153-home apartment building at Land At 85 Rochdale Road, Manchester

What was proposed

A 17-storey building would provide 153 homes with access, amenity space, landscaping, public realm and associated works after demolition.

“Proposal Erection of a 17-storey residential apartment building (Use Class C3 (a), with associated access, amenity, landscaping, public realm, infrastructure and other associated works following demolition of existing vacant building on site…”

“The proposal would create 153 homes in a 17-storey building with public realm and landscaping following demolition of existing structures.”

Officer report

The site and surroundings

The brownfield site includes hardstanding, a surface car park and the former Victoria Hotel, beside the Grade II listed Marble Arch Public House.

“This 0.14-ha site is bounded by Gould Street, Rochdale Road and Downtown Victoria North 1, at 87 Rochdale Road which completes this year. The site is largely hardstanding and has been used as a surface car park. The former Victoria Hotel, two-storeys, at 85 Rochdale Road, occupies the east of the site.”

“There are homes and surface car parks in the surrounding area. The Marble Arch Public House (Garde II) is to the South East. To the northwest is a large split-level site bounded by Gould Street, Williamson Street, Bromley Street and Bilbrook Street, used as two, 24 hour car parks.”

Officer report

Officers recommended approval

Officers considered the proposal acceptable because its substantial public benefits outweighed heritage harm and other impacts could be managed through conditions.

“The impact on the listed building amounts to a medium level of harm which is outweighed by the public benefits that the scheme would deliver in terms of removing this low quality vacant site and providing new homes (should be given substantial weight as directed by national decision-making policies L3 and HO7). It is acknowledged the proposal would result in the loss of the NDHA. The loss of this building would cause harm.”

“Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Core Strategy and saved polices of the Unitary Development Plan, the Director of Planning, Building Control & Licensing has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and…”

Officer report

Who spoke

Two objectors, the applicant and a ward councillor addressed the Committee about heritage, viability, the roof terrace gap and regeneration benefits.

Members considered a site visit

The Planning Officer explained the heritage and viability issues, after which members considered a site visit appropriate to assess the building’s relationship with Marble Arch.

“The Planning Officer responded, stating that Victorian Society considered that there would be less than substantial harm, the applicant’s heritage report considered the application to be harmful, the applicant’s consultant suggested there could be substantial harm. Substantial harm normally referred to a total loss or loss of fabric from a listed structure.”

“The Committee considered a site visit was appropriate to assess the potential impacts of the 17 storey building on the Grade 2 listed Marble Arch Public House in terms of any potential harm from the proximity of the proposed development.”

Minutes

The application was deferred

The Committee deferred consideration so members could visit the site and assess the potential impacts of the 17-storey building on the listed public house.

“The Committee resolved to defer consideration of the application in order to undertake a site visit for the reasons stated above.”

Minutes