The report of the Director of Planning, Building Control and Licensing is enclosed.

This application was for the construction of a 22 storey building comprising 361 residential apartments, ground floor commercial floor space, associated landscaping, including new public realm and pedestrian route, together with servicing, cycle parking, access and other associated works following demolition of buildings at 20-22 and 24-26 High Street and 5 market stalls to Church Street and the erection of one and two storey market stalls for flexible commercial uses at ground and first floor (following demolition of a wall) and related access, landscaping and other associated works for a temporary five year period.

The proposals related to two sites which were inextricably linked. The first related to an island site measuring 0.35ha and bounded by High Street, Church Street, Birchin Lane and Bridgewater Place, in the south-west corner of the Smithfield Conservation Area, close to the Shudehill and Upper King Street Conservation Areas and immediately to the north of the Grade II Debenhams. The second was at the junction of Church Street and Red Lion Street adjacent to the Church Street Multi Storey Car Park and was on the edge of the Northern Quarter which contained a mix of commercial and residential uses including independent businesses that helped to distinguish the Northern Quarter from other parts the City Centre.

Councillor Douglas (Ward Councillor for Piccadilly) addressed the Committee in objection to the application. She raised three main concerns: the height and size of the building; the location of the development; and the heritage impact. She referred to the concerns of Historic England, and the impact of the loss of the Café Metro building, which she considered to be both a heritage and community asset, as well as a local employer. She said she would prefer a smaller and less imposing development on the site that would not result in the loss of the Café Metro building.

The Agent then addressed the Committee. He felt that at present the site was one of the poorest parts of the city centre and was making a negative contribution to the Conservation Area. He said that consultations undertaken by the applicant had supported the redevelopment of the site. All options to retain the Café Metro building had been examined but the constraints of the building had presented insurmountable challenges that it had not been possible to overcome. He said the new building would be considered a modern classic. He argued that the benefits of the development would outweigh and harms that would arise, articulating the many benefits of the scheme.

Planning Officers were invited to respond to the concerns raised in objection to the application. It was commented that the issues that had been raised were already contained within the report. The officer set out the benefits of the proposals and weighed those against the harm to the setting of the Conservation Area and the loss of the heritage asset. It was explained that officers had worked with the applicant to bring forward a building that was only as large as it needed to be to be viable.

Members raised concerns In relation to the loss of 20-22 High Street, the Café Metro building. It was proposed that the means of retain the façade of that building should be further examined.

In response to the concerns raised, Officers advised that the retention of the façade of that building could be examined, without an assurance being possible that a scheme that retained the façade of 20-22 High Street would still result in a viable development.

Councillor Flanagan proposed the following amendment, which was seconded by Councillor Andrews:

“The Committee is minded to approve the application subject to the Director of Planning fully investigating the feasibility of the retention of the façade of 20-22 High Street within the development proposals.”

He explained that he trusted the Director of Planning, in consultation with the Chair of the Committee, would carefully examine how the façade could be retained so as to do the best for the city. The committee accepted that amendment to the Officer’s recommendation.

Decision

The Committee was minded to approve the application, with the authority to approve delegated to the Director of Planning, in consultation with the Chair of the Committee, subject to the signing of a s106 legal agreement relating to a contribution towards affordable housing, the conditions and reasons set out in the report and the amendment passed by the Committee to fully explore the potential to retain the façade of 20-22 High Street.

[Councillor Watson left the meeting during consideration of this application]