PA

76-82 Lombard Street Digbeth B12 0QR

10-10-2000

Installation of footway crossing

Approve subject to


BSA.1516.5013 41

conditions

2005/07030/PA

Bradford Street, Lombard Street & Cheapside Digbeth – land bounded by and fronting

09-11-2005

Part conversion & part new build to provide mixed use development of 88 residential units & 2414 square metres (gross) commercial floor space of 1 and 2 within B1 use


2006/01254/PA

72a Lombard Street First Floor Digbeth Birmingham

01-03-2006

Change of use of first floor from industrial / warehouse (use classes B2/B8) to education and training centre (use class D1)


2008/04841/PA

106-108 Lombard Street Digbeth Birmingham B12 0QR

10-09-2008

Continued use of site as place of worship and religious instruction


2009/00249/PA

106-108 Lombard Street, Digbeth Birmingham B12 0QR

21-01-2009

Variation of condition (C3) attached to c/04841/08/FUL to allow Sunday opening from 0900 to 1400


2009/00607/PA

71 Lombard Street Digbeth Birmingham B12 0QU

11-02-2009

Change of use of industrial unit to community centre and private members club and alterations to front elevation


2010/01150/PA

67 Lombard Street amd 74-77 Moseley Street Digbeth Birmingham B12 OQR

04-03-2010

Change of use of ground floor from car body workshop to MOT test centre and car body workshop



BSA.1516.5013 42

APPENDIX D – DESIGN REVIEW PANEL COMMENTS

MINUTES OF THE SPECIAL DESIGN REVIEW PANEL Tuesday 5th October at 10.00 a.m. in Room 202, 1, Lancaster Circus

Present: The Panel Nigel Edmondson - City Design Team (Chair) John Davies - Planning Management Simon Delahunty-Forrest - City Design Team Patricia Gomez - City Design Team Agne Selemonaite - City Design Team Andy Wayro - City Design Team Tony White - City Design Team Simon Garrad - City Centre Development Team Marie Bird - City Centre Development Team Mike Hodder - Conservation Barry Adams - Urban Design Department Richard Culliford - Building Consultancy The Development Team Louise Brooke Smith - CSJ Brooke Smith Keir Price - CSJ Brooke Smith Dermot O’Hagan - JNP Architects

Agenda The following item was considered: Former Harrison Drape and St Anne’s, bounded by Bradford Street, Birchall Street, Cheapside and Lombard Street, Digbeth Mixed use development comprising 2 hotels, conference centre, retail and office use and multistory car park


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MINUTES OF THE SPECIAL DESIGN REVIEW PANEL Tuesday 5th October at 10.00 a.m. in Room 202, 1, Lancaster Circus Harrison Drape and St Anne’s – Bradford Street, Birchall Street, Cheapside and Lombard Street, Digbeth

Dermot O’ Hagan presented the developer’s proposals to the Panel.

The site context, analyses of existing buildings on the site, design proposals and policy context were presented. The site currently comprises of two distinct sites; former Harrison Drape factory premises and the now cleared site adjoining St. Anne’s church. Both sites and the surrounding area were described as having significant variety; in terms of building heights, uses and styles. Predominantly the site and wider context comprises of buildings of brick construction, 3-6 storeys and mainly industrial. Although, there are other uses in the vicinity; such as churches, public houses and community facilities.

It is proposed to submit an outline application, with details shown for illustrative purposes only. Consent will be sought for the amount of proposed development; therefore the main considerations at this stage are the proposed layout, massing and scale of development. Existing and proposed 3D models have been produced.

The proposed development would comprise a mixed-use development, with the primary uses being two hotels, a 3 star and 4 star with conference facilities (for up to 3000 people). Other uses would include retail, offices and a multi-storey car park.

The front facade of Harrison Drape along the majority of Bradford Street and part Birchall Street would be retained. These facades represent the oldest and most historic character of the existing building. Retention of the whole building would be difficult due to limited internal building heights, the framing system and levels.

In terms of the Harrison Drape site, the 3 star hotel would have main pedestrian accesses off Bradford Street and Birchall Street; the 4 star hotel would have a main access off Bradford Street. Between the hotels, conference facilities would be provided. The main entrance to the conference facilities would be set back behind brick piers of the existing building, which would be retained to form a colonnade. Behind the piers, a glazed entrance system is proposed. Service access for these uses would be off Cheapside. Between the hotels and conference facilities, a part covered internal street would be provided. The roof structure to the main auditorium would comprise a single structure with a span of 80m. Indicative drawings show landscaping of the main auditorium roof, although it was stated that at present the details of the roof structure are unresolved. The St Anne’s site would comprise retail uses fronting Bradford Street, Lombard Street and Cheapside. Offices and a multi-story car park would be provided on upper floors. Between St Anne’s Church and the retail / offices, an entrance courtyard is proposed. Access to the car park and servicing would be off Cheapside.

Heights around the perimeters of the site would vary from 4 to 7 storeys. The 3 star hotel fronting Birchall Street would be generally 5 storeys, with a further floor set back from Birchall Street and Cheapside. The 4 star hotel would be generally 6 storeys,


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reducing to 5 storeys along part of Cheapside and increasing to 7 (with a set back) along Lombard Street. The Conference facilities would comprise a double height auditorium (930 sq.m), within the site, with ancillary facilities and break-out rooms. On St Anne’s site, fronting Bradford Street, Lombard Street and Cheapside, retail units would be provided at ground floor. Three storeys of office accommodation (22 000 sq.m) would be provided fronting Bradford Street and part Lombard Street. The remainder of the upper floors would comprise 5 storeys of car parking (around 500 spaces).

The front façade of Harrison Drape would be retained along most of Bradford Street and part along Birchall Street. The new elevation along the remainder of Birchall Street would be set back, enabling a landscape strip to be provided. On the corner of Birchall Street and Cheapside, a glazed staircase is proposed. Above the retained elevations, the proposed 3 star hotel and conference facilities would have a fenestration which would have a strong horizontal emphasis, with vertical elements, reflecting the retained Harris Drape building.

The proposed 4 star accommodation would make a design statement, with the front elevation comprising a mixture of brick, glass and cladding system, with a vertical emphasis. The key elevation of the multi-storey car park would have a sculptural effect, with a finned louvre system. Together, the proposed buildings would form a collage in terms of appearance.

The site is located on the boundary of the Digbeth Quarter and Southside / Highgate. Planning policies in this area aim for growth, culture, sustainability, connectivity, walkability, respect for heritage, and restraint on building heights.

The Panel commented as follows:

• The retention of the front façades and returns are welcomed. These are the oldest

parts of the existing building and of greatest merit.

• The proposed heights, scale and mass are acceptable.

• The proposed conceptual elevational treatments are too busy and confusing,

particularly the proposed four star hotel and car park. There are too many variances playing against each other. The façade treatments should be more restrained and simplified both in terms of detailed design and materials. The use of visually softer highlight materials, such as timber, rather than metal, should be explored.

• There would be insufficient activity on Cheapside. While it is acknowledged some

service requirements can only be achieved off Cheapside, the possibility of relocating car park access and office servicing onto Lombard Street should be explored and more active frontages provided along Cheapside.

• The proposed hotels, in particular, would generate taxi movements. It is necessary to

make adequate provision. This should be addressed in the proposals.

• Whilst the Panel welcomed the principle of a fully glazed entrance to the conference

centre behind the retained colonnade, there is a need to better frame the entrance.


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Also, the location of the main entrance creates a pinch point. Consideration should be given to relocating the entrance further down the street, by at least one bay, to create a more generous and inviting space.

• Internally, more interest is required to the proposed long corridors in the form of public breakout spaces which would provide outside views and natural light. These could, for example, be provided opposite lifts.

• The room layout of upper floors should be more carefully considered, particularly respecting the relationship with corners, many of which provide opportunities for nonstandard rooms or amenity space.

• The panel welcomed the concept of providing a landscaped roof above the main

conference auditorium. This would provide light, visual and amenity benefits. It was acknowledged that loadings would be an issue on such a wide span. However, the panel felt that a good landscaped roof was a key element of the proposals and that some form of public access in the form of limited spill out spaces should be catered for.

• The corner of Birchall Street and Cheapside is an important junction. The provision of

a glazed staircase in this location should be reconsidered and perhaps a more active use provided in order to create a more visually interesting focal point.

• The proposed courtyard between St Anne’s Church and Bradford Street should be

carefully detailed. It is a complex space with issues of conflict between public / private access and changes in levels. The space should be visually accessible from the street.

• Night time external lighting would be key consideration and should be carefully

considered at this stage. Action: John Davies and Simon Delahunty-Forrest to continue to work with the design team to develop an acceptable scheme.


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APPENDIX E - EIA SCREENING REQUEST TO BIRMINGHAM CITY COUNCIL


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The Cloisters 12 George Road

Edgbaston Birmingham

B15 1NP

Tel: 0121 693 8900 Fax: 0121 455 6580

www.brookesmithplanning.com