One-word change could save Manchester project months of delays
A subtle yet significant tweak is planned to ensure the redevelopment of Boulton House into short-stay accommodation for tourists does not get sucked into the Building Safety Act’s Gateway 2 vortex.
The James (M1 Living), the developer behind plans to transform the former Manchester office building, is seeking permission to change the description of the development from “serviced apartments” to “serviced accommodation”.
The change is aimed at “addressing concerns regarding potential misinterpretation of the development’s intended use”, a covering letter prepared by Deloitte states.
The scheme is targeted at people wanting to stay in Manchester for a few “days, weeks, or even a few months”, according to the original planning application.
As it is not designed to provide individuals with a permanent residence, the developer argues the scheme falls within planning use class C1 – hotel – and should therefore be exempt from the Gateway 2 process, which has been plagued by delays since it was introduced.
Hotels do not fall into the BSA’s high risk building category so do not require Gateway 2 approval – the part of the BSA process whereby developers must have their schemes checked to ensure compliance before work can start on site.
“The revised terminology provides clarity and accurately reflects the nature of the development, affirming its categorisation as a C1 use,” according to Deloitte.
Plans for the conversion of the Chorlton Street building into 261 short-stay units were approved by Manchester City Council in September.
The James acquired the nine-storey building for £9m from Palace Capital last year and lodged SimpsonHaugh-designed plans for its transformation in June.
The 77,000 sq ft office block has been vacant since the summer. The proposed aparthotel would feature a 24-hour on site management team, a social lounge, outdoor terrace, business lounge, gym, games room, and ground floor commercial space.
Grant Sulkin, co-founder at The James said: “Joyce by The James has been designed and will be operated as a hotel. Hotels are exempt from the Building Safety Act, and therefore there is no requirement to go through the Gateway process.”
If the entire thing can be bypassed by changing just one word, and nothing meaningful about the project, it demonstrates that Gateway is truly pointless.
By John
In my view the gateway process isn’t meaningless but I do think that the regulator is misinterpreting the Building Safety Act and the gateway process by taking the most draconian risk averse view when assessing project proposals. I’m aware of proposed projects to remove defective cladding and install fire repression equipment including sprinklers being delayed for months due backlogs and unnecessary detailed regulator scrutiny. This couldn’t have been the intention of Dame Judith Hackett who’s report into the building industry after the Grenfell fire led to the formation of the Building Safety Act and gateway process.
By Anonymous
Because hotels are less flammable than permanent residences.
By Anonymous
I find this absolutely perverse, not withstanding the intent of this ill conceived and misinterpreted legislation, in most European countries short stay accommodation is considered to be a higher risk, as the occupants are not familiar with their surroundings and will need to better managed / more time to evacuate the building.
By Steve5839
Interesting when hotels are only exempt when it is a “building that comprises entirely of… a hotel”, the ground floor commercial space would mean it falls outside the scope of the exemption and would probably still need to go through the Gateways.
By Anonymous