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Committee Report Template Manchester City Council List No. 14 Planning and Highways 23 October 2008 Application Number Date of Appln Committee Date Ward 087174/FO/2008/N2 1st Aug 2008 23rd Oct 2008 Ardwick Ward Proposal Change of use of premises to form accommodation for community groups, educational activities, exhibitions and office space in connection with the activities of the Manchester Historic Buildings Trust with offices to let on the first floor, conversion of the coach house to residential accommodation for caretaker and external site alterations including reconfiguration of car parking area and landscaping Location Mrs Gaskells House, 84 Plymouth Grove, Ardwick, Manchester, M13 9LW, Applicant Manchester Historic Buildings Trust, Mrs Janet Allan, 10 Dale Road, New Mills, High Peak, SK22 4NW Agent Bernard Taylor Partnership Limited Elizabeth House, 486 Didsbury Road, Heaton Mersey, Stockport, Cheshire SK4 3BS Description This application relates to a Grade II (STAR) Listed building, which was the former home of Elizabeth Gaskell and is known as Mrs Gaskell's House. There are two other associated applications on this agenda, namely: 087173/FO/2008/N2 - Formation of a new car park and associated bin store with creation of new vehicular access off Plymouth Grove Cranford Court, 82 Plymouth Grove 087175/LO/2008/N2 - LISTED BUILDING APPLICATION for works involving internal and external alteration and restoration works in association with change of use of buildings to form accommodation connected to educational/community use and exhibition space, commercial offices and residential accommodation Mrs Gaskell's House, 84 Plymouth Grove Mrs Gaskell's House was acquired by the University of Manchester in the 1960's and was used by the International Society as residential student accommodation. The freehold to the building was acquired by the Manchester Historic Buildings Trust (MHBT) in 2004 and is currently used by the Gaskell Society for meetings and exhibitions. The building will continue to be administered by the MHBT, with the involvement of the Gaskell Society. Mrs Gaskell's House is a 2-storey, Victorian Villa with basement and attic accommodation. The site is affected by changing ground levels as it runs from east to west. A residential apartment block (1960's) is situated to the west of the site at 82 Plymouth Grove (Cranford Court) with a play area to the east of the site. A Victorian Villa, which has been converted into flats, is situated to the south of the site at 2-4 Swinton Grove. The principal northern elevation faces Plymouth Grove and comprises of 3 symmetrical bays articulated by four giant order pilasters with lotus leaf capitals. A central rectangular portico forms the main entrance to the building. The main Manchester City Council List No. 14 Planning and Highways 23 October 2008 building has hipped pitched roof with a remaining chimney stack. The roof is partially screened by a stone parapet. The south (rear) elevation overlooks the rear garden area and comprises two storeys over a partially exposed basement. The west elevation is of 3-storey due the exposition of the basement. The coach house is also over 3-storeys with hipped pitched roof but is substantially lower than the main building. The coach house is adjoined at its west elevation by a stable block with a hipped gable roof stable block. The proposals involve the restoration of the building in its setting by reorganising the access and car parking in and around the site. The impact of the external and internal alterations on the character and appearance of the listed building are considered elsewhere on the agenda under application 087175/LO/2008/N2. Internally, the proposals involve "stripping out works" to address dry rot within the building and repair of original features. Alterations include the formation of a new accessible passenger lift between ground and basement levels on the west side of the building. New staircase and platform lift to the full height of the stable block for separate access to first floor and disabled access (to be used in conjunction with the proposed office use). Raise level of basement floor by 1 step to ease the gradient to the basement. WCs are to be introduced to service the mix of uses. Externally, the works involve extensive roof repairs, including reconstruction of chimney stacks with stone cappings and parapet repairs. Elevations are to be repaired and re-rendered with stone steps being repaired and reformed. "Like for like" window repair and replacement is to take place across the principal elevations. It is also proposed that a door and surround would be reinstated to the west elevation. The external works also include the introduction of ramped access to the ground floor on the west elevation with storage and a doorway below, including bin stores. The ramp is edged with metal frame balustrades and new handrails to the front steps. The proposals to the setting of the building include the provision of bounded gravel between the vehicular access and egress points to Plymouth Grove and the new access to Swinton Grove. The external works include works to the finished surface gradient to assist access and set paving to footpaths. The grounds around the building are to be landscaped in accordance with a submitted scheme and will accommodate separate waste/recycling storage areas for the caretakers accommodation. The alterations to car parking involve the relocation of car park currently undertaken within the site by the residents of Cranford Court. This has resulted in the formation of new car parking within Cranford Court and is the subject of planning application 087173/FO/2008/N2, which is also on this agenda. The application site and Cranford Court will also be separated by the construction of a 1.8 metre high wall along the common (western) boundary and adjoining retained timber fence. The proposals directly affecting Mrs Gaskell's House would be supported with a total of 9 parking spaces: 3 to be provided adjacent to the western elevation of the building of which, one is accessible, one is for staff at Gaskell House and one allocated to the caretaker; six space positioned to the rear (south) of the building would provide parking for the office use and Manchester City Council List No. 14 Planning and Highways 23 October 2008 visitors. The rear car parking area is sited adjacent to the western and southern boundaries of the site with its access from Swinton Grove. Boundary treatment include the re-instatement of sections of cast iron and redbrick walls and stone copings along the Plymouth Grove and Swinton Grove frontages. The vehicular access to the west of Plymouth Grove is to be increased from 3.5 metres to 4 metres. A new opening and gates to a car parking area are to be formed to the Swinton Grove boundary. The applicant's propose to undertake the following uses within the building: i. Main House: a. Lower ground Floor - Accommodation for community groups, service providers and the Trust's educational activities. b. Ground Floor - The Trust's permanent exhibition, seminar, office and retail space. c. First floor - Office suite comprising 3 units and ancillary facilities to be commercially let. ii. Coach House - Caretakers 3-bedroom house. The caretaker's accommodation and the stairwell to the office accommodation are to be located in the coach house and adjoining stable block and will be accessed via separate doorways located on the southern elevation. Emergency access to the central staircase servicing the building would be retained. Storage is provided within the attic. Consultations Local Residents - No comments received. Manchester Conservation Areas and Historic Building Panel - The Panel was generally supportive of the proposal and the re-use of the listed building. However, it was noted that the delivery of the proposed scheme was dependent upon the acquisition of funds. The Panel felt that a "development restriction" should be placed upon any approval to prevent the creation of the surface car park on the adjacent site until funding for Mrs Gaskell's House had been secured. The lack of visitor car parking for the scheme was questioned, but did not feel that additional car parking should be provided within the site. Any trees lost within the site should be replaced within a landscaping scheme comprising "semi-mature, in-character" replacements. The proposed disabled access was questioned. The access ramp does not appear to have a continuous handrail and the provision of such features may add to visual clutter and adversely affect the visual appearance of the listed building. Further consideration should be given to these arrangements with the view to accommodating more sensitive alterations to the side entrance to accommodate the lift at grade and reduce ramp heights and lengths and the need for guardrails. A request was made for the consideration of a modern lift solution, which would reduce the extent of intervention onto the fabric of the building. However, the reliability of such a "technological" solution was noted. Manchester City Council List No. 14 Planning and Highways 23 October 2008 Chief Executive's Landscape Practice Group - Generally supportive of the principle of the scheme but expresses concern regarding the extent of tree loss attributable to the development. The detail of the trees to be removed and retained id not adequately indicated on the submitted drawing and should be included within the landscaping scheme. Appropriate tree protection measures should be put in place during construction in accordance with British Standards. There is some concern regarding the construction methods to be used during the formation of surfacing around the base of retained trees. These construction works should be undertaken be hand to avoid root damage. Similarly, new foundations to the boundary wall should be hand excavated in accordance with submitted and approved method statement.
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