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Old August 2nd, 2007, 11:54 PM   #1
danz013
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NOTTINGHAM | Castle College mixed-use development | App

Castle College

Status: Approved
Regen Zone: Southside
Developer: Castle College
Architects: Hawkins Brown
Cost: £30m
Use: Educational, Office, Residential, Retail.


Links:
SSC Thread
New Nottingham Page
Castle College Website


Notes:
The castle college site has always been in desperate need of regeneration. Castle college recently
announced plans for a £35m redevelopment below the castle rock.

The development site will consist of 4 buildings. One of these buildings will become Castle Colleges
Flagship campus. As well as its educational use the new campus will incorporate shops, offices,
flats and car parking and will also allow more public space in the area facing the Castle Rock.

The design aims to takes into account nearby historic buildings including Nottingham Castle. Clegg
Construction we’re assigned the task of designing and overseeing the construction of the development


Current Status:
Nottingham City Council have approved the scheme subject to accepting a final elevation of one of the elevations. Work is expected to begin at the end of the academic year.


image hosted on flickr


image hosted on flickr


image hosted on flickr
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Old August 5th, 2007, 03:28 PM   #2
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Councillors will be visiting the site in September to make a decision. We could see work start early next year!
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Old September 5th, 2007, 01:44 AM   #3
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Guys... I've just thought about this and all that talk the EP was giving about this project could start towards the end of the year/early next year is foolishness!!

Students are enrolling there today...?? I can't see them moving students half way through the year?
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Old September 5th, 2007, 01:46 AM   #4
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Isn't Castle College in partnership with Broxtowe College?
They might move them there or build the news parts first and leave the demolition of the main building until later on in the project.
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Old September 5th, 2007, 01:50 AM   #5
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It is yeah.. they're all the same thing now but... they wouldn't do that half way through the year though. One of the main choices for going to a college is proximity... you can't relocate someone to broxtowe half way through the year.
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Old September 10th, 2007, 04:49 PM   #6
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Expected to be granted permission next week

Quote:
WARDS AFFECTED: Radford And Park Item No:

DEVELOPMENT CONTROL
COMMITTEE
19th September 2007

REPORT OF DIRECTOR, PLANNING AND TRANSPORT STRATEGY

Castle College Nottingham People's Campus, Maid Marian Way

1 SUMMARY

Application No: 07/01318/PFUL3 for planning permission

Application by: Hawkins Brown FAO Russell Brown on behalf of Castle College And Clegg Developments Ltd

Proposal: Demolition of existing buildings to provide for the erection of new Castle College building, Art Yard, with associated highway and access works, basement car parking, cycle facilities, service facilities and plant and landscaping.


To meet the Council's Performance Targets this application should be determined by 11th October 2007

2 RECOMMENDATIONS

A Section 106 planning obligation/Section 278 highways agreement be sought to secure the following matters:

(i) The provision of public realm enhancement works on Castle Road and to rear of Castle Gate;

(ii) Public access to the proposed pedestrian routes through the site and measures to ensure access maintained in perpetuity;

(iii) Promotion of training and employment opportunities for local people from deprived wards in the City;

(iv) Financial contribution towards integrated transport measures;

Upon completion of a Section 106 planning obligation, grant permission subject to conditions relating to:-

• Three year time limit for implementation
• Archaeological watching brief
• Sample panels of all external materials
• Large scale design details of elevations and cross sections
• Details of roof of podium and the block above, including proposals for brown/green roofs
• Details of treatment of external areas, including landscaping, external lighting and public art
• Details and implementation of sustainable design features
• Details of surface water run-off limitation and drainage
• Reinstate any footpaths damaged by the development in accordance with the Streetscape manual, removing any redundant vehicle crossings
• Disabled parking
• Cycle parking
• Refuse storage
• Green travel plan
• Details of method statement for servicing
• 24 hour public access to the public spaces within the development
• Details of CCTV
• Bat survey and mitigation, if required, following the survey
• Tree protection measures
• Details of any mechanical ventilation

Details of the S106 provisions, highways agreement and conditions of planning permission to be delegated the Director Planning and Transport Strategy.

For the main body of the report please see planning application 07/01317/PFUL3 on this agenda.

Contact Officer:
Mrs J.M. Keble (Mon, Tues, Thurs), Case Officer, Planning Services.
Email: [email protected]. Telephone: 0115 9155410


WARDS AFFECTED: Radford And Park Item No:

DEVELOPMENT CONTROL
COMMITTEE
19th September 2007

REPORT OF DIRECTOR, PLANNING AND TRANSPORT STRATEGY

Castle College Nottingham People's Campus, Maid Marian Way

1 SUMMARY

Application No: 07/01317/POUT for outline planning permission

Application by: Hawkins Brown FAO Russell Brown on behalf of Castle College And Clegg Developments Ltd

Proposal: Demolition of existing buildings to provide for mixed use redevelopment comprising new Castle College building, Art Yard, two office buildings with retail and restaurant/cafe uses at ground floor, with associated highway and access works, basement car parking, cycle facilities, service facilities and plant and public realm improvements.

The application is brought to Committee because it is a proposal for a major development and regeneration opportunity which raises significant issues in relation to its specific context.

To meet the Council's Performance targets this application should be determined by 11th October 2007.

2 RECOMMENDATIONS

1. A Section 106 planning obligation/Section 278 highways agreement be sought to secure the following matters:

(i) The provision of public realm enhancement works on Castle Road and enhancement work to the rear of the listed buildings on Castle Gate;

(ii) Public access to the proposed pedestrian routes through the site and measures to ensure access maintained in perpetuity;

(iii) Promotion of training and employment opportunities for local people from deprived wards in the City;

(iv) Financial contribution towards integrated transport measures;

(v) Improvement works to the highway

2. On completion of a Section 106 planning obligation, grant permission subject to conditions relating to:-

• Standard outline time limits
• Standard reserved matters
• Details of phasing
• Archaeological watching brief
• Sample panels of all external materials
• Details of external appearance including large scale design details of elevations and cross sections
• Details of podia and blocks above, including proposals for brown/green roofs
• Details of treatment of external areas, including landscaping, external lighting and public art
• Details and implementation of sustainable design features
• Details of surface water run-off limitation and drainage
• Reinstate any footpaths damaged by the development in accordance with the Streetscape manual, removing any redundant vehicle crossings
• Disabled parking
• Details of highway works
• Car park management
• Cycle parking
• Refuse storage
• Details of secure access control to car park entrances
• Green travel plan
• Details of method statement for servicing
• 24 hour public access to the public spaces within the development
• Details of CCTV
• Tree protection measures
• Bat survey and mitigation, if required, following the survey
• Ventilation system/cooking fumes extraction to Class A3 use
• Details of any mechanical ventilation

3. Details of the S106 provisions and conditions of planning permission to be delegated to the Director Planning and Transport Strategy

Reason for Recommended Decision:
The Council considers that the proposal accords with the policies of the development plan set out .It has taken into consideration all other material matters including those raised in response to consultation and publicity. The development is acceptable in terms of all relevant policies and supplementary planning guidance.

3 BACKGROUND

Issues report

3.1 An Issues report was considered by the Development Control Committee at its meeting on 18th July 2007. The main comments arising out of the discussion were as follows:
(i) the planning brief was for 2-4 storeys but as the applicant had now departed from this there was a need to ensure that important views were maintained, the college buildings created a narrower view of the ‘3 Spires’ and could also interrupt the view of the Council House from the Castle; assurances of accurate measurements of the height of the buildings to ensure the long views were preserved were required;
(ii) the design had a very modern feel and the height of the buildings opened up more of the public realm, but it may be better to have lower buildings and lose some public space to achieve multiple view points;
(iii) the site was one of the most important in the City, good architecture and exceptional design were essential, more detailed images was required before a final decision could be made;
(iv) consideration should be given to wider land assembly (to include buildings to the south of the site at Isabella Street and Castle Boulevard) to allow for better siting/spacing of the proposed new buildings;
(v) the proposed mix of uses was considered acceptable.

3.2 It was resolved that the Corporate Director of City Development be requested to organise a site visit (12th September).

Context of proposals

3.3 Castle College was formed by the merging of People’s College and Broxtowe College in June 2006. Subsequently the College has been developing an Estate Strategy for all their sites around Nottingham. This strategy has been developed in broad consultation with the Education Departments of the City Council and the County Council and has approval in principle from the Learning and Skills CounciI (LSC). A joint application is to be made for a total of £85m for both the Castle College proposal and the college site on Carlton Road, £32m would be for the Castle College proposals. The next stage is for the college to obtain full approval and it is hoped this will be considered by the LSC in October and to achieve this timetable the College would hope to have a decision on the planning applications during September.

3.4 The College decided to develop the Maid Marian Way site through a partnership with a developer who would bring expertise, project management and funding to the project. Following a competitive process the developer and architect were appointed by the College and subsequently the development proposals have been progressed.

Site and immediate context

3.5 The college site is located immediately between Maid Marian Way and Castle Road at the foot of the Outer Bailey of Nottingham Castle. It is currently occupied by college buildings constructed in about 1970s. The highest of these is five storeys and the majority of the buildings on the site are low rise.

3.6 To the east of Maid Marian Way is the Broadmarsh development site which includes a proposed public space, adjacent to Maid Marian Way which will provide views of the Castle.

3.7 The site is not within a conservation areas but it is adjacent to the Castle Conservation Area to the north and west, the Old Market Square Conservation Area to the east and the Canal Conservation Area to the south. There are also a number of listed buildings in the vicinity, including the Castle and walls which are Grade 1 and St Nicholas Church which is Grade II*.The buildings to the north of the site on Castle Gate, Severns Building and the Trip to Jerusalem PH, both on Castle Road are Grade II listed.

Proposals

3.8 The proposals involve a phased development beginning with the construction of a new college building on approximately the northern third of the site to be followed by two buildings to the south which are proposed to be primarily offices with retail floorspace. The proposed college building is consciously sited on the northern part of the site as it is essential part of the college strategy to continue to use the remaining premises until such time as the new building is ready for occupation. At that time the remaining college buildings would be demolished and the second phase of development would commence

3.9 The outline planning application is for the whole site and includes the siting, massing and highway proposals for the three buildings, together with the conceptual proposals for the public realm both within the site and on Castle Road. The second application is for full planning permission for the college building.

3.10 Both applications are supported by documentation comprising a Design and Access Statement, a Planning Statement, a Townscape and Visual Appraisal, Arboricultural Implications report, a Sustainability report, a Geotechnical report, a Highways and Transport report and an Archaeology Statement.

Mix of development

3.11 The development proposes a 10,000 square metre college building (Use Class D1), 16,500 sq m of Use Class B1 office floorspace and 1200 sq m of Class A1 retail and Class A3 restaurants and cafes.

Proposed buildings

3.12 The general concept of the design of the scheme is to provide taller buildings on broad plinths which enables key views across the site to be created/retained. The intention is that the buildings are perceived as a series of “sculptural crystalline forms” that are framed and “presented” on the more solid plinths.

3.13 In more detail the proposals involve the creation of a replacement college building which is proposed to be seven/eight storeys on the frontage to Maid Marian Way. The taller body of the building is proposed to be set back from Castle Road and the mass of the building is reduced by a series of faceted “cuts” to the roof plan. The main entrance to the college building is proposed to be from the northeast corner on Maid Marian Way.

3.14 The two commercial buildings to the south of the college site and vary in height from 5 to 8 storeys on the Maid Marian Way frontage. The central building is split by an atrium. The two commercial buildings both include retail/café floorspace on the ground floor addressing the main pedestrian route proposed through the site, providing active frontages.

3.15 Full details of the external appearance of the college building have been submitted. Details of the external appearance of the commercial buildings are to be the subject of reserved matters but it is anticipated that these buildings will be of the same “family” as the college building but more sober. The college building is designed to feel both lightweight and dynamic. This is achieved by the extensive use of a glazed curtain walling system incorporating a number of different coloured panels in the upper part of the building. The faceted corners of the buildings are to be glazed in the same system. The plinth also incorporates significant areas of glazing to the entrance area, student café etc. Stone panels are also proposed to be used in the plinth.

3.16 The design of the buildings has developed with sustainable principles as a key element. The layout of the college building maximises daylight, naturally ventilated teaching spaces in the narrower part of the building. It is proposed to use biomass boilers to heat the buildings, rainwater harvesting is proposed as is the use of photovoltaic arrays for electricity generation.

Proposed public space

3.17 The proposals include significant changes to the public realm both within the site and on Castle Road and conceptual drawings have been produced showing this. The amount of public space would increase from 2750 sq m (including Castle Road) to 7250 sq m.

3.18 In particular a public route is proposed across the site from Maid Marian Way towards Castle Road and the Trip to Jerusalem introducing permeability and connectivity which does not currently exist. This aligns with the proposed public space in the Broadmarsh development and the proposed pedestrian crossing over Maid Marian Way and will open up views towards the Castle and the Outer Bailey and the Trip to Jerusalem. Access to the college will be through an “art yard” adjacent to the northern elevation of the college building which will in turn provide a further pedestrian link between Maid Marian Way and Castle Road. There is also potentially a third east-west route between the college building and the central commercial building.

3.19 The plinths of the central office building also provide the opportunity for an external terrace which because of the sloping nature of the site also allows the change in ground levels to be used to gain level access.

3.20 The public realm proposals also extend to Castle Road to create an attractive pedestrian friendly environment softening and widening the Castle Road edge to create new public spaces and enhance the public realm. The design concept anticipates a continuity of approach extending over this area and into the application site. Public art is an integral part of this.

Vehicular access and servicing

3.21 The scheme proposes approximately 160 car parking spaces to be accommodated in the basement, of which approximately 100 spaces would be available for the college which replaces the existing provision on the site. Access to the basement would be gained from Isabella Street at the southern end of the site. This could also be used for servicing of the proposed retail/café units.

3.22 Servicing of the college would take place from Castle Road and it is proposed that this would be in accordance with Clear Zone principles. Only the existing disabled parking on Castle Road would be retained but in a changed configuration.

4 RELEVANT POLICIES AND GUIDANCE

4.1 ST1 - Sustainable Communities. Seeks to ensure that all new development contributes to the creation and maintenance of sustainable communities.
4.2 ST2 - Development of land allocated in the Local Plan.
4.3 ST3 - City Centre. Seeks to place emphasis on the City Centre as the focus for new development to enhance its role as a major European centre and to ensure it maintains its attractiveness, accessibility and vibrancy.
4.4 ST4 Integration Of Planning and Transport Policies. Seeks to grant permission where proposal accords with the Local Transport Plan through concentrating development on areas well served by a choice of transport and by minimising traffic generation.
4.5 MU1.3 - Mixed-use development site
4.6 S1 - Retail Development in the City Centre. Proposals should reinforce range of facilities and attractions, create an attractive, safe and accessible pedestrian environment and help to improve the appearance of the City Centre.
4.7 S7 Food and Drink Uses. Seeks to guide new food and drink use to the City Centre.
4.8 BE1 - Design Context. Supports development subject to criteria on public/private space, community safety, minimisation of conflict between traffic, pedestrians and cyclists, and co-ordination of street scene.
4.9 BE2 - Layout and Community Safety. Seeks to ensure that development respects public access and safety and does not increase traffic, parking or congestion.
4.10 BE3 - Building Design. Seeks to achieve appropriately designed developments providing acceptable standards of amenity for neighbouring occupiers, and enhance community safety.
4.11 BE4 - Sustainability. Permits development incorporating sustainable design, renewable resources, recycling and minimises surface water discharges.
4.12 BE7 City Centre Public Open Spaces. Safeguards new public open spaces and links thereto from encroaching development
4.13 BE8 - City Skyline and Tall Buildings. Buildings rising above surrounding structures or prominent on the skyline will be permitted subject to fulfilling criteria on landmark design, scale, effect on existing views and climatic conditions.
4.14 BE10 - Development within the curtilage or affecting the Setting of a Listed Building. Seeks to resist development that would be harmful to the character, appearance or setting of a listed building.
4.15 BE12 - Proposals in or adjacent to Conservation Areas. Seeks to preserve or enhance the character and/or appearance of conservation areas.
4.16 BE16 - Archaeology Constraints. Seeks to ensure that development is not granted on sites within the archaeological constraints areas unless accompanied by an archaeological assessment.
4.17 T1 - Development location and the sequential approach.
4.18 T2- Planning Obligations and Conditions For Major Transport Proposals. Seeks to secure contributions towards integrated transport measures by way of imposition of conditions requiring transport plans, improved public transport access and facilities, & by off site necessary highway improvement works.
4.19 T3- Car, Cycle and Servicing Parking. Seeks to minimise car parking levels on new development sites subject to criteria on neighbour amenity, public transport provision, generation of extra traffic, land use and likely levels of car ownership.

People’s College draft development brief (October 2003)

4.20 This was the subject of public consultation but has not been formally approved. The key urban design principles set out in the brief are to:

• Respect and enhance the historic environment, conservation areas, listed buildings, etc;
• Promote outward looking development addressing its context and create a better relationship with the existing topography;
• Reintroduce links across the site to increase permeability in the area;
• Create a safe, accessible and quality public realm with opportunities for public art and the efficient use of open space;
• Maintain and enhance important views and the setting of landmark and existing buildings of character;
• Promote mixed use development with active frontages particularly along pedestrian routes;
• Encourage architecture, which is both attractive and legible.

4.21 The brief set out in more detail guidance on the design approach, view retention and creation, public realm, block pattern and building massing, building design, access and parking, community safety, pollution control sustainability, archaeology and public art

5 CONSULTATIONS AND OBSERVATIONS OF OTHER OFFICERS

5.1 Neighbours The proposals have been advertised on site and in the press. One letter has been received from St Nicholas Church commenting that the design of the buildings appears to be very contemporary and taller than the existing so blocking the view of the castle grounds from in front of the Church and the view of the Church from the Castle grounds

5.2 Pollution Control An environmental assessment has been undertaken and Pollution Control has no comments.

5.3 Highways No highway objections to the principle of redeveloping the Castle College site but raise a number of detailed concerns about how the proposal would work in practice relating the to the following:
(i) Public Realm Masterplan – Proposed alterations should be in line with Manual for Streets and Streetscape Manual.
Any new ground levels created on the proposal site should match the existing highway levels to ensure safe access from the site to the public highway for pedestrians.
(ii) Servicing arrangements – A servicing statement should be submitted prior to planning consent for planning application no. 07/01318/PFUL3 being determined to ensure that the site can be suitably serviced.
(iii) Ghost Island Right Turn Lane – There are no objections in principle to the introduction of a ghost island right turn lane into Castle Road from Castle Boulevard. However, the design of the junction improvements and the timing of its implementation require careful consideration because of the implications of the Broadmarsh development. It is recommended that the ghost island should not be implemented until the Broadmarsh highway works are complete but if the college is developed in the interim then the existing situation can continue satisfactorily.
(iv) Pedestrian Links – It has been indicated that the three pedestrian links between Maid Marian Way and Castle Road are to be private. This is acceptable; however it is suggested a Management Plan incorporating a Maintenance Agreement should be set up under a Section 106 Agreement to agree maintenance responsibility for the highway. It would however be acceptable for the pedestrian links to be designated as public highway provided they were adopted under a Section 38 Agreement.
(v) Car Parking Provision – The number of car parking spaces and the design of the car park layout/access ramps proposed is acceptable. If the design of Isabella Street is to be retained as existing then it will be necessary for the developer to fund in full the cost of a Traffic Regulation Order to prevent waiting/ loading along the length of road between Castle Road and the vehicular access point to the underground car park.

5.4 English Heritage: (nb The following comments specifically relate to the erection of the college building. As yet comments have not been received relating to the outline application). Recommend that planning permission should not be granted.

Generally concerned that the proposed development is likely to affect the setting of the numerous listed buildings in the vicinity of the site. Suggests given the sensitivity of the area the application should probably have an EIA. Concerned that the application has no systematic analysis of the impact on the historic environment, and the treatment in the design and access statement is inadequate. Does not agree with the unsubstantiated analysis that the development has no effect on most of the listed buildings in the area.

Considers that the application focuses on the Castle at the expense of the wider historic environment, whereas the location of the Castle high above the proposed development site makes it one of the less vulnerable of the listed buildings affected.

Advise that in the absence of proper information to inform judgement offer the following more specific advice in context of PPG 15 that “the setting of a building... may often include land some distance from it" and that "a proposed high or bulky building might also affect the setting of a listed building some distance away" (PPG15 2.17).
(i) The proposed new building will most directly affect the listed structures on both the north side and south side of Castle Gate and St Nicholas’s Church on Maid Marian Way. Considers that the setting of all of these buildings has already been harmed by the creation of Maid Marian Way and development along it with the exception of those on south side of Castle Gate. However, the immediate setting of the listed buildings on the south side of Castle Gate remains favourable.
(ii) Advises that the existing college buildings currently have a neutral impact upon the setting of the listed buildings referred to but is concerned that the new development would rise well above these listed buildings.
(iii) Of the view that the application inaccurately analyses the setting of St Nicholas's Church to exclude the development site and does not agree with the view expressed in Design and Access Statement (DAS) that the development would not affect the setting of the Castle Gate buildings.
(iv) DAS also concludes that the setting of 64 Castle Gate is not affected by the development but comments consider this is implausible, given the close proximity of the proposed development site to 64 Castle Gate, and the fact that they are seen together in many views, particularly from Maid Marian Way.
(v) Detrimental effect of the height of the proposed new building is exacerbated by its large footprint, monolithic massing, bright colour, and assertive reflective material. PPG15 advises that "The design of new buildings intended to stand alongside historic buildings needs very careful consideration. New buildings [should be] carefully designed to respect their setting, follow fundamental architectural principles of scale, height, massing and alignment, and use appropriate materials."
(vi) The inadequate information provided means that the council, in considering this application, cannot fulfil its statutory to have special regard to the desirability of preserving the setting of the listed buildings.

5.5 Nottingham Civic Society Object to the following aspects of the scheme:
(i) Scheme is too high at the southern end where building towers over Isabella Street and he building on its southern side.
(ii) Scheme creates several “framed” views of the Castle and this changes the relationship of the Castle to its surroundings.
(iii) Aware that Broadmarsh will compromise distant views but the proposed buildings would compromise near views. New buildings close to Outer Bailey from which there would be views or glimpses rather than a panorama. Unclear about impact upon views on the Council House dome.
(iv) Do appreciate that college requires certain amount of accommodation but proposals contrary to the brief which stipulated four storey buildings and recognise that lower wider buildings would mean less public space.
(v) Scheme is adjacent to three conservation areas and several listed buildings. Consider that whilst the applicant has addressed some of these features feel there is more to do to respect the history, topography and quality of the surrounding features.

5.6 Urban Design Forum The Forum expressed concern about scale of the buildings and their relationship with the Castle. At present there are panoramic views from the Castle outer bailey over the city centre including its landmarks, topography and views of the wider city beyond. Following the development of the Castle College site with taller buildings the wide panorama would be replaced with more restricted framed views resulting in a significant change to Castle’s relationship wit hits immediate surroundings. It was strongly felt that the advantages of the scheme should be carefully considered to balance against the loss of panoramas and views from the Castle.

The Forum welcomed the increased permeability through the site and presented great interest on the architecture and design rationale, however, there was a concern that the historical context might be dominated by the strength of the contemporary design. The rich building design together with the strong formal grid envisaged for the public realm in Castle Road could exert a powerful visual effect on its surroundings, competing with the castle for dominance.

The Forum welcomed the architectural approach to building blocks and there was support for their interesting sculptural form however it was felt that the presence of the podium would not allow the sculptural forms to be so easily read from the street level. Furthermore, whilst in Castle Road the podia are designed to take up the slope giving integrated level routes on to the lower floors, in Maid Marian Way the podium was felt to be the least successful part of the design. Its relationship to the main road should be re-considered.

Some forum members were concerned about the height and proximity of the new buildings to existing Georgian buildings in Castle Gate and Victorian buildings in Isabella Street

The Forum welcomed the proposed increase in the public realm, its landscaping with native trees and encouraged the developers to enhance biodiversity and increase wildlife in the site.

5.7 East Midlands Design Review Panel
The scheme has been considered by the East Midlands Design Review Panel who made the following observations:
(i) Scheme based upon a modernist building typology and is important to recognise that such typologies have had their problems and to avoid repeating the mistakes of the second half of the twentieth century.
(ii) Quality and longevity of the finished buildings will be heavily dependent on the quality of materials and detailing.
(iii) Presumably not possible to ensure that the same architects will be responsible for all buildings yet the nature of the design suggests this would be desirable. The reading of the buildings as distinctive and quirky is part of the strength of the scheme and to replace the commercial buildings by more conventional designs would lose this.
(iv) Public realm approach, although interesting seems excessively complicated and may cause maintenance issues in the longer term – a simpler approach may be preferable.

5.8 Nottinghamshire Wildlife Trust Buildings to be demolished are in an area of high bat activity and therefore request that a protected species survey be carried out either before determining the panning application or ensure this is secured by condition.

5.9 Severn Trent Water No objection subject to inclusion of conditions related to the disposal of surface water and foul sewage and development should not take place over the sewers which cross the site.

5.10 East Midlands Development Agency (emda) Supportive of the proposals to redevelop the site.
Comment that the proposals could provide the opportunity to open up views towards the Castle and reintegrate the development with the rest of the city centre.
Emda is supportive of the office element of the proposal and comment that an appropriate supply of development land is one of the fundamental requirements of a competitive regional economy.
Should encourage high quality design and environmental standards be applied to the development, both in terms of the buildings and the public realm.

5.11 City Archaeologist Recommends that a condition requiring a watching brief be imposed.

5.12 Area 4 Neighbourhood Manager/Partnership Council Query the commercial viability of the proposed retail development within the scheme given that existing retail units on Maid Marian Way are in a constant state of flux.

6 APPRAISAL OF PROPOSED DEVELOPMENT

Main Issues

6.1 (i) Regeneration of the area and mix of uses;
(ii) Preservation or enhancement of the character or appearance of adjacent Conservation Areas and effect on the setting of listed buildings;
(iii) Impact upon views;
(iv) Public realm proposals;
(v) Design, height, siting and mass of the development;
(vi)Transport and traffic effects

(i) Regeneration of the area and mix of uses

6.2 The current college buildings which were constructed around 1970 are no longer fit for purpose and in this context Castle College has devised a Development Plan to identify a range of priorities for the redevelopment of the Maid Marian Way site. Central to this is the creation of a bespoke college building on the northern part of the site with the balance for new beneficial land uses in accordance with planning policy and guidelines. The creation of a new flagship college building in this location will play a key role in securing the regeneration, economic and social benefits of the scheme, which are described in more detail in subsequent sections, and is very much welcomed. The use of the balance of the site for office development and an element of retail on the main pedestrian route leading through it is in accordance with the Local Plan allocation as a mixed use development site and the draft development brief for the site.

(ii) Preservation or enhancement of the character or appearance of adjacent Conservation Areas and effect on setting of listed buildings

6.3 The site is surrounded by three conservation areas, the Castle, the Canal and the Old Market Square and it is necessary to consider whether the proposed changes would preserve or enhance the character or appearance of these. There are also a number of listed buildings in the vicinity upon which the effect upon the setting needs to be considered. The listed buildings upon which the effects of the development have been assessed are the Castle, buildings in Brewhouse Yard (including the Trip to Jerusalem PH, Brewhouse Yard and the Waterworks building), St Nicholas Church and 43–59 Castle Gate.

6.4 The Castle and its grounds which fall within the Castle conservation area are clearly sensitive to any development which would effect either the setting of the Castle as listed building and the character or appearance of the conservation area. This has been a key factor in developing the design concept for the development. The existing buildings failed to grasp the opportunity presented by the location adjacent to the castle and largely turn their back on the Outer Bailey. The proposed scheme, by contrast would provide a series of buildings set within an open area of public realm which will provide the opportunity to appreciate the location and form of the Castle and its unique setting where this is not currently possible. The proposed buildings are generally taller than the existing college buildings and this will result in changed views from the Castle. This issue is considered in more detail in section 6(iii), impact upon views. However, it is noteworthy that English Heritage are of the opinion, at least so far as the proposed college building is concerned, that the location of the Castle high above the application site makes it one of the less vulnerable listed buildings of those within the vicinity.

6.5 Overall the development has been carefully assessed for its effect on the setting of the Castle and the character and appearance of the conservation area and it is considered that this will not be detrimentally affected by the proposed changes.

6.6 The character or appearance of the Canal conservation area, located to the south of the site will only be affected in so far as views northwards up Castle Road are concerned and this is not considered to be significant. The concerns of the Civic Society upon the impact of both the proximity and the scale of the proposals upon 2-6 Castle Boulevard, which is within the Canal conservation area are noted but it is considered that this acceptable and with the retention of Isabella Street will provide a street frontage where none currently exists.

6.7 The Old Market Square conservation area is located to the east of Maid Marian Way and any potential impact of the development is restricted to the south western edge of the conservation area on the frontage to Maid Marian Way. As such its impact upon the setting is not considered to be significant and the scheme would bring the benefit of improving the relationship between the Old Market Square and the Castle as a result of the public realm changes and improved connectivity.

6.8 The scheme has also been assessed against government advice and local plan policies for its effect on the setting of listed buildings close to the site.

6.9 St Nicholas Church on the east side of Maid Marian Way is a Grade II* listed building which has already had its original setting severely compromised by the construction of Maid Marian Way and the Broadmarsh Centre. The proposed college building would be diagonally opposite the church across Maid Marian Way and would be significantly higher than it. However it is considered because of the separation distance of 30 metres provided by Maid Marian Way which means that views of both together from Maid Marian Way are difficult to achieve that this is acceptable. A new view of St Nicholas Church will also be possible from Castle Road across the art yard which is not currently possible. A view of the church will be retained from the Castle grounds along the northernmost of the public routes proposed by the development and whilst the college will inevitably become the dominant element in this view in the context of the potential positive effects of the scheme as a whole this is considered to be acceptable.

6.10 The rear of the listed buildings on Castle Gate face towards the application site. There is currently a change in level between the two and the existing college workshop buildings are 15 metres of the rear elevations of the Castle Gate buildings. The proposed college building would be 29 metres from the rear elevations and in between the two would be the new public space, the “art yard” which would also provide a pedestrian route between Maid Marian Way and Castle Road. The footprint of the taller part of the College building impacts upon approximately half of the listed terrace with the remainder opened up to much wider public view. The public realm proposals for this part of the development are as yet conceptual but do present the opportunity for physical enhancement of the curtilages of the listed buildings. planting. Overall, whilst the proposed college building will undoubtedly be significantly higher than the existing college building it is considered, taking into account, the increased distance between the college and the listed buildings, together with the proposed public realm changes that whilst the setting of the listed buildings will change this has the potential to be a positive change.

6.11 The Brewhouse Yard listed buildings are on the opposite side of Castle Road to the application site and it is considered that given the scope of public realm proposals in this part of the application site that scope exists to improve the setting and appreciation of these buildings.

6.12 English Heritage refer to the omission of 64 Castle Gate, a II* listed building on the north side of the street from the consideration of those listed buildings whose setting maybe affected by the proposals. However it is not considered that the setting of this would be affected taking into account the mass and scale of the buildings on the south side of Castle Gate between it and the application site and the position of 64 relative to Maid Marian Way from which it is set back and partially screened by 1960’s office development rendering views of both the proposed Castle College development and 64 Castle Gate together difficult to achieve.

6.13 In considering the development as a whole, it is recognised that this large-scale development will play a significant part in the regeneration of this part of the city centre. It is considered that the scheme is capable of being sensitively integrated into its surroundings, creating a new urban quarter that is well connected to the rest of the city centre including the surrounding conservation areas, by safe and attractive streets and spaces.

(iii) Impact upon views

6.14 The issue of the impact upon views, particularly from the Castle grounds is one that has attracted comment. The documentation accompanying the planning applications has examined this issue in detail and incorporates photomontages illustrating the impact of the development from a number of identified viewpoints, both within the immediate vicinity of the site and long distance.

6.15 The long distance viewpoint information demonstrates that the development will not be visible from the identified locations.

6.16 In terms of the impact of views from the Castle both the Civic Society and the Urban Design Forum have expressed the view that the current wide panorama would be lost by the development of taller buildings and would be replaced in turn by a series of “framed” views resulting in a significant change to the relationship of the castle with its immediate surroundings. This would apply specifically to the views looking east across the city centre from the Outer Bailey level of the Castle grounds

6.17 It is recognised that the design approach adopted does not accord with the draft development brief for the site which envisaged three perimeter blocks on the site each around four storeys in height which would have maintained the panoramic view from the Castle at the lower, Outer Bailey level. The current proposal does however ensure that views from the high level of the Castle would remain uninterrupted.

6.18 The proposed Broadmarsh development will itself result in change to the views from the Castle across the City towards the Lace Market and the Castle College proposals have taken into account this changed context. It should be noted that the Castle College proposals are not any higher than the Broadmarsh proposals.

6.19 It is considered that the change to the nature of the views from panorama to “framed views” as a result of the proposal for taller buildings on plinths with public routes between the buildings needs to be weighed against the other benefits the scheme brings, especially the significant additions to the public realm (described in the following section) which allows the creation and public appreciation of new views towards the Castle and greater permeability between the Castle quarter and the city centre.

6.20 A significant benefit is the creation of the southern pedestrian route which will align with the proposed public space within the Broadmarsh development and will provide a view towards the Castle, the corner of the bastion walls, the Outer Bailey and the Trip to Jerusalem PH. A new view of St Nicholas Church from the “art yard” will also be created as a result of the design approach and more glimpsed views of the Castle will be possible from Maid Marian Way.

6.21 In this wider context the change in the nature and extent of the views both from the Castle and towards the Castle is considered to be acceptable.

(iv) Public realm proposals

6.22 Key urban design objectives of the draft development brief are to introduce pedestrian links across the site to increase permeability and to create a high quality public realm. The design concept of taller buildings on plinths separated by pedestrian routes has enabled this to be delivered by the proposal to a greater extent than that envisaged by the brief.

6.23 Three pedestrian routes through the site connecting Maid Marian Way to Castle Road are proposed which will enable better integration of the Castle area to the city centre. The southern route leading from the proposed Broadmarsh development over a new pedestrian crossing on Maid Marian Way to the Trip to Jerusalem PH will have active commercial frontages to each side to be occupied by small scale retail units (Class A1 and A3), leading to a public space adjacent to the Trip to Jerusalem. This will contribute to and enhance the vitality of the area bringing about welcome change to the character of the area complementary to its existing function as a visitor destination. The northern route, the “art yard” also provides the main entrance to the college and it is anticipated this will be a lively and dynamic space.

6.24 The college campus currently fails to address Castle Road. However the redevelopment proposals grasp the opportunity presented by the proximity to the Castle and its walls. It is intended that there will be significant enhancement to the public realm on Castle Road with the buildings addressing the widened street and linked to the public routes through the development. The slope downhill on Castle Road from north to south also enables level access to the plinth of the central building providing for this area to be utilised by the Class A3 uses, adding further to the potential for activity in this area. The proposals for the public realm are as yet at a conceptual stage but it is proposed that the enhancement works outside the application site boundary both to Castle Road and the rear of Castle Gate be secured by legal agreement.

(v) Design, height, siting and mass of the development

6.25 Full planning permission is sought for the college building whilst at this stage the remainder of the site is in outline form only although approval is sought for siting and mass. The proposed college building is intended to set the standard for the remainder of the development and it is anticipated it will share a common architectural language, maintaining the plinth with taller building, elements of the coloured glazing system and the faceted cuts.

6.26 In terms of appearance it is considered that the college building is of a distinctive contemporary design and that it will set a high standard of design which will be a readily identifiable landmark. Following the observations of the Urban Design Forum regarding the relationship of the college building plinth to Maid Marian Way is to be re-examined to ensure more visual connectivity between the college building and the street.

6.27 The siting, height and mass of the three buildings comprising the proposal has been carefully considered in terms of the effect upon the immediate vicinity, paying particular attention, as previously described, to the impact upon views from the Castle, from Castle Road and Maid Marian Way, the setting of listed buildings and whether the character and appearance of the adjacent conservation areas would be preserved or enhanced. The overall conclusion of this analysis is that although there are some disadvantages, most chiefly in terms of the impact of the buildings upon views for the Castle these are more than compensated for by the successful delivery of the main urban design objectives of the draft development brief for the site.


(vi) Transport and traffic effects

6.28 Highways have no objections to the proposal in principle but raise a number of detailed issues relating particularly to the detailed design of the proposed changes to Castle Road identified in the public realm masterplan submitted with the application. This element of the scheme is at an early stage of development and is to be the subject of further detailed design development and discussion and an acceptable scheme will be secured by legal agreements.

6.29 The issues raised regarding servicing and changes to highway markings on Castle Boulevard will be addressed by planning conditions.

Policy Considerations

6.30 Policies ST1, 2, 3 and 4 recognise the strategic importance of providing development in the correct location and which provides for the creation of sustainable communities. It is considered the proposed development would make an appropriate contribution towards the realisation of these policies.

6.31 Policies MU 1.3 supports the redevelopment of the site for a mixed use development and the proposals accord with this.

6.32 Policies BE1, 2, 3, 4, 8, 10 12 and 16 consider the design of the development within its local and city context. These key policies have been applied to the details of the submitted scheme, with comment and recommendations having been incorporated in the Appraisal section of this report.

6.33 Policies S1 and S7 are used to evaluate the retail content of the proposed development. The proposed development is in accordance with these policies and also establishes the mixed-use content of the scheme in accordance with Policy MU 1.3 above.

6.34 Policies T1, 2 and 3 consider the transport implications of the proposed development. The highway elements of the proposal are considered to be broadly acceptable.

Other Material Considerations

6.35 The observations of the City Archaeologist and Severn Trent Water are addressed by proposed planning conditions

Sustainability

6.36 The Sustainability report submitted with the application proposes a comprehensive approach to the question of sustainability and has put sustainable building solutions at the forefront when developing the building design and specification.

6.37 The applicant is fully committed to providing a minimum 10% of the development’s energy supplies from renewable sources. So far as the college element is concerned it is proposed that this be largely met by the generation of heat energy from bio-fuels, It is also proposed to use photovoltaics to generate electricity and to incorporate rainwater harvesting and grey water recycling. The provision of further details and implementation of these measures is required by condition.

6.38 The site is located within the city centre and therefore very accessible by all modes of public transport.

Biodiversity

6.39 The inclusion of green and brown roofs into the proposals is under consideration and this together with the soft landscaping proposals would provide the opportunity for increasing the biodiversity of the area. The possibility that bats may roost in the existing buildings has been identified by the Nottinghamshire Wildlife Trust and a survey to ascertain whether this is the case, followed if necessary by mitigation proposals is secured by condition.

Overview

6.40 The redevelopment of the Castle College site has been anticipated for some time and it is a key regeneration site. This is reflected in its identification in the Local Plan as a mixed use development site; the City Centre Masterplan confirms the potential of the site and establishes the principle of integrating proposals with those for the extended Broadmarsh, whilst the site specific development brief provides the guidance aimed at ensuring the delivery of a high quality mixed use scheme so that it is successfully integrated with its surroundings.

6.41 This important development addresses Key Corporate Objectives within the Corporate Plan, to ensure Nottingham is attractive and competitive, a city where people want to live, work and invest. Castle College’s ambition is to provide a ‘state of the art’ centre of excellence for further education, investing approximately £32m in this site. This contributes to Nottingham as a Learning City with a highly educated workforce, and adds to the city’s competitiveness in the Knowledge Economy. The Themes of Choose Nottingham, Respect for Nottingham and Supporting Nottingham are directly relevant to the Castle College proposals.

6.42 These would be delivered by the development proposals as result of the combination of uses in a key city centre location, the quality of the design of the buildings and public spaces and the integration of the site to the city centre. This important regeneration site enables the education and commercial uses of the current development to dovetail with the major retail regeneration of Broadmarsh to the east, and with the Castle ‘cultural quarter’ with its leisure / visitor potential at Brewhouse Yard and The Castle itself to the west. The new pedestrian route from Broadmarsh will generate footfall along a legible, safe and attractive connection to the museums and tourist attractions.

6.43 The commitment of the college to this sustainable location and the enhancement of its educational facilities are seen as a crucial element. The architect has designed an exciting modern building as a contrast to its historic setting, which will introduce a vigorous and youthful presence in Maid Marian Way, transforming the area for the better. The overall development also brings forward quality offices and commercial / restaurant / cafes in locations which complement Nottingham’s visitor attractions and cultural offer. The public realm enhancements will benefit the immediate area considerably.

6.44 The proposals will result in change to the relationship of the site to the Castle, Maid Marian Way, Castle Road and Castle Gate and it is acknowledged that elements of the proposals are not welcomed by all. Nevertheless, taking into account the broader context it is considered that the proposals in their entirety have the potential to bring about the transformation of this area from the current situation of the site as a rather disconnected backwater to being part of a new and lively cultural Castle quarter drawing in students, workers and visitors.

7 FINANCIAL IMPLICATIONS

The provision of a Section 106 planning obligation to secure public realm enhancement proposals and for integrated transport measures.

8 LEGAL IMPLICATIONS

The issues raised in this report are primarily ones of planning judgement. Should legal considerations arise these will be addressed at the meeting.

9 EQUALITY AND DIVERSITY IMPLICATIONS

Provision of accessible buildings and spaces.

10 RISK MANAGEMENT ISSUES
None.

11 STRATEGIC PRIORITIES

The proposal addresses the corporate themes of Choose Nottingham, Respect for Nottingham and Supporting Nottingham People.

12 CRIME AND DISORDER ACT IMPLICATIONS

A layout proposed which maximises the surveillance of streets and public spaces.

13 VALUE FOR MONEY

None.

14 List of background papers other than published works or those disclosing confidential or exempt information

Application Nos: 07/01317/POUT and 07/01318/PFUL3 supported by Design and Access Statement, Planning Statement, Townscape and Visual Appraisal, Arboricultural Implications report, Sustainability report, Geotechnical report, Highways and Transport report and an Archaeology Statement.
Letter no 42288 from St Nicolas Church
Letter no 43120 from Nottingham Civic Society
Minutes of Urban Design Forum 27.07.07
Letter no 42349 Notes of East Midlands Design Review Panel
Letter no 42306 East Midlands Development Agency
Letter no 42344 from Severn Trent Water
Letter no 42094 from Nottinghamshire Wildlife Trust
Note of telephone conversation with City Archaeologist dated 15.08.07
Email no 42664 from Area 4 Neighbourhood Manager forwarding comments of Partnership Council


15 Published documents referred to in compiling this report

Nottingham Local Plan (November 2005)
People’s College draft development brief (October 2003)
Nottingham City Centre Masterplan
Nottingham City Council Corporate Plan

Contact Officer:
Mrs J.M. Keble (Mon, Tues, Thurs), Case Officer, Planning Services.
Email: [email protected]. Telephone: 0115 9155410
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Old September 10th, 2007, 06:52 PM   #7
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So if approved we should be seeing some more pics before this starts going up?
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Old September 10th, 2007, 07:07 PM   #8
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I guess so.. more than likely.
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Old September 18th, 2007, 02:13 PM   #9
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Quote:
Design experts fear a £35m new college will spoil views of and from Nottingham Castle.

Plans for the demolition of Peoples' College, now known as Castle College, in Maid Marian Way, will be considered by city councillors tomorrow.

But a scheme to replace the college with a glass-covered building up to eight stories high has led to objections from various organisations.

Nottingham Civic Society is worried about the impact of the development on views of Nottingham Castle and says the college has failed to consider the impact of the new buildings on other listed sites nearby.

These include St Nicholas Church, the Trip to Jerusalem pub, buildings in Brewhouse Yard, and Georgian properties in Castle Gate.

Hilary Sylvester, chairman of the society, said: "We would have preferred a building with a low profile rather than a detrimental impact on the castle and the views into and out of it.

"We feel this would limit views from particular angles, whereas we had hoped to open views of Castle Rock. It is a missed opportunity."

The Urban Design Forum, comprising experts who offer views to the council on major planning applications, has also suggested the development will block views of the city centre from the castle.

Its submission the council's development control committee says: "Following the development of the Castle College site with taller buildings the wide panorama would be replaced with more restricted framed views resulting in a significant change to castle's relationship with its immediate surroundings.

"It was strongly felt the advantages of the scheme should be carefully considered to balance against the loss of panoramas and views from the castle."

The college redevelopment will be done in two phases and will include three buildings.

The first will be a glazed building five to eight storeys high and will house the lecture theatres and classrooms. It will be supported on plinths, creating routes through it for pedestrians to reach the castle.

The committee report says the building will have "sculptural crystalline forms".

The second building will contain offices and the third will include restaurants and shops.

Overall, the scheme is expected to improve the public space in the area, improving access to the castle from the city centre and new Broadmarsh development, creating an "art yard" for the display of contemporary design, and the pedestrianisation of Castle Road.

Committee members are being recommended by council officers to approve the outline application subject to conditions. In their report they acknowledge the views of the castle will be "changed".

But they conclude: "Overall the development has been carefully assessed for its effect on the setting of the castle and the character and appearance of the conservation area and it is considered that this will not be detrimentally affected by the proposed changes."

However officers acknowledge that views from the outer bailey would be affected by the development but those from a higher level would not be interrupted.

But English Heritage, a Government agency that protects historic buildings, recommends planning permission be refused.

It was less concerned about the impact of the new buildings on the castle and more by what affect they would have on other listed buildings in the area, saying there had been "no systematic analysis" of the impact of the scheme on these other historic sites.

It added: "The application focuses on the castle at the expense of the wider historic environment."
Civic Society get on my nerves... The report approves this one anyway... lets see what the councillors say.
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Old September 18th, 2007, 09:53 PM   #10
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remember those links i put on the main notts thread well i dont know if any you guys looked but they have much more realistic images of castle college.. i dont know if anyone can get them on to this thread...

the civic society piss me off too but i think they are being smart because they no they dont have a leg to stand on with regard to this project and the castle.... so they pin point the other historic buildings.... i hope they tell them to get lost tomorrow!!!
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Old September 18th, 2007, 10:19 PM   #11
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The architects are Hawkins/Brown, and I wouldn't say it's in the southside regeneration zone. Sorry to criticise but I noticed at the top it's wrong. 4ward4notts is referring to post 295 of the nottingham discussion, good planning images, don't know how to cut them to here though.

Last edited by oats; September 18th, 2007 at 10:30 PM. Reason: Extra information
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Old September 22nd, 2007, 01:36 PM   #12
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Quote:
Originally Posted by 4ward4notts View Post
remember those links i put on the main notts thread well i dont know if any you guys looked but they have much more realistic images of castle college.. i dont know if anyone can get them on to this thread...
I posted them in the old Notts thread when it was first proposed.. i'll dig em up when I can.

Quote:
Originally Posted by oats View Post
The architects are Hawkins/Brown, and I wouldn't say it's in the southside regeneration zone. Sorry to criticise but I noticed at the top it's wrong.
I don't know where I got Hopkins from?

I've put southside because thats where everyone else puts it. In the app they talk about regeneration of the southside, when you go to the local plan its southside etc etc... So I just put southside... lol

Anyway.. its been approved... the post released this this morning. I really don't like the post any more, when they write about developments they always sound in favour. When they report on development meetings they are guaranteed to use the word "controversial". Its as if they're righting in favour of the civic society, they right as if its only the council that wants these projects to go ahead... I really need to start getting these articles in before the post do, I new about this 3 days ago!

Quote:
Controversial plans for an multi-storey, glass-covered college on Maid Marian Way have been met with official approval.

But no building work will take place on the new Castle College project until concerns about the design of a wall are addressed, and more information on plans for public spaces provided, say city councillors.

Plans for the £35m project have been criticised by Nottingham Civic Society, The Urban Design Forum, East Midlands Design Review Panel and English Heritage.

They said the buildings would obscure views of the castle, and from it, and impact on listed sites nearby.

But during a development control committee meeting, city councillors said more impressive views would be gained than lost.

Councillor Chris Gibson said: "This scheme opens up the views of the castle rock.

"What is does is open up the tourism route.

"I think it is a very positive regeneration of this area. The trade-off has convinced me we are getting an awful lot more."

English Heritage was concerned that there had been "no systematic analysis" of the impact of the scheme on historic sites.

It said: "The application focuses on the castle at the expense of the wider historic environment."

Buildings highlighted were St Nicholas' Church, Ye Olde Trip to Jerusalem pub, buildings in Brewhouse Yard, and Georgian properties in Castle Gate.

Hilary Sylvester, chairman of Nottingham Civic the society, said a building with a low profile would have been preferred.

And councillors were unhappy, at the meeting on Wednesday, about a tall wall which would face Maid Marian Way.

Councillor Graham Chapman said: "Three-quarters of us think it is quite severe and quite 'abrupt'."

More information on the wall will be handed to the committee and plans will only be passed once the councillors approve.

The scheme is also expected to improve the public space in the area, ease access to the castle and create an 'art yard' for the display of contemporary design.

The redevelopment will be done in two phases and includes three buildings.

The first will be a glazed building five to eight storeys high and will house the lecture theatres and classrooms.

It will be supported on plinths, creating routes through it so pedestrians can reach the castle.
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Old September 22nd, 2007, 01:36 PM   #13
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Oh and i'll change the architects name in abit, i've got to do it in here and in the full summary.
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Old October 18th, 2007, 07:40 PM   #14
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I think this might start sooner than we think guys.

I was talking to someone who actually studies to the Peoples Campus and she was saying that the college are currently looking for space in the city centre to move the students too while the development is taking place.

She also said that the college are now debating whether to actually move back in to the centre once the building is complete... hopefully if they choose not to move back it won't slow down the development too much.. surely they could simply change it too office space??
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Old October 18th, 2007, 07:44 PM   #15
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lol my missus works there i'll see if i can get any info out of her!
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Old October 18th, 2007, 07:50 PM   #16
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:o :o!! And you've only just thought to do that lol!

I personally just wanna know when they're planning on starting
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Old December 14th, 2007, 03:25 PM   #17
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Heres some new stuff from the planning application. This stuff was submitted with the adjustments to the original plans.

Heres a masterplan of the public realm:

image hosted on flickr


and some other interesting bits and bobs...

image hosted on flickr


image hosted on flickr


image hosted on flickr


image hosted on flickr


image hosted on flickr
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Old December 15th, 2007, 12:00 AM   #18
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Im really looking forward to this project.its really going to transform this area.
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Old December 19th, 2007, 12:38 PM   #19
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Castle College re-application to be considered..

Quote:
Bosses at a Nottingham college hope the city council will today back their bid for a new building.

Castle College wants changes at its site on Maid Marian Way.

The college was told by the council that it would need to alter initial plans for the building to stand a better chance of getting the go-ahead.

Revisions include windows placed on the ground-floor level, plus a simplification of the design on the Castle Road side of the building.

Council officers will recommend granting outline permission for the project on a number of conditions.

Firstly a Section 106 agreement must signed, meaning the college will have to make a financial contribution towards public spaces and changes to the roads in the area. The college must also provide the council with details of refuse collection, CCTV and parking.

The issue will go to the development control committee meeting at 2.30pm.
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Old December 19th, 2007, 10:51 PM   #20
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Lets hope these section 106 agreements don't take forever. We all know our council love them *cough* Eastside *cough*
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