Report to Planning and Highways Committee 21 November 2013
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Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Application Date of Appln Committee Date Ward Number’s 1st Oct 2013 21st Nov 2013 City Centre Ward 103766/FO/2013/C2 103769/LO/2013/C2 Proposal Erection of 20 storey building (land at no. 14-16) and conversion of adjacent building (no.12) (basement to 4th floor) to create 258 bedroom hotel above ground floor bar and ancillary accommodation (basement and ground floor) LISTED BUILDING CONSENT for conversion of basement to 4th floor to hotel accommodation associated with proposed adjacent 20 storey building (land at no. 14-16) to create a 258 bedroom hotel above ground floor bar and ancillary accommodation (basement and ground floor) Location 12 & Land At 14-16 Piccadilly, Manchester, M1 3AN Applicant Mr Dominic Pozzoni , Piccadilly 1216 Limited, Alliance House, Westpoint Enterprise Park, Clarence Avenue, Trafford Park, Manchester, M17 1QS Agent Mr Keith Hamilton, Stephenson: ISA Studio Limited, 3 Riverside Mews, 4 Commercial Street, Manchester, M15 4RQ Background Planning permission and listed building were granted in December 2007 under application ref no’s 082829 and 082830 for the conversion and refurbishment of 12- 16 Piccadilly, a grade 2 Listed Building and the erection of a 9 storey building on the adjacent vacant site to create an office scheme. The building would have been around 40m in height and considerably higher than other buildings on this side of Piccadilly. These permissions have since expired. Description of site The site measures 0.07 hectares, bounded by Piccadilly, Gore Street and Chatham Street with the Waldorf Public House and Indemnity House (no.7 Chatham St) immediately to the rear. It is occupied by the vacant Grade II Listed former Union Bank building and an adjacent car park that has a 96 sheet advertising hoarding. The site is adjacent to the Stevenson Square Conservation Area and a number of Grade II Listed Buildings including the Malmaison Hotel, 77-83 and 107 Piccadilly, The Grand Hotel on Aytoun Street and 13,15 and 19 Paton Street. The site is occupies a prominent location close to Piccadilly Station in a mixed use area including hotels, residential, offices, shops, bars, restaurants and car parks. The main frontage is onto Piccadilly, an important city centre street and key pedestrian desire line between Piccadilly Station and the retail and commercial core. Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The Listed building was built in 1911 and designed by Thomas Worthington and Son. It is constructed of Portland Stone and has a rectangular plan form with a chamfered corner that articulates the principle ground floor entrance to the bank. The tripartite elevations have channelled rustications to the ground floor, rusticated quoins to all angles of the upper floors and pedimented attic windows articulate the roof. The door is not original and has been replaced. The round-headed doorway on the Piccadilly elevation has its original doors and formerly provided access into office spaces on the upper floors. Original features include the marble lining in the entrance hall, a stairwell, stain glass windows and, it is understood, that there are original cornices under the suspended ceilings. The building has largely been empty since Barclays Bank vacated the site in 2006. Its condition has deteriorated and a new use is required to ensure it can be restored and brought back into active use. One of the characteristics of the area is the presence of large individual buildings, which occupy regular and irregular island sites providing total site coverage which creates a sense of a dense urban environment. There are a variety of buildings in terms of height, scale, mass and bulk along this corridor. 111 Piccadilly is a 19 storey building on Piccadilly which is adjacent to 4-5 storey 19th Century buildings. Description of the Proposals. Consent is sought for the erection of a 20 storey building, that would be around 72m in height, and the conversion of the adjacent listed building to create a 258 bed hotel. The refurbished Listed Building would incorporate ancillary functions on the ground and first floor, including a lounge bar in the banking hall, a kitchen, conference room, meeting rooms, office, gym and public toilets, with bedrooms on the second, third and fourth floor. A lightwell would be created at the centre of the listed building which would necessitate the demolition of part of the rear of the building, previously occupied by the toilets and a small lightwell. There have been some changes to the scheme since it was first submitted including the introduction of more glazing at ground floor level, changes to the proposed materials and to the treatment to the elevation at the upper levels facing towards Piccadilly Gardens. These changes have sought to respond to design comments from various consultees. The new build element would have a tri-partite style composition defined by a clear base, middle and top. The overall composition would be articulated by the division of the rectangular plan form into two parallel blocks, separated by a glass slot. The two blocks would be constructed in different materials with the northern block constructed from a number of repetitive grey coloured pre-cast concrete panels, to which a series deep ribs measuring 100mm wide by 150mm deep would be applied. The southern block would be constructed from white pre-cast concrete panels, in a colour similar to the listed building. The concrete panels would be a mix of chamfered and angled. The top of the building, which is the most visible part of the design from distant views, has been amended to incorporate an increase in the number of angled panels so as Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 to add an increased level of articulation. This would be further enhanced by a large picture window that contributes to the architectural composition. The hotel would be operated by Yotel and would be their first UK hotel that is not related to an airport. The works to the listed building would include: • Mild detergent wash to the façade. • Paint and repair all original windows to the Chatham Street and Piccadilly elevations. • Replace non-original windows to the ground floor. • Replace non-original door at the Chatham Street and Piccadilly corner. • Retain original door to Piccadilly but prevent it from being a point of access. • Remove all non-original alarms, door mechanisms and timber patros. • Re-open the original entrance doorway to the Chatham Street elevation. • Demolish the south façade and former toilet block to form an internal lightwell. • Demolish lift motor room. The proposed internal works to the former union Bank include: • Restoration of the ornate ceiling to the banking hall. • Demolition of stair and lift core. • Re-location of stained glass to stair to ground floor bar. • Retention of original skirtings, ceilings and mouldings. • Demolition of the non-original internal partition walls. • Removal of non-original ceilings and internal finishes. • Removal of ground floor office lobby and associated marble. • Demolition of toilet core. • Demolition of internal rear corridor In support of the overall redevelopment of the site the applicants have stated the that the development would : • offer a distinctive product in the Manchester hotel market, which would add value to the existing offer as well as servicing forecast economic growth and increased anticipated visitor numbers in the City; • deliver a high quality building on what is currently ‘gap site’ and bring a Grade II Listed Building back into active use. • develop in a sustainable location with excellent public transport connections providing easy accessibility both for visitors and future employees. • provide approximately 129 FTE jobs once operational providing local employment opportunities within a highly accessible location. During both the construction and operational phases of the proposed development, there would be significant supply chain benefits for local suppliers offering products and services to support those processes. • Secure approx. £17 million of direct investment into the local economy which would act as a catalyst to the regeneration of the adjoining regeneration priority sites including the former Mayfield station and the Aytoun campus. • Contribute positively and sensitively to the existing urban grain; Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 • Create a high quality development that could act as a catalyst for future development in the area; • Promote positive vistas across the City; • Create a sensitive response to the adjoining listed building; • Complete the urban block by occupying a gap site; • Animate the ground floor streetscape; • The proposals are fully funded subject to planning permission and listed building consents being granted. The development would be expected to achieve a BREEAM rating of at least ‘very good’. A combined Loading Bay and visitor drop off/ pick up facility would be located on the north side or Gore Street. This facility would require the removal and relocation of six on street pay and display parking bays. 10 Cycle parking and showering and changing facilities would be provided for staff. Environmental Impact Assessment – The proposal does not fall within Schedules 1 or 2 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (as amended 2011) This planning application was the subject of a Screening Opinion for an Environmental Assessment. The Screening Opinion concluded that as the scale of the development is appropriate for a City Centre context, that it would reuse a previously developed site, allow greater use of public transport, would improve conditions for pedestrians, would assist regeneration of the City, is unlikely to result in significant or unusual adverse impact for local residents, that the impact of the development would not have more than a local impact and would support the City’s objectives of making the City Centre a better place to live, shop, invest, and visit and that as such the scheme is not likely to have significant effects.