Manchester Developer Proposes 158 Apartments in Liverpool's Pumpfields Regeneration Zone
Manchester-based Rosmara Development Group has lodged a planning application with Liverpool City Council for a significant new residential development in the Pumpfields area. The proposal aims to transform a prominent, long-vacant brownfield site at the junction of Vauxhall Road, Paul Street, and Oriel Street, located on the edge of Liverpool city centre.
Details of the Proposed Development
The application seeks full planning permission for a 10-storey, residential-led building comprising 158 apartments intended for private sale, alongside a ground floor commercial unit. The development would not include any housing classified as affordable. The proposed dwellings consist of 78 one-bedroom one-person apartments, 72 two-bedroom three-person apartments, five two-bedroom three-person townhouses, and three three-bedroom four-person townhouses.
The scheme features a communal rooftop open space, a residents' lounge, and a gym at ground floor level. It also includes internal residential and commercial waste storage, secure cycle storage accessible from Oriel Street and Paul Street through a gated, enclosed courtyard, and a five-space car park with one accessible parking bay and electric vehicle (EV) charging, plus two additional EV charging bays.
Catalyst for Wider Investment
Planning officers have highlighted that the redevelopment of this unused site is expected to act as a catalyst for broader investment, aligning with the emerging Pumpfields Supplementary Planning Document (SPD). The officers' report states that the proposal will deliver high-quality, accessible new homes, activate the street frontage through commercial use, and support sustainable travel via substantial cycle parking and contributions to active travel improvements.
Financial Contributions and Healthcare Concerns
While the project has been recommended for approval by Liverpool Council planning officials, it faces challenges regarding financial contributions to the community. A financial viability appraisal concludes that the scheme, with no affordable housing, can only support £115,000 in contributions. These funds would first cover statutory mitigation for recreational disturbance and highway-related obligations, with the remainder directed toward affordable housing.
However, the NHS has advised that this amount is insufficient. The report notes a lack of existing primary healthcare capacity locally to meet the demand generated by the development, requiring a financial contribution of £156,251 toward the capital cost of delivering additional primary care floorspace to serve the new residents.
Background and Context
The Pumpfields site, originally part of a mixed-use area with a light-industrial character following post-war slum clearance, has seen sporadic uses such as car sales, car parking, and student housing in recent years. The new masterplan for the area aims to repurpose this brownfield location, with Rosmara's design now under consideration by the local authority. The proposed development would front Vauxhall Road, featuring a colonnade and main pedestrian accesses, marking a significant step in the regeneration efforts for this gateway location.
