CEN/P8.3/PLA
Planning Proof of Evidence: Exhibits Paul Ellingham Ref: CEN/P8.3/PLA
Exhibit 1
2005 Deemed Planning Consent (Reference TWA/03/APP/04)
Ref: CEN/P8.3/PLA
Exhibit 2
2005 Planning Conditions
Ref: CEN/P8.3/PLA
Exhibit 3
Centenary Square Extension Decision Notice
Planning and Regeneration PO Box 28, Birmingham B1 1TU
Discharge Of Condition – Decision Document
Your Ref: Mr P Ellingham Application Number: 2013/09125/PA Date: Thursday 8th May 2014 Please quote this number whenever you contact us about this application. For more information please Alliance Planning contact: 3rd Floor 54 Hagley Road Edgbaston 0121 303 1115 Birmingham B16 8PE Email us at: [email protected]
Dear Sir / Madam
Site: Part of Midland Metro, Birmingham City Centre, Extension Route, Birmingham
Proposal: Application to determine the details for conditions 2, 3, 4, 6, 8, 9 and 12 (all in part except condition 9) attached to planning approval TWA/03/APP/04 in relation to the phase of Metro between New Street Station and Centenary Square only.
I am writing to tell you that the Council has made a decision on the above and the application has been approved on 08 May 2014 subject to any details shown below.
The information received on the 10th December 2013, 3rd April 2014 & 2nd May 2014 in connection with conditions 2, 3, 4, 6, 8, 9 and 12 of the Midland Metro (Birmingham City Centre Extension, etc) Order 2005 dated 1 July 2005, and associated deemed planning consent TWA/03/APP/04, is acceptable and the details below are hereby approved. This decision is in relation to the area identified in drawing number MMD-300207- CS08-DRA-0000-0021 Revision P1 and in respect of the details explicitly referred to below only, concerning the delivery of the section of the Metro infrastructure between New Street Station and Centenary Square.
2 - Design and External Appearance - For the Victoria Square tram stop, permanent boundary treatment and poles and brackets required to support the overhead line system.
All as shown in drawings:
MMD-300207-CS08-DRA-0000-0031 Revision P1, MMD-300207-CS08-DRA-0000-0090 Revision P1, 1193- 001, 1193-002, 1193-003, 1193-004, 1193-005, 1193-006, 1193-007, 1193-008, OX4500-20-GA-107 Revision I, OX4500-20-GA-108 Revision I, OX4500-20-GA-110 Revision K, OX4500-20-GA-111 Revision K, OX4500- 20-GA-112 Revision E, OX4500-20-407 Revision D, OX4500-20-411 Revision C, OX4500-20-413 Revision C, OX4500-20-416 Revision D, OX4500-20-428 Revision C, OX4500-20-429 Revision C, OX4500-20-430, MMD-300207-CS08-DRA-0000-0092 Revision P2 and MMD-300207-CS08-DRA-0000-0080 Revision P1.
3 - Materials - For the Victoria Square tram stop, permanent boundary treatment and poles and brackets required to support the overhead line system.
All as shown in drawings:
MMD-300207-CS08-DRA-0000-0031 Revision P1, MMD-300207-CS08-DRA-0000-0090 Revision P1, 1193- 001, 1193-002, 1193-003, 1193-004, 1193-005, 1193-006, 1193-007, 1193-008, OX4500-20-GA-107 Revision I OX4500-20-GA-108 Revision I, OX4500-20-GA-110 Revision K, OX4500-20-GA-111 Revision K, OX4500- 20-GA-112 Revision E, OX4500-20-407 Revision D, OX4500-20-411 Revision C, OX4500-20-413 Revision C, OX4500-20-416 Revision D, OX4500-20-428 Revision C, OX4500-20-429 Revision C, OX4500-20-430, MMD-300207-CS08-DRA-0000-0092 Revision P2 and MMD-300207-CS08-DRA-0000-0080 Revision P1.
4 - Landscaping - All hard and soft landscaping as shown in drawings:
Page 1 of 3 PL Minor Amendment Decision Letter Planning and Regeneration PO Box 28, Birmingham B1 1TU
OX4500-20-GA-107 Revision I, OX4500-20-GA-108 Revision I, OX4500-20-GA-110 Revision K, OX4500-20- GA-111 Revision K, OX4500-20-GA-114 Revision G, OX4500-20-GA-115 Revision D, OX4500-20-400 Revision C, OX4500-20-401 Revision E, OX4500-20-402 Revision F, OX4500-20-403 Revision C, OX4500- 20-404 Revision E, OX4500-20-405 Revision D, OX4500-20-406 Revision C, OX4500-20-408 Revision D, OX4500-20-409 Revision D, OX4500-20-414 Revision C, OX4500-20-419 Revision D, OX4500-20-420 Revision D, OX4500-20-421 Revision E, OX4500-20-422 Revision E, OX4500-20-423 Revision D, OX4500- 20-424 Revision F, OX4500-20-425 Revision D, OX4500-20-426 Revision D, OX4500-20-427 Revision D, OX4500-20-428 Revision C, MMD-300207-CS08-DRA-0000-0101 Rev P1, MMD-300207-CS08-DRA-0000- 0102 Rev P1, MMD-300207-CS08-DRA-0000-0106 Rev P1 and the Howl Associates Heritage Impact Assessment November 2013 Revision B.
6 - Code of Construction Practice (Part 1 only) as detailed in:
Part 1 of the Code of Construction Practice as outlined in the Centro document entitled 'Code of Construction Practice Part 1 December 2013 Final Version'.
8 - Means of Access - Details of siting, design and layout of new or altered permanent means of highway access to be used by vehicular traffic
All as shown in drawings: - MMD-300207-CS08-DRA-0000-0022 Revision P1, OX4500-20-GA-117 Revision D, MMD-300207-CS08-DRA-0000-0061 Revision P1, MMD-300207-CS08-DRA-0000-0062 Revision P2, MMD-300207-CS08-DRA-0000-0063 Revision P2, MMD-300207-CS08-DRA-0000-0064 Revision P1, MMD- 300207-CS08-DRA-0000-0065 Revision P1, HW/11.01 Revision D, HW/11.02 Revision D, HW/11.03 Revision D, HW/11.04 Revision D, HW/11.50 Revision D, HW/11.51 Revision E, HW/11.52 Revision D, HW/11.54 Revision D and HW/11.57 Revision D.
9 - Location of the Iron Man Sculpture as shown on drawings:
OX4500-20-GA-107 Revision I, OX4500-20-GA-108 Revision I, OX4500-20-GA-110 Revision K, OX4500-20- GA-111 Revision K and OX4500-20-426 Revision D.
12 - Ecology Surveys and Mitigation - as detailed in:
Mott MacDonald report entitled 'Midland Metro BCCE - Extension to Centenary Square' reference MMD- 300207-CS08-DOC-0000-0004 Revision A dated 20th November 2013.
Development shall proceed in accordance with the details provided and agreed.
Please note that should you require confirmation that the scheme has been implemented in accordance with the approved details and that the conditions can be cleared in full, a further application should be made following the completion of the development.
If you require any additional information the Case Officer for this application is Nicholas Jackson, you can email directly on:[email protected] or telephone us on the number shown above.
Yours faithfully
Waheed Nazir, Director of Planning and Regeneration
Page 2 of 3 PL Minor Amendment Decision Letter Planning and Regeneration PO Box 28, Birmingham B1 1TU
In reaching this decision Birmingham City Council have made the decision in a positive way to foster the delivery of sustainable development, working proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area. The decision has been taken having regard to the impact of the development, and in particular to the policies and proposals in the adopted Development Plan, and to all relevant material considerations, including the National Planning Policy Framework, the City Council's draft Birmingham Development Plan and Supplementary Planning Documents/Guidance. The City Council have worked in a seamless and timely manner to undertake the necessary liaison and negotiation with the applicant, third parties and statutory consultees (at the application and pre-application stages) to look for solutions which seek only high quality sustainable development.
Page 3 of 3 PL Minor Amendment Decision Letter Ref: CEN/P8.3/PLA
Exhibit 4
Paradise Circus Redevelopment Committee Report
Committee Date: 20/12/2012 Application Number: 2012/05116/PA Accepted: 25/07/2012 Application Type: Outline Target Date: 24/10/2012 Ward: Ladywood
Land at and bounded by Paradise Circus Queensway and surroundings including Chamberlain Square, Parade and Paradise Street, Birmingham, B3 3HJ
Outline planning application (all matters reserved save for access) for demolition of all buildings on the site (save for the Joseph Chamberlain Memorial) and commercial led mixed use redevelopment of up to 170,012 square metres gross internal floorspace, comprising offices (Use Class B1a), retail and leisure units (Use Classes A1/A2/A3/A4/A5/D1/D2), concert hall (D2), energy centre (Sui Generis), together with a hotel of up to 250 bedrooms (Use Class C1), car parking, highways works (to include the closure of eastern arm of Paradise Circus gyratory), public realm improvements and associated works including alterations to public rights of way. Applicant: Argent Group Plc C/O Agent Agent: Drivers Jonas Deloitte Four Brindley Place, Birmingham, B1 2HZ Recommendation Approve Subject To A Section 106 Legal Agreement
1. Proposal
1.1. This is an outline application with all matters reserved other than access. It includes the comprehensive redevelopment of the whole of the site, with the demolition of all buildings including the Central Library, Congreve House (including the bridge link to the Council House extension), BCU Conservatoire (including Adrian Boult Hall), Fletchers Walk shopping arcade, Paradise Forum, 77 Paradise Circus (office), Copthorne Hotel and Yardbird Jazz Club. The site covers some 7.04 hectares.
1.2. The proposal is for a maximum of 170,012 sq m of new floor space (excluding the hotel and car park), to provide; offices, ancillary retail and leisure, a new music school auditorium for Adrian Boult, and a replacement Copthorne hotel of upto 250 bedrooms. The scheme would provide significant new office floorspace with complementary retail and food and drink uses. In terms of floorspace and uses, these are as follows (all Gross Internal Areas);
Office – min 141,213 sq.m max 161,651 sq.m Ancillary Retail (Use Classes A1-A5) min 5,574sqm max 6,503sqm Leisure/Education (including Adrian Boult Hall) –min 2,787 sq.m max 4,645 sq.m Hotel – min 200 beds max 250 beds
Page 1 of 30 Car parking max 550 spaces
The above allows flexibility for future market conditions and would allow less retail and more office space, subject to the overall maximum of 170,012 sq.m on the whole site.
1.3. Although the application is submitted in outline form, it is supported by a parameters plan document that sets out; the uses within each plot, approximate siting of the new blocks (with building line deviations), minimum and maximum heights of buildings, routes into and around the site and existing and proposed levels. The parameters plan sets out the maximum levels of deviation, in order to give more certainty to the eventual layout of the proposal. An illustrative masterplan has been submitted and a design protocol setting out key criteria for consideration and conditioning, including; building lines, frontages, setbacks, elevational composition, material treatment and landscape strategy. The protocol has developed in response to impacts identified in the Environmental Statement and the heritage assessment. The ES has assessed the maximum parameters in order to be robust, but they may not all be built out to that level.
1.4. Highway and pedestrian access into and around the site is for consideration, and includes a vehicle access into the site from the end of Broad Street and off Summer Row to the North. These access points will lead to a basement car park for upto 550 spaces and give underground servicing for a number of the new buildings.
1.5. The proposal includes significant changes to the existing highway network. The existing eastern arm of the gyratory system around Paradise Circus would be removed. This currently runs down the western side of the Town Hall and takes traffic bound for Broad Street to the west and Suffolk St Queensway to the south. All traffic will be re-routed around the north of the site, with the existing western arm of the Suffolk Street Queensway gyratory becoming two way, with new traffic signal controlled junctions at Summer Row/Sandpits, Broad Street and Suffolk Street Queensway.
1.6. In addition to highway changes there will be significant changes to pedestrian access through the site and beyond. There will be provision of an at grade surface level crossing from Congreave Passage across Great Charles Street to Summer Row, allowing for the removal of the existing subway. There would also be a new pedestrian route through from Centenary Square (using the existing footbridge) to Chamberlain Square. This would be a minimum of 15 metres wide.
1.7. The applicants propose to remodel Chamberlain Square to allow for level changes. This will include new materials which will continue around the Town Hall to provide an improved public realm, but retaining the existing listed Fountain and amphitheatre space. Two new significant landscaped amenity squares would be created, in the northern and southern phases.
1.8. There are significant level changes across the site as existing which need to be addressed and a number of underground constraints including the A38 tunnel which will remain and various service tunnels and infrastructure that need protecting. These all have an impact on the scheme layout, building position and viability.
1.9 The proposal is for 10 potential individual plots across the site. There would be 4 separate buildings to the south of the site, south of the new central pedestrian route. These would include the proposed new hotel to the south west and a building to
Page 2 of 30 accommodate the Adrian Boult concert hall. The remainder of the Conservatoire is likely to be relocated to Louisa Ryland House.
1.10 These southern plots would range in height from 6 stories to a maximum of 23 for the hotel. Plot F closest to the western side of the Town Hall would be a maximum of 8 stories, but with a shoulder extending 4.5 metres back of a maximum height of 6 stories closest to the Town Hall. This plot would be set back a minimum of 18 metres from the western elevation of the Town Hall. The existing road next to the Town Hall would be removed and this area of land will become a shared surface primarily forming a pedestrian route from Paradise Street upto Chamberlain Square. Some limited car parking and servicing for the Town Hall may be incorporated into this area. The servicing strategy for the Town Hall continues to be refined, however (as currently occurs for civic events etc) a limited number of managed and controlled HGV vehicle movements across Victoria Square associated with the Town Hall may be necessary due to the limited circulation space on Paradise Street. Plot E adjacent to Chamberlain Square would be a maximum height of 9 stories with a 6 storey shoulder to the square. This plot would sit to the west of Chamberlain Square, building on what is currently a level seating area to the top of the Square. The 2 existing statues would be removed, stored and reinstalled in a new location, at the applicant’s expense. The design protocol suggests that plots E and F would have colonnades running along their eastern elevations, to two stories in height.
1.11 Plot G would be located to the far west of the site and be a maximum of 14 stories. It would be the building located at the end of Broad Street. To the south west of the site would be the hotel plot, upto 23 stories high. This plot would sit adjacent to a new pedestrian route down to an extended Easy Row subway under the Queensway. This continues onto Alpha Tower and the Arena Central development site.
1.12 The southern plots would be arranged around a new southern landscaped square, some 600 square metres in size. This square will provide areas to sit and have pedestrian routes radiating out from it between the new buildings and linking to the central route, Paradise Street and Chamberlain Square.
1.13 To the north of the site there would be three main building masses comprising 5 plots, arranged around the perimeters of the site with a new northern amenity square, some 2,000 sqm in size in the centre. The existing Congreave Passage next to the Council House extension would be increased in width to a minimum of 18.4 metres as a main pedestrian route through to Great Charles Street and the Jewellery Quarter. Due to the level differences, part of this route will need to have steps upto the proposed plot D and around into Chamberlain Square.
1.14 Building heights in this northern part of the site range from a maximum of 8 storeys on plot D closest to the Council House extension with a shoulder of 6 storeys and 19 storeys for plot A at the northern tip of the site. The northern part of the site includes for the greatest flexibility in terms of deviations, as this is likely to be built out over 10- 15 years and will need to respond to market demands.
1.15 At this stage, the applicants would like to establish the broad development principles, which work within the overall plan objectives and are consistent with the submitted Environmental Statement and the Transportation Assessment. This approach complies with national guidance on outline applications.
1.16 A separate application for Listed Building Consent has been submitted in respect of the demolition of the bridge link from Congreave House to the council house
Page 3 of 30 extension and restoration works to the first and second floor facades. This is reported elsewhere on this agenda.
1.17 The application is accompanied by a suite of documents including an Environmental Statement, Transport Statement, Design and Access statement, Parameters plan, Design Protocol, Landscape Strategy, Heritage Assessment, Sustainability Statement and Flood Risk Assessment.
2. Site & Surroundings
2.1. This 7 hectare site is located between Centenary Square and Chamberlain Square. It is surrounded by the Paradise Circus Queensway gyratory system with the A38 tunnel below. The site includes a number of existing uses including the Central Library complex, Birmingham Conservatoire, office uses, retail and Copthorne Hotel.
2.2. The site is on a number of different levels and sections and is crossed by a series of private pedestrian walkways, steps and passages.
2.3. To the west of the site, across the Queensway is Centenary Square with Baskerville House and the new library under construction. To the south west is Alpha Tower and the wider Arena Central development site. To the north across Summer Row are commercial properties and UCB and the wider Jewellery Quarter Conservation Area. To the east of the site are a large number of civic buildings, many listed within the Colmore Row Conservation Area, including the Council House, museum/art gallery and Town Hall. To the south of the site across Paradise Street are a mixture of commercial and residential premises including the listed Queens College Chambers.
2.4. The site is identified as one of the Enterprise Zone sites in the City Centre.
3. Planning History
3.1. October 1959 – 18730/000 - Approval – Erection of Public Library
3.2. September 1968 – 28089/002–005 - Approval – Development associated with Public Library, including public house, office block and School of Music
3.3. November 1982 – 28089/021 - Approval – Comprehensive development incorporating multi-storey offices, hotel and lecture room extensions
3.4. December 1987 – 28089/043 - Approval – Glass enclosure and roofing of Birmingham Central Library Central Court and adjacent area
3.5. May 1990 – 1990/01230/PA - Approval – Construction of 16 retail units within the Paradise Circus enclosure
3.6. January 2003 – 2002/00924/PA – Approval – (Town Hall) Internal alterations comprising replacement galleries and ancillary facilities plus external refurbishment including new roof and secondary glazing
3.7. November 2009 – 2009/03897/PA – Approval – Erection of public library (Use Class D1), together with partial demolition, refurbishment and extension of existing theatre (Sui Generis), including low carbon energy centre and associated landscaping and highway alterations
Page 4 of 30 3.8. February 2010 – 2009/03622/PA – Approval – (Arena Central Development) Extension of time in relation to application 2004/04693/PA for submission of reserved matters until 24/02/2015 under Section 73 of the Town and Country Planning Act 1990
3.9. 11 January 2011- Certificate of Immunity from listing issued for the Central Library for 5 years.
3.10. 2012/05118/PA – Current Application elsewhere on your Committee’s Agenda – Application for Listed Building Consent for the demolition of Congreve House (the two-storey bridging structure between the Paradise Circus complex and the Grade II* Council House Extension), and restoration works to the first and second floor facade of the Council House Extension.
4. Consultation/PP Responses
4.1. Widespread public consultation was undertaken with local businesses and residents, residents associations, local ward councillors and the M.P. Site and press notices have also been displayed. Consultations have also been undertaken with other Council departments, statutory consultees and other interested parties. The application was reported to Ladywood ward committee on 26 July and to CHP on 10 September.
4.2. The application is the culmination of a number of years of scheme evolution and consultation with interested parties. The applicants have undertaken a series of public exhibitions and stakeholder events over the last two years. Earlier proposals were presented to Conservation and Heritage Panel in March 2012 and to CABE in April. In addition to a public exhibition and drop-in in February 2012, briefings to particular bodies have taken place, including to English Heritage, Civic Society, Victorian Society, Birmingham Forward, and businesses and tenants.
4.3. The proposal was presented to Planning Committee on 11 October with an Issues report. The proposals were very positively received by members, who considered this was a tremendous opportunity for the site. Detailed comments were made regarding provision for cyclists, greening Centenary Bridge, ensuring public transport was considered and that the finished designs of the buildings were of a higher quality than indicated on the illustrations.
English Heritage
4.4 Supports the principle of the redevelopment of the Paradise Circus site and recognise the significant benefits for Birmingham and for the historic environment. Support the overall intention of the masterplan to extend a new street network into an area in which the historic street structure has been effaced. EH cite the intention to provide a new network of streets into the site as a particular benefit.
4.5 Some concerns regarding the setting of the Town Hall and the character and appearance of the Colmore Row and Environs Conservation Area were raised. The formation of a pedestrian street and removal of the Queensway adjacent to the Town Hall is noted as an enhancement to the character and appearance of the Conservation Area. However concern is raised regarding the height and massing of plots E and F. EH considers that the scale of these buildings as shown on the illustrative views could negatively impact upon the perceived height of the Town Hall and result in a loss of significance.
Page 5 of 30
4.6 Additionally, EH considers that the lower forward section of the building on plot F would achieve a better relationship with the Town Hall if its height were related to the eaves of the Town Hall rather than the ridge height.
4.7 Finally, EH concludes that one of the most significant urban design benefits of the scheme is the creation of a pedestrian link between Centenary Square and Chamberlain Square. They ask that the dimensions of this route are such that it provides a public space in its own right, related to the surrounding landmark buildings, rather than a simple street between existing squares.
Victorian Society
4.8 They had previously been consulted by the applicants and are pleased to see many of their comments have been taken into consideration. They do however wish to make the following comments;
4.9 The building plot F next to the Town Hall is of too great a height and mass having a negative impact on its character and appearance. The buildings on plots B and D would have a negative impact on the Council House extension. The buildings proposed along the new avenue linking Centenary Square and Chamberlain Square will, with their height and massing collectively create an unwelcome canyon effect along the avenue, having a negative impact on the listed buildings in the Conservation Area. They object to these elements of the proposal.
4.10 They wish to be further consulted in due course on the more detailed designs for new buildings, with particular reference to building lines and shoulder heights.
Twentieth Century Society
4.11 Strongly object to the demolition of the library. They state that it is a non-designated heritage asset due to the considerable national and local public and media interest in the building. EH recommended listing and they agree it is Madin’s most important work. Along with the Town Hall and Council House it forms an interesting ensemble of civic buildings. No assessment of the heritage merit of the library has been presented. There would be a total loss of a non-designated heritage asset of local significance and this should be resisted.
Heritage Lottery Fund
4.12 BCC’s contract with the HLF in respect of their grant of £13.5m for the renovation of the Town Hall included a condition whereby HLF needed to approve any development in the environs of the Town Hall considered to affect its setting. HLF are content with the consultation with them to date and will not comment in detail. They are aware of EH’s detailed views and are broadly in sympathy with them.
Birmingham Civic Society
4.13 The Civic Society have had several meetings with the applicants and have viewed the model. They are generally supportive of the application. They agree with may aspects of the plan, however they do have some comments and concerns. They believe the height and massing is overall too large. They rely on officers and other agencies to be fully convinced this masterplan is the very best that can be achieved. The observations are;
Page 6 of 30 The use of colonnades and set backs at roof level are critical to the massing and this should be established at the outline permission. Permeability of the squares and active frontages are essential and should be established The north block is unresolved with some awkward massing. In areas this wall of development is overpowering. The north-south link to the Jewellery Quarter across the major highway of Great Charles Street is vital. A pedestrian crossing is considered essential. The height of buildings surrounding the two new civic squares concern us and sun-path diagrams should be studied very closely. The use of civic quality materials is essential to the redevelopment of the area.
Environment Agency
4.14 Raise no objection subject to conditions requiring limitations on the level of surface water run-off and the submission of a surface water drainage scheme.
Highways Agency
4.15 Consider that due to the distance of the strategic road network from the site (three miles) the development is unlikely to have a significant impact upon the strategic road network and raise no objection to the application. They welcome the inclusion of a travel plan which can assist in significantly reducing the reliance on the private vehicle with the associated benefits for congestion, the environment and health.
Natural England
4.16 Do not consider that this application poses any likely or significant risk to those features of the natural environment. They welcome the proposed opportunities to incorporate features into the development which are beneficial to wildlife, such as the incorporation of roosting opportunities for bats and the installation of bird boxes. The proposals to enhance foraging opportunities for birds, particularly the black redstart, through the provision of a brown roof are especially welcome.
West Midlands Fire Service
4.17 Raise no objection subject to access and water supplies being suitable. Will require detailed plans of the buildings showing access and some buildings may require rising mains.
West Midlands Police
4.18 Specific advice in relation to the crime prevention measures for individual buildings will be provided at reserved matters stage. Buildings should be designed in accordance with Secured by Design principles with particular care taken to ensure adequate surveillance through appropriate layout, CCTV and lighting.
4.19 Additionally, they have commented that during construction there is the potential for the disruption of the network infrastructure which lie under the street outside Civic House. They request the imposition of a condition that requires a method statement to protect existing cabling.
Canal & Rivers Trust (formerly British Waterways)
Page 7 of 30
4.20 Welcome the detailed consideration of nearby waterways in the submission and particularly welcome the proposals for archaeological investigations into the remains of the Newhall Branch during the redevelopment of the site. Welcomes that the impact of the proposals upon the water quality of the Birmingham and Fazeley Canal is considered within the submission and that a ground investigation will be undertaken during the course of redevelopment. They can advise the developer should they wish to utilise any opportunities for the use of the canal for sustainable cooling, which is an initiative that they promote and support.
Severn Trent Water
4.21 Comments that there are public sewers within the application site, and advises the applicant to contact them to achieve a solution which both the public sewer and the proposed development.
Wildlife Trust
4.22 Supports the habitat measures recommended for birds and bats in the Ecological Appraisal. The Trust recommends that native tree species in keeping with the local character should be provided.
Civil Aviation Authority and Birmingham International Airport
4.23 Raise no objection
Network Rail
4.24 A railway tunnel is situated underneath the southern end of the application site, beneath proposed highway works. Network Rail requires the applicant to submit detailed demolition and construction information for consideration to ensure that the structural integrity of the tunnel is maintained.
Centro
4.25 Request involvement in the legal agreement and conditions that address the following issues; A revised Transport and Works Act for the Metro extension, servicing arrangements on Paradise Street, realigned metro route, City Centre Interchange – improved bus infrastructure including bus shelters and signage, travel plan condition, and contributions to public transport overall of circa £5.084m – part of this could be made up of physical infrastructure works by the applicant.
Transportation
4.26 No objections subject to conditions and legal agreements.
Regulatory Services
4.27 Raise no objection subject to conditions requiring details of any extraction equipment associated with any A3/A5 uses; restricting the hours of deliveries to plot F to between 07:00 and 23:00 daily; that cumulative noise from external plant and extraction shall not exceed 10dB below existing ambient noise levels; a ground contamination site assessment and a verification report to demonstrate the effectiveness of any remediation works undertaken
Page 8 of 30
Leisure Services
4.28 Raises no objection and notes the significant opportunity to transform this extensive gateway site presented by this application. The proposals would provide connectivity and legibility between existing civic/function spaces.
Conservation Heritage Panel
4.29 The panel considered the scheme, by virtue of its scale and massing, to have a detrimental impact upon the setting of listed buildings and the appearance of the conservation area. The panel considered that the height of the scheme should take reference from the heights of the Council House and Town Hall and that the scale and massing would over dominate the public realm and new routes. The panel were concerned that the proposals did not go far enough in connecting the site to the wider area, particularly the Jewellery Quarter. On balance the panel thought that the impact on the fabric of the Council House Extension was acceptable.
Ladywood Ward Committee
4.30 Following the presentation of the scheme by the applicants a local resident raised concerns regarding the urban heat island effect. The Committee were advised that the proposals include an energy centre and that the details of the sustainability measures incorporated into the buildings would be incorporated in the planning application.
University College Birmingham
4.31 Broadly support the vision to open up the Jewellery Quarter and join it to the City Centre; however they express reservations about the current scheme.
4.32 Concerns raised include the loss of the disabled parking spaces to the front of the University on Summer Row; question whether the closing off of the junction of Summer Row and Great Charles Street and the resultant increase in traffic onto Paradise Circus Queensway has been adequately tested – which should take into account during peak UCB occupancy/flows; more detail is required regarding the improvements to the highway in the vicinity of UCB, what disruptions this will cause, and what compensation packages will be offered; unsure how the blocked off access to the front of their premises could function for deliveries/drop-offs as it is currently used due to the lack of turning facilities; notes that the subway would be removed and questions the safety of the new grade-level crossing, suggesting that a bridge would be more appropriate; notes the loss of trees and would like confirmation that an appropriate level of replacement soft landscaping is secured; the relocation of the bus stop to the front of Cambrian Hall could prejudice the redevelopment of the site and the massing of the development is excessive and will overshadow the UCB building. A meeting has taken place with UCB to discuss these issues and clarify the details.
4.33 Friends of the Library
The library can be given a new use and successfully integrated into any new commercial redevelopment. EH twice said it met the criteria for listing, the 20th Century supported that and the World Monuments Record placed it on its list of best modern buildings in the UK at risk. An e-petition on the Councils website of 688 people asked for the library not to be demolished. The sustainability statement
Page 9 of 30 excludes any consideration of existing buildings on the site. It could easily be adapted to a wide range of alternative uses such as offices, hotel or department store. It is not sustainable to demolish and rebuild. The existing library doesn’t dominate Chamberlain Square, Madin’s design is more sympathetic than the proposal. The library is not and never has been an obstruction to pedestrian movement from East to West. Before Paradise Forum was let to shops, it was possible to see from one side to the other. The long views of the clock tower never really existed historically. Planning Committee should defer the application and require the applicant to present an alternative that incorporates the library. Only then can it judge whether demolition is the best or only solution.
Local Occupiers
4.34 Two occupiers of residential properties within the vicinity support the redevelopment. Comments include that the proposals represent a significant opportunity to improve Birmingham’s built environment; it would provide an essential link between the shopping area and canals and that the area behind the town hall is out of character with the surrounding architecture. A further local occupier has confirmed he has no objection. 4.35 One resident of the City states the existing library is a terrible building, never fit for purpose. We should ensure the replacement is worthy of this great City.
4.36 Five local occupiers have made the following comments: no objection to the mix of the development but objects to the massing and height of the proposals; questions whether both tramcars and private vehicles should be accommodated on Paradise Street as when Hill Street has been closed in the past this has caused significant congestion on Smallbrook Queensway; the site should provide more open space; the city needs more recycling facilities including an incinerator; welcomes the redevelopment but is concerned that the new buildings will be too close to the Town Hall; streets and vistas are more important than new squares and the northern square should be replaced with a pedestrian extension of Great Charles Street and the southern square should be removed to maintain viability and that the Easy Row subway should be replaced with a surface level crossing.
4.37 Six occupiers have objected to the proposals raising the following concerns: the scale and massing would overshadow/block views of the Town Hall and Queens College Chambers; loss of privacy and light to occupants of the Chambers building; there are enough hotels in the city; the city centre needs more open spaces; disruption during construction; demolition of the Central Library which is a building of architectural and cultural significance; the infilling of the ground floor of the Library was a later addition creating the existing pinch point; the new grade-level crossing to the Jewellery Quarter would be dangerous and not an improvement; proposal would increase pedestrian congestion between the Town Hall and Council House due to the loss of Fletcher’s Walk; the area adjacent to the Town Hall should be used as a public square; the scheme should have an iconic building to the northwest of the site and the northern square could generate anti-social behaviour problems.
4.38 Seven residents of the City object to the proposal for the following reasons; the existing library should be retained as it is a unique irreplaceable building, don’t believe the case for demolition has been justified, a sympathetic approach that allows the library to be integrated within a wider masterplan would retain a ground breaking and important Brutalist piece of architecture, the existing bridge to Chamberlain Square is not being changed, negating one of the main reasons for development, the heritage statement is incorrect to say the concrete exterior that was put on was a cost saving exercise rather than stone cladding, it should say it was the cladding in
Page 10 of 30 concrete panels that was the cost saving. The panels could be easily repaired with other materials. By 2002 it had been decided the library would be demolished to be redeveloped. The possibility of finding a new use has not been considered. The Councils own condition survey did not identify concrete problems. The views in the ES show how overwhelming the new development will be, it will dwarf the Town hall and nearby heritage assets The plans do not propose a high quality public realm for the heritage buildings.
5. Policy Context
5.1. The Birmingham Unitary Development Plan (2005) – saved policies; Draft Birmingham Development Plan - consultation; Colmore Row and Environs Conservation Area Character Appraisal – SPG; Jewellery Quarter Conservation Area Character Appraisal and Management Plan SPG; Places for All SPG; High Places SPG; Places for the Future – draft SPD; Car parking standards SPD; Regional Spatial Strategy for the West Midlands (2008) plus subsequent revisions and the National Planning Policy Framework 2012.
6. Planning Considerations
6.1 National and Regional Policy
6.2 At the heart of the National Planning Policy Framework is a presumption in favour of sustainable development. This focuses on promoting sustainable development in economic, social and environmental terms. The government is committed to securing economic growth in order to create jobs and prosperity. The proposed comprehensive, office led mixed use development on this strategically important, previously developed site accords with the broad thrust of national government planning policy set out in NPPF. The development would produce a significant amount of new commercial floorspace in this City centre location with accompanying employment and investment, - some £500m investment and circa 10,000 jobs once operational, significantly more than the current number of people employed on the site. It would provide new Grade A office space, enhancing the competitiveness of Birmingham in attracting new investment. It would provide a range of other uses including a hotel, concert hall, ancillary retail and new public spaces and routes. It would significantly improve the environment of the site and its surroundings by removing part of the gyratory system that cuts through the site and re-establishing visual and physical links to the key civic buildings and spaces in Birmingham. The new library of Birmingham will be open next year, providing enhanced library facilities to replace those being lost in this development. The site is sustainably located, giving opportunities for all modes of travel, and reducing reliance on the private car. Buildings would achieve a BREEAM excellent rating.
6.3 NPPF also sets out guidance on heritage assets and development that may impact on their setting and context. New development should be designed sensitively and with regard to their context. Further comments on this are provided later in the report, but the scheme has evolved to take full consideration of heritage assets.
6.4 NPPF sets out the principles of actively managing growth to make the fullest possible use of public transport, walking and cycling and focus large scale developments that generate a number of trips in sustainable locations. The development would deliver significant improvements to the operation of transport around the site, improving pedestrian and cycle permeability. The site is close to existing public transport
Page 11 of 30 facilities such as New Street and numerous bus routes and the scheme has been designed to facilitate the extension of Metro past the site on Paradise Street.
6.5 The scheme also meets regional policy as set down in the Regional Spatial Strategy for the West Midlands. The main objectives of the RSS are to achieve an urban renaissance in the Major Urban Areas through employment growth and maintain high levels of economic growth. It emphasizes that the existing City and town centres should be the focus of new office development and Birmingham should strengthen its role as a regional capital. The RSS also have overarching policies promoting a high quality environment.
6.6 The Site has been designated as part of the City Centre Enterprise Zone. In April 2011 the Greater Birmingham and Solihull Local Enterprise Partnership (LEP) designated 26 sites across Birmingham’s City Centre as an Enterprise Zone. Following this announcement the Chancellor of the Exchequer confirmed the designation on a visit to the City in July 2011. The Enterprise Zone has been designed to support the acceleration of economic growth in the City Centre and across the wider LEP area. Responding to Government requirements the Enterprise Zone focuses on growth in particular sectors including business, professional and financial services, creative industries and digital media. The incentives on offer will facilitate the growth, attract inward investment and enable the delivery of major development sites that will provide the space for businesses to grow. In establishing the Enterprise Zone early recognition was given to the City’s availability of Grade A office floorspace and the emerging lack of supply that will occur post 2015. The redevelopment of the site has a vital role to play in providing the City with a stream of Grade A floorspace in a location centrally accessible and on the doorstep of the existing Colmore Central Business District.
6.7 Development Plan Policy
6.8 In relation to the adopted UDP there are a large number of overarching policies relevant to this proposal and those specific to the City Centre. In particular, existing areas of weakness in the existing City Centre are highlighted, such as improving the pedestrian and built environment, loosening the grip of the Queensway from the City core, creating an economically sound City Centre with a wide variety of activities and land uses. The approach is for Birmingham to enhance its role as a regional capital, delivering economic revitalization, urban and social regeneration and environmental quality.
6.9 The consultation draft Birmingham Development Plan sets out the aspirations of the City, including the Big City Plan relating to the City Centre. It sets out the ambitious growth of the City Centre and identifies five strategic allocations for the centre, including Westside in which this site falls. It states that the Westside area incorporating the redevelopment of Paradise Circus will see well designed mixed use office led development. It will require new public spaces and restore key views and active fronted pedestrian routes to the Council House and the Town Hall. The plan states that new investment in office, retail, cultural and residential provision will be supported, with major new office development along an office corridor including Paradise Circus. The proposal would fully accord with those policies.
6.10 In relation to the Big City Plan, this non statutory framework for the City Centre sets out the City’s aspirations, building on the existing development plan policies. The plan states that the Paradise Circus development presents a valuable opportunity to
Page 12 of 30 address connections within this part of the City Centre, restoring key views and connections between the civic heart and Westside and delivering major development opportunities including expansion of the CBD. It will allow the introduction of new public spaces and restore key views to enhance legibility and draw visitors along the main pedestrian routes. The Town Hall will be the focus for significantly improved public realm, with traffic removed and Chamberlain Square extended. The current gyratory at Paradise Circus will be restored to a more pedestrian friendly, two way route on the western arm, with additional pedestrian crossings. It is considered the proposal fully embraces those aspirations.
6.11 Heritage impacts
6.12 The application is accompanied by a full heritage statement which looks at the impacts of the proposal on surrounding heritage assets and a Design and Access statement and Design Protocol.
6.13 NPPF defines what a heritage asset is; a building identified as having a degree of significance meriting consideration in planning decisions because of its heritage interest. Heritage asset includes designated heritage assets and assets identified by the Local Planning Authority (including local listing). Designated heritage assets include listed buildings or Conservation Areas. In respect of comments made by Friends of the Library and 20th Century Society regarding the existing library, this is not a designated heritage asset and is not locally listed. Your officers concur with the conclusions of the applicant’s heritage advisors, that the library is not a heritage asset. The merits or otherwise of the heritage or architectural value of this building are not a material consideration in this planning application. It has no statutory protection from demolition. A Certificate of Immunity from Listing was issued on 11 January 2011 which lasts for five years. This prevents the Secretary of State from listing the library or the City from imposing a Building Preservation Notice on it. The Secretary of State in issuing this Certificate assessed the significance of the building but decided against listing it.
6.14 The UDP states in Policy 3.25 that the setting of listed buildings will be preserved and enhanced by the exercise of control over the design of new development in their vicinity. In terms of development adjacent to Conservation areas, Policy 3.28 states these should respect the character and appearance of the Conservation Area.
In terms of the heritage assets, these relate to the nearby listed buildings and Conservation areas, namely;
Grade 1 Town Hall Grade 2* Council House and extension Grade 2 Queens College Chambers Grade 2 Joseph Chamberlain Fountain – within the site Grade 2 Baskerville House Grade 2 Hall of Memory Grade 2 General post Office Locally listed – Alpha Tower
Colmore Row and Environs Conservation Area partly within the site and to the east Jewellery Quarter Conservation Area – to the north
Page 13 of 30 6.15 The applicant has looked at the historical development of the site, assessed the significance of the heritage assets, the policy context and looked at the impacts of the proposal. It has assumed a ‘worst case’ in terms of the maximum parameters.
6.16 As there are no heritage assets that are directly, physically impacted upon within the application proposal, the analysis relates to issues of impact on the setting of the adjacent assets. The separate LBC application looks at the removal of the bridge link building to the Council House extension.
6.17 NPPF in paragraphs 132 and 134 sets out the policy to be applied and states that;
‘When considering the impact of a proposed development on the significance of a designated asset, great weight should be given to the assets conservation. Significance can be harmed or lost through alteration or destruction of the asset or development within its setting. Substantial harm to or loss of a grade II listed building should be exceptional and to Grade I and II* should be wholly exceptional. Where a proposal leads to less than substantial harm to the asset, this harm should be weighed against the public benefits of the proposal. ‘
Regarding development within the setting of heritage assets, the NPPF in paragraph 137 states that Local Planning Authorities should look for opportunities for new development to enhance or better reveal the significance of the asset. Proposals that preserve those elements of the setting that make a positive contribution to or better reveal the significance of the asset should be treated favorably.
6.18 In terms of the significance of the assets, the applicant concludes that;
Town Hall, Council House and extension – high significance Joseph Chamberlain Fountain, Hall of Memory, Baskerville House, Queens College Chambers, GPO building – medium significance, Two conservation areas – High significance, although accepting that Chamberlain Square has been much altered and the lower sections of the Jewellery Quarter towards Great Charles Street have a degraded public realm.
6.19 In terms of impact assessment, the applicants have first looked at the impact of the removal of the existing buildings on the heritage assets and their setting. They conclude that the existing Paradise Circus buildings have proved poor neighbours to the heritage assets, particularly in conjunction with the associated highway works that are integral to their function and layout. The heavy traffic, severe changes in levels, inward looking buildings and uncontained space damage the setting of the assets and diminish their significance. There is poor legibility in the area and negative impacts on views to and from key buildings and the nearby Conservation Areas. Congreve House is a severe example of the insensitivity of the existing, the bridging structure slams into the face of the II* listed museum’s west façade. Collectively the demolitions are considered to have a major and beneficial impact on the surrounding heritage assets, providing an opportunity for a more sympathetic setting, in particular in relation to the Council House extension. The Local Planning Authority concurs with those conclusions and that the development is fully in accordance with paragraph 137 of the NPPF. The redevelopment allows for existing heritage assets to be better revealed, including better visual links through the site.
6.20 In terms of the setting to heritage assets, the applicants conclude that;
Page 14 of 30 Town Hall – The damaging traffic arrangements to the west will be removed and replaced by a new primarily pedestrian route some 18 metres wide. Building F adjacent to this route will have a maximum height of 8 storeys with a shoulder element closest to the Town Hall of 6 storeys. To a degree this seeks to replicate the siting of the former BMI building which existed prior to the 1960’s on this plot. Plot F will be higher in part than the Town Hall and its upper floors will be visible over the ridge line of the Town Hall from Colmore Row Conservation Area and Victoria Square. The shoulder has been introduced during discussions with officers and English Heritage to reduce this impact. Mitigation through the use of a colonnade at the lower levels on the east façade of Plot F will reduce its bulk and will be controlled at Reserved Matters and via the Design Protocol. The remainder of the development to the west will be clearly seen above the roof of the Town Hall. The applicants conclude in their ES that the residual effect on the Town Hall will be major and beneficial.
English Heritage has had discussions with the applicants both pre and post submission. The impact of Plot F and D in relation to their height has been discussed and options around the top storey, which is for the screening of plant rather than additional accommodation, have been explored. Depending upon the extent of the plant, this top storey could be further set back. It is considered that these options can be controlled via the design protocol and at Reserved Matters stage. Your officers consider that the maximum massing of plot F which extends above the Town Hall roofline and it’s siting, closer than the existing Paradise Circus buildings could impact on the significance of this Grade 1 listed building. However it is felt that this harm would be less than substantial and this is to be weighed against the overall public benefits of the proposal, in particular the improved public realm to the west of the Town Hall.
6.21 Council House – The applicants state that the removal of the poor quality existing setting is a beneficial change, better revealing its significance. The new route opened up between Edmund Street and Centenary Square alters the Council House setting, as will widening Congreve Passage. The clock tower of the art gallery will be opened up to views from the west, enhancing its setting and legibility. The closest Plots D and E will have a significant scale in comparison to the Council House, but create a greater sense of enclosure to Chamberlain Square which is an important part of its setting. Subject to control of setbacks and colonnades through the design protocol your officers do not consider the impact would be harmful.
6.22 Council House extension – The current site conditions, with the bridging structure attached to the façade of the extension, cause considerable harm to the building and its setting. The removal of the link and other buildings would be a major enhancement. Plots B and D to the west are noticeably taller than the Council House extension, some 8-9 storeys maximum. However shoulders of 6 storeys to these plots would offset some of this impact. These need to be balanced with the gains the overall development brings to the building and its setting, including the increase in width of Congreve Passage from some 12 metres minimum to 18 metres. The applicants conclude there will be a minor adverse impact but less than substantial harm caused. Your officers concur with this view.
6.23 Fountain – This has been altered significantly in terms of its setting over the years. The new blocks assist in restoring the square, albeit they are considerably taller than those that existed prior to post war rebuilding. The applicants conclude there will be a major beneficial impact. Your officers concur with this. The enhancements to the steps/seating and materials will create a high quality space around the fountain.
Page 15 of 30 6.24 Hall of Memory and Baskerville House – These buildings have been visually and physically cut off from the historic core by the inner ring road and the existing library. The proposals allow for this area to be better connected, allowing people to visually link key civic buildings in the City. This will be have a beneficial impact on these listed buildings. Although the development has a greater scale to the west, the wide Queensway provides a visual break and would not harm their setting.
6.25 Queens College Chambers and GPO building – The proposal would remove the highway dominated public realm to the north and plots F and the hotel create a strong building line to Paradise Street. Views from Chamberlain Square to Queens Chambers would improve along the side of the Town Hall.
6.26 Colmore Row Conservation Area – The application site includes a small area that falls within the Colmore Row and Environs Conservation Area. In accordance with the Conservation Area Management Plan adopted in 2006 for this area, any new development should preserve or enhance its character. This also includes development outside the conservation area that could be viewed from it. The scale of the development from views within the Conservation Area is a departure from the existing situation but is considered acceptable when assessed in totality with the proposals for demolition and new build. Views from Victoria Square will dramatically change, with taller buildings forming the backdrop to the Town Hall and Chamberlain Square. At present the Town Hall forms the dominant view to the west from Victoria Square. The new proposal changes that dominance and arguably weakens those heritage views. However it is considered that any harm is less than substantial and needs to be weighed against the public benefits of the scheme as a whole. The Conservation Plan mentions that the Inner Ring Road and its associated development, while clearly defining part of the boundary of the conservation area, severs it from the neighbouring districts and blocks views. It also reduces the visual impact of the Town Hall and to a lesser extent that of the Council House Extension. The Town Hall suffers particularly badly from the loss of its historic setting, its status diminished and its visual significance reduced. The removal of this part of the highway network would be a positive enhancement to the Town Hall, as would the new space created to the west. The plan also states that future development opportunities around Paradise Circus Queensway should be used to restore legibility in the west of the conservation area through the reintroduction of clear visual and physical links through to Broad Street. An improved setting for the Town Hall should be a priority. The development proposal would achieve these objectives.
6.27 Jewellery Quarter Conservation Area – The development has an impact on the southern section at Summer Row and Great Charles Street. Plot A as a tall building upto 19 storeys will be seen from within the area. There will be improved visual and physical links to the area, with opportunities to remove the neglected backland sites opposite Summer Row with new building plots. This will enhance those views. It will be important to ensure the new highway works here are sensitively designed, particularly in terms of changes in levels, materials and any landscaping.
6.28 In conclusion, in heritage terms it is considered that the scheme complies with the NPPF. Where harm is identified, this is less than substantial and is either off set by the overall public benefit of the scheme or will be mitigated through the Design Protocol and Reserved Matters. Account has been taken of the 3rd party comments and statutory consultees. It is acknowledged that English Heritage, whilst not objecting to the application have some concerns about the scale of some of the plots and their impact on heritage assets. However, it is considered that the scheme strikes the appropriate balance and any harm is not so substantial to warrant a
Page 16 of 30 refusal of the overall proposal. Further discussions will continue with EH in considering any Reserved Matters applications. The comments made by Friends of the Central Library and the 20th Century Society are also noted in regards to the existing library. However, the applicants are not required to consider the merits of retaining the library in any redevelopment. The fundamental issue is whether the proposed development is acceptable or not, rather than a comparison with what is currently on site. It may be the case that alternative plans could be produced that incorporate the existing library, (from a design rather than viability perspective) but that is not the proposal in front of members for determination. It would be a decision of the City Council as owners of the library, if they wanted to pursue retention rather than demolition, not a decision of the Planning Committee through this application. I note the comments about the existing Paradise development and how it sits with the existing buildings and routes and areas that could be improved. Again, it is not within the remit of this application to assess an alternative that retains the library. It should be noted however, that retention of the library building would not bring forward the comprehensive redevelopment of this whole site/
6.29 Townscape/Design issues
6.30 In terms of the wider townscape impacts, these are addressed through the Design and Access statement, Design Protocol and the Environmental Statement detailed in this report. The general conclusions are that the physical and visual links both through the new site and around it would be enhanced. The scale of the proposals and siting of the individual blocks respond to this City Centre location, creating a series of new linked spaces and routes. The massing increases across the site towards the north and west, in recognition of the heritage assets and responding to the existing scale of buildings on Broad Street. As the application is in outline, the architecture of the individual buildings will be determined at reserved matters stage. The Design Protocol sets out the key principles to be applied and will be used to control those submissions in the future.
6.31 The Design Protocol has a number of mandatory elements that must be adhered to, along with the parameters plan. This will ensure that certain design criteria are followed including; uses in each plot, minimum and maximum heights of buildings, plot sizes (with levels of deviation), key pedestrian routes, frontages, setbacks to particular plots, elevational composition, material treatment and landscape strategy. Your officers have been fully involved in the evolution of these documents and are content they set out the key principles that will steer this development. At Reserved Matters stage the details of the finished siting, scale of buildings and their architectural finishes will be submitted for consideration. The Design Protocol follows the aspirations of the Big City Plan for this area of the City, creating new linkages through to the Jewellery Quarter, Centenary Square, Arena Central/Broad Street and enhancing existing and creating new amenity spaces. The main routes from Chamberlain to Centenary Square and Congreve Passage will be a significant width. I note the comments of the Victorian Society in regard to the scale of buildings on this route; however, this reflects the City centre location and its important commercial function. Uses at ground floor along these routes will be active, including retail, cafes and office entrances. For comparison this route will be similar in width to the western end of New Street.
6.32 Access/Transportation
Page 17 of 30 6.33 Although an outline application, access is not reserved and is submitted for determination. 6.34 Significant changes to the existing highway network are proposed, including the removal of the eastern arm of Paradise Circus Queensway, from Great Charles Street down to Paradise Street. The western arm will therefore become two way, creating a four lane highway. New traffic signal controlled junctions will be created at the north of the site on Summer Row, at the end of Broad Street and the western end of Paradise Street/Suffolk Street Queensway. Significant changes to the highway layout will be required to the north of the site to accommodate these re-assigned flows of traffic. 6.35 In addition to highway changes, there will be significant pedestrian access changes through the site and wider connections to other parts of the City. There would be an at grade surface crossing of Great Charles Street from the end of Congreve Passage to Summer Row, allowing the removal of the existing subway. A new public route through the site from west to east will link Centenary Square with Chamberlain Square. In addition, there will be routes through the southern part of the site, linking through a new square to the exiting Easy Row subway leading to Alpha Tower. Once the road to the west of the Town Hall is removed, this will become a pedestrian route from Paradise Street, linking to Chamberlain Square. In comparison to the existing situation of routes through the site which are unclear, not overlooked, include changes in levels, multiple steps and subways these routes will be open, overlooked and of a high environmental quality.
6.36 Cyclists will be able to ride through the development along the main central route. In addition there will be a cycle only lane along Sand Pits Parade and dedicated cycle parking for each building. The development is offering space within the site for a cycle hub facility and cycle parking will be provided for each phase of development to meet the BCC minimum cycle parking guidelines. This notes for the maximum floorspace possible a total provision of 420 cycle spaces. 6.37 In terms of public transport existing buses will be catered for and new bus stops and shelters will be provided outside the College of Food to the north and on Paradise Street. The removal of part of the gyratory and alteration to the highway network will still provide full accessibility and movement for buses.
6.38 Centro has been working alongside the applicant and the City Council in shaping the transport strategy for the proposed development to ensure it maximises the opportunities to be served by a range of modes of transport. A Transport and Works Act Order (TWAO) was granted in 2005 for an extension of Midland Metro from Show Hill Station to Edgbaston via the City Centre. The approved Metro includes a section adjacent to the proposed development along Paradise Street, utilising the existing highway, with re-configuration of a traffic signalled arrangement and construction of a bridge structure over Suffolk Street Queensway. Planning approvals were secured in 2010 and works have been undertaken by Centro to preserve these Powers. The first phase of this extension is under construction as far as Stephenson Street. In the first instance, the applicant has been required to demonstrate that their proposal could be implemented without prejudicing the Midland Metro TWAO. This has been demonstrated by the applicant in the submitted Transport Assessment and accompanying drawings. Mindful of the emerging and comprehensive re- organisation of the Paradise Circus highway infrastructure, Centro has worked with the applicant's design team on possible alternative alignments for Midland Metro and the result of this is a solution that provides a much improved public transport access strategy and avoids the need for the construction of the bridge over Suffolk Street Queensway. This arrangement is reflected in the plans for approval of means of access and will ensure the development is future proofed to enable construction of
Page 18 of 30 the next phase of the extension to Centenary Square as envisaged in the Enterprise Zone Investment Plan. A small section of this alignment falls outside the currently approved 'Limits of Deviation' for the existing TWAO and so it will be necessary for Centro to promote and secure a new Order, to formalise this small but new section of tram alignment together with any other planning/land requirements.
6.39 A detailed Transport Assessment has been submitted by the applicants to support the planning application. A detailed highway layout plan has been submitted that shows means of access to basement car parking areas and access for service/delivery vehicles. The highways layout has been agreed in principle with the realignment of the road layout and the redevelopment of Paradise Circus, following detailed discussions and subject to further detailed modelling and junction assessment work based on the full Transport Assessment being developed.
The detailed modelling assessment work carried out has been undertaken in conjunction with officers and involved Centro. The various scenarios tested were; - A 2011 baseline condition which is taken from Birmingham City Council’s 2010 SATURN (computer software) model - A 2017 Do Nothing condition to reflect the baseline condition as it is expected to change if the project were not to proceed includes highway network and traffic changes associated with Arena Central and V-Building, New Street Gateway including John Lewis Department Store, the new Library of Birmingham, 103 Colmore Row and the Midland Metro City Centre - A 2017 Do Something scenario which is based upon the 2017 Do Nothing scenario with full build out development traffic for the enhanced office floorspace scenario and also includes the realigned highway layout - A 2026 Cumulative Impact scenario with Birmingham City Centre Growth Scenario 1 as illustrated in Table 4.1 of the Future Year Land Use Assessments report (Growth Scenario 1) including all of the committed developments identified in the 2017 scenario with the enhanced office floorspace scenario and network changes including the Midland Metro scheme as set out in the Transport & Works Act Order (TWAO) and the realigned highway layout.
These assessments have been further refined following submission of the application and TA. Additional modelling was undertaken that assessed the impact of Metro provision without the development as a comparison test to show the effects Metro has on the network.
The TA has reviewed all existing pedestrian, cycle, public transport and vehicle access routes along with an accident analysis of the existing highway layout that is used to inform the revised highway layout designs.
The TA has gathered evidence from a number of sources to define the likely modal split and trip generation for the proposed development and based this on the maximum office floor space. The overall trips used and mode share patterns expected from such a sustainable location and restricted by parking provision are accepted and robustly have assumed all the car parking spaces will be occupied in the peak arrival period with additional trips assigned to use other public car park facilities in the area.
The impacts of the significant changes to the highway layout of Paradise Circus and on the wider network have been assessed in the TA and further analysis undertaken which does not show the development proposals leading to any significant level of impact.
Page 19 of 30 The site has vehicle access from two points onto the highway network which provide access to a basement level car park shared with on-site servicing. The car parking has been proposed at a maximum 550 spaces, compared to the current site that has 220 spaces with 60 spaces dedicated to the Copthorne Hotel. BCC car parking guidelines note a maximum of between 2400 and 2700 spaces based on the different floorspace options. This reduced level of parking is supported given the sites location in the heart of the City centre with access to all public transport provision and facilities, and as such highly sustainable. The parking level also reflects the modal split of proposed travel patterns to the site considered in the traffic modelling.
The site is split for servicing purposes with all the development north of the Town Hall, hotel and block F being serviced from the basement level shared with the on- site car parking. This accords with the levels across the site and service vehicles can utilise the two site access points which sit opposite Broad Street and on Great Charles Street. The Town Hall, hotel and block F have been subject to further detailed modelling work with plans being defined to reduce the concerns of both the Town Hall for their existing operations, and Centro in respect of the proposed Metro extension. A shared use approach has been agreed for this area that will be subject to the detailed s278/highways agreement design process to be supported by a “quality and safety audit”, along with a servicing and delivery management condition and potential for formal controls in the footway such as rising bollards.
The redevelopment of the site leads to significant pedestrian access alterations and removes numerous split level routes through the poor quality subways and stairwells. These are replaced where possible with surface level routes fronted by active frontages, far less areas of stepped-access and ramped areas with shallower gradients, and improved pedestrian crossing links on the adjacent highway network such as Great Charles Street and Summer Row.
New bus stop facilities and shelters are provided in suitable and convenient locations around the site and Centro have not raised an objection to this. The Metro extension along Broad Street which has TWA approval has been designed with the scheme and the highway changes proposed provide a saving to the project by removing the need for bridging the Queensway; savings are noted at just over £2 million.
There is a significant level of expenditure on redeveloping the site that alters the highway layout but these will be delivered through a separate highways agreement. No wider area highway improvements have been identified that are required resulting from the development. There are specific sums that have then been defined for wider public transport improvements that go towards Metro and bus infrastructure in the area, and this is complemented by the broader highway infrastructure changes that provide a financial benefit to delivering Metro as this is jointly required. The Travel Plan is being secured through a condition and this has been defined as having a cost implication of around £100,000, as well as space for a potential cycle hub facility that is valued at £190,000. Finally s106 sums are offered towards wayfinding, public realm improvements and improvements to Easy Row subway.
6.40 The NPPF states that decisions should take account of whether; opportunities for sustainable transport modes have been taken up, to reduce the need for major transport infrastructure; safe and suitable access can be achieved for all people and improvements can be undertaken within the transport network that effectively limit the significant impacts. Development should only be refused where the residual cumulative impacts of development are severe.
Page 20 of 30 6.41 It is considered that the proposal and its associated highway changes are acceptable and combined with the contributions to non car modes of travel will lead to a sustainable development, fully in accordance with national and local transport aspirations.
Sustainability
6.42 The applicant has assessed the application against the Council’s draft Places for the Future SPD which sets out the Council’s aspirations for sustainable development. A number of the themes in the SPD cross over with other issues, such as transportation, construction, waste and heritage which are covered elsewhere in this report. In terms of green infrastructure and climate change adaption, low and zero carbon and energy efficient design the applicants are proposing;
Increase the extent of open spaces across the site Opportunities to create green and brown roofs CHP plant on site expanding the City’s existing capacity Building fabric to reduce heat loss and gain Restrict surface water discharge rates. Sustainable Urban Drainage proposals BREEAM Excellent expected
Environmental Statement
6.43 In support of the application an Environmental Impact Assessment has been submitted, which considers a number of issues, for the construction and operational phases of the development. The ES has covered all of the key environmental issues on the site, the potential impacts and mitigation where those impacts are required.
6.44 It looks at the cumulative environmental impacts with other committed developments and the residual effects after mitigation. The ES has been developed in full consultation with the City and relevant statutory consultees. The key issues that the ES has considered and its impacts are as follows; Demolition/Construction 6.45 This project is likely to take at least 13 years to construct after the demolition and site preparation stages. Demolition is programmed to be 2 years from 2015. Demolition will commence in the southern area of the site, followed by building in the southern area and key public realm being put in. In parallel with this the highway works will commence to be completed in 2016. In terms of impacts the applicants have looked at a worst case, assuming all material is removed from site and assessed noise, vibration and dust during this demolition and construction phase. Details of these impacts are looked at in relevant sections of the ES. In terms of traffic flows during demolition, a worst case has been assumed of some 20-25 additional vehicles per hour. It will be necessary to agree routes for these vehicles. There will need to be a Construction Environmental Management Plan which will also include a Site Waste Management Plan.
Page 21 of 30 6.46 A series of planning conditions are suggested in order to manage this long term development project, particularly given the changes to the highway layout, the site’s location in the centre of the city, surrounding occupiers and minimising disruption. Transport 6.47 The application is accompanied by a transport assessment as detailed above, which looks at transport impacts, but the ES looks at the wider environmental impacts of the transport changes. This looks at the cumulative impacts of committed developments, the scheme proposals, Metro and the growth scenario for the City. 6.48 The main changes are the removal of traffic to the west of the Town Hall and the creation of 2 way traffic on the Queensway between Broad Street and Cambridge Street to the north. 6.49 The key mitigation measures being proposed are; new crossings at Great Charles Street and Paradise Street, enhanced crossings at Paradise Circus Queensway at Cambridge Street and Sandpits Parade, improved connectivity through the site creating links to local bus stops, secure, lit and covered cycle parking and a travel plan. Socio Economic 6.50 The cost of the build is likely to be around £400m. During construction there could be unto 368 FTE jobs and after construction some 9898 direct FTE jobs on the site. There is an expectation that the applicant will engage with the City through a Section 106, to secure local jobs and training opportunities. The wider indirect benefits of this significant investment and redevelopment of a key Enterprise Zone site for Birmingham and the positive message it sends about the City need to be recognised, particularly in this difficult economic climate.
Heritage – covered above
Townscape and visual impact 6.51 This has been assessed at a City wide level and local scale, taking into account key views as set out in the Councils High Places SPG and 12 local views agreed with officers. It has taken into account the cumulative impact of other committed developments and also mitigation measures proposed in the Design Protocol which would be conditioned. 6.52 It is acknowledged that during demolition and construction there will be a major to moderate change to the townscape as beings are removed from view, others are revealed and new buildings emerge. 6.53 In terms of the impact post development, the majority of views are considered by the applicants to be improved and to have a beneficial impact. This is particularly the case with the removal of the Paradise Circus buildings themselves. The area where there would be some minor residual adverse impact in their view is the townscape of Victoria Square. This is due to the massing of the new development above the Town Hall which encloses the western side of the square. Overall however, in terms of the whole development and its impacts on the surrounding townscape and views, the applicants consider the proposal to have a moderate to major beneficial impact. Ecology and arboricultural 6.54 The applicant has undertaken an Ecological Impact assessment and Phase 1 Habitat survey. This indicates no significant residual impacts and the potential through conditions to enhance. The existing trees on site do have a value and will have to be
Page 22 of 30 removed to facilitate development. The main area of tree removal is to the north of the site at Summer Row, where the new highway layout will be implemented. Due to its scale, the trees cannot be retained in the new highway layout. New trees will be planted to compensate across the site. Water resources 6.55 The applicants have submitted a full Flood Risk Assessment. The site is in flood zone 1 so is not at risk of flooding. There will be a water management system in place prior to demolition and a commitment to reduce surface water runoff. Sunlight/Daylight/Shadowing 6.56 This looks at the impact on surrounding buildings, spaces and routes. Most buildings surrounding the site are commercial or civic in use and impacts would be negligible. Queens College Chambers does have residential apartments above ground floor level and is therefore a sensitive receptor. The proposal would have a moderate adverse impact on overshadowing to this block due to the height of the plots opposite. At its closest the development would be some 24 metres to the north west of Queens Chambers if the development is built to the maximum parameter. Although there would be some loss of late afternoon/evening sun, particularly to roof top terraces, given the context of this City centre location, the impact is not considered to be so great as to justify a refusal of this application. 6.57 There is no significant impact on existing public spaces, but some minor/moderate impact on pedestrian areas on Great Charles Street due to the height of the proposed plots on the northern half of the site Wind/microclimate 6.58 This has looked at proposed entrances, thoroughfares and public spaces. The results indicate some mitigation is needed to account for windier conditions and in the summer months to the public spaces. This will need to be looked at Reserved Matters stage in terms of the detailed design of the buildings. Noise/vibration 6.59 The most significant impacts from noise during construction will be; Baskerville House, UCB, Town Hall, Queens College Chambers and Latham House. This is due to the nearest plots to them being built. There may be some perception of vibration from piling to surrounding buildings. There will be a need for best practical means to reduce these impacts, acknowledging that they will be temporary and necessary in order to redevelop this site.
Planning Obligations
6.60 This proposal would be required to mitigate against its impacts, either secured directly through the development, or via conditions and a legal agreement.
6.61 In terms of off site mitigation, it is considered that the following areas would need to be addressed by the applicant and secured through a legal agreement. They would be appropriate and comply with CIL Regulations;
Public transport contribution – to include works to facilitate part of the next phase of Metro on Paradise Street and contributions to public transport including Interconnect (new bus shelters and totem signage). Total contributions made up of physical works
Page 23 of 30 in kind to facilitate part of Metro phase 2 plus £0.9m financial contribution – to include a minimum of £0.4m for bus infrastructure and wayfinding
Public realm improvements – to Chamberlain Square and Town Hall surroundings to a value of - £1.65m
Provision of new northern square amenity area and strategy for statue removal and reinstalling – to a value of £1m
Shopmobility contribution -£20,000
Easy Row subway improvements linking through to Arena Central – to a value of £150,000
Local Employment clauses
6.62 The 106 contributions would be in addition to the significant highway works (delivered through a highway agreement) and site preparation works including demolition that is required to bring this site forward for development. The total cost for the highways works which has been identified is circa £10.85 million. This includes necessary service diversions and structural works. There would also be significant savings for the Metro scheme, in the order of £2.1m, due to the new highway alignment.
6.63 In policy terms it is considered that the list of items are necessary, related and reasonable given the scale of development proposed.
7. Conclusion
7.1. This application represents a comprehensive redevelopment of this highly significant Enterprise Zone site in the core of the City Centre. It will deliver large amounts of new Grade A office space with supporting uses, a new concert hall and new hotel, generating significant jobs and investment into the City. The major changes to the existing highway layout and the removal of the existing buildings will result in a complete change in the urban environment, new linkages around and through the site, new views opened up to buildings and spaces and new and improved public spaces. It is acknowledged that there will be some impacts on nearby heritage assets, but any harm would be less than substantial. Significant contributions to public transport and enhancements to public realm would flow from the proposal. The application is in outline, so details of the building designs will be submitted in due course, but your officers are content that the parameters plan and Design Protocol set out clearly the aspirations for the development. The application is the culmination of many years of work and combined with the new library that opens next year, will be one of the largest regeneration opportunities promoted by the City for many years. The application is in accordance with both national and local planning policy; the NPPF and the UDP.
8. Recommendation
8.1. (i) That consideration of 2012/05116/PA be deferred pending the completion of a suitable planning obligation under Section 106 of the Town and Country Planning Act to secure the following:
Page 24 of 30 a) Works to facilitate the delivery of the second phase of Metro including infrastructure works on Paradise Street of which £0.6m (index linked to construction costs from 24th December 2012 to the date on which payment is made) will be works in addition to those required to be delivered through the Section 278 works on Paradise Street
b) The payment of £0.9m (index linked to construction costs from 24th December 2012 to the date on which payment is made) towards the delivery of the second phase of Metro including Paradise Street and public transport improvements and wayfinding in the City Centre, providing that a minimum of £0.4m is spent on improved bus infrastructure and wayfinding, or to be spent on any other public transport improvements within the City Centre that shall be agreed in writing between the Council and the party responsible for paying the sum provided that any alternative spend purpose has been agreed by the Council's Planning Committee
c) Improvements to the public realm including Chamberlain Square and the area immediately surrounding the Town Hall of a value of no less than £1,650,000 (index linked to construction costs from 24th December 2012 to the date on which payment is made), or to be spent on any other public realm improvements in the City Centre that shall be agreed in writing between the Council and the party responsible for paying the sum provided that any alternative spend purpose has been agreed by the Council's Planning Committee.
d) The delivery of the new northern square amenity area, including full landscaping, seating areas and lighting, and a strategy for removal, storage and reinstalling the 3 existing statues on site – to a value of £1m,
e) A scheme for improving the existing subway at Easy Row, including lighting and surface materials to a value of £150,000
f) The payment of £20,000 (index linked to construction costs from 24th December 2012 to the date on which payment is made) towards the delivery of Shopmobility within the City Centre.
g) Commitment by the developer to secure local employment opportunities
h) Payment of a monitoring and administration fee associated with the legal agreement subject to a maximum contribution of £10,000 which is due at the point of completion of the agreement.
(ii) In the event that the Section 106 obligation is not completed by 31 January 2013, planning permission shall be refused for the following reasons:
In the absence of a Section 106 legal agreement to secure a financial contribution towards improvements to public transport, public realm, shopmobility and a commitment to local employment opportunities, the proposed development conflicts with Policies 6.20, 6.45 and 8.51 of the Birmingham UDP 2005 and the NPPF.
8.2 That the Director of Legal and Democratic Services be authorised to prepare, seal and complete the appropriate planning obligation
8.3 That in the event of the Section 106 legal agreement being completed to the satisfaction of the Local planning Authority by 31 January 2013, favourable
Page 25 of 30 consideration would be given to the application, subject to the conditions listed below;
8.4 That no objection be raised to the stopping up of a section of Paradise Circus Queensway as detailed within this application 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 1990
1 Requires the prior submission of remediation phasing
2 Requires the prior submission of a construction method statement/management plan
3 Requires the prior submission of a Site Waste Management Plan
4 Requires the submission of a Demolition Method Statement
5 Requires the submission of a scheme for the protection of the Chamberlain Fountain
6 Requires the prior submission of a programme of archaeological and architectural recording work
7 Requires the prior submission of a phasing plan
8 Prevents clearing/demolition of potential bird nesting habitat in the bird breeding season without the prior approval of the Local Planning Authority
9 Requires the prior submission level details on a phased manner
10 Requires the submission of detailed highway structure plans
11 Requires the submission of details of landscaping in and around highway works
12 Requires the prior submission of a public art strategy
13 Requires the prior submission of details of new public realm
14 Requires the prior submission of contamination remediation scheme on a phased basis
15 Requires the prior submission of a mobility access scheme
16 Requires the prior submission of a sustainable drainage scheme in a phased manner
17 Requires the prior submission of a replacement tree strategy
18 Requires the prior submission of a temporary use strategy
19 Requires the prior submission of a scheme for ecological / biodiversity / enhancement measures on a phased basis
20 Requires the prior submission of details of green/brown roofs
21 Requires the prior submission of details of the energy centre including any associated plant and flues
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22 Requires the prior submission of green infrastructure details
23 Requires the prior submission of a parking management strategy
24 Requires the prior submission of details of parking
25 Requires the prior submission of cycle storage details in a phased manner
26 Requires the prior approval of a delivery vehicle management scheme
27 Requires the prior approval of wind mitigation measures
28 Non Requires the prior approval of an Advertisement Strategy
29 Requires the prior approval of the siting and design of external plant
30 Requires the prior approval of refuse storage details
31 Requires the prior submission of a contaminated land verification report on a phased basis
32 Requires the provision of the highway and public spaces prior to occupation of the first building
33 Requires the prior submission and completion of works for the S278/TRO Agreement
34 Requires the prior submission of a lighting scheme in a phased manner
35 Requires the prior submission of extraction and odour control details in a phased manner
36 Requires the prior submission of a commercial travel plan
37 Requires the delivery and service area prior to occupation on a phased basis
38 Requires the implementation of the Flood Risk Assessment in a phased manner
39 Requires the submission of reserved matter details following an outline approval
40 Requires the scheme to be in accordance with the listed approved plans
41 Limits the maximum gross floorspaces of the approved uses and the overall development
42 Requires a Masterplan to be maintained throughout the redevelopment of the site
43 Requires the development to be in accordance with the submitted Parameters Plan
44 Requires the development to be carried out in accordance with the Design Protocol
45 Protects retained trees from removal
46 Limits delivery time of goods to or from the site
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47 Limits the noise levels for Plant and Machinery
48 Removes PD rights for telecom equipment
49 Restricts the development to the Use Classes as proposed
50 Limits the maximum number of parking spaces to 550
51 Requires pedestrian routes to be available for public use at all times
52 Requires the provision of a post occupancy employment strategy
53 Requires the provision of a replacement auditorium with the first phase of development
54 Requires prior approval of hotel taxi drop off facilities
55 Requires the prior approval of a delivery vehicle strategy for the Town Hall
56 Requires a minimum distance between the ground floor of the Hotel and Block F to provide a taxi turning area
57 Limits the approval to 12 years
Reason for Approval
1 Birmingham City Council grants Planning Permission subject to the conditions listed below. The reason for granting permission is because the development is in accordance with: The National Planning Policy Framework,The Birmingham Unitary Development Plan (2005) - saved policies; Draft Birmingham Development Plan - consultation; Colmore Row and Environs Conservation Area Character Appraisal - SPG; Jewellery Quarter Conservation Area Character Appraisal and Management Plan SPG; Places for All SPG; High Places SPG; Places for the Future - draft SPD; Car parking standards SPD; Regional Spatial Strategy for the West Midlands (2008) plus subsequent revisions. Due account has been taken of the statutory and non-statutory consultee comments, in particular regarding the impact on heritage assets. It is considered the development would not cause substantial harm to existing heritage assets and any harm that would be caused is offset by the overall public benefits of the proposal. The Environmental Statement has been fully assessed and identified impacts can be satisfactorily mitigated against.
Case Officer: Louise Robinson
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Page 30 of 30 APPENDIX 9
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a s t Multistorey Car Park g e r e ic A ff O II l B a R ip E 7 ic R I 7 n N u A D 141.1m U L M Q E S Y IN A , D L e T R s R u y C IV E o r B B H lle s E M il a A c G H n t C u r o A El Sub Sta FB C d n a m u e s u M
PARADISE PLACE P 139.6m A II* R City Centre Gardens A D I S ry bra E Li lic ub C P Posts I The R C Copthorne U S Hotel
Q PH Baskerville House U E 139 E N JB Priestly S PH Joseph Chamberlain W Statue Memorial Posts II A Y Paradise Forum CHAMBERLAIN SQUARE 143.6m
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S ( T W tt u a A W n s n Y e e Posts m tu P e Ja ta l A ) S Car Park R A D VICTORIA SQUARE I II H) S FB AT E (P Y C A I Y W R AR C EN U NT S Queen Victoria E C FB Q U Statue E E N S Hall of Memory W
F A (War Memorial) B Y TownI Hall
C h a m b e r la Repertory Theatre in TCBs
E H Posts Fountain a o s u y s
II R e P o o w s t s Birmingham Conservatoire
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Q T U Posts EE Victoria Square TR E S E SE
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B R Hotel I This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright. D G E
S T Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.Birmingham City Council. Licence No.100021326, 2009 SCALE 1:2500 B R E Exhibition Hall E T SB and Tel Ex II
This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright. SCALE 1:5000 Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.Birmingham City Council. Licence No.100021326, 2009
Land at and bounded by Paradise Circus Statutory Listed Building Development Directorate Queensway and surroundings Locally Listed Buildings 1 Lancaster Circus including Chamberlain Square, Queensway Parade and Paradise Street Conservation Area Birmingham B2 2JE. Birmingham B3 3HJ Neighbourhood Offices Site Boundary Birmingham City Council 2012/05116/PA Date:25/9/2007 Site Location Ref: CEN/P8.3/PLA
Exhibit 5
Paradise Circus Redevelopment Decision Notice (Application Number: 2012/05116/PA)
Planning and Regeneration PO Box 28, Birmingham B1 1TU
DECISION DOCUMENT
APPLICATION NUMBER: 2012/05116/PA
TOWN AND COUNTRY PLANNING ACT 1990
APPLICANT AGENT (if used) Argent Group Plc Drivers Jonas Deloitte C/O Agent Four Brindley Place Birmingham B1 2HZ
BIRMINGHAM CITY COUNCIL GRANT PLANNING PERMISSION SUBJECT TO CONDITIONS FOR THE FOLLOWING DEVELOPMENT IN ACCORDANCE WITH THE PLANS AND APPLICATION AS NUMBERED ABOVE:
Outline planning application (all matters reserved save for access) for demolition of all buildings on the site (save for the Joseph Chamberlain Memorial) and commercial led mixed use redevelopment of up to 170,012 square metres gross internal floorspace, comprising offices (Use Class B1a), retail and leisure units (Use Classes A1/A2/A3/A4/A5/D1/D2), concert hall (D2), energy centre (Sui Generis), together with a hotel of up to 250 bedrooms (Use Class C1), car parking, highways works (to include the closure of eastern arm of Paradise Circus gyratory), public realm improvements and associated works including alterations to public rights of way. at
Land at and bounded by Paradise Circus Queensway and surroundings including Chamberlain Square, Parade and Paradise Street, Birmingham, B3 3HJ
Reason(s) for Approval
Birmingham City Council grants Planning Permission subject to the conditions listed below. The reason for granting permission is because the development is in accordance with: The National Planning Policy Framework,The Birmingham Unitary Development Plan (2005) - saved policies; Draft Birmingham Development Plan - consultation; Colmore Row and Environs Conservation Area Character Appraisal - SPG; Jewellery Quarter Conservation Area Character Appraisal and Management Plan SPG; Places for All SPG; High Places SPG; Places for the Future - draft SPD; Car parking standards SPD; Regional Spatial Strategy for the West Midlands (2008) plus subsequent revisions. Due account has been taken of the statutory and non-statutory consultee comments, in particular regarding the impact on heritage assets. It is considered the development would not cause substantial harm to existing heritage assets and any harm that would be caused is offset by the overall public benefits of the proposal. The Environmental Statement has been fully assessed and identified impacts can be satisfactorily mitigated against.
Conditions that affect this development or use
1 Requires the prior submission of remediation phasing No development shall take place until a phasing plan for the ground contamination remediation measures shall be provided to and approved in writing by the Local Planning Authority. The remediation measures shall be carried out in accordance with the approved phasing plan unless otherwise agreed in writing by the Local Planning Authority. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework.
Page 1 of 13
2 Requires the prior submission of a construction method statement/management plan No construction shall take place on any part of the site until a Construction Method Statement incorporating a Construction Environmental Management Plan referred to in the Environmental Statement for that part of the site has been submitted to, and approved in writing by the Local Planning Authority. The approved statement shall be adhered to throughout the construction period. The statement shall provide for: o the parking of vehicles of site operatives and visitors o loading and unloading of plant and materials o storage of plant and materials used in constructing the development o construction hours o noise control devices (silencers, SMART reversing alarms etc) o delivery routeing o the erection and maintenance of security hoarding including decorative displays and facilities for public viewing, where appropriate o wheel washing facilities o measures to control the emission of dust and dirt during construction o measures to control the impact of vibration on surrounding buildings o a scheme for the recycling/disposing of waste resulting from construction works. The development shall be implemented in accordance with the approved details. Reason: In order to safeguard the amenities of occupiers of premises/dwellings in the vicinity in accordance with Paragraphs 3.8 and 3.10 of the Birmingham Unitary Development Plan 2005 and the National Planning Policy Framework. 3 Requires the prior submission of a Site Waste Management Plan No development on each part of the site shall take place until a Site Waste Management Plan for that part of the site, in accordance with the details set out in the Sustainability Statement and the Environmental Statement submitted in support of this application, has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the details approved. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.70A of the Birmingham Unitary Development Plan 2005 and the National Planning Policy Framework. 4 Requires the submission of a Demolition Method Statement No development including demolition shall take place on each part of the site until a Demolition Method Statement for that part of the site to include; protection measures for: the A38 tunnel beneath the application site, the railway tunnel beneath the southern end of the site and buildings surrounding the application site throughout the course of demolition together with a schedule (including timescales for implementation) of any cleaning and/or repairs to surrounding listed buildings that are necessitated as a consequence of the demolition activities hereby approved, the parking of vehicles of site operatives and visitors, loading and unloading of plant and materials, demolition hours, noise control devices (silencers, SMART reversing alarms etc), delivery routeing, the erection and maintenance of security hoarding including decorative displays and facilities for public viewing where appropriate, wheel washing facilities, measures to control the emission of dust and dirt during demolition, a scheme for the recycling/disposing of waste resulting from demolition works has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the details approved and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.25 of the Birmingham Unitary Development Plan 2005 and the National Planning Policy Framework.
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5 Requires the submission of a scheme for the protection of the Chamberlain Fountain No development including demolition shall take place until a scheme for the protection of the Chamberlain Fountain during the course of the development has been submitted to and approved in writing by the Local Planning Authority. The scheme shall include details of physical protection during the course of demolition and construction works and a system for undertaking any cleaning of the structure necessitated by each phase of the development hereby permitted. The development shall be implemented in accordance with the approved scheme. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.25 of the Birmingham UDP 2005 and the National Planning Policy Framework. 6 Requires the prior submission of a programme of archaeological and architectural recording work No development including demolition shall take place until the applicant has secured the implementation of a programme of archaeological/architectural recording work, including excavation, post-excavation analysis, publication of a report, and, where the Local Planning Authority consider it necessary, interpretation panels in accordance with a written scheme of investigation, which has been submitted to and approved in writing by the Local Planning Authority. The programme shall include making an adequate record of above ground structures to be demolished including the Birmingham Central Library. The programme of work shall be fully implemented in accordance with the approved written scheme of investigation. Reason: The site is of known archaeological significance and it is important that archaeological remains together with existing above ground structures are appropriately recorded prior to their damage or destruction by the development in accordance with Paragraphs 3.31 and 8.36 of the Birmingham UDP 2005, the National Planning Policy Framework and the Archaeology Strategy SPG. 7 Requires the prior submission of a phasing plan No development including demolition shall take place until a phasing plan for the demolition, construction and implementation of the development including highway and public realm works hereby approved has been submitted to and approved in writing by the Local Planning Authority. The phasing plan shall include specific reference to maintaining continued lit and publically accessible pedestrian and vehicle routes through and around the scheme together with details of how bus facilities will be maintained during the course of the development. The development shall thereafter be implemented in accordance with the approved phasing plan, unless an updated phasing plan has been submitted to and approved in writing by the Local Planning Authority. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 8 Prevents clearing/demolition of potential bird nesting habitat in the bird breeding season without the prior approval of the Local Planning Authority No development, including demolition and vegetation clearance, shall take place on each phase of the site until a scheme for the protection of breeding or nesting birds within that phase of development has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved scheme. Reason: In order to protect potential nesting habitat during the bird breeding season and therefore secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 9 Requires the prior submission level details on a phased manner No development, excluding demolition, on each phase of the site shall take place until details of finished site and ground floor levels in relation to the existing site levels, adjoining land, buildings and structures (to include the existing pedestrian bridge over Paradise Circus Queensway) for that phase of the development have been submitted to and approved in writing by the Local Planning Authority. The details shall include the proposed grading and mounding of land areas, cross sections through the site and relationship with the adjoining landform and buildings. The development shall be implemented in accordance with the approved details. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework.
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10 Requires the submission of detailed highway structure plans No works to the existing highway, or the proposed highways on a phase shall take place until details of the siting, design and appearance of above ground highway structures including bollards, railings, lighting/lamp posts, stairs, ramps, retaining structures and highway plant structures (such as ventilation plant for the A38 tunnel) for that part of the site have been submitted to and approved in writing by the Local Planning Authority. The details shall include scaled plans of the structures. The development shall be implemented in accordance with the approved details. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework. 11 Requires the submission of details of landscaping in and around highway works No works to the existing or proposed highways shall take place until details of the hard and soft landscaping within the vicinity of the highway works have been submitted to and approved in writing by the Local Planning Authority. The details shall include scaled plans and schedules of planting and surface materials, with samples of hard landscaping materials provided. The development shall be implemented in accordance with the approved details. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework. 12 Requires the prior submission of a public art strategy No development except demolition shall take place until a Public Art Strategy that shall outline the broad principles of newly commissioned public art within the development have been submitted to and approved in writing by the Local Planning Authority. Prior to the construction of each phase of the development full details of any newly commissioned public art within that phase in accordance with the Strategy shall be submitted to and approved in writing by the Local Planning Authority. Each phase of the approved Strategy shall be implemented before that phase of the development hereby permitted is brought into use. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.15 of the Birmingham UDP 2005 and the National Planning Policy Framework. 13 Requires the prior submission of details of new public realm No development except demolition shall take place on each phase of the development site until details of the new publically accessible pedestrian routes, squares and amenity areas through the scheme for that phase of the site have been submitted to and approved in writing by the Local Planning Authority. The details shall include landscaping, materials, levels, lighting and street furniture. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework.
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14 Requires the prior submission of contamination remediation scheme on a phased basis No development except demolition shall take place until the following components of a remediation scheme to deal with the risks associated with contamination of each phase for the intended use have been submitted to and approved, in writing, by the Local Planning Authority: 1) A preliminary risk assessment, which has identified: o all previous uses o potential contaminants associated with those uses o a conceptual model of the site indicating sources, pathways and receptors o potentially unacceptable risks arising from contamination at the site. 2) A site investigation scheme, based on (1) to provide information for a detailed risk assessment of the risk to all receptors that may be affected, including those off site. 3) An options appraisal and remediation strategy giving full details of the remediation measures required and how they are to be undertaken, timetable of works and site management procedures. 4) A verification plan providing details of the data that will be collected in order to demonstrate that the works set out in (3) are complete and identifying any requirements for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action. Any changes to these components require the written consent of the Local Planning Authority. The scheme shall be implemented as approved and must ensure that the site will not qualify as contaminated land under Part 2A of the Environmental Protection Act 1990 (and subsequent legislation) in relation to the intended use of the land after remediation. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 15 Requires the prior submission of a mobility access scheme No development except demolition shall take place on any phase of the site until a scheme detailing the provision to be made for people with mobility and sensory difficulties to gain access to the buildings and public spaces, routes and squares on that part of the development has been submitted to and approved in writing by the Local Planning Authority. These details shall include the provision of a 1m wide door leaf at the main entrance to allow access by larger child buggies and wheelchairs, and a colour contrast manifestation to the external glass doors at approximately 850mm-1000mm and at 1400mm-1550mm, as measured from ground level to aid the partially sighted. The development shall be implemented in accordance with the approved details and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.10 and 3.16 of the Birmingham UDP 2005, Places for All SPD, Access for People with Disabilities SPD and the National Planning Policy Framework. 16 Requires the prior submission of a sustainable drainage scheme in a phased manner No development shall take place on each phase of the development until a surface water drainage scheme, based on sustainable urban drainage principles and an assessment of the hydrological and hydro geological context of the development for that phase of development has been submitted to and approved in writing by the Local Planning Authority. Development shall proceed in accordance with the approved details before that phase of the development is first occupied and thereafter maintained with the exception of those within adopted highway. Reason: To prevent the increased risk of flooding, to improve and protect water quality, improve habitat and amenity, and ensure future maintenance of these in accordance with Paragraphs 3.71-3.76 of the Birmingham UDP 2005, Sustainable Management of Urban Rivers and Floodplains SPD and the National Planning Policy Framework.
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17 Requires the prior submission of a replacement tree strategy No development shall take place except demolition until a tree replacement strategy has been submitted to and approved in writing by the Local Planning Authority. The strategy shall detail on-site, and where appropriate, off-site compensatory planting proposals. The strategy shall be updated in response to changes or refinement of the approved masterplan including any changes necessitated by the submission of reserved matters. If, within a period of two years from the completion of each phase of the development any of that phase's trees or shrubs retained or planted in accordance with conditions or any tree or shrub planted as a replacement for any of those trees or shrubs is cut down, felled, uprooted, removed or destroyed or dies or becomes, in the opinion of the Local Planning Authority, seriously damaged or defective, (a) the Local Planning Authority shall be notified as soon as is reasonably practicable; and (b) another tree or shrub of the same species and size shall be planted at the same location, at a time agreed in writing with the Local Planning Authority, unless the Local Planning Authority agrees in writing to dispense with or vary this requirement. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.16A of the Birmingham UDP 2005 and the National Planning Policy Framework. 18 Requires the prior submission of a temporary use strategy No development shall take place except demolition until a strategy for temporary uses and/or structures including boundary treatments and surfacing upon cleared areas awaiting development has been submitted to and approved in writing by the Local Planning Authority. The strategy shall be maintained and updated throughout the course of the redevelopment until its completion and the development shall proceed in accordance with the approved strategy. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework. 19 Requires the prior submission of a scheme for ecological / biodiversity / enhancement measures on a phased basis No development except demolition shall take place on any phase of the site until an Ecological Enhancement Strategy detailing an appropriate provision of bird and bat boxes, and based on the recommendations contained in the Environmental Statement for that phase of development has been submitted to and approved in writing by the Local Planning Authority. The development shall thereafter be implemented in accordance with the approved details. Reason: In order to safeguard the nature conservation value of the site in accordance with Paragraphs 3.37-3.40 of the Birmingham UDP 2005, the National Planning Policy Framework and the Nature Conservation Strategy for Birmingham SPG. 20 Requires the prior submission of details of green/brown roofs No buildings shall be constructed on each phase of the development site until a scheme for the provision of green and/or brown roofs on the flat roofs of that phase of the development, including identified biodiversity benefits, has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and thereafter maintained. Reason: To improve the landscape character and biodiversity of the area in accordance with Paragraphs 3.8, 3.10, 3.14, 3.16a and 3.37-3.40 of the Birmingham Unitary Development Plan 2005, the National Planning Policy Framework and the Nature Conservation Strategy for Birmingham SPG. 21 Requires the prior submission of details of the energy centre including any associated plant and flues The Energy Centre shall not be installed until details of the Centre including any associated plant and flues have been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the details approved and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.79B of the Birmingham UDP 2005 and the National Planning Policy Framework.
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22 Requires the prior submission of green infrastructure details No development except demolition shall take place on each phase of the development site until a scheme in accordance with the principles established by the Sustainability Statement dated July 2012 for the provision of green infrastructure on that part of the site has been submitted to and approved in writing by the Local Planning Authority. The phase of development including the approved basement parking area shall include a minimum of two publically accessible electric vehicle charging points. The development shall be implemented in accordance with the approved details and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.79B of the Birmingham UDP 2005 and the National Planning Policy Framework. 23 Requires the prior submission of a parking management strategy The phase of the development hereby permitted that includes the basement car parking area shall not be occupied until a Parking Management Strategy has been submitted to and approved in writing by the Local Planning Authority. The strategy shall include details of the management of disabled spaces and public/private access arrangements. The strategy shall be maintained and updated throughout the life of the development and the car park shall thereafter only be operated in accordance with the approved strategy. Reason: In order to secure the satisfactory development of the application site in the interests of highway safety in accordance with Paragraphs 3.8, 3.10, 6.17 and 6.39 of the Birmingham UDP 2005, the Car Parking Guidelines SPD and the National Planning Policy Framework. 24 Requires the prior submission of details of parking No phase of development except demolition shall take place until details of the parking facilities to be provided for each phase have been submitted to and approved in writing by the Local Planning Authority. No building shall be occupied until its associated parking spaces have been provided in accordance with the agreed details. Thereafter the parking facilities shall be retained in a condition commensurate with their intended purpose and kept free of any obstructions to their use for parking. Reason: In order to secure the satisfactory development of the application site in the interests of highway safety in accordance with Paragraphs 3.8, 3.10, 6.17 and 6.39 of the Birmingham UDP 2005, the Car Parking Guidelines SPD and the National Planning Policy Framework. 25 Requires the prior submission of cycle storage details in a phased manner No development except demolition shall take place on any phase of the site until details of the provision for the secure, and where appropriate, covered storage for cycles (including details, within the relevant phase, of the potential 'cycle hub') for that part of the development have been submitted to and approved in writing by the Local Planning Authority. Provision shall thereafter be implemented and maintained in accordance with the approved details. Reason: In order to secure the satisfactory development of the application site in the interests of highway safety in accordance with Paragraphs 3.8, 3.10, 6.17 and 6.39 of the Birmingham UDP 2005 and the National Planning Policy Framework. 26 Requires the prior approval of a delivery vehicle management scheme No development except demolition shall take place on any phase of the development site until details of a delivery vehicle management scheme for that phase of the site have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and thereafter maintained. Reason: To prevent vehicles waiting in the public highway and causing an adverse impact on traffic and pedestrian safety in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 27 Requires the prior approval of wind mitigation measures No development except demolition shall take place on each phase of the development site until details (to include the design of buildings, public spaces and routes) of wind mitigation measures in accordance with the findings of the Pedestrian Level Wind Microclimate Assessment dated 9th July 2012 have been submitted to and approved in writing by the Local Planning Authority for that part of the development site. The development shall be implemented in accordance with the details approved and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework.
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28 Non Requires the prior approval of an Advertisement Strategy No buildings shall be constructed until an Advertisement Strategy for the ground floor retail and leisure uses (A1, A2, A3, A4, A5, D1 and D2 Use Classes) to be contained within the buildings has been submitted to and approved in writing by the Local Planning Authority. The strategy shall set out signage zones on and around buildings and set key principles such as the size, materials and positioning of signs upon buildings. The development shall be implemented in accordance with the details approved, and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework. 29 Requires the prior approval of the siting and design of external plant No development except demolition shall take place on each phase of the development site until details of the siting and design of external plant for that phase of the development site have been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the details approved and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework. 30 Requires the prior approval of refuse storage details No development except demolition shall take place on each phase of the development site until details of refuse storage for that phase of the development site have been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the details approved and thereafter maintained. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework. 31 Requires the prior submission of a contaminated land verification report on a phased basis Prior to occupation of each part of the development, a verification report demonstrating completion of the works set out in the approved remediation strategy and the effectiveness of the remediation for that part of the development shall be submitted to and approved, in writing, by the Local Planning Authority. The report shall include results of sampling and monitoring carried out in accordance with the approved verification plan to demonstrate that the site remediation criteria have been met. It shall also include a long-term monitoring and maintenance plan for longer-term monitoring of pollutant linkages, maintenance and arrangements for contingency action, as identified in the verification plan, and for the reporting of this to the Local Planning Authority. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework 32 Requires the provision of the highway and public spaces prior to occupation of the first building Prior to the first occupation of any building permitted as part of this consent the highways works detailed within the Transport Assessment (and as shown on the approved plans), the new principal east/west route through the centre of the scheme from Chamberlain Square to Centenary Square, the widening of Congreve Passage and the new pedestrian route immediately to the west of the Town Hall shall be implemented on site to the satisfaction of the Local Planning Authority. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10, 3.14, 3.28, 15.5 and 15.22 of the Birmingham UDP 2005 and the National Planning Policy Framework 33 Requires the prior submission and completion of works for the S278/TRO Agreement No phase of the development shall be occupied until a package of highway measures has been approved by the Local Planning Authority and the approved measures have been substantially completed for that phase. The package of measures shall include all works shown on the approved details and required in relation to the relevant phase together with the details of highway structures for that phase as provided and agreed in relation to condition 10 and are to be carried out to Birmingham City Council specification. Reason: In order to secure the satisfactory development of the application site in the interests of highway safety in accordance with Paragraphs 3.8, 3.10, 6.17 and 6.39 of the Birmingham UDP 2005 and the National Planning Policy Framework.
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34 Requires the prior submission of a lighting scheme in a phased manner No phase of the development hereby approved shall be occupied until a detailed lighting scheme for that phase of development has been submitted to and approved in writing by the Local Planning Authority. The detailed lighting scheme shall include site annotated plans showing lighting positions for the external spaces, facades, building elevations and structures they illuminate and details of the lighting fittings including: colour, watts and periods of illumination. All lighting works shall be implemented in accordance with the approved details and shall be completed prior to the occupation of that part of the development and thereafter maintained. Reason: To ensure a high quality of external environment, to complement the development proposals, and to protect and reinforce local character in accordance with Paragraphs 3.8, 3.10, 3.14 and 3.16A of the Birmingham UDP 2005, Places for All SPG, Lighting Places SPD and the National Planning Policy Framework. 35 Requires the prior submission of extraction and odour control details in a phased manner No A3, A4 or A5 use as defined by the Schedule to the Town and Country Planning (Use Classes) Order 1987 as amended, (or in any provision equivalent to those Classes in any statutory instrument amending, revoking and/or re-enacting that Order with or without modification) shall be occupied until details of the extract ventilation and odour control equipment, including any details of any noise levels from fixed machinery and external ducting for that unit has been submitted to and approved in writing by the Local Planning Authority. The development shall be implemented in accordance with the approved details and thereafter maintained. Reason: In order to secure the satisfactory development of the application site and safeguard the amenities of occupiers of premises/dwellings in the vicinity in accordance with Paragraphs 3.8, 3.10 and 3.14 of the Birmingham UDP 2005 and the National Planning Policy Framework. 36 Requires the prior submission of a commercial travel plan No development shall take place on each part of the development site until a detailed Travel Plan for that part of the site has been submitted to and approved in writing by the Local Planning Authority. This should include clear objectives to influence and encourage reduced dependency on the private car with a package of measures to meet this objective including providing travel information for staff/visitors, the identification of a travel co-ordinator to manage the Travel Plan and measures to encourage affiliation to "Company Travelwise in Birmingham. The Travel Plan shall be fully in accordance with the objectives set within the Peter Brett report dated 19th July 2012 and submitted in support of this application. The development shall thereafter be undertaken in accordance with the approved travel plan. Reason: In order to secure the satisfactory development of the application site in the interests of highway safety in accordance with Paragraphs 3.8, 3.10, 6.17 and 6.39 of the Birmingham UDP 2005 and the National Planning Policy Framework. 37 Requires the delivery and service area prior to occupation on a phased basis No phase of the development shall be brought into use until the delivery and service area for that phase has been completed in accordance with the approved details. All such areas shall be kept free of obstructions, including the storage, display and depositing of materials, packaging or other items so that the service area is fully available for the parking, turning and unloading of delivery and service vehicles throughout the life of the development. Reason: In order to secure the satisfactory development of the application site in the interests of highway safety in accordance with Paragraphs 3.8, 3.10, 6.17 and 6.39 of the Birmingham UDP 2005 and the National Planning Policy Framework. 38 Requires the implementation of the Flood Risk Assessment in a phased manner Each phase of the development hereby approved shall be carried out in accordance with the approved Flood Risk Assessment by ARUP Issue 3 dated 9th July 2012 including the mitigation measures. Reason: To reduce the risk of flooding to the proposed development and future occupants in accordance with Paragraphs 3.71-3.76 of the Birmingham UDP 2005, Sustainable Management of Urban Rivers and Floodplains SPD and the National Planning Policy Framework. 39 Requires the submission of reserved matter details following an outline approval Details of the appearance, landscaping, layout and scale, (hereinafter called the reserved matters) of each plot shall be submitted to and approved in writing by the Local Planning Authority before any development of that plot begins and the development shall be carried out as approved. Reason: In order to comply with Section 92 of the Town and Country Planning Act 1990 (as amended) and the National Planning Policy Framework.
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40 Requires the scheme to be in accordance with the listed approved plans The development hereby approved shall be implemented in accordance with the details submitted with the application and shown on drawing numbers OPA-A011 P01, OPA/012 P01, 23256/002/002 REV G, 23256/030/001, 23256/030/002, 23256/030/003, 23256/030/004, 23256/030/005 Rev C, 23256/030/006 Rev C, 23256/030/007 Rev A, 23256/030/008 Rev D, 23256/030/009 Rev D, 23256/030/015 Rev B, 23256/030/016 Rev A, 23256/030/010 Rev A and 23256/030/011 Rev A. Reason: In order to define the permission in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 41 Limits the maximum gross floorspaces of the approved uses and the overall development The maximum gross (internal) floorspace of each use across the whole development shall not exceed the following: Office (Use Class B1a) 161,651 square metres; Retail (Use Classes A1, A2, A3, A4 and A5) 6,503 square metres; Leisure/Education (Use Classes D1 and D2) 4,645 square metres and the Hotel (Use Class C1) shall have no more than 250 bedrooms. The overall development shall not provide more than 170,012 square metres gross internal area (excluding the hotel and below ground car parking and servicing). No single unit within Use Class A1, A2, A3, A4 or A5 as defined by The Town and Country Planning (Use Classes) Order 1987 Schedule Part A (as amended) shall exceed 650 square metres gross internal area. Reason: In order to define the permission and secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 42 Requires a Masterplan to be maintained throughout the redevelopment of the site There shall be maintained at all times a Masterplan for the whole of the development site submitted to and approved in writing by the Local Planning Authority. The Masterplan shall be updated, from time to time, as each application for approval of Reserved Matters or other scheme in respect of each phase or part of the development is submitted. Development shall proceed in accordance with the approved Masterplan.
Such Master Plan shall:
(i) show the disposition of buildings, pedestrian routes, public spaces and squares, uses around the site
(ii) be in general accordance with the Design and Access Statement dated July 2012 submitted within this application, and:
(iii) shall show the relationship between the completed development, the phase in respect of which the Reserved Matters or other scheme is submitted and the remainder of the site. Reason: The layout and form of the proposed development is the subject of an Environmental Impact Assessment and any material alteration to the layout may have an impact which has not been assessed by the process and in order to define the permission and secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 43 Requires the development to be in accordance with the submitted Parameters Plan The maximum and minimum heights and siting of any of the buildings and the proposed pedestrian priority routes within the site shall be in accordance with the Parameter Plans Document submitted in support of this application as amended December 2012. Reason: In order to define the permission and secure a satisfactory development of the site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 44 Requires the development to be carried out in accordance with the Design Protocol The development hereby approved shall be implemented in accordance with the Design Protocol dated November 2012 submitted in support of this application. Applications for reserved matters must demonstrate full compliance with 'mandatory' parts of the Design Protocol and that reasonable endeavours have been used to incorporate 'recommended' and 'considered' measures into the detailed proposals. Reason: In order to define the permission and secure a satisfactory development of the site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework.
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45 Protects retained trees from removal No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the Local Planning Authority. Any topping or lopping approved shall be carried out in accordance with British Standard 3998. If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the Local Planning Authority. The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition, including any building, plant material and debris and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the Local Planning Authority. Prior to the commencement of development excluding demolition the individual trees for retention within Group 25 as identified within EDP Report EDP1580_02c submitted with this application shall be identified. In this condition 'retained tree' means an existing tree, which is to be retained in accordance with the approved plans and particulars. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10 and 3.16A of the Birmingham UDP 2005 and the National Planning Policy Framework. 46 Limits delivery time of goods to or from the site No deliveries shall be taken at or dispatched from any use within the building on Block F as identified within the approved Design Protocol outside the hours of 07:00 and 23:00. Reason: In order to define the permission and safeguard the amenities of occupiers of premises/dwellings in the vicinity in accordance with paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 47 Limits the noise levels for Plant and Machinery The rating levels for cumulative noise from all external plant and extraction shall not exceed 10dB(A) below the existing LA90 background levels and 5dB(A) below the existing LAeq at any noise sensitive premises adjacent to the development as assessed in accordance with British Standard 4142 (1997) or any subsequent guidance or legislation amending, revoking and/or re-enacting BS4142 with or without modification. Reason: In order to secure the satisfactory development of the application site and safeguard the amenities of occupiers of premises/dwellings in the vicinity in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the NPPF. 48 Removes PD rights for telecom equipment Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 or any Order amending, revoking and/or re-enacting that Order, with or without modification, no structures, satellite antenna, apparatus or plant of any sort (including structures or plant in connection with any use for telecommunication systems) are to be installed on any roof or within the curtilage of the premises without the further subsequent planning approval from the Local Planning Authority. Reason: In order to define the permission in accordance with Paragraphs 3.8 and 3.10 and 8.55A of the Birmingham UDP 2005, Telecommunications Development : Mobile Phone Infrastructure SPD and the National Planning Policy Framework. 49 Restricts the development to the Use Classes as proposed Notwithstanding the provisions of the Town and Country Planning (General Permitted Development) Order 1995 (or any Order revoking or re-enacting that Order with or without modification), the premises/buildings/sites shall be used for Offices, Hotel, Retail and Leisure/Education (Use Classes B1(a), C1, A1, A2, A3, A4, A5, D1 and D2) of the Schedule to the Town and Country Planning (Use Classes) Order 1987 only, (or in any provision equivalent to that Class in any statutory instrument amending, revoking and/or re-enacting that Order with or without modification) and for no other purpose. Reason: In order to define the permission in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework.
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50 Limits the maximum number of parking spaces to 550 There shall be no more that 550 car parking spaces available at the site at any one time. Reason: In order to define the permission in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 51 Requires pedestrian routes to be available for public use at all times Once substantially completed, each of the priority pedestrian routes identified within the approved Parameters Plan and the route immediately to the west of the Town Hall shall be free from obstruction and available for public access at all times. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 52 Requires the provision of a post occupancy employment strategy Prior to the first occupation of any part of a building on site a Local Employment Strategy for the occupiers shall be submitted to and approved in writing by the Local Planning Authority. The Strategy will detail how those occupiers will work alongside Birmingham City Council's Employment Access Team to identify opportunities for employing local people within that building. The approved Strategy shall be implemented and maintained as such unless otherwise approved in writing by the Local Planning Authority. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8, 3.10, 4.14 and 4.16 of the Birmingham UDP 2005 and the National Planning Policy Framework. 53 Requires the provision of a replacement auditorium with the first phase of development A replacement facility for the existing Adrian Boult Hall located within the Conservatoire shall be provided within one of the first five buildings to be delivered on the development site. Prior to the first occupation of the fifth building on the site the replacement hall shall be provided to the satisfaction of the Local Planning Authority. Reason: In order to secure the satisfactory development of the application site in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 54 Requires prior approval of hotel taxi drop off facilities No phase of the development containing a hotel or Plot F shall take place until details of a taxi drop off and manoeuvring area serving the hotel and vehicle delivery space have been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and thereafter maintained. Reason: To prevent vehicles waiting in the public highway and causing an adverse impact on traffic and pedestrian safety in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 55 Requires the prior approval of a delivery vehicle strategy for the Town Hall No building on any part of the site shall be occupied until a delivery vehicle strategy for the Town Hall has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be implemented in accordance with the approved details and thereafter maintained. Reason: To prevent vehicles waiting in the public highway and causing an adverse impact on traffic and pedestrian safety in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 56 Requires a minimum distance between the ground floor of the Hotel and Block F to provide a taxi turning area Notwithstanding the approved plans and supporting documents, the hotel building and Block F shall be, up to a minimum height of 3 metres of the buildings, no less than 9 metres apart. Reason: In order to ensure adeuqate taxi drop off and turning facilities are provided and therefore avoid having an adverse impact on traffic and pedestrian safety in accordance with Paragraphs 3.8 and 3.10 of the Birmingham UDP 2005 and the National Planning Policy Framework. 57 Limits the approval to 12 years Applications for approval of any reserved matters must be made before the expiration of twelve years from the date of this permission. The development for which permission is granted must be begun before the expiration of two years from the final approval of the reserved matter(s) or, in the case of approval on different dates, the final approval of the last matter to be approved. Reason: To comply with Section 92 of the Town and Country Planning Act 1990 (as amended) and the National Planning Policy Framework.
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Date: Friday 8th February 2013
______Waheed Nazir, Director of Planning and Regeneration
P.O. BOX 28, Birmingham B1 1TU
Please note This is not a building regulation approval
INFORMATIVE NOTE
Water supplies for fire fighting should be in accordance with the "National Guidance Document on the Provision for Fire Fighting" published by Local Government Association and WaterUK
Please ensure that you visit the following link before commencing any development: http://www.water.org.uk/home/policy/publications/archive/industry-guidance/national-guidance- document/national-guidance-document-on-water-for-ffg-final.pdf
For further information please contact the West Midlands Fire Service Water Office at [email protected]
In reaching this decision Birmingham City Council have made the decision in a positive way to foster the delivery of sustainable development, working proactively with applicants to secure developments that improve the economic, social and environmental conditions of the area. The decision has been taken having regard to the impact of the development, and in particular to the policies and proposals in the adopted Development Plan, and to all relevant material considerations, including the National Planning Policy Framework, the City Council's draft Birmingham Development Plan and Supplementary Planning Documents/Guidance. The City Council have worked in a seamless and timely manner to undertake the necessary liaison and negotiation with the applicant, third parties and statutory consultees (at the application and pre-application stages) to look for solutions which seek only high quality sustainable development.
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Ref: CEN/P8.3/PLA
Exhibit 6
Development Plan (Various) – Map Extracts
The Birmingham Unitary Development Plan (2005) – Proposals Map Extracts
The Birmingham Development Plan 2031 (Emerging) – Map Extracts
25
To Lichfield
A5127
M6 (Toll)
A452 A38
A453
M42
To Walsall M6
A453 To Derby/ A34 Nottingham
A4040 A452 Birmingham Metro A5127
A4040 To Nuneaton/ To Manchester Leicester A38 M6 A47
A41
A47
A4040
A457
To Worcester Snow Hill
New Street Moor Street A456
A45 National Exhibition
A38 Centre A4040 A4040 A45 A441 M5 A41 Birmingham Airport To London
A34
To Warwick A435
KEY A4040 A4040 City Boundary
A38 Motorway
Main Road Network
Rail Network
A441 Possible Reintroduction To Stratford of Passenger Service B4096 A38 Proposed HS2 Line
Metro Line
Metro Extension
City Centre To Redditch Rail Stations
Proposed Station
n NORTH
Plan 3 The City’s Transport Infrastructure
the vision, objectives and strategy / birmingham development plan 41
A38
Aston Expressway Jewellery Quarter Station
St Paul’s Station
Snow Hill Station
Moor Street Station New Street Station
A38 Bristol Street
n NORTH
KEY
Growth Area boundary Major highways HS2 route/terminus Development sites Rail line Canal Wider areas of change Rail station River Public open space Metro line Greater Icknield GA City Centre Quarters Metro station Metro line under construction Proposed Metro extension
Plan 5 City Centre Spatial Plan
spatial delivery of growth / birmingham development plan
Big City Plan – City Centre Masterplan (2011) – Map Extracts 21
N
Proposal for improved public transport network in the city centre
bigcityplan.org.uk Open spaces The vision residential development alongside strong, KEY 1 St.Philip’s Churchyard 36 focused evening economies, much of the Rail stations 2 Church Street public realm improvement City Core has not achieved the same 24 3 St. Paul’s Square The overall vision for the City Core is to Metro stops strengthen its role as a 24 hour city - a hour life and vitality. We want to see the OpenM spaces 4 Victoria Square OpenOpen spaces spaces Access to rail stations heart of the city centre come alive at all 5 Chamberlains Square thriving shopping, leisure, and business KEYKEYKEY 1 St.Philip’s Churchyard 1 1St.Philip’sSt.Philip’s Churchyard ExistingChurchyard block structure 6 Mailbox underpass destination which supports the civic times with a greaterRail stations mix and choice of 2 Church Street public realm improvement Rail stationsRail stations 2 2ChurchChurch Street Street public public realm realm improvement improvement 7 NEW - New Street Station Square and cultural role of Birmingham within activities and uses within distinctive streets Proposed high speed rail 3 3St.3 Paul’sSt. St.Paul’s Square Paul’s Square Square and spaces.MetroMetro stopsMetro stops stops 8 Rotunda Square a high quality, distinctive and vibrant M MM 4 4Victoria4VictoriaVictoria Square SquareBlocks Square within various major AccessAccess Accessto rail to stations railto rail stations stations transformation area 9 NEW - St. Martin’s and Moat Square environment. Expanding the City Core 5 5Chamberlains5ChamberlainsChamberlains Square Square Square Blocks forming part of other 10 NEW- Station Square into the surrounding quarters will provide The transformationExistingExistingExisting block block structure ofblock Newstructure structure Street station 6 Mailbox underpass 6 6MailboxMailbox underpass underpassmajor developments 11 Old Square long-term strength and stability for the city (Gateway Project) will generate and 7 7NEW7NEW - NEWNew - New Street- New Street StationStreet Station Station Square Square Square ProposedProposedProposed high high speed high speed railspeed rail rail Rail viaducts 12 Colmore Plaza centre. support investment and greater visitor 8 Rotunda Square Blocks within various major 8 8RotundaRotunda Square Square 13 Snow Hill Plaza and commuterBlocksBlocks within numbers. within various various major This major will be 9 NEW - ExistingSt. Martin’s open and spaces Moat Square transformationtransformationtransformation area area area 9 9NEWNEW - St. -Martin’s St. Martin’s and andMoat Moat Square Square 14 St. Chad’s public realm NEW- Station Square capitalisedBlocks Blocksupon Blocksforming formingto forming boostpart partof partother the of otherof City’s other profile10 10NEW-10 NEW- Station Station NewSquare Squareopen spaces Big ideas major developments 15 NEW - Lancaster Circus open space interventions and growmajor themajor developments economy. developments 11 11Old11 OldSquareOld Square Square Primary walking routes 16 NEW - Corporation Street open space Rail viaductsRailRail viaducts viaducts 12 Colmore Plaza The City Core accommodates a wealth of 12 12ColmoreColmore Plaza PlazaLocal walking routes 17 NEW - other key opportunities for The 1990’s pedestrianisation schemes and Snow13Snow HillSnow PlazaHill Hill Plaza Plaza open spaces activities; however it is relatively small for ExistingExistingExisting open open spaces open spaces spaces 13 13 A38 Corridor 14 St. Chad’s public realm the size of the city and its wider catchment public realm improvements transformed 14 14St. Chad’sSt. Chad’s publicMajor public realm road realm interventions and New open spaces 15 NEW - improvedLancaster pedestrian Circus open crossing space interventions area. For many years, the ‘concrete collar’ the feel Newof Birmingham’sNew open open spaces spaces key streets and 15 15NEWNEW - Lancaster - Lancaster Circus Circus open open space space interventions interventions Open16 NEWspaces - Corporation Street open space of the former Inner Ring Road constrained squares Primary- givingPrimaryPrimary walking them walking walking routes back routes routes to people 16 16NEWNEW - Corporation - Corporation Street Street open open space space KEY Local walking routes NEW171NEW - St.Philip’sNEWother - other -key other Churchyard opportunitieskey key opportunities opportunities for for for growth and concentrated activity. As a rather thanLocal Localcars walking walkingand routes buses. routes There is now 17 17 open spaces A38 Corridor open2open spacesChurch spaces Street public realm improvement result the central area of the city centre is a need toA38 revisit A38Corridor RailCorridor those stations streets, and other routes, toMajor considerMajor roadMajor road interventions road how interventions interventions the andprimary and and 3 St. Paul’s Square compact and walkable, yet often confusing improvedimprovedimprovedMetro pedestrian pedestrian stops pedestrian crossing crossing crossing walking Mroutes and public squares 4 Victoria Square to navigate and bursting at the seams. Access to rail stations could be lifted still further as world-class 5 Chamberlains Square Existing block structure retail and business address streets and 6 Mailbox underpass While areas outside the core have become 7 NEW - New Street Station Square destinations. Proposed high speed rail more mixed-use with offices, retail and 8 Rotunda Square Blocks within various major transformation area 9 NEW - St. Martin’s and Moat Square Blocks forming part of other 10 NEW- Station Square URBAN STRUCTUREmajor developments 11URBANOld Square STRUCTURE at presentRail viaducts 12in 20Colmore years Plaza Snow Hill Plaza Existing open spaces 13 14 St. Chad’s public realm URBAN STRUCTURE URBAN STRUCTURENew open spaces 15 NEW - Lancaster Circus open space interventions atURBAN presentURBANURBAN STRUCTURE STRUCTURE STRUCTURE URBANin URBAN20URBAN years STRUCTURE STRUCTURE STRUCTUREPrimary walking routes 16 NEW - Corporation Street open space at presentat atpresent present in 20in inyears20 20 years yearsLocal walking routes 17 NEW - other key opportunities for open spaces A38 Corridor CITY CORE CITY CORE Quarter boundary Major road interventions and improved pedestrian crossing Business District and New Street Station
Increased permeability and access
Pedestrian connections CITY CORE CITYCITY CORE CORE Quarter boundary CITYCITY CORECITY CORE CORE QuarterQuarter boundary boundary Metro line Business District and New Street Station BusinessBusiness District District and andNew New Street Street Station Station Major highways barriers Increased permeability and access IncreasedIncreased permeability permeability and andaccess access Central nodes
PedestrianPedestrianPedestrian connections connections connections MetroMetro lineMetro line line
MajorMajor highwaysMajor highways highways barriers barriers barriers
URBAN STRUCTURE URBAN STRUCTURE CentralCentralCentral nodes nodes nodes at present in 20 years the quarters / city core
CITY CORE CITY CORE Quarter boundary Business District and New Street Station
Increased permeability and access
Pedestrian connections Metro line
Major highways barriers
Central nodes 37
Q-WAY DS 15 HA C ST 14 3 16
17
17 M 13 12 2
11
W O M R E R O LM O C 1 GR. CHARLES ST. . T S N STREET Q-WAY IO T A R 17 O P MOOR10 R 5 O C 4
M
NEW STR S EET U F F O M L K 8 S T Q -W A Y 7 6
9
N
City Core masterplan
bigcityplan.org.uk and spend their leisure time. Different Main roads Street level crossing enhancement needs should be catered for, and Main roads 40 Secondary roads opportunities to broaden the appeal of Street level crossing enhancement SecondaryMetro line roads with extension the city should be grasped. MetroPrimary line walkingwith extension routes PrimaryLocal walkingwalking routes routes ER CIRCU Local walking routes ST S Building blocks ER CIRCU A ST S C Building blocks A C N Expanding range and choice to create a Building blocks within Snowhill District N A Building blocks within Snowhill District A L TransformationTransformation Area Area UEENSWAY L
QUEENSWAY S Q
S D diverse retail offer will be a key priority. D HA HA KeyKey city city landmarks landmarks . C . C T
Opportunities to further expand the S ST
New open spaces
New open spaces
quantity and range of retailers at every
level will be supported. To make
J
.
W Birmingham stand apart, the diversity
A J
T .
T W
and choice of specialist and independent Q
A
- W T
T A
trading will be promoted. S Y Q N
O E - W W T N E H A E I L A L E R L S S Y T Q N S U U O O S E H The Square shopping centre between E W L E E L T E N N H E E S T A E W I S L L E R A L Bull Street and Priory Queensway currently T Y S S Q U AT CHAR U S O E H E L GRE L E provides a range of value and niche retailers N E E S T W S
A
including the Oasis Indoor Market. The Y
AT CHAR
L IV centre adds diversity to the city’s retail offer GRE E R Y S T R in terms of choice and price and these E E T
aspects will continue to be needed and C L H IV U E R R also promoted within the wider city centre. C Y H S S T T R R E E E E COLMORET ROW Long-standing proposals to replace T C H U The Square and surrounding blocks R C H S as part of the Martineau Galleries T R E E retail development are likely to adapt, T COLMORE ROW recognising the important link between N the Colmore Business District and the Masshouse and Eastside developments Snowhill District transformation area masterplan - these locations will become particularly attractive for offices should the High Speed 2 terminus come. The retail Areas of transformation Core and the physical connections. component of the scheme will still need Development opportunities will need to to be significant in order to retain a Snow Hill District be supported by the creation of a series critical mass of shoppers to ensure the of new primary walking routes and open revitalisation and vitality of High Street. The Snow Hill District is the natural spaces. extension to the existing Business District, The City Core has a relatively low number and significant new office buildings are • Growth of residential units compared to some of planned, complete or under development. The potential of a high speed rail link the surrounding quarters, leaving the core The recognition of the Children’s Hospital terminating nearby significantly raises the area quieter at times when it should still as an important national and regional likelihood of major HQ relocations and be buzzing with life and activity. As part facility and its potential future need for expansion of existing business needs. of mixed-use developments or building modern facilities could open up further The demand for the highest quality of conversions, more residential apartments opportunities for new development. architecture incorporating cutting edge will be encouraged in the City Core on sustainable design and construction upper floors to create a larger resident This area of the City Core overlaps into the principles, a broad range of scale and population that will support shops and Jewellery Quarter and its transformation adaptable floorspace, environmental services, and enliven the heart of the city. will bring the two quarters closer together quality and supporting infrastructure must in terms of the transition from the City be met.
the quarters / city core Main roads active and lively, sitting above new retail Street level crossing enhancement shops on Hill Street and Station Street. 42 Secondary roadsMain roads Street level crossing enhancement Metro line with extensionSecondary roads Metro line with extension W A small number of local sites and buildings W O O Primary walking routesPrimary walking routes R R RE E O R Local walking routes LM O will be subject to new mixed development O Local walking routes C LM Building blocks O Building blocksBuilding blocks within New Street C or redevelopment. Station Transformation Area
Key city landmarks Building blocks within New Street T E E R Station Transformation AreaNew open spaces T S N John Bright Street is a pleasant IO T Key city landmarks A R O T P E R pedestrianisedE street with some fine O C R
New open spaces N T EW S S TREET buildings. It is intended that this street N
IO
T encouragesA niche retail occupants and R
O P R extends its cafe/bar offer. O C S U NAVIGATION STREET F F NE O W S L TR K EET S T R E • Public Realm E T Q U E E N The southern station plaza will provide S W A Y
D H U a substantial public space as well as an IL D L LE Y S Y T ST R R A E EE E T W T S active arrival and departure space. The N E E U Q K O station entrance ‘electronic eye’ will S O R U NAVIGATION STREETB F LL F A O SM L provide information and visual interest. A K S T R E grand staircase, lift and ramp gives access E T AY C W IR O C Q L L U to Station Street and Hill Street, and new U S
O
E H
E
N
S granite paving, wall treatments, street
W
A B Y R I D S EA T furniture and lighting to the surrounding Y H O A L W H D LO S U L T I D HO R L L E L Estreets are part of the station renewal E Y T S S Y T T R R A E EE N E programme.T W T S N E E U Q K • CO onnectivity New Street Station transformation area masterplan O R B LL ANew Street station will have six access SM • Heritage years on and the blockage to pedestrian points, and a pedestrian route around the The area is covered in part by two routes created by New Street station has entire perimeter. The route through the station concourse from north to south will Conservation Areas and has a number of resulted in several vacantA Yand C underused W IR O C L L U be open 24 hours giving easy connection
Listed and Locally Listed Buildings. These sites, with major recentO investmentS
H
are integral to the character of the district, limited to the landmark Radisson Hotel at from the retail and civic core to the
entertainment district, Chinese Quarter
and architectural design which responds in Holloway Circus and residential apartments
B R I D S and Gay Village. terms of quality of materials, appropriate around John BrightEA Street. T Y H O A L W scale and detailing is vital to promoting an O S LL T HO R E Pedestrian links across the Smallbrook historic district which can incorporate the E T • G rowth and Suffolk Street Queensways are poor, best in contemporary design. The redevelopment of New Street station particularly at Holloway Circus, and need will have a profound impact on the whole improvement. This will achieve strong Sequential views will be carefully managed of the City Core, but the new street level links between Southside, the residential to enhance the character of the district link, from the north at Stephenson Street, communities of Bath Row, and the and provide landmark reference points to through a new concourse and public Mailbox, CUBE and canalside. journeys through the area. space, to a grand entrance to Station Street and Hill Street will, along with The Hill Street link to Southside will see New Street Station the new John Lewis department store, significant environmental improvement galvanise the regeneration of the station’s Immediately to the south of New Street and the introduction of new activity and southern neighbourhood. station, large-scale office and hotel better public transport. redevelopment took place between the 1950s and 1970s on sites cleared to build This area will be the hub of taxi drop-off The area will benefit from the introduction the former Inner Ring Road. However 50 and pick-up. The public space will be of the metro extension and Rapid Transit.
the quarters / city core Y A W E 69 L D D S I A M N T D E D P E O IT R O S T PA S W RAD S Y 20 E E L D R A L A H C T A E 20 R 20 G 3 2 4 5 6 20 ST. VINCENT ST 16 LEDSAM ST 1 20 S U F F O 8 L 15 K S T 8 .
13
14 7 L 17 A 19 SHEEPCOTE ST D Q Y W U O GRANVILLE STREET E O E D N S M W ID D A L Y E 9 W 20 A Y
T E E R T S D HOLLOWAY HEAD A O 10 R B 18 BATH ROW
11
LE E BA N K 12 M ID D L TOL STREET EW A Y Increased permeability and access BRIS
Pedestrian connections
N
Westside masterplan
bigcityplan.org.uk redevelopment will address these issues • Growth Area of transformation with our longer term ambition to see Westside is a truly vibrant area of mixed- 71
Ladywood become home to new family Westside use development. It combines business, living with well balanced infrastructure, The Paradise Circus development leisure, culture, commerce and city living. C H including private and communal open It has major hotels, visitor destinations, U presents a valuable opportunity to R C H spaces, improved network of local walking galleries, a thriving restaurant and nightlife S address connections within this part of T R E E routes and community facilities. the city centre, restoring key views and economy, and of course the International T connections between the civic heart Convention Centre, the National Indoor N The creation of a better range of local Arena and the new Library of Birmingham. E
and Westside and delivering major W H A facilities and amenities accompanied development opportunities including LL
S T R E by new public spaces and recreational We seek to build on this early success E W the expansion of the Central Business T O
GREAT CHARLES STREET R RE areas will be central to creating a well- District. This project will link in with the by improving access and connections, O LM O
connected desirable place to live. Future improvements to Centenary Square, linking with the core and adjacent quarters, C
planning and regeneration activity will be extending development opportunites, and and the Arena Central and Baskerville undertaken in partnership with existing Wharf projects to transform the interface improving the public realm. communities. between Westside and the City Core.
C H Smart city U R C H T S E T E R TR E S E E T T IDG E Westside is at the forefront of sustainable BR E M R A T C S N development in Birmingham, hosting E N
W
H IO A T L one of the city’s firstCombined Heat L A
S T R R E E W O GREAT CHARLES STREET T O P
and Power (CHP) schemes, which runs R R E R O O LM C
along Broad Street and serves the NIA, O N C EW S
TREET
ICC, the Hyatt Regency hotel, Repertory
Theatre and the Town Hall and Council
T EE House. The new Library of Birmingham STR D OA BR will be linked to the CHP and there
will be the opportunity to extend the T EE TR E S T DG E scheme to support future developments. RI E MB R A T C S Forthcoming development in Westside will N
IO T B A continue to reflect the highest standards R R ID O G P R E T O of sustainable design and will incorporate E S E C T R N T EW R S STR E EET infrastructure to support next generation Y E A T ID LL O broadband, ensuring that Westside is at H S H ET RE U IL ST F L the forefront of the development of the AD F O O S BR T L R K E digital economy. E S T T R E E T
Main roads B R Street level crossing enhancement I D G E T E Secondary roads S E T R R ST E Y Metro line with extension E A T ID LL O Primary walking routes H S H U IL F L Local walking routes F S O T L R K E E Canal S T T R E Building blocks E T
AY C Building blocks within WestsideMain roads W IR O C Transformation Area L Street level crossing enhancement L U
O S
Secondary roads H
Key city landmark N
Metro line with extension
New open spacesPrimary walking routes Local walking routes Canal Westside transformation area masterplan Building blocks AY C Building blocks within Westside W IR O C Transformation Area L L U
O S
H
Key city landmark
bigcityplan.org.uk
New open spaces
Vision for Movement (2010) – Map Extracts CENTRAL BIRMINGHAM CONNECTIVITY
Key public and private sector stakeholders The strength of intent set out in this in Birmingham’s prosperous future Vision is derived from the nature of the recognise this need, and have begun the partnership which has developed it: for the process of preparing a transport strategy first time the private sector, represented by which will guide the future development the three city centre Business Improvement of the city centre. This document sets out Districts, Birmingham City Council, the Vision for Movement around and Centro and National Express have worked within the city centre and provides the together to agree a shared vision for key guiding principles that will underpin movement designed to benefit all users this strategy. The Vision will support of the city centre. Whilst setting out a the economic growth and development long term Vision to support the objectives aspirations set out in the Big City Plan of the Big City Plan over a 20 year and provide an attractive and convenient timeframe, the Vision and emerging travel experience. The resulting Strategy Strategy also seek to prioritise key will contribute towards the development of projects that are deliverable in the short Birmingham’s Core Strategy currently being to medium term. prepared by Birmingham City Council.
Concept rapid transit network Birmingham city centre
Towards a World Class Integrated Transport Network (2013) – Map Extracts Crewe, Stoke Key Rugeley Midland Metro (light rail or tram-train) Chester, Mid Wales Trent Valley Derby Rail line with suburban services (heavy rail or tram-train) P+R Stafford Rapid Transit Shrewsbury P+R Rugeley Town Burton-upon-Trent Ultra Light Rail Proposed Station / Stop Penkridge Hednesford Wellington Lichfield P+R Cannock Lichfield City Trent Valley Fradley Interchange Station / Stop Oakengates I54 Business Park Brinsford Landywood Strategic Interchange Hub P+R Brownhills P+R Telford Central Wednesfield Willenhall Tamworth Shenstone Bus Interchange Bloxwich North Pelsall Alrewas Shifnal Reedswood Station with regular national/inter-regional services Cosford Bloxwich Blake St Albrighton New Cross Hospital P+R Existing / Potential Park and Ride location Aldridge Butlers Lane serving a strategic movement demand Codsall Science Park Streetly Wilnecote Four Oaks Bilbrook Heath Town Great Barr Sutton Coldfield SPL Wolverhampton University SUTTON COLDFIELD Kingsbury WOLVERHAMPTON Willenhall Darlaston WALSALL Wylde Green The Royal Bescot Stadium Chester Rd Priestfield Walmley The Crescent Pleck West Nuneaton Nuneaton Hinckley Hamstead Perry Barr Erdington Bilston Central Leicester Bilston Urban Village Witton Coleshill Parkway P+R Tame Bridge Loxdale Gravelly Hill Coseley Parkway Bermuda Park Bradley Lane Water Orton Aston Bedworth Great Bridge Road Wednesbury Parkway Wednesbury Bus Station Castle Vale/ Wednesbury Great Western St Hill Top Castle Bromwich Golds Hill Black Lake Newtown Chelmsley P+R Fort Parkway Ricoh Arena P+R Tipton Dudley St Gun Village Wood Great Bridge Handsworth Booth St Duddeston The Hawthorns Winson Green Soho BensonAll SaintsJewellery Rd St Pauls Quarter Outer Circle Keresley Horseley B’ham Walsgrave Rd Business Marston Park Dudley Port Adderley Park Stechford Green Sedgley Rd Dartmouth St BIRMINGHAM Lea Hall Birmingham New Rd Edgbaston Five Ways CITY CENTRE Lodge Rd / Town Hall Tipton Rd BIRMINGHAM Bordesley Bordesley Green Meadway INTERNATIONAL/ Sandwell & Station Drive WEST BROMWICH CENTRAL HS2 INTERCHANGE Dudley Five Ways P+R DUDLEY TOWN CENTRE Smethwick Ball Hill Rolfe St Flood St Smethwick Galton Bridge Elmdon Coventry University New Rd Bearwood Interchange Radford Small Heath Cinder Bank Swan Yardley Sheldon Tyseley Coundon Pedmore Rd Langley Green University Hospital Canal St University Moseley Rowley Regis Waterfront Selly Oak Rugby Spring Rd East Coventry Merry Hill Acocks Green Old Hill P+R Junction 3 Bournville Kings Heath BRIERLEY HILL COVENTRY Oxford,Long Northampton California Olton Reading,Buckby Cradley Heath Hall Green Hampton-in-Arden Hazelwell Canley London Yardley Wood Kings Norton Tile Hill London Lye Shirley SOLIHULL Berkswell Whitlocks End Bartley Green Parkside Northfield Wythall Widney Manor P+R Earlswood Whitley Business Park Stourbridge Junction Frankley P+R Longbridge Dorridge Cannon Park The Lakes Stourbridge Town Gateway Wood End Lapworth University of Warwick South Hagley Coventry Danzey MiddleOxford, March Blakedown Barnt Green Reading, P+R Kidderminster Parkway Henley-in-Arden Bromsgrove P+R Westwood Business Park CoventryLondon Airport P+R Kidderminster Wootton Wawen P+R Hartlebury Alvechurch Wilmcote Bearley Claverdon Hatton Kenilworth
Droitwich Spa P+R Stratford Parkway Worcestershire Parkway P+R Evesham, London Redditch P+R Stratford-upon-Avon Warwick Warwick Leamington Spa Banbury Oxford, Parkway Reading, Hereford Ledbury Colwall Worcester Worcester P+R London Great Malvern Malvern Link Shrub Hill Foregate Street Cheltenham Spa, Bristol, South Wales Figure 3.2: West Midlands Long Term Passenger Rail and Rapid Transit Network - Midland Metro and Rapid Transit Lines
West Midland Local Transport Plan 2011 – 2026 – Map Extracts 56
• To provide fast links to the wider regional Travel to Work Area, allowing sustainable forms of movement to the main centres within the Metropolitan Area whilst ensuring that the Urban Renaissance Spatial Strategy is implemented
• To maximise accessibility to HS2 stations and a developing Airport/NEC, broadening the benefits to the whole of the Metropolitan Area
The West Midlands Metropolitan Area’s long-term vision for the Rail and Rapid Transit Network is shown in the figure below.
Crewe, Stoke Key
Rugeley Lichfield Rail Line with suburban services Chester, Mid Wales Trent Valley Trent Valley P+R Derby Rail Line with national/regional P+R Stafford services only Shrewsbury Rugeley Town Burton-upon-Trent Midland Metro Shrewsbury Parkway P+R Hednesford Lichfield City Penkridge Wellington Ultra Light Rail Oakengates Brinsford P+R Cannock I54 Business Park Shenstone Landywood Rapid Transit P+R Brownhills P+R Telford Central Wednesfield Willenhall Tamworth (stops are indicative) Bloxwich North Pelsall Blake St Shifnal Reedswood Proposed Station / Stop Cosford Bloxwich Albrighton New Cross Hospital Butlers Lane Interchange Station / Stop Aldridge Codsall Science Park Streetly Wilnecote Main Bus Interchange Four Oaks Bilbrook Heath Town Walsall Station with regular Great Barr Sutton Coldfield SPL Bradford Place national/regional services Wolverhampton University SUTTON COLDFIELD Kingsbury WOLVERHAMPTON Willenhall Darlaston WALSALL P+R Existing / Potential Park and Ride location Wylde Green serving a strategic movement demand Bus Station Bescot Stadium Chester Rd Wolverhampton St George’s Priestfield Walmley The Crescent Pleck Nuneaton Hamstead Perry Barr Erdington The Royal Bilston Central Leicester Bilston Urban Village Witton Coleshill Parkway P+R Tame Bridge Loxdale Gravelly Hill Coseley Parkway Water Orton Bermuda Park Bradley Lane Aston Keresley Newlands Bedworth Great Bridge Road Wednesbury Parkway Wednesbury Bus Station Castle Vale/ Wednesbury Great Western St Hill Top Castle Bromwich Prologis Park Golds Hill Black Lake Newtown Chelmsley Tipton P+R Fort Parkway Wood Ricoh Arena Great Bridge Dudley St Gun Village Handsworth Booth St Duddeston The Hawthorns Winson Green Soho BensonAll SaintsJewellery Rd St Pauls Quarter Outer Circle Park and Ride North Horseley Rd Birmingham Marston Business Park Ansty Dudley Port Adderley Park Stechford Green Sedgley Rd Walsgrave Dartmouth St BIRMINGHAM Birmingham New Rd Five Ways Lea Hall Hospital Edgbaston CITY CENTRE Wyken Tipton Rd Lodge Rd / Town Hall Foleshill Bordesley Bordesley Green Meadway BIRMINGHAM Sandwell & INTERNATIONAL Station Drive WEST BROMWICH CENTRAL Dudley P+R Swanswell Five Ways Stoke DUDLEY TOWN CENTRE Smethwick Rolfe St Flood St Smethwick Galton Bridge Elmdon Pool Meadow Bus Station New Rd Bearwood Interchange Small Heath Cinder Bank Swan Yardley Sheldon Spon End Tyseley Whoberley Pedmore Rd Langley Green Hearsall University Hospital Common Canal St University Moseley Rowley Regis Waterfront Selly Oak Rugby Spring Rd Canley North Merry Hill Acocks Green Tanyard Old Hill P+R Junction 3 Bournville Kings Heath Farm COVENTRY Long Northampton BRIERLEY HILL Tile Hill California Olton Buckby Cradley Heath Hall Green Hampton-in-Arden Hazelwell Canley Yardley Wood Ly e Kings Norton Shirley Berkswell Tile Hill SOLIHULL Whitlocks End Bartley Green London Northfield Wythall Widney Manor P+R Earlswood War Memorial Park Stourbridge Junction Frankley P+R Longbridge Dorridge The Lakes Stourbridge Town Wood End Hagley Lapworth Danzey Cannon Park Blakedown Barnt Green P+R Henley-in-Arden Kidderminster Parkway Bromsgrove P+R P+R Kidderminster Wootton Wawen
P+R Hartlebury Alvechurch Wilmcote Bearley Claverdon Hatton Kenilworth
Droitwich Spa P+R Stratford Parkway Worcestershire University of Warwick P+R Worcester North / Fernhill Heath Parkway P+R Evesham, London Redditch P+R Stratford-upon-Avon Warwick Warwick Leamington Spa Banbury Reading, Parkway London Hereford Ledbury Colwall Worcester Worcester P+R Shrub Hill Great Malvern Malvern Link Foregate Street Cheltenham Spa
West Midlands Long Term Rail and Rapid Transit Network
The network aims to bring together all rail connections and rapid transit lines in high volume corridors. The result is a ’backbone’ of rapid, high capacity public transport, linking the Area with its hinterland, the main centres and key regeneration corridors. The network comprises: Ref: CEN/P8.3/PLA
Exhibit 7
Summary Table of ES Mitigation Measures Exhibit 5
Summary Table of ES Mitigation Measures
ES Chapter in Construction/ Impact Description Impact Significance Net Change Main Statement Operational Duration Impact in Impact (Volume 1) Stage when comparted to 2005 ES Temporary/ Incorporated Permanent Design Measures (where relevant)
Chapter 7 Land Use and Land Take
No specific Construction Additional land is required for the Permanent incorporated (1) eastern extension of the Easy Row design subway. It will also require part of measures the Hyatt Hotel forecourt for improving safe junction visibility at Area C within the Variation Site Boundary.
Construction Reduction of the temporary land Permanent (2) take associated with construction works and associated impacts for the 2005 Scheme, by removing the need to provide a bridge across Suffolk Street Queensway Tunnel and a new retaining wall near Alpha Tower.
Construction The Variation will require some Permanent (3) land take from the consented PCR. The area affected comprises land within the newly created highway. OLE poles would be located within land given over to landscape works in the indicative PCR Masterplan drawing.
Operation (1) The Variation would require some Permanent land take from the PCR and would therefore have a direct impact. The new alignment would mainly utilise newly created highway land, although a small area of the PCR site identified for future landscaping would accommodate a pole require to support the OLE.
Chapter 8 Traffic and Transport
No specific Construction Low adverse impact on Temporary Significant Unchanged incorporated (1) pedestrians / cyclists - Temporary Adverse design closure and rerouting of measures footways/cycleways and crossing points; Reduction in amenity due to construction vehicle movements. Construction Moderate adverse impact on buses Temporary Significant Unchanged (2) – Rerouting of bus services and Adverse relocation of bus stops as Paradise Street is closed; Increased journey time delay during construction.
Construction Low adverse impact on Hackney Temporary Not Unchanged (3) cabs – Rerouting of hackney cab significant journeys as Paradise Street is closed; Increased journey time delay during construction.
Construction Moderate adverse impact on Temporary Not Unchanged (4) access and servicing traffic – significant temporary access and servicing arrangements required to premises on Paradise Street and Paradise Circus Queensway during construction.
Construction Low adverse impact on general Temporary Not Slight (5) traffic – Construction traffic flows significant beneficial affecting local highway capacity. net change
Construction Moderate adverse impact on Permanent Not Unchanged (6) general traffic – reduced routing significant options for general traffic with the closure of Paradise Street and Broad Street; Increased journey time delay during construction.
Operation (1) No impact on pedestrians and N/A N/A Unchanged cyclists - Pedestrian and cycle routes will be maintained through PCR public realm improvements and Cycle City Revolution proposals.
Operation (2) Moderate beneficial impact on Permanent Significant Unchanged buses – Broad Street will be Beneficial restricted to tram, bus and Hackney cabs only, thereby improving capacity and flow for these modes.
Operation (3) No impact on buses at Paradise N/A N/A Unchanged Street - Paradise Street will be restricted to through-trips by tram only, but the impact of this on buses will be mitigated by the Navigation Street Link
Operation (4) Moderate beneficial impact on Permanent Significant Unchanged Hackney cabs – Broad Street will Beneficial be restricted to tram, bus and Hackney cabs only, thereby improving capacity and flow for these modes. Operation (5) No impact on Hackney cabs at N/A N/A Unchanged Paradise Street - Paradise Street will be restricted to through-trips by tram only, but the impact of this on Hackney cabs will be mitigated by the Navigation Street Link.
Operation (6) No impact to access and servicing N/A N/A Unchanged traffic - Paradise Street will be closed to through traffic during operational stage, but provision will be made for servicing access.
Operation (7) No impact on general traffic. N/A N/A Beneficial Paradise Circus West / Board net change Street Junction operating within capacity during busiest hours of a weekday (08:00-09:00 and 17:00- 18:00).
Operation (8) Low adverse impact on total Permanent Not Unchanged journey time and total distance significant travelled for all vehicle movements.
Chapter 9 Noise and Vibration
Compliance Construction Slight adverse impact arising Temporary Not Neutral to with 2005 (1) during the construction phase from significant Slight Order planning general construction activities. beneficial conditions 10 net change (airborne noise) and 11 (ground- Construction Slight adverse impacts in traffic Temporary Not Neutral to borne noise) (2) related noise impacts on the significant Slight
nearby noise sensitive receptors beneficial Compliance from HGV movements. net change with CSQ standard for Operation (1) No impact on sensitive receptors N/A Not Unchanged ground-borne vibration from airborne noise due to tram significant operation
Operation (2) No impact to slight adverse on N/A Not Unchanged sensitive receptors from airborne significant noise due to night-time hours of tram operation
Operation (3) No impact on sensitive receptors N/A Not Unchanged due to vibration (ground-borne) significant from tram operation
Chapter 10 Air Quality
No specific Construction No impacts relating to the N/A Not N/A incorporated (1) construction phase on the significant design Birmingham Air Quality measures Management Area (AQMA) designated for NO2.
Construction Negligible impact relating to loss of Temporary Not Slight (2) amenity and/or nuisance caused significant beneficial by construction related dust. net change Construction Negligible impacts on local air Temporary Not Unchanged (3) quality arising from construction significant plant and construction traffic- related emissions (including NO2 and fine particulates).
Operation (1) No impacts relating to the N/A Not N/A operation phase on the significant Birmingham Air Quality Management Area (AQMA) designated for NO2.
Operation (2) Negligible impacts of tram Operation Not Unchanged operation on local air quality arising significant from highway changes
Chapter 11 – Archaeology and Cultural Heritage
Changes in the Construction Minor adverse temporary impact Temporary Not Unchanged route alignment (1) on setting of Colmore Row and significant to prevent Environs Conservation Area from damage to sites construction of tram tracks and of potential temporary construction of PCR. archaeological importance; Construction Minor adverse permanent impact Permanent Not Unchanged
(2) on hardstanding on eastern site significant Limiting the boundary to construct track. amount of ground work Construction Minor adverse temporary impact Temporary Not Unchanged investigations to prevent the (3) on setting of Grade I Listed significant removal of Birmingham Town Hall from previously construction of tram tracks and unidentified construction of PCR and Beneficial archaeological Buildings. remains; Construction Minor adverse temporary impact Temporary Not Beneficial (4) on setting of Grade II Listed significant net change Combined OLE Buildings and Grade A Locally pole and Listed Alpha Tower from lighting construction of tram tracks and columns within construction of PCR, Beneficial the CSQ (and Buildings and Arena Central. The Variation) to minimise clutter of street Operation (1) Moderate adverse permanent Permanent Significant Unchanged furniture impact on setting of Colmore Row Adverse within/near to and Environs Conservation Area the Colmore from tram operation and presence Row and of OLE (poles and headspan Environs wires). Conservation Area; and Operation (2) Minor adverse temporary impact Temporary Not Unchanged on setting of Colmore Row and significant Environs Conservation Area from Use of construction of committed Overhead Line developments PCR and Arena Equipment Central. (OLE) building fixings to minimise the Operation (3) Moderate adverse permanent Permanent Significant Unchanged street clutter impact on setting of Grade I Listed Adverse within /near Birmingham Town Hall from tram Conservation operation and presence of OLE Area. poles and headspan wires. Operation (4) Minor adverse temporary impact on Temporary Not Unchanged Significant setting of Grade I Listed Birmingham Town Hall from construction of committed developments PCR and Arena Central. Operation (5) Minor adverse permanent impact on Permanent Not Unchanged significant setting of Grade II Listed Buildings and Grade A Locally Listed Alpha Tower from tram operation and presence of OLE (poles and headspan wires.
Operation (6) Minor adverse temporary impact on Temporary Not Unchanged significant setting of Grade II Listed Buildings and Grade A Locally Listed Alpha Tower from construction of committed developments PCR and Arena Central Chapter 12 Townscape and Visual Amenity
Construction Minor adverse magnitude of impact Temporary Not Beneficial significant net change (1) on townscape from construction of Construction lighting to be the tram route including the tracks, designed in foundations, temporary OLE posts accordance and other associated infrastructure with the works. Institute of Lighting Engineers’ Guidance Notes on the Reduction of Temporary Not Unchanged Obtrusive Light Construction Moderate adverse magnitude of Significant (2005), in order (2) impact to views closest to The to reduce light Variation (from the Alpha Tower). and reduce potential glare and light spill;
The material finishes for the tramway are expected to be a combination Construction Minor adverse, negligible or no Temporary Not Unchanged of granite and Significant grey coloured (3) magnitude of impact to views from material, more distant receptors. subject to BCC requirements and approval.
Where required and building fixings cannot be accommodated, Operation (1) Minor adverse magnitude of impact Permanent Not Unchanged combined OLE significant poles and on townscape from introduction of lighting OLE infrastructure. columns are proposed, in order to minimise clutter of street furniture due to the proximity to the Town Hall and the Permanent Not Unchanged Colmore Row Operation (2) Minor adverse magnitude of significant and Environs impacts to views closest to The Conservation Variation (from the Alpha Tower, Area; and passing pedestrians, shoppers and
tourists in Centenary Square and Construction Hotel Residents). compounds along the track alignment to be within the footprint of The Variation Chapter 13 Contaminated Land
No specific Construction Moderate adverse impact to Temporary Significant Slight (1) incorporated groundwater in aquifers underlying Adverse beneficial design the site. Removal of topsoil and hard change measures. surfacing will expose soils. The naturally granular soils and Made Ground are unlikely to provide much impediment to leachate production.
Construction Minor beneficial impact to Temporary Not Slight (2) groundwater in aquifers underlying significant beneficial the Site. If contaminated soils are change identified underlying the areas of additional committed development there is potential for removal/ remediation of a large quantity of material. Construction Slight adverse impact to surface Temporary Not Unchanged (3) waters within 250m of the Site. On significant exposure of soil during construction contaminants may be mobilised into surface runoff along with accidental spills and leakages of hazardous substances, increasing their potential to enter surface waters. In addition the aquifer may allow lateral contaminant flow into surface waters. Construction Minor beneficial impact to surface Temporary Not Unchanged (4) waters within 250m of the site. significant Removal/ remediation of identified contaminated material below committed developments may involve significant quantities. This would decrease leaching of contaminants into the aquifers and subsequent lateral migration into the surface waters Construction Slight adverse impact to soils. Temporary Not Unchanged (5) Temporary stock-piling may lead to significant deterioration of soil quality. Committed developments may require stockpiling of a significant quantity of material. Construction Slight adverse impact to soils. Permanent Not Unchanged (6) Permanent removal and reuse on site. significant Compaction of soils by construction traffic. Construction Minor beneficial impact on soils. Re- Temporary Not Unchanged (7) use of excavated soils elsewhere on significant the scheme. Construction Minor beneficial impact on soils. Permanent Not Unchanged (8) Remediation of contaminated soils (if significant identified) in accordance with CoCP Beneficial Part 1. If contaminated soils are identified under Committed Developments in conjunction with this scheme there could be a significant quantity of material remediated. Construction Moderate adverse impacts on Permanent Significant Unchanged (9) construction and maintenance Adverse workers. Construction workers are likely to come in close contact with potentially contaminated soils and vapours, leading to harm to human health. With the committed developments the construction workers may be exposed to high quantities of contaminated materials. Construction Slight adverse impacts to public. Harm Permanent Not Unchanged (10) to human health through ingestion/ significant inhalation/ dermal contact with contaminated soils. Chapter 14 Land Drainage and Water Resources
As part of the Construction Moderate adverse impact – Sediment Temporary Significant Unchanged Midland Metro (1) laden water reaching combined Adverse BCCE Scheme a sewers new surface water drainage Construction Minor adverse impact – Localised Temporary Not significant Unchanged (2) system will be flooding as a result of over-discharge installed. of construction site runoff into the
combined sewer drainage system. Surface water runoff from the Construction Minor adverse impact – Accidental Temporary / Not significant Unchanged (3) Site will not be spillage or leakage into the combined Permanent connected to sewers resulting from storage of depending the New Main potentially polluting substances. on Line Canal or the Gas Street substances Basin. Construction Minor adverse impact – Sediment Temporary Not significant Unchanged (4) laden water reaching the canal network. Construction Minor adverse impact – Possible Temporary Not significant Unchanged (5) localised flooding from increased siltation in the canals as a result of construction site runoff from The Variation Site and committed developments. Construction Minor adverse impact – Accidental Temporary Not significant Unchanged (6) spillages of polluting substances that could enter the canals in close proximity to the Site. Construction Moderate adverse impact – Increased Temporary Significant Unchanged (7) suspended solid loading to Adverse groundwater (principle aquifer) from construction runoff Construction Moderate adverse impact – Temporary / Significant Unchanged (8) Accidental spills of chemicals, oils or Permanent Adverse fuels percolating through the ground depending and entering the groundwater on (principle aquifer). substances Chapter 15 Electromagnetic Interference
Construction EMI/EMF impacts from sources Temporary Not significant Unchanged (1) including plant equipment, communication equipment and electrical/electronic equipment on construction workers and surrounding receptors
Operation (1) EMI/EMF impacts from sources Permanent Not significant Unchanged including OLE on future users of the PCR and on electrical/electronic equipment present within the PCR.