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Planning Statement Mixed Use Development

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Planning Statement Mixed Use Development PLANNING STATEMENT MIXED USE DEVELOPMENT BRUNSWICK QUAY, LIVERPOOL ON BEHALF OF MARO DEVELOPMENTS LTD JULY 2018 Roman Summer Associates Ltd Haweswater House Waterfold Business Park Bury Lancashire BL9 7BR Web www.romansummer.com Contents Page 1. Introduction 1 2. Description of the Site, Surroundings, Proposal & Planning History 4 3. Overview of Planning Policy 12 4. Planning Assessment 25 5. Conclusions 45 Appendices Appendix 1 – Pre-Application Comments from Historic England Appendix 2 – Pre-Application Comments from the LPA Appendix 3 – LPA’s EIA Screening Opinion Appendix 4 – Summary comments from Inspector and Secretary of State for 2006 Appeals BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 1.0 INTRODUCTION 1.1 This Planning Statement supports a full planning application submitted by Maro Developments Ltd that seeks permission for the erection of four interlinked blocks on the Brunswick Quay site, comprising a total of 552 mixed apartments and 669 sqm (gross) ground floor commercial falling within any combination of Class A1, A2, A3, A4 and/or D2, 307 car parking spaces, 552 cycle parking spaces, private communal piazzas / terraces and associated landscaping / boundary treatment and public realm works, all accessed via Atlantic Way. Brunswick Quay in context : ROMAN SUMMER Associates Ltd Page | 1 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 1.2 As the photograph above demonstrates, Brunswick Quay is a vacant brownfield site that has sat empty and largely unused for many years. 1.3 The site is the subject of a chequered planning history (outlined in Section 2.0), including a proposal in 2006 for a 51 storey tower and two buildings of 10 storeys. That scheme was determined at appeal. While it was recommended for approval by the Inspector, it was ultimately rejected by the Secretary of State. 1.4 The proposal has been discussed at length at pre-application stage with the LPA. Feedback has been largely positive of the overall concept, and an expression of support has been issued by Historic England (see Appendix 1), ultimately leading to agreement on the height and configuration of the buildings. The LPA’s full pre-application response is reproduced at Appendix 2. 1.5 The scheme has been subjected to formal Environmental Impact Assessment (EIA) ‘Screening’, and the associated Opinion is attached as Appendix 3. The LPA has concurred with our view and confirmed that the proposal does not raise environmental concerns that warrant the need for EIA. 1.6 This Planning Statement acts as an ‘umbrella’ document to support the application. It is intended to bring all key planning–related issues together in one place, and, to assess the proposal against relevant planning policies. However, it is important that this Planning Statement is not read in isolation. It forms only one part of a comprehensive package of documents and drawings which – considered together – support the planning application. 1.7 The application comprises : • Application forms and certificates (completed by Roman Summer Associates Ltd); • This Planning Statement (Roman Summer Associates Ltd); • Drawings as per submitted drawing register (Fletcher Rae); • Design and Access Statement (Fletcher Rae); • Landscape Design Statement (Open); • The following landscape drawings (Open) : ROMAN SUMMER Associates Ltd Page | 2 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 o M80089-101 Revision A – Illustrative Masterplan o M80089-201 Revision B – General Arrangement 1/1 o M80089-202 Revision B – General Arrangement 2/2 • Transport Assessment [with MASA] (Motts); • Travel Plan Framework (Motts); • Flood Risk Assessment and Drainage Strategy (Integra); • Heritage Assessment (including heritage view analysis) (Graeme Ives Heritage); • Contaminated Desktop (Integra); • Archaeological Assessment (refer to Integra’s Contamination Report); • Microclimate Assessment (Wardell Armstrong); • Wintering Bird Survey Report (Ecology Services). 1.8 We have calculated the application fee to be £96,293. That is based on 552 dwellings and 669 sqm (gross external area) of commercial floorspace. 1.8 The remainder of this Planning Statement is structured as follows: • Section 2.0 describes the site, surroundings, background and proposed development, and summarises the planning history of the site; • Section 3.0 summarises national and local planning policies relevant to the application; • Section 4.0 assesses the proposed development against planning policy and addresses other material considerations; • Section 5.0 sets out our conclusions. ROMAN SUMMER Associates Ltd Page | 3 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 2.0 DESCRIPTION OF THE SITE, SURROUNDINGS AND PROPOSAL The Application Site, Context and Surroundings [and Site History] 2.1 The application site is 1.55 hectares and lies on the southern outskirts of Liverpool City Centre. 2.2 It is a cleared, former industrial site. It is accessed from Atlantic Way, which borders the site to the south. Brunswick Dock forms the eastern perimeter of the site. The River Mersey and the dock gate form the boundary to the west. 2.3 The site is previously developed, vacant land and has not been utilised for many years. It contains no trees of any note or quality, no listed buildings (nor are there any close ROMAN SUMMER Associates Ltd Page | 4 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 by) and is not located in or close to a Conservation Area. It falls outside the World Heritage Site and its Buffer Zone. It contains no public rights of access. 2.4 In its current state the site is an unattractive wasted brownfield resource. 2.5 The area is mixed in use and character. The site itself and adjoining land to the south are designated for employment uses in the adopted development plan. There are employment uses present in the Brunswick warehouses, but the area is also characterised by non-employment uses. For example, the surfeit of car showrooms that flank Sefton Street, a hotel, deli / restaurant (Deli Fonseca), a Go-Kart racing leisure operation, and the childrens’ play centre “Yellow Sub” (that occupies part of the Business Park). ROMAN SUMMER Associates Ltd Page | 5 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 2.6 To the immediate north of the site is the established residential area of Clippers Quay and South Ferry Quay. Those apartment blocks are visible on the left on the photograph above, with the application site in the foreground. 2.7 New residential uses are being promoted in this part of the City. For example, the Council has recently approved residential application 17F/1974 on the site to the immediate south of the application site (off Summers Road). 2.8 The area is therefore of mixed composition. The site interfaces with both the established residential area to the immediate north, and the employment area to the south, albeit it must be acknowledged that the recent Summers Road approval alters that context. 2.9 A footpath / cycle path runs along the western edge of the application site (see photograph below). This route runs in a north – south direction, flanking the eastern edge River Mersey. To the south, the route runs alongside Brunswick Business Park, towards Otterspool beyond. To the north, the path links to the Clippers Quay / South Ferry Quay residential area, and beyond that towards Liverpool Marina and Kings and Albert Docks. ROMAN SUMMER Associates Ltd Page | 6 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 THE PROPOSAL 2.10 The application is submitted in full detail and promotes the erection of four interlinked blocks on the Brunswick Quay site, comprising a total of 552 mixed apartments and 669 sqm (gross) ground floor commercial falling within any combination of Class A1, A2, A3, A4 and/or D2, 307 car parking spaces, 552 cycle parking spaces, private communal piazzas and associated landscaping / boundary treatment and public realm works, all accessed via Atlantic Way. 2.11 The height of each block reflects our pre-application discussions and agreement, namely : Ø Building 1 - Parapet height above GL 24650mm (24.65m) Ø Building 2 - Parapet height above GL 36050mm (36.05m) Ø Building 3 - Parapet height above GL 38900mm (38.90m) Ø Building 4 - Parapet height above GL 30350mm (30.35m) Ø Parapet = 1400mm ROMAN SUMMER Associates Ltd Page | 7 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 2.12 It is worth highlighting that the tallest building is expected to be lower than the height of the recently consented scheme on Brunswick Summer Road. 2.13 In total (combining all four buildings), 552 apartments are proposed in the following mix: Ø 193 x 1 bedroom apartments (35%) Ø 331 x 2 bedroom apartments (60%) Ø 28 x 3 bedroom apartments (5%) (of which 9 are duplex) 2.14 The development will be served by 307 car parking spaces, which equates to 56% provision. 16 of these spaces will be for disabled use. 2.15 Cycle parking is to be provided at 100%. 2.16 Communal gardens / piazzas for the use of residents will be provided between the buildings. 2.17 In addition, the application proposes – subject to agreement with the landowner - public realm works along the walkway that runs along the western edge of the site. This is a public right of way forming part of the Sustrans ‘Trans Pennine Trail’. The land forming the right of way does not form part of the Liverpool City Council adopted highway and is in private (third party) ownership. ROMAN SUMMER Associates Ltd Page | 8 BRUNSWICK QUAY, LIVERPOOL PLANNING STATEMENT JULY 2018 2.18 As the photograph below demonstrates, the existing interface between the site and the path is marked by stark iron railings, added to which is a ‘pinch point’ and blind spot where the path narrows at the northern end of the site. The proposal looks to enhance the quality and attraction of this thoroughfare, which will benefit from natural surveillance from the new apartments and the commercial uses fronting the River and path.
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