7. Conclusions and Recommendation

7.1 The evaluation of the suitability of the site undertaken by the applicant in the ' form of a Traffic Impact Assessment, a Micro Climatic Study and a Visual Impact Assessment has shown that the development will not be detrimental to the local environment, the City skyline or the local highway network. The integration of the part retained listed buildings into the development is considered an innovative and acceptable way to ensure their continued survival.

7.2 With respect to the issues raised by LUDCAP, it is considered that imposition of appropriate conditions is sufficient to ensure that concerns about quality and detailing of external finishes are properly addressed. Parking and traffic management are considered acceptable, and the revised scheme satisfactorily resolves issues of permeability and pedestrian movement. In response to Criticisms of design, the Planning and Building Control Manager considers that the sculptural form of the composition, and the elevational treatment to Old Hall Street, Brook Street and King Edward Street addresses the constraints and opportunities of the site in a modern, distinctive and imaginative way.

7.3 It is considered that the proposed development will contribute to the economic` and physical regeneration of the City Centre by introducing a range of mixed uses that will enhance the vitality and sustainability of the Commercial Quarter. In design terms, it is considered that the tower, hotel and office buildings form a balanced composition that will serve as the northern gateway into the City's Commercial Quarter. The scale, massing and geometrical form of the buildings is consistent with and complementary to its immediate neighbours and to the wider cityscape.

7.4 For the reasons stated above, the Planning and Building Control Manager recommends that the application for planning permission be approved subject to the stated conditions, and the application for listed building consent be approved subject to the stated conditions and to the Secretary of State not wishing to intervene.

continued . . .