Plot 3a Princes Dock Reduced in Height

Plot 3a Princes Dock Reduced in Height

A planned mixed use tower developed by the Mersey Property Company in Liverpool on the site of 3a Princes Dock has been scaled down following concerns by the planning authorities and criticism by the Commission of Architecture and Built Environment.

Dubbed "joyless" by CABE, the quango attacked the RMJM design for the lack of imagination and criticised it for appearing more like an office building than one that is largely residential and judging it aesthetically by a largely subjective criteria that can revert to stereotyping. As an example, the famous Hancock Building in Chicago looks like an office tower but is in-fact residential so it would presumably earn the ire of CABE too.

The council meanwhile were more concerned with the height of the scheme feeling that at 36 floors and 112 metres it was too tall for the site. With close proximity to the World Heritage Site these concerns are concerns it would overshadow the historic areas although the Beetham West tower is under construction only metres away and substantially taller.

A number of projects in Liverpool have been substantially reduced in height such as New World Square but this one has only been cut down by three floors to 33 including plant. Despite this, the drop in height is much less with it falling to about 105 metres from measuring the elevations in the planning application.

It includes a double height foyer at ground level whilst design changes have been made adding balconies from the 8th floor upwards, perhaps to placate CABE, whilst the façade treatment has altered with the overhangs drastically cut back creating a more slender look.

As well as apartments, the scheme retains a planned 150 bedroom, three star hotel and an office element. Compensating for the lost accommodation within the tower, the attached lower-rise section has gained a floor.

The reduction and modest design changes represent the classic compromise between various parties in the planning process to make it acceptable to everyone involved substantially boosting the likelihood that the notoriously fickle planning committee of Liverpool City Council can give the scheme the thumbs up.

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