Approval given for tallest tower block in Lancashire to be built in Preston

A 30-storey building that will become the tallest tower block in Lancashire is set to spring up in Preston city centre after being given the go-ahead by councillors.

The blueprint for the 87-metre-high ‘Altura’ skyscraper was unanimously backed by members of Preston City Council’s planning committee – after they were told it would not be an “dominant” addition to the local landscape.

If the now-approved plans come to fruition, the structure – which will incorporate 218 apartments, communal areas for residents and almost 600 square metres of ‘flexible’ office space – will stand on what is currently a small car park at the junction of Derby Street and Lords Walk, close to the city’s bus station.

Within Preston, St. Walburge’s Church – whose spire rises to 94 metres – would still have the edge as the tallest city landmark.  However, the new block – which would be just over half the height of the 158-metre Blackpool Tower – would be the highest-reaching residential or office building anywhere in Lancashire.

City council planning officer Patrick Marfleet told the committee that Altura – designed by Preston-based David Cox Architects – was “a very slender and elegant” building, which it was considered would make “a positive contribution to the site and surrounding areas”.

He said that the tower would be located within “a cluster of tall buildings…albeit at a taller scale than anything [in the vicinity] at the moment – [and] so is very much suited to its context.”

The structure would stand on the opposite corner to the 12-storey Unicentre building – recently converted from offices to flats – and just yards from the part-16-storey Exchange apartment development at the junction of Pole Street and Percy Street.

Mr. Marfleet added of the proposed development: “Whilst it is tall…we don’t think that it’s excessively tall or harmful in terms of its impact on Preston.  It’s a landmark building that… contributes to the skyline – it’s certainly not a dominant feature…in spite of its height.”

A town hall planning department report presented to the committee concluded that any harm that would be caused to the nearest listed buildings to the site – the bus station and the Carey Baptist Church, both of which boast Grade II status – was “at the low end of less than substantial”.

Showing councillors various images and viewpoints, Patrick Marfleet said the height of the new building was only fully appreciated in its surrounding context from as far away as Cuerdale Lane – just south of the Ribble in Walton-le-Dale – whereas within parts of the city centre itself, it was “surprising” how ”hidden” the block would be.

In relation to St. Walburge’s, the report acknowledged that,  “inevitably, longer views of Preston will include the church spire and the proposed building,

but it is not considered that these will directly interfere with the appreciation of the church – particularly as there a very few appreciable skyline views where both the church and proposed development would be seen together”.

The committee raised no concerns about the skyscraping scale of the proposed new addition to the city centre, while Cllr Freddie Bailey – who is also the cabinet member for environment and community safety” – described it as “quite a good-looking building” which could attract “young professionals” and encourage the kind of “city centre living” that the authority has long sought to promote.

None of the apartments –  163 with one bedroom and 55 with two – will be offered in the discounted ‘affordable homes’ category after the firm behind the scheme, TSS Property Ltd., successfully argued that it would not be financially viable for it to do so.   Thirty percent of the dwellings on urban housing developments in Preston are usually required to fall into that classification under local planning policy.

The viability calculation was based on all of the properties being sold individually at full price on the open market.   However, an assessment carried out on behalf of the city council concluded that a financial contribution of £533,000 towards the creation of affordable housing elsewhere in Preston was doable if Altura was developed as a so-called ‘build-to-rent’ scheme.

While the applicant has said they are willing to make that payment – and planning permission has been granted on that basis – the Local Democracy Reporting Service (LDRS) understands that the actual model around which the project will be based remains in the hands of the developer to determine.

Build-to-rent developments, as the name suggests, are intended to remain within the rental sector – under common ownership and management – for the long term, rather than ever being purchased by the people who live in them.

The LDRS approached the agent for Altura for comment on whether the plan was to offer the properties for rent or sale.

‘Will we have to shut half the city centre to build this?’

Planning committee member Cllr Harry Landless – while happy with the principle of the proposal – questioned what kind of practical impact construction work for such a big build would have on Preston city centre.

“Are they going to have to shut the streets down around it to park all the construction vehicles and everything else required?” he asked.

Patrick Marfleet said that while delivering the development would be “a challenge” and a source of “disruption”, it was “quite possible” to achieve – in spite of the constrained nature of the 0.1-hectare plot.

Committee chair Cllr Javed Iqbal also noted that the nearby Exchange building had proved what could be built on small sites alongside narrow streets.

High-rise rethinks

The Altura project was put through an independent design review process –  overseen by the Royal Institute of British Architects (RIBA) – and revised on several occasions based on the recommendations of a panel of architects, urban designers and landscape specialists.

Panelists were initially presented with options for 20-storey and 33-storey buildings, both of which had a lower ‘podium’ element. The panel recommended that a height in between the two proposed was considered – and that the building instead be formed from “a singular slab”, rather than stepped in height.

Further feedback, over the course of nearly two years, resulted in other modifications – including the slab being divided into two “distinct blocks”.   The panel described the later designs as “refined and elegant, with high-quality detailing”.

Each of the apartments will come with what are described as “winter garden balconies” and benefit from a 24-hour concierge service. A gym, pilates studio, games room and residents-only cinema will also be included.