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Land Bounded by Lawley Middleway, Curzon Street, Pitt Street and Digbeth Branch Canal, Eastside, Birmingham, B4

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Land Bounded by Lawley Middleway, Curzon Street, Pitt Street and Digbeth Branch Canal, Eastside, Birmingham, B4 Committee Date: 20/03/2014 Application Number: 2013/09485/PA Accepted: 27/12/2013 Application Type: Full Planning Target Date: 28/03/2014 Ward: Nechells Land bounded by Lawley Middleway, Curzon Street, Pitt Street and Digbeth Branch Canal, Eastside, Birmingham, B4 Development to provide student residential accommodation (Sui Generis), retailing floorspace (Classes A1 and/or A3) and commercial floorspace (Use Class B1) with associated car parking, landscaping, amenity space and highway works Applicant: Alumno Developments (Birmingham) Ltd c/o Agent Agent: GL Hearn 20 Soho Square, London, W1D 3QW Recommendation Approve Subject To Conditions 1. Proposal 1.1. This detailed planning application proposes the construction of a multi-storey building comprising of 625 student bedrooms, 404 sq.m GIA (gross internal area) ground floor retail/restaurant unit (Use Classes A1 and/or A3) and four ancillary B1 business incubation units (208 sq.m GIA). In addition a new service road would be provided and improvements to the canal tow path form part of the current proposals. BACKGROUND 1.2. The application site forms part of the wider Eastside Locks redevelopment site which benefits from outline planning consent for various uses (not including student accommodation). The site comprises of plots H and L of the former masterplan, which has consent for a total of 1,600 sq.m (A1-A5 retail); 16,000 sq.m residential and a maximum of 200 parking spaces within a building up to part 5 / part 8 storeys high. Therefore, as the proposed use as student residential differs from the outline consider this application is not reliant upon the existing outline permission. However, consideration has been given to the remainder of the Eastside Locks masterplan in order to deliver a comprehensive and joined up approach. PROPOSED USE 1.3. Student accommodation would be the primary use of the proposed building with the 625 bedrooms arranged into self-contained cluster units providing the following range of accommodation: • 32 X 2 bed (non-ensuite) • 12 X 5 bed (including 20 accessible bedrooms) Page 1 of 23 • 25 X 6 bed (including 7 accessible) • 41 X 7 bed • 8 X 8 bed 1.4. The cluster units would comprise individual ‘standard’ rooms (measuring either 10sq.m where bathrooms are shared or 13 sq.m for ensuite units). All rooms would contain a double bed, wardrobe and desk space, with the ensuite rooms benefitting from dedicated W/C and shower facilities. 1.5. A total of 27 accessible bedrooms would be provided. These rooms would have level thresholds and accessible bathrooms with the shared cluster facilities also fully accessible with low worktops and appliances at an appropriate height. 1.6. The rooms would be arranged in clusters of between two and eight bedroom groups with common kitchen, dining and living room facilities provided for each cluster. These shared spaces would primarily be located at the ends of the building and the wings to maximise light and vistas. 1.7. A single student entrance to the building would benefit from a 24/h accessibility with the supporting Management Plan stating that between 9:00 – 17:00 daily the reception would be manned, with a security guard presence outside of this time. 1.8. The ‘move in’ process will be planned to ensure that all students to not arrive at once, with a managed appointment system in place. 1.9. A Study of Need accompanies this application which concludes that there is unmet demand for student housing within the City, with a particular shortfall in the City Centre to provide for the expanding Birmingham City University campus at Eastside. DESIGN 1.10. The application proposals show a single development block which would present a cranked frontage to Lawley Middleway spanning from Pitt Street in the north to within 15 metres of Curzon Street to the south forming a crescent shape. The block would be split into three similar sized elements deriving from a largely standardised floor layout throughout the building. These blocks would each have a common circulation corridor providing vertical circulation accessed off a central pedestrian access fronting the canal. The building would be predominantly 9 storeys in height to the Middleway. 1.11. A 17 storey (58.7m) tower would mark the corner of Curzon Street and Lawley Middleway. 1.12. The rear of the building would be punctuated by three finger-like projections (wings) to the west also 9 storeys in height. The minimum distance between a rear wing and the canal tow path is 13.5m with the main bulk of the building typically over 20m from the canal. 1.13. Elevationally, a simple palette of two primary materials is proposed. The lower one/two storeys of the building would be constructed of a dark brick to provide a visual link to the materials used in the canal environment and also to add a human scaled reference to the elevations. Above this a light coloured reconstituted stone would be used. The stone work would be modelled to provide interest with chamfers creating depth. Windows would be full height floor-to-ceiling maximising natural light Page 2 of 23 and views. Whilst rooms would be air conditioned, windows will be openable to provide natural ventilation and therefore architectural metal grilles will be provided for safety purposes. 1.14. LAYOUT 1.15. Around the crescent shaped building there would be a new bollarded shared surface access road running parallel to the Digbeth Branch Canal linking the future Pound Square (part of the wider Eastside Locks development) to Curzon Street. This new road would be well landscaped with a small flight of steps and ramp providing direct and convenient access to the canal tow path. 1.16. The retail store would be located at the base of the tower nearest to Curzon Street with pedestrian access facing Curzon Street. Travelling north the building would provide two incubation units, a refuse store, offices, the main student entrance foyer, the cycle store then two further incubation units. There would be no day-to-day access into the building from the Middleway elevation. The incubation units would provide space for business start-ups by post-graduate students. 1.17. In response to the change in levels across the site, the ground floor level would change by a storey as you move along the building. 1.18. Two podium level private courtyards would be provided on the canal elevation for student use. These would be accessible from the internal common rooms. These spaces would provide two distinct experiences, with a ‘social space’ catering for group seating, a games space with the potential for larger congregational spaces facing television screens within the common room. The second ‘personal space’ is intended to provide opportunity for more individual, private and quiet activities and would be divided with chest-height hedging in planters. 1.19. On site parking would be limited to four disabled parking bays and four management and incubation unit parking spaces accessed off the new shared road along the canal side and a separate 11 space customer car park associated with the ground floor retail unit on the Middleway site frontage. In addition the building would incorporate a secure 156 space cycle store for student use in addition to external visitor cycle racks. ECONOMIC IMPACT 1.20. The accompanying Economic Benefits Report outlines that the project is estimated to result in around £11m being spent on labour during the construction phase (which could represent up to £30m worth of investment). It is anticipated that the students would spend almost £3.5m annually, much of which in the local economy. Once operational, the student element of the development is likely to generate around 18 jobs. SUSTAINABILITY 1.21. The scheme is accompanied by a BREEAM pre-assessment which indicates that the scheme is likely to achieve a rating of ‘very good’. This is achieved through the use of highly efficient materials in the building’s envelope, utilising passive design measures such as the building’s orientation, maximising the use of natural light, intelligent low energy lighting, connection to the district energy supply for heat and hot water, air source heat pumps to deal with areas of potential excessive solar gain and low-flow fittings and water efficient fixtures. Page 3 of 23 1.22. In addition, Brown Roofs (which includes crushed stone and masonry) providing a total of 350 sq.m would be provided. These areas would be located upon the three wings providing both a visual benefit from upper parts of the building and a rich habitat for flora and fauna including invertebrates, bats and birds (including the Black Redstart). 1.23. The supporting Biodiversity Statement recommends that bat boxes, bird nesting boxes and provision of native planting be incorporated into the proposals as Ecological Enhancement measures. 1.24. The Arboricultural Assessment states that the two Norwegian Maple trees that would be removed as a consequence of the development are of moderate quality and value (Category B). The proposed planting plan shows a total of 38 new trees, with tree planting concentrated along the canal corridor. 1.25. This application is accompanied by a Planning Statement; Design and Access Statement; Verified Views; Air Quality Assessment; Consultation Statement; Daylight and Sunlight Statement; Land Contamination Desk Study; Management Plan; Biodiversity Assessment; Economic Benefits Report; Flood Risk Assessment; Heritage Statement; BREEAM Pre-Assessment Statement; Noise Assessment; Wind Microclimate Desk Study; Flood Risk and Drainage Statement; Study of Need; Transport Assessment; Travel Plan and an Arboricultural Survey. 1.26. An Environmental Impact Assessment (EIA) Screening Opinion was issued at pre- application stage and it was concluded that the proposed development would not have significant effects on the environment and therefore an EIA is not needed.
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