Peel’s £35m Pomona proposals face rejection
The developer has asked for more time to firm up its viability appraisal after Trafford Council recommended plans for the 162-apartment project be refused amid concerns about a lack of affordable housing.
Refusal of its Pomona Island plans would cap a tough couple of weeks for Peel L&P. Last week, the developer tasted defeat in Bolton after its plans to upgrade Hulton Park golf course and create 1,036 homes were rejected by the local council.
At present, Peel’s Pomona Island scheme is due to be discussed when Trafford’s planning committee meets next week. However, the developer has asked that the application be deferred.
Peel says it needs more time to set out its viability case after the authority said the developer’s appraisal was not robust enough.
A report to Trafford Council’s planning committee says that Peel has failed to provide “policy compliant affordable housing and other financial contributions to mitigate the harm of the development”.
CBRE submitted a viability appraisal on behalf of Peel that said the project could not support the inclusion of affordable housing.
This claim is contested by the council, which said the appraisal was not sufficiently robust. The council added that, having reviewed Peel’s appraisal, it believes the development could sustain a 20% on-site affordable provision.
Peel’s appraisal states that including 20% affordable provision would limit its profit to £3.5m, 10% of the scheme’s GDV and below the 15%-20% return developers expect.
In lieu of on-site affordable housing, Peel has offered to pay £406,616 towards off-site affordable housing. However, this is below the “policy compliant level of £1.5m”, according to the council.
The proposals comprise the development of 162 one-, two- and three-bedroom PRS apartments across two buildings of 12 and 14 storeys next to Rowlinsons’ Pomona Wharf development, which completed in 2017.
AHR is the architect for the Pomona Island scheme, with Turley engaged as planning consultant and Exterior Architecture advising on landscaping.
The project represents Peel’s first residential development within the masterplan area, where X1 has already delivered 215 apartments within its 742-home segment of the overall site.
Peel is expected to lodge an outline application for the wider 26-acre Pomona Island site, branded as Manchester Waters, in the coming weeks.
Manchester Waters encompasses the whole of Pomona Island, a swathe of land that sits between the Bridgewater Canal and the Manchester Ship Canal straddling the Trafford, Salford and Manchester local authority areas.
Horrible designs should be refused, so much potential for this site.
By Meeseeks
Good, lack of imagination and quality as well if you ask me. The bar really does need to be set higher for this parcel of land. Could be something really special however I don’t hold out much hope from what we have current seen.
By Bob
They could make a beautiful waterside community on this site with family homes. These flats are hideous and look like Salford Precinct looked in the 80s. What is it with GM boroughs and their complete ruination of every piece of open land there is? This would have been a perfect site for the Therme resort too, as it is more central.
By Elephant
Let’s hope this is rejected. Genuinely hideous. Pomona Island is turning into one massive wasted opportunity.
By SW
I agree with most of the comments so far – I was quite frankly horrified when I saw the designs of these flats. We need, and deserve, much better than this for this site.
Pomona has the potential to be a groundbreaking, best in class, area of Greater Manchester. Unfortunately it’s beginning to look like it will become the biggest lost opportunity of the past decade.
By Manc Man
I looked at this and went ‘urrgg’ followed by ‘arrgg’ These were not the sounds I’d hoped to be making when considering Pomona. This looks like it’s been excreted by a Lego man. If this gets passed in it’s present form I shall have to avert my gaze towards the Sun whenever I drive into Manchester (The Newspaper, not the ball of plasma…that would be behind me) Did the architects consider this when breaking out the ugly stick? tail backs on Chester rd from people like me hitting the car in front? I’m not asking for Paris in the Spring here or even Wakefield in the Winter but this is an important site , just put your glasses on. If we have to look at it so should you.
By Renzo Piana
So for this development Peel have offered nearly 4x the amount that Renaker have for Trinity Island for offsite affordable housing?!?!
By Bradford
Move it 200 yards to Manchester that’ll solve affordability!
By TJL
The build quality of the homes is so nasty and cheap based on the first phase near St George’s Wharf. They need varied facade treatments befitting of the industrial feel of the area a la Excelsior Works by TGA. Instead Peel VE everything to within an inch of its life so you’re left with identikit pre-fab boxes with no character.
This site is massive and deserves quality design both architecturally and landscaping wise to tie it into its unique waterside setting. I just hope the council keep knocking back this below par crap.
By BobbyDazzler
15-20% profit may be considered high if you are backing it out to a funder which I’m sure they are and thus have no sales risk.
By oscar
If anyone can name another endeavour in a mixed market economy that “doesn’t get out of bed” for 15%-20% profit then I’d like to see it. Take some risk for once, lads. You’re not short of cash and 10% return is fine is fine. You’ll probably do better when it all comes to market – give yourselves a target and show what you’re made of. You’re Masters of the Universe after all – show us what you can do.
By Paul Rogers
Thought they sold this to the Chinese or was it the Co op?
By Grame
To be an architect these days do you have to have no imagination, no taste, have an appetite for ugly boxy buildings? It appears so judging by some of the images recently
By Pxm
What a fantastic site that’s going to be ruined.
By Anonymous
Buildings are too tall and uninspiring
By Disgruntled Goat
It’s time the GM Authorities showed more commitment to green spaces and affordable instead of building these hideous towers for foreign investors to gain large profits. It’s feels as though we are turning the clock back. This was the site of a beautiful botanical garden in the 19th century.
By Dorry Fenny