Shudehill appeal parties prepare to lock horns
Manchester City Council is preparing to defend its decision to reject Interland Holdings’ 175-apartment development by claiming the scheme is neither viable nor deliverable.
Both the appellant and the authority have submitted statements of case to the Planning Inspectorate setting out their positions ahead of the appeal which will be held in October.
Manchester City Council refused Interland Holding’s application to redevelop a site next to Shudehill Interchange earlier this year amid concerns the scheme would “undermine the ongoing regeneration of the city centre”.
Interland’s scheme proposed the creation of three blocks, rising to 19 storeys at its tallest point, located next to Shudehill bus station and tram stop.
The project would also have seen some existing historic buildings retained, including part of 29 Shudehill and the façade of the Rosenfield Building, a former department store located at 18-20 Dantzic Street in Manchester.
With an appeal coming up, Manchester City Council has written a 35-page statement of case outlining what it will argue at the inquiry.
Among the points the city council will raise in defence of its refusal is one around deliverability.
The statement says: “The city council will contend that the appellant has not demonstrated that their proposal is deliverable…as the anticipated return from the scheme is so low that it is not credible that a developer will be able to secure funding for the development proposal.”
Interland’s viability appraisal for the scheme states that it would have a gross development value of £57.6m and cost £46.7m to build.
Interland could expect a profit of £9.2m, 16% of GDV, according to the appraisal, which was compiled by Cushman & Wakefield.
The developer’s statement of case states that the viability report and an options appraisal were sent to the city council, whose advisers “confirmed that this scale of development [the project as submitted] was the only viable scenario”.
Plans for the redevelopment of the site were first lodged in 2018 but left to gather dust for four years until revised proposals were tabled last year.
The resurrection of the plans followed the approval of Salboy’s controversial Glassworks office project nearby.
Salboy’s scheme, “establishes the principle of high-density development in this location”, an updated planning statement asserted.
A design and access statement by Buttress added that Glassworks “establishes a new precedent for height in the area, which could be supported by providing height on the Shudehill development site to better frame the interchange space.”
To find out more about the proposals, search for application number 121195/FO/2018 on Manchester City Council’s planning portal.