Committee Date: 19/09/2013 Application Number: 2013/04652/PA Accepted: 02/07/2013 Application Type: Full Planning Target Date: 01/10/2013 Ward:

334 - 339 Bradford Street, Digbeth, , B5 6ES

Change of use from retail supermarket (use class A1) to further education college (use class D1) and installation of new shop front to Bradford Street entrance Applicant: South & City College Birmingham 334 - 339 Bradford Street, Digbeth, Birmingham, B5 6ES Agent:

Recommendation Approve Subject To Conditions

1. Proposal

1.1. This application proposes the change of use of a former retail supermarket into a college. The site is comprised of a principal two-storey building and a single storey building fronting Digbeth (30 Digbeth). The proposals consist of both internal and external alterations.

1.2. The principal building would be divided at ground floor into a number of workshops, a coffee bar and ancillary staff / student facilities. The first floor would primarily be divided into classrooms with ancillary common room, staff room and prayer facilities.

1.3. A small ‘training shop’ would be formed in the former loading bay area fronting Bradford Street with a new shop front installed in place of the existing concertina shutter doors. This would be used as a facility for fashion students to set up a retail fashion boutique as part of their studies.

1.4. 30 Digbeth would be retained for a future retail use at this time, although the college has longer term aspirations to redevelop this part of the site.

1.5. Externally, the addition of the new shop front to Bradford Street would be the only physical change to the building.

1.6. The buildings are in excess of 2,670 sq.m GEA in total and a total of 29 parking spaces for staff and disabled students will be provided.

1.7. The proposals are generated by the desire of the College to consolidate its City Centre property portfolio following the recent merger between South Birmingham and City Colleges. The College is to vacate properties on New Street (King Edward House) and Auckland Road (Highgate) during the forthcoming academic year, relocating these facilities (English for Speakers of Other Languages and Fork Lift

Page 1 of 6 Truck studies) to the application site. In the longer term, the College will relocate the fashion and textiles facilities from the ‘Fusion Centre’ on the opposite side of Digbeth to the application site.

1.8. As with the existing layout, parking would be provided on the frontage area on the corner of Digbeth/Bradford Street.

1.9. Detailed plans, a Transport Statement and a Design and Access Statement have been submitted in support of this application.

Proposed Floor Plans

Location Plan

2. Site & Surroundings

2.1. The application site comprises of a surface car park accessed at the junction of Digbeth and Bradford Street; a single storey former retail store at the back of pavement fronting Digbeth; and a two storey built building which is accessed across the car park.

2.2. The buildings were previously occupied by a Chinese supermarket but currently lie vacant. The principal building has a Chinese style canopy to the frontage, glazing running along the upper floor underneath a profiled metal roof structure with a flat roof above. 30 Digbeth is a single storey pitched roof building which is detached from the main building. The frontage onto Digbeth is a glazed shop front with timber fascia sign above.

2.3. The wider area is in a mixture of uses with the applicants occupying the former garages on the opposite side of Digbeth to the north, together with their new purpose-built campus at the corner of High Street and Floodgate Street to the East. In addition, Digbeth Coach Station and the Dubliner Public House are in close proximity to the east, the Wholesale Markets together with a multi-storey car park to the south/west and a police station is to the north. The site is situated on the periphery of the City Centre with the core retail areas of the Bullring/New Street in relatively close proximity to the northwest. Offices and industrial uses (both operational and vacant) are the predominant use within the wider Digbeth Area away from the City Core. There is an industrial unit occupied by a leather company adjoining the application property on Bradford Street.

Location

Street View

3. Planning History

3.1. 19.08.2013 – 2013/04653/PA – Approval – Display of 7 illuminated and 1 non- illuminated fascia signs.

4. Consultation/PP Responses

4.1. Transportation Development – No objection subject to a condition requiring the provision of adequate cycle storage.

Page 2 of 6 4.2. Regulatory Services – No objection subject to conditions limiting the volume of plant noise and requiring details of any extraction facilities.

4.3. Site and Press Notices displayed. Neighbouring occupiers, Ward Members and Residents’ Associations consulted without response.

5. Policy Context

5.1. Birmingham Unitary Development Plan 2005, the draft Birmingham Development Plan and the National Planning Policy Framework 2012. The Digbeth, Deritend and Bordesley High Streets Conservation Area together with Statutory and Locally Listed Buildings are within the immediate vicinity.

6. Planning Considerations

6.1. Key material considerations are the principle of the use, design, amenity and highway impacts.

PRINCIPLE

6.2. The proposed use as a teaching facility builds on existing educational uses within the vicinity and is an appropriate use in this accessible location at the periphery of the City Centre. The use in this location, whilst having operational benefits by virtue of its proximity to the College’s existing buildings, would add to the broad mixture of uses within this part of the City. I note that it is the ’s long term aspiration to secure a new area of public open space within this area (Moat Square). However, as this remains aspirational at this time (and detailed plans have not been formulated) I find no reason to resist this application in principle or limit the consent to a temporary period.

HIGHWAY IMPACT

6.3. Transportation Development considers that the parking demand generated by the proposal is likely to be less than the current permitted retail supermarket use. The Transport Statement uses transport data from the College’s other existing campuses in reaching its conclusion that the level of parking proposed is acceptable. I note that the site is in a highly accessible City Centre location in close proximity to the public transport network. I therefore concur with Transportation Development’s conclusion and have recommended an appropriate condition to secure adequate cycle storage on site.

AMENITY

6.4. Regulatory Services raise no objection subject to a condition requiring details of any extraction facilities and limiting the overall noise from plant and machinery. I concur with this conclusion and consider that the safeguarding conditions are necessary to safeguard the amenity of occupiers of the flats above the adjacent Dubliner Public House. The recommended condition would also ensure that the design and appearance of any extraction would be satisfactory.

DESIGN

6.5. There are limited external alterations proposed as part of the development. The new shop front onto Bradford Street is welcomed as it will assist in breaking up an extensive ‘dead’ façade with no overlooking of the street. Subject to the colour and

Page 3 of 6 appearance of the materials being satisfactory and a condition requiring the prior approval of any vinyl/signage on the shop front window, I therefore raise no design- based objections.

7. Conclusion

7.1. The proposals would bring vacant buildings back into economic use with an education use which has connections with the applicant’s other properties nearby. Subject to safeguarding conditions there would be no material harm to the amenity or highway safety of the area. The proposals would enhance the character and appearance of the setting of the neighbouring Conservation Area and Listed Buildings.

7.2. I therefore consider that the application should be supported subject to appropriate safeguarding conditions.

8. Recommendation

8.1. Approval subject to the following conditions:

1 Requires the prior submission of extraction and odour control details

2 Requires the prior submission of sample materials

3 Requires the prior submission of cycle storage details

4 Requires the scheme to be in accordance with the listed approved plans

5 Limits the noise levels for Plant and Machinery

6 No obstruction, displays or signage fitted to shop front.

7 Limits the approval to 3 years (Full)

Reason for Approval

1 grants Planning Permission subject to the condition(s) listed below (if appropriate). The reason for granting permission is because the development is in accordance with: Policies 3.8, 3.10 and 3.14 of the Birmingham Unitary Development Plan 2005; Places for All (2001); and the National Planning Policy Framework.

Case Officer: Nicholas Jackson

Page 4 of 6 Photo(s)

Figure 1. Front Elevation

Page 5 of 6 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

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