Design & Access Statement

Site at Lombard St,

D i g b e t h , B i r m i n g h a m

ZEB 736_DAS

June 2015

team

information

contents

Planning consultant

applicant

introduction

RCA Regeneration

Grange Securities Ltd

project timeline
section a - context appraisal

Transport consultant

architects

Mott Mcdonald

Zebra Architects

Air Quality consultant

Chris Partington/Julian Hill

Stablemasters Cottage
Basin Road
Diglis
Worcester
WR5 3DA
01905 351 472

Bureau Veritas

Acoustic consultant
Environmental Noise Solutions

Site investigation consultant

Tier

Utilities Consultant
BWB

www.zebraarchitects.co.uk
info@zebraarchitects.co.uk

location
local land use
connections
amenities & uses
socio-economic
townscape character
industrial typology of area
site constraints
contextual photographs
long range views of site
street views of site
character assessments
air quality assessment
foul water and utilities
noise impact assessment
environmental survey
transport statement
site opportunities
existing site elevations

section d - local authority pre-application

advice session
section e - final design development
submission proposal design: elevation development
submission proposal design: material palette
industrial rhythm of area
submission proposal design: elevation development
submission proposal design: site plan development
submission proposal design: balcony development
submission proposal design:
- use
- opportunities / constraints
- scale
- layout
- amount
- landscaping
- access
- sustainability
submission proposal design proposed ground floor plan
submission proposal design proposed elevations

section b - local authority

consultation
section c - pre-application design
development
pre-application design: light ingress
pre-application design: ease of access, scale,
window locations
pre-application design: prominent access points
pre-application design: elevation development
pre-application design:
- use
- opportunities / constraints
- scale
- layout
- amount
- landscaping
- access
- sustainability
pre-application proposed site plan
pre-application proposed elevations

introduction
County-wide maps locating the site
- not to scale

This statement has been prepared for Grange

Securities by Zebra Architects, to support a full
planning application for the development of land
at Lombard Street, Digbeth, Birmingham.
The proposed development will provide up to 170
new residential dwellings and 275sqm of retail
space.
This design & access statement follows the
sequence of the design process. Guidance
has been provided from design and access
statements - how to write, read, and use them
by CABE, 2006. It consists of an analysis of the
site and its context, and identifying opportunities
and constraints for development. The design
is then discussed in detail explaining how and
why the design has evolved, and is examined in
terms of use, amount, layout, scale, landscaping,
appearance, and access.
The design and access statement is a living
document and will be continually updated during
the design process.

U K-wide map locating the site

in the westmidlands

Westmidlands map locating the

s i t e i n b i r m i n g ha m

Direction of North unless otherwise noted.

Zebra Architects Ltd.
All maps, plans, drawings and images are not to
scale, and are copyright of Zebra Architects Ltd
unless otherwise stated.
Birmingham map locating the
s i t e i n b i r m i n g ha m c i t y c e n t r e

Birmingham city centre map

locating the site in Digbeth

OS maps are used under licence no. 100020449

PROJECT TIMELINE

(to be read in conjunction with the contents)

Development of the scheme

Following pages explain the key steps in the
evolution of the design and process undertaken
in order to produce the proposal.

Elevations of existing approved

outline planning application
not to scale

Outline Approval
Outline planning application
(reference 2011/00738/PA)
was approved on 06th May
2011
Approved Scheme was never
built

SECTION B:
Local Authority
Consultation
Consultations with the local planning
authority took place, which along
with correspondence regarding
the previous approval, resulted in
amendments to the final proposal.
Further to the previous approach
(ref:
2011/00738/PA)
various
conversations were had with the
local authority before residential use
was considered.
There has been correspondence
with Joanne Todd, Principal Planning
Officer of the city centre team at
Birmingham City Council Planning
Authority.

START

Feasibility
Zebra approached to design
a residential development on
part of the approved scheme
site, adjacent to St Annes
Church.

SECTION A:
Context Appraisal
Context appraisal considers the
constraints and opportunities
offered by the proposed site

Existing Site Elevation

View from Bradford Street

not to scale

SECTION D:
Local Authority Pre-application Advice

Proposed Elevations
not to scale

The local authority advised that taking more inspiration from the
industrial typology buildings in Diglis rather than the newer residential
developments would be more appropriate. Other conclusions that
were drawn from the pre-application advice consultation include:
- Using a simpler material palette to better reflect the sites industrial
heritage would be more suitable.
- Rather than stepping the side elevations, a five storey building
throughout would be preferable
- Modern interpretations of the industrial corner features present on
neighbouring buildings would be welcomed on this development.
- To highlight the entrance points and make the building more
legible it was recommended that the stair cores become expressed
elevationally.
- It was felt that a simpler and more effective solution should be
found to deal with the sloping site as there were many level changes
proposed within the original design.

Sketch Elevation Design

not to scale

SIGNAGE ZONE

SIGNAGE ZONE

SUBMITTED
PROPOSAL June 15

SECTION C:
Pre-application Design
Development
Initial design solution created to present
to the local authority for an in depth preapplication advice.
Key design changes include:
- Feature corners highlighted by material
change and building massing.
- Stepped side elevations to lessen roof
height towards Church: 3 storey - 6
storey height
- Lombard street elevation stepped back
from street to create wider throughway
- Material Changes and Balconies break
up long elevations.
- Footprint designed in U shape around
a central parking courtyard, also allows P r o p o s e d E l e v a t i o n s
light ingress to St Annes rose window n o t t o s c a l e

SECTION E:
Final Design Development

SIGNAGE ZONE

Conclusions from the Local Authority Pre-application advice consultation was taken
on board to re-think the design into a more acceptable scheme,
Key design changes include:
- Blue engineering brick is the predominant material choice, harking back to the
sites industrial heritage.
- Simpler massing of the building is restricted to five storeys in height, with minimal
stepping of the facade occuring.
- Facade intrigue is created by the regular brick pilasters that project slightly and
cause shadows to be cast.
- Larger window modules are a modern interpretation of the industrially
proportioned windows found in factories near by
- Metalic amber coloured spandrels infill one third of the window modules, creating
random patterns to contrast the logical pattern created by the brick pilasters.
- The historic building line has been incorporated into the scheme, by pushing the
proposal line to the back of footpath. This is a typical feature of the Digbeth Area
- Footprint remains to be designed in U shape around a central parking courtyard,
also allows light ingress to St Annes rose window.

SECTION A:
CONTEXT
APPRAISAL
location
The site is located in Digbeth, Birmingham. It
comprises of a former light industrial unit and
associated car parking area (now demolished)
between the main roads Bradford Street, also,
Cheapside and the subsidiary roads Lombard
Street and Alcester Street.
Birmingham is the second largest city in England;
Its location in the centre of the country and the
fact that it is encircled by major highways give it
ideal transport links on a large scale as well as
locally.
Digbeth is an area within Birmingham city centre,
with excellent transport facilities. Two major train
stations and Birmingham Coach Station are all
within one mile of the proposed site, as well as
a wide array of more local bus stops. Within one
mile of the proposed site are also Birminghams
main retail areas and amenity facilities, including
the Bullring Shopping Centre, which is visible
from the site along Bradford Street.
Historically, Digbeth was a major industrial area
of Birmingham, however much of the industrial
buildings have fallen into disuse and the new
emerging land usages are predominantly
residential and retail use. Currently Digbeth
has been named as one of the five key areas
of planned development as part of the Big City
Plan; a scheme that plans to regenerate the
old industrial buildings into apartments, retail
premises, offices and art facilities.
Various public open spaces are found within short
distance, and the variety of pedestrian, cycle, car
and public transport links offer the site various
access options.
Location Plan - not to scale

local land use

The diagram opposite shows the general land
use of the area surrounding the site. It can be
seen that the site is predominantly surrounded
by existing industrial land; Some industrial use
is still prominent in Digbeth, however much has
fallen into disuse. There are many examples of
residential conversions of industrial buildings as
well as more modern residential developments
which have made use of brown field sites.
Considering the proximity to Birminghams city
centre, there are a large amount of unused
brown field sites in Digbeth, one of which is the
proposed site.
The site is well placed for the proposal to
connect with Birmingham city centre (accessible
via bradford street travelling to the North West
of the site). More locally there is a medium sized
supermarket, small local shops, international
supermarkets, public houses, hotels, gyms
etc that provide good retail and community
amenities. One such community amenity is
St Annes RC Church, a locally listed religious
building directly adjacent to the proposed site.

Location Plan Indicating Surrounding Land Uses - not to scale

connections
Digbeth is located within the inner and outer ring roads
around Birmingham. The outer ring road is formed by the
M6, M5 and M42 motorways, which provide exemplar
vehicular transport links to the wider surroundings. The
nearest motorway junction to the proposed site is the M6
Junction 6, approximately 4 miles due North. Junction 1
of the M5 and Junction 4 of the M42 are approximately 6
miles due West and 8 miles due South East respectively.
The site is well served by public transport bus routes,
with bus stops Deritend, Birchall Street and Deritend,
Alcester Street both within 100m of the proposed site.
Both are served by the following busses:
- 50 (Digbeth Moor Street Selfridges / Maypole,
Birmingham / Druids Heath, Kings Norton)
- 31A (Birmingham Church Centre / Three Maypoles
Green Business Park)
- 5 (Birmingham Church Centre / Solihull Station
Interchange)
- 3 (Birmingham Church Centre / Yardleywood, Slade
Lane / Acocks Green Village)
- 2 (Birmingham Church Centre / Maypole, Birmingham)
As well as a wide array of other bus stops in the local
vicinity, Digbeth Coach Station is only 500m due North
West of the proposed Site, which is the major national
bus link hub of Birmingham. From Birmingham city centre
it is possible to catch buses to any area of Birmingham.
Train Stations Moor Street and Birmingham New Street
are less than a mile from the site, the latter being one of
the busiest train stations in the UK.
The new/planned tram route is also within walking
distance of the proposed site.

Location Plan Indicating Transport Links - not to scale

Birmingham map locating the site in birmingham

city centre, surrounded by major motorways

amenities & uses

The majority of the shopping and retail areas near
to the site are in Birmingham city centre to the
North West, however there are some examples of
more local shopping sites. The main local centre
is based around B4100 High Street Deritend,
where there is a range of independent retail units,
such as the Custard Factory.
There are many supermarkets in the local vicinity,
predominantly to the north west of the site, as
well as some smaller local shops nearer to the
site. The largest Supermarket in the vicinity is the
Morrisons Super-store 1.3 miles to the East, this
is also accessible via bus route from the site.
There is a good amount of public green spaces,
especially considering the proximity to the city
centre.
The area is also served by Birmingham City
Football Club.

education
There are a number of educational options in the
area. 9 established schools of varying levels are
shown in the diagram opposite, however a larger
range of education facilities are also available
further afield in the remainder of Birmingham,
made accessible by bus and train routes.

Local Amenities Plan - not to scale

socio-economic
The Digbeth area was first settled upon in the 7th
Century and went on to become the first centre of
industry in Birmingham. Due to an abundance of
natural springs, wells, proximity of the river Rea and
excellent transport facilities such as the Grand Union
Canal and the Digbeth Branch Canal, Digbeth soon
prospered to become heavily industrialised.
By the end of the 19th century Digbeths industrial
prowess began to slow, which became an
opportunity for immigrants from Italy and Ireland to
settle there instead, predominantly finding work in
the remaining industrial factories as labourers. This
marked the beginning of the trend towards Digbeth
becoming more residential. The Irish community still
has a strong presence in Digbeth to this day.
Digbeth has recently become more known as a
cultural hub of Birmingham, with prominent street
art culture, creative institutes such as the converted
custard factory and a diverse nightlife. The area is
also fast becoming popular with new businesses
and young professionals.
Birminghams population has grown to become
the second most populated city in the UK, after
the Capital. Following the release of Birminghams
Big City Plan, which revealed Digbeth to be one of
the potential areas of growth to be focused on for
future development, there has been a resurgence
of residential development in the now disused
industrial area.
From the earliest beginnings at the heart of the citys
industrial development, the Digbeth area has constantly
evolved to meet changes, reinventing itself and adapting the
built environment to meet the needs of new uses. Today the
area is home to an established and growing creative sector
that utilises the historic building stock, creating innovative
spaces for business. It is fast becoming a hub for digital
media, gaming and arts companies complemented by a
diverse cultural and nightlife scene. There are a range of
opportunities for new or converted workspaces, offices and
complementary uses served by excellent public transport
facilities and within walking distance of the City Core. The
proposed High Speed Rail terminus in Eastside will be
accessible from the Digbeth area with direct links into the
station.

Map of Digbeth from 1880s - not to scale

http://bigcityplan.birmingham.gov.uk/digbeth/

10

townscape character
The wider area of Digbeth is historically industrial
in character, which dictates the local vernacular.
Buildings that previously housed large manufacturers
are now occupied by the smaller traders. Other
parts of Digbeth have fallen into disrepair over the
years, inspiring many residential conversions of
the existing brick warehouses and factories. There
are also more modern additions to the area where
brown field sites have been converted into large
scale residential developments. Digbeth, although
historically predominantly industrial in character, now
has a variety of land uses - Residential being the
most prominent emerging typology.
Business parks and a mixture of light industrial use
inhabit the northern and western portions of the
area. Residential use is growing outwardly from the
eastern portion of Digbeth. The residential element
is generally large developments of apartments with
courtyard spaces for vehicle parking, of a similar
scale to the industrial surroundings. Amenities such
as community buildings and retail buildings are
dispersed throughout Digbeth, however there is a
higher proportion on the busier B4100 High Street
that runs through Digbeth. Generally tall in height,
most buildings are over three storeys, though rarely
exceeding six storeys.
On the whole, most of Digbeth is built in a dark
red brick, with a wide variety of architectural detail.
As a general theme, there is a high proportion
of fenestration to walls, which was necessary to
achieve the maximum amount of daylight penetration
into industrial buildings. Openings are arranged in a
regimented pattern and there are some examples
of where openings have been grouped into pairs
for decorative effect. Many of the fenestrations
are articulated with lintel or cill details that include
changes of material, decorative brick patterns
or arched lintels. Multi-lit windows are prominent
in the industrial buildings, due to the expense of
large panes of glass historically. Generally there is
little relief from the bulk of the industrial buildings,
whose large mass and scale were necessary for the
industrial processes being performed within and to
make use of all available space efficiently.

Images of Local Vernacular

The more modern buildings do not have a specific

vernacular code, however the use of materials include
brick, render, powder coated metal and many others.
Typically the modern buildings match the scale and
massing of the industrial buildings

11

Industrial Typology of Area

There is a strong industrial heritage in Digbeth,
reflected clearly in its architecture.
Common Architectural Features:
Large window openings in regimented patterns
Pier like protrusions from the building give the
elevations a strong vertical presence. Also
prevents the long elevations becoming too flat
by giving them a 3D relief element.
Typically the buildings have largely proportioned
floor to ceiling measurements, therefore all the
buildings even though predominantly 3/4 storeys
high are much taller than conventional buildings
of this number of storeys.
Dark red brick is very common in the area, with
elements of blue brick on lower levels and to
highlight feature aspects,
Soldier Courses over windows are common.
Horizontal Banding is common, often in an
alternative material to the red brick main walls.
Buildings typically follow a line that is directly
adjacent to the pavement.

Images of industrial buildings within Digbeth

12

site constraints
The site is located off Bradford Street and comprises
a brown field site that is a former light industrial unit
and associated car parking area (now demolished).
The land is bounded to the south by Cheapside,
which is a road that runs parallel to Bradford Street.
The western edge of the site is bounded by Lombard
Street, a subservient road to Bradford Street and
Cheapside. The site itself is sloped, with an incline of
approximately 2.5 meters from west to east. Lombard
street is of a similar level throughout, making it
ideal as the main entrance level for the proposed
development.
To the north, west and south of the site (across
Bradford Street, Lombard Street and Cheapside,
respectively) there is some light industrial use.
Adjacent to the site (east) is St Annes Church, a
locally listed religious building, and its associated
buildings. The Church has 2 rose windows on its
west elevation, facing the site. This is important
for light penetration to the building. There are also
windows facing the site from the Churchs adjoined
building, a parochial house. This will make it a design
priority to minimise the amount of proposed windows
facing this elevation from habitable rooms. The main
rose window will set the proposed building height, so
as to not impede the long range view of the window
from the city centre.
Around the south east corner of the proposed site
are buildings of light industrial use. There are three
small windows from one of these buildings, facing
south onto the site. The proposed windows facing
this elevation will be required to be angled away, to
prevent direct views from proposed dwellings into
the existing windows.
A noise report was produced by ENS Environmental
Noise Solutions Limited (ref:NIA/4589/13/4151/v1).
The findings were as follows: The ambient noise
climate is not considered to represent a constraint to
the proposed development of the application site.

Constraints Plan

13

St Annes Court - Contextual photographs - Immediate area

10

19

Photograph Key

11

20

12

21

13

14

22

15

23

16

24

17

18

25

26
14

St Annes Court - Contextual photographs - The Site

Photograph Key

14

10

15

11

16

12

17

13

18
15

Long Range View of Site

St Annes Church is visible from the raised platform
adjacent to the Selfridges Building, The Bull Ring,
location detailed below.

The lower portion of the church is already hidden

from view by existing buildings in front of it.
If the proposed development is of a similar height
to adjacent industrial buildings any visual impact
on St Annes Church will be minimal.

Zoomed in portion of view below

Long Range View of St Annes Church from

Selfridges Building, Bull Ring

Plan view of Long range view of St Annes Church

from Selfridges Building, Bull Ring

16

Zoomed in portion of view adjacent

Long Range View of Site

St Annes Church is visible from the top of a multi
storey car park, location detailed below.

The lower portion of the church is already hidden

from view by existing buildings in front of it.
If the proposed development is of a similar height
to adjacent industrial buildings any visual impact
on St Annes Church will be minimal.

Zoomed in portion of view below

Long Range View of St Annes Church from top of

Debenhams multi storey car park

Plan view of Long range view of St Annes Church

from top of multi storey car park

17

character assessment
area location

land Use

movement

Street name : Alcester Street

Development name : Abacus

Large Scale Development

- Residential dwellings (majority)
- Ground floor retail areas (minority)

single carriageway,
suburban route. Mixed
industrial and residential
developments arranged
along road. Internal Courtyard for vehicle parking

streetscape
Transport

a n a l y s i s:

height

Approximately 15m to
7 storey block of
apartments at tallest, 5 21m to eaves.
storey block of apartments at lowest.

c o l o u r

form

Red/Brown Brickwork with

feature white/cream render
and feature grey powder
coated metal panels. grey
powder coated metal
balconies and windows.

U-shaped building foot

print with internal courtyard.
Stepped flat roof.
Elevations are stepped and
make use of balconies to
break up the long facade.

p h o t o s:

Located 100m to the east of the proposed site, up an inclining

slope along Bradford street.

Pavement
Pedestrian Crossing
Bus Stop
Bus Lane
Railway Line / Station
Tunnel / Bridge
Local Road
Distributor Road
Motorway
On - Street Parking
Off - Street Parking
Traffic Calming
Multi Storey Parking

Boundary Treatments

Trees

Shrubs

Lawn

Walls

Gates

Kerb

relationship to site

scale

pattern

Brick
Timber
Concrete
Railings

Street Furniture

Bollards

Benches

Bins

Public Art / Water Feature

Cafe Seating / Awnings

Street Lamps

Signage

Materials

Brick
Cobbles

Render
Stone

Concrete
Tarmac

Tin
Concrete

Iron
Brick

Zinc
Setts

Lead

Steel

Metal (unknown)

Glass

Slate

Timber

and grain

Apartments are arranged in a U-shaped floor plan, with an

internal car park for vehicular parking. Where the exterior floor
level inclines up the hill the apartments are staggered along the
elevation, as can be seen in image B. Use of feature materials
and balconies is evident where they help to break up the long
street elevations.

Image A

Image B

Abacus is one of many new residential developments that have

been built to the east of the proposed site.

key

a r c h i t e c t u r a l f e a t u r e s

Majority of the elevation is made up of red/brown brick, of a

similar appearance to the industrial brick buildings which form
most of the local vernacular. Architectural features include
elements of render, grey powder coated metal, grey powder
coated balconies, vertical and horizontal strips of flush grey
windows.
These treatments to the facades create a rhythm along the
streetscape.
An upper tier to the building is made entirely of grey powder
coated metal, which contrasts the rest of the building.

character description
Abacus development is bounded by Bradford Street, Alcester
Street and Warwick Street; Bradford Street is a relatively main
road through the middle of a mixed use residential and industrial area; Alcester and Warwick Street are less busy roads in
the same area. Residential character is enforced by the presence of pedestrians and public transport links.

site

location of character analysis

18

character assessment
area location
Street name: Bradford Street, Cheap
side
Development name : Unknown
streetscape
Transport

a n a l y s i s:

movement

Large Scale Development

- Residential dwellings (majority)
- Ground floor retail areas (minority)

single carriageway,
suburban route. Mixed
industrial and residential
developments arranged
along road. Internal Courtyard for vehicle parking

relationship to site

scale

height

Approximately 18m to
6 storey block of
apartments at tallest, 5 15m to eaves.
storey block of apartments at lowest.

c o l o u r

form

Red/Brown brickwork
and white/cream render.
Feature grey powder
coated metal panels on
upper storeys. grey powder
coated metal windows.

Two facing U-shaped

building foot prints with
internal courtyard. Stepped
flat roof. Elevations are
stepped to break up the
long facade.

p h o t o s:

Located 150m to the south east of the proposed site, up an

inclining slope along Bradford street. Alternatively 150m to the
south east of the proposed site, up an inclining slope along
Cheapside.

Pavement
Pedestrian Crossing
Bus Stop
Bus Lane
Railway Line / Station
Tunnel / Bridge
Local Road
Distributor Road
Motorway
On - Street Parking
Off - Street Parking
Traffic Calming
Multi Storey Parking

Boundary Treatments

Trees

Shrubs

Lawn

Walls

Gates

Kerb

land Use

pattern

Brick
Timber
Concrete
Railings

Street Furniture

Bollards

Benches

Bins

Public Art / Water Feature

Cafe Seating / Awnings

Street Lamps

Signage

Materials

Brick
Cobbles

Render
Stone

Concrete
Tarmac

Tin
Concrete

Iron
Brick

Zinc
Setts

Lead

Steel

Metal (unknown)

Glass

Slate

Timber

and grain

Apartments are arranged in two facing U-shaped floor plans,

with an internal car park for vehicular parking. Where the exterior
floor level inclines up the hill the apartments are staggered
along the elevation, as can be seen in image A. Use of material
changes in vertical strips is evident, assisting to break up the
long street elevations.

Image A

Image B

This is one of the larger of many new residential developments

that have been built to the east of the proposed site.

key

a r c h i t e c t u r a l f e a t u r e s

Elevation is made up of a mixture of red/brown brick, of a similar appearance to the industrial brick buildings which form most
of the local vernacular, and white/cream render. These treatments to the facades create a rhythm along the streetscape.
Architectural features include inset grey powder coated metal
windows, some of which are feature corner windows that protrude from the elevation.
An upper tier to the building is made entirely of grey powder
coated metal, which contrasts the rest of the building.

character description
This development is bounded by Bradford Street and Cheapside; Bradford Street is a relatively main road through the middle
of a mixed use residential and industrial area; Cheapside runs
parallell to Bradford Streetand is a slightly less busy roads with a
more dominant industrial feel. Residential character is enforced
by the presence of pedestrians and public transport links, particulary on Bradford Street which is on a regualar bus route.

site

location of character analysis

19

character assessment
area location
Street name: Bradford Street, Cheap
side
Development name : Unknown
streetscape
Transport

a n a l y s i s:

movement

Large Scale Development

- Residential dwellings

single carriageway,
suburban route. Mixed
industrial and residential
developments arranged
along road. Internal Courtyard for vehicle parking

relationship to site

scale

height

c o l o u r

form

5 storey block of
apartments.

Approximately 15m to
eaves

Red/Brown brickwork.
Feature grey powder
coated metal balconies,
and windows. Feature
blue brick window cills and
lintles. Feature buff brick.

Two rectangular building

foot prints with a joining
internal courtyard. Stepped
flat roof. Elevations are
stepped to break up the
long facade.

p h o t o s:

Located 120m to the south east of the proposed site, up an

inclining slope along Bradford street. Alternatively 120m to the
south east of the proposed site, up an inclining slope along
Cheapside.

Pavement
Pedestrian Crossing
Bus Stop
Bus Lane
Railway Line / Station
Tunnel / Bridge
Local Road
Distributor Road
Motorway
On - Street Parking
Off - Street Parking
Traffic Calming
Multi Storey Parking

Boundary Treatments

Trees

Shrubs

Lawn

Walls

Gates

Kerb

land Use

pattern

and grain

Apartments are arranged in two facing rectangular floor

plans, with an internal car park for vehicular parking. Where
the exterior floor level inclines up the hill the apartments are
staggered along the elevation, as can be seen in image A and
B. Use of protruding vertical piers and recessed balconies is
evident, assisting to break up the long street elevations. Within
the recessed balconies is a material change to buff brick to
accentuate the recess and lighten the elevation.
Brick
Timber
Concrete
Railings

Street Furniture

Bollards

Benches

Bins

Public Art / Water Feature

Cafe Seating / Awnings

Street Lamps

Signage

Materials

Brick
Cobbles

Render
Stone

Concrete
Tarmac

Tin
Concrete

Iron
Brick

Zinc
Setts

Lead

Steel

Metal (unknown)

Glass

Slate

Timber

This is one of many new residential developments that have

been built to the east of the proposed site.

key

Image A

Image B

a r c h i t e c t u r a l f e a t u r e s

Elevation is made up a majority of red/brown brick, of a similar

appearance to the industrial brick buildings which form most of
the local vernacular.
There is a strong use of grey powder coated metal inset balconies and juliet balconies to break up the long facade. These
features are highlighted by material changes such as buff
brick within the inset balconies and blue brick window cills and
lintels. The window and door material is white uPVC. The main
entrance doors off the street are painted in a range of colours
to give distinction between the different entrance points.
An upper tier to the building is made entirely of grey powder
coated metal, which contrasts the rest of the building.

character description
This development is bounded by Bradford Street and Cheapside; Bradford Street is a relatively main road through the middle
of a mixed use residential and industrial area; Cheapside runs
parallell to Bradford Streetand is a slightly less busy roads with a
more dominant industrial feel. Residential character is enforced
by the presence of pedestrians and public transport links, particulary on Bradford Street which is along a regular bus route.

site

location of character analysis

20

character assessment
area location
A) Street name: Bradford Street
B) Street name: Bradford Street, Cheap
side
streetscape
Transport

a n a l y s i s:

movement

Industrial Buildings

single carriageway,
suburban route. Mixed
industrial and residential
developments arranged
along road. On street
parking.

relationship to site

scale

height

3 storey buildings
with some 4/5 storey
features

Approximately 12m (3 Red/Brown brickwork.

storey) to 20m (5 storey) Large industrial windows.
to Eaves.

c o l o u r

form
Flat roof. Very long facades
with regular pattern created
by windows.

p h o t o s:

(A) is located 240m to the south east of the proposed sit, up an

inclining slope along Bradford Street.

Pavement
Pedestrian Crossing
Bus Stop
Bus Lane
Railway Line / Station
Tunnel / Bridge
Local Road
Distributor Road
Motorway
On - Street Parking
Off - Street Parking
Traffic Calming
Multi Storey Parking

Boundary Treatments

Trees

Shrubs

Lawn

Walls

Gates

Kerb

land Use

(B) is directly adjacent to the scheme, across Lombard Street.

pattern

and grain

These industrial Buildings have relatively thin floor plans, which

make use of larger open courtyards enclosed by the buildings.

Brick
Timber
Concrete
Railings

Street Furniture

Bollards

Benches

Bins

Public Art / Water Feature

Cafe Seating / Awnings

Street Lamps

Signage

Materials

Brick
Cobbles

Render
Stone

Concrete
Tarmac

Tin
Concrete

Iron
Brick

Zinc
Setts

Lead

Steel

Glass

Slate

Timber

Rather than stepping the facade where there is a change

in level, as is the prominent style for nearby residential
developments, these industrial buildings have expansive
elevations with regular pattern created by windows which are
all of the same level. Some relief from the flat facade is given by
some brick pattering details, and some use of white lintels for
material change.

key

Image A

Image B

a r c h i t e c t u r a l f e a t u r e s

Elevation is made up a majority of red/brown brick, in keeping

with the local vernacular.
Large windows are set out in a regular pattern on the
elevations.
.

character description
A is bounded by Bradford Street; B is bounded by Bradford
Street, Lombard Street, Cheapside and Birchall Street
Bradford Street is a relatively main road through the middle of
a mixed use residential and industrial area; Cheapside runs
parallell to Bradford Street and is a slightly less busy roads
with a more dominant industrial feel; Lombard Street and Birchall Street are both subservient roads and as a result more
sheltered from traffic.

site

location of character analysis

21

character assessment
area location

land Use

movement

Street name: Bradford Street, Alcester

Street

Religious Building, Adjoined

residential building for employees of the Church.

single carriageway,
suburban route. Mixed
industrial and residential
developments arranged
along road. On street
parking.

streetscape
Transport

a n a l y s i s:

height

c o l o u r

form

Large church with

spire.
3 storey residential
building.

Approximately 22m to
ridge of main church
building, approx 16.5m
to eaves of main church
building

Red/Brown brickwork, slate

pitched rood. features of
blue brick pattern, stone
cills, lintels and other items,
stained glass windows.

Church has rectangular footprint,

with staggered pitched roof, gabled
end and one corner spire. Adjoined
house is rectangular footprint with
pitched roof (mixed gabled and
hipped) and chimneys

relationship to site

p h o t o s:

Located directly adjacent to the proposed site

Pavement
Pedestrian Crossing
Bus Stop
Bus Lane
Railway Line / Station
Tunnel / Bridge
Local Road
Distributor Road
Motorway
On - Street Parking
Off - Street Parking
Traffic Calming
Multi Storey Parking

Boundary Treatments

Trees

Shrubs

Lawn

Walls

Gates

Kerb

scale

pattern

and grain

This church is a locally listed building, with two high level rose
windows facing the proposed site, one large, one smaller.
Although these are only used for light penetration to the church
and not for views out of the building.

Brick
Timber
Concrete
Railings

Street Furniture

Bollards

Benches

Bins

Public Art / Water Feature

Cafe Seating / Awnings

Street Lamps

Signage

Materials

Brick
Cobbles

Render
Stone

Concrete
Tarmac

Tin
Concrete

Iron
Brick

Zinc
Setts

Lead

Steel

Glass

Slate

Timber

The church has gothic features such as the steep pitch of the
roof, gothic arches over the elongated windows and doors,
including a highly decorative spire on the south east corner of
the church. Large windows are set out in a regular pattern on
the side elevations, which are broken up by an additional leanto pitched roof. End elevations are gabled and contain many
decorative features such as large gothic stained glass windows
typical of Church facades.

Image A

Image B

The Adjoining House has pitched roofs (mixed hipped and

gabled). On its west facing elevation there are some windows
that look onto the proposed site, however for the ground floor
windows this view is blocked entirely by an existing brick wall.

key

a r c h i t e c t u r a l f e a t u r e s

Elevation is made up a majority of red/brown brick, in keeping

with the local vernacular. Other materials such as blue brick,
stone and slate feature to create decorative patterns and features on the building.
Due to many extensions in these buildings history the footprint
is very haphazard, particularly on the northeastern portion.
.

character description

This site is bounded by Bradford Street and Alcester Street.

Bradford Street is a relatively main road through the middle of
a mixed use residential and industrial area; The church has a
large gothic rose window which faces an existing residential
development across Alcester Street. On the southern aspect
the church windows overlook light industrial warehouses and
storage units. On the northern aspect the church and adjoining building overlook an industrial warehouse across Bradford
Street. To the West, both overlook the proposed site.

site

location of character analysis

22

Air Quality Assessment

Foul Water & Utilities Statement

Noise Impact Assessment

An Air Quality Assessment has been prepared by

Bureau Veritas.

A Foul Water & Utilities Statement has been prepared

by BWB Consulting Limited (BWB). Its purpose is to
describe the locations of existing utilities apparatus in
the vicinity of the site and to provide an account on the
viability of servicing the proposed development with
suitable mains services infrastructure. The assessment also considers whether any services diversions
are likely to be required as a consequence of the development proposals.

A noise impact assessment has been undertaken by

ENS, Environmental Noise Solutions Limited. The conclusions of this assessment are as follows:

The conclusions of this assessment are as follows:

It is anticipated that without suitable control measures, the construction and demolition activities associated with the proposed development could result in
nuisance dust and PM10 emissions as there are receptors within 200m of the site. A number of mitigation measures have therefore been recommended to
minimise impacts during the construction phase of the
development, please refer to Bureau Veritas Air Quality Assessment for details. Provided these mitigation
measures are implemented, generation of dust and
PM10 emissions will be minimised.
The predicted annual mean results for the baseline year
2013 show no exceedences of the annual mean objectives for PM10 and NO2. The short-term objectives for
both pollutants are also unlikely to be exceeded.
The impact of the new development is predicted to be
Negligible at sites of relevant public exposure as increases in pollutant concentrations are predicted to be
Imperceptible in magnitude.
In July 2014, a technical addendum was produced in
response to concerns raised by Environmental Officer,
Gerg Jambor (BCC)
The comments have been addressed and the main
conclusion from the technical addendum is that the
development site is still considered to be suitable for
the proposed residential use.

Please refer to Air Quality Assessment

Document and addendum for more details

The conclusions of this assessment are as follows:

The existing site surrounds appear to be well served by
the main utility services.
From the information readily available at the time of
preparing this report, the provision of new supplies to
serve the proposed development should not be problematical. Correspondence received to date has confirmed that the development can be supplied without
the need of reinforcements.
Foul water drainage from the developed site is anticipated to discharge directly to the existing sewerage
network via a gravity connection.
Services diversions may be required to facilitate the
proposed site access arrangements.

Please refer to Foul Water and Utilities

Statement Document for more details

Ambient noise levels varied across the application site,

with road traffic noise considered to be the dominant
noise source throughout the majority of the survey.
Noise levels at Lombard Street and Cheapside were
significantly lower than at Bradford Street, which is
considered to be a relatively busy highway, providing
access into the centre of Birmingham. In general, noise
levels are significantly lower during the night time from
those measured during the daytime.
The recycling centre located across Lombard Street
operates throughout the night. Although activity associated with the development (distant reversing alarms
and impacts) was at times faintly audible during the
night time survey, it was considered to be very low level
and did not have any impact on ambient noise levels
measured on site.
Measurements undertaken at the south east corner
of the site assessed the noise impact of the adjacent
wireworks. Whilst the roller shutter door was closed,
it was considered that noise associated with the wireworks is at least 10 dB below the existing ambient noise
level, when measured at the application site. Noise levels measured with the roller shutter door open were
slightly higher, with levels of 2 dB below the averaged
existing ambient noise level in this location (i.e. in the
absence of commercial/industrial nosie).
In conclusion: The ambient noise climate across the
application site is due to local road traffic on the surrounding roads with occasional (but not significant)
noise associated with surrounding commercial/industrial premises (primarily Cameron Robb Wireworks).
An indicative scheme of sound insulation works has
been developed to protect the proposed development
from the ambient noise climate in accordance with
the requirements of the new National Planning Policy
Framework, please refer to ENSs Noise Impact Assessment for details. On this basis, the ambient noise
climate is not considered to represent a constraint to
the proposed development of the application site.

Please refer to Noise Impact Assessment

Document for more details

23

Drainage Statement

Environmental Risk Survey

Transport Statement

A drainage statement was produced by THDA to be

submitted in tandem with the application.

Tier Environmental was commissioned by Grange Securities Ltd to undertake a Phase I Preliminary Risk Assessment of land at St Annes Court, Lombard Street,
Birmingham, B12 0PH. The purpose of the investigation was to determine the potential risk to receptors
with regard to any legacy contaminated land issues at
the site.

A transport statement was originally prepared by Mott

Macdonald as part of the evolution of the project. This
was revised in July 2014.

The conclusions of this assessment are as follows:

The drainage of the site utilising permeable principles
and construction types is wholly viable for the proposed development on the following basis:This Proposed Drainage Catchments drawing 100
given at Appendix D has been prepared in accordance
with best practice guidance preferred by both the planning authority and local Water Company.
Environment Agency Flood Zone mapping shows the
proposed site to be located entirely within Flood Zone
1, which is suitable for all types of development use.
No other forms of flooding have been identified which
would present a significant flood risk to the proposed
development.
The existing site comprises three different areas, an
area consisting of bituminous surface, which would
be redeveloped for residential areas. Some other parts
comprise concrete slabs which are quiet deteriorated.
Finally the third part is formed by greenfield area. Concrete and greenfield zone would be redeveloped for
residential and car parking area.
The calculations undertaken along with accompanying catchment information demonstrates that a viable
drainage strategy can be utilised to serve the site.

Please refer to the Drainage Statement

Document for more details.

Site history: The site has been developed since at least

1888 with residential buildings and a number of factories which appear to be metal work related; however,
the site has been cleared since at least 2012. Residential buildings may have had basements which may
have been infilled.
Probable Ground conditions: The site is considered to
be underlain by varying depths of Made Ground and
Mercia Mudstone.
Ground stability: Mercia Mudstone can have a variable
weathering profile.
Sulphate Risk: Mercia Mudstone and may provide an
aggressive environment to buried concrete structures.
Potential Soil and Groundwater Contamination: The
site has had a long industrial history, prior to which it
was used for residential terraced housing. Given the
underlying geology, it is considered likely that these
houses would have had basements which would have
been infilled during the development of the commercial
buildings. In addition, the metal working and printing
history of the site suggests that localised TPH hotspots
may be present around the site.

The findings of the report are summarised as follows:

- The proposed development is for 170 residential
apartments and a small 274 sq m gross internal area
A1 retail unit on the St Annes, Digbeth site
- The proposed development complies with national
and local planning policy
- It is proposed that the access to the development will
be off Cheapside
- The site is connected to the local area by frequent
bus and rail services. It is also located within an
extensive cycle and pedestrian network
- The site has extant planning permission for a major
development. The redevelopment of the site for
residential will result in a much lower impact, and
therefore, no transport mitigation measures would be
required as part of the development
Conclusion: This Transport Statement demonstrates
that there are no transport or highway reasons why
planning permission should not be granted for the
residential apartment development.

Please refer to Transport Statement Document

for more details.

Potential for Gas Protection: Potential on and offsite

sources of ground gas are present.
Further works: It is recommended that a Phase II Intrusive site investigation is undertaken across the site
to determine the risks to end users, the nearby Secondary A Aquifer and to determine the abnormal costs
which have been identified in this report.

Please refer to Environmental Risk Survey

Document for more details.

24

Site Opportunities
After analysing the constraints a number
opportunities for development become apparent.

Opportunities Plan

of

The presence of a prominent rose window on the

adjacent church provides the opportunity to wrap
the potential build zone of the proposed building
around an internal courtyard. This perimeter
development technique prevents any large
mass of building obstructing the light path into
the rose window, see image below, or detracting
from the massing of the church.
This courtyard presents the opportunity to use
the space as a parking and bike storage facility,
which will have excellent natural surveillance
from residents.
Bradford street has a high level of traffic through
fare, making it unsuited for the main vehicle
access point to the site. Cheapside has the width
to be able to facilitate additional traffic and is less
busy than Bradford street, making it the ideal
access point to the internal car park.
There is an existing entrance point on the south
east corner of the site, providing an excellent
opportunity to use this as the proposed vehicle
entrance point off Cheapside, shown by the large
pink arrow.
Lombard Street is too narrow to be considered
for the main vehicle access point, however this
does present the opportunity to use this road
for pedestrian access points. This is particularly
ideal as the street is relatively level. Additional
pedestrian access is given on Bradford Street
and Cheapside.
The sites proximity to the city centre presents
the opportunity to create focal entrance points to
the building. These can be highlighted by colour,
mass, form or architectural feature.

Proposed Section showing courtyard design

protecting the light ingress into the church

25

Existing Site Elevations

Existing Site Elevation - View from Bradford Street

not to scale

Existing Site Elevation - View from Cheapside

Existing Site Elevation - View from Lombard Street

not to scale

not to scale

26

SECTION B:
LOCAL AUTHORITY
CONSULTATION
local authority consultation
The site was last subject to an approved outline planning
application (reference 2011/00738/PA). This approval is
dated: 06th May 2011 and is described as Application for
outline consent to determine layout, access and scale for
a mixed use development comprising 3* and 4* hotels,
a conference centre, retail and office accommodation
and associated multi storey car park..

Location Plan of Existing Approved Planning Application

As shown on the images opposite the previous

application concerned the land on St Annes Court as
well as a large area across Lombard Street. The full
planning application that is supported by this design &
access statement is for the land in St Annes Court only.
The red dotted line on the elevations to the left indicate
the location of the proposed development for which this
application is concerned, compared to the previously
approved development shown in blue.
Before this application was submitted there were
consultations with the local planning authority, which
along with correspondence regarding the previous
approval, resulted in amendments to the final proposal.
Further to the previous approach (ref: 2011/00738/PA)
various conversations were had with the local authority
before residential use was considered. There has been
correspondence with Joanne Todd, Principal Planning
Officer of the city centre team at Birmingham City Council
Planning Authority.
Ms Todd considered the proposal against relevant local
and national planning policies and made comments that
can be seen in the column to the right.

Elevations of Previously Approved Planning Application

Previous Planning Permission:

- The site is part of a wider site which gained planning
permission for a mixed use development to include
hotels, conferencing, commercial and car parking
space.
- The proposed site (to which this design and access
statement refers) was to provide a multi storey car park
along with some commercial ground floor units and office
space fronting Bradford Street in the original approved
planning application.
- The original consent does not expire until May 2014
and consideration therefore needs to be given to how
any approval on this site may subsequently impact on
the existing live permission.
Proposed Planning Permission:
- The proposed residential use in this location is likely to
be acceptable in principle.
- The studio apartments were not considered to
provide good quality accommodation. A better mix was
suggested by Ms Todd: to include more larger units.
- The scale, design and massing of any proposal on this
site will be critical to an applications success, including
its relationship with surrounding buildings and the
adjacent locally listed St Annes Church.
- The interaction of the ground floor with the surrounding
streets will be critical, particularly to Bradford Street.
- There are a number of commercial/industrial uses
within the vicinity, particularly along Cheapside, a noise
assessment will therefore be required to demonstrate
that there would be no harm to future occupiers of
residential accommodation in this location.
- Flooding: this site falls outside flood zone 2 and 3 and
a flood risk assessment is not required as the site being
developed is less than a hectare.
- It was noted this site is currently vacant and an extended
phase 1 habitat survey may well not be required - however
Ms Todd has not been to site.
- S106 - such an application would generate the need for
contributions to include affordable housing (at 35% see
UDP policy 5.37A-G), public open space, contributions
to public transport and wayfinder (a scheme to signpost
routes within the City Centre). Dependent on the final
mix of the scheme a contribution towards education may
be required.
Comments expressed here represent an informal officer
view only. They are given without prejudice to any formal
decision that the City Council as Local Planning Authority
may make on a planning application.

Comments made by Ms Todd:

27

SECTION C: PRE-APPLICATION DESIGN DEVELOPMENT

Pre-application
Design : Light Ingress
Constraints
- Large site footprint therefore danger of creating
apartments with little or no light ingress in centre of
building, see plan to left labelled no courtyard.
- Need for communal space for car parking, bike
storage and bin storage facilities.
- St Annes Church, a locally listed building, is adjacent
to the proposed site and has prominent rose windows.
It is important that any new structure noes not obstruct
light to this existing window.

Opportunities
After analysing the constraints it is evident that by
slimming down the footprint of the proposed building
there will be a considerably greater proportion of light
ingress to the building. This solution also provides for
an internal courtyard area that can be used for car
parking and other communal facilities.
Designing the proposed footprint in a U shape
allows the building to be wrapped around the area
directly adjacent to St Annes rose window, therefore
preventing the obstruction of light there.

Light ingress diagrams

28

Pre-application Design :
Ease of Access, Scale,
Window Locations
Ease of Access
Pedestrian access should be made available from all street side
elevations as well as from the internal courtyard, in the case of
residents accessing the site via a vehicle. The location of these access
points are dictated by maximising the ease of access into the building
arriving from any direction - corners of the building are seen to be most
efficient.
Circulation cores containing stairwells, lifts and refuge areas are to be
dispersed around the building footprint in order that they are easily
accessible from building entrance points and also are to be positioned
in logical locations so that travelling distances are minimized wherever
possible.
Corridors should be designed to roughly follow the path within the
building where there is the least natural light ingress, please refer to
the courtyard plan on previous page. This is in order that apartments
can be placed on either side of this corridor and take advantage of
better light ingress.

Scale
The proposed development should match the proportions of the large
scale surrounding industrial buildings. It may be beneficial to reduce
the scale of the proposed building in places directly adjacent to the
church. The highest point of the proposed building should not exceed
the eaves level of the existing church.
In the scheme designed to present to the local authority for pre-app
advice the highest points of the scheme were six storeys, roughly level
with the church eaves. The elevations were stepped down to become
3 storeys high when directly adjacent to the Church.

Window locations:

Design progression diagrams

The proposed building should be designed to have no windows

from habitable rooms directly facing windows of habitable rooms in
existing buildings. The location of existing windows are indicated in
the window locations diagram opposite. Where possible, proposed
windows should be set at least 21m apart from existing windows,
where this is not possible the following design options are available:
Use of oriel windows to direct the view away from existing habitable
room windows, no habitable room windows to be designed into the
scheme in certain locations.

29

Pre-application
Design : Prominent
Building Corners
Opportunities
Due to the sites proximity to the city centre, there is a
unique opportunity to make a feature of the corners of
the site that are highlighted in the plan titles prominent
location to the left. There are a number of design
options available to make the prominent corners more
eye catching: changes in building mass, framing the
corners with an eye catching material, changes in
building material, architectural corner feature that is
also evident in nearby adjacent buildings, etc.

Massing
Attention can be drawn to the prominent corners
by making them of a larger building mass than the
remainder of the building. This option is explored in
the Massing diagram opposite.

Framing Effect
Another technique to draw attention to the prominent
corners could be to frame them, using coloured fins.
The framing effect created by these fins are explored
to the left in the Framing Effect diagrams.

Industrial Corner Feature

A technique that is already in use in the digbeth area
is to chamfer the building corners and have a greater
depth of brick detail within that architectural feature.
To modernise this technique perhaps the chamfered
corner could be infilled with an interesting material,
or a large glazed infill, or perhaps large windows with
a dynamic shading device. Opposite are pictures of
where chamfered corners are already in use within the
digbeth area.

Design progression diagrams

30

Pre-application
Design : Elevation
Development
Constraints
- The site is sloped, with an incline of approximately
2.5m from west to east. Lombard Street is relatively
level, however the elevations on both Cheapside and
Bradford Street will be affected by this slope.
- The elevations are very long, due to the size of
the proposed development. This could cause the
elevations to become monotonous.

Sloped Site
If the floor level was to be level throughout the building,
many windows on the ground floor would become
submerged as a result, as highlighted in red on the
sloped site diagram opposite. One possible solution
to this is to step the floor level, which may also provide
a method of making the long elevations less regular
and monotonous in the envelope opening pattern.

Prominent Entrance Points

In order to make the proposed scheme more legible,
various techniques could be utilised to draw attention
to the building entrance points. In the scheme design
prepared for pre-application advice with the local
authority this was done in the following way: slightly
raising the roof level used in conjunction with a change
in building material and use of a prominent window
above the entrance way.
Other possible methods could include: alter the
footprint of the building so that it is either recessed
or projected at entrance points, expression of the
circulation core elevationally, change of building
material.

Elevation Development

Elevation design development diagrams

Prominent features on the elevation, which take the

shape of vertical strips of balconies and also block
changes in material, can be used to raise the interest
of the elevations. In the scheme design prepared
for pre-application advice with the local authority a
pattern of differing facade materials was used, as
diagrammatically indicated opposite.

31

Pre-application
Proposed
Scheme
not to scale

The images opposite show the

proposed site plan and proposed
elevations when issued to the
local authority for pre-application
advice.

32

SECTION D:
LOCAL AUTHORITY PREAPPLICATION ADVICE SESSION

local authority consultation

Pre-application advice was sought from Birmingham City
Council on the 18th November 2013. Nicholas Jackson
and Simon Delahunty-Forests advice is summarised
below.
Main Points:
- Bringing Lombard Street elevation to be flush with the
road, would be more appropriate as that would follow
the historical building line, pushed to back of pavement,
a feature that is typical to the Diglis area.
- A simpler faade would be preferable to the original
scheme. Way this could be achieved include:

- Simpler material palette.

- Less patchwork faade of material

changes, opt for physical reliefs instead.

- Balconies with legs are not favoured.

- The colour green is to be avoided.
- It was recommended to refer to the surrounding
industrial buildings (which are robust, effective, stand
the test of time) for design inspiration, rather than from
the existing large scale residential developments, which
are not as favoured by the planning authority.
- It was thought that the proposed six storey building was
not matching in scale to its setting. Five storeys rather
than six is preferred.
- Stepped elevations (Bradford st and cheapside) are
not favoured by planning Authority, it was advised to opt
for a simpler massing instead.
- Internal changes suggested included omitting any
bedrooms that were windowless, and decreasing the
proportion of studio apartments compared to normal
apartments.
- It was recommended to carry out research on the visual
impact the proposed development may have on potential
long range views of St Annes Church Rose Window.
- Additional access doors to the building would be
favourable in the following locations:

- Half way along Lombard Street.

- Within the central parking courtyard
- It would be preferable for excess ramping to be
minimized where possible.
- It was recommended that expressing the circulation
cores elevationally would increase the legibility of the
building and highlight the entrances to the building.
- Roof Terraces would be an interesting option to look
into.
Comments continued to be received until the point of
submission. Where possible, these were always taken
on board.

33

SECTION E: FINAL DESIGN DEVELOPMENT

Final Design : Elevation

Development
Changes advised during Pre-application
Advice
- A simpler faade would be preferable to the original
scheme.
- Constrain building height to Five storeys rather than
six.
- Stepped elevations (Bradford st and cheapside) are
not favoured by planning Authority, it was advised to
opt for a simpler massing instead.
- Excess ramping to be minimised where possible.
- Expressing the circulation cores elevationally would
increase the legibility of the building and highlight the
entrances to the building.
See diagram opposite for evidence of how the above
advice has influenced the final design.

Sloped Site and Level Access

The site is sloped, with an incline of approximately
2.5m from west to east. The elevations on both
Cheapside and Bradford Street will be affected by
this slope. To gain level access throughout, some
internal level changes will be required, which will be
expressed elevationally. Levels across the site have
been carefully considered to minimise the number of
internal floor slab level changes, number of access
ramps required and to make the proposal as easily
accessible as possible.

Circulation Cores
Expressing the circulation cores elevationally increases
the legibility of the scheme and creates elevational
intrigue.
Floor to ceiling Reglit glazing is to allow a partially
obscured view of the stair core from the street. The
circulation cores are to be set back from the remaining
building line, at back of pavement, which will provide
shelter to residents as well as subtly highlight the
building entrance points by use of shadows.
Elevation design development diagrams

34

Effect of proposal on
long range views of St
Annes Church Rose
Window
Changes advised during Pre-application
Advice
- It was recommended to carry out research on the
visual impact the proposed development may have on
potential long range views of St Annes Church Rose
Window.

Effect of proposed development on Long

Range View

Long range view of proposed site,

viewed from top of multi-storey car park

diagrams of how proposed development would

interact with existing rose window

By restricting the proposed development to five

storeys high, the long range view of St Annes Church
Rose window will not be greatly impaired, as illustrated
by the sketches opposite.
The proposed roof height is roughly the same height
as the industrial building that can be seen in the
foreground of both images to the left, see proposed
elevation below, which already obscures the lower
portion of St Annes Church from view.
In addition, St Annes Church rose window is only
visible from very select locations across the city that
are raised high enough above the existing buildings
of Digbeth, therefore can often only be viewed from
locations so far away that it is already difficult to see
the window with the naked eye.

Long range view of proposed site,

viewed from raised area adjacent to Selfridges

diagrams of how proposed development would

interact with existing rose window

proposed elevation - showing height relationship

between proposed building and existing industrial
building adjacent.

35

Final Design : Material

Palette
Changes advised during Pre-application
Advice
- A simpler faade would be preferable to the original
scheme.
- Refer to the surrounding industrial buildings (which
are robust, effective, stand the test of time) for design
inspiration, rather than from the existing large scale
residential developments.
Material Precedents

See diagram opposite for evidence of how the above

advice has influenced the final design.

Industrial Influence
Digbeth has a strong industrial heritage, which has
directly influenced the proposed material palette
selection.

western red cedar

timber (new)

western red cedar

timber (aged)

Digbeths industrial buildings typically are a dark red

brick, with blue brick features. As a modern take on
the industrial material palette it is proposed to have the
entire buildings external material to be a blue brick;
features such as windows and circulation cores will
be highlighted with contrasting, yet complimenting,
modern style materials, as detailed below.
Other building in Birmingham that have taken similar
industrial inspiration in a contemporary way include
the bloc hotel, the crocodile works, southside and
atwood green.

reglit amethyst
glazing

RAL 7031 window

/ door frames

Proposed Material Palette

The proposed material palette is predominantly blue
brick facade, highlighted with metalic amber coloured
window spandrels and cedar balcony features to
introduce diversity and intrigue to the facade. Amethyst
reglit glazing will feature in the circulation cores.

Sketch proposal

granite blue brick

amber trespa
meteon panel

36

Industrial Rhythm of Area

There is a strong industrial heritage in Digbeth,
reflected clearly in its architecture.
The strong horizontal and vertical linear patterns that
form part of the local industrial vernacular are indicated
in the diagrams to the left
Common Architectural Features:
Large window openings in regimented patterns
Pier like protrusions from the building give the
elevations a strong vertical presence. Also
prevents the long elevations becoming too flat
by giving them a 3D relief element.
Typically the buildings have largely proportioned
floor to ceiling measurements, therefore all the
buildings even though predominantly 3/4 storeys
high are much taller than conventional buildings
of this number of storeys.
Dark red brick is very common in the area, with
elements of blue brick on lower levels and to
highlight feature aspects,
Soldier Courses over windows are common.
Horizontal Banding is common, often in an
alternative material to the red brick main walls.
Buildings typically follow a line that is directly
adjacent to the pavement.

Images of industrial buildings within Digbeth

37

Final Design : Elevation

Development
Changes advised during Pre-application
Advice
- Refer to the surrounding industrial buildings (which
are robust, effective, stand the test of time) for design
inspiration, rather than from the existing large scale
residential developments.
See diagram opposite for evidence of how the above
advice has influenced the final design.

Industrial Influence

brick pilasters create subtle shadows that fits with the rhythmic industrial typology of Digbeth

Industrial /buildings within the Digbeth area boast

a very simple material palette of red and blue brick.
To prevent their elevations from being monotonous,
the surrounding buildings have used the following
techniques:
- strong vertical elements in the form of brick pilasters
break up long elevations, casting subtle shadows
which add a three dimensional aspect of the facades.
- large window components which are set out in strong
vertical and horizontal lines. This regimented pattern is
very functional to the industrial use of the building casting the largest possible amount of light into the
spaces within.
The above techniques have been utilised within the
proposed scheme, as shown to the left.

Elevational evolution
As part of the ongoing diccussions with the local
authority, the design continued to evolve up until the
point of submission.

large window modules are set out in industrial rhythym

The glazed staircores were amended to take the

window module (shown to the left) into the width of
the glazed plank syatem. This offeried a better level
of punctuation and improved the ledgebility of the
entrances
The Bradford Street elevation was also amended to
create a physical gap between the proposal and the
adjacent priests accomodation, which also offers
views toward the rose window from the street.
See pages 43-45 for the submitted elevations.

38

Final Design : Site Plan

Development
Changes advised during Pre-application
Advice
- Bringing Lombard Street elevation to be flush with
the road, would be more appropriate as that would
follow the historical building line, pushed to back of
pavement, a feature that is typical to the Diglis area.
- Additional access doors to the building would be
favourable in the following locations:

- Half way along Lombard Street.

- Within the central parking courtyard
- Excess ramping to be minimised where possible.
- Expressing the circulation cores elevationally would
increase the legibility of the building and highlight the
entrances to the building.
See diagram opposite for evidence of how the above
advice has influenced the final design.

Ease of Access
- The levels of the proposed scheme have been
carefully considered in order that there is now level
access throughout, with minimal ramping required.
- Pedestrian access points have been generally
increased in number, as well as placing them in more
intuitive locations - ie directly across from circulation
cores.
- Additional stair cores have been incorporated into
the scheme to allow for the scheme to have greater
escape capacity in the case of an emergency.
- The vehicle access point remains as proposed in the
pre-application design.

Building Footprint
By following the local authoritys advice to follow the
historic building line of Lombard street the scheme
has been able to offer a more generous parking court,
which has been dispersed with pockets of planting.

Site plan design development diagrams

39

Final Design : Balcony

development
Projecting Balconies
Due to the size of lombard street elevation and the
quiet and enclosed nature of Lombard street itself, the
main views of this elevation will be seen by passers by
when walking either along bradford street or cheapside
when walking past lombard street.
This presents an opportunity to take advantage of
these passing glances, by creating balconies that
project away from the building and add a three
dimensional aspect to the elevation.

Balcony Design Development

Ongoing discussions were had with the local authority
after the initial pre-application advice session. One of
the topics under question were the detailed design of
the proposed balconies. Many sketch options, some
of which are shown opposite, were made out for the
planners comment, until the current scheme was
agreed upon.
regimented industrial rhythm of facade is broken up by use of seemingly random balconies

Balcony Pattern Making

To break up the long elevations, the balconies have
been arranged in a seemingly random pattern to
introduce some diversity to the scheme.
Other methods of creating this diversity include the
random patterns of window spandrels.

sketch design development - balcony details (wider than window opening, inset within window opening, no balcony)

40

final design
This page describes the final proposed design, in
terms of: use, layout, amount, scale, landscaping,
access and sustainability.

is required, to take into account the unique

topographical conditions, however it has been
minimised as much as possible

Use

Layout

This proposal is for 170 dwellings at a site

bounded by Bradford Street, Lombard Street and
Cheapside in Digbeth, Birmingham.

The perimeter development building footprint

with an internal void for vehicular parking has
remained the most effective layout, as set out in
the pre-application design stage for the following
reasons:
- allow for light to access the church rose window.
- allows for natural light ingress to dwellings
throughout the scheme.
- allow for natural surveillance by residents of the
interior courtyard
- a stand off from the existing church
accommodation.

The proposed use on the site is residential. This will

be a mixture of 1 & 2 bed dwellings. A 275 sq.m retail
unit has also been incorporated on the ground floor

Design Development
Changes were made following advice during the preapplication process. This had a significant impact on
the original proposal.
Following a thorough pre-application process, the
proposals have changed significantly. The footprint
was modified to mirror the historic back of pavement
developments in the area, as well as adapting the
elevations to better reflect the strong industrial
heritage of Digbeth. Following the historic building line
of Lombard street, as well as careful consideration
of site levels to create an easily accessible scheme
without excessive ramping was also an important part
of the design process.
Other considerations were the general decreasing
of height of the entire scheme to five storeys, and
the preference away from stepped elevations for a
cleaner and more simple building massing.

Scale
The proposal is 5 storeys high throughout, with the
exception of a small portion of the building directly
adjacent to the church house on Bradford street
elevation; this portion is simply the height of the
existing wall to allow a good distance to the habitable
rooms of the church accomodation. It houses refuse
and bicycle storage. Elsewhere, some stepping

The vehicular access point remains on Cheapside

as proposed in the pre-application advice design,
in accordance with advice from Mott Macdonald:
- Cheapside has considerably lower through
traffic levels than Bradford Street, therefore it was
deemed to have less impact on existing traffic
conditions to create the vehicular access point to
the site from Cheapside.
The incline of slope on the site requires level
changes within the building, in order that the
ground floor has the best possible access to light
and level access is made available throughout all
entrance points.
Pedestrian access points are made obvious
to passers-by by the circulation cores that are
expressed elevationally and recessed back from
the main facade. A greater number of pedestrian
access points have been provided within the
parking courtyard and are positioned in logical
locations in order to make access as easy as
possible.

Amount
The application proposes that 170 residential units

and one 275 sqm retail unit are to be built on the

site (site area of 4,824 sqm or 2.9 acres).
Gross internal area of the proposed development
over all floors is approximately 9,961 sqm.

Landscaping
Rear hard landscaped courtyard, interspersed
with planters, breaking up the parking spaces..

Access
Direct vehicle access is off Cheapside in the
south east corner of the site. This access point
leads to the internal courtyard, from which there
are pedestrian access points into the building,
sheltered refuse storage areas and sheltered
bicycle storage areas.
Direct pedestrian access can be gained from
Two locations on lombard street, equidistant
from street corners. Additionally, access can be
gained from Cheapside, Bradford Street and
multiple points within the internal courtyard. All
pedestrian access points are level access points
to assist the less mobile.
57 car parking spaces will be provided within the
courtyard, 2 of which will be of larger proportions
to accommodate disabled car parking spaces.
170 bicycle parking spaces will be provided
in enclosed areas that are sheltered from the
elements.

Sustainability
As a city centre development, the proposal is
inherently sustainable. The site is within a very
short distance from a range of amenities, as well
as the proposed being on a brown field site.
Recommendations have been made in the
drainage statement to implement Sustainable
urban Drainage Systems (SuDS).

41

Final design
proposed ground
floor plan
not to scale

The image opposite shows the proposed

site plan.

Proposed

Ground Floor Plan

not to scale

42

Proposed Site Elevations

not to scale

43

Proposed Site Elevations

not to scale

44

Proposed Site Elevations

not to scale

45