the price of heritage - ancoats dispensary

Submitted in objection to the application to demolish Ancoats dispensary, see http://pa.manchester.gov.uk/online-applications/, search for 096729/LL/2011/N2, look at the additional documents for details.

Urban Splash have overseen the deterioration of this listed building for 10 years, since 2001. The building should have been stabilised immediately following acquisition, yet the developer did not apply for NWDA funding until 2009/2010. I appreciate the developers were drawing up plans for reuse schemes in the time between, but surely the stabilisation of such an historically significant building should have been ongoing given the developers "proven commitment to conservation and a track record of successfully saving and bringing listed and historic buildings back into use".

The key policy of the Manchester UDP, as highlighted in the Paul Butler Associates report is DC19 on Listed Buildings -

"the Council will:
a. not grant Listed building consent for the demolition of a listed building other than in the most exceptional circumstances, and in any case, not unless it is satisfied that every possible effort has been made to continue the present use or to find a suitable alternative use;"

I would argue that Urban Splash have not made 'every possible effort' to retain the building and that any exceptional factors relating to the building's condition have been brought about by the neglect and inaction of the developers themselves. Submitting 2 planning applications in 10 years does not constitute a "commitment to conservation". Their current efforts at finding a buyer seem to be limited to a 'for sale' sign (as described in their own report) - is this the extent to which they market their luxury apartments? Again, not 'every possible effort'.

Practically, the building is now in the most appalling state, and is dangerous. I would suggest that a further reprieve be granted for the building, that Urban Splash market the sale of the dispensary with the skills that they demonstrate for the rest of their portfolio for a reasonable period of time. Any further support adjustments should be made to ensure the stability of the building whilst this goes on.

Failing this, perhaps the council should step in with funding, having also watched this grade II listed building deteriorate for a much longer period. The ultimate question here is at what price do we value heritage - this building is one of the few remaining in this part of Ancoats with any architectural or historical significance - New Islington will be a place of diminished character and quality without it. Should a developer be allowed to neglect then demolish a culturally valuable building as it is not 'economically viable'?

I strongly request that the council refuse this application to demolish a listed building, until a genuine last effort is made by the developers and/or the council.

(Personally, I grew up in Newton Heath and have lived in various parts of Manchester for most of my life. I'm a graduate of the Manchester School of Architecture. I've watched the area I grew up in lose much of its architectural heritage and any sense of place through repeated failed regeneration attempts. I'd like to at least retain this single landmark building.)