2IIBROAD STREET

2 I I BROAD STREET

A 6 0 0 0

DESIGN AND ACCESS STATEMENT

J U N E 2 0 1 9 2IIBROAD STREET

Prepared by: Glancy Nicholls Architects Glancy Nicholls Architects Name: Tai Wai The Engine Room Job Title: Architect 2 Newhall Square B3 1RU

Contact Number: Verified by: Glancy Nicholls Architects 0121 456 7474 Name: Lisa Deering Job Title: Director

Document Revision History Ref: 18005 – 211 Broad Street (211 Broad Street)-A6000

Rev Author Verification Date Comments / Status

/ YH TW 28.06.19 Planning Issue

A LD TW 22.08.2019 Dates on historic maps updated and additional text added to section 2.04 Historic Context of the site 2IIBROAD STREET

CONTENTS

1.00 Introduction 1.01 Executive Summary 4.00 Design 6.00 Access and Servicing 2.00 Site Analysis 4.01 Design Brief 6.01 Construction Phase Access 2.01 Site Location 4.02 Design Vision 6.02 Building Access 2.02 Site Photos 4.03 Design Evolution 6.03 Façade Access/ Maintenance Strategy 2.03 Current Site Use 4.04 Scale & Massing 6.04 Inclusive Access Strategy 2.04 Historical Context 4.05 Spatial organisation 6.05 Refuse Strategy 2.05 Topography 4.06 Podium layouts 6.06 Car Parking and Cycle Storage 2.06 Transport and Movement 4.07 Typical Layouts 6.07 Security Strategy 2.07 Key Neighbouring Developments 4.08 Serviced Apartment Layouts 6.08 Fire Strategy 2.08 Emerging Scale 4.09 Roof Layout 2.09 Massing 4.10 Design Principles 7.00 Visualisations 2.10 Site Opportunities and Constraints 4.11 Façade Design Precedents 7.01 Design Vision – Day 4.12 Materiality 7.02 Design Vision - Evening 3.00 Urban Design Strategy 4.13 Building Elements 3.01 The Big City Plan Guidance 4.14 Elevations 3.02 High Places Policy 4.15 Street Elevations 3.03 How Proposal Meets Policy 4.16 Sections 3.04 Consultation 4.17 Accommodation Schedule 4.18 Ventilation Strategy 4.19 Signage 4.20 Lighting

5.00 Visual Impact Assessment 5.01 View Locations 5.02 Views 5.03 View Locations (Extended Views) 5.04 Views (Extended) 2IIBROAD STREET

2 I I BROAD STREET

INTRODUCTION 2IIBROAD STREET

1.00 Site Information

1.01 Executive summary

Consultant List: The following report has been prepared by Glancy Nicholls Architects This document details how the development responds to on behalf of Taylor Grange and is to be submitted in support of the the context of Broad Street and the wider cityscape; Architect Glancy Nicholls Architects full detailed planning application for No. 211 Broad Street, providing detail on the analysis of the site constraints and Birmingham B15 1AY. opportunities undertaken and how this has informed the Principal Designer Glancy Nicholls Architects proposals, design principles, layout of the building, and details the associated strategies relating to accessibility, Development Manager Court Collaboration servicing, maintenance and parking. Planning Consultant Savills The design and access statement is a design document to be read in The proposal seeks to demonstrate this opportunity of Services Consultant Couch Perry Wilkes conjunction with the full suite of planning application documentation in creating a vibrant serviced apartment provision in the Structural Consultant Design 2 E addition to the following drawings : Broad Street area and an iconic addition to Birmingham’s skyline. Civil Consultant Design 2 E Quantity Consultant Quantem 18005-GNA-XX-ST-DR-A-0100 - Site Location Plan Wind Engineer Politechnika Krakonska 18005-GNA-XX-ST-DR-A-0101 - Site Plan Façade specialist CSI Hull 18005-GNA-XX-ST-DR-A-0102 - Site Context Plan 18005-GNA-XX-XX-DR-A-1000 - Basement Level B1, Ground Floor and Level 01 Fire Consultant BB7 18005-GNA-XX-01-DR-A-1101 - Level 02, 03-35 and Roof Level Access Consultant Access Advisors 18005-GNA-XX-ST-DR-A-1110 - Demolition Plan - Basement and Ground Floor Sustainable Urban Drainage Design 2 E 18005-GNA-XX-XX-DR-A-2100 - GA Elevations - North Air Quality RHDHV 18005-GNA-XX-XX-DR-A-2101 - GA Elevations - South Acoustic Consultant RHDHV 18005-GNA-XX-XX-DR-A-2102 - GA Elevations - East Transport Consultant RHDHV 18005-GNA-XX-XX-DR-A-2103 - GA Elevations - West Ecology Consultant WYG 18005-GNA-XX-XX-DR-A-2102 - Proposed Broad Street Elevation Topography/Utilities Midland Survey 18005-GNA-XX-XX-DR-A-2103 - Proposed Tennant Street Elevation Utility Detection Midland Survey 18005-GNA-XX-XX-DR-A-2104 - Bay Elevation - Crown UXO 1st Line defence 18005-GNA-XX-XX-DR-A-2105 - Bay Elevation - Body Aviation Osprey Consulting 18005-GNA-XX-XX-DR-A-2106 - Bay Elevation - Base Air Quality RHDHV 18005-GNA-XX-XX-DR-A-2110 - Proposed Street Elevation - Broad Street Heritage Archway Heritage 18005-GNA-XX-XX-DR-A-2111 - Proposed Street Elevation - Tennant Street Rights to Light/Overshadowing Rights to Light Consulting 18005-GNA-XX-XX-DR-A-3100 - GA Sections A-A TV and Telecommunications Pager Power 18005-GNA-XX-XX-DR-A-3101 - GA Sections B-B 2IIBROAD STREET

2 I I BROAD STREET

SITE ANALYSIS 2IIBROAD STREET

2.00 Site Analysis R E T S E H C N A M O T

2.01 Site location- Birmingham Wider Context 4 3 A

Birmingham is currently experiencing great change in Significant developments which are in closest proximity to terms of redevelopment and progression, turning the Broad Street and as such are of contextual importance are as follows: City into a cultural hub, investment hotspot and a large business centre. The next 10 years show even MODA development greater promise for this world-class city with the G U N creation of brand new public realms, commercial This is a 42 storey high rise mixed-use development QUARTER space, residential quarters and, of course, public comprising mainly of residential uses located immediately infrastructure projects including the anticipated high- adjacent to the proposed 211 Broad Street site. J E W E L L E R Y speed railway network, HS2. QUARTER EASTSIDE Left Bank

The site is located centrally on Broad Street, which is This development consists of two high-rise towers of 22 and situated in the Westside area of Birmingham. Broad 33 storeys primarily accommodating residential use at LADYWOOD Street is a major thoroughfare connecting to Five upper levels and A1/A3 uses at ground level. Ways and major routes into and out of the city. It is BIRMINGHAM C I T Y C O R E also a lively location in terms of eating and drinking, Arena Central DIGBETH with Brindley Place accessed directly from the street. Arena Central is a large mixed use development in the centre of the city. The site has planning consent in place Broad Street and Brindley Place are also Birmingham’s for the delivery of over 1 million square foot of mixed-use current centre of finance and banking with Deutche development. Designed to meet Birmingham’s growing demand for high-quality office space and city centre Bank located on the west side of the road and HSBC H A G L E Y R D WESTSIDE residential accommodation, set around a unique and SOUTHSIDE located on the eastern side. innovative public realm.

Paradise development area HIGHGATE Paradise forum is to be transformed into a vibrant mixed use development of commercial, civic, retail, leisure and SITE A 4 1 hotel space. The significant improvements to the public T O L O N D O N CITY CENTRE BOUNDARY realm will transform the area and reconnect Broad Street K E Y R O A D S to the City Centre. T R A I N L I N E

R I V E R R E A

CANALS

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2.00 Site Analysis

2.01 Site Location-Broad Street

Located on Broad Street, opposite Sheepcote Street, the proposals sits in a prime location, only a short walking distance to the city centre with easy accessibility to numerous transport links. The schemes proposes to redevelop a narrow mainly landlocked site into a scheme providing self serviced apartments as well as usual hotel facilities giving residents a diverse range of options during their stay.

The site is currently occupied by ‘Transport house’ and 117-118 Tennant Street which are to be demolished in place of the scheme.

N Site plan showing the highlighted site Aerial view of the site and Broad Street

Travelodge Quayside Jurys Inn Left Bank MODA 211 Broad Hampton By Tower (under construction) (under construction) Street Hilton Hotel

(indicative (Indicative illustration) illustration) 2IIBROAD STREET

2.00 Site Analysis

2.02 Site Location – Existing site photos

Proposed development

Existing Building

Key Views

2

4

1

3 1 View looking North on Broad Street/Heritage viewpoint 1 2 View looking South on Broad Street /Heritage viewpoint 3 2 1

4

3 View looking South on Tenant Street 4 View looking North on Tenant Street/ Heritage view 6

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2.00 Site Analysis

2.02 Site Location – Existing elevations

Elevation A – North West Elevation B – South West Elevation C – South East Courtyard

KEY

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Elevation D – North West Courtyard Elevation E – South West Elevation F – South East 2IIBROAD STREET

2.00 Site Analysis

2.03 Current site use

The site is located along a predominantly entertainment and commercial based street with residential developments situated at either side. There are also a number of offices and car parks within close proximity.

Due to its prime location on the outskirts of the city's core, the building usage of the area is expected to change with current and future developments to include several large residential schemes in the near future.

It is proposed to demolish the buildings on site which include 117-118 Tennant street and the Transport and General Workers Union Building currently occupying the

front portion of the site.

Transport House

Proposed development

Planning approved

Residential

Hotels

Mixed A1 – A5 use

Leisure D2 use

Car Parks

A3/B1 Office/Business

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2.00 Site Analysis

2.04 Historic Context of Broad Street

Broad Street was historically one of the most important transportation links in Birmingham during the industrial period, due to its location close to the canal. From the 1900s on, when railway and roads became the primary means of transportation, Broad Street became the main transportation route for carrying raw materials to and around the city.

Towards the end of the 18th century, as the planned development began around Birmingham and its canals, Broad Street was widened and renamed as the broadest street in Birmingham. As a result development continued outwards around Broad Street. This included high class estate houses along the rural fringes of the town around Islington Row, Tennant Street and William Street. Subsequently various connecting streets were built to create 1890 1910 connections from the residential areas, through Broad Street, to the city centre. Broad Street, Birmingham, 1953 In the 19th Century, industries were becoming established along the Canals and Northern end of Broad Street together with residential properties at the Southern end.

In the 1970s the street had its first nightclub and then began to transform into a location for vibrant nightlife, restaurants and bars.

Over the past few years, Birmingham has seen large amounts of development, particularly around the city centre. This has included a number of projects within close proximity to the site.

Historically the area has consisted of predominantly small independent buildings providing a tight street frontage facing Broad Street. However, over the 1970 1950 years this has developed into the large commercial blocks that currently make up the Broad Street area.

Site location Transport and General Workers Union Building 1920, which currently sits on the site.

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2.00 Site Analysis Glassworks There is a history of glassworks around the site, including a small concentration of glass works in the area during the early and mid 19th century, as detailed below: 2.04 Historic Context of the site • Islington Glassworks on the northwest of Broad Street • Aetna Glassworks on the southeast of Broad Street The site was located within Islington Estate, which • Osler's Chandelier and Glass Manufactory on the th began to be developed from the late 18 century. southeast of Broad Street. The roads were laid out gradually and Broad Street, then known as Islington, was laid out by 1778 and the east side of Tennant Street was constructed by 1834.

The contemporaneity of the planned nature of the layout of this part of the area is also suggested by the construction of Number 211 Broad Street and Tennant Street between 1828 and 1839. This planned development was triggered by the layout out of the canal system.

The site was occupied by 1839 with a structure fronting onto Broad Street (Islington), having been built between 1828 and 1839. This structure was Broad Street, Birmingham, 1828 Broad Street, Birmingham, 1839 associated with outbuildings by 1855 and buildings are also illustrated fronting Tennant Street.

The configuration of the outbuildings on the plot of 211 Broad Street had changed by 1955, having been demolished and the main structure extended, and 117 Tennant Street has also been extended to the rear and was in use as a warehouse. Number 211 Broad Street was extended to full width of the frontage by 1974 and the rear of the property had been built out. Site location

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Broad Street, Birmingham, 1855 Broad Street, Birmingham, 1870 2IIBROAD STREET

2.00 Site Analysis 2 4 2.04 Historic Context - Listed buildings 1 1 Birmingham City Centre is home to many different styles and genres of Architecture which builds up its identity as a city. Due to some buildings being lost during the development of the road network, the street rhythm appears somewhat incoherent although it may be characteristic of the diversity in architecture and history of the area.

There are a few instances of Grade II listed buildings in the vicinity of the site, however the site is not located in within a conservation area.

In addition to the listed buildings, there is one instance of a listed façade in the form of the art deco period shop front to the Lee Longlands store which still currently exists as a furniture store. Built in 1932, the furniture shop was said to be the only store outside of London with curved glass windows. N 3 1 2 3 4

Building 1 Building 2 Building 3 Building 4 Name: MAIN BLOCK TO THE ROYAL Name: BARCLAYS BANK Name: CITY TAVERN PUBLIC HOUSE Name: 224-228 Lee Longlands ORTHOPAEDIC HOSPITAL Designation Type: Nationally Listed Designation Type: Nationally Listed Designation Type: Locally Listed Designation Type: Nationally Listed Grade: II Grade: II Grade: B Grade: II Built : 1898 Built : 1901 Built : 1932 Built: 1814 2IIBROAD STREET

2.00 Site Analysis

2.05 Topography

The city centre is located on a 361 ft (110m) sandstone ridge and as a result, the Civil Aviation Authority (CAA) has imposed a maximum building height limit of 794 ft (242m).

Site location

165m 110m

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2.00 Site Analysis

2.06 Transport and movement Towards City Centre Barclaycard Arena Ikon Gallery Car transport P Five Ways roundabout is situated in very close proximity to the site and this provides several main routes in and out of the City Centre. Connecting Brindley Place M roads provide links to Hagley Road, Ladywood Middle Way and Islington Row. B Future plans prevent private vehicles from travelling along Broad Street however Tennant Street is easily B accessible.

There are currently a number of ‘pay and display’ car parks situated along Tennant Street in close proximity to the site.

Public transport P B Proposed development The site is well linked to both City Centre and further Proposed Metro route areas via public transportation. The City Centre core B is situated within walking distance from the site, B P Bus route offering access to civic, cultural, retail and business venues. Vehicle/taxi route P New Street Station is located within a 15-minute walk Secondary vehicle route from the site, opening up easy access to a cross- M country connectivity network. P Access/service route

Buses run regularly along Broad Street, leading in B Bus stop and out of the City Centre, with bus stops P conveniently located directly in front of the site. Main P Parking destinations include Ladywood, Islington Row, Hagley road and New Street Train Station. B M Proposed Metro stop B The Metro Westside extension to Centenary Square is Pedestrian route into City underway with the opening proposed in Centre (15 mins) 2019/2020. This will be further extended to Five Ways N opening in 2021 which will pass the site with a proposed stop at Brindley Place; a two minute walk Towards Wolverhampton and Dudley from the site providing convenient links to New Street and Snow Hill Stations. 2IIBROAD STREET

2.00 Site Analysis

2.06 Pedestrian walking distances and surrounding landmarks

The site is well located with a large number of amenities in close proximity including;

Birmingham Barclaycard arena • Brindley Place, a mixed canal development Birmingham museum and Library art gallery including bars, restaurants and galleries.

New Street Station / • The Mailbox, an upmarket shopping and office Grand Central Shopping Centre development, including cinema, restaurant Bullring and retail shops. ICC/ Symphony Hall • The Barclaycard Arena, an entertainment venue, where concerts and gigs are regularly

held. Mailbox Brindley Place

• The International Convention Centre which is a SITE large conference centre housing one of Birmingham's icons the symphony Hall.

This makes Broad Street an ideal location for visitors staying in a hotel due to its central location, and O2 Academy ease of access to the nearby destinations.

In addition, the site is situated within a 15 minute walking distance of Five Ways Train Station and a 20 minutes walking distance to Grand Central Station in Five Ways the City centre, so all transport routes can be easily station accessed via foot.

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2.00 Site Analysis

2.07 Key neighbouring developments

V i c t o r i a F i v e w a y s S q u a r e r o u n d a b o u t Chamberlain S q u a r e

C e n t e n a r y S q u a r e

O n e A l p h a A r e n a H y a t t Q u a y s i d e T r a v e l o d g e 211 F i v e W a y s Park Regis Chamberlain T o w e r C e n t r a l H o t e l T o w e r B r o a d S t Entertainment H o t e l S q u a r e C e n t r e

J u r y s i n n MODA H a m p t o n B y H i l t o n 2IIBROAD STREET

2.00 Site Analysis

2.07 Context and Key Neighbouring Developments

The image below illustrates the language of the street in terms of its podium rhythm, which the design of the scheme responds to creating a three storey podium level with amenity space. The diagram also demonstrates the cluster of tall buildings adjacent to the site, although there is a variety of building heights and massing along the street.

CENTENARY SQUARE BROAD STREET

One 1 Arena 5 Arena Quayside Travelodge 211 Broad Five Ways Park Regis Chamberlainz11 Centralz11 Centralz11 Tower 30m Streetz11 Entertainment 58m1 z11 z11 1 Square 55m 34m 70 m 116.5m

Hampton 3 Arena Hyatt hotel Jurys inn MODA z11 z11 z by Hilton 100m Centralz11 75m 61 m 132Mz11 z11 64m 45m 2IIBROAD STREET

2.00 Site Analysis

2.07 Neighbouring developments-Broad Street looking North-West

F i v e w a y s r o u n d a b o u t V i c t o r i a S q u a r e

B r o a d w a y T h e L e f t D e u t s c h e R E P Library of C o p t h o r n e Residences S q u a r e B a n k B a n k T h e a t r e B i r m i n g h a m H o t e l

211 N o v o t e l International Baskerville Chamberlain B r o a d S t H o t e l Convention H o u s e S q u a r e 2 C e n t r e 2IIBROAD STREET

2.00 Site Analysis

2.07 Neighbouring developments-Broad Street looking North West

Broadway Novotel Deutsche International REP Theatre Baskerville Chamberlain Residencesz11 z11Hotel Bankz Conventionz11 z11 House1 Square1 centre

The Square Left Bank Ten Brindley Library of Copthorne z11 z11 Placez Birminghamz11 Hotel1 2IIBROAD STREET

2.00 Site Analysis

2.07 Neighbouring developments-Tennant Street

TENNANT STREET

Five Ways Hampton 211 MODA Travelodge Entertainment by Hilton 116.5m 132m 30m 70 m 64m 2IIBROAD STREET

2.00 Site Analysis

2.08 Existing scale

Metropolitan House Hampton by Hilton Park Regis Hotel Jurys Inn Quayside Tower 1 Hagley Road Broad Street Broad Street Broad Street Broad Street 20 Storeys 18 Storeys 16 Storeys 18 Storeys 18 Storeys

Broadway Residences Five Ways Novotel Hyatt Broad Street Broad Street Broad Street Broad Street 10 Storeys 2 Storeys 8 Storeys 24 Storeys 2IIBROAD STREET

2.00 Site Analysis

2.08 Emerging Scale

Left Bank Apartments Broad Street 2one2, Moda Living Broad Street St Martin’s Place Paradise Development 22 and 33 storeys 42 storeys Broad Street Chamberlain Square 17 storeys 6 - 23 storeys

Dandara Residential Lansdowne House Arena Central Development Suffolk Street Queensway Hagley Road Centenary Square 24 storeys 17 storeys 7 – 16 Storeys 2IIBROAD STREET

2.00 Site Analysis Q u a y s i d e L e f t B a n k H a m p t o n The Square T o w e r T o w e r 1 b y H i l t o n

J u r y s L e f t B a n k 2 1 1 B r o a d F i v e W a y s I n n T o w e r 2 Street Site Entertainment C e n t r e 2.09 Existing Massing-June 2019

The current roofscape varies greatly along Broad Street and the immediate vicinity with several historic developments ranging from 3- 5 storeys and more recent developments over the last 15-20 years between 13-16 storeys. Site location 2IIBROAD STREET

2.00 Site Analysis J u r y s I n n MODA (planning approved)

Brass House Q u a y s i d e L e f t B a n k P r o p o s e d H a m p t o n F i v e W a y s TBC T o w e r T o w e r 2 m a s s i n g b y H i l t o n Entertainment 2.09 Future Massing C e n t r e

The site is located fully within the central ridge zone. Future development schemes will see this skyline develop with proposed heights reaching up to 42 storeys on the adjacent site therefore expanding the skyline and reimagining the overall identity of the site.

High Places, a Birmingham City Council (BCC) tall buildings policy document produced in 2003, defines tall buildings as anything over 15storeys in height. The focus for these buildings is the central Future developments ridge, which includes the city’s highest point and Proposed massing runs west to east through the city centre. 2IIBROAD STREET

2.00 Site Analysis

2.10 Site constraints and opportunities MODA

Site footprint

Due to the narrow site footprint, a tall building proposal would maximise the site opportunity giving good opportunity for a new high rise building within the established tall building cluster on Broad street, which can optimise on views out towards the North, South and West across the city.

The narrowness of this site is a significant constraint presenting additional structural challenges for a tall building. Overcoming these challenges, the scheme has the potential to express the technical Left Bank Tower Two 29m and structural innovation required as part of the main driver for any design proposal on the site.

Neighbouring developments

The site is located in-between the current Hampton by Hilton hotel at 18 storeys and the planning Step down from MODA approved MODA tower at 42 storeys. Proposals for boundary treatments to neighbouring developments are to be in accordance with any partywall agreements made as part of the development process. Left Bank Tower One Hampton by Hilton Hotel The lower 3 storeys of this infill site is bounded on the West and Eastern sides to full height. Due to this SITE there are only opportunities for views out on the Broad Street and Tennant Street facing elevations. This can be overcome with a clear spatial organisation strategy, prioritising front of house spaces with opportunity for views out and maximising the opportunity for the provision of active frontages.

As illustrated there is 29m between the 211 site and the MODA tower. Preventing direct overlooking 9.5m on to residential units is a significant requirement discussed with the planning department. This can be achieved by positioning serviced apartments facing away from MODA.

Sun path across site Acoustics Road noise

Due to the concentration of entertainment facilities around the site with Broad Street being a popular nightlife location, careful acoustic considerations must be taken into account for the development. Please refer to the noise report accompanying this application for further details. 2IIBROAD STREET

2 I I BROAD STREET

URBAN DESIGN STRATEGY 2IIBROAD STREET

3.00 Urban design strategy

3.01 The Big City Plan

Birmingham City Council has identified a broad zone where tall building are appropriate. This area, outlines in the map to the left, is spanning from east to west of the city to reflect the topography of the ridge zone and delineates zones where clusters of tall buildings are appropriate.

As a rule of thumb, tall buildings as defined by the Birmingham City Council are above 15 storeys high in the city centre. The proposed site sits within the Broad Street tall buildings cluster zone, which encourages the construction of tall buildings.

S i t e

Birmingham Big City Plan – bigcityplan.Org.Uk - Birmingham City Council (2010) 2IIBROAD STREET

3.00 Urban design strategy

3.02 High places 1. LANSDOWNE HOUSE (18 ST) 9. HYATT HOTEL ( 24 ST)

The site sits within the central ridge zone, 2. (20 ST) 10.T H E C U B E ( 23 ST) an area identified in Birmingham City Council planning policy ‘High Places’ as 3. ST MARTIN’S PLACE (17 ST) 11.ARENA CENTRAL (UP TO 16 ST) an area appropriate for the proposal of 4. HAMPTON BY HILTON ( 18 ST) 12.CENTENARY PLAZA (20 ST) tall buildings. 5. LEFT BANK (22 & 33 ST) 13.DANDARA RESIDENTIAL (24 ST)

Within the neighbouring area, other tall 6. MODA (42 ST) 14.PARADISE (UP TO 23 ST) buildings include Hyatt Hotel (24 stories), the (28 stories) and the 7. JURYS INN (18 ST) 15. ORION AND SIRIUS (28 ST ) Cube (42 stories). In construction and coming up next are the Bank (33 stories) 8. QUAYSIDE TOWER (18 ST) and MODA (42 stories), while other tall building proposals are being reviewed at various pre-application stages.

The use of tall buildings varies, from office buildings to housing, hotel and retail. At the same time, the plans for redeveloping the area outline a mixed- use residential focus. 14

9 11 13 15 8 5 12 7 6 10 4 SITE

N 2 3 1

SITE

CENTRAL RIDGE ZONE

HIGH - RISE DEVELOPMENTS

High Places – A Planning Policy Framework for Tall Buildings – Birmingham City Council (2003) 2IIBROAD STREET

3.00 Urban design strategy

3.03 How proposal meets policy

The site falls within the Westside and Ladywood Quarter and is situated within the central ridge zone, as identified in Birmingham City Council planning policy ‘Big City Plan’ BCC ‘high places’. In terms of massing this area is the preferred location for tall building clusters. Brasshouse Left Bank MODA 211 32 Storeys 22-33 Storeys 42 Storeys 36 Storeys (TBC) The policy context provides the opportunity for this proposal to be an addition to the cluster of tall buildings currently emerging on Broad Street.

The proposal to provide a hotel development on this site fits well within the current context of Broad street as a focus for entertainment activities hosting several of the city’s major hotels. In addition the serviced apartment proposal provides an enhancement to the range of hotel offerings in the area, further enhancing the visitor, cultural and commercial offer.

‘Big City Plan’ BCC Broad Street Cluster massing 2IIBROAD STREET

3.00 Urban design strategy

3.04 Consultation

The design and documentation contained within this planning application has been developed during a number of pre-application meetings where the comments from the planning department have been explored and incorporated.

Dates of formal pre-application consultation with the planning department and the public has been undertaken leading up to the planning submission for 211 Broad Street are listed below. Please refer to Savills planning statement for further details:

• Pre-application planning submission to BCC: 27/06/2018.

• Pre-application planning submission to BCC: 04/04/2019.

• Final pre-application planning submission to BCC: 16/05/2019.

• Public consultation – date: 12/06/2019