Committee Date: 06/02/2014 Application Number: 2013/08194/PA Accepted: 11/11/2013 Application Type: Reserved Matters Target Date: 10/02/2014 Development Ward: Nechells Eastside Locks (Building 5), Plot C, Land at Cardigan Street/Belmont Row, Birmingham, B4 7RJ Reserved Matters application for the erection of a five storey office building (B1a) with associated basement car parking and a ground floor restaurant/cafe (A3) together with associated 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 five storey office building with a restaurant / café (A3 Use Class) at ground floor. 1.2. The application site is known as Building 5 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. 1.3. 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. 1.4. Building 5 would provide a total of 7,463 sq.m NIA (net internal area) of B1a office accommodation and 303 sq.m NIA of A3 space within this five storey structure. A single level of basement parking would provide 51 car parking spaces and 37 cycle parking spaces. 1.5. 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
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. 1.7. 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. The application building would be situated at the corner of Cardigan Street and the re-aligned Belmont Row at the back of pavement, in accordance with the layout approved at outline stage. The realigned junction of Belmont Row and Cardigan Street would form Arrival Square. This area would provide upgraded pavements and carriageway surfaces to provide spill-out space for the ground floor of Building 5 and a clear marker to delineate the entrance to the Eastside Locks area whilst complementing the retained Belmont Works. To ensure that high-quality finishes are not damaged during construction works and avoid problems of sourcing matching materials later on an interim surface will be delivered prior to the final landscape solution being installed. 1.9. Pavements on Belmont Row and Cardigan Street outside of Arrival Square would be upgraded to match the future improved pavements around the BCU Phase 2 development currently under construction to the south. 1.10. Building 5 would consist of a ground floor A3 Use Class restaurant unit on the junction to provide activity and interaction with Arrival Square. The remainder of the building would be dedicated to B1a office space and ancillary facilities. Access to the office would be via Cardigan Street which is expressed as a two storey recessed entrance portal. 1.11. 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 both Cardigan Street and Belmont Row, with the area immediately adjacent to Building 5 including the ramped and stepped approach to the courtyard delivered as part of this application. 1.12. There is a central circulation core running through the building together with an atrium to allow light to penetrate the deep floor plan. 1.13. The upper floors would provide office accommodation with the top floor being stepped back from the building façade and a small external terrace area provided at the southern end of the building. 1.14. The roof would accommodate a plant room (set back approximately 6m from the building s facades) which incorporates an extensive green roof of 206 sq.m (overall the outline approval required a provision of 5,200 sq.m across the wider development). It is the applicant s aspiration to achieve a BREEAM Very Good rating. The plans make provision for possible photovoltaic equipment on the roof. Page 2 of 11
1.15. The basement car park would be accessed off Belmont Row utilising the fall in levels along this road. 1.16. 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 1.17. The Belmont Works has been the primary reference in terms of the appearance of Building 5. The application building s façade would consist of both strong horizontal and vertical articulation. Horizontally the building would be split into a ground floor base, middle and a distinct top. The base would consist of heavily recessed (floor to ceiling) windows and doors with a brick finish drawing on the Belmont Works as the key material. Brick piers would step forward of brick spandrels above/below window openings in common with the Belmont Works. The entrance to the A3 unit would be recessed to add further interest. The middle of the building (floors 1 through 4) would be largely consistent with the treatment of the ground floor except that window and door reveals are less pronounced. The entire top storey would be set back from the building s edge (by 0.65m) and clad in a lighter material (gold aluminium panels) with vertical projecting mullions providing a distinct change in architectural approach. 1.18. The corner fronting Arrival Square is faceted to provide additional interest at this most prominent point of the building. CONSISTENCY WITH OUTLINE 1.19. The application is consistent with all of the development parameters set by the extant outline consent. In addition, the outline consent requires specific details of landscaping and materials to be submitted in support of reserved matters applications across the development (which accompanies this submission). Additionally, details of the external lighting of elevations of buildings and bird nesting and bat boxes have also been submitted, as required by condition of the outline consent. DEVELOPMENT AGREEMENT 1.20. 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. Location Plan Proposed Ground Floor View From Arrival Square 2. Site & Surroundings Page 3 of 11
2.1. The 0.49 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 along Cardigan Street (which is currently being remodelled) and to the east along Belmont Row, and is currently secured by hoardings/mesh fencing. 2.2. 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 site along the Digbeth Branch Canal, with a small element of highway changes associated with the current application proposals within the Conservation Area. 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. 2.3. 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 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 3.1. 05.12.2008-2008/02942/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. 3.2. 05.12.2008 2008/05242/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 sq.m of new floorspace (C/02942/08/OUT). Approved. 3.3. 19.01.2009 2008/05241/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; Page 4 of 11
drinking establishments; hot food takeaways; business) associated internal courtyard and boundary railings/gates. Approved. 3.4. 05.05.2009-2009/ 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. 3.5. 05.05.2009 2009/00307/PA Variation of conditions B1-B3 and deletion of condition C4 of permission C/05242/08/CAC. Approved. 3.6. Current application 2013/08196/PA 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. 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 Management Plan. It is recommended that consideration be given to the provision of cycle parking adjacent to the building s entrance. 4.2. Regulatory Services No objection. 4.3. 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. 4.4. Canals and Rivers Trust No objection and considers that the proposal is consistent with the outline planning consent. 4.5. 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. 4.6. West Midlands Fire Service No objection. 4.7. West Midlands Police Support the proposal. 4.8. 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; Shop Fronts Design Guide (1995) SPG; Car Parking Guidelines (2012) SPD and the National Planning Policy Framework 2012. 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 Page 5 of 11
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 3.26 states that the setting of locally listed buildings will be preserved wherever possible. Policy 3.26 requires development to preserve or enhance the character or appearance of Conservation Areas. The Car Parking Guidelines stipulates a maximum parking provision for B1a offices as 1 space per 45 sq.m and 1 space per 9 covers for A3 Uses. 6.3. 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. 6.4. My Strategic Planning Officer raises no objection. DESIGN 6.5. 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 28.1m and 24.5m 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. Of particular note is the different treatment of the top storey (in relation to materials, the set back and articulation) in response to the scale of the adjacent Belmont Works building. 6.6. The proposed palette of materials (brick, cladding and aluminium) is robust and would provide an appropriate response to the existing context. The relatively simple detailing of the building takes some inspiration from the Belmont Works, including the floor to ceiling heights and the bay proportions reflecting the structural brick piers of this locally listed building. 6.7. Added interest is created at ground floor level with deep reveals, a cantilevered element on the Arrival Square frontage and the office entrance portico. 6.8. As such, the proposal would enhance the setting of the neighbouring locally listed buildings/structures and the Warwick Bar Conservation Area. There would be no material impact upon the setting of the nearby Grade II listed Moby Dick Public House. 6.9. Subject to conditions requiring details of any railings, gates and photovoltaic equipment, I consider that the appearance, scale and layout of the building are satisfactory and the building is an appropriate design response to its context. LANDSCAPING 6.10. The application proposals for the semi-private rear courtyard are acceptable and the proposals demonstrate how the current proposals would relate to the wider courtyard area being delivered by subsequent phases. Page 6 of 11
6.11. Initial proposals for Arrival Square that move the design forward since the grant of outline consent have been provided and are acceptable, utilising materials which are compatible with the nearby Eastside City Park. I recommend a condition that requires Arrival Square to the delivered within 2 years of the completion of Building 5. This would ensure that the enhancements to the public realm are provided within a reasonable timeframe whilst protecting, as far as possible, the square from damage by construction traffic associated with the wider Eastside Locks development. 6.12. In addition, footway surface upgrades and street trees to Cardigan Street and the head of Belmont Row are proposed. This would be consistent with existing proposals for the section of Cardigan Street adjacent to the BCU building and would provide a high quality finish to the pedestrian environment. I recommend a condition requiring these works to be completed prior to the occupation of the building. 6.13. 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 6.14. The existing outline consent permitted AB Row, Belmont Row and Penn Street to be stopped up and/or realigned in order to form development plots. The current application respects the future realignment of Belmont Row which is moved further away from the Belmont Works as part of the Arrival Square junction. 6.15. Remodelled pavements to Belmont Row and Cardigan Street will be generous, with a minimum width of 4 metres and a maximum of 10m at the corner. 6.16. The maximum parking provision based upon the Car Parking Guidelines SPD for this building is 245. Therefore the proposed 51 spaces are well within SPD and outline planning consent parameters. The SPD requires a minimum of 25 cycle spaces, whereas the proposal shows a total of 37 secure spaces within the basement car park. 6.17. 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. 6.18. As Belmont Row is required to be realigned to provide vehicular access to the proposed car park, 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 5 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 that have already been delivered whilst the use of brick for much of the facing elevations acknowledges the remaining historic fabric of the Belmont Works and the canal and associated infrastructure to the east. This would result in an improved setting for adjacent listed buildings and the neighbouring Conservation Area. Page 7 of 11
7.2. I therefore consider that this application should be supported subject to suitable safeguarding conditions. 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 Belmont Row 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 delivery of Arrival Square within 2 years of the completion of Building 5 5 Requires the prior submission of photovoltaic details 6 Requires the prior appoval of the shop front design 7 Requires the prior submission of railings and gate details 8 Requires the improvements to the footways to be completed prior to the occupation of the building 9 Requires the development to be in substantial accordance with the Design and Access Statement and Landscape Statement 10 Requires the prior submission of a parking management strategy 11 Requires the provision of cycle parking prior to occupation 12 Requires the scheme to be in accordance with the listed approved plans Case Officer: Nicholas Jackson Page 8 of 11
Photo(s) Fig 1. General View of the application site from north with the Belmont Works to the left of the image. Page 9 of 11
Fig 2. The 2008 Masterplan Page 10 of 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.100021326, 2010 Page 11 of 11