24 apartments at Pickop Street, Liverpool

What was proposed

A three-to-six-storey residential block would provide 24 apartments, cycle and bin storage, plant space and five affordable homes.

“The proposed development is for the redevelopment of land bordered by Marlborough Street, Marlborough Place and Pickop Street. The proposal is to erect a single block ranging from 3 storeys to 6 storeys, creating 24 apartments (C3) comprising 10 x 1-bed apartments and 14 x 2-bed apartments with associated cycle parking, bin storage and plant room.”

“It comprises two 2-bed apartments to the ground floor, two 1-bed apartments and three 2- bed apartments to the first and second floor, as well as two 1-bed apartments and two 2- bed apartments on the third, fourth and fifth floors.”

Officer report

The site and surroundings

The cleared 0.25-hectare site was formerly a warehouse and later unauthorised car parking, beside residential, warehouse and student accommodation buildings.

“Street and comprises a cleared site following the demolition of the former warehousing building and was most latterly in use for unauthorised car parking (19 spaces). The site measures 0.25ha and fronts Marlborough Street to the north and Pickop Street to the south.”

“The site adjoins an existing 6 storey student residential block at 38 Marlborough Street / 53 Marybone and an existing 2 storey warehouse, J.Beattie and Son Ltd, which is a locksmith and installer of safes and security products and has been in operation since 1928. This warehouse building fronts Pickop Street with its side elevation fronting Marlborough Place and its rear yard fronting Marlborough Street.”

Officer report

What consultees said

Highways, fire, drainage, contamination and ecological consultees raised no objections subject to mitigation, conditions or legal obligations.

“Sustainable Transport, Highways and Parking Matters No Highways objection, subject to conditions relating to cycle storage provision and the following highway improvement works: Page 12”

“Lead Local Flood Authority (Drainage) No objection as the proposal is now considered satisfactory for approval subject to a full drainage design being required as part of any conditions. For the avoidance of doubt the maximum surface water discharge shall be 5 l/s.”

Officer report

Concerns from others

Councillors opposed student accommodation and sought protection for bungalow residents and more affordable housing, while a neighbouring business objected over design, light, noise and construction impacts.

“Particular consideration should be taken of the proposed size and massing of the block and the impact it could have on the bungalows on Midghall Street to ensure that residents’ light and amenity is protected. • Given the housing need in the area, at least 20% of the units in the proposed developed should be affordable in line with the Affordable Housing Planning Practice Note.”

“- Concerned that the proposed introduction of a new housing development, directly abutting the warehouse would not be appropriate or compatible with J Beattie and Son’s legitimate business activities. It is considered that the proposal is unacceptable on design grounds and would fail to make a positive contribution to local distinctiveness.”

Officer report

Who spoke

The applicant’s agent spoke in support, and a representative of a local objecting business addressed the committee.

Members’ questions

The planning case officer answered questions about affordable housing, scale, space standards and daylight assessments.

“The Committee were informed that the table at 7.13 for Affordable Housing should state ‘Submission of details of the delivery of the on- site affordable housing’ _____”

“The Planning Case Officer summarised the application and answered questions relating to affordable housing, scale, space standards and daylight assessments.”

Minutes

The decision

The application was approved subject to a legal agreement and the proposed conditions.

“That the Application be approved, subject to a Legal Agreement and Conditions as proposed by the Director of Planning and Building Control.”

Minutes

Main requirements

The legal agreement covered affordable housing, open space, trees, recreational mitigation, employment and skills, and related financial contributions.

“(iv) leaflets for new householders setting out information about the Liverpool coastline to be provided to all first-time occupiers of new homes are also required to be distributed by the developer, to mitigate the effects of recreational pressure; (v) a levy of 15% of the value of the planning application fee (£3,118) to cover the costs of administering the Legal Agreement, upon signing of the s106 legal agreement: (vi) the payment on completion of the legal agreement of a…”

“(d) in the event that the Section 106 Agreement required under (b) is not signed by 11 th May 2026, then the Director of Planning and Building Control be given delegated authority refuse the application at their discretion for the reason that: ‘The applicant has not entered into a Section 106 Agreement to pay a commuted sum in lieu of the provision/enhancement of off-site open space, street trees, recreational mitigation and cycle/pedestrian infrastructure, and as such, does…”

Officer report