The Flat Iron Conservation Area borders the site in the north east corner on the Chapel Street frontage




НазваниеThe Flat Iron Conservation Area borders the site in the north east corner on the Chapel Street frontage
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PLANNING & TRANSPORTATION REGULATORY PANEL

PART I

SECTION 1: APPLICATIONS FOR PLANNING PERMISSION 10 March 2011




APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:APPLICATION No:APPLICANT:LOCATION:PROPOSAL:WARD:

09/58201/OUTAcroy LtdLand And Buildings East Of Trinity Bridge House, Chapel Street, Salford, Extension of time limit for implementation of planning permission 05/49877/OUT (Outline application for the erection of six buildings of 13, 19, 25 and 40 storeys comprising 990 apartments and 5088sq.m of commercial, retail and leisure uses (A1 - A5, B1, D1 or D2) plus new primary substation and associated car parking (787 spaces) and landscaping).Ordsall

Description of Site and Surrounding Area


This application relates to a large site bounded by Chapel St to the north, the Lowry Hotel and River Irwell to the south, Trinity Bridge House, which houses the Inland Revenue, to the west and the Edge apartment development and Barlows Croft to the east. The site covers an area of 1.8 hectares and has a frontage to chapel Street of some 95m. The site is currently occupied by a number of buildings and uses. The DC Thomson building stands on the Chapel Street frontage and there is an existing surface car park for the Lowry hotel with the remainder of the site being given over to pay and display surface car parking.


The Flat Iron Conservation Area borders the site in the north east corner on the Chapel Street frontage.


The scale of buildings around the site varies from two and three storey properties on Chapel Street to larger scale eight to twelve storey buildings on Dearman’s place and on the river frontage. The Edge development to the east of the site rises to 21 storeys.


There is no dominant style of building in the vicinity of the site with existing neighbouring buildings ranging from Victorian properties forming the historic grain to Chapel Street and the wider conservation area, to modern structures such as Trinity Bridge House, the Lowry Hotel and the Edge apartment scheme all adjacent to the site. There is no dominant building rhythm around the site and the site’s context is characterised by the historical tight street pattern to the north east, with all other adjacent sites being made up of large-scale building plots.


Description of Proposal


Permission is sought for an extension of time limit for the implementation of planning permission 05/49877/OUT that was approved on 22 November 2006 and which granted outline consent, including scale, layout and access, for the development and range of uses set out above.


The application comprises a total of six buildings arranged in three fingers running at right angles to the river and Chapel Street.


The schedule of buildings is as follows:


Black A – a 40-storey tower between the Lowry Hotel and the Edge apartments. The tower would be set back from the river by 23m, would measure 35m by 16.5m and would have a two storey base containing a spa and leisure facilities.


Block B – a 19-storey block that would run from block A to Chapel Street. The block would measure 80m by 14m and would sit on a larger four storey base that fronts the main internal access road and a two storey base (block C) that fronts Chapel Street. The 19-storey element would be set back by 15m from the Chapel St carriageway.


Block C – is the two storey commercial element of block B. It would provide new accommodation for DC Thomson and would front Chapel Street.


Block D – a new single storey primary electricity sub-station and separate boilerhouse and sub-stations located between Clowes Street and Barlows Croft between the Edge development and buildings on Chapel Street.


Block E1 – a 13-storey block parallel to block B and in front of the Lowry Hotel. It would measure 31m by 12m and would be 28m from the Lowry Hotel


Block E2 – a 13-storey block identical to block E1. It would be set back from the Chapel Street carriageway by 11m and separated from block E1 by a distance of 23m.


Block F – a 13-storey block adjacent to Trinity Bridge House. It would be set 28 m from the Lowry Hotel and would measure 40m by 15m.


Block G – a 25-storey block of similar dimensions to block Fand set back 9m from the Chapel Street carriageway. There would be a 10m gap between blocks G and F.


Blocks E1, E2, F and G would all sit on a two storey podium that houses the commercial units that front Chapel Street, Dearman’s place, the Lowry Hotel and the new main internal access road.


There would also be a link at first floor between the Lowry hotel and the spa and leisure facilities in the base of block A.


The development would provide a total of 990 apartments. There would be a mix of one, two and three bedroomed dwellings as well as a number of serviced apartments. The mix of apartment types is as follows:

84 serviced apartments

78 studios

453 one bed apartments

364 two bed apartments

6 three bed apartments

5 penthouses


As well as the relocated DC Thomson premises totalling 465sq.m there would be an additional 3251sq.m of commercial floorspace (A1, A2, A3, A4, A5, B1, D1 and D2) at ground and first floor level throughout the development.


Parking would be provided in two basement levels across the whole site as well as within the podiums of all the blocks that are set back from the river. The visual impact of the car parking is reduced by the commercial uses at ground and first floors. The podiums create an upper level of private landscaped space for the use of residents.


The development would be accessed via two existing routes. The primary site access would be from an upgraded private access located between Dearman’s Place and Clowes Street. This would provide access to the commercial, retail and leisure units, all the residential blocks as well as to the Lowry Hotel. Clowes Street would provide secondary vehicular access to a small number of car parking spaces serving the commercial units in block B and would continue to provide vehicular access to the Edge development as well as continuing to serve as a main pedestrian route from Chapel Street to the riverside walkway. As part of the development a new signalised pedestrian crossing would be provided on Chapel Street adjacent to the entrance to the Deva centre. Surface level car parking would be provided in front of the new electricity substations. Dearman’s place is to be closed off to general traffic but would be used by service vehicles, coaches and refuse vehicles at certain times and as necessary.


Site History


99/39108/OUT - Outline planning permission for the development of the wider Chapel Wharf site for a mix of uses comprising offices, hotel, residential, retail, restaurants and public houses. Approved April 1999.


05/49877/OUT - Outline application for the erection of six buildings of 13, 19, 25 and 40 storeys comprising 990 apartments and 5088sq.m of commercial, retail and leisure uses (A1 - A5, B1, D1 or D2) plus new primary substation and associated car parking (787 spaces) and landscaping. Approved november 2006.


Publicity


Site Notice: Article 8 site notice Date Displayed:: 3 February 2010


Press Advert: Salford Advertiser Date Published: 12 November 2009

Reason: Article 8 Standard Press Notice


Neighbour Notification


The following neighbours were notified on 20 November 2009:


The Bridge, 40 Dearmans Place, Salford

Apartment 101 _ 102 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 201-207 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 301-306 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 401-407 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 501-507 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 601-607 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 701-707 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 801-807 The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 901-907 (inclusive) The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 1001-1007 (inclusive) The Bridge, 40 Dearmans Place, Salford, M3 5EW

Apartment 1101-1107 (Inclusive) The Bridge, 40 Dearmans Place, Salford, M3 5EW

Black Lion Hotel, 65 Chapel Street, Salford, M3 5BZ

71-73 Chapel Street, Salford, M3 5BZ

75 Chapel Street, Salford, M3 5BZ

77-79 Chapel Street, Salford, M3 5BZ

81-90 (inclusive) Chapel Street, Salford, M3 5DF

Rovers Return, 91 Chapel Street, Salford, M3 5DF

Caxton Hall, 88-92 Chapel Street, Salford, M3 5DW

Caxton Hall 9092 Chapel Street, Salford, M3 5DW

Hilton House, Chapel Street, Salford, M3 5BZ

Trinity Bridge House, 2 Dearmans Place, Salford, M3 5BN

Sacred Trinity Church, Chapel Street, Salford, M3 7AJ

Apartment 1-3 (inclusive), Chapel Buildings, 4 Booth Street, Salford, M3 5DG

10 Booth Street, Salford, M3 5DG

Flat 4, Century Buildings, St Marys Parsonage

Apartment 1-29 (inclusive), Textile Apartments, 10 Blackfriars Street, Salford, M3 5BY

Textile Apartments, 10 Blackfriars Street, Salford

The Textile Institute, 10 Blackfriars Street, Salford, M3 5BQ

Conavon Court, Blackfriars Street, Salford

1-12 (inclusive) The Gallery, 18 Blackfriars Street, Salford, M3 5JR

14-53 (inclusive) The Gallery, 26 Blackfriars Street, Salford, M3 5JS

1- 68 (inclusive) The Edge, Clowes Street, Salford, M3 5NB

72-155 (inclusive) The Edge, Clowes Street, Salford, M3 5NB

14 _ 16 Blackfriars Street, Salford, M3 5BQ

22_ 24 Blackfriars Street, Salford, M3 5BQ

28 Blackfriars Street, Salford, M3 5BQ

Lowry Hotel, 50 Dearmans Place, Salford, M3 5LH

Delphian House, New Bailey Street, Salford, M3 5AD

1-5 (inclusive) Black Lion Court, Booth Street, Salford, M3 5DE

1-3 Gravel Lane, Salford, M3 7WQ


Representations


A total of 20 representions have been received all of which object strongly to the proposed development. The grounds for objection are as follows:

a) detrimental effect on the Edge apartments

b) problems with access during construction

c) loss of value of existing apartments

d) so many new apartments would depress an already difficult market, attracting wrong types of landlords and wrong types of tenants

e) such a large development would be an eyesore

f) the Lowry Hotel will be overshadowed

g) noise and disturbance during construction

h) loss of light, particularly to blocks B and C in the Edge and the courtyard between these two blocks

i) loss of views

j) there is no need for more apartments in the area

k) loss of privacy

l) approval would set a bad precedent

m) loss of direct sunlight


Consultations


Central Salford Urban Regeneration Company - No comments received to date


Environment Agency - The Environment Agency has reviewed the revised flood risk assessment (FRA) undertaken by WSP consultants. We are satisfied that sufficient information has been provided within the FRA to enable us to withdraw our objection. The proposed development will only be acceptable if the measures detailed in the FRA are implemented and secured by way of a planning condition.


City of Manchester - No comments received to date


Environmental Services Turnpike House - No comments received to date


Design For Security - Object to the application on the grounds that we were deeply unhappy with the level of crime prevention measures incorportaed in the original outline application and nothing appears to have changed.


United Utilities - No objections


Main Drainage - No comments received to date


Highways - No comments received to date


Greater Manchester Archaeological Unit - No comments received to date


CABE - Unable to comment on the scheme due to a lack of resources.


Urban Vision Environment - No objections in principle. Originally conditions regarding noise, contamination and air quality assessment were required. This remains the case.


Planning Policy Framework


Development Plan Policy


Regional Spatial Strategy - Policy DP1 - Spatial Principles

Regional Spatial Strategy - Policy DP2 - Promote Sustainable Communities

Regional Spatial Strategy - Policy DP3 - Promote Sustainable Communities

Regional Spatial Strategy - Policy DP4 - Best Use of Existing Resources

Regional Spatial Strategy - Policy DP5 - Manage Travel Demand

Regional Spatial Strategy - Policy DP7 - Promote Environmental Quality

Regional Spatial Strategy - Policy DP9 - Reduce Emissions Adapt to Climate Change

Regional Spatial Strategy - Policy RDF1 - Spatial Priorities

Regional Spatial Strategy - Policy W1 - Waste Management

Regional Spatial Strategy - Policy L4 - Regional Housing Provision

Regional Spatial Strategy - Policy L5 - Affordable Housing

Regional Spatial Strategy - Policy MCR1 - Manchester City Region Priorities

Regional Spatial Strategy - Policy MCR2 - Regional Centre, Inner Manchester City

Regional Spatial Strategy - Policy EM18 - Decentralised Energy Supply


Unitary Development Plan ST12 - Development Density

This policy states that development within regional centres, town centre and close to key public transport routes and interchanges will be required to achieve a high density appropriate to the location and context.


Unitary Development Plan ST14 - Global Environmental

This policy states that development will be required to minimise its impact on the global environment. Major development proposals will be required to demonstrate how they will minimise greenhouse gas emissions.


Unitary Development Plan ST15 - Historic Environmental
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