The report of the Head of Planning, Building Control and Licensing is attached.

Planning application 118045/FO/2017 for the erection of a 10 storey residential building (Use Class C3a) together ground floor commercial units (Use Classes A1, A2, B1, D1 and D2) (379 sqm) and the erection of 35 storey residential building (Use Class C3a), following demolition of existing buildings, together with the change of use of the former Department of Transport Building to form a mixed use residential and commercial building (Use Classes C3a, A1, A2, B1, D1 and D2), forming 386 residential apartments in total with associated amenity space, car and cycle paring, access, landscaping and other associated works was received.

The site measures 0.5 hectares and is bounded by Arundel Street, Ellesmere Street, Worsley Street and the inner ring Road. It includes the 4 storey DOT building fronting Ellesmere Street and a single storey gym and fire place on Arundel Street.  It is divided into two distinct plots by Balmforth Street, an un-adopted highway. An area of green space at the top of Balmforth Street contains trees and the land rises, providing a buffer to the IRR. The site is within the St Georges area but it has also has a prominent position on the IRR.  .   

The surrounding area is largely residential with some ancillary commercial and leisure uses.  The 6 storey Box Works apartment building is to the north with the 7 storey Moho and 8 storey Base building to the west fronting Ellesmere Street and Arundel Street.  Buildings within St George’s island on the opposite side of the Bridgewater Canal are between 9 and 15 storeys in height. St George’s Church, a grade II* listed building to the south has been converted into apartments. The church is surrounded by a substantial former graveyard area and its gates and gate post are grade II listed. 

The site is within the Castlefield Conservation Area and the following listed buildings are nearby:  Church of St George (Grade II*); Churchyard walls, gate, piers and gates at Church of St George (Grade II);  Former Canal Flour Mills (Grade II);  Hulme Lock Branch Canal (Grade II); Castlefield railway Viaduct Manchester Central to Dawson Street (Grade II); Rochdale Canal lock number 92 and Castle Street Bridge (Grade II);  Merchants warehouse (Grade II);  Middle Warehouse at former Castlefield goods yard (Grade II);  Bridgewater canal offices (Grade II);  215-219 Chester Road (Grade II);    Former Campfield Market Hall (Grade II);  Former LNWR goods transfer shed (Grade II); and   Former Liverpool Road station goods warehouse (Grade II).  

The development proposes the construction of two residential buildings of 35 and 10 storeys and the conversion of the former DOT building to provide 386 apartments and 379 sqm of commercial floor space. 

A representative of the Britannia Basin Community Forum spoke in objection to the proposals, and said that the proposals would be an overdevelopment of the site.  In addition, although this was classified as a City Centre development, she pointed out that the site was in a residential area of Hulme.  She said that the applicant had not addressed all of the concerns, and was especially concerned that only 3 of the proposed apartments would have 3 bedrooms which was not in keeping with Council policy to encourage families to live in or close to the City Centre. 

The Committee were also told that the proposed commercial units could easily be converted to office use rather than retail or other commercial use, which would provide no value at all to local residents.  The street scene would be taken up by more than 2/3’s by bin stores, with less than 1/3 being retail or commercial units.

She added that the proposals would be overbearing and bulky, given that the majority of the surrounding buildings were no more than 8 storeys high.  She told the Committee that there was no evidence as to why underground parking could not be provided, given that many of the surrounding buildings did have underground parking provision.  In addition, she raised concerns that the access to the site would be from the Mancunian Way, which was already heavily congested at all times. 

The applicant’s agent spoke in support of the proposals, and said that the proposal would have a positive impact on the regeneration of this part of the City Centre including contributing to the supply of high quality housing.  Active frontages together with high quality façade will make a positive contribution to the city scape. 

The current condition of the application site has at best a neutral impact on the area in terms of wider townscape quality. There is the clearly capacity for change which could enhance the setting of adjacent heritage assets and wider townscape. The retention of the DOT building is also considered to be a welcomed addition as part of the proposals and the conservation area. 

Councillor Wright spoke in objection to the proposed development, and said that she fully supported the objections of the residents.  In addition, she said that the development would have a significantly negative impact on the Castlefield Conservation Area, as well as the setting of St Georges Church.  She said that there has been a tendency to build bigger and bigger buildings over a period of time, that do not provide the family housing of community infrastructure that is needed in the Ward.  She added that there are some positive aspects to the scheme, but that the positive aspects do not outweigh the negative impact that this development would have on the existing residents. 

The nature of the accommodation provided would not encourage people to live and stay in the area, and in anticipation of a high level of transience she had concerns that this would not be a cohesive development for the wider community.  In addition, she said that it was not acceptable that there would be no affordable or social housing provision.

Officers said that most of the issues raised were addressed in the report, the report had outlined that the proposal would not have any unduly harmful impacts on the setting of any heritage assets and in most instances will have a positive impact on the Manchester skyline.  They added that the parts of the development that were closest to people’s homes were fully in keeping with the scale of development in the immediate vicinity.  The scale of the building to the Mancunian Way elevation would enhance a key entrance to the City and would be of benefit to the wider Cityscape as a whole. 

The Committee expressed concern that a development of this scale and size would have a negative impact on the setting of the Castlefield Conservation area and the setting of the nearby listed buildings.  They also expressed concerns regarding the impact on the existing residents of Britannia Basin, and concluded that the value of this scheme would not outweigh the negative impacts.

Decision

Minded to refuse the application and request officers bring a report back which addresses the concerns raised by the Committee and to provide potential reasons for refusal for further consideration.