{ "document_id": 16696, "page": 73, "width_pt": 595.56, "height_pt": 842.04, "rotation": 0, "pipeline_version": "paddleocr-vl-1.6+paul-48", "engine": "paddleocr_vl", "source_run_id": 16807, "item_count": 21, "counts_by_type": { "table": 1, "table_cell": 20 }, "build_ms": 14, "items": [ { "id": "p73.1", "order": 1, "type": "table", "bbox": { "l": 34.0731, "t": 798.8462, "r": 562.6866, "b": 44.1537 }, "text": "", "attrs": { "block_label": "table", "n_rows": 10, "n_cols": 2, "integrity": { "cells_checked": 20, "cells_flagged": 1, "flags": [ { "row": 6, "col": 1, "coverage": 0, "text": "• Potential noise impacts from adjacent Manunian Way, but l…" } ] } }, "children": [ { "id": "p73.1.1", "order": 2, "type": "table_cell", "bbox": { "l": 42.3602, "t": 793.857, "r": 147.036553, "b": 785.838 }, "text": "Surrounding Heights / Datum", "attrs": { "row": 0, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true, "column_header": true, "header_source": "pdf" } }, { "id": "p73.1.2", "order": 3, "type": "table_cell", "bbox": { "l": 190.39554, "t": 793.857, "r": 546.925401, "b": 702.678 }, "text": "• Circle Square development (comprising 11 buildings) to the east (rises from 14 up to 38 storeys), including a Vita PBSA building which rises up to 18 stories in part.\\n• Student Castle to the north rises up to 33 storeys, Artisan Heights (Unite) rises to 32 stories and the Great Marlborough Street planning permission (under judicial review) approves a 55 storey tower for 853 bedspaces. No.1 Cambridge Street, a residential scheme, rises to 29 and 22 stories respectively across two towers.\\n• John Dalton Tower (10 storeys) and John Dalton West is 7 storeys\\n• MMU Faculty of Business and law is 10 storeys", "attrs": { "row": 0, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true, "column_header": true, "header_source": "pdf" } }, { "id": "p73.1.3", "order": 4, "type": "table_cell", "bbox": { "l": 42.3602, "t": 697.377, "r": 120.797751, "b": 665.3638 }, "text": "Regeneration Context & Relevant Planning Considerations", "attrs": { "row": 1, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.4", "order": 5, "type": "table_cell", "bbox": { "l": 190.35048, "t": 697.377, "r": 551.067251, "b": 545.1179999999999 }, "text": "• Identified within the MMU Estate Strategy 2017-2027 as a potential redevelopment opportunity, given the level of investment that would be needed to retain the existing building.\\n• It identifies that there is an opportunity for a greater scale of the development than what is there right now given the evolution of the surrounding context, especially the density and scale of development at Circle Square, which is directly opposite the site.\\n• Site located within Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) area.\\n• The SRF makes no specific reference to the site, however more generally it seeks the following when considering new development in the study area:\\n◦ Promotes an increase in density and densification where that can be justified and alongside enhanced architecture and place making strategies.\\n◦ Promotes the need to accommodate more student housing in the area, where in accordance with Core Strategy Policy H12.", "attrs": { "row": 1, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.5", "order": 6, "type": "table_cell", "bbox": { "l": 42.3602, "t": 541.497, "r": 140.052253, "b": 521.478 }, "text": "Site Specific Planning Policy Considerations", "attrs": { "row": 2, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.6", "order": 7, "type": "table_cell", "bbox": { "l": 190.44, "t": 541.137, "r": 544.125551, "b": 508.99499999999995 }, "text": "• Core Strategy: SO1, SO2, S05, S06, SP1, EC3, CC6, CC7, CC8, CC9, CC10, T1, T2, T2, EN1, EN2, EN3, H12, EN14, EN15, EN16, EN17, EN18, EN19, DM1, DM2, PA1\\n• Saved UDP Policies DC18, DC19, DC20, DC2", "attrs": { "row": 2, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.7", "order": 8, "type": "table_cell", "bbox": { "l": 36.9602, "t": 493.49699999999996, "r": 67.085886, "b": 485.47799999999995 }, "text": "Heritage", "attrs": { "row": 3, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.8", "order": 9, "type": "table_cell", "bbox": { "l": 190.44, "t": 493.01699999999994, "r": 542.799403, "b": 460.998 }, "text": "• Not located within a conservation area. Whitworth Street Conservation Area is 160m to the north.\\n• 17 listed heritage assets within 250m of the site, with the closest being the Grade II Listed Dancehouse Theatre and the Grade II Listed Sir John Dalton Statue both c. 20m to the north.", "attrs": { "row": 3, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.9", "order": 10, "type": "table_cell", "bbox": { "l": 36.9602, "t": 457.25699999999995, "r": 122.525336, "b": 436.518 }, "text": "Flood Risk and Drainage\nTransport and Access", "attrs": { "row": 4, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } }, { "id": "p73.1.10", "order": 11, "type": "table_cell", "bbox": { "l": 172.4399, "t": 457.25699999999995, "r": 538.31448, "b": 280.878112 }, "text": "• Flood Zone 1 (low risk)\n• Proximity to key destinations:\\n• 2 mins walk to UoM Campus (0.1 miles)\\n• Falls within MMU Campus\\n• 5 mins walk to RNCM (0.2 miles)\\n• 8 mins walk to city centre heart / St Peters Square (0.4 miles)\\n• 4 mins walk to Oxford Road Station (0.2 miles)\\n• 12 mins walk to Piccadilly Station (0.5 miles)\\n• Located along the Oxford Road bus corridor Accessibility:\\n• Closest convenience store (Tesco Express) located across Oxford Road (c15m).\\n• Restaurants, bars and other leisure uses located within a 5 mins walk north, predominantly along Oxford Road.\\n• Adjacent to Manunian Way (Ring Road) for quick vehicular access.\\n• Frequent buses run along Oxford Road (adjacent) as well as access to key cycling routes.", "attrs": { "row": 4, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } }, { "id": "p73.1.11", "order": 12, "type": "table_cell", "bbox": { "l": 36.9602, "t": 276.2969999999999, "r": 103.922509, "b": 255.678 }, "text": "Ground Conditions\nEcology", "attrs": { "row": 5, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } }, { "id": "p73.1.12", "order": 13, "type": "table_cell", "bbox": { "l": 190.44004, "t": 276.2969999999999, "r": 540.081555, "b": 231.2038 }, "text": "• No information currently available.\n• No ecological designations on the site.\\n• No Tree Preservation Orders.\\n• c.9 trees currently on site - note the 3:1 typical MCC tree replacement ratio, plus future 10% BNG requirement likely to become a statutory requirement in august next year.", "attrs": { "row": 5, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } }, { "id": "p73.1.13", "order": 14, "type": "table_cell", "bbox": { "l": 36.9602, "t": 215.09699999999998, "r": 56.886278, "b": 207.07799999999997 }, "text": "Noise", "attrs": { "row": 6, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.14", "order": 15, "type": "table_cell", "bbox": { "l": 298.3799, "t": 367.5933, "r": 562.6866, "b": 313.6867 }, "text": "• Potential noise impacts from adjacent Manunian Way, but lots of precedents for residential development with similar proximity.", "attrs": { "row": 6, "col": 1, "rowspan": 1, "colspan": 1 } }, { "id": "p73.1.15", "order": 16, "type": "table_cell", "bbox": { "l": 36.9602, "t": 190.61699999999996, "r": 74.40885, "b": 182.59799999999996 }, "text": "Air Quality", "attrs": { "row": 7, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.16", "order": 17, "type": "table_cell", "bbox": { "l": 190.44, "t": 190.1369219999999, "r": 532.431777, "b": 170.11799999999994 }, "text": "• This site is located within the Manchester Air Quality Management Area which is an area where proactive management measures are encouraged to address national air quality objectives.", "attrs": { "row": 7, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true } }, { "id": "p73.1.17", "order": 18, "type": "table_cell", "bbox": { "l": 36.9602, "t": 166.13699999999994, "r": 112.643957, "b": 133.63799999999992 }, "text": "Green and Blue Infrastructure\nDaylight and Sunlight", "attrs": { "row": 8, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } }, { "id": "p73.1.18", "order": 19, "type": "table_cell", "bbox": { "l": 190.43143, "t": 165.65699999999993, "r": 547.555291, "b": 121.16101199999991 }, "text": "• The MCC Green and Blue Infrastructure Strategy (2015) identifies an opportunity for the site to enhance links between All Saints Park and the City Centre to improve access to green space\n• Any redevelopment will need to consider effects on the Quadrangle residential development to the north; however, this does not appear to be insurmountable through a properly considered re-masterplanning of the site.", "attrs": { "row": 8, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } }, { "id": "p73.1.19", "order": 20, "type": "table_cell", "bbox": { "l": 36.9602, "t": 105.17719999999997, "r": 115.751189, "b": 72.31790000000001 }, "text": "Townscape and Visual Impact\nCapacity (indicative)", "attrs": { "row": 9, "col": 0, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } }, { "id": "p73.1.20", "order": 21, "type": "table_cell", "bbox": { "l": 190.40436, "t": 104.69709999999998, "r": 549.489704, "b": 48.19799999999998 }, "text": "• The scheme may impact the townscape however there are existing high rise developments within the vicinity.\n• An early feasibility study for this site had indicated a possible 36 storey scheme with 800 bedspaces, albeit within a slightly different area of the John Dalton site. Given the scale of neighbouring PBSA, this does not seem to be a unreasonable assumption.", "attrs": { "row": 9, "col": 1, "rowspan": 1, "colspan": 1, "bbox_refit": true, "merged_continuation": true } } ] } ], "excluded_furniture": { "first": [], "last": [] } }