From: Azhar
Kapadi
Sent: 23
October 2025 15:21
To: Rachel
Carney
Cc: Ryan
Killeen (He/Him); Development Management
Subject: Urban
Design Comments regarding design superstructure being addressed through
conditions_25/00541/FUL
Hi Rachel
Following our call regarding the design being finalised via a condition, please see comments below. I have looked at the drawings that have been uploaded and unsurprisingly no changes have been made or if they have, they certainly do not address our earlier concerns.
Context
We have worked constructively with the applicant and agent to resolve design concerns. Despite frequent engagement and concessions from the council, the scheme remains underdeveloped in key design areas and progress from the applicant’s side appears to be stalling. My understanding is: to enable determination, the council will accept the application subject to the superstructure design being secured by condition.
Outstanding design issues
- Elevation vertical
emphasis and top storey: Vertical trims proposed at levels 01–02 partly reduce
repetition but must be extended to level 03 or alternative measures
adopted to avoid a top‑heavy appearance; options to recess the top storey
remain preferable.
- Elevation interest and
relief:
Elevations require additional detailing to break monotony and introduce
depth and relief; current treatment is visually flat.
- Main entrance cladding: The cladding above the
main entrance area lacks sufficient interest and does not provide an
inviting gateway frontage.(This includes the corner as it wraps around to
the College Road elevation.
- Main entrance cladding
colour:
Continued use of the nominated grey cladding is unacceptable; a revised
palette and/or material detailing that reads as higher quality is
required.
Process going forward
- The council has made
multiple concessions to progress the scheme; the applicant remains
responsible for resolving outstanding design issues and any implications
arising from product changes.
- Rebuttals citing
building regulations or manufacturer constraints must be evidenced and
justified; blanket refusals without technical substantiation will not be
accepted.
- Failure to adequately
demonstrate required refinements through the condition may result in the
council requiring alternative products or further changes at the
applicant’s cost and potential programme impact. This should be clearly
explained to the agent.
Given our concession to accept the application subject to resolving elevational design matters via condition, we should not be pressured into endorsing the current design later down the line, particularly where it falls short of expected standards and design policy.
Regards
Azhar Kapadi
Urban Design Principal
Economy
Rochdale Borough Council
Floor 3, Number One Riverside
Smith Street, Rochdale, OL16 1XU
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