Eastside Locks (Building 6), Plot C, Land at Cardigan Street/Belmont Row, Birmingham, B4 7RJ

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1 Committee Date: 06/02/2014 Application Number: 2013/08196/PA Accepted: 11/11/2013 Application Type: Reserved Matters Target Date: 10/02/2014 Development Ward: Nechells Eastside Locks (Building 6), Plot C, Land at Cardigan Street/Belmont Row, Birmingham, B4 7RJ Reserved Matters application for the erection of a four storey office building (B1a) with associated basement car parking and landscaping pursuant to outline application 2009/00308/PA Applicant: Agent: Goodman Eastside Locks (UK) Ltd Arlington House, Arlington Business Park, Theale, Berkshire, RG7 4SA Recommendation Approve Subject To Conditions 1. Proposal 1.1. This application is for the approval of all reserved matters (namely access, appearance, landscaping, layout and scale) associated with the erection of a four storey office building with associated basement car park The application site is known as Building 6 within Plot C of the overall Eastside Locks masterplan. The outline planning approval sets broad parameters within which the proposed development must sit. These include floor areas, the amount of parking, building heights and general disposition of buildings. The proposal is consistent with these parameters Building 6 would provide a total of 4,126 sq.m NIA (net internal area) of B1a office accommodation within this four storey structure. A single level of basement parking would provide 29 car parking spaces and 44 cycle parking spaces Plot C is situated within the heart of the wider Eastside Locks development site and will accommodate a total of four buildings. A further application to agree the details of another building on this Plot is also on your Committee s agenda. The plot is bounded by Gopsal Street, Belmont Row and Cardigan Street This application follows pre-application discussions with officers and is supported by detailed plans and elevations, a Design and Access Statement, Landscape Strategy and a Planning Statement. MASTERPLAN Page 1 of 11

2 1.6. Since the grant of outline consent the extent and layout of the Eastside Locks site has changed. Part of the site at the corner of Cardigan Street and Curzon Street (Plot J) has been removed from the site and developed independently by Birmingham City University (BCU) for phase 2 of their campus In light of the draft highway proposals accompanying the proposed High Speed 2 development the design and layout of the block situated on the corner of Curzon Street and Lawley Middleway (Plots H and L) have been amended so that the block sits further north. These changes are reflected in an amended masterplan which accompanies this application as required by condition of the outline consent. LAYOUT 1.8. In accordance with the indicative layout approved at outline stage, the application building would be situated at the corner of Cardigan Street and Gopsal Street at the back of pavement directly opposite the BCU Phase 2 building under construction Building 6 would form B1a office space and ancillary facilities with access to the office via a double storey cantilevered entrance portal situated at the highway junction (with the cantilever above the pavement) At ground floor level there would be a shared semi-private courtyard (Gun Barrel Court) behind the building which would eventually be enclosed by the remainder of the buildings on Plot C. Controlled external access to this courtyard would be provided off Cardigan Street Directly adjacent to the proposed building the footpath on Gopsal Street and Cardigan Street would be upgraded to match the proposed improved finish around the BCU Phase 2 site to the south There is a central circulation core running through the building adjacent to Cardigan Street. The upper floors would provide office accommodation The roof would accommodate a part enclosed, part louvred and part open roofed plant room (set back approximately 3m from the building s facades) which incorporates an extensive green roof of 90 sq.m (overall the outline approval required a provision of 5,200 sq.m across the development site). It is the applicant s aspiration to achieve a BREEAM Very Good rating. The plans make provision for possible photovoltaic equipment on the roof The basement car park would be accessed off Gopsal Street with the portal above the entrance fully landscaped to improve its appearance from the street Beyond the building s boundaries the application drawings show plans to turf and plant taller grass (along the outline of the proposed buildings) on the remainder of Plot C whilst development is awaited. DESIGN The primary design principle is to express the building frame. The expressed framing to the windows would provide articulation with a recessed element to the north of the building adjacent to Cardigan Street providing additional interest. However, the cantilevered entrance situated at the corner of Cardigan Street and Gopsal Street would provide the principal architectural focal point. This would emphasise the entrance and provide a striking view of the building from the south. Page 2 of 11

3 1.17. Generally, architectural interest for this building is created through its form and therefore materials are robust and restrained. In contrast to the relatively warm tones proposed for Building 5 (elsewhere on this agenda), Building 6 would draw on its immediate neighbours and adopt a more cool palette of greys/silvers with exposed textured concrete, silver aluminium and glazed ceramic/terracotta used as facing materials. CONSISTENCY WITH OUTLINE The application is consistent with all of the development parameters set by the extant outline consent. The outline consent requires specific details (which have been provided) of landscaping and materials to be submitted in support of reserved matters applications across the development. Additionally details of the external lighting of elevations of buildings and bird nesting and bat boxes have also been submitted as required by conditions of the outline consent. DEVELOPMENT AGREEMENT Birmingham City Council and Advantage West Midlands (AWM) entered into a Joint Venture Agreement on the 31st March 2006 in relation to the regeneration and development of land at Eastside. As a result of this, a funding agreement was signed by the City Council and AWM on the 30th March 2007 in which AWM agreed to provide a sum of up to 3,000,000 in order to financially assist the regeneration and development of land at Eastside. Given the receipt of 3,000,000 from AWM and the details of the funding agreement, the City Council does not require further S.106 contributions for a number of items that are detailed in the Agreement. This principle was established upon approval of the outline planning application. Proposed Layout Cardigan Street Elevation Cardigan Street Visual 2. Site & Surroundings 2.1. The 0.27 hectare application site is a cleared patch of land situated within the heart of the wider 7.6 hectare Eastside Locks redevelopment within an area of the site known as Plot C. The site slopes down by almost 2m along Cardigan Street (which is currently being remodelled) and is currently secured by hoardings/mesh fencing Within the wider Eastside Locks site there are a number of locally listed buildings/structures including the extensively fire-damaged Belmont Works (Grade A), Ashted Row Canal locks/basin/tunnel (all Grade B) and the Ashted Row Pumping Station (Grade C). The Warwick Bar Conservation Area runs through the centre/east of the wider Eastside Locks redevelopment site along the Digbeth Branch Canal. The Grade II listed Moby Dick Public House no longer sits within the Eastside Locks Development as this has been included within the BCU Phase 2 redevelopment The wider area is in a mixture of uses including BCU Phase 1 building (Birmingham Institute of Art and Design) to the west with Millennium Point beyond. A relatively newly constructed multi-storey car park is situated to the immediate north of the BCU building. The Eastside City Park connects the wider development site with the Page 3 of 11

4 City Centre, passing in front of Millennium Point. The BCU phase two building is currently under construction between Plot C and Curzon Street to the south. Student accommodation is located on the corner of Lawley Middleway and Curzon Street with largely residential dwellings situated to the east of the Middleway. The site of the proposed City Centre Station for the new High Speed 2 rail link is situated to the southwest on the opposite side of Curzon Street. Location Street View 3. Planning History /02942/PA Mixed-use redevelopment of land at Eastside Locks for up to 143,350 sq. m new floorspace comprising offices (including technology and Small-Medium Enterprises) (Classes B1(a) and B1(b)), residential with undercroft parking (Class C3), hotel with ancillary bar/restaurant, fitness suite and conferencing facilities (Class C1), retail/offices/restaurants/bars (Classes A1, A2, A3, A4 and A5), multi-storey car park (sui generis) creating a total of 1,653 car parking spaces within the development as a whole. Approved /05242/PA Demolition of buildings, walls and structures (either in part or in whole) within the Warwick Bar Conservation area within Eastside Locks, including the demolition of 76 and 78 Belmont Row, and north light shed sub-station building, walls and other minor demolitions at the former CWS engineering building (Co-op) Belmont Row and alterations and minor demolitions to the main building, in connection with outline application for mixed-use redevelopment of land for up to 143,350 sqm of new floorspace (C/02942/08/OUT). Approved /05241/PA - Reserved matters application for Plot B, regarding appearance, landscaping, layout and scale, in connection with the erection of a new hotel, the refurbishment/re-use of the Co-op building for Use Classes A1-A5, B1(a) and B1(b), (retail; financial and professional services; restaurants and cafes; drinking establishments; hot food takeaways; business) associated internal courtyard and boundary railings/gates. Approved / 00308/PA Section 73 application for variation of conditions B1, B3-5, B7-9, B11, B12, B14-17, C6, C7, C9, C10, C13, C16-19; and deletion of conditions B2, B6 and C3 attached to planning application C/02942/08/OUT. Approved /00307/PA Variation of conditions B1-B3 and deletion of condition C4 of permission C/05242/08/CAC. Approved Current application 2013/08194/PA Reserved Matters Application for the erection of a five storey office building (B1a) with associated basement car parking and a ground floor restaurant/café (A3) together with landscaping pursuant to outline application 2009/00308/PA. 4. Consultation/PP Responses 4.1. Transportation Development No objection subject to conditions requiring a package of highway measures, Parking Management Strategy, cycle parking provided prior to occupation, affiliation to Travelwise and a Construction Page 4 of 11

5 Management Plan. It is recommended that consideration be given to the provision of cycle parking adjacent to the building s entrance Regulatory Services No objection Centro The application site is located within the highly accessible City Centre. The applicant should develop walking and cycling links together with a Travel Plan Canals and Rivers Trust No objection and considers the reduction in height of the proposals from 5 to 4 storeys would add variety to the street scene Severn Trent Water No objection subject to a condition requiring prior approval of surface water and foul sewage details. Notes that a private sewer crosses the site and development may not be built close to or directly over this infrastructure West Midlands Fire Service No objection West Midlands Police Support the proposal Site and Press Notices displayed. Local occupiers, Ward Members, the MP and Residents Associations consulted without response. 5. Policy Context 5.1. Birmingham Unitary Development Plan 2005; the draft Birmingham Development Plan; Places for All (2001) SPG; Car Parking Guidelines (2012) SPD and the National Planning Policy Framework The site is one of 26 designated sites within the City Centre s Enterprise Zone. 6. Planning Considerations 6.1. The existing outline consent approved the principle of the uses and the parameters within which buildings across the masterplan area must conform. The proposals sit within these parameters. The key material considerations for this application are design (including scale and appearance), landscaping and highway matters. The City Archaeologist has confirmed that there are no archaeological implications. POLICY 6.2. Policies 4.33 and 4.38 of the UDP supports the principal of the growth of the office sector in the City Centre. Policies 3.8 and 3.14 require high quality design which is appropriate to its context. Policy 3.25 states that the setting of listed buildings will be preserved or enhanced with Policy 3.28 stating that proposals near to Conservation Areas should respect the character and appearance of the Conservation Area The Car Parking Guidelines SPD stipulates a maximum parking provision for B1a offices as 1 space per 45 sq.m for B1 offices. The SPD requires a minimum of 1 cycle space per 400 sq.m of floorspace. The existing outline consent permits up to 700 parking spaces (with double storey basements) on the wider Plot C The NPPF outlines a presumption in favour of sustainable development and underlines the Government s commitment to securing economic growth and job creation together with high quality design My Strategic Planning Officer raises no objection. Page 5 of 11

6 DESIGN 6.6. The scale and massing of the building is consistent with the parameters set by the outline planning consent and with buildings within the vicinity. The building (to parapet) measures between 20.65m and 14.5m in height. Other buildings (both existing and consented) in the vicinity include the Eastside Car Park (21m), BCU phase 1 (22m), BCU phase 2 (between 20m and 23m) and the Belmont Works (approx 17m to ridge). Sections and street scenes have been provided to demonstrate the satisfactory relationship between the adjacent buildings and the proposals taking into account prevailing levels The proposed palette of materials (exposed concrete, aluminium and glazed brick/terracotta) is acceptable and would provide an appropriate response to the existing context. The relatively simple detailing of the building is similar to the approach taken on both phases of the neighbouring BCU buildings Architectural interest is created with the two storey high cantilevered entrance, which will provide an effective marker for the building s entrance when viewed from the bottom of Cardigan Street where the Eastside City Park terminates As such, the proposal would enhance the setting of the neighbouring listed buildings/structures and the Warwick Bar Conservation Area Subject to conditions requiring details of any railings and gates and photovoltaic equipment, I consider that the appearance, scale and layout of the building are acceptable and the scheme is an appropriate design response to its context. LANDSCAPING Ramped and stepped access to Gun Barrel Court to the rear together with associated hard and soft landscaping would be provided as part of this development The remainder of Gun Barrel Court would be delivered in conjunction with the remainder of the buildings upon Plot C including building 5. The scheme shows that the neighbouring development plots would be treated with turf and ornamental grass to enable this area to be used prior to the other buildings on Plot C being delivered In addition upgraded paving would be provided adjacent to the site on Gopsal Street and Cardigan Street to match the forthcoming upgrade works associated with the BCU phase 2 development. I recommend a condition requiring these works to be completed prior to the occupation of the building I consider that the proposals will create a high quality environment and subject to suitable safeguarding conditions requiring delivery of the upgrading of the public realm, I raise no objection to the proposed landscaping. HIGHWAY MATTERS The existing outline consent established points of access into the development at either end of Cardigan Street. The current detailed proposal shows a vehicular access into the basement car park off Gopsal Street which is broadly consistent with the previously approved access plan. Page 6 of 11

7 6.16. The maximum parking provision based upon the Car Parking Guidelines for this building is 134. Therefore the proposed 29 spaces are well within the Car Parking Guidelines SPD and outline planning consent parameters. The SPD requires a minimum of 14 cycle spaces, whereas the proposal shows a total of 44 secure spaces within the basement car park Transportation Development raises no objection subject to suitable safeguarding conditions. I concur with this conclusion and consider that the parking level provided is appropriate for this City Centre location As there may be minor realignment works on Gopsal Street required, a resolution is attached to this report seeking consent to enable the Department for Transport to stop up any redundant highway following the realignment. 7. Conclusion 7.1. Building 6 would provide high quality, robust architecture as part of the first phase of the Eastside Locks development setting a suitable benchmark for the development as a whole. The simple and robust approach to building fenestration is consistent with parts of Eastside with the use of neutral grey materials consistent with its immediate neighbours. The cantilevered entrance feature marks the access into the building in an effective and striking manner. The provision of a high quality public realm is also welcomed I therefore consider that this application should be supported subject to suitable safeguarding conditions as recommended. 8. Recommendation 8.1. I. That planning permission is granted subject to the following conditions 8.2. II. That no objection be raised to the stopping up of Gopsal Street with a realigned highway layout, and that the Department for Transport (DFT) be requested to make an Order in accordance with the provisions of Section 247 of the Town and Country Planning Act. 1 Requires the prior submission of a construction method statement/management plan 2 Requires the prior submission of a drainage scheme 3 Requires the prior submission and completion of works for the S278/TRO Agreement 4 Requires the prior submission of photovoltaic details 5 Requires the prior submission of railings and gate details 6 Requires the improvements to the footways to be completed prior to the occupation of the building 7 Requires the development to be in substantial accordance with the Design and Access Statement and Landscape Statement 8 Requires the prior submission of a parking management strategy Page 7 of 11

8 9 Requires the provision of cycle parking prior to occupation 10 Requires the scheme to be in accordance with the listed approved plans Case Officer: Nicholas Jackson Page 8 of 11

9 Photo(s) Fig 1. View of Site Fig 2. General View looking north along Cardigan Street Page 9 of 11

10 Fig Masterplan Page 10 of 11

11 Location Plan This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No , 2010 Page 11 of 11