Baltic-House-Planning-Statement-Pac

PLANNING STATEMENT

RBL PARTNERSHIP LTD

BALTIC HOUSE, CARDIFF

www.dppukltd.com

PLANNING STATEMENT

On behalf of: RBL Partnership Ltd

In respect of: Baltic House, Cardiff

Date: December 2020

Reference: 3839CA

Author: FR/ TW

DPP Planning Sophia House 28 Cathedral Road Cardiff CF11 9LJ

Tel: 029 2066 0265 E-mail [email protected]

www.dppukltd.com

CARDIFF LEEDS LONDON MANCHESTER NEWCASTLE UPON TYNE

RBL Partnership Ltd

Contents

1.0 INTRODUCTION ...... 4

2.0 APPLICATION SITE CONTEXT...... 6

3.0 PROPOSED DEVELOPMENT ...... 11

4.0 PLANNING POLICY CONTEXT ...... 16

5.0 PLANNING ASSESSMENT ...... 23

6.0 CONCLUSION ...... 28

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1.0 INTRODUCTION

1.1 This Planning Statement has been prepared by DPP Planning on behalf of RBL Partnership Ltd (‘the Applicant’) to support an application for planning and listed building consent for the development described below at Baltic House, Mount Stuart Square, Cardiff, CF10 5FH.

“Full planning application for the change of use from office to residential accommodation (Class C3) at Baltic House, plus a one-storey rooftop extension, along with new 6-storey residential development to the rear with access, landscaping and associated infrastructure at Baltic House, Cardiff, CF10 5FH.”

1.2 This statement is structured as follows:

• Section 2- Application Site Context • Section 3- Proposed Development • Section 4- Planning Policy Context • Section 5- Planning Assessment • Section 6 - Conclusion

1.3 This statement should be read in conjunction with the accompanying suite of technical documents and plans which form this planning application submission:

• Planning and Listed Building Consent Application Forms and Notices; • Existing and Proposed Architectural Plans; • Design and Access Statement; • Noise Assessment; • Transport Statement; • Heritage Statement; and • Flood Consequence Assessment & Drainage Strategy.

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APPLICATION SITE CONTEXT

RBL Partnership Ltd

2.0 APPLICATION SITE CONTEXT

2.1 The following section describes the application site and its surrounding context.

Site Description

Location

2.2 The proposed development is located at Baltic House, Mount Stuart Square, Cardiff, CF10 5FH. The site is situated in a central position within Cardiff Bay, approximately one mile south of Cardiff City Centre, approximately 300m west of the Wales Millennium Centre, and around 250m northwest of Mermaid Quay with its associated bars and restaurants.

2.3 The application site itself measures approximately 1,090sqm and currently comprises Baltic House, a 6-storey building which fronts Mount Stuart Square to the north and rear car park with access via James Street to the south.

Baltic House Cadw Listing

2.4 Baltic House is Grade II Listed (Cadw Record Number 14001), and described by Cadw as follows:

“Location: Occupying most of the south side of the Square opposite the main entrance of the former Coal Exchange. Formerly the site of three houses and an Independent Chapel.

History: Dated 1915; by Teather and Wilson FRIBA, architects of Cardiff.

Exterior: Edwardian Baroque style to golden ashlar faced, 6-storey, 5+1-bay main elevation; the apparently unintentional asymmetry of the design suggests that the building may not have been completed. Yellow brick structure with flat roof. A series of round arches links the ground and lower- ground floors which are channel rusticated, as is the tall left end bay. The 1st, 2nd and 3rd floors are arranged in a grid pattern manner with giant order, panel ornamented Ionic pilasters rising through the full 3-storeys; dentil cornice above with railings to set back top floor; stepped parapet to left end bay. Tripartite horned sash windows to the upper floors; 3rd floor has keystones and bracket sills with oval shaped garlands beneath; the mullions of the tripartite windows on 2nd floor keystones; 3-light windows with transom at impost level and deep sills; metal-barred similar tripartite windows to lower ground floor. The arch on the left end bay does not continue down to lower ground floor. The arch on the left end bay does not continue down to lower ground level, instead the floors are separated here and the ground floor sill projects. The 4-storeys above are however set in a giant arched recess with similar arch moulding; this contains 3-storey splayed and bracketed oriel with bracketed pediment to 2nd floor and otherwise similar window detail; railings to top. The 4th floor has lunette small pane glazed window and keystone above flanked by garlanded panels. Marbled main entrance centrally placed in the 5-bay part; bracket cornice and panelled pilasters and gold lettering to entablature; broad flight of steps rises within the building. U-shaped at plain rear.

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Interior: Partly altered but retains architraves to some corridor arches. Board Room not seen.

Reason for designation: An elaborate example of early C20 commercial building from the height of city's commercial power. Group value.”

Surrounding Context

2.5 The area surrounding the site is entirely urban with The Coal Exchange Hotel, formerly the Coal and Shipping Exchange, located to the north, Marine House, occupied by 13 residential apartments, to the west, and Nos.14-16 Mount Stuart Square to the east occupied by Mischief’s café bar and commercial office space, respectively.

2.6 The site is in a highly sustainable location. It is around 20-minute walk to the city centre, but regular bus services provide access to the city centre and the wider region. The closest bus stop is directly to the rear of the building along James St. (A4119). In addition, the site is approximately a 5-minute walk from Cardiff Bay Train Station which provides regular routes into the city centre and to Cardiff Central which provides routes nationally.

2.7 The site is located within the Mount Stuart Square Conservation Area which was designated in July 1980 in recognition of the architectural and historic interest of Cardiff. In particular, the buildings within the conservation area provide a unique character of scale and detailing in many of its buildings. Baltic House has an interesting front elevation onto Mount Stuart Square, which, as part of these early development proposals, would be protected and, where possible, enhanced. The proposal will seek to identify and retain any internal features, where reasonable, deemed to be of heritage value. The exposed rear elevation to the building is less attractive and, therefore, presents an opportunity to improve the streetscape by adding high-quality new development to the rear elevation. This is described as an opportunity for enhancement in the Mount Stuart Square Conservation Area Appraisal (2009).

2.8 The site is in Flood Zone C1 however the risk of flooding is low due to there being appropriate flood defensive infrastructure in place.

2.9 Baltic House has, until recently, been used as office space (B1).

Planning History

Baltic House Planning History

2.10 A Certificate of Lawfulness was granted by Cardiff City Council on November 4th, 2000 (LPA ref: 00/02054/C), certifying that the existing use of Baltic House is reserved for offices. Sufficient evidence could be provided, proving that the premises had been used as offices (B1) for more than ten years.

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Other Relevant Planning History

2.11 There have been numerous applications within the immediate vicinity, including within Mount Stuart Square itself, in recent years with uses switching from office to residential. These relevant applications are summarised as follows:

• 10/01930/DCI Planning permission was granted for the proposed conversion of seven storey office building to provide 39 self-contained flats including creation of two additional floors at roof level and rear extension at Empire House, Mount Stuart Square, Butetown. • 10/02270/DCI Planning permission was granted for the proposed creation of two additional floors at roof level, modification of rear elevation incorporating extension, insertion of windows to side elevations and modification of existing fenestration at Empire House, Mount Stuart Square Butetown. • 14/02233/MNR Planning permission was granted for the change of use from commercial offices to residential (2 flats) on second and third floors at Column Buildings, 13 Mount Stuart Square, Butetown, Cardiff, CF10 5FN. • 15/02621/MNR Planning permission was granted for the proposed works to facilitate the change of use and conversion into two office suites at ground floor, and four residential dwellings at first and second floors at Cardiff and Vale College Aberdare House, Mount Stuart Square, Butetown, Cardiff, CF10 5FJ. • 16/00085/MNR Planning permission was granted for the proposed additional storey at roof level for residential unit and change of use at 1st floor level from commercial (A2) to residential (C3) at Column Buildings, 13 Mount Stuart Square, Butetown, Cardiff, CF10 5FN. • 16/02554/MJR Planning permission was granted for the proposed conversion, roof alterations and extension of property to form 13 self-contained apartments at Marine House, 21-23 Mont Stuart Square, Butetown, Cardiff, CF10 5DP.18/01041/MJR Planning permission was granted for the conversion of first floor offices into live and work studios at Perch Buildings, 9 Mount Stuart Square, Butetown, Cardiff, CF10 5EE. • 18/03002/MJR Planning permission was granted for the redevelopment of existing car part to 27 flats in two structures incorporating parking for the new flats, existing Aberdare house flats and retail/commercial units at the ground floor incorporating A1/A2/A3/B1 flexible use units at Aberdare House, Mount Stuart Square, Butetown, Cardiff, CF10 5FJ. • 19/00137/MJR Planning permission was for the conversion of ground floor to live work unit at Aberdare House, 29 Mount Stuart Square, Butetown, Cardiff, CF105FJ. • 19/01856/MNR Planning permission was granted for the conversion and extension of listed building to provide 9 no. private dwellings (flats). Change of use class from A2 (Financial & Professional Services) to C3 (Dwelling Houses) at Mount Stuart House, Mount Stuart Square, Butetown, Cardiff CF10 5FQ.

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Pre-Application Engagement

2.12 The Applicant engaged with Cardiff Council through the discretionary pre-application service to confirm the principal of development and early design principles with planning and design officers. A pre-application meeting between the Applicant and planning and design officers took place on 23rd January 2020 to discuss the proposed development.

2.13 Officers confirmed in the meeting and via subsequent written correspondence that the principle of developing this gap site in the conservation area is welcomed. Officers confirmed the overall scale and bulk of the proposal is acceptable, commenting that the area contains buildings of varying mass and scale, and that the proposed building is within an acceptable range. Further feedback included comments on the design requirements and considerations to be factored into any planning application, such as the need to consider the relationship between the existing street and the proposed ground floor, and consideration around existing and proposed amenity.

2.14 Feedback from the meeting with officers was used to evolve the development proposal. Whilst discussions were based around an early iteration of the scheme which had yet to be designed in detail, the pre-application response was very positive and confirmed the overall principle of development could be supported by officers subject to final design and consideration of all technical reports.

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PROPOSED DEVELOPMENT

RBL Partnership Ltd

3.0 PROPOSED DEVELOPMENT

3.1 The development proposal seeks planning permission for the Change of Use of Baltic House from Use Class B1 office to Use Class C3 residential accommodation, with an appropriate roof-level extension and new-build extension to the rear fronting James Street at Baltic House, Mount Stuart Square, Cardiff, CF10 5FH.

Proposed Accommodation Mix

3.2 The proposal is formed by two blocks. Block A comprises Baltic House and the proposed extension. Block B comprises the new build element to the rear of Baltic House, fronting James St.

3.3 In total, the proposal is to develop 60 apartments with a mix of 1,2 and 3-bed units. Some of which will be single storey and some of which will be duplex. Block A comprises 29 apartments and Block B comprises 31 apartments.

3.4 In total, the accommodation breakdown is as follows:

• 41 x 1-bed apartments; • 17 x 2-bed apartments; and • 2 x 3-bed apartments.

3.5 The principle of a mix of predominantly 1 and 2 bed apartments was agreed with planning and design officers in principle at the pre-application stage. The mix reflects demand for this type and size of accommodation in the city centre.

Layout

3.6 The lower ground floor will include cycle storage, a locker room, bin, and plant rooms as well as maintenance storage. The arrangement is designed to maximise operational efficiency and provide necessary access.

3.7 There are two enclosed bin stores, one for each block. The location of these is detailed within the enclose DAS at page 27. It is proposed that refuse collections will be taken from James Street and bin stores will be accessed via the car parking entrance.

Scale

3.8 The proposal is to add an additional roof-level extension to Baltic House (Block A), to be set back and with a sloping mansard design to minimise its visibility at street level. With the additional storey, Baltic House will be 7-storeys including lower ground and ground level.

3.9 Block B will be 6-storeys including lower ground and ground level. The top floor is set back to complement the character of local buildings and present mass at ground floor which is more relatable.

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Access and Parking

3.10 The existing bell mouth junction on James Street will be converted to a dropped vehicle crossing. The access will maintain visibility splays of 2.4m x 43m at all times in accordance with the Manual for Streets / Manual for Streets 2. The access has been checked using a car within the AutoTurn swept path analysis program.

3.11 The proposal seeks to include car parking at lower ground floor level to be accessed via James St. The Council’s ‘Managing Transportation Impacts SPG’ stipulates a maximum quantum of parking for residential (C3) use in central locations equivalent to 1 space per unit. There is no requirement for visitor parking spaces. The proposed quantum of parking will be below the maximum threshold and, therefore, in accordance with the guidance.

3.12 The car parking at the proposed site will have 8 car parking spaces with 2 of these being for residents with reduced mobility in accordance with Cardiff Council’s Access Circulation and Parking Standards.

Sustainable Transport

3.13 The site is in a sustainable location within the Cardiff Bay and Central region, with bus and train networks close by. A bus stop is located adjacent to the site and a pedestrian crossing is located outside the site to provide safe access to the eastbound bus stop.

3.14 Access to the Cardiff Bay Station is available via the footways around Mount Stuart Square and West Bute Street. A pedestrian crossing is located on Bute Street near the station. Access to what will become the new station would require slightly further walk north along Bute Street where footway is provided.

3.15 The site is in close proximity to the Cardiff Bay Trail, which is on the National Cycle Network. This easy, traffic free circular trail runs around Cardiff Bay and across to the seaside town of Penarth There is an enclosed cycle store for each block, these stores house the correct number of bikes (one per bedroom) and they are organised on specialist cycle racks. The cycles will be taken out through the vehicular access gate in a similar way to the adjacent diagram.

Heritage

3.16 Baltic House is Grade II listed by CADW, designated in 1991 and amended in 1998. The proposed schedule of works is formed to mitigate losses, and repair and preserve important features of the heritage asset caused as a possible result of the planned conversion to modern private residential dwellings. The existing building will be sensitively restored during the refurbishment and repurposing proposals using like for like materials and finishes.

3.17 It is also proposed to extend Baltic House upwards, by adding a mansard roof, within which is contained additional residential accommodation; and, to fully refurbish the existing interiors, utilising the existing footprints and original layouts wherever possible.

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3.18 The proposed schedule of long overdue essential internal and external repair works will have a positive effect on preserving the heritage asset for future generations. The service charges for the private offices, designed to build a pot of money to ensure essential maintenance of the heritage asset, have historically been short of what is required, and as such essential repair work has not been completed for some time; and as a direct result some damage has occurred to the heritage asset, warranting repair on a like for like basis during the refurbishment.

3.19 It is proposed also, to extend the building to the James Street elevation, removing the tarmacadam car parking area, and providing new residential accommodation within a row of terrace dwellings with secure access, mirroring the original buildings previously demolished to form the car park. The proposals will link the original terraces to East and West on James Street. It will be important to detail the connections between the original Baltic House buildings, and the rear extensions fronting James Street, and to ensure those connections are sympathetic to the Heritage Asset.

Appearance

3.20 It has been recognised that the existing façade fronting Mount Stuart Square has great presence and character, demonstrating Cardiff’s unique history, which contributes positively to the street level scene. As such, no changes are proposed to the existing front façade.

3.21 The proposed new-build development at the rear of Baltic House seeks to contribute positively to the street scene on James St. The rear of the existing building as viewed from James St. is currently utilitarian in nature, with external staircases and windows which serve rooms of a service nature. In addition, the rear of the building is set beyond an area of car parking. Overall, there is a feeling of brokenness along James St. As such, there is an opportunity to improve the streetscape by adding a high-quality development to the rear of the elevation. This is described as an opportunity for enhancement in the Mount Stuart Square Conservation Area Appraisal (2009:28).

3.22 With respect, a modest addition to the roof will be complimentary considering certain principles of sympathetic design. A new addition would be set back, and with a sloping mansard design which would ensure that the new addition is not noticeable at street level.

Drainage

3.23 The proposal, as existing and proposed, is entirely hard paved. It is presumed that the site currently drains into the combined public sewer located at Mouth Stuart Square and/or at James Street. Based on clayey ground conditions, no infiltration drainage is likely. The existing drainage arrangement will be confirmed in due course by drainage survey works.

3.24 Accordingly, it is proposed that the site continue to drain as existing utilising existing outfalls into the public sewers. The new building will connect to the existing system before it discharges offsite. The proposal will not increase hard area and will not increase flood risk as a result.

3.25 It is proposed that where possible the future foul and surface water flows be separated within the site and that flows be combined immediately prior to discharge into the public combined systems.

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3.26 The proposal is subject to discussion with the Lead Local Flood Authority (Cardiff City Council) and Welsh Water.

Landscaping

3.27 A courtyard is proposed within the central void between Blocks A and B. This provides a communal decked area providing external amenity space to residents. An indicative layout is enclosed within the DAS at page 21. It is envisaged that the area will provide moveable furnishings and planters to provide flexibility within the space.

Acoustics

3.28 A Noise Impact Assessment is submitted along with this planning application and demonstrates that the noise impact on future occupants at the proposed development can be controlled to an acceptable level. Indoor Ambient Noise Level (IANL) targets can be met with closed windows on the road facing façade and glazing with a moderate-to-high level of acoustic performance. This does not mean that windows should be sealed shut. Alternative trickle ventilators/ air bricks can be used to provide background ventilation if necessary, or these rooms can be mechanically ventilated.

3.29 Outdoor amenity levels are within the suggested guidelines and the proposed central communal terrace provides a suitable area for future residents to relax without excessive disturbance from noise.

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PLANNING POLICY CONTEXT

RBL Partnership Ltd

4.0 PLANNING POLICY CONTEXT

4.1 The planning policy framework for the determination of this application is provided in the form of national policy and more locally through the statutory Development Plan.

National Policy and Guidance

Planning Policy Wales

4.2 Material considerations include Planning Policy Wales (Edition 10) (December 2018). PPW sets out the Government’s planning policies for Wales and how these are expected to be applied. The relevant chapters from PPW are as follows:

• Chapter 3- Previously Developed Land; • Chapter 6- The Historic Environment.

4.3 Chapter 3 of Planning Policy Wales places significant weight on the re-use of previously developed land to minimise the need to use greenfield sites. The document states ‘’previously developed (also referred to as brownfield) land should, wherever possible, be used in preference to greenfield sites where it is suitable for development’’.

4.4 Evidently, the application proposal seeks to make use of previously developed land within a central location in Cardiff. The proposed change of use to residential will provide homes within a central location to meet demonstrable demand.

4.5 Chapter 6 of Planning Policy Wales outlines that there should be a general presumption in favour of the preservation or enhancement of listed buildings and their settings, which might extend beyond its curtilage. Particular attention must be given to the special architectural or historic interest to which it possesses.

4.6 In accordance with Planning Policy Wales, the proposed development seeks to maintain the front façade respectfully extend the building set back from view at street level. The existing arrangement to the rear of Baltic House creates a sense of brokenness along the streetscape, which does not preserve or enhance the listed building.

4.7 The proposed rear extension seeks to improve the streetscape whilst also being sensitive to the unique character of Baltic House. The proposed developed will ensure a high quality of design removing the current service nature of the rear of the building. This is described as an opportunity for enhancement in the Mount Stuart Square Conservation Area Appraisal (2009:28).

Technical Advice Notes (TAN)

4.8 Supplementary to Planning Policy Wales are Technical Advice Notes (TANs) which provide supplementary advice and guidance to the policies found within the PPW. The following documents are most relevant to the proposed site:

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• TAN 11 – Noise 1997; • TAN 12 – Design; • TAN 24 – Historic Environment; • TAN 18 – Transport 2007.

Planning (Listed Building Conservation Areas) Act 1990

4.9 In addition to the above, and given the nature of the site and its surrounding location, the following is relevant:

• Planning (Listed Building Conservation Areas) Act 1990: The Act is legislative basis for decision making on applications that relate to the historic environment. Sections 66 and 72 of the Act impose a statutory duty upon local planning authorities to consider the impact of proposals upon listed buildings and conservation areas.

Local Development Plan

4.10 The Cardiff Local Development Plan, adopted in January 2016, outlines at a local level, the relevant policies against which proposals will be assessed. This document also confirms the various designations relevant to the site. The LDP Constraints and Proposals Map identifies that the site:

• Falls within Mount Stuart Square Conservation Area; • Cardiff Bay Business Area; • Flood Zone C1.

4.11 Based on the designations and allocations, the relevant policies are:

KP1 Level of Growth

4.12 The Plan makes provision for 45,415 new dwellings (including a 4,000-dwelling flexibility allowance) to deliver a housing requirement of 41,415 new dwellings and 40,000 new jobs in Cardiff between 2006-2026.

4.13 In line with policy KP1, the proposed residential development provides 60 new dwellings towards the housing requirement of Cardiff.

KP5 Good Quality and Sustainable Design

4.14 All new development is required to be of high quality, sustainable design and make a positive contribution to the creation of distinctive communities, places, and spaces by meeting the criteria set out within points i-xii within Policy KP5.

4.15 The development proposals positively address and meet all criteria with Policy KP5, most notably high-quality design responding to the immediate local context, and a scheme that delivers an efficient use of land, develop at the highest practical density in a sustainable location.

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KP7 Planning Obligations

4.16 Planning obligations will be sought to mitigate any impacts directly related to the development and will be assessed on a case-by-case basis in line with Planning Policy Guidance.

4.17 This will be reviewed with the LPA during the determination period of the application.

KP10 Central and Bay Business Area

4.18 Policy KP10 Central and Bay Business Areas outlines the uses deemed appropriate within the Central and Bay Business Areas. In particular, the policy sets out that new offices, residential and commercial leisure uses should be located within the Central and Bay Business Areas with enhanced retail, complementary facilities and other uses located more appropriately in the Central Shopping Area.

4.19 New residential development within the Central and Bay Business Area, such as the application site, is supported in principle. The proposal is consistent with the objectives of Policy KP10.

KP13: Responding to Evidenced Social Needs

4.20 Policy KP13 seeks for developments to provide a range of dwellings sizes, types, and affordability.

4.21 The proposal will deliver 1, 2 and 3-bed apartments, including flats and duplex apartments. There will, therefore, be a diversity in the range of housing sizes and types provided by the development.

KP15: Climate Change

4.22 To mitigate against the effects of climate change and adapt to its impacts, development proposals should consider factors including reducing carbon emissions; promoting energy efficiency; and avoiding areas susceptible to flood risk or development that would increase flood risk.

4.23 The proposal makes best use of an existing building in a highly sustainable location. The proposal will reduce the number of car parking spaces on site which will reduce carbon emissions produced in this regard. The new building, to the rear of Baltic House, will adopt a fabric first approach which will be highly efficient meeting modern standards.

KP17 Built Heritage

4.24 This policy seeks to protect, manage, and enhance Cardiff’s distinctive heritage assets, in particular the setting of its Scheduled Ancient Monuments; Listed Buildings, Registered Historic Landscapes, Parks and Gardens, Conservation Areas; Locally Listed Buildings and other features of Local interest that positively contribute to the distinctiveness of the city.

4.25 It has been recognised that the existing façade of the Grade II Listed Baltic House, fronting Mount Stuart Square, has great presence and character, demonstrating Cardiff’s unique history, which contributes positively to the street level scene. As such, no changes are proposed to the existing front façade. The proposed new-build development at the rear of Baltic House seeks to contribute

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positively to the street scene on James St. The rear of the existing building as viewed from James St. is currently utilitarian in nature, with external staircases and windows which serve rooms of a service nature. In addition, the rear of the building is set beyond an area of car parking. Overall, there is a feeling of brokenness along James St. As such, there is an opportunity to improve the streetscape by adding a high-quality development to the rear of the elevation. This is described as an opportunity for enhancement in the Mount Stuart Square Conservation Area Appraisal (2009:28).

EC3 Alternative Use of Employment Land and Premises

4.26 This policy sets out that development of business, industrial and warehousing land and premises for other uses will only be permitted if:

• The land or premises are no longer well located for business, industrial and warehousing use; or • There is no realistic prospect of employment use on the site and/or the property is physically unsuitable for employment use, even after adaption/refurbishment or redevelopment; or • There is no need to retain the land or premises for business, industrial or warehousing use, having regard to the demand for such land and premises and the requirement to provide for a range and choice of sites available for such use; and • There will be no unacceptable impact on the operating conditions of existing businesses.

4.27 The premises are no longer deemed suitable for commercial use and, as such, an alternative residential use is sought.

EC4 Protecting Office in the Central and Bay Business Areas

4.28 Similarly, to policy EC3, policy EC4 outlines that alternative use of offices within the Central and Bay Business Areas will only be permitted where it can be demonstrated that there is no need to retain the site or premises for office use.

4.29 A response to this policy is set out at paragraphs 5.7 - 5.12 below.

H3 Affordable Housing

4.30 The Council will seek 20% affordable housing on Brownfield sites. Affordable housing is sought to be delivered on-site unless there are exceptional circumstances. The provision of affordable housing will be determined during the application determination process.

H6 Change of Use or Redevelopment to Residential Use

4.31 Policy H6 supports the change of use of redundant premises or redevelopment of redundant previously developed land for residential uses where;

• There is no overriding need to retain the existing use of the land or premises and no overriding alternative local land use requirement;

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• The resulting residential accommodation and amenity will be satisfactory; • There will be no unacceptable impact on the operating conditions of existing businesses; • Necessary community and transportation facilities are accessible or can be readily provided or improved; and • It can be demonstrated that the change of use to a more sensitive end use has been assessed in terms of land contamination risk and that there are no unacceptable risks to the end users.

4.32 In accordance with Policy H6, all the above criteria can be met. The design will be of a high standard. Regular bus and train services operate between the site and the city centre daily. The site is around a 5-minute walk from Cardiff Bay Train Station which serves regular routes to Cardiff Central and from there, regionally, and nationally. The site is therefore in a highly sustainable location for residential accommodation.

EN9 Conservation of the Historic Environment

4.33 Policy EN9 sets out that development relating to any of the heritage assets listed below (or their settings) will only be permitted where it can be demonstrated that it preserves or enhances that asset’s architectural quality, historic and cultural significance, character, integrity and/or setting.

• Scheduled Ancient Monuments; • Listed Buildings and their curtilage structures; • Conservation Areas; • Archaeologically Sensitive Areas; • Registered Historic Landscapes, Parks and Gardens; or • Locally Listed Buildings of Merit and other historic features of interest that positively contribute to the distinctiveness of the city.

4.34 As previously demonstrated, the proposed development seeks to maintain the front façade of Baltic House as the architectural and historic interest of Cardiff is recognised. The proposed rear extension seeks to improve the streetscape whilst also being sensitive to the unique character of the listed building. In line with policy EN9, the proposed developed will ensure a high quality of design removing the current service nature of the rear of the building. This is described as an opportunity for enhancement in the Mount Stuart Square Conservation Area Appraisal (2009:28).

EN14 Flood Risk

4.35 Development will not be permitted where it would increase the risk of flooding from fluvial or tidal flooding in accordance with points i-v within.

4.36 The site is located within NRW’s defended ‘low’ risk zone, protected against tidal flooding. The site is located above the 0.1% fluvial floodplain. As set out within the accompany Flood Consequences Assessment and Drainage Strategy Report, the proposal satisfies the justification test described in Section 6 of TAN 15. The proposal will not add hard area or increase surface water runoff as a result of development.

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Other Supplementary Guidance

4.37 Supplementary Planning Guidance is produced to provide further detail on certain policies and proposals contained within Cardiff’s Development Plan.

4.38 The SPG’s relevant to the proposed developed at Baltic House include;

• Managing Transportation Impacts (Incorporating Parking Standards) (July 2018). • Mount Stuart Square Conservation Area Appraisal 2009 • Locating Waste Management Facilities 2016 • Access, Circulation and Parking Standards 2010 • Planning Obligations 2017

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PLANNING ASSESSMENT

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5.0 PLANNING ASSESSMENT

5.1 This section assesses the planning balance of the development proposal in the context of the relevant national and local planning policy considerations outlined in Section 4 above.

5.2 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that applications for planning permission must be determined in accordance with the relevant development plan unless material considerations indicate otherwise.

5.3 The key planning considerations arising from the proposed development are as follows;

• Land Use; • Heritage.

Land Use

5.4 In considering the principle of the proposed land use, as highlighted within the policy context of this statement, the site is located within the Central and Bay Business Area. The policy confirms that the Central Bay and Business Area is an area suitable for offices, residential and commercial leisure uses.

5.5 Although the Local Development Plan emphasises the desire for the Central Bay and Business Area to be the administrative and business heart of the city, there are many residential properties including apartments blocks, student accommodation and residential uses above commercial premises within the immediate vicinity. Many of which have come about from a change of use from officer space no longer in demand in this location. Any new residential development within the Central and Bay Business Area will support the delivery of a balanced, mixed use area where, by virtue, their proximity to public transport, employment and community facilities can create sustainable urban neighbourhoods contributing to the daytime and evening economy.

5.6 In terms of the proposed use, policy EC4 of the Local Development Plan is relevant. The policy states that proposals for alternative use of offices within the Central and Bay Business Area will need to address the following:

• Whether, and for how long the premises have been vacant and actively marketed for office use; • Whether the development of the site for appropriate uses will facilitate the relocation of existing office occupier/s to other suitable accommodation within the Central Bay Business Area; • Whether the proposed development would retain a significant element of office floorspace; • Whether the proposed use is complementary to an employment use; and • Whether the proposed development can demonstrate wider economic, social and regeneration benefits.

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5.7 It is understood that the previous owner of the building vacated the building in early 2020. A number of other tenants had also vacated or were due to vacate prior to the Covid pandemic, with the pandemic speeding the process up. This left a good proportion of the building vacated and available to let with limited potential to let to office occupiers and with limited appetite, due to low market demand, for further expenditure on the building which is required to carry out repairs/ refurbishments. It is understood the previous owner did not require as much space and, therefore, the decision was made to relocate to more suitable accommodation which we understand they are in the process of doing.

5.8 It is apparent that a good number of listed buildings within the conservation area are no longer attractive to office occupiers who, more of than not, wish to occupy more modern purpose-built office space to either central or out-of-town locations which, over the years, has become more and more affordable and even more so because of the current pandemic.

5.9 To attract tenants, the landlord would need to carry out costly renovations to the listed building which brings in the question of viability. It is evidenced with the rate of the number of buildings having been or being converted to residential use that office is no longer viable in this location for a building of this type. Those examples of converted or proposed conversions within the locality include Empire House, Cambrian Cymric Buildings, Creighton House, Aberdare House, Marine House, Former Nat West Bank and Bay Chambers.

5.10 Regarding Baltic House itself, as with numerous other listed buildings within this location, a residential use is the most likely way of securing the building’s long-term future.

5.11 The proposed residential use accords with the requirements of the Central and Bay Business Area as set out in Policy KP10 which will bring back into beneficial use a key site which will otherwise remain vacant and detract from the Conservation Area.

Heritage Impacts

5.12 As confirmed within the preceding sections of this statement, Baltic House is located within the Mount Stuart Square Conservation Area created in July 1980 in recognition of the architectural and historic interest of Cardiff.

5.13 Baltic House is Grade II Listed (Cadw Record Number 14001), and described by Cadw as follows:

“Location: Occupying most of the south side of the Square opposite the main entrance of the former Coal Exchange. Formerly the site of three houses and an Independant Chapel.

History: Dated 1915; by Teather and Wilson FRIBA, architects of Cardiff.

Exterior: Edwardian Baroque style to golden ashlar faced, 6-storey, 5+1-bay main elevation; the apparently unintentional asymmetry of the design suggests that the building may not have been completed. Yellow brick structure with flat roof. A series of round arches links the ground and lower- ground floors which are channel rusticated, as is the tall left end bay. The 1st, 2nd and 3rd floors are arranged in a grid pattern manner with giant order, panel ornamented Ionic pilasters rising

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RBL Partnership Ltd

through the full 3-storeys; dentil cornice above with railings to set back top floor; stepped parapet to left end bay. Tripartite horned sash windows to the upper floors; 3rd floor has keystones and bracket sills with oval shaped garlands beneath; the mullions of the tripartite windows on 2nd floor keystones; 3-light windows with transom at impost level and deep sills; metal-barred similar tripartite windows to lower ground floor. The arch on the left end bay does not continue down to lower ground floor. The arch on the left end bay does not continue down to lower ground level, instead the floors are separated here and the ground floor sill projects. The 4-storeys above are however set in a giant arched recess with similar arch moulding; this contains 3-storey splayed and bracketed oriel with bracketed pediment to 2nd floor and otherwise similar window detail; railings to top. The 4th floor has lunette small-pane glazed window and keystone above flanked by garlanded panels. Marbled main entrance centrally placed in the 5-bay part; bracket cornice and panelled pilasters and gold lettering to entablature; broad flight of steps rises within the building. U-shaped at plain rear.

Interior: Partly altered but retains architraves to some corridor arches. Board Room not seen.

Reason for designation: An elaborate example of early C20 commercial building from the height of city's commercial power. Group value.”

5.14 In accordance with Planning Policy Wales and policy KP17 the proposed development seeks to maintain the front façade as the architectural and historic interest of Cardiff is recognised. However, the current utilitarian and service nature of the extension at the rear of Baltic House creates a sense of brokenness to the streetscape, which does not preserve or enhance the listed building. In addition, the area of hardstanding and car parking to the rear of the building detracts from the significance of the history of the site. The proposed rear extension seeks to improve the streetscape whilst also being sensitive to the unique character of Baltic House. The proposed developed will ensure a high quality of design removing the current service nature of the rear of the building. This is described as an opportunity for enhancement in the Mount Stuart Square Conservation Area Appraisal (2009:28).

5.15 The heritage significance of Baltic House is primarily derived from its architectural interest, exemplified in its impressive Edwardian architecture, notably to its principal façade, as well as the contribution Baltic House makes to the history of Tiger Bay, within the Butetown community. Baltic House has group association value also.

5.16 The development proposals within the listed building are of a minor nature and consider the heritage significance of the building and area. It is not considered that the proposals diminish the importance of Baltic House, or cause harm to the heritage assets; as the proposals are minor, and sensitive in nature, and will ensure the preservation of the heritage asset for future generations.

5.17 As per the Heritage Statement associated with the application, it provides clear evidence that the buildings decline can be reversed by this proposal and restoration which will bring it in line with current building standards and help preserve the building for future generations to enjoy.

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RBL Partnership Ltd

Summary

5.18 The development proposals will deliver new residential accommodation of a mix of sizes and types in a central location to meet demand. The proposal is sensitively designed and justified against statutory Development Plan policies. The benefits to development will clearly outweigh any impacts associated with development and should, therefore, be approved without delay.

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CONCLUSION

RBL Partnership Ltd

6.0 CONCLUSION

6.1 This planning statement concludes that this development proposal will bring significant benefits to Mount Stuart Square and the wider Cardiff Bay region, through the provision of high-quality residential accommodation. Office use is no longer sought after in this location and, therefore, the proposal will ensure that Baltic House is restored and converted to a high standard in the form of high-quality residential accommodation. As has been the case with other similar listed buildings within the vicinity. Residential use is the most appropriate way to secure the building’s long-term future whilst also meeting significant local demand for accommodation.

6.2 The development proposal is consistent with local and national planning policy and we consider that the planning balance weighs significantly in favour of this application which should therefore be approved without delay.

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DPP Planning Sophia House 28 Cathedral Road Cardiff CF11 9LJ

Tel: 029 2066 0265 E-mail: [email protected] www.dppukltd.com

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