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Committee Date: 28/05/2015 Application Number: 2014/09350/PA

Accepted: 06/01/2015 Application Type: Listed Building

Target Date: 03/03/2015

Ward: Ladywood

78-79 Broad Street (Left Bank), City Centre, Birmingham, B15 1AQ

Demolition of rear extensions with the exception of the wing adjoining Sheepcote Street, reinstate brickwork, insertion of windows and external staircase Applicant: Regal (West Point) Limited

c/o Agent Agent: Alliance Planning

3rd Floor, 54 Hagley Road, Edgbaston, Birmingham, B16 8PE

Recommendation Defer 1. Proposal 1.1. This listed building consent application is for works to 78-79 Broad Street, a grade II

former Bank Building. Originally, it was proposed to demolish the rear extensions with the exception of the wing on the north-west side adjoining Sheepcote Street.

1.2. Subsequently amended plans have been submitted to retain part of the ground floor of the north east rear wing, including an original wall on the east side of the building. The elements that are now proposed to be demolished are:-

• the 1920s/30s first floor of the north east wing, and,

• the single storey rear part of the north east wing, which comprises a 1920/30s

and 1980s addition

1.3. Once these structures are removed, it is then proposed to reinstate the brickwork on the rear elevation and to insert more appropriate fenestration. In addition, to maintain an existing escape stair from the upper floor apartments, a small additional access stair would be provided in place of the removed extension.

1.4. In support of the application an Heritage Statement together with an addendum have been submitted, providing further evidence about the construction and adaptation of the rear wing.

1.5. These works are part of a larger redevelopment scheme for construction of a 22-storey residential building and an 18-storey hotel on adjacent land. A report about this scheme appears elsewhere on your Committee’s agenda.

1.6. Link to Documents

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2. Site & Surroundings 2.1. The application site is situated on the north west side of Broad Street, between its

junctions with Oozells Way and Sheepcote Street. The building, a former Barclays Bank, is now occupied by Big Bite and Bombay Mix. It is a Grade II statutorily Listed Building dating from 1898, by C E Bateman. The building is three storeys plus attic constructed in red brick and stone with a green slate tiled roof in an Arts and Crafts interpretation of the late C17 style.

2.2. The remainder of the street block bounded by Broad Street, Oozells Way and Sheepcote Street forms the larger Left Bank development site. It is currently used for car parking and includes a large advertisement display at the corner of Broad Street and Oozells Way.

2.3. Surrounding land uses comprise a mixture of hotels, apartments, offices,

businesses, restaurants and bars. The site is located to the south of Brindleyplace, a large business and social hub of Birmingham, as well as adjacent to Broad Street, a predominantly social and leisure destination of the City Centre.

Location Plan

Street View 3. Planning History 3.1. 9 March 2007 Application 2002/04313/PA. Planning consent granted for the erection

of new building to provide ground floor retail/food and drink units with flats above, including parking and vehicular access.

3.2. 23 April 2009. Application 2009/00648/PA. Planning consent granted for installation of pavement crossover allowing further access to site and change of use to temporary car park.

3.3. 8 April 2011 Application 2009/04215/PA. Planning consent granted for a 56 storey

mixed use building, to include ground floor retail, 289 bed hotel and either 256 serviced apartments or additional hotel accommodation and 1,280 square metres of residential accommodation with one level of basement car parking.

3.4. 16 December 2014 Application 2014/09348/PA. Planning application submitted for

the development of a 22 storey residential building (Use Class, C3) containing 188 apartments including approximately 4,306 sq. ft of ground floor restaurant space (Use Class A3), and a 18 storey hotel building (Use Class C1) with ancillary retail and leisure uses, including approximately 3,430 sq. ft of ground floor restaurant space (Use Class A3). Part-demolition of the Grade II listed 78-79 Broad Street, and associated hard and soft landscaping, infrastructure and engineering works at land bounded by Sheepcote Street/Broad Street/Oozells Way. A report about this application appears elsewhere on your Committee’s agenda.

4. Consultation/PP Responses 4.1. Residents associations, amenity societies, Broad Street BID, local ward Councillors,

M.P. for Ladywood notified. Site and Press notices displayed.

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4.2. One of the objection letters received to the Left Bank redevelopment proposals, refers specifically to the demolition of part of the Grade 2 listed building on Sheepcote Street. It states that the listed building should be left intact, and not subjected to this kind of “salami slicing” to mitigate the fact that the development site is too small.

4.3. English Heritage - Nos. 78-79 Broad Street is a Grade II listed former bank, designed by CE Bateman in 1898, in an Arts and Crafts interpretation of a seventeenth-century style. Initially they recommended refusal as they considered that the proposal would cause harm to its significance. They consider that the further information and revised plans reduces the direct harm to the fabric of the building nut consider that the setting and significance would still be harmed by the new buildings and they therefore object to the proposal.

4.4. Ancient Monuments Society – consider that the proposal would harm the

significance of the building, including its setting. Recommend refusal of this application and further discussion to find a less harmful solution.

4.5. Victorian Society - pleased to note the retention and restoration of this fine building

that is proposed, and that the unauthorised works would be removed and made good through this work. However, the proposed 22 storey tower immediately adjacent to the listed building would have a highly negative impact on its character and appearance, and is in our view unacceptable. They therefore object to this application for demolition of the rear extensions and alterations to the listed building to make way for the proposed development as currently presented.

4.6. Conservation Heritage Panel - expressed concerns regarding the heights of the

proposed buildings in relation to the setting of the listed building but recognising previous consent for a tall building. They considered that the tall building fronting Broad Street would be better trapezoidal to relate to Sheepcote Street in terms of the street scene. They considered the scheme to be an improvement on the earlier version and welcomed the proposed works to the listed building.

5. Policy Context 5.1. Birmingham UDP 2005 Saved Policies; Draft Birmingham Development Plan 2031;

Conservation through Regeneration SPG and the National Planning Policy Framework.

5.2. 78-79 Broad Street is a Grade II Listed Building. Nearby is the Grade II Listed Royal Orthopaedic Hospital.

6. Planning Considerations 6.1. Under the NPPF it is a core planning principle to conserve heritage assets in a

manner appropriate to their significance. When considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation. The more important the asset, the greater the weight should be. Significance can be harmed or lost through alteration or destruction of the heritage asset or development within its setting. It adds at paragraph 136 that Local Planning Authorities should not permit loss of the whole or part of a heritage asset without taking all reasonable steps to ensure the new development will proceed after the loss has occurred.

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6.2. At a local level paragraph 3.25 of the Birmingham Unitary Development Plan 2005, states that any development affecting a listed building should preserve or enhance its setting. It adds that listed building consent will not normally be granted for the demolition or partial demolition of a listed building unless it can be demonstrated that every possible effort has been made to preserve the structure of the building and continue to continue the present use or to find a suitable alternative use.

6.3. Policy TP12 of the Draft Birmingham Development Plan, states that applications for

development affecting the significance a designated heritage asset will be required to provide sufficient information to demonstrate how the proposals would contribute to the asset’s conservation whilst protecting or where appropriate enhancing its significance and setting.

6.4. Nos. 78-79 Broad Street is the former Birmingham and District Bank, also Barclays

Bank, designed by CE Bateman in 1898, in an Arts and Crafts interpretation of a seventeenth-century style. It is Grade II listed and the listing description notes that it has excellent detailing throughout. The Pevsner Guide to Birmingham praises it highly as follows: ‘a beautiful Shavian classical piece with Arts and Crafts touches, see the stone bands marking the quoins and a slight French air e.g. the little iron balconies. Sumptuous angled corner porch with Ionic columns.’

6.5. Originally it was proposed to demolish the north east wing and its associated

boundary wall. English Heritage objected to the demolition works as this wing is a historic part of the building, which, they believe at least on its ground floor appears to be original.

6.6. In response an Addendum to the Heritage Statement has been submitted providing further information about the north east wing of the building. Based on the research undertaken it appears that with the exception of the brickwork, running through from the rear of the main building on the ground floor east elevation, which may have formed a rear boundary wall enclosure, the remainder of the rear wing is not original but comprises a much altered rear wing dating from the 1920s/30s. Amended plans have therefore been submitted to retain part of the ground floor rear wing, including the original wall on the east elevation. The part of the rear wing now proposed to be demolished comprises the more modern element dating from the 1920s/1930s and 1980s.

6.7. English Heritage, have commented that the additional information submitted on the

historical narrative of the east wing of the building to be correct, proportionate and convincing. The amended proposal to retain the older section of this wing, namely the ground floor, excluding the coldstore and the northern most section, is welcome as it reduces the amount of demolition proposed and retained the oldest section, thus reducing the harm.

6.8. The rear extensions that would be demolished currently detract from the

architectural quality and appearance of the building. Once these structures are removed it would then be possible to reinstate brickwork on the rear elevation and external ductwork. These would benefit the architectural appearance of the building. Moreover, a condition is attached to secure a repairs schedule to secure removal of unauthorised advertisements that have been displayed and to ensure that the building is made good.

6.9. In addition, demolition of part of the poor quality rear wing would help bring forward

redevelopment proposals for the adjacent development site with an 18 storey hotel and 22 storey residential building. I note the concerns of English Heritage about the

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new building and these are addressed in the accompanying planning application report, which appears elsewhere on your Committee agenda. A condition is attached to ensure that the demolition work does not take place until a building contract has been completed for these redevelopment proposals.

7. Conclusion 7.1. In its revised form I consider that the scheme is acceptable subject to safeguarding

conditions. Although some demolition is necessary these works have been justified and amended plans have been received to retain part of the north east rear wing. Issues related to impact of the new development are addressed in the accompanying planning application report for the wider redevelopment which appears elsewhere on your Committee’s agenda.

8. Recommendation 8.1. In the event that planning consent is granted for application 2014/09348/PA, then

Listed Building Consent application 2014/09350/PA be granted subject to the following conditions.

1 Prevents demolition prior to a redevelopment contract being entered into

2 Requires the works to the listed building to take place prior to the commencement of

the approved use

3 Requires the prior submission of a schedule of existing and new internal joinery details

4 Requires the prior submission of sample walling/render panel/stonework/brickwork

5 Requires any damage to the listed building to be made good

6 Requires the scheme to be in accordance with the listed approved plans

7 Limits the approval to 3 years (conservation/listed buildings consent) Case Officer: David Wells

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Photo(s)

View of the Left Bank building from the opposite side of Broad Street

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View of the rear of the Left Bank Building from Sheepcote Street

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Location Plan

This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Survey on behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright. Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings. Birmingham City Council. Licence No.100021326, 2010

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