Revitalising a derelict gateway site into a vibrant, sustainable build‑to‑rent community
The Barnum represents a major residential-led transformation in Nottingham’s Southside, turning a long‑derelict site beside the city’s railway station into a distinctive 348‑home build‑to‑rent neighbourhood. Acting for Blocwork LLP – the joint venture between Network Rail and the Bloc Group – we led the project through its complex planning process, securing full permission in 2019 and working collaboratively to shape a scheme that balances heritage, sustainability and high-quality design.
Location: Nottingham city centre
Client: Blocwork LLP
Service: Planning
Sector: Residential
Team: Jenny Keen
A collaborative planning strategy
From the outset, we provided comprehensive planning advice to create a deliverable vision for the site and ensure the project aligned with the city’s regeneration ambitions.
Our role included:
- Early feasibility advice to establish the development’s scope.
- Full planning consultancy and application management.
- Coordination across heritage, design, engineering and environmental disciplines.
- Engaging with conservation officers, Historic England and the Environment Agency.
- Refining the scheme’s height, massing and form to respond sensitively to its context.
As one of the first major high‑rise developments proposed in the Southside Regeneration Zone, the project required extensive pre‑application engagement. We worked with stakeholders to address concerns early, particularly around townscape, scale and heritage. This proactive approach helped ensure an efficient submission and a positive planning outcome.
A design shaped by heritage, context and community
Taking inspiration from the historic Barnum railway fleet – Victorian‑era carriages linking Nottingham to London – the development reflects the area’s transport heritage through its interiors, artwork and storytelling. Externally, the building’s red‑brick material palette and articulated façade respond respectfully to the Station Conservation Area and neighbouring buildings.
The E‑shaped layout optimises natural daylight, creates visual interest, and enhances the surrounding public realm. Generous setbacks, tree planting and new pedestrian routes improve the streetscape and contribute positively to the wider environment around the station.
Inside, the apartments are supported by a comprehensive suite of resident amenities, including:
- Social lounge and private dining room.
- Co‑working spaces and soundproofed pods.
- 24/7 gym.
- Outdoor roof terrace.
- Dedicated cycle storage and car parking.
These shared spaces support wellbeing, social connection and modern living patterns, reflecting the core strengths of the build‑to‑rent model.
Sustainability at the forefront
Sustainability is central to The Barnum’s design and operation. The scheme incorporates:
- Solar photovoltaic panels.
- Air‑source heat pumps.
- Passive design strategies to maximise daylight and reduce energy demand.
- 264 cycle spaces and electric vehicle charging points.
- Biodiversity‑enhancing landscaping.
These measures help deliver a 10% CO₂ reduction beyond regulatory requirements and reduce running costs for residents. The design also improves public accessibility, with a new DDA‑compliant pedestrian entrance to Platform 7, offering a safer and more direct link to the station.
Delivering regeneration, housing and long term value
The Barnum delivers significant economic and social benefits. By activating a vacant brownfield site, introducing ground‑floor commercial uses and supporting local employment through collaboration with the Council’s Employer Hub, the scheme strengthens the city’s regeneration efforts and contributes to long‑term economic growth.
Its location – connected directly to bus, tram and rail services – enables sustainable travel and reduces car dependency. The development provides a wide range of homes, from studio apartments to larger family‑sized units, helping meet Nottingham’s diverse housing needs.
Through close collaboration with Nottingham City Council, architects, heritage specialists and the wider consultant team, we ensured the scheme aligns with both local policy objectives and national planning priorities, delivering a development of exceptional quality and lasting community benefit.
The result
Completed in 2023, The Barnum is now a thriving residential community that integrates heritage, sustainability, wellbeing and urban living. Our leadership throughout the planning and design process helped ensure a scheme that not only regenerates a strategic gateway site and sets a benchmark for future development in Nottingham’s Southside.
