Page 1 of 5 Committee Date: 18/04/2013 Application Number: 2013/00742/PA Accepted: 04/03/2013 Application Type: Full Planning Target Date: 29/04/2013 Ward: Ladywood 97 Corporation Street, Birmingham, B2 4UG Change of use from retail (Use Class A1) to financial and professional services (Use Class A2). Applicant: Oakam Ltd Melrose House, 42 Dingwall Road, Croydon, CR0 2NE Agent: Tim Spencer Associates Ltd 12 Manley Close, Holmes Chapel, Cheshire, CW4 7HL Recommendation Approve Subject To Conditions 1. Proposal 1.1. The application is for a change of use a vacant retail unit (Use Class A1) to a financial and professional services use (Use Class A2). No external works are proposed to the shopfront and the applicant has yet to submit an application for signage. 1.2. The 160 sq m unit would occupy the former Jacobs camera shop over two floors (basement and ground), with a total of seven staff employed on the premises. Proposed operating hours are 09:00 – 19:00 Monday to Saturday and 10:00 – 17:00 on Sundays and Bank Holidays. Proposed internal layouts at ground floor show a reception and waiting area, with four consultation desks and a counter at the rear of the unit. Within the basement the layout would be as per the existing, with one office converted into a secure storeroom. 1.3. In support of the application the agent has stated that due to the shift in prime retailing towards the Bullring, along with ongoing works to facilitate the Metro extension, there is limited scope for an A1 retail unit in this location. 2. Site & Surroundings 2.1. 97 Corporation Street is the former Jacobs camera shop, which has been vacant since the company went into administration in June 2012. The unit is within Birmingham City Centre core and is in a row of commercial premises extending north up Corporation Street from House of Fraser and North Western Arcade which turns north west into Bull Street. 2.2. From North Western Arcade, the row consists of The Money Shop (A2), Scrivens Opticians (A1), 1 Aways Clothing (A1), application site (currently A1), Ladbrokes (A2) and Skin Beauty Salon (A1/D1) on Corporation Street and turns up Bull Street with Subway sandwich shop (A1), Telion Sandwiches (A1), vacant (former record shop A1), British Heart Foundation (A1), Cyber Candy (A1) and Jennings Bet (A2).
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Committee Date: 18/04/2013 Application Number: 2013/00742/PA
Accepted: 04/03/2013 Application Type: Full Planning
Target Date: 29/04/2013
Ward: Ladywood
97 Corporation Street, Birmingham, B2 4UG
Change of use from retail (Use Class A1) to financial and professional services (Use Class A2). Applicant: Oakam Ltd
Melrose House, 42 Dingwall Road, Croydon, CR0 2NE Agent: Tim Spencer Associates Ltd
12 Manley Close, Holmes Chapel, Cheshire, CW4 7HL
Recommendation Approve Subject To Conditions 1. Proposal 1.1. The application is for a change of use a vacant retail unit (Use Class A1) to a
financial and professional services use (Use Class A2). No external works are proposed to the shopfront and the applicant has yet to submit an application for signage.
1.2. The 160 sq m unit would occupy the former Jacobs camera shop over two floors
(basement and ground), with a total of seven staff employed on the premises. Proposed operating hours are 09:00 – 19:00 Monday to Saturday and 10:00 – 17:00 on Sundays and Bank Holidays. Proposed internal layouts at ground floor show a reception and waiting area, with four consultation desks and a counter at the rear of the unit. Within the basement the layout would be as per the existing, with one office converted into a secure storeroom.
1.3. In support of the application the agent has stated that due to the shift in prime
retailing towards the Bullring, along with ongoing works to facilitate the Metro extension, there is limited scope for an A1 retail unit in this location.
2. Site & Surroundings 2.1. 97 Corporation Street is the former Jacobs camera shop, which has been vacant
since the company went into administration in June 2012. The unit is within Birmingham City Centre core and is in a row of commercial premises extending north up Corporation Street from House of Fraser and North Western Arcade which turns north west into Bull Street.
2.2. From North Western Arcade, the row consists of The Money Shop (A2), Scrivens
Opticians (A1), 1 Aways Clothing (A1), application site (currently A1), Ladbrokes (A2) and Skin Beauty Salon (A1/D1) on Corporation Street and turns up Bull Street with Subway sandwich shop (A1), Telion Sandwiches (A1), vacant (former record shop A1), British Heart Foundation (A1), Cyber Candy (A1) and Jennings Bet (A2).
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2.3. Within the vicinity, Poundland (A1), Café Nero (A1/A3) and Phones 4U (A1) are on
the opposite side of Corporation Street, with the British Heart Foundation furniture store (A1) diagonally opposite within the Square shopping centre. The Square Peg Public House (A4) is on the opposite side of Corporation Street.
3. Planning History 3.1. None relevant. 4. Consultation/PP Responses 4.1. Transportation Development- No objections. 4.2. Regulatory Services- No objections. 4.3. Statutory site notice posted, adjoining occupiers and ward councillors notified- Two
comments received.
-Councillor Rice has raised concerns regarding the plethora of payday loan shops appearing on Corporation Street and Bull Street and has requested that his comments are taken into account by Members. The area is already over concentrated with such uses which results in a down market, mono-use area which detracts from the overall vitality of this area of the City Centre; an important location which should improve following the opening of the Midland Metro extension and the Staybridge Apart-Hotel scheme over Martineau Place. Councillor Rice has suggested that the City Council works with property owners to devise a strategy for Corporation Street that would seek to encourage an appropriate mix of ground floor uses such as coffee shops, A1 retail uses and bars to compliment the metro and planned hotels and university developments in the vicinity rather than sterile and low rent uses such as the one currently proposed. -The City Centre Neighbourhood Forum has objected to the proposed use. They are also concerned over number of existing A2 uses in the vicinity and the impact that this has on this part of the City Centre core. The forum have also suggested a mix of A1, A3 and A4 uses to form active, lively ground floor uses.
5. Policy Context 5.1. Adopted UDP (2005); draft Birmingham Development Plan (2010); emerging Big
City Plan City Centre Masterplan (2010); Places for All (2001); NPPF. 6. Planning Considerations 6.1. Policy 15.8 of the adopted UDP states that there should be provision of a mixture of
activities within the City Centre and policy 15.12 notes that improving the choice and quality of shopping provision within the Regional Centre is an important priority. Policy 3.10 adds that, ‘proposals which would have an adverse effect on the quality of the built environment will not normally be allowed.’ Places for All comments that the City Centre and other local centres with good transport links provide the greatest potential for a diverse mix of uses. Policy CC8, within the draft Birmingham Development Plan provides key objectives for the City Core, which includes supporting its primary function as a centre for retail, cultural, civic and administrative functions and creating a high quality, distinctive and vibrant environment. The
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emerging Big City Plan City Centre Masterplan states that in the City Core, different needs should be catered for to broaden the appeal of the City.
6.2. Within the NPPF paragraph 19 places significant weight on the need to support
economic growth through the planning system with paragraph 21 stating its support for existing business sectors. Paragraph 23 encourages growth in centres and adds that there should be a range of sites available for commercial developments in centres.
6.3. Given that the application relates to a change of use only, the salient issue with the
application is the principle of an A2 use in this location. The application site is within the heart of the City Centre core, at the intersection of two main streets which are predominantly retail, but which also have other functions such as betting shops, public houses and payday loan shops. These uses are considered to form part of the commercial mix of the City core and its operation as a regional destination.
6.4. The proposed A2 unit is not considered to harm the overall vitality and vibrancy of
this part of the City Centre core. The unit would form an additional A2 unit on the corner of Bull Street and Corporation Street, which, if approved would total 25% (3 of 12) of the units within the row. This is not considered to be a critical mass of A2 units within the immediate row which still has a number of A1 uses operating such as opticians, a clothes shop, sandwich shops and a sweet shop. As only the application site and a former record shop on Bull Street are the only vacant units within the immediate row, I do not believe that the current mix of uses, including A2 uses, have a harmful impact on the vitality and viability of the area. The proposal would occupy a vacant unit and provide a further active ground floor use.
6.5. From a policy perspective, the NPPF is unequivocal in its support for existing
businesses and growth in centres. It is accepted that the northern end of the City Centre core now has a large number of ‘discount’ retailers and other ancillary uses such as payday loan shops, pawnbrokers and betting shops. The agent for the applicant has verbally stated that their client intends to locate here due to the existing retail offer and bus stops within the vicinity. This is symptomatic of current macro-economic problems within the wider economy and is common in most cities and towns. The Local Planning Authority is looking at these trends and investigating the changing retail patterns within Birmingham. This will in turn allow for the production of a retail strategy for the City Centre core which will also have the input of retailers, landlords, councillors and the Business Improvement Districts. My Development Planning Officer has indicated that the consultation period for this strategy will begin in the next couple of months. However, currently, there are no specific restrictive use policies for the City Centre core and given its role as a regional centre, an A2 use such as this is considered to contribute to the wider mix of uses within the City Centre core. Current local planning policy reinforces this view.
6.6. The proposed operating hours of the unit would be on a par with existing 9-5
retailers, with extended opening hours until 19:00 from Monday to Saturday. The design and layout of the premises means that passing pedestrians would get views into the premises showing ongoing activity whilst the unit is open. A window display condition would prevent the installation of full height vinyl advertisements which are prevalent in some existing retail units.
6.7. Further comments regarding a potential restaurant/ café use have been taken into
account, however it should be noted that an A3 use would have permitted development rights to operate as an A2 use and that an A3 use is not being considered under this application.
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6.8. With the above in mind and as both Transportation and Regulatory Services have
raised no objections to the proposal, the proposed A2 use is considered appropriate in this location.
7. Conclusion 7.1. Subject to conditions, the proposed A2 use would complement the existing retail
uses within the vicinity and would not have an adverse impact their amenity or the vitality and viability of the City Centre core as a regional shopping destination. Therefore the application is recommended for approval.
8. Recommendation 8.1. Approve subject to conditions 1 Requires views into the unit to be maintained
2 No consent implied for signage
3 Requires the scheme to be in accordance with the listed approved plans
4 Limits the approval to 3 years (Full) Reason for Approval 1 Birmingham City Council grants Planning Permission subject to the condition(s) listed
below (if appropriate). The reason for granting permission is because the development is in accordance with: Policies 3.8, 3.10, 3.14 and 15.8 of the Birmingham Unitary Development Plan 2005; Places for All (2001); and the National Planning Policy Framework.
Case Officer: Neal Allcock
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2 to
25
5 to
1
15 to
23
Prior
y
90 to 122
1 to 5
115
2 to
14
PrioryDalto
n W
ay
Square18
19
132.6m
11
The Priory Courts
8
6 12
5
Temple Point
78 to
86
3 to 9
91 to
99
1 to 9
22
7314
2 to 10
Shelters
910
30
2423
1
1514
27
29
1728
13
BULL STREET
8 7
4
7418
3
9
Great Western Arcade
2
10
Temple Court
Tunnel
134.7m
4
North Western Arcade
25
35
Minories
16
El2
11
3321
1
Sub Sta
3736
38
16
TEMPLE ROW
137.5m
TCBs
4
43
8m
TCBs
BULL STREET
1 to 1
7
95 to
96
30 25
Shelters
1 to 8
Martineau
59 to
65
23
33 to
35
89 to
90
27
21
32
Place
98 to
102
LB
1
2228
26
66 to 80
18 to
20
132.9m
Ps
133.5m
ET
CHERRY STREET
12
1
44 to 64
10
71
22
Bank House
8
11
17
TCBsTCB
TCBsTCBs
TCB
135.6m
II
II
II
Birmingham City Council
Date:25/9/2007
Development Directorate1 Lancaster CircusQueenswayBirmingham B2 2JE.
Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.Birmingham City Council. Licence No.100021326, 2009This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright.
Site Boundary
Site Location
Unauthorised reproduction infringes Crown Copyright and may lead to prosecution or civil proceedings.Birmingham City Council. Licence No.100021326, 2009This map is reproduced from the Ordnance Survey Material with the permission of Ordnance Surveyon behalf of the Controller of Her Majesty's Stationery Office © Crown Copyright.
APPENDIX
SCALE 1:5000
SCALE 1:1250
Neighbourhood Offices
Conservation Area
Locally Listed Buildings
Statutory Listed Building97 Corporation StreetBirminghamB2 4UG
2013/00742/PA
N
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