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

O 6008 A N

Courts D

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

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

SOUTHWELL ROAD

Site Boundary

Bus Depot Development Opportunity Site

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.

Access & Parking

Primary vehicular access should be via Brook Street. However, there is potential for vehicular access via Boston Street subject to detailed design. Pedestrian access should be encouraged from both Lower Parliament Street and Brook Street to help provide activity at ground level on primary frontages.

As the site is located in the city centre, car parking will be discouraged. However, should the development offer limited parking spaces in the means of any undercroft car parking then this should be appropriately designed and located to avoid fronting on to public realm. Brook Street provides an exciting opportunity to be remodelled to provide not only additional parking spaces but a flexible/multifunctional space which could be seen as an extension of Sneinton Market Square. Photo of Nottingham City Centre skyline Housing Aid Site - Draft Development Principles

Victoria Park

Frontage

Principle walking routes around the perimeter Marcoof Island the site should where possible be lined with active groundfloor frontages, in particular development blocks fronting on to Lower Parliament Street.Blocks fronting on to Brook Street should relate to the street and provide a good level of natural surveillance. Fruit Market Site

Materials BROOK STREET 5 The planning guidance document does not Royal prescribe a particular architectural approach, but Mail Victoria Leisure 6 Centre it does require proper attention to place-making, BATH STREET by following the urban design principles set out in 6 the document. The site is adjacent to the Sneinton Market Conservation Area and architectural design 5 must take account of this. However, the site is an 8 opportunity to achieve an exemplar of contemporary LOWER PARLIAMENT STREET 8 Sneinton Market design while reflecting the materials, scale and Hockley Point Square urban grain of its historic context.

Site Boundary CRANBROOK STREET 10 8

Proposed Development Blocks 5-10 storeys BOSTON STREET

Permeability - Physical & Visual

2 Metre Setback on Upper Floor

Active Ground Floor Frontage

Environmental Improvements: Including Street Tree Planting & Pavement Widening

The proposed massing for new development should respond to the opportunity for variety provided by multiple blocks and must avoid both a monolithic form and an unmodulated roof line.

There is opportunity for taller buildings fronting on to Lower Parliament Street of up to 10-storeys which are of high quality architectural design. The height of proposed new buildings fronting on to Brook Street should step down to 5-storeys with the upper floor setback by 2 metres to provide relief and relate to the existing lower scale residential properties. This is shown indicatively on the 3D model illustrations.

Indicative 3D Model Massing view along Lower Parliament Street

Indicative 3D Model Massing view along Brook Street Planning Requirements

▪▪ The development should look to achieve a ▪▪ A full list of planning application requirements, high standard of environmental sustainability. copies of the Planning Policy documents and The City Council actively encourages building guidance referred to in this document are design and construction methods that reduce available to view and download from the City energy costs and utilise green technology where Council’s website: www.nottinghamcity.gov.uk/ possible in order to support a low carbon future planning. and respond to the Council’s Carbon Neutral 2028 pledge. All new development proposals will be expected to maximise opportunities to incorporate sustainable design features where feasible (such as sustainable drainage systems including grey water recycling, green roofs, maximising use of recycled materials, orientating buildings to optimise solar gain).

▪▪ Electric car charging points should be provided.

▪▪ A Tree Survey will be required in accordance with BS 5837: 2012 ‘Trees in relation to Design, Demolition and Construction – Recommendations’ to fully inform tree retention, layout and design proposals.

▪▪ An Employment and Training Plan to be agreed with the City Council‘s Employment and Skills Team to maximise the generation of local employment and training opportunities for city residents.

▪▪ S106 will be required to cover affordable housing, public open space, education, employment and training, further details of which are available from the planning team.

▪▪ Contribution/improvements to Brook Street and Boston Street to be delivered as part of any development proposals. Appendix 1

Option 1: Housing Aid and Royal Mail sites developed independently.

Indicative 3D Model Massing view along Lower Parliament Street

Indicative 3D Model Massing view along Brook Street Housing Aid Site - Draft Development Principles

Victoria Park

Marco Island

5 Fruit Market Site Royal Mail

12 6 BROOK STREET 5 Victoria Leisure 6 Centre BATH STREET 6 5 8 LOWER PARLIAMENT STREET 8 Sneinton Market Hockley Point Square

Site Boundary CRANBROOK STREET 10 8

Proposed Development Blocks 5-12 storeys BOSTON STREET

Permeability - Physical & Visual

2 Metre Setback on Upper Floor

Active Ground Floor Frontage

Environmental Improvements: Including Street Tree Planting & Pavement Widening © Crown copyright and database right 2012. Ordnance Survey Licence number 100019317. © Crown copyright and database right 2019. Ordnance Survey Licence Number 100019317. Option 2: A comprehensive development scheme which includes the Housing Aid and Royal Mail sites.

Indicative 3D Model Massing view along Lower Parliament Street

Indicative 3D Model Massing view along Brook Street Housing Aid & Royal Mail Site - Draft Development Principles - Option 1

Victoria Park

Marco Island

12 5 BROOK STREET

6 Victoria Leisure 5 Centre BATH STREET

LOWER PARLIAMENT STREET Sneinton Market 8 Hockley Point Square

Site Boundary CRANBROOK STREET 10 8 Site Boundary

Proposed Development Blocks 5-12 storeys BOSTON STREET Proposed Development Blocks 6-12 storeys Permeability - Physical & Visual Permeability - Physical & Visual

2 Metre Setback on Upper Floor 2 Metre Setback on Upper Floor

Active Ground Floor Frontage Active Ground Floor Frontage Environmental Improvements: Environmental Improvements: Including Street Tree Planting & Including Street Tree Planting & Pavement Widening Pavement Widening © Crown copyright and database right 2012. Ordnance Survey Licence number 100019317. © Crown copyright and database right 2019. Ordnance Survey Licence Number 100019317. Option 3: A comprehensive development scheme which includes the Housing Aid site and Royal Mail and Hockley Point sites.

Indicative 3D Model Massing view along Lower Parliament Street

Indicative 3D Model Massing view along Brook Street Housing Aid / Royal Mail Sorting Depot Site - Draft Development Principles - Option 4

Victoria Park

Marco Island

12 5 BROOK STREET

6 Victoria Leisure 5 Centre BATH STREET

LOWER PARLIAMENT STREET 6 Sneinton Market 8 Square

8 Site Boundary CRANBROOK STREET 10

Proposed Development Blocks 5-12 storeys BOSTON STREET

Permeability - Physical & Visual

2 Metre Setback on Upper Floor

Active Ground Floor Frontage

Environmental Improvements: Including Street Tree Planting & Pavement Widening 0m 20 40 © Crown copyright and database right 2019. Ordnance Survey Licence Number 100019317. Key Combined Sites: 362 Apartments and 1,500 sq.m of ground oor commercial use or 820 student bed spaces approximately. Contact Details

For further information please contact:

Martin Poole - Area Planning Manager Tel: 0115 87 64447 [email protected]

Mapping and Image Credits

© Crown Copyright and database right 2019. Ordnance Survey Licence number 100019317. Aerial 2016: Aerial Photography, Copyright Bluesky International Ltd Page 2: Photo of Sneinton Market courtesy of Martine Hamilton Knight Page 4: 149-169 Lower Parliament Street site image courtesy of Leonard Design Architects Page 4: Fruit Market site image courtesy of Letts Wheeler Page 6: Photo of Nottingham City Centre skyline courtesy of Martine Hamilton Knight