Petition 487, Quintain City Park Gate Birmingham Limited

Transcription

1 A26 (1) HS2 Bill Select Committee Petition 487, Quintain City Park Gate Birmingham Limited Exhibits relating to the evidence of Adam Ward MRICS Director of the Regions, Quintain Estates and Development plc 1 September HOC/00487/0004

2 Quintain A26 (2) Quintain City Park Gate Birmingham Limited is a wholly-owned subsidiary of Quintain Estates and Development Plc. Established in 1992, Quintain is an investment and development specialist, listed on the London Stock Exchange. We are the team behind Wembley Park, London's largest urban renewal scheme, and during our 21-year history we have transformed assets across London into places where people want to live, companies want to grow and neighbourhoods can come alive. In Birmingham Quintain secured the development of Apex Hotel la Tour, one of the largest hotels in Birmingham. We have a distinct track record in identifying opportunities where we can create and capture significant value through the application of our skills. 2 HOC/00487/0005

3 The Site A26 (3) Quintain land holding shown in red hatching 3 HOC/00487/0006

4 The Site A26 (4) Quintain land holding shown within red line 4 HOC/00487/0007

5 The Site Apex Hotel A26 (5) Moor Street Station Quintain land holding shown within red line 5 HOC/00487/0008

6 The Master Planning Permission and Proposed Development A26 (6) Detailed Consent October 2008: 93,700 sqm of mixed use development at City Park Gate. Residential Up to 56,600 sqm (844 dwellings) Office Up to 27,900 sqm Retail Up to 4,400 sqm Hotel Up to 14,000 sqm (230 bedrooms) as an alternative not in addition to the equivalent amount of residential floor space Page 6 HOC/00487/0009

7 The Planning Permission A26 (7) Apex Hotel La Tour 7 HOC/00487/0010

8 The Planning Permission A26 (8) 8 HOC/00487/0011

9 The Planning Permission A26 (9) 9 HOC/00487/0012

10 Early Impacts of HS2 Announcement A26 (10) Progress Prior to Announcement of HS2 (March 2010) : Outline Master Planning permission obtained 27 th Dec 2007 Detailed Consent granted 23 rd Oct 2008 Detailed architectural and design work Pre-let occupiers sought for the commercial space Marketing and branding work undertaken and a film produced Progress Post Announcement of HS2 : Detailed design work halted No prospect of attracting potential occupiers due to uncertainty Proposed development programme delayed Forced into strategy to mitigate cost through short term lettings eg. car parking Extensive dialogue with Birmingham City Council and their architects on station design and regeneration issues. Page 10 HOC/00487/0013

11 HS Bill Proposed Land Acquisition (Nov. 2013) A26 (11) Extract from HS2 Deposited Plans, Sheet Quintain Land holding Page 11 HOC/00487/0014

12 Effect on the Site The Operational Phase A26 (12) Quintain Land holdings Extract from HS2 Environmental Statement Operational Phase Map, CT Page 12 HOC/00487/0015

13 Station Design Feasibility Study Design 2010 A26 (13) Curzon Street Station Design is at an outline stage only ES Design 2013 Curzon Masterplan Design 2014 Page 13 HOC/00487/0016

14 Proposals on HS2 Station Design A26 (14) Quintain and its advisers met with HS2 representatives following deposit of the Petition, in an effort by Quintain to agree appropriate undertakings by HS2 which would satisfy Quintain s concerns. At this meeting and in subsequent correspondence Quintain have, in relation to design issues: 1. asked that the station detailed design process takes account of the development potential of the Quintain site after HS2, including the potential for over station development; 2. explained that this would not compromise the station - the needs of the railway would remain the priority; and 3. asked that Quintain be involved in the station detailed design process to help ensure maximum viability Quintain can contribute significant expertise. Page 14 HOC/00487/0017

15 Berlin Hauptbahnhof, built 2006 A26 (15) Page 15 HOC/00487/0018

16 St Pancras Station A26 (16) Page 16 HOC/00487/0019

17 Quintain Proposal on HS2 Land Acquisition A26 (17) Quintain consider that there is potentially land that Quintain could still develop following the outcome of the detailed station design process At meetings with HS2 and in subsequent correspondence Quintain have, in relation to land acquisition issues: 1. asked that HS2 limit any permanent acquisition to land which is needed for the railway and that any remaining part of the Quintain site will only be used on a temporary basis; and 2. explained that there is no need to restrict the station design Quintain are seeking an undertaking as to principle only. Page 17 HOC/00487/0020

18 Development Plots Remaining A26 (18) Page 18 HOC/00487/0021

19 How HS2 Have Responded A26 (19) HS2 Meetings Initial meetings were inconclusive as to whether or not HS2 would be able or willing to provide the undertakings requested. HS2 Formal Response It is clear from HS2 s formal Petition Response Document that HS2 it is not willing to provide any of the undertakings requested by Quintain. HS2 states that: It is important for the Promoter to take an integrated approach to any subsequent development that may take place on land surrounding the station upon completion of the railway. The Promoter does not believe that the Petitioner s involvement in the development is material to the delivery of a successful regeneration outcome It is intended that the new Curzon Street station will be a landmark building (an aspiration outlined in the Masterplan) and as such the development of the design of the station requires the Promoter to have freedom to develop the solution in an unconstrained form. Page 19 HOC/00487/0022

20 Quintain Position - 1 A26 (20) 1. Designing for development of the site after HS2 would not undermine the railway 2. Consistent with HS2 s assurance given to Birmingham City Council: The Secretary of State will require a Nominated Undertaker to, so far as is reasonably practicable and within the allocated HS2 budget and any additional financial resources identified by BCC and Centro, together with the limits and powers set out in the Bill, design Curzon Street Station having due regard to the following design principles:...(n)appropriate location of railway infrastructure to avoid conflict with regeneration opportunities and to maximise the potential of development land having regard to the Birmingham Curzon HS2 Masterplan for Growth. Page 20 HOC/00487/0023

21 Quintain Position - 2 A26 (21) 3. Land Acquisition policy (Information Paper C4) states that: The Bill generally includes full land acquisition powers. However, in any individual case, the exercise of these powers will operate on the basis that the Secretary of State will acquire no greater amount of land than appears to him to be reasonably required following the detailed design of the scheme. If it is practicable to acquire a smaller area of land without compromising the Secretary of State s ability to secure the construction and implementation of the project in a timely and economic manner and it becomes clear that not all the land within limits is required, the Secretary of State will not generally seek to acquire this land and will be prepared to give necessary assurances to the landowners in question. - so why not an assurance here? Page 21 HOC/00487/0024

22 Quintain Position - 3 A26 (22) 4. Temporary use of the whole site for construction accepted 5. Interference with private property needs to be justified in accordance with long established principles of compulsory acquisition no justification to acquire more land than is needed 6. The Land Disposal Policy (Information Paper C6) is not designed to justify excessive land acquisition 7. After completion HS2 Ltd is not needed to facilitate development here Quintain able and willing to deliver cohesive development with Birmingham City Council Page 22 HOC/00487/0025

23 Request to the Committee A26 (23) Quintain request that the Committee requires the Promoter to provide an undertaking that: 1. the station will be designed with the development potential of Quintain s land in mind; 2. Quintain will be consulted on the design as it affects their plot, either in conjunction with the Curzon Street Design Panel or similar process; and 3. it will not acquire more land than is permanently needed for railway and associated infrastructure, as identified following completion of the detailed design process, with the remainder to be used temporarily only. Page 23 HOC/00487/0026