100 Broad St | BIRMINGHAM 100 BROAD STREET
DESIGN AND ACCESS STATEMENT
July 2019 CONTENTS 100 Broad St | BIRMINGHAM
1.00 Introduction/Executive Summary
2.00 Project Brief 7.00 Design 8.00 Access and Servicing 7.01 Pre-Application Response 8.01 Access to Site 3.00 Site Information 7.02 Concept - Big Moves 8.02 Internal Circulation 3.01 Site Location 7.03 Architectural Strategy 8.03 Façade Access/ Maintenance Strategy 3.02 Site Context 7.04 Design Timeline 8.04 Inclusive Access Strategy 3.03 Site and Context Land Use 7.05 Broad Street Massing 8.05 Refuse Strategy 3.04 Building Heights 7.06 Broad Street Section 8.06 Car Parking and Cycle Storage 3.05 Notable Buildings/ Character of the Area 7.07 Proposed Massing 8.07 Security Strategy 3.06 Emerging Scale 7.08 Floor Plans 8.08 Fire Strategy 3.07 Walking Distances 7.09 Schedule of Accommodation 8.09 Wind Strategy 3.08 Transport and Links 7.10 Typical Apartment Layouts 3.09 Conservation Area 7.11 Lower Levels 9.00 Landscape 7.12 Amenity Space 9.01 Landscape Strategy and Public Realm 4.00 Contextual Analysis 7.13 Sky Lounge 9.02 Landscape Arrangement Diagram 4.01 Historical Context 7.14 Elevations 9.03 Proposed Landscape Plan 4.02 Topography 7.15 Bay Elevations 9.04 Landscape Precedent and Design Aspiration 4.03 Built Space/ Open Space Analysis 7.16 Façade Precedents 9.05 Landscape Material Palette 7.17 Sections 9.06 Landscape Visuals 5.00 Urban Design Strategy 7.18 Proposed Street Elevations 9.07 Metro Landscape Strategy 7.19 3D Views 5.01 Policy Context 7.20 Visual Impact Analysis 5.02 Policy and Proposal 10.00 Visuals
6.00 Site Analysis 6.01 Constraints and Opportunities 6.02 Key Views 6.03 Existing Site Plan 6.04 Demolition Plan 6.05 Existing Elevations 6.06 Existing Street Elevations 6.07 Site Levels and Topography SECTION 1.00 100 Broad St | BIRMINGHAM
1.00 INTRODUCTION/ EXECUTIVE SUMMARY SECTION 1.00 100 Broad St | BIRMINGHAM SECTION 1.00 100 Broad St | BIRMINGHAM
1.00 Introduction/ Executive Summary
Executive Summary
Prepared by : Glancy Nicholls Architects The following report has been prepared by Glancy Nicholls Document Revision History Ref: 19001 – 100 Broad Street Architects on behalf of Euro Property Investments Ltd. Name: Adam McPartland Job Title: Director Rev Author Verification Date Comments / Status This document supports a full planning application for the site in question and shows adherence to current Birmingham Name: Andrea Rodriguez Galdeano City Council planning policy and compliance with the / ARG AM 28.06.19 Planning Issue Job Title: Architect councils Big City Plan.
Name: Alexandra Voiculescu A AV AM 23.07.19 Amendments following revision by planning 100 Broad Street has the opportunity to create a vibrant Job Title: Architectural Assistant consultants residential community in the Broad Street area and add an iconic addition to Birmingham’s skyline . Glancy Nicholls Architects The Engine Room 2 Newhall Square Birmingham B3 1RU
Contact Number: 0121 456 7474
Drawings • 19001-GNA-XX-XX-DR-A- 1111 – Roof Plan • 19001-GNA-XX-ST-DR-A- 0100 – Site Location Plan • 19001-GNA-XX-XX-DR-A- 1112 – Typical Apartment Layouts • 19001-GNA-XX-ST-DR-A- 0101 – Existing Site Plan • 19001-GNA-XX-ST-DR-A- 0102 – Demolition Plan • 19001-GNA-XX-XX-DR-A- 2100 – Existing Broad Street Elevation • 19001-GNA-XX-ST-DR-A- 0103 – Topographical Survey • 19001-GNA-XX-XX-DR-A- 2101 – Proposed Broad Street Elevation • 19001-GNA-XX-ST-DR-A- 0104 – Proposed Site Plan • 19001-GNA-XX-XX-DR-A- 2102 – Existing Ryland Street Elevation • 19001-GNA-XX-ST-DR-A- 0105 – Landscape Plan • 19001-GNA-XX-XX-DR-A- 2103 – Proposed Ryland Street Elevation • 19001-GNA-XX-ST-DR-A- 0106 – Proposed Levels Site Plan • 19001-GNA-XX-XX-DR-A- 2104 – External Elevations A & B • 19001-GNA-XX-XX-DR-A- 2105 – External Elevations C & D • 19001-GNA-XX-00-DR-A- 1100 – Level 00 – GA Floor Plan • 19001-GNA-XX-00M1-DR-A- 1101 – Level 00 Mezzanine 1 - GA Floor Plan • 19001-GNA-XX-XX-DR-A- 2106 – Bay Elevation – Type 1 Base • 19001-GNA-XX-01-DR-A- 1102 – Level 01 - GA Floor Plan • 19001-GNA-XX-XX-DR-A- 2107 – Bay Elevation – Type 1 Crown • 19001-GNA-XX-XX-DR-A- 1103 – Level 02 – GA Floor Plan • 19001-GNA-XX-XX-DR-A- 2108 – Bay Elevation Type 2 • 19001-GNA-XX-XX-DR-A- 1104 – Typical Level - GA Floor Plan • 19001-GNA-XX-XX-DR-A- 2109 – Bay Elevation Type 2 Crown • 19001-GNA-XX-27-DR-A- 1105 – Level 29 - GA Floor Plan • 19001-GNA-XX-XX-DR-A- 2110 – Pavilion Elevations • 19001-GNA-XX-58-DR-A- 1106 – Level 58 - GA Floor Plan • 19001-GNA-XX-59-DR-A- 1107 – Level 59 - GA Floor Plan • 19001-GNA-XX-60-DR-A- 1108 – Level 60 - GA - Floor Plan • 19001-GNA-XX-XX-DR-A- 3100 – Building Sections AA & BB • 19001-GNA-XX-XX-DR-A- 1109 – Level 60 Mezzanine 1 - GA Floor Plan • 19001-GNA-XX-XX-DR-A- 3101 – Building Sections CC & DD • 19001-GNA-XX-XX-DR-A- 1110 – Level B1 – GA Floor Plan • 19001-GNA-XX-XX-DR-A- 3102 – Building Sections EE & FF SECTION 2.00 100 Broad St | BIRMINGHAM
2.00 PROJECT BRIEF SECTION 2.00 100 Broad St | BIRMINGHAM
2.00 Project Brief
Glancy Nicholls Architects were approached to design a landmark proposal for this prominent site. PROJECT BRIEF • Luxury Residential Single Tall Building with associated ancillary structures and landscaping • Vibrant active tower floors with associated residential amenity spaces • High quality external public realm offer • Service access via Ryland Street • Internal ‘courtyard’ for servicing requirements
RESIDENTIAL • Residential accommodation to conform to Nationally Described Space Standards • Min. 500 residential units – luxury high end • Units Mix: 44.5% 1bed/ 55.5% 2bed • No car parking provision on site
COMMERCIAL & AMENITY • Provision for ancillary internal and external residents amenity space • basement and ground floor commercial / retail space (Use Classes A1, A2, A3, A4, A5, B1a, D1 and D2) • flexible upper floor uses (Use Classes A3, A4, D2, and ancillary residents amenity space) • pedestrian and service vehicular access, • a two-storey pavilion (containing associated ancillary uses) and other associated works SECTION 3.00 100 Broad St | BIRMINGHAM
3.00 SITE INFORMATION SECTION 3.00 100 Broad St | BIRMINGHAM R E T S E H C N A M O T 3.01 Site Location 4 3 A The site sits within the city centre, on the boundary of the Westside and Ladywood areas.
Its primary access is via Broad Street with excellent future connectivity via the metro system to other key transport hubs and locations around the city centre. GU N QU ARTER
JEWELLERY QU ARTER EASTSIDE
LADYWOOD
BI RMINGHAM CITY CORE DI GBETH
WESTSIDE HAGLEY RD SOUTHSIDE
HIGHGATE
S I T E
CITY CENTRE BOUNDARY
KEY ROADS
TRAIN LINE
RIVER REA A 4 1 CANALS TO LONDON SECTION 3.00 100 Broad St | BIRMINGHAM
3.02 Site Context
SNOWHILL ST AT I O N 1
5
8 16 6 7 NEW STREET ST AT I O N MOOR ST ST AT I O N
15 18 3 4
12 9 13 14 2
10 11 1. MILLENIUM POINT 10.FIVE WAYS CENTRE
2. CUSTARD FACTORY 11.BROADWAY PLAZA
3. BULLRING SHOPPING 12.THE BANK HAGLEY RD FIVE WAYS CENTRE 13. M ODA
FIVE WAYS 4. NEW STREET STATION 14.THE CUBE S I T E ST AT I O N 17 5. ST. PHILIP’S CATHEDRAL 15.ARENA CENTRAL MAIN VEHICULAR ROUTES 6. VICTORIA SQUARE 16.PARADISE TRAIN LINE 7. CENTENARY SQUARE 17.PARK CENTRAL TRAIN STATION 8. INDOOR ARENA 18.BRINDLEYPLACE CANALS 9. MAILBOX KEY AREAS SECTION 3.00 100 Broad St | BIRMINGHAM
3.02 Site Context - Broad Street Zoning
VICTORIA SQUARE CULTURE/ CITY CENTRE CHAMBERLAIN SQUARE BUSINESS & OFFICES
CENTENARY SQUARE ARTS & CULTURE
BRINDLEY PLACE BUSINESS, COMMERCIAL & LEISURE
PROPOSAL ZONE RESIDENTIAL/HOTEL
FIVE WAYS RETAIL & LEISURE S I T E SECTION 3.00 100 Broad St | BIRMINGHAM
3.03 Site and Context Land Use
The predominant land use around the site is residential on the west towards Ladywood and retail and commercial along Broad Street to the east.
The site is currently a disused office building.
SITE BOUNDARY
RESIDENTIAL
H O TE L
RETAIL/COMMERCIAL
OFFICE/WORK
O T H E R SECTION 3.00 100 Broad St | BIRMINGHAM
3.04 Building Heights
Currently, the Broad Street area is undergoing significant transformation with various high-rise developments emerging and changing the streetscape.
Recent approvals show a height precedent for 33 stories and 42 stories in close proximity to the proposal site.
SITE BOUNDARY
1 STOREY
3 STOREYS
4 STOREYS
7 STOREYS
9 STOREYS
10 STOREYS
18 STOREYS
22-33 STOREYS SECTION 3.00 100 Broad St | BIRMINGHAM
3.05 Notable Buildings/ Character of the Area
Left Bank Apartments Metropolitan House Hampton by Hilton Park Regis Hotel Jurys Inn Quayside Tower Broad Street 1 Hagley Road Broad Street Broad Street Broad Street Broad Street Tower 1 – 22 storeys 19 Storeys 17 Storeys 13 Storeys 18 Storeys 19 Storeys
Broadway Residences Five Ways Novotel Hyatt Regency Broad Street Broad Street Broad Street Broad Street 11 Storeys 7 Storeys 8 Storeys 24 Storeys SECTION 3.00 100 Broad St | BIRMINGHAM
3.06 Emerging Scale
Left Bank Apartments 2one2, Moda Living St Martin’s Place Paradise Development Broad Street Broad Street Broad Street Chamberlain Square Tower 2 - 32 storeys 42 storeys 17 storeys 6 - 23 storeys
Dandara Residential 211 Broad Street Lansdowne House Arena Central Development Suffolk Street Queensway 36 storeys Hagley Road Centenary Square 24 storeys 18 storeys 7 – 16 Storeys SECTION 3.00 100 Broad St | BIRMINGHAM
3.07 Walking Distances
25 min.
1
5 20 min.
8 16 6 7
15 18 3 4
12 9 13 10 min. 14 2
10 11 5 min. 1. MILLENIUM POINT 10.FIVE WAYS CENTRE 2. CUSTARD FACTORY 11.BROADWAY PLAZA
3. BULLRING SHOPPING 12.THE BANK
CENTRE 13. M ODA
4. NEW STREET STATION 14.THE CUBE
17 5. ST. PHILIP’S CATHEDRAL 15.ARENA CENTRAL
6. VICTORIA SQUARE 16.PARADISE
7. CENTENARY SQUARE 17.PARK CENTRAL
8. INDOOR ARENA 18.BRINDLEYPLACE S I T E 9. MAILBOX WALKING DISTANCES SECTION 3.00 100 Broad St | BIRMINGHAM
3.08 Transport and Links - Public Transportation
The site is well linked to both City Centre and TO CITY CENTRE further areas via public transportation. The P City Centre core is situated within walking distance from the site, offering access to civic, cultural, retail and business venues. P New Street Station is located within a 15- M minute walk from the site, opening up easy access to a cross-country connectivity B M network.
Public transport within the city is ensured by a number of buses that pass through Broad Street, with bus stops at Five Ways and along Broad Street. P A new metro line is due to be opened to the public in 2021, which will pass through Broad Street and connect New Street Station to the South of Birmingham – Edgbaston. P Some parking provision is offered along B Tennant Street with a “pay and display” P regime, in addition to the nearby hotel car park. P
M P P
M P SITE BOUNDARY
MAIN VEHICULAR ROUTE P P SECONDARY VEHICULAR ROUTE BUS ROUTE B METRO ROUTE B P P AR K I N G P
B BUS STOP M PROPOSED METRO STOP SECTION 3.00 100 Broad St | BIRMINGHAM
3.08 Transport and Links - Metro Line
The Birmingham Westside Metro Extension is a continuation of the 2016 Metro line from St Chads to New Street Station, which will provide an additional 2 km of tram way. The new route will pass through Broad Street, ending at Hagley Road in Edgbaston.
The extension will take place in two phases: • Phase 1 from New Street Station, past Birmingham’s Townhall, to Centenary Square - currently underway and finished by late 2019. • Phase 2 from Centenary Square to Edgbaston which is planned to open in 2021.
The Metro extension through Broad Street will contribute to the regeneration of the area, improving the interface with the office quarter and the major future and existing developments throughout the area. It will also improve accessibility to and from the west of Birmingham and support economic and population growth by linking jobs and people.
Through an environmental alternative of public transport, Broad Street area will undergo a noise reduction, traffic decongestion and improved air quality, fostering the urban boom that the area is expecting through a number of future developments.
S I T E
FUTURE METRO WAY
FUTURE METRO STOP
EXISTING METRO WAY
EXISTING METRO STOP SECTION 3.00 100 Broad St | BIRMINGHAM
3.09 Conservation Area
There are a few instances of Grade II listed buildings in the wider vicinity of the site, however the site is not located in within a conservation area .
In addition to the listed buildings, there is one instance of a listed façade in the form of the Lee Longlands shop front. Built in 1932, the art deco furniture shop was said to be the only store outside of London with curved glass windows.
SITE BOUNDARY
GRADE II
GRADE II*
LOCALLY LISTED FAÇADE
GRADE B