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GRADE II LISTED CROWN THEATRE IN ECCLES TO BE CONVERTED FOR APARTMENTS
 

Star date: 19th November 2018

SALFORD THEATRE FACADES SAVED BUT BUILDING TO BE ALMOST DEMOLISHED

Planning has now been submitted for the Grade II listed Crown Theatre in Eccles, which proposes to save the facades of the building and some stairs and walls, while demolishing the rest.

The application seeks to convert the site for 82 market apartments, with no affordable housing or Section 106 payments, with a loss to the city of over £200,000 - and with an estimated profit for the developer of over £2million.

Full details here...


Crown Theatre Eccles Proposed Conversion Crown Theatre previous proposal Crown Theatre Eccles
Crown Theatre Eccles
click image to enlarge

The long running campaign to Save The Crown Theatre Eccles now looks to have run its course with a victory of sorts, as the new proposal is substantially better than the previous one.

Developer, Foregate Limited, has now submitted a planning application to Salford City Council for the former Lyceum Theatre - which became the Crown Theatre and then the Crown Bingo Hall - that intends to save the facades of the building on Church Street and Mather Road, plus some stairs.

The rest of the site will be demolished to make way for 82 apartments (49 one bed, 31 two bed and 2 three bed) to be sold at market rate – average price £143,000 - with no affordable housing thanks to Salford Council policies...

"The Council's Planning Obligations SPD (adopted June 2015) identifies the site as being located in a 'mid-value' area in which apartment schemes are not required to provide affordable housing nor demonstrate why affordable housing has not been included in the scheme" states the developer "As such, provision of affordable housing is not included in the scope of this viability appraisal."

Nor does the developer intend to pay any Section 106 money for Open Realm Contributions, which would amount to £207,000 for the city. The 'viability' report states that such a contribution would affect the "fixed developers 18% profit" and make the scheme 'unviable'.

"In addition" the developer adds "contributions negotiated based on site-specific circumstances relating to public realm, transport and other site-specific planning obligations would make the scheme even less commercially viable."

Based on the company's own financial statements in its viability report of the market price of the houses, 18% profit would be £2,113,731!

The developer states that "The appraisal has been independently assessed by the council's viability officer, and...whilst certain inputs were queried, the viability
officer accepted the appraisal as being acceptable. The officer commented 'Taking these figures at face value the scheme at the current scale is the optimum design to produce the required level of developers profit'"!!! Nothing about the loss to Salford of the planning obligations!!!

To allay fears of local residents, private parking is to be provided for 44 cars at the rear of the site, while the bins will be emptied by a private contractor to 'remove the need for bins to be left on the street'.

Meanwhile, the building itself is said to be beyond repair*. The developer's report states that "The proposed development has been carefully considered to retain the significant elements of the building, namely the Church Street and Mather Road facades and parts of the entrance and circulation areas on Church Street.

"...The proposed conversion will include some alterations to the façade however these have been sensitively considered to conserve and enhance the significance of the building. There will inevitably be some loss of fabric within the building, albeit a significant amount of this has already been destroyed through fire and water ingress. This loss is however mitigated through areas of loss being located in areas of lower significance (i.e. the interior of the building).

"Care has been taken, working with the design team, Salford Council and Historic England to ensure that the most significant spaces and elements of the building are retained and restored" it adds "On balance, it is considered that the proposed development will result in a 'less than substantial harm' to the heritage asset..."


The Save The Crown Theatre Eccles campaign is currently looking over the application before commenting.


* The report states: "The 2016 survey found that the building had deteriorated further since the last survey, and continues to deteriorate. The third and fourth floors are structurally unstable and water penetration is advancing to the second floor. The front elevation wall on the fourth floor is completely unrestrained and likely to continue movement in a dangerous state. There is substantial dry rot throughout. Further sections of roof have collapsed since the last survey.

"The continued collapse of the roof structure against the façade will gradually cause the disintegration of the top of the internal walls, which provide the only lateral restraint to the façade. The Mather Road elevation is in very poor order with physical movement in the top of the wall and brickwork becoming increasingly unstable. The rear parapet wall is unstable.

"There is extensive corrosion to internal steelwork which is reducing the stability of the Internal ceilings have disintegrated; timber floors have collapsed. The first and second floor balconies are structurally unsound. The first floor balcony has been subject to some fire damage. The ground floor auditorium has completely failed structurally. Lamination to steelwork is affecting the main staircase from ground to second floor and will result in loss of support to the staircase. The staircase to the cellar has collapsed. Internal king post trusses have lost stability and are leaning due to the deterioration in the floor structure."

Bob the regular wrote
at 05:13:09 on 25 November 2018
Bobbys point about the 1000's of council houses lost.Our Den is right about that. The likes of him have lost control of these houses. they have lost the ability to botch these houses up every few years by shit tradesmen, and waste millions doing it. They have lost the right to move asbo families into these houses and make their neighbours lives hell. They have lost the right to knock them down when they feel like it. they have lost the right to charge working families high rents for houses, and imprison them in the poverty trap. The penny is starting to drop for me.Kersal is mainly a poor area, I know it well. How come the people there have started voting conservative, in what was once ultra safe labour. I was looking at the video the other night of the council chamber. I don't know about the other new kersal councilor as he did not speak, but Clr Rabbi Saunders seemed to me to be a very intelligent and well spoken man , a breath of fresh air when you compare him to the likes of dim wit Ronnie who struggles to get a few words spoken without the aid of his puppet mistress Miranda. Could it be that these new Tories are getting what they want from the labour lot? Perhaps the electorate of Kersal think so. We shall soon see if these people vote in a third Tory in the new year. The local councilors are there to represent their wards. Perhaps this is what the new Tory two actually do.
 
Bobby wrote
at 07:39:36 on 23 November 2018
Good old Labour, Socialist party of the people. We don't know how lucky we are that one day we'll be pushed out to Little Hulton, so our fine city can 'finer'. Sure I SAW DUMBnet moaning in the evening rag that we've lost 000's of council houses and it's all Maggies fault. At least the Tories don't pretend they are out for the common man.
 
Bob the regular wrote
at 07:16:08 on 21 November 2018
no matter what Scott Cooper thinks this project is going to cost, it is a provan fact, proved by the best Quantity surveyors ,accountants, building inspectors and all the rest of them how much this is all going to cost. And further, this great provan knowledge, is totaly believed without question by the two great builders Merry and Dennett who believe anything they are told by people who let them dress up in fancy builders clothes so they can get their pictures taken.The fact that I believe Scott can only be of small consolation to him, as no doubt my pal Ray will soon be on to tell him how mad I am.
 
Dave wrote
at 07:15:42 on 21 November 2018
£11.7 million Scott. A bargain. Why do we not send for Pendleton Together and Keepmoat? I reckon they would make right good bollocks of the job , and it would probably only cost £23million. Better still, why not get Deride, or Depraved, or derisory, whatever they are called, you know who I mean. That new building firm the Mayor set up. Let them do the job, then they can put as many social housing tennants in there as they like. Fuck knows how much it would cost if they did it.
 
scott Cooper wrote
at 19:53:51 on 20 November 2018
11.7 million approx. income when they sell. I don't think it will cost anywhere near that figure to build
 
DJB wrote
at 06:00:35 on 20 November 2018
The redelopment of this landmark is a good thing, the downfall will be as others state the lack of parking, when you consider the large car parking area i the centre of Eccles is going to vanish with the new construction on Church St Eccles is about to have a chronic parking issue. As for Eccles being a shit hole, well it is, to many people have moved into the area who do not consider themselves part of the comminity and it seems you must have an old knackered leather sofa in your front garden to fit in now.
 
wrote
at 06:00:30 on 20 November 2018
No social housing again? This when Dennet was bragging in the ‘Life In Salford’ magazine about buying 8 houses in Duchy with section 106 money. And how many private unafordable flats and homes have been built since 2015? Oh yeh, it’s in the 1000s! Just think of what they could’ve bought if they forced developers to pay full fees. Or, god forbid, an actual housing and planning policy that benefits the vast majority of Salford folk, instead of the few and developers.
 
kenny wrote
at 21:40:30 on 19 November 2018
I can see the childrens park opposite going and turned into a car park.
 
Bob the regular wrote
at 21:40:02 on 19 November 2018
If you want to save this building, then this proposal looks your best bet. This building is a bit knackered, the work that will have to be done is shity work for the people that have to do it, and I am glad I am not in the frame for the job. I think the parking is ok and will not be a problem. Young people these days cannot afford to run a car and buy their own flat as well. A lot of them will like the idea of jumping on the tram, an idea that does not appeal to me. I wouldn't be suprised if a few of them from the hospital might walk to work. This will do them a bit of good.
 
Bree wrote
at 16:32:56 on 19 November 2018
While I appreciate they think they are being sensitive they are still not offering enough parking which will have a knock on effect for current residents who have waited 12 years for the parking to be sorted out on this street, months later to be put right back in issue by this? no thank you. also 7 to 8 stories towering over the close behind it. we already don't have street lights because no one will accept responsibility of the land with a building that big we'll be left in dangerous darkness, sun blocked out and privacy gone out of the window. I submitted a 12 page objection last time, it's not going to be much different this time. they may have fixed the historical issues but they have no concideration for the locals. the owners 'site security' team...and I use that term loosely...call Eccles and the people in it a shit hole last time I encountered them smashing up the place. they don't care about us, we need more sorry.
 
Tony C wrote
at 16:32:36 on 19 November 2018
So what's the alternative? let the building decay further or retain the façade and provide housing? As a resident of Trafford Road, Eccles this proposed development cannot come a day too soon....
 
John Wareham wrote
at 16:31:49 on 19 November 2018
82 apartments and only 44 car parking spaces???? Can the developer really think that there will be no parking overspill onto local roads where parking is already horrendous. Get real.
 
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