Liverpool storey resi, Pumpfields, K Finance, P, planning docs

Plans are in for a 14-storey resi in Liverpool. Credit: Planning docs

Plans in for 14-storey Liverpool resi

Proposals put forward by 68K Finance would see a former factory building demolished to make way for 100 flats off Gascoyne Street in the Pumpfields area of the city.

Earmarked for the site is a split of 44 one-bed and 56 two-bed apartments.

A financial viability report put together by Aspinall Verdi for the application states the scheme is unviable for affordable housing as “the proposed development produces a negative residual land value, and it does not reach the benchmark land value of £280,000”.

The planning statement says 11 out of the 100 units are designed to the M4(3) standard, exceeding the policy requirement, which would improve the under-supply of wheelchair-adaptable housing within the city.

Pedestrian access would be from Gascoyne Street, but the 45m high development would not come with any parking spaces, although a cycle space would be provided for each apartment.

KG Planning, Aldrock, Hann Tucker Associates, Smith Marston, Penine Ecological, BEK Enviro, Allen Archaeology, and SCP are on the project team.

To view the plans, search for application reference number 23F/3354 on Liverpool City Council’s planning portal.

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This area of Vauxhall needs re-populating fast but the council have restricted building heights and most developments come in around 12-14 storey stumps. Limiting building sizes like this will make them unviable in terms of affordable housing so the council is curtailing growth. It’s a good looking scheme and should attract many who don’t need a car anyway and who generally use e-scooters, cycles, or cabs to get about the city . The more this neighbourhood grows the case for a Merseyrail station becomes more compelling, however we still await the Baltic Station which appears to have stalled despite the Mayor’s insistence it was happening.

By Anonymous

This is very welcome news, I believe this will be the first of many new developments in this area according to local sources.
I you can access the full renders you will see that they are windowless on the sides indicating adjoining buildings to be built alongside.
This will be a very different neighbourhood in the future with all the other projects ongoing at present.
Good news indeed.

By Liverpool4Progress

Good news, but can we have another 15 storeys on it please and it would be viable for affordable homes. Why isn’t LCC pushing for that?

By GetItBuilt!

We will know the city is progressing when they stop with the obsession of reducing developments height. I Just want the Council to show some ambition.

By Liam

We call that a Skyscraper round these parts

By Jedburgh Clampit

The viability report on the planning website is an interesting read. Despite their very optimistic view in terms of pricing for the apartments and the commercial, the viability still seems challenging….

By Mr Kempston

The absence of a well-known local supply chain for this application is something of a red flag.

By Anonymous

Looks pretty neat

By Anonymous

This proposal looks great. Interesting comment about the lack of side windows suggesting future builds.
I have said for years that the Festival Gardens site would be a great residential development with awesome views of the infamous chippy. Why has his not progressed? I would LOVE to live there.
Tony the Wool x

By Tony M

100 apartments with no car parking? How is that attractive to anyone?

By Anonymous

You don’t need skyscrapers everywhere. They really are considered characterless in most places and they certainly don’t make a place rise up the rankings of the most attractive places to live!

By Paul Liver

For the Rich only not for ordinary working people,more of the same

By Anonymous

If this was in Manchester it would be 4x the size. C’mon Liverpool I want to see you up your game!

By Giant Skyscraper Fan

Re the comment about Rich People, I doubt if they would contemplate living in this block. It’s a good looking scheme and probably pitched at market prices and like any item for sale or rent if you can’t afford it try something else , I don’t really understand what this has to do with being an Ordinary Working Person.

By Anonymous

People who comment here need to grow out of the obsession with building heights its so 60s/boomer. Most young people who will inherit all this, actually care more about the softer aspects of place-making which really make a place liveable. Height doesn’t correlate with density, that’s been debunked a very long time ago. The most densely populated cities in the developed world are NOT made up of tall buildings. They are made up of medium rise buildings with a traditional street-based layout in urban blocks and integrated open space/courtyards/public squares. They in fact provide comparative densities to tall buildings as they don’t need spacing required between these tall buildings that create voids of open space which are uninviting even when embellished. Young people want more liveable neighbourhoods like Ancoats in Mcr, planning and attitudes must enable this.

By Anonymous

For rich people only ??!!…There are mindsets that need changing and mindsets that thankfully can be safely ignored.

By Anonymous

I know you don’t need skyscrapers everywhere…but skyscrapers somewhere…just a few .

By Huyton heighten

@Anon 10.37, let’s look at some of the great cities of the world NY, Chicago, Paris, Sydney, and so on, they have areas with very tall buildings but in terms of the overall area of their conurbations it’s only a fraction of that space. You’ve stated that Mcr has Ancoats, good, but there’s also high-rise on say Deansgate and it’s popular. People like to see a mix and there’s room for both talls and medium to low-rise and that gives choice , but you seem to be wanting to deny people the choice of living in a high-rise within the central core.

By Anonymous

Lol.. 😂😂😂 14 Storeys.

By Manchester

@12:35 Not at all, Mcr is building plenty of tall residential clusters in its core, but I don’t see much in way of place-led regeneration that creates neighbourhoods like ancoats (isn’t really exceptional certainly when compared to continental examples). My issue isn’t with the typology of tall buildings per se but the places they create, they won’t become real places people want to go to unless they going home to bed, people vote with their feet and as it stands places like Ancoats are a destinations for all kinds activities, live, work, hang-out ect. And fyi Paris’s La Défense has been a failure, those tall towers don’t cross people minds when they think of Paris. La Défense is so desperate they’re trying to turn purpose built offices in to student accommodation as people and business both prefer the human scale neighbourhoods Paris is known for. I think there is a generational divide here, a lot of young people aren’t dazzled by vain metric of building height its certainly is for some. But things have moved on since the swinging sixties, those places you think of as ‘great world cities’ like Chicago and Sydney actually look to places like Amsterdam or Copenhagen for how to improve their cities. It’s about creating liveable, beautiful and human-centric.

By Anonymous

@April 22, 2024 at 10:37 am
By Anonymous

Absolutely spot on. An example is the Royal London Borough of Kensington & Chelsea which has the highest urban density and yet has few towers
The secret is Mansion blocks and townhouses.

Ancoats has a similar urban make up. Younger generations rightfully are placing greater emphasis on urban grain and placemaking with an organic approach to town and city building.

By Rye

Using Kensington and Chelsea as an example of a borough with little high-rise is misleading. K&C has the most expensive housing in Britain, it’s also London’s smallest borough and has a smaller population than most, it’s also got lots of listed and historic properties largely untouched. Just look at some neighbouring boroughs, like Lambeth, lots of new high-rise there around Vauxhall, in addition Elephant and Castle is transformed with high-rise residential, plus now the shopping centre has been demolished this will increase. However Lambeth still has a good mix of talls and residential street properties.

By Anonymous

@April 23, 2024 at 8:26 am
By Anonymous

I was thinking of the urbanism aspect of Kensington & Chelsea.
I’m not against a good quality skyscraper but I just think this form of city building comes up short. What is needed more is gentle density with street-based urbanism. Townhouses and midrise apartment blocks with facilities, shops and leisure integrated on the ground floors.
Plus, a mix of housing types and tenures. Social housing pepper-potted within such developments.

By Rye

The point still stands those west London Boroughs are the most densely populated areas in Britain and yet feel pleasant to live in, which is why they are the most expansive residential areas in world, people from all over the world compete for space to live there and so popularity is largely why its soo expensive. People don’t really have a choice in this market, there is a severe shortage and so you either make do with living in those non-neighbourhoods of ugly high rise clusters or your lucky enough to have the fortune to afford to live in nice places which is unachievable for many and also almost non-non-existent in Manchester.

By Anonymous

Anyway I don’t think K&C is the most densely populated London borough as from my experience Hackney and Tower Hamlets out perform them. Also just because you have street properties and mid-rise blocks you don’t guarantee a pleasant environment or lifestyle,have you been round Shepherds Bush Green late at night or Bloemfontein Rd?
As far as Liverpool is concerned we need to greatly re-populate our city and if this means building high-rise in the inner core along with mid-rise too then I support it.

By Anonymous

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