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

This application was proposing the erection of four towers ranging from 39, 48, 55 and 60 storeys to form a mixed use development comprising 1950 residential apartments (Use Class C3a) and commercial uses (Use Classes E and Sui Generis: Drinking Establishment) (361 sqm) within the podium level together with public realm, car and cycle parking, access arrangements and highway works, and other associated works.

This 1.78 hectare site, currently bounded by the River Irwell, Liverpool Road, Water Street and Regent Road, comprises large areas of hard standing which have been used for parking and recently as a construction compound for the Orsdall Chord. Trinity Way divides the site into two parcels of land know as site C and site D and are connected via an underpass.

There had been eight objections, two neutral comments and one in support.

The Planning officer had no further information or additional comments to make.

No objectors to the application attended the meeting or addressed the Committee on the application.

The applicant’s agent addressed the Committee on the application.

The Chair invited the Committee to make comments or ask questions.

A member stated that they noted that this application was a flagship regeneration project but felt there was a judgement call between the amount invested in public realm and the social infrastructure contribution whilst being disappointed in the lack of affordable housing for a scheme of such size and questioned how a reasonable balance can be struck with this type of scheme.

The Planning Officer stated that there were serious challenges for the developer on this site with it being dominated by transport links and within the vicinity of an industrial area. The Planning Officer expressed that this development would have to be desirable in order to work due to these factors or risk failure, adding that lowering the specifications would devalue the scheme. The Planning Officer felt that this site would be an asset to the city with a large amount handed over for public space. £1.5million had been secured to contribute to the creation of a new school and create large job increases. The Planning Officer concluded by stating that further input for affordable housing may be possible due to the 9 year period of development and the potential for costs and values to alter during this timespan.

A member questioned whether the £1.5million towards the school fund was coming from this development alone and also asked if the public space was large enough.

The Planning Officer stated that the creation of the school shell was funded by another development and that the fit out for the school would be covered by the contribution from this application. The Planning Officer confirmed that the public realm was of considerable size, at 40% the size of the Mayfield site.

A member asked about the disposal of food waste.

The Planning Officer confirmed that tenants would be responsible for taking food waste to the ground level.

A member stated that they were disappointed in the lack of affordable housing on site, adding that the school project was also not planned to be on site.

The Planning Officer confirmed that the school would be located at Crown Street.

A member wished to express that there was no bar on affordable housing at any site across the city, including the city centre.

The Chair confirmed this policy.

Councillor Flanagan welcomed this investment and felt that the public space would be a benefit to the city and moved the officer’s recommendation of Minded to Approve for the application. Councillor Richards seconded the proposal.

Decision

The Committee agreed the recommendation of Minded to Approve subject to the conditions and the signing of a s106 agreement as detailed in the report.

(Councillor Kamal was not present for this item and took no part in the discussion or decision making process).