REDCAR AND CLEVELAND BOROUGH COUNCIL
PLANNING COMMITTEE (DEVELOPMENT MANAGEMENT)
COMMITTEE DATE: 18/08/2010
LIST: B
APPLICATION NUMBER: R/2010/0428/F3M
Application For: DEMOLITION OF EXISTING DERELICT BUILDINGS AND CREATION OF 4/5 STOREY COMMERCIAL BUILDING (CREATIVE INDUSTRIES CENTRE)
At: 28-29 ESPLANADE REDCAR
PROPOSAL:
Planning permission is sought for the redevelopment of 28 - 29 Esplanade (at one time the Palace Theatre), Redcar to form a ‘Creative Industries Hub’. The aim is for this to be a flagship regeneration project creating a catalyst for creative industries development in the area. This building at four/five storey high would have a glazed curtain wall frontage with curved shop front glazing at ground floor. The remainder of the building would be profiled metal sheeting with a powder coated finish. The building is set back at first floor where there will be door opening onto a deck that would run the length of the façade.
The building would comprise studios for uses such as music, video/film making, performance and seminars; workspaces to be occupied by crafts people ( e.g. art, jewellery and sculpture) who may also wish to display and sell their goods at the premises; offices for creative businesses; communal facilities comprising shared spaces for the creative industries within the ‘Hub’ such as meeting areas, seminar rooms and training facilities, and ancillary areas that includes toilets, refreshment areas, showers and plant rooms. The lettable space within the scheme would not exceed 2400m2. The documentation notes that as this is a mixed use development the floorspace for each use is a maxima: financial and professional services – 388m2; restaurants and cafes – 164m2; offices – 2301 and assembly and leisure – 206m2.
There would be no off street car parking at this site. The site is close to bus routes and some 600 metres from the railway station. There are several public car parks within walking distance of the site. The documentation advises that each tenant will hold a license agreement with building management and it is their intention to seek within the terms of that license an enforceable commitment to adhere to the principles of the ‘Green Travel Plan’.
Separate storage areas for waste and recycling are proposed within the south east corner of the site. This area will also accommodate bin storage for 45, 47 and 49 High Street. These can be accessed from Bath Street. A smoking area is also proposed within the rear yard. The application also notes that rights of access for adjacent occupiers would be maintained.
The building would be open 0900 to 1700 Monday to Friday and 1000 and 1600 at weekends. The building would be available to staff 24 hours a day 7 days a week and exceptionally for visitors to particular businesses.
The documentation advises that 60 jobs would be directly created as a result of the ‘Hub’ and ‘Vertical Pier’ joint venture.
The Statement of Community Involvement advises that there was a high level of interest in the emerging proposals for the ‘Creative Hub’. It states that there have been a number of opportunities for people to review and comment on the proposed scheme and ‘many of the constructive comments made during these sessions have been incorporated into the design in some way’. A joint consultation event (with the proposed ‘Vertical Pier’) was undertaken between 22 May 2010 and 5 June 2010. This followed the previous ‘Love it, Hate it’ consultation event. The ‘Hub’ proposal was presented to the IGNITE Design Review Panel at the 7 December 2009 meeting ‘where some constructive commentary was given about the way the scheme meets the public realm’.
DEVELOPMENT PLAN:
Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires that applications for planning permission be determined in accordance with the development plan unless material considerations indicate otherwise.
Redcar and Cleveland Local Development Framework:
CS5 - Spatial Strategy for Redcar
CS18 - Town, District and Local Centres
CS20 - Promoting Good Design
CS24 – Biodiversity and Geological Conservation
CS25 – Built and Historic Environment
CS26 – Managing Travel Demand
DP2 - Location of Development
DP3 - Sustainable Design
DP5 - Art and Development
DP6 – Pollution Control
DP7 – Potentially Contaminated and Unstable Land
DP11 – Archaeological Sites and Monuments
‘Saved’ Local Plan Policies
SH8 - Late Opening Zone
SH9 – Amusement Centres and Arcades
OTHER POLICY DOCUMENTS:
PPS1 – Delivering Sustainable Development
PPS 4 - Planning for Sustainable Economic Growth
PPS5 – Planning and the Historic Environment
PPS9 – Biodiversity and Geological Conservation
PPS23 – Planning and Pollution Control
PPS25 – Development and Flood Risk
PPG13 - Transport
OTHER CONSIDERATIONS:
This application has been advertised by means of both press and site notices and has been the subject of local consultation. As a result 5 letters/emails have been received from the occupiers of 3 Aintree Road, 12 Arthur Street, 197 West Dyke Road, 2 Walnut Grove, Redcar and 57 Sherwood Drive Marske making the following comments:
1. At the time of cut backs and increased taxes it is a waste of money and neither the Vertical Pier or the Hub are going to provide badly needed leisure facilities for residents and visitors.
2. Was told that it was hoped to include the Palace Façade in the new building. If this does not happen what will be done with the famous outline – could it be rebuilt at Kirkleatham?
3. How many Redcar residents would use it?
4. The palace building was a mess but it comes down to rent/rates for shop units and now we have ‘virtual’ shops all over the area. It is not a way of brightening up the area, but an admission that you are failing in your duty to find new tenants for the shops.
5. Yet another square box that has no architectural merit.
6. Suggest a café restaurant be built on the upper floor to capitalise on the views.
7. The consultation at the Mayfair Community Hall was flawed. The questions were designed to get only positive responses.
8. Two extra cafés at the Hub and Pier are hardly needed in Redcar which has a large number already, many struggling for survival.
Environment Agency
The revised Flood Risk Assessment as long as it forms part of the application is acceptable providing the mitigation measures detailed are followed. This may be secured by planning condition.
Natural England
The application is unlikely to have a significant effect on the interest features of the Teesmouth and Cleveland Coast Special protection Area and Ramsar site.
The proposal would not be likely to cause damage or disturbance to Redcar Rocks SSSI.
Natural England is satisfied that the proposal would have a negligible risk of bats or any other protected species.
Natural England supports the potential mitigation measures set out in Section 5 of the Ecology Assessment Report
Northumbrian Water
Raise no objections subject to the diversion of their apparatus or redesigning the building to prevent building over.
Theatres Trust
The Trust is not opposed in principle to the redevelopment of the site but has substantial concerns over the proposed redevelopment.
The former Palace Theatre was built as a cinema and theatre in 1913. It is now masked by an extension between the original entrance and the pavement.
The Trust’s main objective is to safeguard theatre use or the potential for such use.
Raise concerns as there is not a replacement cultural performance space proposed as part of the scheme. Further, raise concerns about the massing and design of the replacement building within the seafront location. The design could be let down by detailing and materials. A more appropriate solution would be to retain, refurbish and enhance the original 1913 frontage of the former theatre along with a number of other buildings fronting the Esplanade (as the BDP Regeneration Masterplan suggest) together with new build and thereby renewing and regenerating more of the seafront.
Note that they are not opposed to the scheme in principle and commend the Council and its partners for wishing to create a ‘chain of creative industries’ and also fro improvements to the Esplanade and seafront environs.
It is the Trust’s policy that where there is an agreement to demolish a theatre for redevelopment of the land, it will seek to establish and equivalent and improved replacement or a planning obligation that provides a financial contribution to address the loss of the amenity and enhancement of the local planning authority’s theatre infrastructure. It appears that the building does not include a performance space only a central atrium and media studios which could not be considered a proper theatre space.
Disappointed not to have been consulted at the pre-planning stage which could have provided earlier reassurance of the concerns. Request a meeting to offer advice, discuss possible alternatives and to resolve the substantial concerns.
If consent were to be given here should be a condition imposed to record and salvage the former theatre prior to the commencement of works. The Trust would be grateful to receive a copy of the report for their archives. Would also like to advise on the content of the report and suggest sections and features of the building for salvage.
Tees Archaeology
The development lies within the settlement of Redcar which has medieval origins. The plot of land with its curved boundaries is typical of a long toft, characteristic of medieval settlement in this region. It is likely that the plot has been in continuous use since at least 1100AD and that archaeological remains will survive. It is recommended that archaeological monitoring takes place at this site during ground works for foundations in order that any archaeological remains are recorded before they are destroyed.
The existing building is a later Victorian theatre masked by a 20th century frontage extension. It is recommended that the building is subject to historic building recording prior to its demolition in order that a publicly accessible archive is available.
Highways
Raise no objections.
It is noted that the applicant is not providing any car parking facilities with this development. The site is within the town centre as defined in the LDF and therefore should attract only an operational car parking requirement for the servicing of the building. There is a designated loading at the front of the site, outside No. 26 Esplanade. There are currently restrictions to on street parking in the area although there are a number of short and long stay car parks within Redcar. As with the previous use both staff and clients will have to use on street parking or make use of public transport links.
An area of adopted highway will be required to carry out demolition and construction works and therefore appropriate arrangements need to be put in place prior to the commencement of works on site.
It is recommended that a condition be imposed on any planning permission regarding the production, implementation and review of a Travel Plan. It is recommended that conditions requiring cycle parking, full details of the highway works to the front, details of contractor car parking and materials storage and details of a scheme to prevent mud/debris being deposited on the highway are also imposed. A Traffic Management Plan for the construction phase is also required and that Plan should also include pedestrian diversion routes.
Environmental Protection
Recommend conditions with regard to controlling hours of construction and deliveries, generators being acoustically enclosed/silenced, no burning of waste and that any lighting should be shielded to prevent light spillage beyond the boundary of the site.
It is noted that a desk top study has been undertaken by Solmek and the report identifies the potential for ground gas generation and recommends a phase 2 intrusive investigation. To ensure this is carried out would advise the imposition of the standard Contaminated Land Condition to any planning permission.
Carbon Management Unit
The architects have been asked to consider roof mounted photovoltaics, grey water recycling and server room heat reclamation. As the application stands the 10% renewables target is met by the air source heat pump provision.
REASONED ARGUMENT:
Planning permission is sought for the redevelopment of 28 -29 Esplanade (at one time the Palace Theatre), Redcar to form a ‘Creative Industries Hub’. The aim is for this to be a flagship regeneration project creating a catalyst for creative industries development in the area. The aim is to create flexible workspace for a combination of uses comprising financial and professional services; restaurants and cafes; offices and assembly and leisure. The documentation advises that 60 jobs would be directly created as a result of the ‘Hub’ and ‘Vertical Pier’ joint venture with 150 jobs generated by the seafront development as a whole.
Members will be aware that there is scheme to upgrade the flood defences at Redcar including environmental improvements. There is also a planning application (R/2010/0432/F3) for a vertical pier and landscape enhancements including an outdoor performance space further to the west in the area surrounding and including the public toilets. Policy CS5 sets out the strategic vision for Redcar over the LDF period. This includes improving the range and quality of shops and leisure opportunities in Redcar town centre. It is hoped that the schemes combined would lead to the renaissance of this area. This building at four/five storey high would have a glazed curtain wall frontage with curved shop front glazing at ground floor. Profiled metal sheeting with powder coated finish is proposed. The building is set back at first floor where there will be door opening onto a deck that would run the length of the façade. Set within a central location the building would constitute a prominent feature on Redcar seafront. This is what it is intended to do.
The documentation notes that Planning Policy Statement 4 (PPS4) ‘Planning for Sustainable Economic Growth’ requires a sequential test to be carried out. Sites in both Saltburn and Redcar were considered. Saltburn sites did not prove viable due to size, availability, location and access issues. Redcar was preferred due to its central location in the Borough and better transport links. The proposed site was selected due to its position fronting the busiest part of the Esplanade and its town centre location.