Item 13 Planning and Highways Committee 10 April 2014
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Manchester City Council Item 13 Planning and Highways Committee 10 April 2014 Application Number Date of Appln Committee Date Ward 103013/FO/2013/C1 15 Jan 2014 10 Apr 2014 City Centre Ward Proposal Addition of two storeys to create 3 apartments Location Montana House , 136 Princess Street, Manchester, M1 7AF Applicant , Woodthorpe Homes Limited, Kingsway Business Centre, 140 Kingsway, Manchester, M19 1BB, Agent Mr Chris Betteridge, Matthews & Goodman, Nations House, Edmund Street, Liverpool, L3 9NY, Description Montana House has elevations to Princess Street and the River Medlock and lies between a vacant plot and a building known as Princess House. Immediately to the rear beyond the River is the former BBC site that has been cleared and is currently used as temporary car parking. The building ranges in height from 8 to 12 storeys with elevations in glazing, red brick and grey cladding panels. The building has brise soleil detailing from the 7th floor upwards. Buildings vary in the area in terms of height, scale, mass and bulk including the adjacent Princess House at 12 storeys, the Ibis Hotel at 9 storeys, Salisbury House at 10 storeys and the 2 storey building at 112-116 Princess Street and the Joshua Brooks building at the junction of Charles Street and Princess Street. Description of the Proposals. Consent is sought for the erection 2 additional storeys to the existing 12 storey element of the building to create 3 x 2 bedroom apartments. The brise soleil would be removed and the existing grey cladding above the 7th storey level replaced with a reflective glazed spandrel panels. The new 13th and 14th floor would feature a mixture of reflective glazed spandrel panels and structural glazing. Consultations Publicity - The occupiers of this and adjacent premises have been notified about the applications and 4 letters of objection have been received. The grounds of objection are summarised as follows: Health and safety concerns in relation to working on an existing building; Security of residents resulting from workmen entering and leaving the building; Impact of the works and additional people in the building (contractors) on the capacity of the existing lifts; Noise associated with the works including movement of materials; Impact on privacy of existing apartments; 147 Manchester City Council Item 13 Planning and Highways Committee 10 April 2014 De-valuation of existing properties; Potential disruption to existing building services; Loss of income if tenants choose to vacate because of the works; Health and safety issues associated with access and egress to the site. Head of Regulatory and Enforcement Services - (Street Management and Enforcement) - Has no objections but recommends that conditions relating to the acoustic insulation of the premises and the disposal of refuse be attached to any consent granted. Greater Manchester Police (Design for Security) - No objections received. Issues Relevant National Policy The Government's planning policies for England and how these are expected to be applied are set out in The National Planning Policy Framework. The proposed development complies with the following policies. 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 states that: "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." The proposed development is considered to be consistent with sections 1, 6 and 7 of the NPPF for the reasons outlined below. Section 1 - Building a strong and competitive economy- The proposals would extend a previously developed site to provide high-quality residential accommodation. This would create employment during construction. Section 6 Delivering a wide choice of high quality homes - The development would contribute to the delivery of a wide choice of high quality homes, widen opportunities for home ownership and create sustainable, inclusive and mixed communities. Section 7 Requiring Good Design - The proposed scheme has been the subject of significant design consideration, consultation and evolution. The alterations to the façade proposed in addition to the extension design would improve the overall appearance of the building within the street scene and be acceptable in the context of the adjacent built environment. Relevant Local Policies Core Strategy 148 Manchester City Council Item 13 Planning and Highways Committee 10 April 2014 The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012. It is the key document in Manchester's Local Development Framework. The Core Strategy replaces significant elements of the Unitary Development Plan (UDP) as the document that sets out the long term strategic planning policies for Manchester's future development. A number of UDP policies have been saved until replaced by further development plan documents to accompany the Core Strategy. Planning applications in Manchester must be decided in accordance with the Core Strategy, saved UDP policies and other Local Development Documents. The adopted Core Strategy contains a number of Strategic Spatial Objectives of relevance to this application that form the basis of the policies contained there in as follows: SO1. Spatial Principles - This development would be in a highly accessible location and reduce the need to travel by private car and therefore provide sustainable development that can contributing to halting climate change.. SO2. Economy - The scheme would provide new jobs during construction and thereby improve the City's economic performance and help to spread the benefits of growth across the City to reduce economic, environmental and social disparities, and to help create inclusive sustainable communities. S06. Environment - The development would be consistent with the aim of seeking to protect and enhance both the natural and built environment of the City and ensure the sustainable use of natural resources in order to: mitigate and adapt to climate change; support biodiversity and wildlife; improve air, water and land quality; improve recreational opportunities; and ensure that the City is inclusive and attractive to residents, workers, investors and visitors. Policy SP 1 (Spatial Principles) - The development would be highly sustainable and be consistent with the aim of bringing forward high quality city living within the Regional Centre. In addition it would provide good access to sustainable transport provision, maximise the potential of the City's transport infrastructure and make a positive contribution to neighbourhoods of choice by enhancing the built and natural environment, creating a well designed building that would both enhance and create character, reuse previously developed land and reduce the need to travel Policy EN1 Design Principles and Strategic Character Areas - The proposals would be in keeping with the principles of urban design, as identified in national planning guidance and have regard to the strategic character area in which the development is located. Policy CC5 - Transport - The proposal due to its location would contribute to improving air quality by being accessible by a variety of modes of transport. Policy CC6 City Centre High Density Development - The proposals would increase the density of development on the site thereby and maximise the efficient use of land. 149 Manchester City Council Item 13 Planning and Highways Committee 10 April 2014 CC9 - Design and Heritage- The proposed extension and elevational alterations would have a high standard of design appropriate to its context. This is addressed in more detail in the issues section. Policy CC10 A Place for Everyone - The proposals include level access into the building and the new residential units. Policy T1 Sustainable Transport - The proposed development, owing to its proximity to all modes of public transport, would encourage modal shift away from car travel to more sustainable alternatives and include improvements to pedestrian routes and the pedestrian environment which would prioritise pedestrian and disabled people, cyclists and public transport. Policy T2 Accessible Areas of Opportunity and Need - The proposed development would be easily accessible by a variety of sustainable transport modes and would help to connect residents to jobs, local facilities and open space Policy EN1 Design Principles and Strategic Character Areas - The proposal involves a good quality design, and would result in development which would enhance the character of the area and the overall image of Manchester on this key gateway route into the City Centre. The positive aspects of the design of the proposals are discussed in more detail below. Policy EN2 Tall Buildings - Issues relating to the impact of the height of the existing building were assessed at the time that the planning application for that development was considered (application ref no 065163). The two additional storeys proposed here would not materially change the previous evaluation. Policy DM 1- Development Management - sets out the requirements for developments