[2025] UKUT 312 (LC)

The indicative form of the development for which Quintain seeks a Certificate is laid out in three blocks, with the retained Fox and Grapes public house adding a fourth. The plan below shows the arrangement we are asked to consider. Building heights (in storeys) and distances between the principal buildings are also indicated.

Moving from north to south across the Appeal Site the first of the buildings, designated Block A, comprises a 16-storey tower with a single storey entrance which might be used as a hotel. It is divided from Block B by Seymour Street.

Block B is the largest of the proposed blocks and occupies the centre of the site. It features a number of distinct structures sitting on top of a two storey podium block with retail space at ground level. The heights shown on the plan record the number of storeys above the podium.

The tallest component of Block B is a 30-Storey tower (or 32 including the podium) on the corner of Seymour Street and Moor Street Queensway; a further tower of 20 storeys is linked to the first by a “shoulder” building of 6 storeys above the podium, making 8 in all. The two towers are 21 metres apart. The whole “C” shaped structure formed by the towers and the linking shoulder is referred to as Block B1. Block B2, also “C” shaped, but in reverse, is on the eastern side of the Appeal Site, facing B1 on one side and creating a partially enclosed recreation space; on the other side B2 overlooks Eastside Park. It is part 6 storeys and part 10 storeys. Block B3, the final element of the central block, is a 12-storey tower on the corner of Moor Street Queensway and Freeman Street.

Block C comprises two separate office buildings of 8 and 9 storeys respectively (C1 and C2). It overlooks the railway line with Moor Street Station beyond. Block D is the two storey Fox and Grapes.

Blocks B and C are separated by Freeman Street which no longer follows its original course, running directly between Moor Street Queensway and Park Street, parallel to Seymour Street. Instead, the junction of Freeman Street with Moor Street Queensway has been moved south, towards Moor Street Station, and the new route takes a dog-leg to cross the Appeal Site at an angle.