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15 100 King Street Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 Application Number Date of Appln Committee Date Ward 101522/FO/2013/C1 31st Jan 2013 18 April 2013 City Centre Ward Proposal Change of use of floors 1 - 8 and part of ground floor of 100 King Street from office (Class B1) to Hotel (Class C1) with associated bar and restaurant use (Class A3 and A4) at levels 1, 2, 7 and 8 and associated external works comprising formation of new hotel drop off point, associated public realm works, installation of 2 No. lanterns adjacent to the proposed hotel entrance and creation of external bar / terrace area at the roof level and associated works Location 100 King Street, Manchester, M2 4WU, Applicant Commercial Development Projects Ltd, C/o Agent Agent Mr John Cooper, Deloitte LLP, 2 Hardman Street, Manchester, M3 3HF, Description This application relates to 100 King Street which is within the Upper King Street conservation area and is Grade II* Listed. It was designed by Sir Edwin Lutyens in collaboration with Whinney, Son and Austin Hall and was built as a bank with speculative office space on the upper floors between 1933-35. It remained in use as a bank until closure in 2008. The building contains a number of original features and areas of significant importance including the banking hall, the inspection rooms, the stair between ground and basement and the safety deposit room. Recent Planning History Planning permission was granted 10 May 2011 for change of use of the basement, ground and mezzanine floors to a restaurant (Use Class A3). The upper floors (floors 1 to 8) of the building have been vacant since 2008. Planning Permission was granted on 16 October 2009 (reference 088851/FO/2009/C1) for the conversion refurbishment of the building to accommodate A2/B1 use from sub-basement to mezzanine floors (existing use A2), B1 use from first to sixth floors and C3 use to seventh floor. Alterations included the introduction of new services, including toilets, roof top plant equipment, removal of the lightwell from first to sixth floors and the removal of a number of partitions. This permission has been partly implemented but the upper floor office space has remains vacant, despite having been marketed since March 2010. Proposal Planning permission is sought for change of use of floors 1 – 8 and part of the ground floor from office (Class B1) to hotel (Class C1) with associated bar and restaurant use (Classes A3 and A4) at levels 1, 2, 7 and 8, and associated external works comprising the formation of new hotel drop off point, associated public realm works, installation of two lanterns adjacent to the proposed hotel entrance and creation of an external bar/terrace area at roof level and associated works. The side entrance on Spring Gardens would become the main entrance to the hotel. Automatic glass doors would be installed behind the original retained hardwood bi- Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 fold doors which would be permanently folded back. Existing timber cornices would be retained. Two lanterns would be installed either side of the entrance which would match the lanterns adjacent to the restaurant entrance. A brass sign plaque would be attached to the wall adjacent to the entrance. The lightwell would be used as public bar leading to an external terrace on the eastern, northern and western sides of the building. Railings would be retained and timber decking introduced to improve appearance and function. Additional plant would be added to the southern roof terrace. The proposal would deliver 3,038 sq. m of hotel floorspace and 317 sq. m of bar and restaurant uses. It would be 5* boutique status and designed to the highest specification and quality. The interior design has evolved following detailed pre- application discussions, and the following development principles would apply throughout the proposed development: ° Guest rooms would be primarily located around the perimeter of the building, with en-suite bathrooms in the centre. ° The erection of partition walls to create bedrooms, rest rooms, bar and restaurant areas and kitchen areas. The proposed walls have been positioned so that they would not interfere with the windows. ° M&E / utilities would be encased under a new raised floor. Existing floors would be levelled and sealed prior to the introduction of a raised access floor. This would retain the height of the ceilings and scale of the rooms. ° Plastered walls to be repaired where required and skimmed ready for decoration. New walls would be metal framed with gypsum based board with skim finish. ° Plaster ceilings/cornices and timber battens would be removed at the second floor to meet the requirements of the Fire Strategy. Original coving and cornicing features to be re-instated as far as possible. This applies to the plasterwork on the external walls around the perimeter and the lift lobby areas. ° Existing windows to be retained, restored internally and painted. ° Existing secondary glazing to be retained, restored to modern standards and painted. The following internal works are proposed on each floor. A double height restaurant and bar area would be created at the first floor by the removal of a recently installed infill floor. It would be open to guests and members of the public. The main hotel reception and lounge area would be at second floor level along with hotel rooms, and a public bar/restaurant. Hotel rooms would be created on levels three to six. Public bar areas extending onto the existing roof terraces would be created on the seventh floor. Existing railings would be retained. Access, servicing and drop off Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 A new layby would be created on Spring Gardens outside the hotel entrance. It is expected that there would be approximately 20 taxi drop offs per day and that the hotel will have a contract with a local taxi firm to minimise congestion at the layby. Servicing would be via Chancery Lane where the rear entrance doors to the building are located. Bin and refuse storage would continue to be located inside the building replicating the refuse strategy for Jamie’s Italian. Any further service vehicles for the development are expected to utilise the existing loading bays on Brown Street. It is expected that the number of deliveries to the hotel would be an average of 8 per day, with a maximum of 15 deliveries per day by exception. These deliveries would be by a mixture of different vehicle types ranging from medium sized box vans to 10m rigid vehicles. It is not anticipated that articulated heavy goods vehicles would be required to access the site. Consultations Head of Highways – made the following comments: public car parks are numerous in the vicinity, though disabled provision should be considered. Provision should be made for secure cycle parking. Head of Environmental Health – recommended conditions controlling deliveries (frequency and times); fumes vapours and odours; noise breakout from the premises, external areas and plant equipment; refuse storage disposal and recycling. English Heritage – comments reported in associated report on this agenda for application for listed building consent (Reference: 101523/LO/2013/C1). Greater Manchester Police - A Crime Impact Statement has raised issues in relation to control of access into/around the building. GMP support the application subject to these issues being addressed as described within the report. Publicity – Neighbours have been notified by letter, site notices erected on site and details of the proposal have been advertised in the Manchester Evening News. No representations have been received as a result. Issues Relevant National Policy The National Planning Policy Framework sets out the Government’s planning policies for England and how these are expected to apply. The central theme to the NPPF is to achieve sustainable development. The Government states that there are three dimensions to sustainable development: an economic role, a social role and an environmental role (paragraphs 6 & 7). Paragraphs 11, 12, 13 and 14 of the NPPF outlines a “presumption in favour of sustainable development”. This means approving development, without delay, where it accords with the development plan. Paragraph 12 provides: Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 “Proposed development that accords with an up-to-date Local Plan should be approved and proposed development that conflicts should be refused unless other material considerations indicate otherwise.” In terms of fit with the objectives of the NPPF the proposed development is considered to be consistent with sections 1, 2, 4, 7, 8, and 12 for the reasons outlined below which are discussed in more detail in the Issues section of this report Section 1 - Building a strong and competitive economy - the proposal would result in the reuse of a vacant historic building and would therefore help to deliver economic growth and create jobs and prosperity. Section 2 Ensuring the Vitality of Town Centres , - the proposal develops a key site in a prominent position within the City Centre. Section 4 Promoting Sustainable Transport – The proposal is in a highly accessible location in close proximity to the tram network and train and bus services. The development would therefore facilitate sustainable development and contribute to wider sustainability and health objectives and give people a real choice about how they travel. Section 7 Requiring Good Design - The proposed scheme has been the subject of significant design consideration, consultation and evolution. The proposed alterations would be of a high quality and would help to improve the overall appearance of the building within the street scene. The development would be well integrated into the natural, built and historic environment.
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