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Report on Dale Street/Lena Street to Planning and Highways Committee

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Report on Dale Street/Lena Street to Planning and Highways Committee Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 Application Number Date of Appln Committee Date Ward 093555/FO/2010/C2 16th Sep 2010 25th Nov 2010 City Centre Ward Proposal Erection of 12 storey hotel following demolition of existing steel structure Location Dale Street/ Lena Street, Manchester, M1 2HP, Applicant Property Alliance Group Ltd and Issa Developments Ltd (in..., Alliance House, Westpoint Enterprise Park, Clarence Avenue, Trafford Park, Mancehester, M17 1QS Agent Mr Andrew Edmunds, Stephenson Bell, Aeroworks, 5 Adair Street, Manchester, M1 2NQ Description The application relates to a site bounded by Dale Street, Lena Street, the Rochdale Canal with a surface level car park beyond and 111 Piccadilly. The Rochdale Canal which runs east to west of the application site is in a deep cutting below street level with a walkway on the opposite side to the site. Outline planning consent was granted in 2000 for a 25 storey mixed use development comprising retail on ground floor and residential units on the upper floors (application ref no 058500). A subsequent application for approval of reserved matters (application ref no 070257) was granted in 2004. Work commenced on site including the site’s excavation and piling and completion of slab and steel structure to approximately first floor level before the development was terminated. In its current condition, the site is a major blight on the area and has been for some time now. There is also now no prospect of the extant scheme being completed and it is necessary to consider alternative forms of development on this site. The site lies within a part of the City Centre known as Piccadilly Gateway. It is adjacent to the boundary of the Stevenson Square Conservation Area and adjacent to grade II listed buildings at 107 Piccadilly, 70-72 Dale Street and the former London Road Warehouse. Consent is now sought for the erection of a hotel which would vary in height from 5 to 12 storey’s above a basement level following the demolition of the existing structure on the site. The basement area would contain a number of meeting rooms and the ground floor would contain a bar / dining area, and back of house facilities including a sub station, refuse storage and a kitchen. The levels above this would be occupied by 193 bedrooms. The proposed building would be taller than a number of buildings in its immediate vicinity. Plant enclosures would be located on roofs set back from the Lena Street and Dale Street facades. The elevations would be constructed in a mixture of brickwork with a silver grey appearance, glazing and render to match the brickwork. There would be no vehicle access within the site and all vehicle deliveries would be Page 1 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 from Lena Street. Pedestrian access would be off Dale Street. Due to a change in levels across the site the floor level at the entrance of Dale Street is lower than the existing pavement level and access is achieved via 1:15 ramp The development is expected to achieve a BREEAM rating of `very good’. The area around the application site contains a variety of uses including residential, office accommodation, hotels and retail and food and drink related uses. The applicants have stated that the design concept is the creation of a sculptural object that has been formed and carved in a controlled manner, and is a contemporary interpretation of the robust traditional brick Victorian warehouse buildings. The proposal aims to integrate with its surroundings and urban context and add some architectural quality and richness to the area. The following documents have been submitted in support of the application: A full set of plans and a scale model; Design and Access Statement; Crime Impact Statement; Acoustic Study; Site Investigation Study; TV/Radio reception survey. Transport Statement; Ecological Survey; BREEAM Strategy; Environmental Strategy Bat ad Black Redstart Survey Ventilation Strategy Sunlight / Daylight Impact Study; Wind Microclimate Desk Study. Consultations Publicity - The application was advertised in the press on 22nd September as a major development affecting the setting of a listed building and the setting of a conservation area and site notices have been displayed. The occupiers of neighbouring properties were notified about the application, and 2 letters of objections has been received. To summarise the grounds of objection are as follows: That the proposed brickwork is completely out of keeping with the red brick of the Dale Street area: That the proposed development is completely out of keeping with the surrounding area. Head of Regulatory and Enforcement Services (Pollution Section) - Have no objections to the proposals subject to conditions relating to acoustic insulation of the Page 2 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 building and any plant and equipment, the extraction of fumes, the hours of operation and the hours during which deliveries can take place being attached to any consent granted. English Heritage - Has recommended that the application should be determined in accordance with national and local policy guidance, and on the basis of the City Council's specialist conservation advice. Head of Highway Services - Has made comments relating to public transport accessibility, the use of an area currently used as a parking bay as a loading bay and the provision of disabled parking in the vicinity of the proposed hotel and further information has been requested from the applicant on these elements. Greater Manchester Police (Architectural Liaison Officers) - Have no objection to the development but have raised concerns about security in relation to access to the bar and restaurant and about the number of recessed doorways that could be exploited for antisocial or criminal purposes. British Waterways - Have no objections but have recommended a number of conditions relating to the impact that the development may have on the adjacent canal. These include: A condition relating to the need to see a good lighting scheme associated with the hotel to add to the natural surveillance provided by the hotel and meeting rooms overlooking the canal. A condition which seeks to ensure that any foundation construction does not have an adverse impact on the structural integrity of the canal; and to the specification of planting in relation to the adjacent canal. They have also requested that the developer makes a financial contribution through a Section 106 agreement, towards the maintenance of the canal and towpath along the length of the site. City Centre Regeneration Team - No objections received. Greater Manchester Ecology Unit - No comments received Environmental Health - Have no objections to the proposals subject to conditions relating to acoustic insulation of the building and any plant and equipment, the extraction of fumes, the hours of operation and the hours during which deliveries can take place being attached to any consent granted. Contaminated Land Section - Have no objections but have recommended that a condition relating to the remediation of the site in terms of the risk of previous contamination of the site. Issues National Policies Page 3 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 Central Government provides national planning guidance in the form of Planning Policy Guidance Notes (PPGs) and more recently on some planning issues, Planning Policy Statements (PPSs). Planning Policy Statement No.1 Creating Sustainable Communities PPS1 encourages the promotion of urban regeneration to improve the well being of communities, improve facilities, promote high quality and safe development and create new opportunities for the people living in those communities. Policies should promote mixed use developments that create linkages between different uses and create more vibrant places. Planning Policy Statement 5 Planning for the Historic Environment states the following : Policy HE7.1 In decision-making local planning authorities should seek to identify and assess the particular significance of any element of the historic environment that may be affected by the relevant proposal including development affecting the setting of a heritage asset. HE7.2 In considering the impact of a proposal on any heritage asset, local planning authorities should take into account the particular nature of the significance of the heritage asset and the value that it holds for this and future generations. This understanding should be used by the local planning authority to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposals. HE7.4 Local planning authorities should take into account: the desirability of sustaining and enhancing the significance of heritage assets, and of utilising their positive role in place-shaping; and the positive contribution that conservation of heritage assets and the historic environment generally can make to the establishment and maintenance of sustainable communities and economic vitality by virtue of the factors set out in HE3.1 HE7.5 Local planning authorities should take into account the desirability of new development making a positive contribution to the character and local distinctiveness of the historic environment. The consideration of design should include scale, height, massing, alignment, materials and use. Regional Policy North West of England Plan,
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