Fifty5ive Queen Street, Salford
A two-stage approach to delivering a comprehensive new scheme of 219 apartments within Salford’s city centre.
Credit: Jon Matthews Architects
For: Salboy
With: DOMIS, Jon Matthews Architects
What is it: A unique scheme cojoining two residential apartment schemes to be delivered as one.
Local Planning Authority: Salford City Council
What we did: Appointed in 2020, we advised Salboy on how to achieve a comprehensive planning permission for a city centre site, after planning permission had already been granted for half the site (Copper Works) by a previous developer.
We obtained planning permission for a scheme that closely aligned (from a construction perspective) with the approved Copper Works scheme and then, we prepared and submitted two non-material amendment applications to make the changes needed so Salboy could deliver the two schemes as one.
Credit: Jon Matthews Architects
The challenge
When Salboy acquired the site, it was split into two development plots. The north western half, known as 55 Queen Street did not yet have planning permission, but the south eastern half, known as Copper Works already had planning permission for 104 apartments over 14 storeys.
From the outset of our involvement, the challenge here was how to deliver a fantastic scheme across the whole site, without having to start from scratch.
We knew that the best way to achieve this would be a two-stage approach to securing deliverable planning permissions across the site. In a nutshell, that meant a planning permission for 55 Queen Street that worked with Copper Works, and then subsequent applications to tweak both schemes so they could be built as one.
The solution
First, we sought – and secured – buy in for our planning strategy from Salford’s planning officers. Our approach would not only mean a better quality, comprehensive scheme could be built, providing better ground floor facilities for both “halves” of the site, but would also streamline the planning process for all parties.
Then, working with the architect, we prepared a scheme for 55 Queen Street that best aligned with Copper Works, paying particular attention to lining up floor levels and internal corridors across the board.
However, this first scheme wasn’t merely “finishing off” the Copper Works scheme: it had to stand on its own two feet. We needed to demonstrate that the scheme met planning policy requirements and had the potential to be delivered in isolation, in order to secure planning permission.
Once approved in September 2020, we submitted two detailed non-material amendment (NMA) applications, each detailing every minor design change that was needed to be able to “punch through” from one building to the other.
From repositioning windows and punching through corridors, to reconfiguring ground floor uses, the two applications explained clearly what was changing where in each scheme, mirroring each other, to make it as easy as possible for the LPA to understand what was changing.
We submitted the applications simultaneously. Because we had maintained an open dialogue with the receiving planners, we were able to work collaboratively and address queries quickly. That meant that the applications were validated promptly, processed and moved through the system to determination swiftly. They were both approved in October 2020.
The benefits
The final approved schemes enabled the corridors at upper levels to extend into the adjacent building, opening up the entire site to be built and operated as one apartment block, now known as Fifty5ive Queen Street.
Our planning strategy and open dialogue with the local planning authority meant that the client didn’t have to start again after it had acquired the Copper Works site.
More than that, though, it resulted in a more efficient, and better development.
Building the two schemes out as one brought major efficiencies in delivery, such as consolidating the lift cores and rises.
But the most interesting changes were seen at the ground floor. The NMA applications meant that the final scheme could consolidate and improve the communal facilities on offer. Providing a single – albeit enlarged – laundrette, post room and cycle storage area meant more space could be given over to make a really generous communal lounge for residents.
It's a bold scheme with an intentionally different aesthetic at 55 Queen Street to that approved at Copper Works. Cojoined and delivered as one, Fifty5ive Queen Street is unique and it’s happy to show off its quirky back story, providing a bold aesthetic that provides a bookend to the edge of the Greengate framework area.
All in all, the consolidated scheme provides 219 apartments. And, working together, the scheme does what Salboy always intended it to do: provide great quality living and superb communal facilities, maximising this incidental and underdeveloped brownfield site.
