The Round House and Fiddle and Bone: British Waterways briefing note

1 May 2007

Following the marketing of the Round House and Fiddle and Bone and discussions with prospective developers, British Waterways (BW) would like to confirm our proposals for a consultation process on how regeneration of the premises can now be taken forward.

The notes below summaries the heritage context, issues concerning the BW acquisition of the premises in 2001 and describe how we would like to consult on how a development project for this important site is taken forward.

 

1. The heritage context

The Round House and the ex-Fiddle and Bone are a remarkable cluster of historic buildings on the corner of Sheepcote Street and Vincent Street in Birmingham. The triangular shaped site measures approximately 1200square metres and is situated within 100m of Brindley Place and 400 meters from the International Convention Centre and the National Indoor Arena.

The importance of the Round House building is reflected in its Grade II* listing. The Fiddle and Bone is not a listed structure. 

It is believed the site was originally a wharf for the Birmingham Corporation on the Birmingham Main Line Canal, whose construction was undertaken by James Brindley and built by 1769. The wharf was possibly used as a mineral, grain and coal wharf serving the mineral works and mills of Ladywood and beyond.

Historical maps show the development of the area and the changes in use and ownership of the triangular site of the Round House with, the building finally marked in an OS map of 1887.

The Round House itself had been subject to an architectural competition in the early 1870s and the winning design was by Mr. W. H. Ward, a Birmingham architect based in Paradise Street. The design was adopted by Birmingham Town Council in October 1872 and the building was completed in 1873 for the Birmingham Corporation.

The important stabling complex provided by the Round House was thus sited prominently south of, and linking with the huge goods station, yard and engine sheds of the L. & N.W.R. (Stour Valley Line) shown on the 1887 Ordnance Survey map. It was a building of considerable presence and possibly a landmark in the nineteenth century.

Over 40 horses were housed in stalls at first floor level and 40 to 50 at ground floor level. The further yard perimeter stabling housed another 80+ animals which gives some idea of the total capacity of up to 200 horses, smaller ponies and donkeys. The stabling would have been temporary for brief overnight stops on long distance traveling, or permanent for short runs. Loose boxes would have been incorporated for sick or difficult animals.

The two corner houses are also mid-Victorian and were possibly used as offices for the corporation. Together with the ex-Fiddle and Bone, a two-story wharf building, they were possibly built later than the Round House, although they appear on the 1887 OS map.

Despite part of the canalside wharf being sold off for apartments and the addition of a tall boundary wall with the towpath, the site remains largely to its original layout. Some external wooden stables in the canalside yard have disappeared and some external structures like fire escape and hoists, ancillary to the Fiddle and Bone Pub were added.

There is a 2.8m change in level between Sheepcote Street and the canal and the planning of the buildings, in the awkward sloping site is extremely clever. From the entrance gate the Round House, a three-storey horseshoe shaped building, presents a symmetrical composition to the viewer as the centerline of the horseshoe is positioned directly in front of the gate, on the central axis of the site. The centralized arrangement of the site gives an immediate sense of elegance to the building, accentuated by the round cobbled yard that rises up towards the building and by a central cobbled ramp that slopes down towards the canal. The ramps constructed with granite setts were a practical method for taking the horses up and down to their stabling and the Wharf.

The buildings take full advantage of the levels as both the Round House and the ex-Fiddle and Bone have dual aspects. In the case of the Round House the two upper storeys face the inner yard whilst the lower storey, composed of brick vaulted ground floor stables face the canal yard and wharf. There is a chimneystack in one of the vaults and this was probably where the forge was. The Round House is constructed in brick and slate with hipped roofs. The two single-storey stabling wings, each with two large doorways and eight tall arched windows, are accessed off the ramped yard. The central, two-storey part is divided into three bays with large stable doorways and loft doors, with external hoists to the haylofts above. A large number of the ground floor windows were replaced some years ago, but fortunately some remain to show the original pattern. At the rear of the building, looking towards Vincent Street, a considerable amount of glazing introduced later also detracts from the historical use of the building.

The two Corner Houses are effectively the gatehouses to the complex. Each house has polygonal ends, symmetrically positioned by the entrance gate. They are Grade II listed, mid-Victorian buildings, constructed in brick with stone details and steep lead hipped slate roofs, but compared to the Round House, the Corner Houses have much more detailing. Bold elements like the large window sashes and bulky stepped chimneys conflict with the main proportions of the buildings do not sit easily alongside the adjacent structure design. 

The two storied Fiddle & Bone building is not listed at present but it is set in the Canal Conservation Area and forms the setting enclosure on Sheepcote Street and the backdrop of the Round House. This building, like the Roundhouse, is also organized with dual aspect according to the changes in level: the first floor faces Sheepcote Street whilst its ground level faces the canal yard and wharf. The building is built in three parts, possibly reflecting alterations and extensions at different times in its history. Its façade is however boldly detailed towards Sheepcote Street. Three tall gables with parapets and stone copings, steep roofs and domed roof vents give an impressive front to Sheepcote Street.

 

2. Acquisition by British Waterways

The premises were bought in 2001 by BW with several occupiers in place and its pedigree as a major waterside location at that time cannot be questioned. 

However, economic and business factors eventually meant all but a couple of businesses left the premises, leaving the major part of the site unused. Despite marketing endeavours, the vacant spaces proved difficult to let. The only successful enterprise, the Fiddle and Bone pub, famous in Birmingham for its live jazz evenings was, also eventually closed down due a number of factors including noise complaints from the adjacent residents.

The only remaining business use on the site today is carried out in part of the Round House which is occupied on a short term arrangement by a children’s nursery.

 

3. British Waterways potential use of the site

In 2005 British Waterways carried out a feasibility study for suitable uses.  These were offices, the retention of the infant nursery and the reinstatement of a pub use in the BW pub partnership initiative (WP5). As a result of the study the West Midlands business unit expressed an interest in retaining the offices as its own headquarters. The refurbishment would be carried out in a sympathetic yet contemporary manner reflecting the company aspirations and high regard for heritage, history and quality.

BW subsequently obtained planning permission and Listed Building consent for the conversion.

However, major changes in the organization in late 2006 meant that the project could not go ahead. Given the need for BW to ensure its assets contribute towards corporate resources, the property was marketed to assess interest in ensuring its viable future.

 

4. Potential use of the Fiddle and Bone by BW pub partnership

When the pub partnership was formed in 2004, BW’s partner Scottish & Newcastle expressed an interested in taking a development option on the Fiddle and Bone in isolation of the Round House.  However, it was agreed it would not be advisable split the two properties at the time until the development options on the Round House could be carefully considered.  It was therefore agreed that the pub partnership would revisit the property when the development plans for the whole site had been reviewed.

The pub partnership has been actively involved in the proposed sale and there remains the option for the Fiddle and Bone to be brought back into use via this mechanism.

 

5. Results of the marketing of the site

A total of sixteen offers were received for the property following the late 2006/early 2007 marketing exercise.  All the bidders were advised of key heritage and design considerations that must be taken into account in their offers.

Following assessment of bids, three parties were interviewed by the agents GVA Grimley, the BW West Midlands General Manager (Tony Harvey) and the BW Property Development Manager (Nigel Bell). 

It was agreed that one offer represented a favourable option to further pursue for British Waterways both from a heritage and business benefit perspectives. However, final terms remain to be agreed and no commitment has currently been given to accept the offer and the development proposed by the party remains to be agreed. The draft design put forward in the offer includes a mix of proposed uses on the site including employment and leisure.

The intention is that BW will enter into discussions to enable the prospective purchaser to work up their scheme design and costs in greater detail before entering into a conditional contract.  However, a formal decision on this has not yet been made by BW.

 

6. Consultation on the future development of the Round House and Fiddle and Bone

BW would like to ensure that heritage and canal interests are taken into account as it progresses the terms of the transaction with the prospective developer.

It is proposed that a group is formed to meet with BW and the developer at key stages as a design for the regeneration of the site is completed. Mike Youé (Heritage and Environment Manager) will facilitate the group in partnership with the developer’s agents. Mike will confirm the composition of the group, which will include non-BW canal heritage interest parties.

The group will not have an open remit to steer the overall redevelopment scheme.  Its central task will be to help inform the developer on key design features by addressing heritage interests in order to ease the process of finalising the final design and bring quicker wins for all.

7. Summary

The Fiddle and Bone and Roundhouse have been offered for sale on the open market by BW.  The marketing material included a heritage assessment of the property and heritage considerations have been a central element of assessing future use of the premises.

At all of the interviews with prospective developers, BW has stressed the importance that development proposals must be sympathetic to the heritage of the property.  BW can confirm that a preferred bidder at this stage fits BW's criteria to see the retention and sustainable redevelopment of this important series of buildings.

BW has looked for a developer with a track record in the redevelopment of listed buildings and one with a strong pedigree in regeneration. In addition BW will be actively involved with the developer in the planning process and will ensure there is consultation with canal heritage interests.

 

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