434-apartment towers at 122 Old Hall Street, Liverpool

The site

The site comprised a disused data centre and car park at a prominent city-centre junction, separated by a cul-de-sac section of Back Leeds Street.

“Urban Design Specialist Site and Context The application site lies prominently at the northwestern tip of Liverpool City Centre, effectively forming the southeast corner at the junction of Old Hall Street (leading south), Leeds Street (A5053, leading east), Great Howard Street (A565, leading north), and the Strand (A5052, bending south).”

“The site currently marks the edge of transition from the high-density, high-rise main office area of the city centre to the low-density, low-rise, mixed-use industrial area further north (including Pumpfields, subject of an SPD due for public consultation in August or September 2025, into whose periphery the proposal has been integrated).”

Officer report

Earlier planning history

Earlier permissions covered a 27-storey residential development with 168 homes and a later non-material amendment to its conditions.

“21NM/1033 Application for non-material amendment to 17F/0042 (To erect 27 storey residential development plus basement levels, comprising 168 dwellings, plus associated public realm, landscaping and engineering works) to amending wording to a number of conditions. Approved 22 nd April 2021.”

“17F/0042 To erect 27 storey residential development plus basement levels, comprising 168 dwellings, plus associated public realm, landscaping and engineering works. Approved 8 th December 2017 Consultations The application has been advertised by way of site notices displayed around the site and by press notice. Local councillors and various other external and internal consultees were also notified as set out below.”

Officer report

Main concerns about homes

Officers identified poor daylight and outlook in lower-level south-facing apartments and reduced daylight to the neighbouring Lancaster House offices.

“The proposed development would be located in very close proximity to the northwest elevation of Lancaster House. The separation distances between Lancaster House and the 25-storeyTower A would range from circa 5m to 13.5m. The 19-storey Tower B would face the northeast elevation of Lancaster House, achieving a minimum separation distance of 10m.”

“However, the proposed layout, form and massing on the site, as well as the deep plan form of the apartments, result in a combination of poor outlook and very poor levels of daylight in the Tower A south facing apartments at Floor 10 and below.”

Officer report

Public comments

No public comments were received.

“Response to Consultations External Councillors Representations have been received from Councillors Banks and Small, both supporting the application on the following grounds: • This application is a positive application for housing that will increase housing choice in City Centre North and the wider city.”

Officer report

Who spoke

The applicant’s agent presented the scheme in support and answered questions about building management, while the case officer summarised the application.

The decision

The application was approved subject to a legal agreement and conditions proposed by the Director of Planning and Building Control.

“23F/3073 to demolish the existing structures on land at 122 Old Hall Street, Liverpool 3 and erect two residential apartment blocks of 25 storeys and 19 storeys comprising 434 apartments with associated ancillary facilities, external landscaping, public realm, access and associated works, be approved subject to a Legal Agreement and Conditions as proposed by the Director of Planning and Building Control. _____”

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

Minutes