Housing Aid Site NOTTINGHAM CITY CENTRE INFORMAL PLANNING GUIDANCE Draft for Consultation November 2019 Introduction Forest Recreation Ground Site Boundary This document provides informal planning guidance City Centre Boundary on how the City Council’s Housing Aid site should St Ann's be redeveloped. It will be taken into account as a Creative Quarter material consideration in the determination of any Arboretum planning application for the site. M A N S F I E L D A Existing services currently provided at the Housing 6 R 0 O H A U N Aid site will look to be relocated to Loxley House, D T IN G Station Street. D A Intu O 6 N 10 A Victoria S L Nottingham T FR R E General Trent Centre E T E D O University T St Mary’s A Appendix 1 of the document includes two options N Cemetery A60 MIL O R Rest Garden R O N A Victoria O for a potential comprehensive development D LT T Park AR ON ST C 86 scheme which include the adjoining Hockley Point B6 A610 site and Royal Mail site should these sites become DER BY R LIAMENT ST OA ER PAR A D UPP 60 available for redevelopment in the future. It is Sneinton 8 LO A600 W Market E Square R envisaged that higher density could be achieved P A R Sneinton L through a comprehensive development scheme. I A A 6 Old Market M 0 E 0 Square N 8 T M Motorpoint A S Arena T ID R M E A E R National T IA Site Location N Ice Centre W A Y The Park The Housing Aid site is located on the junction of Intu Nottingham Broadmarsh Lower Parliament Street and Boston Steet in the Castle A eastside of Nottingham City Centre. AL ST 6 CAN 0 L O 6008 A N Courts D O The site is located within Nottingham’s Creative N R Quarter, an area of the city that enjoys a vibrant D Nottingham D Courts Station mix of urban living with an independent retail mix E BLV CASTL HMRC A6005 OAD Inland Revenue IDE R and many bars, restaurants, cafés, galleries, arts A LES NS ROAD 6 A612 DA cinema and theatres. QUEE 1 2 Good existing pedestrian and cycle links provide convenient access to other parts of the city centre, E N A particularly to the north and west . L W D O OA D S R A EN E UE M Q Meadows 1 3 1 45 0 A 6 A © Crown copyright and database right 2012. Ordnance Survey Licence number 100019317. Site Context and Analysis The existing site comprises of a 2-storey building Sneinton Market lies east of the site and the used for offices and an area of hard standing used recently refurbished/rejuvenated Avenues A, B for car parking. and C have helped stimulate a real vibrancy to the area becoming the new heart of the Creative The east boundary of the site is enclosed by Hockley Quarter. The area is home to a wide range of new Point, a 5-storey student accommodation block and creative businesses, designers, artists and digital the Royal Mail site forms the north-west boundary, agencies. Sneinton Market also offers a choice of a 2-storey depot/storage unit and parking area. The independent shops, cafe bars and restaurants with south-west and north-east boundaries front onto regularly held live music, market and art events. Lower Parliament Street and Brook Street. There are a number of significantly taller buildings which dominate the local skyline which include iQ Exchange student accommodation (11-storeys), Marco Island residential apartments (14-storeys), BT Telephone Exchange office building (12-storey) Photo of Victoria Park and Cranbrook House residential apartments (15-storeys). The site benefits from good access to nearby local public green open space which includes both Victoria Park and St Mary’s Rest Gardens located just little over a 100 metres north of the site. Sneinton Market Square and Victoria Lesiure Centre provide additonal access to public open space and leisure facilities. Photo of Sneinton Market The site falls within close proximity to the Sneinton Market Conservation Area which contains two Site Boundary historic parks and examples of good quality buildings of important townscape heritage value, Sneinton Market Conservation Area many of which are Grade II listed, associated with Victorian notions of town planning. Listed Buildings Public Green Open Space Photo of Brook Street Public Square Brook Street - Contextual Appraisal Promenade St Mary’s Rest Garden Victoria Park BATH STREET Bendigo Court BT Telephone Exchange Alligator Self Sutherland House Storage School Antenna Marco KING EDWARD STREET Island Parkview Court BECK STREET Bath Confetti Inn HANDEL STREET NILE STREET BROOK STREET Fruit Market Site Royal Mail Victoria Leisure Centre LOWER PARLIAMENT STREET HEATHCOAT STREET Hockley Sneinton Market Point Square CRANBROOK STREET Old Ragged School Housing Aid Cranbrook BOSTON STREET House iQ Sneinton Market Exchange Avenues HOCKLEY National Westminister NELSON STREET St Albans Bank Church SOUTHWELL ROAD National Ice Centre & Bus Depot Motorpoint Areana © Crown copyright and database right 2012. Ordnance Survey Licence number 100019317. Key © Crown copyright and database right 2018. Ordnance Survey Licence Number 100019317. Study Area Boundary Sneinton Market Conservation Area Public Square Listed Buildings Public Green Open Space Policy and Strategic Context The site is within the Creative Quarter in Nottingham City Centre as defined in the emerging Local Plan Part 2 (The Land and Planning Policies Document) which is due to be adopted in early 2020. Policy RE3 (Creative Quarter) is therefore applicable to the site and so any development on this site will need to be consistent with and not undermine the delivery of the strategic aims for the Quarter. The site was put forward as part of a larger site allocation during the preparation of the Local Plan Part 2 and was assessed as being a highly accessible brownfield site, at low flood risk and suitable for allocation for a mix of uses. Due, however, to the uncertainty of the site owner’s plans for the Royal Mail site it was not carried forward as the Housing Aid site alone did not meet the size threshold for allocation. Image of 149 - 169 Lower Parliament Street development scheme Regeneration Context The area has recently been a focus of regeneration investment and activity over the last number of years with the refurbishment of Sneinton Market Avenues A, B and C, and the current redevelopment of avenues D and E. Together with Nottingham Trent University’s Metronome a national cross- media centre at Marco Island has created a real vibrancy to the area. There is continued momentum of investment and development interest with a number of sites which have been granted planning permission for a mix of uses including residential custom build housing, apartments, student accommodation and some ground floor cafe/bar uses. Image of Fruit Market Site development scheme Brook Street - Development Opportunities 1 Housing Aid Site 2 Royal Mail Site St Mary’s 3 Hockley Point : Rest Garden Planning permission for 4-storey rear extension to create additional Victoria student accommodation Park BATH STREET 6 4 Fruit Market Site: Planning permission for 43 custom build 5 houses 5 Bendigo Court: Planning permission granted for 101 apartments KING EDWARD STREET 6 Cowan Street Car Park: BECK STREET NILE STREET Outline permission for 42 apartments or BROOK STREET 91 student beds (7-storey development) 4 7 149 - 169 Lower Parliament Street: 2 Victoria Leisure Centre Planning permission for student LOWER PARLIAMENT STREET accommodation development (5 - 6 storeys) HEATHCOAT STREET with cafe bar and exhibition space Sneinton Market 3 Square (Use Classes A3/A4/D2) CRANBROOK STREET 1 8 Avenue D And Avenue E Sneinton Market: Planning Permission for 44 new apartments BOSTON STREET 8 (including 36 student apartments) with A1 and A3 uses at ground level HOCKLEY NELSON STREET 7 SOUTHWELL ROAD Site Boundary Bus Depot Development Opportunity Site © Crown copyright and database right 2012. Ordnance Survey Licence number 100019317. Key © Crown copyright and database right 2018. Ordnance Survey Licence Number 100019317. Study Area Boundary Development Opportunity Site Future Development Opportunity Site Redevelopment/Refurbishment Opportunity Site Development Principles Land Use Permeability Building Line The site provides an exciting opportunity to provide New development should seek to incorporate north- Building lines should help to define clear urban an urban living experience in an up and coming east to south-west pedestrian routes to help define blocks which reinforce establish routes and help to vibrant part of the city centre. A high quality development blocks and align with the existing contain and define new routes. residential led development scheme consisting urban grain to avoid creating monolithic blocks and of apartments and/or student accommodation allow permeability through the site. Proposed development blocks fronting Lower is considered the most appropraite form of Parliament Street and Boston Street should be development for this site. Proposals should also built of the back of footpath line and continue the include retail, office, leisure and/or A1, A2 or A3 Overlooking & Overshadowing relationship between building and public realm uses which are capable of activating the groundfloor found to the south-west and south-east of the site. frontages. The proposed density of the residential New development should avoid causing significant Blocks fronting Brook Street should look to be set development will depend upon the size of units overshadowing and overlooking to the neighbouring back to allow for some soft landscaping. and an appropriately detailed design scheme Hockley Point development and also the existing that successfully deals with and incorporates the 2-storey residential properties located on Brook following principles: Street.