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Report to Planning and Highways Committee on the City Building

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Report to Planning and Highways Committee on the City Building Manchester City Council Item 6 Planning and Highways Committee 22 December 2011 Manchester City Council Report for Resolution Committee Planning and Highways Date 22 December 2011 Subject 097570/FO/2011/C1 Erection of 14 storey building above lower ground floor and refurbishment and restoration of City Buildings to create hotel accommodation (162 bedrooms and 6 suites) above associated bar and restaurant (Class C1) with ancillary basement accommodation (City Buildings) and ground floor space for Class A1 (Shop) and Class A2 (Financial and Professional Services) Use and associated works to adjacent pavements and to facilitate the servicing of the building, following demolition of 40-44 Long Millgate 097571/LO/2011/C1 - LISTED BUILDING CONSENT for internal and external alterations to City Buildings to facilitate its reuse and incorporation into proposed hotel development. 097572/CC/2011/C1 -CONSERVATION AREA CONSENT for demolition of 40-44 Long Millgate. Location The City Building Site Land Bounded By Corporation Street, Todd Street, Haliwell Street And Long Millgate Applicant , The Co-operative Group and denizen Contracts Ltd, C/o Agent Agent Mr John Cooper, Drivers Jonas Deloitte, 2 Hardman Street, Manchester, M3 3HF, Report of HEAD OF PLANNING Purpose of report To describe the above applications for planning permission, conservation area consent and listed building consent, to set out the issues involved and to put forward recommendations. Recommendation Approve application ref no 097570/FO/2011/C1 for the reasons set out in this report and subject to the conditions set out in paragraph 6.4 of this report ; and Page 1 of 49 Manchester City Council Item 6 Planning and Highways Committee 22 December 2011 Approve application ref no 097571/LO/2011/C1 for the reasons set out in this report and subject to the conditions set out in paragraph 6.4 of this report ; and Approve application ref no 097572/CC/2011/C1 for the reasons set out in this report and subject to the conditions set out in paragraph 6.4 of this report ; and Financial Consequences for the Revenue Budget There are no financial consequences for the Revenue Fund. Financial Consequences for the Capital Budget There are no financial consequences for the Capital Fund. Contact Officer(s) Angela Leckie 0161 234 4651 [email protected] Dave Roscoe 0161 234 4567 [email protected] Background Documents Planning applications 097570/FO/2011/C1, 097571/LO/2011/C1, 097572/CC/2011/C1 Planning Policy Statements :1, 4, 5, 6 and 22 Planning Policy Guidance Notes: 13, 22 and 24 North West of England Plan Regional Spatial Strategy (RSS) to 2021. Unitary Development Plan (UDP) for Manchester policies R1.1, I1.6, I1.8, I1.9, I1.10, I2.1, I3.1, T2.4, T3.1, T3.6, T3.7, S1.1, E1.1, E1.4, E1.5, E2.7, E3.2, E3.3, E3.5, RC3, RC4, RC6, RC18, DC9.1, DC10, DC14, DC18.1, DC19.1, DC20, DC26.1, DC26.5 and RC20 (Area 1) Manchester's Local Development Framework - Core Strategy policies SP1, S01, S02, EC1, CC1, CC4, CC6 and CC9 Guide to Development in Manchester Supplementary Planning Document and Planning Guidance (April 2007) The ‘Co-operative’s Manchester Estate: Delivering the Vision’ Strategic Regeneration framework DETR Circular 02/99 Environmental Impact Assessment Responses of: The Victorian Society Greater Manchester Police Network Rail English Heritage (NW Region) Head of Regulatory and Enforcement Services – (Street Management and Enforcement) Contaminated Land Sections Greater Manchester Police (Design for Security) Page 2 of 49 Manchester City Council Item 6 Planning and Highways Committee 22 December 2011 The Head of Neighbourhood Services (Highway Services) Greater Manchester Ecology Unit Greater Manchester Archaeology Unit Submitted Documents In addition to the planning application forms, certificates, notices and plans, the following documents have been submitted in support of the planning application: Design and Access Statement; Heritage Justification Appraisal Supporting Planning Statement; Regeneration Statement; Tall Building Evaluation Statement of Community Consultation; Structural Survey Environmental Standards Statement; Waste Management Strategy Acoustic Report; Ventilation Strategy Crime Impact Assessment. Environmental Statement and associated technical appendices and the Non Technical Summary. This document covers the following areas: • EIA Methodology • Site and Surroundings • Consideration of Alternatives • Construction Methodology • Planning Policy Context • Socio-Economic Impact • Visual Impact and Historical Environment • Archaeology • Ecology • Transport-including Transport Statement and Travel Plan appendices • Sunlight, daylight and overshadowing. • Noise and Vibration • Ground Conditions and Contamination • Wind • Telecommunications. Third Party Consultations: 1 Victoria Station Approach, Manchester, M3 1NZ, 71 Corporation Street, Manchester, M4 2DL, 1 Balloon Street, Manchester, M4 4BE First Floor, 40 Long Millgate, Manchester, M3 1NX, Manchester Parking, Long Millgate, Manchester, M3 1NX, Basement, 44 Long Millgate, Manchester, M3 1NX Ground Floor, 6 Todd Street, Manchester, M3 1WU, Basement Floor, 6A Todd Street, Manchester, M3 1WU, 6 Todd Street, Manchester, M3 1WU 6A Todd Street, Manchester, M3 1WU, 40 Long Millgate, Manchester, M3 1NX Page 3 of 49 Manchester City Council Item 6 Planning and Highways Committee 22 December 2011 44 Long Millgate, Manchester, M3 1NX, Surgery Adjoining 33, Hanover Street, Manchester, M4 4AH,Ground Floor To Second Floor Vektor Ltd, 6 - 10 Hanover Street, Manchester, M4 4AH, 6 - 10 Hanover Street, Manchester, M4 4AH Basement, Holyoake House, Hanover Street, Manchester, M60 0AS Second Floor, Holyoake House, Hanover Street, Manchester, M60 0AS Contractors Huts Adjacent Cis Building, Hanover Street, Manchester, M4 4AH Urbis, Cathedral Gardens, Corporation Street, Manchester, M4 3BG Old Bank Building, Hanover Street, Manchester, M60 0AB, Flat At, Chethams School Of Music, Long Millgate, Manchester, M3 1SB, 2 - 6 Victoria Station Approach, Manchester, M3 1NY,W H Smith Ltd, Victoria Station Approach, Manchester, M3 1NZ,The Principal, Chethams School Of Music, Long Millgate, Manchester, M3 1SB Chethams School Of Music, Long Millgate, Manchester, M3 1SB, 42 Long Millgate, Manchester, M3 1NX, 2 Todd Street, Manchester, M3 1WU, 4 Todd Street, Manchester, M3 1WU Wards affected City Centre Ward Implications for: Anti-poverty Equal Opportunities Environment Employment No Yes Yes Yes 1.0 Description of the Site 1.1 The application relates to a 0.2 hectare site bounded by Corporation Street, Todd Street, the metrolink lines to Victoria Station, and Long Millgate and lies immediately adjacent to Victoria Station to the northern side of the City Centre. The site is currently semi derelict and partly occupied by the Grade II Listed City Buildings which lie at the junction of Corporation Street and Todd Street and a former Post Office building known as 40-44 Long Millgate. The remainder of the site is vacant following the demolition of a number of buildings on the site in the late 20 th century. 1.2 Investment levels have increased in the northern part of the City Centre in recent times especially at NOMA, Chethams and Urbis. The site is at the heart of a number of important projects within the area which are being brought forward by the City Council and its private sector partners to transform the Northern Gateway including the new Co-operative Group Headquarters, and the refurbishment/ improvement and associated commercial developments at Victoria Station and along with the Metrolink Second City Crossing. 1.3 The site is located within the Cathedral Conservation Area and adjacent to the Shudehill Conservation Area. It is one of the oldest parts of the City with a rich history. There are a number of listed buildings within the vicinity of the application site including Victoria Station (Grade II), Hanover Building (Grade II ), Millgate uilding (Grade II), Vallins Building (Grade II) as well as the College House and Chetham’s Library (Grade I Listed Medieval Buildings) which along with the Grade I listed Cathedral form an important part of the medival quarter. Page 4 of 49 Manchester City Council Item 6 Planning and Highways Committee 22 December 2011 1.4 Both City Buildings and the former Post Office were in commercial use until around 2004 but have since been vacant and have deteriorated considerably. 1.5 There is a high level of pedestrian and vehicular activity around this area and it is an important gateway into the city centre for commuters, visitors and tourists arriving at Victoria Station. It is a key component of the important pedestrian connections between City Centre North / Victoria Station and the city centre core. 1.6 The area around the application site is characterised by a mixture of land use types including cultural / entertainment uses (the National Football Museum, Chetham’s, the Cathedral, and the MEN Arena), public transport nodes (Victoria Station and Shudehill Interchange), offices, educational uses and public spaces. The only adjacent residential accommodation is the boarding accommodation at Chetham’s School of Music. 1.7 City Buildings was designed as a purpose-built commercial venture, with retail use at the street frontage. The building is typical of commercial warehouses post 1840’s and has: • Decoration and dressing in bold relief; • Offices or showrooms situated on the ground floor with offices or sample and pattern rooms above with waiting rooms for clients; • A basement which was most likely used for storage; and • An internal loading bay service entrance and stairs. 1.8 The building comprises four storeys above a basement level. It is set around a central courtyard containing a fire escape accessed from Todd Street where original iron double gates are still in place as are the remnants of a pulley / winch system. The building is sandstone, with red brick to the rear and side elevations and a slate roof. The space within the courtyard has been altered to accommodate the fire escape and a number of window openings have been substantially altered to accommodate this structure. The architectural prominence of this building has been achieved by emphasising the corner apex of the building.
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