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doc16741 90280cd8-59de-42a0-88ad-3c14244ba746_Manchester_PBSA_Supply_May_2023-artifacted.pdf
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"text": "Manchester's Purpose Built Student Accommodation Supply\nManchester City Council – Evidence Base Report\nMay 2023"
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"text": "1. Introduction 2\n2. Methodology 4\n3. Policy Background and Context 9\n4. Site Assessments – Main Findings 14\n5. Summary and Conclusions 26\nAppendix A – PBSA Pipeline Site Assessment Proformas\nAppendix B – PBSA Policy Review",
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"text": "1.1. Policy H12 of Manchester’s Core Strategy sets out criteria for the assessment of Purpose Built Student Accommodation (PBSA) proposals. In addition to demonstrating that there is a need for additional student accommodation (and other criteria), there is a requirement for new PBSA to be provided in locations within close proximity to the University Campuses on Oxford Road, or the high frequency public transport routes that also pass by the Universities. This policy also states that schemes will be prioritised which are part of the universities’ redevelopment plans or being progressed in partnership with the Universities, and which clearly meet Manchester City Council’s regeneration priorities."
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"text": "1.2. Deloitte LLP has prepared this report to assist Manchester City Council in their consideration of the continuing appropriateness of Policy H12. In particular, it provides an assessment of whether it can be robustly demonstrated that PBSA demand within Manchester City Centre can be met over the coming years within the Oxford Road Corridor, in close proximity to the Universities. As such, we have sought to identify and assess the current pipeline of sites with potential for PBSA; and, we have discussed with both the University of Manchester (UoM) and Manchester Metropolitan University (MMU), those sites identified within their estate plans. Recommendations are made accordingly."
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"text": "1.3. There is an accepted and identified need for additional Purpose-Built Student Accommodation in Manchester City Centre. This is underpinned by the growth of Manchester's internationally renowned Higher Education institutions which in turn has been supported by the expansion of their estate facilities within the Oxford Road Corridor."
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"text": "1.4. During the current academic year, there has also been a reported problem of PBSA undersupply for those students coming to study in Manchester. As explained in section 3 of this report, a key factor at the University of Manchester is understood to have been the unprecedented increase in the numbers of students having met the terms of their university place offers, resulting in unplanned growth. This has combined with the full return of students onto campus this year and also a reported reduction in the availability of student HMOs. The problem has been further exacerbated by the closure and subsequent ‘mothballing’ of some large PBSA beds at Owens Park."
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"text": "1.5. Within recent appeal processes, levels of need have been identified as being in the order of 760 student beds / annum for the period to 2030. The reality may be more or less than this figure with Manchester City Council undertaking projections which forecast additional bedspace demand per annum of between 544 and 1132."
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"text": "1.6. In addition, there has been a shift in the focus of demand (driven in large part by increasing numbers of international students). This has been towards Purpose Built Student Accommodation (PBSA) in Manchester City Centre as well as the Hulme and Ardwick neighbourhoods that immediately adjoin the Oxford Road Corridor."
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"text": "1.7. Where demand has not been met, it has often resulted in significantly more students living in mainstream residential accommodation in the city centre than would otherwise be the case. This has had a detrimental effect on the availability of mainstream accommodation for economically active residents in the city centre, which in turn has also resulted in a loss of council tax revenue. There is also evidence that it has forced up rents in some developments and, it can also have a detrimental impact on students satisfaction and wellbeing given that students will not receive the wrap around care and sense of community that is offered by the universities or specialist PBSA providers. Providing the right accommodation offer is an important component in terms of both attracting talent to the city's universities and maximising student retention levels throughout the duration of their courses."
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Page 4
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"text": "At the time of writing, it should be noted that University of Manchester has commissioned consultancy Student First to undertake a PBSA need to study in order assess the market and their need for PBSA bedspaces over the coming years. The report will have a broader focus than this study in considering 10 Higher Education establishments across Greater Manchester (including UAE92, Salford, Bolton) that generate demand for PBSA. Once completed, this report can provide a further layer of evidence and analysis to be considered alongside this report."
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"text": "1.8. Meetings with the Estates teams at the University of Manchester and Manchester Metropolitan University have taken place to better understand the nature of demand as well as the universities' planned contribution to meet the demand."
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"text": "1.9. Overall, 20 sites have been identified as potentially being capable of supporting circa 11,730 PBSA bedspaces as part of this study which covers the city centre, plus sites within close proximity to the city centre as it extends southwards along Oxford Road. Their suitability, availability and therefore deliverability have been critically assessed in order to establish whether they are capable of meeting new bedspace requirements, in line with identified and projected need. On this basis, it is considered whether the requirements of Policy H12 would be defendable as part of an appeals process in the short term and whether the overall Policy approach remains appropriate and sustainable as Manchester's Development Plan is reviewed."
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"text": "1.11. In considering the above, for all sites where planning permission has not yet been granted, it should be noted that the sites identified in this report are not intended to represent an exhaustive list. Indeed, there may be other unidentified sites within appropriate locations that are therefore capable of meeting the requirements of Policy H12 as well as the Development Plan as a whole and other material considerations."
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"text": "Section 2 details the methodology and scope of work developed to assist in enhancing the evidence base.",
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"text": "Section 3 sets out the background and context including the shift in demand for PBSA, recent appeal decisions and the current adopted policy position. We also capture the general feedback with regard to PBSA delivery and their priorities, received from both University of Manchester and Manchester Metropolitan University.",
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"text": "Section 4 provides a summary of the main finding from our site assessments. Detailed assessment proformas are then provided at Appendix 1 of this document."
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"text": "2.1. The following methodology has been utilised to provide MCC with an objective assessment of its identified PBSA supply and associated recommendations on next steps."
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"text": "2.3. Manchester City Council had initially provided a list of 12 sites that it considered capable of supporting PBSA and meeting identified need. Following further discussions, this list of sites has been extended to 20 as identified in figure 2.1 and the accompanying table 2.1. In addition, following discussions with University of Manchester, we have added Owen's Park in Fallowfield into our analysis. The University is planning a major redevelopment of approximately 2,300 existing PBSA bedspaces (1,071 of which have already been mothballed). Masterplanning options for the site are currently under consideration with the potential to provide up to 700 net additional PBSA bedspaces."
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"text": "2.4. Each site has been critically assessed based on criteria developed and agreed with MCC Planning Officers in order to objectively test and challenge deliverability, understand the realistic / defendable timing of delivery, and the capacity of those sites:"
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"text": "2.5. To inform the assessment methodology, a review of relevant and recent planning applications and appeal decisions in major university cities has been undertaken. The purpose of this review was to identify whether"
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"text": "*Sites 13, 14, 16, 19 and 20 do not fall within Manchester City Centre as identified in Manchester's Core Strategy; however, they do not close to the city centre boundary, with good accessibility to existing University Campus facilities.",
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Page 7
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"text": "Sites identified as red would be those that we believe either cannot realistically come forward for PBSA in the period to 2030."
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"text": "2.7. All sites identified as either amber or green are considered to form part of Manchester City Council's pipeline of potential PBSA sites. 'Pipeline' therefore can be defined as covering sites at all stages of the planning and development process. This includes sites at the pre-planning stage which have been identified within Manchester's Strategic Regeneration Frameworks, or where pre-application discussions have already taken place with the Local Planning Authority. It also includes sites that are subject to current planning applications, those sites with planning permission secured and those schemes that are under construction."
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"text": "2.8. Separate workshop meetings with the Estates teams at University of Manchester and Manchester Metropolitan University have taken place in October 2022. The purpose of these meetings has been to understand their views on the nature of demand (now and in the future) and their current or emerging strategies for meeting that demand. In addition, we have gathered evidence on the planned contribution of their estates to meeting that quantitative and qualitative demand and explored whether there are opportunities to collaborate and expedite delivery where appropriate."
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"text": "2.9. Having concluded Step 2A and 2B, high level recommendations are made on the relevant actions that could be explored further to increase certainty and maximise delivery. This has considered, for example: any opportunities for MCC and the universities to utilise their land assets to unlock sites or expedite delivery; potential for partnership arrangements with private sector PBSA suppliers; the use of planning obligations where required to unlock sites e.g. infrastructure delivery; and, changes that might be required to planning policy (taking into account the forthcoming Development Plan review) to mitigate risks and ensure qualitative outcomes as well as quantitative outcomes are achieved (for example, tacking issues of affordability)."
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"text": "2.10. A review of PBSA policies in London and selected other major university cities has been undertaken. The purpose of this exercise has been to understand whether this presents any opportunities for the LPA to adapt or strengthen Policy H12 via the forthcoming Development Plan review, in order to ensure that PBSA development take place in line with need but in the right locations."
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"text": "2.11. The analysis of each site has been carried out using publicly available information and market intelligence, whilst applying professional judgement. As with any dataset and associated analysis, these may be subject to subject to change over time, which may influence the findings of the assessment and could lead to the assessment suffering from time lag. Based on the availability of information and variation in the level of feasibility work undertaken on each site there are also limitations with regards to the presentation of directly comparable information."
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"text": "In some instances, site investigations have not taken place and so there is the potential for unforeseen constraints which may impact on feasibility, viability and therefore deliverability. Where this is the case, we have identified the issue."
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"text": "Feasibility work has been undertaken with third parties and will be subject to change during the detailed design process. The estimated capacity figures may therefore be subject to change within any forthcoming planning applications."
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"text": "There is scope for further analysis (architectural studies / capacity exercises) to be undertaken to determine that the capacity assumptions and room sizes against standards – at this stage this is based on bedspaces."
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"text": "The timescales for delivery are indicative. The timescales indicated have sought to balance the current status and baseline condition of the site with an informed understanding around timings for stages of delivery (e.g., planning application preparation, determination, construction period). As a planning review, we have not sought to advise on the effects of the pandemic, geopolitics or Central Government's economic policy on inflation and therefore constriction pricing, or the availability of debt/funding."
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"text": "The traffic light system applied to each site is based on deliverability and is informed by the detailed site analysis undertaken. For this exercise professional judgement has been applied, upon consideration of a number of factors, including (but not limited to):"
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"text": "3.1. Policy H12 of MCC's Core Strategy (adopted in 2012) was developed with the objective of managing the supply of student accommodation in Manchester."
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"text": "“The provision of new purpose-built student accommodation will be supported where the development satisfies the criteria below. Priority will be given to schemes which are part of the universities' redevelopment plans or which are being progressed in partnership with the universities, and which clearly meet Manchester City Council's regeneration priorities."
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"text": "Proposals that can demonstrate a positive regeneration impact in their own right will be given preference over other schemes. This can be demonstrated for example through impact assessments on district centres and the wider area. Proposals should contribute to providing a mix of uses and support district and local centres, in line with relevant Strategic Regeneration Frameworks, local plans and other masterplans as student accommodation should closely integrate with existing neighbourhoods to contribute in a positive way to their vibrancy without increasing pressure on existing neighbourhood services to the detriment of existing residents.",
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"text": "Proposals should be designed to be safe and secure for their users and avoid causing an increase in crime in the surrounding area. Consideration needs to be given to how proposed developments could assist in improving the safety of the surrounding area in terms of increased informal surveillance or other measures to contribute to crime prevention.",
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"text": "Consideration should be given to the design and layout of the student accommodation and siting of individual uses within the overall development in relation to adjacent neighbouring uses. The aim is to ensure that there is no unacceptable effect on residential amenity in the surrounding area through increased noise, disturbance or impact on the streetscene either from the proposed development itself or when combined with existing accommodation.",
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"text": "Where appropriate proposals should contribute to the re-use of Listed Buildings and other buildings with a particular heritage value.",
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Page 11
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"text": "Consideration should be given to provision and management of waste disposal facilities, that will ensure that waste is disposed of in accordance with the waste hierarchy set out in Policy EN 19, within the development at an early stage.",
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"text": "Developers will be required to demonstrate that there is a need for additional student accommodation or that they have entered into a formal agreement with a University, or another provider of higher education, for the supply of all or some of the bedspaces.",
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"text": "Applicants/developers must demonstrate to the Council that their proposals for purpose built student accommodation are deliverable.\"",
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"text": "Places for Everyone (Submission Draft)",
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"text": "3.5. This document (Greater Manchester's spatial framework with the exception of Stockport) defers specific policies to each Borough Local Plan."
},
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"text": "3.6. Policy JP H – 3 states that: “Housing provision to accommodate specific groups, such as students and travelling people, will be addressed through district local plans.”"
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"text": "3.7. Policy JP-P 5 states that: “Significant enhancements in education, skills and knowledge to benefit existing and new residents will be promoted,” including by “.....Continuing to help develop Greater Manchester as the UK’s best destination for students.”"
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"text": "Manchester Student Strategy (2009)",
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"text": "3.8. The Manchester Student Strategy (2009) was developed via a partnership between MCC, the University of Manchester and Manchester Metropolitan University, and the approach was agreed by the Executive. The Strategy provided an implementation plan with four key objectives:"
},
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"text": "Develop and improve neighbourhood management approaches in areas with concentrations of student households.",
"marker": "1)"
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"text": "Provide better accommodation for students in appropriate locations (specifically PBSA).",
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"text": "Address the need for resident parking schemes in Ardwick and Hulme.",
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"text": "Take all available steps to prevent further encroachment of students lets into areas characterised by traditional family housing.",
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"text": "Executive Committee Reports",
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"text": "November 2019",
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"text": "3.9. In November 2019, the Council's Executive Committee reviewed a report entitled Consideration of Policy H12: Purpose Built Student Accommodation Within the Changing Market Context. This report summarises recent changes in the student accommodation market and provides an updated context in which to consider proposals for PBSA on an interim basis in advance of a review of Core Strategy Policy H12 “Purpose Built Student Accommodation”, as part of an update of the Core Strategy. It responds to the changing context and would help to support the delivery of the regeneration objectives of MCC and its key partners. The report outlines a number of policy ideas for a revised approach to Purpose Built Student Accommodation (PBSA) and proposes an appropriate consultation process."
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"text": "3.10. The report references that whilst Policy H12 remains relevant, market changes, which have seen higher numbers of numbers of second- and third-year students in particular living in the mainstream private rented sector in the city centre, dictate the need to review the interpretation and application of the Policy. The purpose of the review being to primarily respond to affordability challenges and the need to locate accommodation in close proximity to the higher education institutions."
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"text": "3.11. The Committee Report refers to the publication of the Student Strategy, fears of an oversupply of PBSA were raised following the announcement in 2010 that tuition fees would rise. At the same time, following the global economic recession, developers / investors started to see PBSA as an attractive investable proposition in comparison to other types of development including mainstream residential and commercial."
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Page 12
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"text": "3.12. The policy proposals for Policy H12 for consultation are set out within the Committee Report. Reference is made to the aim of Policy H12 in ensuring that the right mix of student housing is delivered, in the right parts of the city, to meet the demands of the evolving student population and the wider growth and regeneration objectives of MCC and its partners. The key policy ideas that the Council sought to consult on in 2019/20 are summarised below:"
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"text": "Supporting regeneration objectives – the starting point for all student residential schemes should be that they contribute to delivering the regeneration objectives for the city."
},
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"text": "Oxford Road Corridor - the approach needs to be within the context of the approved Corridor\nSpatial Framework which establishes the principle that development of land in the Oxford Road\nCorridor should prioritise commercial or educational/research use, and so student accommodation\nshould, therefore, be in the right locations, in appropriate numbers, and only where it supports\nwider growth.\nAffordability – Manchester is considered one of the most expensive cities in the UK for PBSA. A more diverse pipeline of PBSA is therefore required to stabilise rental growth. There is also the need to ensure that the market meets the needs of students at an affordable price. Reference is made to the London policy of 35% affordable units within any new PBSA to be encouraged.\n- Quality - the overall quality of Manchester's PBSA stock is poor compared to other cities, with the current poor quality accommodation needing to be addressed. All PBSA must be of a high quality, providing a high standard of living, within close proximity to the city's higher education institutions. Design should allow sufficient facilities to cater for the overall wellbeing of students.\nWell-being, safety, and security – PBSA should consider the welfare and wellbeing of students as a major factor, in both design and management. Ensuring that student accommodation is delivered in safe and secure locations, and with appropriate management and facilities.\n- Density - density of student accommodation will be essential to deliver the level of new high-quality accommodation needed within the context of scarce land availability both in the Oxford Road Corridor area and the wider city centre.\nLocation - should be located in the areas immediately adjacent to the core university areas, principally the Oxford Road Corridor area. This may include parts of surrounding neighbourhoods such as Hulme and Ardwick which are immediately adjacent to the university campuses.\n- Sustainability - given the current climate emergency and Manchester's commitment to be carbon neutral by 2038, it is increasingly important that the location of student accommodation in Manchester should continue to be driven by proximity to university campuses, reducing the need to travel, and to sustainable modes of transport.\nMix of uses – the need to maintain the right balance of commercial, educational, residential, cultural and leisure use. A limited amount of PBSA will be considered, in appropriate locations, where it can be demonstrated that it will support commercial and educational use, and the overall growth and regeneration objectives for the Corridor and the city.\n3.13. The 2019 report recommended the undertaking of the consultation process with key stakeholders with the outcomes to be reported back to the Executive."
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"text": "3.14. In December 2020, the Council’s Executive Committee received a report on PBSA in Manchester. The 2020 report informs the Executive of the outcome of the consultation exercise with key stakeholders on PBSA. The report also sought the Executive’s approval to use the outcomes to inform a policy approach to PBSA in Manchester, with a view of developing a policy position as part of the Local plan review process."
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"text": "3.15. The key stakeholders engaged with included property developers, students, and higher education establishments as part of Phase 1, and subsequently Manchester residents and businesses for Phase 2."
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"text": "3.16. Phase 1 consultation took place in early 2020 (ending March 2020), with Phase 2 having followed (ending May 2020). A number of challenges were raised, which are summarised in the December report, including:"
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Page 13
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"text": "Property Developers:",
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"text": "In developing policies, the provision for new PBSA and their locations should be balanced with the need to promote other types of housing to ensure long term retention of talent."
},
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"text": "Agreement with the principle to focus PBSA within close vicinity of the University campuses, but the proposal to only consider development of new accommodation in such locations is too rigid and does not provide the flexibility needed for the lifetime of the Local Plan.",
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"text": "The requirement for PBSA should not undermine the need to secure mixed and inclusive neighbourhoods."
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"text": "Agreed that an approach for the delivery of affordable PBSA should be included within the policy, but the suggestion needs further consideration."
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"text": "Higher Education Establishments",
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"text": "The reports fail to recognise complexities of the overall student population which includes international, under-graduate, postgraduate, mature, living at home, parent students and part-time students."
},
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"text": "The requirement for clarification of the geographical definition of the Oxford Road Corridor and the need to work in collaboration to agree locations suitable for PBSA development."
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"text": "Welcomed the consultation document's reference to the need for affordable accommodation, they disagreed with the suggestion of implementing a similar protocol as the London Plan.",
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"text": "Recent PBSA Appeals",
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"text": "3.17. As set out above, MCC's Core Strategy Policy H12 applies a set of criteria which includes a requirement for developers to demonstrate that there is a need for student accommodation. The policy goes on to set a range of criteria which includes a requirement for new PBSA to be provided in locations within close proximity to the University Campuses or high frequency public transport routes that pass by."
},
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"text": "3.18. Against the context, a recent PBSA application at Deansgate South was able to successfully challenge the LPA’s evidence that need could be met within a defined spatial area in close proximity to the University Campuses. Indeed, the Planning Inspector concluded that “it is not certain that there are enough schemes in the pipeline to meet PBSA demand over the next few years.”"
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"text": "3.19. In a further, more recent appeal decision (188 Wilmslow Road), whilst the council was successful overall, the Planning Inspector does however conclude that: “The Council has also sought to demonstrate that it has a sufficient supply of PBSA in the pipeline to cater for the need. A number of these sites though do not have planning permission, based on what I was told at the hearing. Accordingly, there is limited assurance at the present time that such sites would proceed.”"
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"text": "Current Position",
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"text": "3.20. It is understood that MCC does not support the view that there is not sufficient supply and would like to enhance their evidence base in order to demonstrate that sufficient potential PBSA sites are readily available and deliverable over a time, in line with demand, and consistent with a defined locational area that is focused on the Oxford Road Corridor (in close proximity to the University Campuses)."
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"text": "The Site is an existing roundabout with no existing use value, which falls within the ownership of Manchester City Council. This presents the city council with the possibility of using their land assets to support the viability of a scheme that positively addresses quantitative and qualitative need for PBSA as part of the city's forward planning process.\\n\\nA feasibility study by Hodder and Partners on behalf of Urban Splash suggests that the site could accommodate a scheme of significant scale – approx. 750 bedspaces; however, this has not yet been tested through the planning process.\\n\\nA constraint to development is the site's proximity to the Mancunian Way / Cambridge Street Junction; however, a construction logistics feasibility study by Tier 1 contractor Kier has indicated that there is a deliverable scheme (and on this basis we have indicated as amber). This would involve disruption to strategic highways over a period of time and a proposed construction compound adjacent to existing residential properties in Hulme.\\n\\nThe site is currently used as a subway and provides important pedestrian connections. Any proposed scheme will continue to need to maintain / enhance safe pedestrian connections for students and the general public.\\n\\nShould the city council be minded to progress this opportunity, as a means of adding to PBSA supply, then we would recommend the following actions:",
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"text": "• Undertake independent scrutiny of the scheme's feasibility from a construction logistics perspective and what this would mean in terms of temporary disruption to Manchester and its residents.• Should the city council determine that this first step can be appropriately managed, then a development brief should be drafted and consulted upon with the universities. This should then form the basis of a developer procurement process with the chosen developer being tested on their ability to deliver the scheme and meet the requirements of the brief.",
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"text": "• We have assumed this as a robust part of the PBSA pipeline; however, the longer the time that passes without implementation, the more doubt that could be passed over the deliverability of this site. In particular, there are two notes of caution with this site: ○ It is a small and constrained site where previous applicants have struggled to deliver the planning permissions that have been granted. Concerns over viability could therefore be raised by those wishing to challenge the position. ○ Significant wind microclimate issues have been identified both from a pedestrian safety and comfort perspective. As such, there is a condition precedent on the planning permission requiring mitigation measures to be identified and approved by the LPA. It is further noted that there may be viability challenges in relation to tree planting within the public highway (with this tree planting deemed likely to be one of the necessary mitigation measures, to the extent that it is a focus of the planning condition.• It is our assumption that MCC will not be minded to make any proactive effort themselves to facilitate PBSA on this site given that they did not support the principle of this development in the first place.",
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"text": "There are no known physical or logistical impediments to delivery.The site is vacant land within a long-established regeneration area. The First Street Development Framework identifies the site as being capable of accommodating high density buildings of scale, subject to full detailed analysis of impacts and compliance with the relevant development plan policies. It is identified for commercial-led development, although alternative uses may be acceptable where they facilitate delivery of the primary commercial office use. A case has been put forward by the developers to establish this as part of pre-application discussionsThere are no specific actions for MCC in the context of this site other than in their ultimate capacity as Local Planning Authority where they can support the positive planning of the site and the timely consideration of the planning application.",
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"text": "Our own objective assessment it that the planning case for approving this application is very strong. It demonstrates complexity with Policy H12 and the development plan as a whole. This is particularly in light of the identified student need, the site's proximity to the University Campuses, the support of MMU and Royal Northern College of Music, the positive track record and credibility of the PBSA provider and given the positive evolution of the scheme to address site specific issues that relate to car parking, scale and residential amenity.As such, this site cannot be fully discounted at this stage. It has not yet been finally refused and Members should carefully consider that course of action against officer recommendations. Our view would be that it would stand a good prospect of success should the applicant decide to appeal against a future refusal, or, as it stands, against non-determination.Our recommendation would be for MCC officers to continue to work with the developer, local Members and local residents in order to seek a positive resolution and grant of planning permission for this scheme.",
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"text": "• Planning permission was granted in 2021; however, that decision had until very recently been the subject of a legal challenge via Judicial Review. The case was dismissed in January 2023 and therefore it is now assumed that the scheme will come forward over a 4-5 year period.",
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"text": "• We understand that PBSA is not currently identified by the landowner and JV as a desired component of the innovation district.",
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"text": "• Planning permission (118267/FO/2017) previously granted for 242 PBSA bedspaces, supported with co-living units. Scheme stalled and new proposals submitted (see below).\\n• Planning application submitted (136874/FO/2023) by the same applicant / operator as the previous permission for a full PBSA development with, capturing the units previously allocated for co-living.\\n• Timescales for delivery subject to ensuring target determination. Current timescales a 3 year construction period with the applicant aiming to target completion to allow occupation for the 26/27 academic year.\\n• Our recommendation would be for MCC officers to continue to work with the developer, local Members and local residents in order to seek a positive resolution and grant of planning permission for this scheme.",
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"text": "2028 onwards (and assumed that only half - 1165 of this will come forward over the period to 2030)",
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"text": "The site is within to UoM campus and in close proximity to MMU's campus.\\nLocated adjacent to the ID Manchester regeneration area and has potential (through redevelopment) to drive better connectivity and linkages through the area between Oxford Road and Piccadilly.\\nIdentified for up to 2850 PBSA bedspaces (significantly more than the existing 521 bedspaces at Western Hall) as part of a masterplanning study and SRF for the site. This was endorsed for consultation by MCC but ultimately this process has not been taken forward through to completion.\\nA key principle established within the Development Framework is the connection between PBSA delivery and intensification within this site and IQ's release of PBSA within the Victoria Park area to a Registered Provider in order to facilitate the delivery of affordable housing. It is our understanding however that IQ has refurbished their Victoria Park residences meaning that this established principle has been foregone.\\nNonetheless, the site still remains a strong opportunity to build PBSA supply in line with Policy H12.\\nAs for site 9, our recommendations are:\\nto maintain dialogue with IQ and revisit the current SRF in light of the position in Victoria Park, but also considering the emerging ID Masterplan proposals and Manchester's up to date position in PBSA need.\\nThe emerging ID masterplan will hopefully act as a catalyst to this process and encourage discussions with IQ to be re-opened.",
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"text": "From 2024/25",
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"text": "Given the more limited nature of the proposals, they should be capable of coming forward before a revised Development Framework.\\nOur initial recommendation is to discuss with IQ and further understand their likely plans and timing for delivery.",
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"text": "• Owned by MMU and currently occupied by MMU's Faculty of Science and Engineering and identified for redevelopment, as facilitated by John Dalton West, a new building for MMU's Science and Engineering department (due to complete in Q3 2023).\\n• Very early days and there are no firm proposals that we are aware of for this site and no masterplanning / feasibility study work appears to have been undertaken. Timescales therefore unknown at this stage and likely to be a minimum of 5 to 6 years.\\n• Our assessment is that there would be an opportunity to locate a tall PBSA building as part of a wider redevelopment of John Dalton East, which could provide in the order of 500+ bedspaces. Height likely to be appropriate as part of a carefully masterplanned approach to the Site, and as part of a wider mixed use development. There are a number of taller buildings in the vicinity.\\n• Environmental considerations (e.g., air quality, noise) given immediate adjacency to Mancunian Way) and some residential amenity considerations given proximity to the Quadrangle.\\n• Our recommendation is for regular dialogue to take place with MMU as part of their ongoing estates planning process to ensure that the university's PBSA requirements can be addressed appropriate in the context of local planning policy and other material considerations, with high density, but place based solutions encouraged in line with the recommendations of the Oxford Road Strategic Spatial Framework.",
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"text": "• The Site is owned by UoM Manchester and has been identified by them as a possible location for a PBSA scheme in order to meet their future needs. The existing Prayer Hall will need to be relocated as part of any proposals.\\n• The Site has therefore been identified as an opportunity for PBSA within the endorsed 2018 MSP SRF, with proposals also required to provide primary active",
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Page 22
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"text": "frontages along key routes including Greenheys Lane, as well as activating the new public realm.\\n\\n• Feasibility studies by BDP have been prepared in support of the SRF and underpin the capacity assessment.\\n\\n• Moving forward, planning proposals will need to be carefully interrogated and justified in relation to their scale, construction and operational management, and more generally in relation to their potential impact on the amenity of existing residents. Any application will require a carefully considered process of community consultation and engagement.\\n\\n• Our recommendation is to maintain dialogue with UoM and encourage them to bring forward this site. Also, as the application is in close proximity to Hulme residents and will face scrutiny, there will be a role for MCC to seek to support constructive dialogue. Ultimately the LPA will need to assess planning proposals on their specific merits with regard to the development plan and other material considerations.",
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"text": "• Area to the south of Hathersage Road is principally characterised by residential uses, comprising mix of student accommodation and owner occupier dwellings.\\n\\n• The scheme provides PBSA in a mixed use area close to the Universities and the high frequency Oxford Road bus corridor.\\n\\n• The site is currently derelict following the cessation of its former use as student accommodation.\\n\\n• The proposed development will regenerate the site, removing poor quality buildings whilst retaining and refurbishing the site's non-designated heritage assets.\\n\\n• The are no obvious, insurmountable development management issues and the applicants have submitted viability evidence which shows that the scheme is deliverable.",
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"text": "There would appear to be a good prospect of planning permission being granted and should that be the case, the applicant is targeting completion for the beginning of the academic year in 2025.\\nOur recommendation is to continue to progress the application through to determination. Should this scheme be approved then it would shift to green.",
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"text": "Principle of PBSA on site established – existing PBSA on site.\\nOpportunity to increase density on site. Located at a key gateway site at the south of the city centre with our initial analysis indicating scale appropriate in this location given position on the ring road, gateway position into the city centre.\\nPotential to deliver additional height on site (c. 30 storeys) – subject to feasibility work.\\nResult in net increase in number of PBSA bedspaces – possible 300 PBSA bedspaces plus.\\nHowever, notwithstanding this planning potential, we cannot at this stage consider this to be a reliable part of the pipeline until such time as Unite confirm that redevelopment (with consequent loss of trading) is a viable proposition and something that they could satisfy their funders / investors about.\\nIn terms of recommendation, MCC could instigate discussions with Unite to understand the future plans and ascertain their appetite to undertake a feasibility study into the potential for redevelopment as PBSA.",
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"text": "In addition, we understand that the PBSA development will only be allowed to come forward as part of a wider mixed use commercial development, consistent with Development Plan policy and the SRF for the site. In addition, there is a need for a degree of collaboration between different land owners in order to establish a cohesive masterplan for the UBS site as a whole, noting that some elements (including Tai Wu and W.H. Lung are likely to continue in their current operation for many years as they are successful businesses. Our recommendation is for MCC to proactively use the planning process and their land ownership interests to facilitate comprehensive mixed use development of the site with the right outcomes.",
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"text": "There are Site's in closer proximity to the University Campuses in better locations for PBSA. It is noted that there is a PBSA scheme next door (River Street tower); however, that scheme was approved under special circumstances given that the site had been subjected to a stalled development with a partially completed concrete frame only on the site, and there had been a number of failed attempts to bring the site forward for other (non-PBSA uses). The scheme that has been delivered offered a way forward for the site.",
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"text": "The scheme must go through a formal planning process and there can be no guarantee at this stage that it will be approved. There is a significant risk of objection from members of the adjoining residential communities.\\nThe immediate action for the LPA to assess the submitted planning application against the development plan and other material consideration in order to consider whether it merits their support. It is marked as amber pending that consideration and the determination of the planning application.",
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"text": "Requires demolition of nursery and garage to enable redevelopment.\\nExisting PBSA accommodation immediately north west (Brook Hall) and south west (Darbishire House).\\nA proportion of the PBSA units are intended to be the subject of a nomination agreement with the University of Manchester.\\nThere would appear to be a good prospect of delivery, should the application be supported.\\nCompletion expected 2025 with occupation September 2025 (based on approval of planning application in early 2022).\\nThe immediate action is for the LPA to determine the planning application.",
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"text": "The scheme has the support of the University of Manchester (UoM).\\nIt would appear from the submitted assessments that Impacts (air quality, daylight and sunlight, noise, ecology and flood risk) are limited or negligible following identified mitigation (where necessary).\\nThe site contains a Grade II Listed Building which will be retained and a non-designated heritage asset that will be redeveloped. It is assessed in the application that the public benefits of the scheme will outweigh the harm that removal of the NDHAA will involve.",
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"text": "Potential to deliver up to 207 PBSA as per current application (135544/FO/2022)\\nCompletion expected 2025 with occupation September 2025 (based on approval of planning application in early 2022).\\nOur recommendation is to continue to progress the application through to determination. Should this scheme be approved then it would shift to green",
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"text": "TOTAL circa 12,876\\nTOTAL incl. 13,226\\n350 units (Owens Park) 1",
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"text": "4.2. We understand from discussions with UoM that they are assessing the redevelopment of Owen's Park which would replace 1,071 mothballed PBSA bedspaces and also lead to a net increase of up to 700 bedspaces, albeit we have assumed half that amount at 350 for the purpose of this study and this is included within the total figure provided immediately above. Furthermore, UoM is assessing options for additional PBSA bedspaces across their campus, which is not currently included. This could include the re-purposing of buildings (into PBSA) as part of a wider estates review in the context of post pandemic hybrid teaching / working models, which continues to evolve the way in which the University estate is used."
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"text": "5.1. There is an identified need for additional Purpose Built Student Accommodation in Manchester and the purpose of this report has therefore been to assess the strength and defensibility of Manchester's PBSA pipeline of sites. This will form an important part of Manchester's evidence base to support a review of their Local Plan and in particular the continuing appropriateness of Policy H12, which seeks direct PBSA to appropriate sites within the Oxford Road Corridor, in close proximity to the Universities, and on the basis that a range of criteria can be satisfied."
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"text": "5.3. The straightforward questions which this report seeks to answer is whether there is sufficient opportunity within the Oxford Road Corridor and University Campuses to meet identified need for the next 5 years (and beyond up to 2030). Should it be demonstrated that there is sufficient opportunity, then it follows that there would be no obvious need for MCC to significantly depart from Policy H12 which has largely been effective over the last plan period in managing the supply of PBSA, albeit the application of that policy may vary in order to accelerate appropriate development proposals (in line with the conclusions of this report)."
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"text": "5.4. The analysis within this report has largely been produced on the basis of desk based appraisals, site visits and discussions with both Manchester City Council officer and representatives from University of Manchester and Manchester Metropolitan University. Full pro formas for the selected assessment sites are provided at Appendix A of this report."
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"text": "5.5. It is identified in the introduction to this report that levels of need for PBSA bedspaces have been identified as being in the order of 760 student beds / annum for the period to 2030. In addition, Manchester City Council's projections estimate that the true figure will likely fall between 544 bedspaces and 1132. On this basis, it is estimated for the period of 2023 to 2030 inclusive (8 years), in the order of 4,244 to 9,132 PBSA bedspaces could be required."
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"text": "5.6. From the analysis in tables 5.1 and 5.2 below (which should be cross referenced back to the detailed analysis in table 4.1), the following conclusions can be drawn:"
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1 · TEXT
2 · CAPTION
3 · TABLE
4
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38 · FOOTNOTE
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40 · FOOTNOTE
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42 · FOOTNOTE
43
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"text": "5.7. With regard to the third bullet point identified above, it should be noted that a series of recommendations have been identified, to support the acceleration of PBSA development and the defensibility of the supply pipeline. These are identified in bold within Table 4.1's recommendations and are not repeated here."
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Page 29
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"text": "5.8. On the basis of this analysis, it can be concluded that Policy H12 still forms and appropriate basis for the LPA to assess proposals coming forward for PBSA. Moving forward however, the pipeline should be kept under regular review in order to determine ongoing effectiveness of the policy in meeting PBSA need. In this regard, sites identified in this report are not intended to represent an exhaustive list. Indeed, there may be other unidentified sites within appropriate locations that are therefore capable of meeting the requirements of Policy H12 as well as the Development Plan as a whole and other material considerations."
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"text": "5.9. As a further sense check, we have also reviewed PBSA related policies within other key university locations across the UK (please refer to Appendix B of this document). Against this context, the policy appears robust as there are many examples of policies that seek to direct PBSA into certain locations and which set detailed criteria for the assessment of PBSA schemes within those areas."
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"text": "5.10. There are some key points of note, which we recommend are reviewed further in relation to any potential evolution of the precise wording of Policy H12 which we assume will naturally happen in order to bring references up to date and maximise consistency with other Development Plan policies. These are summarised below:"
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"text": "In London and most recently Nottingham, policies have been introduced which require the consideration of affordability in relation to applications for PBSA development. The Nottingham SPD identifies a contribution per bedspace (variable according to the number of bedspaces provided) with PBSA schemes across University Campuses exempt. The London Plan seeks to fast track those applications which provide 35% affordability (rising to 50% in certain low existing land value locations), otherwise applications with lower levels of affordability must be justified as an exemption through the submission and independent scrutiny of viability appraisals."
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"text": "To a greater or lesser degree many policies include some reference to design and its relationship to the wellbeing of students. Consistent with feedback from the Universities, this is certainly something that could feature in revised wording for this policy."
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Page 30
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"text": "Alongside, references to sustainability and zero carbon priorities, there is specific reference in one policy to ensuring that PBSA schemes are adaptable to other uses. This is a criterion that has been adopted in relation to the assessment of co-living schemes in Manchester and could be equally applied to PBSA.",
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Page 31
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r2c0 (0%): “Status Rating:”
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"text": "Pre-Planning (early feasibility/ capacity work undertaken)",
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"text": "• The site is currently comprised of the Cambridge Street Junction which is a roundabout that intersects Cambridge Street which runs north to south and sits beneath the Mancunian Way flyover which cuts across the site east to west. The circular island feature within the middle is comprised of pathways connecting to underpasses which lead north, south, east and west of the junction. There are a number of trees and some grassed verges within the site.\\n• It is within the city centre, and partly falling within the Deansgate Ward (to the north of the Mancunian Way) and partly in the Hulme Ward (to the south of the Mancunian Way).",
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"text": "• No relevant planning history.\n• The site is owned by Manchester City Council.\n• Immediately to the north east is the MMU John Dalton West development, comprising a new building for MMU's Science and Engineering department (due to complete in Q3 2023). Beyond this is the remainder of the John Dalton complex as well as a residential-led community with supporting retail and leisure uses.\\n• Immediately to the north west is Unite Students Medlock House and Parkway Gate student accommodation blocks. Further beyond this is First Street South with the two plots closest to the site comprising a co-living development which started construction in March 2022 (2,224 units in up to 45 storeys).\\n• Immediately to the south west of the site is the residential community of Hulme which is comprised of low-rise family housing. Further to the south along Cambridge Street there is some small scale student accommodation including Cambridge House and Chester House.\\n• Immediately to the south east of the site is MMU's Campus, with the closest buildings being the Faculty of Business and Law and Cambridge Hall student accommodation.",
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Page 32
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r9c1 (42%): “• Adjacent to Mancunian Way / position on current junction …”
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"text": "• Unite Students – New Medlock House to the north (9 storeys).\\n• Unite Students – Parkway Gate to the north (up to 18 storeys).\\n• Hulme residential community (between 3 to 5 storeys).\\n• MMU Campus - up to 9 storeys but closer in relative height to taller residential development due to the relatively greater floor-to-floor heights in academic buildings compared to residential buildings.",
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"text": "• The site is located within Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) area. This document highlights the need to address the Higher Cambridge Road roundabout, which currently presents an intimidating and unwelcoming connection between Manchester Metropolitan Universities’ All Saints Campus and First Street.",
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"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",
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"text": "University support or part of either UoM or MMY redevelopment plans",
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"text": "• Site is not located within or close to a conservation area.\\n• No listed buildings on site. There are 12 listed heritage assets within 250m with the closest one being Grade II Listed Cambridge Mill (approx. 70m north).",
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"text": "Proximity to key destinations:\\n• 6 mins walk to UoM Campus (0.3 miles)\\n• 2 mins walk to MMU Campus (160 yards)\\n• 7 mins walk to RNCM (0.4 miles)\\n• 6 mins walk to Oxford Road (0.3 miles)\\n• 13 mins walk to city centre heart / St Peters Square (0.6 miles)\\n• 8 mins walk to Oxford Road Station (0.4 miles)\\n• 17 mins walk to Piccadilly Station (0.8 miles)\\nAccessibility:\\n• Closest convenience store located 1 minute walk (85m) north.\\n• Restaurants, bars and other leisure uses located within a 5 – 10 mins walk north, predominantly along Oxford Road.\\n• Adjacent to Mancunian Way (Ring Road) for quick vehicular access. However, routing of access both pedestrian and vehicular will be partially impacted temporarily during construction period.\\n• Frequent buses run along Oxford Road (6 mins walk) as well as access to key cycling routes.\\n• Existing pedestrian access between the site is comprised of underpasses.",
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"text": "• No ecological designations on the site.\\n• No Tree Preservation Orders.\\n• c.20 trees currently on site - note the 3:1 typical MCC tree replacement ratio.",
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"text": "• Adjacent to Mancunian Way / position on current junction – traffic noise impacts into the proposed development will need to be addressed through appropriate mitigation as part of design development process and carefully coordinated with ventilation porposals and also strategies to avoid overheating. There are a large number of residential proposals and PBSA in close proximity to the Mancunian Way which would indicate that this is achievable.",
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"text": "• This site is located within the Manchester Air Quality Management Area and therefore any development proposals would need to ensure air quality impacts are minimised and mitigated through the construction and operation of the proposed development.",
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"text": "There is an opportunity to create a development which sits either adjacent to or on axis with a number of key vehicular routes around the city centre. It will also sit within a group of taller buildings as a back drop from the adjoining lower rise neighbourhood of Hulme. Townscape and Visual Impacts, on the basis that a well designed proposals is put forward, are unlikely to result in a reason for refusing a planning application on this site.",
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"text": "Hodder and Partners have undertaken a feasibility study on behalf of Urban Splash and produced a design that indicates the site could accommodate circa. 750 bedspaces within two towers of 30 and 17 storeys.",
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"text": "A key issue with this development is whether it is possible logistically to build it. This is given its relatively small size (and therefore constraints with regard to setting up construction compounds etc) and the ability to establish appropriate constriction site access etc in views of its adjacency on all sides to the strategic vehicular network.\\nHowever, Kier – a tier 1 contractor – has undertaken an initial construction feasibility study whiic suggests that there is a deliverable plan; however this would involve some disruption:\\nThe closures of the subways, this would require alternatives routes to be agreed prior to commencement and would necessitate stopping up\\nThe inner traffic lane of the roundabout would need to be closed for the duration of the build contract and the installation of a temporary haul road and ramp (with the final location determined once more detail is ascertained) would be required.\\nService and drainage diversion as required.\\nRemoval of existing earth mounds and hard standings.\\nThe study indicates that a site compound would need to be formed off site adjacent to residential properties in Hulme (see diagram below) with the potential retained use of Loxford Street Subway for controlled operative access to the main site.\\nPotential site command trees to be reinstated i\\n",
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"text": "• Current Status: We understand that discussions are ongoing but that neither Urban Splash or any other development partner has been agreed. On this basis, indicative timescales are provided below:\\n• Procurement of development partner and contractual matters – 6 to 12 months.\\n• Design development, consultation and preparation of an application for full planning permission, complete with Environmental Impact Assessment – 8 to 12 months.\\n• Planning application determination period: circa 4 months.\\n• Stopping Up: to take place under the town and country planning act concurrently with the planning application process.\\n• Pre-construction – 6 to 12 months\\n• Contractor procurement and entering into contract.\\n• Pre-commencement conditions and obligations (as applicable)\\n• Enabling works (e.g. closure of subways and rerouting, removal of trees, new temporary opening on carriageway, service and drainage diversion (as required))",
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"text": "• Construction period: c. 36 months (the site logistics plan would suggest that the site would come forward in one phase)\\n• Estimated duration: c.5 to 6 years\\n• The Site is an existing roundabout with no existing use value, which falls within the ownership of Manchester City Council. This presents the city council with the possibility of using their land assets to support the viability of a scheme that positively addresses quantitative and qualitative need for PBSA as part of the city’s forward planning process.\\n• A feasibility study by Hodder and Partners on behalf of Urban Splash suggests that the site could accommodate a scheme of significant scale – approx. 750 bedspaces; however, this has not yet been tested through the planning process.\\n• A constraint to developmen is the site’s proximity to the Mancunian Way / Cambridge Street Junction; however, a construction logistics feasibility study by Tier 1 contractor Kier has indicated that there is a deliverable scheme. This would involve disruption to strategic highways over a period of time and a proposed construction compound adjacent to existing residential properties in Hulme.\\n• The site is currently used as a subway and provides important pedestrian connections. Any proposed scheme will continue to need to maintain / enhance safe pedestrian connections for students and the general public.\\n• Should the city council be minded to take this opportunity forward, as a means of adding to PBSA supply, then we would recommend the following:\\n◦ Undertake independent scrutiny of the scheme’s feasibility from a construction logisitics perspective and what this would mean in terms of temporary disruption to Manchester and its residents.\\n◦ Should the city council determine that this first step can be appropriately managed, then a development brief should be drafted and consulted upon with the universities. This should then form the basis of a developer procurement process with the chosen developer being tested on their ability to deliver and meeting the brief.",
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"text": "• Immediately to the west of the site is student accommodation (Cambridge House and Manchester House), further beyond is the residential community of Hulme comprising of low-rise housing; however, this is a significant distance away from the site and the closest residential properties are orientated away from the site. Impacts on residential communities / residential amenity issues are not considered to be a major issue for the redevelopment of this site therefore, in practical terms.• MMU Academic buildings are located immediately to the north and south of the site with the Faculty of Business and Law and the School of Digital Arts. MMU's Student Union is also located immediately to the south of the site. To the east is the Cavendish Halls Student Accommodation.• The Mancunian Way and Cambridge Street Junction is located approximately 100m to the north.• All Saints Park is located approximately 100m to the east.",
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r2c1 (7%): “• Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN…”
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"text": "• Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN6, EN9, EN14, EN15, EN16, EN17, EN18, EN19, T1, T2, DM1 and H12.\\n• Saved UDP Policies DC20 and DC26.",
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"text": "• Not located within or near any conservation areas and contains no heritage assets on site.\\n• 9 listed heritage assets within 250m of the site with the closest being Grade II listed St Augustine's Church (15m to the east) and Grade II Listed Ormond Building (15m to the east)",
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"text": "• Flood Zone 1 (low risk)\nProximity to key destinations:\\n• 3 mins walk to UoM Campus (0.1 miles)\\n• Within the MMU Campus\\n• 4 mins walk to RNCM (0.2 miles)\\n• 3 mins walk to Oxford Road (0.1 miles)\\n• 14 mins walk to civic quarter / St Peters Square Metrolink stop (0.7 miles)\\n• 10 mins walk to Oxford Road Train Station (0.5 miles)\\n• 17 mins walk to Piccadilly Train and Metrolink Station (0.8 miles)\\n• Quick access to Mancunian Way (100m north)\\nAccessibility:\\n• Closest convenience store located 1 minute walk (36m) west and Spar 50m south.\\n• Restaurants, bars and other leisure uses located within a 5 – 10 mins walk east, predominantly along Oxford Road and Cavendish Street\\n• Adjacent to Mancunian Way (Ring Road)(50m north) for quick vehicular access.\\n• Frequent buses run along Oxford Road (5 mins walk) as well as access to key cycling routes. Buses also run along Higher Cambridge Street adjacent to the site.",
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r3c1 (18%): “• Non – envisaged although may be complicated if MMU requir…”
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"text": "• Views from All Saints Park will be important in considering any impact on the setting of nearby listed buildings. There is a significant opportunity also through redevelopment of the site to introduce a significantly improved frontage onto Higher Cambridge Street (the current frontage does not positively contribute to the creation of vibrant streetscape.",
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"text": "• Capacity to deliver c. 1500 bedspaces (across two blocks, four towers ranging between 9 -14 storeys). This would be a net increase of 720 bedspaces taking into account the 780 on site. Construciton likely be undertaken in a phased manner to lessen the impact of the initial reduction in PBSA numbers that would be an inevitable consequence of redeveloping the site.\\n• Based on feasibility study undertaken in 2019 by 5Plus for MMU.",
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"text": "• Feasibility study has been undertaken to determine viability of the scheme in 2019 by 5Plus for MMU.\\n• Relocation of students / need to accommodate students typically living on site elsewhere during demolition and construction phases. Need find alternative accommodation.\\n• Need to maintain desire line / TfGM cycleway along this.",
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"text": "Based on most recent conversations with MMU (and our interpretation of planning timescales):\\n• MMU business case approval. This academic year.\\n• Developer partner procurement (OJEU)– 12 months\\n• Planning application preparation: c.6 – 12 months.\\n• Determination period: c. 4 months: 3 to 4 months\\n• Pre-construction conditions, demolition and enabling works contract and implementation. Plus main contract procurement – 12 months\\n• Construction period: 2 years.\\nEstimated duration: 5 to 6 years",
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"text": "• Identified as a key opportunity site within the context of Man Met’s estate in terms of addressing their PBSA needs.\\n• At this stage the scheme is still subject to business case approval from the University, which we have been advised will take place this academic year.\\n• The proposals have not been formally tested through the planning process; however, feasibility studies have been progressed for the site which show that a scheme of this density could be appropriately accommodated on the site, within the context of planning policy and site specific planning considerations. A pre-application meeting has taken place with the LPA where feasibility options for the site received positive endorsement in principle.\\n• Redevelopment will require the short term relocation of student bedspaces lost during construction and a phased approach may also considered to reduce the extent of relocation.\\n• There are no specific actions for MCC in the context of this site other than in their ultimate capacity as Local Planning Authority where they can support the positive planning of the site and the timely consideration of any future planning application.",
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"text": "Key:\nBlue = MMU Campus\nYellow = UoM Campus\nOrange = RNCM"
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"text": "The Site is located on the southern edge of the city centre boundary and is bounded by Cambridge House Student Accommodation to the north, Upper Cambridge Street to the east, Homes for Students Manchester House and Cavendish Street to the south and low-rise housing to the west. The site is currently under construction for student accommodation with the main structure and facade well progressed (see planning history). Prior to this, the site was formerly occupied by the Church Inn public house which was demolished in 2021.",
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r1c1 (11%): “• The site is currently owned by Breeva II Student Accommod…”
r5c1 (7%): “• Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN…”
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"text": "• (LPA ref. 121857/FO/2018) – Status: Withdrawn 11 September 2019\\no Description: Erection of a twelve-storey purpose built student accommodation building with three storey element to rear comprising 82 units with roof top terrace and associated landscape and highway works, following demolition of existing structures\\no The Committee was minded to refuse the application due to concerns regarding the negative impact of the proposed development on neighbouring properties resulting in a loss of amenity, overlooking and reduction in daylight.\\n• (LPA ref. 125654/FO/2019) – Status: Approved: 1 May 2020 (Under construction)\\no Description: Erection of a nine-storey purpose built student accommodation building comprising 62 units and associated landscape and highway works, following demolition of existing structures\\no The applicant returned with a revised scheme that is reduced in height.\\n• The Committee minded to refuse on the same basis (as above) as well as the ‘unsatisfactory proposals’ for access and for the servicing and removal of waste, and where the bins for the building were to be sited.\\nApproved 1 May 2020.\\no The application was later approved in May 2020 on the basis of the applicant addressed the issues from the previous application.",
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"text": "• The site is currently owned by Breeva II Student Accommodation Ltd who purchased the land on 5 January 2021 from TBI 2000 Ltd.\\n• The enitiary is part of the Barings Real Estate European Value-Add Fund II, being used by Alumno to purchase the land to develop.",
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"text": "• Immediately to the north of the site is Cambridge House student accommodation and Loxford Gardens. Just beyond this is the Mancucian Way and Cambridge Street junction.\\n• Immediately to the east is Cambridge Halls student halls (other side of Cambridge Street – subject to potential redevelopment) and further beyond is MMU’s main campus, All Saints Park and Oxford Road.\\n• Immediately south of the site is Opal Hall Student Accommodation with a mixture of other student accommodation and low-rise family housing further southwards.\\n• Immediately to the west of the site is a small convenience store and low-rise family housing. Further west down Cavendish Street is additional student accommodation.",
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"text": "• The site is located within Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018). The framework 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\\n◦ Promotes the need to accommodate more student housing in the area",
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Page 41
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"text": "Proximity to key destinations:\\n• 5m walk to Deansgate Train Station / Metrolink (0.2 miles) to the north\\n• 11 mins walk to Oxford Road (0.5 miles)\\n• 11 mins walk to city centre core / St Peter's Square (0.5 mile)\\n• 11 mins walk to Oxford Road Train Station (0.5 mile)\\n• 21 mins walk to UoM Main Campus (1 mile)\\n• 12 mins walk to the MMU campus (0.6 miles)\\nAccessibility:\\n• Closest convenience store (Sainsburys) located 4 minute walk (300m) east\\n• Restaurants, bars and other leisure uses located within Deansgate a 5 – 10 mins walk east but also along Deansgate and Castlefield both within 5-10 minutes' walk.\\n• The main retail and leisure core of the City Centre is located to the north of the site, within a 15 minute walk or 5 minute tram journey.\\n• Adjacent to Deansgate for quick vehicular access into city centre and ring road (Mancunian Way).\\n• Number of bus stops are located in close proximity to the site on both sides of the A56 as well as along Whitworth Street to the north of the site.\\n• The site benefits from good levels of nearby recreational cycle routes along the Bridgewater Canal.\\n• First Street is located 500m to the east of the site and provides a mix of commercial, residential, retail and leisure use.\\n• The neighbourhood of Hulme is located further south of the site along with the Birley Fields Manchester Metropolitan University (MMU) Campus. The campus is a 15-minute walk from the site (0.7 miles).\\n• Other MMU faculty buildings within close proximity to the site include the Manchester Business School, the MMU Library and the Manchester School of Art, all of which are a 15 – 20-minute walk.",
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"text": "• The approved ground conditions report concludes there is a moderate /low potential for the site to be contaminated due to its previous industrial use, however this will be remediated prior to redevelopment.",
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"text": "• No ecological designations on site.\\n• No Tree Preservation Orders.\\n• No trees on site",
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"text": "• This site is located within the Manchester Air Quality Management Area\n• The MCC Green and Blue Infrastructure Strategy identifies the following opportunities:\\n• Enhanced blue corridors create safe, attractive green routes for a walkable/cyclable city, health benefits and accessible 'lunch hour' green space for city workers",
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"text": "• The approved daylight / sunlight study concludes no significant impacts.",
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"text": "• The approved TVIA study concludes no significant impacts.",
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"text": "• Identified incidents of off-site significant adverse wind safety impacts. The safety issues identified would have serious potential consequences for the general public – uncertainty around inability to suitably mitigate.\\n• LPA decision notice (dated 4 June 2021): \"failed to demonstrate that the mitigation measures put forward are capable of implementation and no alternatives have been put forward\".\\n• The appeal decision to grant planning permission comes with a planning condition (Condition 3) which requires details of mitigation measures to provide a safe and comfortable wind environment in and around the site for pedestrians and cyclists Associated with this condition is the need to provide a viability assessment for any associated tree planting that is required in this regard, within the public realm.",
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"text": "• 534 PBSA bedspaces as per planning permission 129406/FO/2021.",
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"text": "• Servicing and refuse collections will be made from the lay-by-on Deansgate South, with building management responsible for moving bins out to the street in a phased manner, maintaining thoroughfare along the pedestrian footpath at all times.",
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r3c1 (32%): “Planning permission has been granted via appeal for a 28 st…”
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"text": "The inability to deliver the historic residential planning permissions on the site could (anecdotally) indicate that this is a difficult site to develop. There are certainly constrains given the size of site and inevitably construction logistics will have challenges.",
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"text": "Current status: Planning permission granted in 18 May 2022, following successful appeal. The appeal documentation from the applicant states that \"The Appellants have secured funding and would deliver the scheme as a joint venture with their investment partner. If consented, the build programme would start in Summer 2023 with a September 2025 opening envisaged.\" Whilst there is no evidence to date of pre-commencement conditions having been submitted, there is still sufficient time for this to happen prior to summer 2023.",
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"text": "Planning permission has been granted via appeal for a 28 storey PBSA scheme that would deliver 534 units. The applicant's supporting documentation indicates completion of the scheme by August 2025. We have assumed this as a robust part of the PBSA pipeline; however, the longer the time that passes without implementation, the more doubt that could be passed over the deliverability of this site. In particular, there are two notes of caution with this site: o It is a small and constrained site where previous applicants have struggled to deliver the planning permissions that have been granted. Concerns over viability could therefore be raised by those wishing to challenge the position. o Significant wind microclimate issues have been identified both from a pedestrian safety and comfort perspective. As such, there is a condition precedent on the planning permission requiring mitigation measures to be identified and approved by the LPA. It is further noted that there may be viability challenges in relation to tree planting within the public highway (with this tree planting deemed likely to be one of the necessary mitigation measures, to the extent that it is a focus of the planning condition. It is our assumption that MCC will not be minded to make any proactive effort themselves to facilitate PBSA on this site given that they did not support the principle of this development in the first place.",
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r2c0 (0%): “Status Rating:”
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r4c1 (21%): “• Site located at Manchester City Centre's southern gateway…”
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"text": "Site located at Manchester City Centre's southern gateway, within the First Street Development Framework (DF) area.The site is vacant and comprises predominantly hardstanding.Plot 10b forms one section of the broader Plot 10 First Street development site with the adjacent Plot 10a subject to concurrent proposals for the creation of a highly sustainable office building.Bounded by River Street to the north and east, Hulme Street to the south and Newcastle Street / Plot 10a to the west.Previously occupied by low-rise warehouse units – demolished in the early c.2000s.",
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"text": "• Site located at Manchester City Centre's southern gateway, within the First Street Development Framework (DF) area.• The site is vacant and comprises predominantly hardstanding.Plot 10b forms one section of the broader Plot 10a subject to concurrent proposals for the creation of a highly sustainable office building.Bounded by River Street to the north and east, Hulme Street to the south and Newcastle Street / Plot 10a to the west.Previously occupied by low-rise warehouse units – demolished in the early c.2000s.",
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"text": "• LPA ref: 130608/FO/2021 – application for a temporary events space (withdrawn).",
"attrs": {
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"col": 1,
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"type": "table_cell",
"bbox": {
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"b": 261.798
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"text": "Land Ownership",
"attrs": {
"row": 6,
"col": 0,
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{
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"type": "table_cell",
"bbox": {
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},
"text": "• The site is owned by Ask Real Estate, who we understand is in advanced discussions with Vita Group to sell the plot for PBSA development.",
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Page 46
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table_cell (8)
1 · TABLE
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Page 46 JSON
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"text": "Adjacent Land Uses & Impact Considerations",
"attrs": {
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"text": "Falls within the 'First Street Central' area of First Street, which is the commercial heart of the Development Framework area.\\nNorth of the site is James Grigor Square, Number One First Street office building and a Vita Student building. Beyond are cultural and leisure uses set around Tony Wilson Place, including HOME Manchester and the Melia Inside Hotel.\\nImmediately east is Macintosh Mills, comprising residential apartments within a converted Grade II Listed mill building, and further is Macintosh Village, an established residential community with other PBSA and commercial and academic uses associated with the city centre / Oxford road Corridor Area.\\nPlot 11 of the First Street masterplan is located immediately south of the site, where 2,224 co-living units are currently under construction. Further beyond are Unite student accommodation buildings (New Medlock House and Parkway Gate).\\nWest of the Site, beyond Plot 10a, are further development sites primarily identified for commercial offices. Construction is underway on an 11-storey office on Plot 9a, to be occupied in full by the GPA. Planning permission is in place for two office buildings on One City Road and the Premier Inn site bounded by Medlock Street and the Mancunian Way is subject to emerging proposals (pre-planning) for commercial office and PBSA.",
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"type": "table_cell",
"bbox": {
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"r": 147.036553,
"b": 520.758
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"text": "Surrounding Heights / Datum",
"attrs": {
"row": 1,
"col": 0,
"rowspan": 1,
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},
{
"id": "p46.1.4",
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"type": "table_cell",
"bbox": {
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"t": 528.777,
"r": 552.128397,
"b": 279.678
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"text": "The First Street Development Framework identifies building heights of up to 17 commercial storeys in First Street Central. Plot 9a, under construction, rises to 11 commercial storeys.\\nWithin First Street North the heights rise up to 11 storeys (Vita Student 11 storeys, No.1 and No.8 are 9 storeys)\\nFurther west, heights rise significantly to 31 storeys (River Street tower), and beyond that up to 65 storeys (Deansgate Square / Great Jackson Street).\\nTo the south, emerging heights rise to 45 storeys on the under construction Plot 11 First Street development. Unite Student beyond are at 18-storeys.\\nMacintosh Mills immediately to the east is a 6-storey mill building, rising to 5-storeys where it faces the site. Cambridge Mill beyond is 6-storeys.\\nThere is a cluster of tall buildings in close proximity to Oxford Road Station (existing and approved) including One Cambridge Street, Student Castle, Great Marlborough Street PBSA, Artisan Heights, Hotpsur Press and associated tower and the Circle Square developments, all forming part of the Manchester's Southern Arc of higher density development.\\nThis juxtaposition of heights between modern tall developments and low / medium rise residential buildings, including listed buildings, requires sensitive consideration when bringing forward proposals at scale in this area.",
"attrs": {
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"type": "table_cell",
"bbox": {
"l": 42.3602,
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"r": 194.420653,
"b": 268.5179999999999
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"text": "Regeneration Context & Relevant Planning Considerations",
"attrs": {
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},
{
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"bbox": {
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"text": "Site located within the boundary of both the Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) and the First Street Development Framework (endorsed by MCC Executive in 2018, and subject to a further addendum in in July 2020)\\nGenerally, the Oxford Road SRF seeks the following when considering new development in the study area:\\nPromotes an increase in density and densification where that can be justified and alongside enhanced architecture and place making strategies.\\nPromotes the need to accommodate more student housing in the area, where in accordance with Core Strategy Policy H12.\\nMore specifically, the Site is identified within the First Street Development Framework as being located within First Street Central,\\nidentified for commercial office development.",
"attrs": {
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{
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"bbox": {
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"text": "Site Specific Planning Policy Considerations",
"attrs": {
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{
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"bbox": {
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"r": 548.813913,
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"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\\nSaved UDP Policies DC18, DC19, DC20, DC2",
"attrs": {
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}
Page 47
29 item(s)
JSON
table (1)
table_cell (28)
1 · TABLE
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Page 47 JSON
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"text": "University support or part of either UoM or MMY redevelopment plans",
"attrs": {
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"bbox": {
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"text": "• Yes – support from MMU principally on the basis of commitments to deliver ‘affordable’ PBSA.",
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"type": "table_cell",
"bbox": {
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"text": "Heritage",
"attrs": {
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},
{
"id": "p47.1.4",
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"text": "• Site not located within a Conservation Area and does not contain any listed heritage assets.\\n• 9 listed heritage assets located within 250m of the site, with the closest being Grade II Listed Macintosh Mill immediately to the west. Any forthcoming application will require careful consideration with regard to built heritage; however, the setting of these assets from the west is already characterised by modern development across First Street.",
"attrs": {
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{
"id": "p47.1.5",
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"type": "table_cell",
"bbox": {
"l": 36.9602,
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"r": 122.525336,
"b": 664.8779999999999
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"text": "Flood Risk and Drainage",
"attrs": {
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"col": 0,
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},
{
"id": "p47.1.6",
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"type": "table_cell",
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"text": "• The portion of the site to the north is located within Flood Zone 2 (medium risk) whilst the remainder is Flood Zone 1 (low risk). Within a critical drainage zone. This is common in Manchester City Centre and has not ever resulted in any insurmountable issues with regard to the planning process or viability.\\n• An application for enabling drainage works has been submitted by the site owner to facilitate development.",
"attrs": {
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{
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"type": "table_cell",
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"b": 580.278
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"text": "Transport and Access",
"attrs": {
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"col": 0,
"rowspan": 1,
"colspan": 1,
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},
{
"id": "p47.1.8",
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"type": "table_cell",
"bbox": {
"l": 261.8399,
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"r": 551.283213,
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"text": "Proximity to key destinations:\\n• 9 mins walk to UoM Campus (0.5 miles)\\n• 2 mins to MMU Campus (0.1 miles)\\n• 11 mins walk to RNCM (0.5 miles)\\n• 5 mins walk to Oxford Road (0.2 miles)\\n• 12 mins walk to city centre heart / St Peter’s Square (0.6 miles)\\n• 7 mins walk to Oxford Road Station (0.4 miles)\\n• 15 mins walk to Piccadilly Station (0.7 miles)\\n• 8 mins walk to Deansgate Station / Metrolink (0.4 miles)\\n• Mancunian Way (80m west) Accessibility:\\n• Closest convenience store (Sainsbury’s) located 1 minute walk (127m to the north).\\n• Restaurants, bars and other leisure uses located within a 5 mins walk north, predominantly along Oxford Road and within First Street North.\\n• Close to Mancunian Way (Ring Road) for quick vehicular access.\\n• Frequent buses run along Oxford Road (5 mins walk).",
"attrs": {
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"type": "table_cell",
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"text": "Ground Conditions",
"attrs": {
"row": 4,
"col": 0,
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},
{
"id": "p47.1.10",
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"type": "table_cell",
"bbox": {
"l": 279.84,
"t": 383.45699999999994,
"r": 547.842698,
"b": 351.438
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"text": "• EIA Scoping Report submitted in November 2022 advises that there are anticipated to be no identified negative adverse significant effects with regards to ground conditions that would require assessment within an EIA.",
"attrs": {
"row": 4,
"col": 1,
"rowspan": 1,
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"type": "table_cell",
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"r": 64.08819,
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"text": "Ecology",
"attrs": {
"row": 5,
"col": 0,
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},
{
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"type": "table_cell",
"bbox": {
"l": 279.84,
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"text": "• No ecological designations on the site.\\n• No Tree Preservation Orders.\\n• No trees on site.",
"attrs": {
"row": 5,
"col": 1,
"rowspan": 1,
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"text": "Air Quality",
"attrs": {
"row": 6,
"col": 0,
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},
{
"id": "p47.1.14",
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"type": "table_cell",
"bbox": {
"l": 279.84,
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"r": 542.875215,
"b": 278.35799999999995
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"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": {
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"type": "table_cell",
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"b": 265.87799999999993
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"text": "Noise",
"attrs": {
"row": 7,
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},
{
"id": "p47.1.16",
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"type": "table_cell",
"bbox": {
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"r": 544.22867,
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"text": "• No significant sources of noise that cannot be mitigated through design. The use itself will be Purpose Building Managed Student Accommodation. Therefore, noise emissions should not represent a major impediment to development of the site.",
"attrs": {
"row": 7,
"col": 1,
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"order": 18,
"type": "table_cell",
"bbox": {
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"r": 143.4206,
"b": 217.51799999999992
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"text": "Green and Blue Infrastructure",
"attrs": {
"row": 8,
"col": 0,
"rowspan": 1,
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},
{
"id": "p47.1.18",
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"type": "table_cell",
"bbox": {
"l": 279.84,
"t": 225.29715599999997,
"r": 533.658133,
"b": 193.3979999999999
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"text": "• The MCC Green and Blue Infrastructure Strategy (2015) identifies the buildings at First Street for increased density to create space for green and blue infrastructure.",
"attrs": {
"row": 8,
"col": 1,
"rowspan": 1,
"colspan": 1,
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"id": "p47.1.19",
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"type": "table_cell",
"bbox": {
"l": 36.9602,
"t": 188.937,
"r": 112.769657,
"b": 180.918
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"text": "Daylight and Sunlight",
"attrs": {
"row": 9,
"col": 0,
"rowspan": 1,
"colspan": 1,
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},
{
"id": "p47.1.20",
"order": 21,
"type": "table_cell",
"bbox": {
"l": 279.83984,
"t": 188.81707799999992,
"r": 536.073431,
"b": 156.92107799999997
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"text": "• The scheme may result in the loss of some daylight/sunlight to neighbouring properties, specifically Plot 11 First Street and MacIntosh Mills.",
"attrs": {
"row": 9,
"col": 1,
"rowspan": 1,
"colspan": 1,
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{
"id": "p47.1.21",
"order": 22,
"type": "table_cell",
"bbox": {
"l": 36.9602,
"t": 151.49699999999996,
"r": 142.886015,
"b": 143.47799999999995
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"text": "Townscape and Visual Impact",
"attrs": {
"row": 10,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p47.1.22",
"order": 23,
"type": "table_cell",
"bbox": {
"l": 279.84,
"t": 151.37699999999995,
"r": 547.560943,
"b": 119.36379999999997
},
"text": "• The scheme may impact the townscape however the area is characterised by large-scale modern development and there are existing high rise developments within the vicinity",
"attrs": {
"row": 10,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
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},
{
"id": "p47.1.23",
"order": 24,
"type": "table_cell",
"bbox": {
"l": 42.36029,
"t": 113.93669999999997,
"r": 114.178681,
"b": 105.91769999999997
},
"text": "Capacity (indicative)",
"attrs": {
"row": 11,
"col": 0,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
}
},
{
"id": "p47.1.24",
"order": 25,
"type": "table_cell",
"bbox": {
"l": 279.84,
"t": 114.05662199999995,
"r": 512.619435,
"b": 94.03779999999995
},
"text": "• c. 6-700 PBSA bedspaces, as referenced in August 2022 on public consultation website.",
"attrs": {
"row": 11,
"col": 1,
"rowspan": 1,
"colspan": 1,
"bbox_refit": true
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},
{
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"order": 26,
"type": "table_cell",
"bbox": {
"l": 42.3602,
"t": 89.45679999999993,
"r": 169.364877,
"b": 81.43779999999992
},
"text": "Infrastructure Capacity (limitations)",
"attrs": {
"row": 12,
"col": 0,
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},
{
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"type": "table_cell",
"bbox": {
"l": 279.84,
"t": 89.45679999999993,
"r": 518.079435,
"b": 57.437799999999925
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"text": "• N/A\\n• The owners of the site have submitted an application for drainage diversions around the site to facilitate future development.",
"attrs": {
"row": 12,
"col": 1,
"rowspan": 1,
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},
{
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"type": "table_cell",
"bbox": {
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"r": 164.882221,
"b": 45.67809999999997
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"text": "Buildability / Constriction Logistics",
"attrs": {
"row": 13,
"col": 0,
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},
{
"id": "p47.1.28",
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"bbox": {
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"r": 293.907197,
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"text": "• N/A",
"attrs": {
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Page 48
5 item(s)
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"text": "Viability Issues\nDeliverability Timescales",
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"text": "N/A\nStatus: Public consultation launched (planning application preparation ongoing)\\nPublic Consultation launched August 2022.\\nPlanning application preparation: c.3 months.\\nDesign development ongoing.\\nTarget planning submission Q4 2022.\\nDetermination period: c.4 months.\\nTarget determination Q2 2022\\nPre-construction preparation: c.1-6 months.\\nPre-commencement conditions\\nAny preparatory works,\\nConstruction period: c.2 years.\\nEstimated duration: c.3 years – Applicant targeting completion to allow occupation for the 25/26 academic year.",
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"text": "A planning application is being prepared for a PBSA proposal on the site, comprising c. 600 bedspaces, as part of a mixed-use proposition that would also deliver c.300k GIA commercial office building on the adjacent plot and significant areas of public realm. The proposition includes a commitment to deliver 15% units under a nomination agreement with MMU. Public consultation was undertaken in August and October 2022 and the application is currently live and pending determination.\\nThere are no known physical or logistical impediments to delivery.\\nThe site is vacant land within a long-established regeneration area. The First Street Development Framework identifies the site as being capable of accommodating high density buildings of scale, subject to full detailed analysis of impacts and compliance with the relevant development plan policies. It is identified for commercial-led development, although alternative uses may be acceptable where they facilitate delivery of the primary commercial office use. A case has been put forward by the developers to establish this as part of pre-application discussions\\nThere are no specific actions for MCC in the context of this site other than in their ultimate capacity as Local Planning Authority where they can support the positive planning of the site and the timely consideration of the planning application.",
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Page 49
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"embedded_text": "PBSA Scheme (& Operator):\nGamecock Pub by Curlew (Alternatives Eighth Property LP)\nStatus: Planning Submitted – awaiting determination\nStatus Rating: Amber\nKey:\nBlue = MMU Campus\nYellow = UoM Campus\nOrange = RNCM\nLocated within walking distance to\nthe MMU and UoM Campuses with\nthe closest academic buildings being\nthe UoM Humanities Building (187m)\nand the MMU Union (114m)\nN\nGamecock Pub – view from Booth St W looking east from Booth Street (Google, Maps,\nAugust 2021)\nSite Description and Existing Use • Located within the Hulme Ward.\n• Bound by Booth Street West to the north, Cornbrook Medical Practice (and associated\ncar parking) to the east, Cooper House (residential block) to the south and Boundary\nLane to the west."
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"text": "Occupied by the former Gamecock Pub (now vacant) and associated external areas (including car park to the west of the site, adjacent to Cornbrook Medical Practice). There are c. 3 trees on site with overgrown self-seeding vegetation along the northern boundary."
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Page 50
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"text": "• LPA ref: 099285/FO/2012/S1 – Status: Refused 24 August 2012\\n ○ Description: Erection of part 8 part 11 storey building comprising 48 units to provide student accommodation.\\n ○ Refused on grounds of :\\n - Failed to demonstrate demand for PBSA / failed to agree with MMU and/or UoM\\n - Overdominant scale and massing\\n - Failure to prprovide adequate amenity space\\n - Low quality design\\n - Impact on amenity of local residents\\n - Proposed S106 agreement is likely to result in increased on street parking\\n• LPA ref: 130387/FO/2021 – Status: Awaiting final determination.\\n ○ The application was presented to MCC's planning committee on 31 May 2022 on the basis of a part 9 part 13 storey purpose built student accommodation building comprising 261 bed spaces with ancillary amenity space, a ground floor community hub.\\n - MCC's Planning Committee (31 May 2022) resolved to be minded to refuse on the basis that the scale was over dominant and the lack of parking in close proximity to the entrance for those with disabilities\n- The scheme was subsequently reduced in scale to a part 7 part 11 storey purpose built student accommodation (PBSA) building providing 197 bed spaces and reported back to Committee in October 2022 with an officer recommendation to approve. The number of objections to the revised scheme reduced to 25 (from 72 associated with the initial proposals).\\n- Members once again however were minded to refuse on the basis of over dominant scale,m lack of parking for those with disabilities, and compatibility with the surrounding area from a residnetial amenity perspective.\\n- For this application to be formally determined, it will need to come back to the Committee with a report from officers recommending reasons for refusal.",
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"text": "• Manchester City Council (delivered by Curlew)\n• Immediately to the north of the site is Hopton Court apartments\\n• Immediately west of the site is Trinity Court student accommodation\\n• Immediately to the west is Hulme comprising low-rise residential housing\\n• Immediately to the south is Cooper House apartments",
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"text": "• To the south and north of the site Hopton Court and Cooper house which are are 9 storeys in total\\n• To the west is low rise housing rising up to five storeys maximum\\n• To the east is the Hyatt Regency which rises to 16 storeys.",
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"text": "• 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.",
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"text": "• Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN6, EN9, EN14, EN15, EN16, EN17, EN18, EN19, T1, T2, DM1 and H12.\\n• Saved UDP Policies DC20 and DC26.\\nThe LPA have assessed the proposals as being consistent with these policies.",
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"text": "University support or part of either UoM or MMU redevelopment plans",
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Page 51
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"text": "Proximity to key destinations:\\n• 2 mins walk to UoM Campus (170 yards)\\n• 2 mins walk to MMU Campus (0.1 miles)\\n• 19 mins walk to city centre heart / St Peter's Square Metrolink Stop\\n• 15 mins walk to Oxford Road Rail Station (0.7 miles)\\n• 4 mins walk to Oxford Road (0.2 miles)\\n• 3 mins walk to RNCM (0.1 mile)\\nAccessibility:\\n• Closest convenience store located 3 minute walk (300m) east.\\n• Restaurants, bars and other leisure uses located within a 5-10 mins walk east, predominantly along Oxford Road.\\n• Adjacent to Manunian Way (Ring Road) for quick vehicular access. However, routing of access both pedestrian and vehicular will be partially impacted temporarily during construction period.\\n• Frequent buses run along Higher Cambridge Street (70m north east) as well as Oxford Road (6 mins walk) as well as access to key cycling routes.\\nTransport and highways concerns in relation to car parking issues locally.",
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"text": "• Ground conditions report concludes there are a limited amounts of contaminants within the made ground; however, these can be easily removed through site remediation.",
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"text": "• There are no ecological designations on the site.\\n• The site possesses only common and widespread habitats of little ecological value\\n• No Tree Preservation Orders.\\n• c.3 trees currently on site - note the 3:1 typical MCC tree replacement ratio.",
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"text": "• Opportunity to provide cycling routes along Higher Cambridge Street.\n• N/A\n• The proposals have been brought forward by an experienced design team an established PBSA operator with a strong track record. Evidence was provided with the planning application in order to support its deliverability.",
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"text": "• Subject to planning approval.\\n• If the council were to ultimately approve the application, or, should the applicant secure planning permission by appeal the following timescales would likely apply:\\n• Planning application approved: expected October 2022 (if refused potential appeal process).\\n• Pre-construction preparation: c. 6-12 months (excluding demolition).\\n• Construction period: c. 22 months (including demolition – as per planning application 130387/FO/2021).\\n• Estimated duration: c. 3 years (subject to planning approval). Earliest likely opening September 2025.",
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Page 52
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"text": "• Our own objective assessment it that the planning case for approving this application is very strong. It demonstrates the quality and efficiency of the project. This is particularly in the use of the IDF and the use of the University Campuses, the support of the PMU and the use of the IDF and the use of the IDF. This is particularly in the use of the IDF and the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is particularly in the use of the IDF. This is the most effective and effective and effective plan as a whole. This is particularly in the use of the IDF. This is the most effective and effective plan as a whole. This is particularly in the use of the IDF. This is the most effective and effective plan as a whole. This is particularly in the use of the IDF. This is the most effective and effective plan as a whole. This is particularly in the use of the IDF. This is the most effective",
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"text": "• Located in Deansgate Ward.• Bounded by Bridgewater Heights to the north, Artisan Heights to the east, Hulme Street to the south and Great Marlborough Street to the west.• Site currently comprises a multi storey car park (6 storeys) with a single commercial unit on ground floor.",
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Page 53
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Page 53 JSON
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"text": "• LPA ref. 063835/FO/CITY3/01 – Approved 30 May 2002\\n(implemented)\\n◦ Description: “Erection of a 395 space multi-storey car park, including commercial unit on ground floor (Use Classes A1, B1, D1), electricity substation and associated works)”. The application was approved in 2002 and subsequently implemented to form the site’s current use.\\n• LPA ref. 097749/FO/2011/C1 – Approved 11 January 2012\\n(implemented)\\n◦ Description: “Change of use from shop (Use Class A1) to Marketing Suite (Use Class A2) and installation of a new shop front”.\\n• LPA ref: 121252/FO/2018 – Approved 23 July 2021\\n◦ Description: “Partial reconfiguration of existing Multi-Storey Car Park (MSCP), including temporary access off Great Marlborough Street, construction of 5 storey external ramps, closure of vehicular access to top level; and construction of new facade; and partial demolition of the surplus part of existing MSCP and erection of a part 55, part 11 storey, part 4”",
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"text": "storey mixed-use building comprising 853 Purpose Built Student Accommodation units (sui generis), ancillary amenity space and support facilities, and 786sqm (GIA) SME incubator workspace (Use Class B1), including public realm improvements and other associated work”",
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"text": "• Student Castle Investments LLP.\n• Immediately to the west is Macintosh Residential Village comprising of largely mainstream residential buildings (many of which include a significant number of students as their occupiers, based on council tax exemption details), including a number of listed buildings converted into lofts\\n• Immediately to the east is the Holiday Inn Express and Unite Students Artisan Heights student accommodation.\\n• Immediately to the north is Unite Students Bridgewater Heights student accommodation.\\n• To the immediate south is a mixed use development (The Quadrangle) containing apartments, restaurants and places for worship (within the building)",
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"text": "• Bridgewater Heights to the north (37 storeys)\\n• Artisan Heights to the east (32 storeys)\\n• Quadrangle to the south (9 storeys)\\n• Pearl House to the west (9 storeys)",
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"text": "• 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.",
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"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\\n• The LPA have assessed the proposals as being consistent with these policies.",
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"text": "University support or part of either UoM or MMU redevelopment plans",
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Page 54
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"text": "No Listed Buildings located on or adjacent to the site, nor is it located within a Conservation Area however the Whitworth Street Conservation Area lies approximately 70 metres to the north east.\\nThere are 20 listed heritage assets within 250m of the site, with the closest being the Grade II Listed Dancehouse Theatre, 40m east.",
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"text": "Falls within Flood Zone 2 (medium risk)\nProximity to key destinations:\\nManchester Oxford Road Rail Station is located approximately 135m to the north of the site.\\nManchester Piccadilly Train Station and Tram Stop, is approximately 800m to the north-east of the Site.\\nLess than 100m from Oxford Road.\\nSt Peter's Square Metrolink stop is located approximately 580m to the north.\\nMMU Campus located 100m to the south.\\nUoM Campus located 9 mins walk (0.5 mile). Accessibility:\\nClosest convenience store located 1 minute walk (50m) east.\\nRestaurants, bars and other leisure uses located within a 2 mins walk north, predominantly along Oxford Road.",
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"text": "Frequent buses run along Oxford Road (2 mins walk) as well as access to key cycling routes.",
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"text": "Ground conditions report concludes there a limited amounts of contaminants within the made ground however these can be easily removed through site remediation.",
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"text": "No ecological designations on the site.\\nNo Tree Preservation Orders.\\nNo trees on site.",
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"text": "The approved noise report concludes that with the appropriate specification of the proposed building facades (e.g. glazing), road traffic and railway noise from local sources, can be controlled to ensure an internal living environment at the proposed development appropriate for residential occupation.",
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"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.",
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"text": "850 PBSA beds, as per planning permission 121252/FO/2018\nN/A",
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Page 55
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Page 55 JSON
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"text": "Located within the UoM Campus including the Barnes Wallis building, Moffatt Building, Morton Laboratory, The Mill, Renold building, Pariser Building and Grade II Listed Sackville Building,"
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"text": "IDM – Birds Eye view looking south west towards the site\n(Google Maps, April 2022)"
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"text": "Located within the Piccadilly Ward and sits within the Southern Gateway.ID is currently occupied of a number of UoM academic buildings (see below)but these will decant into Manchester Engineering Campus Development (MECD) from 2023 onwards.Bound by Fairfield Street and London Road to the north and east, Mancunian Way to the south and Sackville Street to the west.",
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Page 56
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"text": "Planning History",
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"text": "• The site was created in the 1960s for the University of Manchester Institute of Science and Technology (UMIST). In 2004, it became formally recognised as part of the University of Manchester, with its main building renamed as the Sackville Building.\\n• Following the completion of MECD (LPA ref: 111758/FO/2016/C1) in May 2021, the buildings on site have become surplus to requirement.\\n• LPA ref: 068277/OO/2003/C2 – Approved 24 July 2003 (lapsed)\\n◦ Description: Erection of 6 storey laboratory building, with basement parking for 118 vehicles and surface level parking for 22 vehicles.\\n• LPA ref: 096303/FO/2011/C1 – Approved 12 July 2011\\n◦ Description: Landscaping and public realm works including refurbishment of steps and ramps, new planted areas, new street furniture and planting 14 new trees after the removal of 3 existing trees.",
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"text": "• University of Manchester, predominant landowner (/ Bruntwood SciTech)",
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"text": "Adjacent Land Uses & Impact Considerations",
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"text": "• North west of the site is Piccadilly Station.\n• The IQ Granby Row Masterplan being brought forward by IQ Student is to the west of the site. This includes a number of existing buildings such as Lambert House, Cedar House, Capcis House and Fairfield Hall student accommodation. Although construction has currently stalled, the IQ Echo Street development includes three buildings (26, 19 and 13) storeys for 403 co-living units and 242 student bedspaces.\\n• To the west and south west of the site is the Granby Row which comprises of predominantly residential and serviced apartment buildings with some commercial uses.\\n• Immediately north / north-east of the site is the Macdonald Manchester Hotel and Unite Students Piccadilly Point and Mill Point student accommodation. Further beyond this is Mayfield Park and regeneration site.\\n• Immediately to the east is the Mancunian Way and Manchester Graphene Engineering Innovation Centre. Beyond the Mancunian Way are the residential communities of Ardwick and Brunswick. The Ardwick Strategic Regeneration Framework envisages a mix of commercial and residential uses.\\n• Immediately to the south the Manchester Institute of Biotechnology, John Garside building, Department of Mechanical, Aerospace and Civil Engineering\\n• Also, to the south is the IQ Charles Street being brought forward by IQ Student. It currently consists of the Pendulum Hotel, Weston Halls and Ibis Hotel. The draft Charles St SRF envisages a high density mixed-use area with some considerable height for PBSA, residential, ground floor commercial and leisure and entertainment spaces. It also highlights opportunity for health and wellbeing facilities.",
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"text": "Surrounding Heights / Datum",
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"text": "• The IQ Granby Row area to the north includes existing buildings with heights rising to eight storeys. The stalled IQ Echo Street development will rise to 26 storeys.\\n• To the north, heights rise up to 19 storeys (Unite Students Piccadilly Point)\\n• To the east, heights rise to a maximum of 9 storeys (Lockton Court) although the area is generally more low-rise family housing (2-4 storeys).\\n• To the immediate south, heights rise to 13 storeys (Faraday Tower). The IQ Charles Street masterplan to the south envsages buildings of up to 48 storeys.",
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Page 57
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"text": "• The site falls within the endorsed North Campus SRF (2017).\\n◦ The scheme will combine high quality public realm with a mixture of technology, learning and research facilities, residential neighbourhoods and office campuses.\\n◦ Indicative heights rise to up to 24 storeys\\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.\\n• Falls adjacent to the Victoria Park, Charles Street and Granby Row Development Framework (draft for consultation in June 2020, not formally endorsed).(please cross refer to the Echo Street, Charles Street and Granby Row Pro formas\\n• In June 2021, UoM announced a new joint venture with Bruntwood SciTech to redevelop the campus for an applied innovation district. It is understood that the JV is preparing a revised masterplan for the site, which will be subject to a refreshed SRF covering the campus to replace the 2017 document.",
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"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",
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"text": "• Part of UoM redevelopment plans",
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"text": "• Part of the site to the north lies within the Whitworth Street Conservation Area.\\n• Site contains three designated heritage assets: Grade II Listed Railway Viaduct, Grade II Listed Sackville Building and Grade II Listed Sculptural Wall.\\n• Historic England feedback on the 2017 SRF indicates that the post-war campus south of the viaduct is considered to be a non-designated heritage asset.\\n• 46 listed heritage assets located within 250m of the site, with the closest being Grade II Listed Granby House and Orient House immediately to the west.",
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"text": "• A majority of the site is located to the within Flood Zone 1 (low risk), however part of the site (MSCP to the west) is partially located within Flood Zone 2 (medium risk).",
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"text": "Proximity to key destinations:\\n• Within the UoM Campus\\n• 6 mins to MMU Campus (0.3 miles)\\n• 10 mins walk to RNCM (0.5 miles)\\n• 6 mins walk to Oxford Road (0.3 miles)\\n• 13 mins walk to city centre heart / St Peters Square (0.6 miles)\\n• 9 mins walk to Oxford Road Station (0.4 miles)\\n• 1 min walk to Piccadilly Station (0.1 miles)\\n• Quick access to Mancunian Way (adjacent to south) Accessibility:\\n• Closest convenience store located 6 minute walk (300 m) west (Tesco Express).\\n• Restaurants, bars and other leisure uses located within a 6 mins walk west, predominantly along Oxford Road.\\n• Close to Mancunian Way (Ring Road) for quick vehicular access.\\n• Frequent buses run along Oxford Road (6 mins walk) as well as access to key cycling routes nearby.",
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Page 58
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r1c1 (11%): “No ecological designations on the site.No Tree Preservation…”
r10c1 (3%): “North Campus SRF (2017) does not identify PBSA as a use wit…”
r13c1 (21%): “Timescales for delivery subject to Bruntwood Sci-Tech and U…”
r14c1 (14%): “Heritage - site contains three Grade II Listed assets and i…”
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"text": "North Campus SRF (2017) does not identify PBSA as a use within the site as indicated on the masterplan. Bruntwood Sci tech has also not identified this within ID Manchester.TBC – subject to further feasibility / design work.",
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"text": "Timescales for delivery subject to Bruntwood Sci-Tech and UoM delivery strategy / programme:Masterplan approval: c. Q4 2022 (c. 4 months)SRF endorsed: c. Q3/Q4 2023 (c. 12 months)Estimated duration (whole SRF area completed): c. 15 years",
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"text": "Heritage - site contains three Grade II Listed assets and is partially located within the Whitworth Street Conservation Area.Various plots across the masterplan could accommodate a PBSA building. The entire site is within the single ownership of the UoM.North Campus SRF (2017) does not identify PBSA as a use within the site as indicated on the masterplan.The UoM and Bruntwood Scitech are progressing plans for an internationally significant applied innovation district. Vision for ID Manchester is focused on delivery a mixed-use neighbourhood for businesses – to co-locate businesses, access to key talent pools and knowledge ups and access to transport and digital connectivity. This would be delivered over the next 10-15 years.A revised masterplan is currently being prepared and will anticipate will be subject to a refreshed SRF.We understand that PBSA is not currently identified by the landowner and JV as a desired component of the innovation district.",
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"text": "• The Site is located within the city centre in the Piccadilly Ward, to the southwest of Piccadilly Station. The site is roughly rectangular in shape and bounded by Granby Row, Echo Street, the Manchester, South Junction and Altrincham railway viaduct and Vimto Gardens.• It includes Chandos Hall, Echoes Day Nursery, a workshop and individual lock-up garages, all of which have been demolished. There are level changes across the site with the eastern half level with Granby Road and Echo Street.• Chandos Hall was constructed in 1962 as a purpose built student hall of residence rising to 16 storeys and set within a “moat” formed by the different site levels. Echoes Day Nursery occupies a single storey building that has a large external play area. It provided around 50 places for children who are, predominantly, the dependents of UoM employees. The nursery has since been relocated onto Charles Street.• Construction began on site in September 2018 with groundworks / piling undertaken prior to stalling. Since construction began on the current permission (118267/FO/2017), the applicant / operator IQ has been acquired by global investment firm Blackstone. At present the site remains hoarded up and construction has stalled.",
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"text": "• 118267/FO/2017 | Approved 1 June 2018 | Construction stalled.o Description: Full planning permission for the demolition of existing buildings on site and their replacement with a mixed use (sui generis) development comprising 3 towers ranging in height (from 14, 20 and to 25 storeys (including lower ground floor level) and intermediary link buildings and providing: 403 units of Co-Living",
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"text": "• To the north of the site is a mixture of student accommodation including Lambert House, Fairfield Hall and Cedar House. There are also residential blocks further to the north west.\\n• To the east of the site there is Capcis House / Bainbridge House comprising commercial uses (within IQ Student leasehold).\\n• To the south is a railway viaduct with UoM Barnes Wallis just behind it.\\n• To the west is Vimto Park, the Grade II Listed Sackville Building and residential uses along Granby Row.\\n• Other nearby uses include the McDonald Hotel on the opposite side of London Road.\\n• The site is in close proximity to Piccadilly Station.",
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"text": "• Student and residential apartment blocks to the north (Fairfield Hall, Cedar House and Lamber House (up to 8 storeys)\\n• Barnes Wallis building in ID Manchester / UoM Campus to the south (Wright Robinson up to 15 storeys)\\n• Low-rise commercial buildings at Bainbridge House (up to 3 storeys). Note that Bainbridge House is highlighted for a landmark, tall development in the IQ Victoria Park, Charles Street and Granby Row development framework (Draft for consultation June 2020).",
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"text": "• Falls within the Victoria Park, Charles Street and Granby Row Development Framework (draft for consultation in June 2020, not formally endorsed).\\n• The draft framework was prepared following the granting of the 2017 planning permission for the IQ Echo St proposals (planning permission ref: 118267/FO/2017). The draft framework reflects the 2017 consented scheme and identifies the further regeneration potential of a wider area (2 further pro formas – Charles Street and Granby Row cover this 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.\\n• Adjacent to the ID Manchester regeneration area which proposes the creation of an innovation district in the city centre. Revised masterplanning proposals are being worked up for ID which will build upon the North Campus SRF (2017).\\n• The ID masterplanning process is likely to demand a refresh of the Victoria Park, Charles Street and Granby Row Development Framework and will require the council to support constructive dialogue between key stakeholders.",
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"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",
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Page 61
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"text": "• The site is located within the Whitworth St Conservation Area but does not contain any listed buildings on site.\\n• There are 11 listed heritage assets within 250m of the site, with the closest being the adjacent (to the south) Grade II Listed Manchester South Junction and Altrincham Railway Viaduct and Grade II Listed Sackville Building approx. 100m away.",
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"text": "• Flood Zone 1 (low risk)\nProximity to key destinations:\\n• 75m to Piccadilly Train Station and metrolink stop\\n• 7 mins walk to Oxford Road (0.4 miles)\\n• 13 mins walk to city centre core / St Peter's Square (0.6 mile)\\n• 9 mins walk to Oxford Road Station (0.4 mile)\\n• Falls within the northern part of the UoM's Campus\\n• 15 mins walk to (0.7 miles) MMU Campus Accessibility:\\n• Closest convenience store (Sainsburys) located 1 minute walk (75m) north.\\n• Restaurants, bars and other leisure uses located within Piccadilly Station (1 minute walk) a 5 – 10 mins walk north east and north west.\\n• Adjacent to London Road (Ring Road) for quick vehicular access onto Mancunian Way (ring Road)\\n• Frequent buses at Piccadilly Station (1 min walk) as well as access to key cycling routes.",
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"text": "• Development is well progressed, including piling and site has therefore has been remediated.",
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"text": "• Possible noise impacts from railway viaduct, London Road and train station. Mitigated through building design.",
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"text": "Key Findings and Recommendations",
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"text": "• Planning permission (118267/FO/2017) previously granted for 242 PBSA bedspaces, supported with co-living units. Scheme stalled and new proposals submitted (see below).\\n• Planning application submitted (136874/FO/2023) by the same applicant / operator as the previous permission for a full PBSA development with , capturing the units previously allocated for co-living.\\n• Timescales for delivery subject to ensuring target determination. Current timescales a 3 year construction period with the applicant aiming to target completion to allow occupation for the 26/27 academic year.\\n• Our recommendation would be for MCC officers to continue to work with the developer, local Members and local residents in order to seek a positive resolution and grant of planning permission for this scheme.",
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"text": "• Located within Piccadilly Ward, to the southwest of Piccadilly Station.• Bound by Charles Street to the north, Sackville Street to the east, UoM's Department of Mechanical, Aerospace and Civil Engineering to the south and Princess Street to the west.• Located within the northern part of UoM's Campus.• Site comprises Pendulum Hotel (southeast portion), Weston Halls of Residence (to the northeast / north - with Echoes Day Nursery on ground floor) and Princess Street Ibis Hotel (to the northwest).• A culverted section of the River Medlock runs beneath the southern area of the site.",
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"text": "• LPA ref: 035997 – Approved 29 March 1990 (implemented) ○ Description: Erection of a part 5, part 6 storey student accommodation block incorporating conference facilities• LPA ref: 118062/FO/2017 – Approved 16 March 2018 (implemented) ○ Description: Change of use of ground floor unit to incorporate Echo's Day Nursery – relocated from the IQ Echo Street site.in order to facilitate the redevelopment of that site",
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"text": "• Under a long leasehold interest (which we understand is sufficient for them to develop the site), IQ own land comprising the Weston Hall and Pendulum Hotel buildings; the freehold of this site is owned by UoM. The surface car park area to the west is also owned by the UoM. The IBIS Hotel to the north-west is owned by Accor Investments.",
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Page 64
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"embedded_text": "• Immediately to the north is the Charles Street MSCP which is identified as one of 6 car\nparks serving the UoM campus.. Beyond the railway viaduct is the Granby Village\nresidential community.\n• To the immediate south is the Department of Mechanical, Aerospace and Civil\nEngineering, and the Faraday Tower (UoM educational buildings).\n• To the west is Princess House and Montana House apartment blocks as well as the\nrecently completed Circle Square development just beyond, which includes student\naccommodation, residential apartments, commercial floorspace, ground floor active\nuses (including F&B) and Symphony Park (an open green space).\n• The site acts as a significant barrier to movement between Oxford Road – Circle Square\n– ID Manchester – Piccadilly and redevelopment of the site would offer the city\nimportant opportunities to establish good physical and functional connections between\nthese areas.\n• Buildings within the UoM Campus to the east rises up to 8 storeys.\n• Faraday Tower (UoM educational building) to the south rises to 13 storeys.\n• Vita Living North (residential apartment block) within Circle Square to the west rises to\n37 storeys."
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"text": "To the east of the site is the UoM's North Campus which is the subject of plans to create ID Manchester, a new neighbourhood and innovation district following creation of a JV partnership between the university and Bruntwood Sci-tech. Immediately to the south of the ID site is the Graphene Engineering Innovation Centre (GEIC).\nTo the immediate south is the Department of Mechanical, Aerospace and Civil Engineering, and the Faraday Tower (UoM educational buildings).\nTo the west is Princess House and Montana House apartment blocks as well as the recently completed Circle Square development just beyond, which includes student accommodation, residential apartments, commercial floorspace, ground floor active uses (including F&B) and Symphony Park (an open green space)."
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"text": "Regeneration Context & Relevant Planning Considerations",
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"text": "Falls within the Victoria Park, Charles Street and Granby Row Development Framework, a draft version of which has been consulted upon but not formally endorsed by the city council.\\nThe draft framework was prepared following approval of the IQ Echo Street proposals (planning permission ref: 118267/FO/2017) and relates to an area largely owned by IQ.\\nIt identifies the Charles Street area as having the scope to provide a combination of new PBSA, residential accommodation and a range of commercial and social spaces such as bars, restaurants and retail facilities at ground floor level alongside generous new areas of public realm.\\nIt states that density could be significantly increased at the site and taller buildings could be appropriate. Indicative heights range to a maximum of 48 storeys.\\nThe framework identifies the release of land within Victoria Park, currently operated as PBSA by IQ, to a Registered Provider (RP) for the provision of affordable / key worker housing, prior to completion of the first phase of development within the Charles Street or Granby Row Development Areas. It notes that the Victoria Park site could accommodate up to 300 homes of a variety of styles and sizes (including houses and apartments) of mixed tenure (e.g. shared ownership, affordable rent and social rent) along with associated areas of public open space and facilities for car and cycle parking. The site has the potential to provide 10% of the city's remaining affordable housing target to 2025, and accommodation could be targeted at key workers.\\nIt is our understanding that IQ has subsequently invested on their PBSA facilities at Victoria Park (891 bedspaces), and to that extent there has been a departure from the draft development framework strategy.\\nSite located within Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) area.\\nThe SRF makes no specific reference to the site, however more generally it seeks the following when considering new development in the study area:\\nPromotes an increase in density and densification where that can be justified and alongside enhanced architecture and place making strategies.\\nPromotes the need to accommodate more student housing in the area, where in accordance with Core Strategy Policy H12.\\nThe North Campus SRF (2017) does not include any specific provision for the site, but the adjacent MSCP owned by MCC to the north is identified for a residential tower (whilst maintaining parking facilities).\\nThe North Campus SRF is currently under review as part of the ID Manchester initiative. It is also anticipated that the Victoria Park, Charles Street and Granby Row Development Framework will also be refreshed / incorporated into this thinking.",
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"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\\nSaved UDP Policies DC18, DC19, DC20, DC2",
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"text": "University support or part of either UoM or MMU redevelopment plans",
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"text": "Not located within a Conservation Area but is located c. 50m south of the Whitworth Street Conservation Area.\\nNo heritage assets on the site\\n17 listed heritage assets within 250m of the site, with the closest being the Grade II listed Lass o Gowrie Public House (c. 50m west).",
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"text": "Proximity to key destinations:\\n• 6 mins walk to Piccadilly Train Station and Metrolink stop (0.3 miles)\\n• 5 mins walk to Oxford Road (0.3 miles)\\n• 12 mins walk to city centre core / St Peter's Square Metrolink stop (0.6 mile)\\n• 8 mins walk to Oxford Road Train Station (0.4 mile)\\n• 10 mins walk to MMU Campus (0.5 miles)\\n• 11 mins walk to RNCM (0.5 miles)\\n• Falls within UoM Campus and also within easy access to MMU's campus Accessibility:\\n• Closest convenience store located 3 minute walk (200m) west.\\n• Restaurants, bars and other leisure uses located within a 5 – 10 mins walk north, predominantly along Oxford Road or within Circle Square.\\n• 100m to Mancunian Way (Ring Road) for quick vehicular access.\\n• Frequent buses run along Princess Street (western boundary) as well as access to key cycling routes.",
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"text": "• No ground conditions information currently available.\n• No ecological designations on the site.\\n• No Tree Preservation Areas.\\n• c.3 trees currently on site - note the 3:1 typical MCC tree replacement ratio.",
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"text": "• Possible noise impacts from heavy traffic along Princess St to site.\n• 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.",
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"text": "• The MCC Green and Blue Infrastructure Strategy identifies that the north campus area should establish the corridor as a living laboratory for the development of research on the benefits of GI.\\n• The IQ Framework identifies the creation of a significant amount of public realm within the heart of the development site.",
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"text": "• The scheme may result in the loss of some daylight/sunlight to neighbouring properties.\n• The scheme may impact the townscape however there are existing high rise developments within the vicinity.",
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"text": "• Potential loss of a nursery onsite – would need to be relocated to enable development.\\n• A culverted section of the River Medlock runs beneath the southern area of the site; easements for which will need to be respected during the design process.",
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"text": "• N/A\n• 2,550 to 2,850 bedspaces (across Plots 1-5) as per draft the Victoria Park, Charles Street and Granby Row Development Framework (not endorsed).",
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"text": "Status: Timescales unknown and subject to IQ / Blackstone progressing. From commencement, indicative timescales would be as follows:\\n• Refresh of the Development Framework – will need to be considered in conjunction with the ID masterplan and on the basis of IQ's decision to refurbish their PBSA at Victoria Park, rather than selling to an affordable housing provider. – 12 months\\n• Planning application preparations – 12 to 18 months\\n• Determination periods: c. 4 months (16 weeks EIA app, 13 weeks major app)\\n• Phased Construction 3-8 years.\\nEstimated duration: First phases in 5 years to completion over 10 years.",
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"text": "• The site is within to UoM campus and in close proximity to MMU's campus.\\n• Located adjacent to the ID Manchester regeneration area and has potential (through redevelopment) to drive better connectivity and linkages through the area between Oxford Road and Piccadilly.\\n• Identified for up to 2850 PBSA bedspcaes (significantly more than the existing 521 bedscapes at Western Hall) as part of a masterplanning study and SRF for the site. This was endorsed for consultation by MCC but ultimately this process has not been taken forward through to completion.\\n• A key principle established within the Development Framework is the connection between PBSA delivery and intensification within this site and IQ's release of PBSA within the Victoria Park area to a Registered Provider in order to facilitate the delivery of affordable housing. It is our understanding however that IQ has refurbished their Victoria Park residences meaning that this established principle has been foregone.\\n• Nonetheless, the site still remains a strong opportunity to build PBSA supply in line with Policy H12.\\n• As for site 9, our recommendations are:\\n◦ to maintain dialogue with IQ and revisit the current SRF in light of the position in Victoria Park, but also taking into account the emerging ID Masterplan proposals and Manchester's up to date position in PBSA need.\\n◦ The emerging ID masterplan will hopefully act as a catalyst to this process and encourage discussions with IQ to be re-opened.",
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"text": "IQ Masterplan: Granby Row Site (should be read in conjunction with the Echo Street Pro foma which covers part of this site in more detail)",
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"text": "• Located within Piccadilly Ward, in a prominent location immediately to the southwest of Piccadilly Station and close to Mayfield and ID regeneration areas.• Bounded by Fairfield Street to the north, South Pump Street and London Road to the east, railway viaduct to the south and Minshhull Street South and Coburgg Street to the west.• Granby Row intersects the site east-west, and Echo Street intersects the site south-north.• It comprises: Echo Street – A Co-Living / PBSA development (construction stalled); Bainbridge House - largely vacant office building; Lambert / Fairfield House – IQ PBSA; Warehouse One – Student Accommodation.• The site is close to the University campuses and the principal retail and leisure areas of the city centre, and has historically provided student accommodation.",
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"text": "• LPA ref: 118267/FO/2017 - Approved 1 June 2018 (construction stalled) (cross refer to Echo Street Pro foma)• LPA ref:043215/DF/CMDC/93 Fairfield House - Approved 14 May 1993 (implemented)○ Description: Proposed student residential accommodation, following demolition of an existing building.",
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r2c1 (54%): “The buildings to the north rise up to a maximum of 16 store…”
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"text": "To the north there are a mixture of uses, predominantly residential with supporting commercial uses. The Grade II * Listed London Road Fire Station is adjacent to the northern boundary. Immediately to the east is Manchester Piccadilly and the Mayfield Regeneration site (site not located within or immediately adjacent). Immediately to the south is the railway viaduct with the UoM Campus (north) beyond. To the immediate west is Grade II Listed Sackville Building (University of Manchester building) and Vimto Gardens, an important green space locally. More generally, Granby Row is a long standing, established residential community in Manchester City Centre.",
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"text": "The buildings to the north rise up to a maximum of 16 storeys including Kampus and Colony Piccadilly. The existing MacDonald Hotel to the east rises to 10 storeys. Barnes Wallis building in ID Manchester / UoM Campus to the south (15 storeys). The Sackville Building to the west rises to 10 storeys. The draft framework for the site suggests that this area has the capacity to support higher density development and to provide a landmark eastern gateway into the ID site: “The Granby Row framework area is in the Whitworth Street Conservation Area, where the boundary of the Oxford Road Corridor meets the Piccadilly and Mayfield SRF areas, and within the ‘Southern Arc’ of higher density development extending from the Great Jackson Street area in the west to Mayfield in the east. The framework area is bounded by Fairfield Street and London Road, and occupies a prominent location, adjacent to Piccadilly Station and Mayfield. The site holds the potential to provide a landmark eastern gateway into ID Manchester, the Charles Street framework area, Circle Square and First Street.”",
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"text": "Falls within the Victoria Park, Charles Street and Granby Row Development Framework (draft for consultation in June 2020, not formally endorsed).\\nThe draft framework was prepared following approval of the IQ Echo Street proposals (planning permission ref: 118267/FO/2017) and relates to an area largely owned by IQ.\\nSets out guiding principles for the delivery of a 55 storey building in place of Bainbridge House comprising a hotel (circa 250 rooms) and co-living accommodation (770 -950 bedspaces).\\nSets out principles that would activate Granby Row through the introduction of ground floor commercial uses (500 sq.m) at Lambert House and Fairfield House, together with enhancements to the surrounding public realm.\\nIdentifies an opportunity for the provision of modest rooftop extensions to Lambert House and Fairfield House along with elevational enhancements which would better complement character and quality architecture of the Whitworth Street Conservation Area (capable of delivering 30-60 additional PBSA bedspaces).\\nSite located within Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) area.\\nThe SRF makes no specific reference to the site, however more generally it seeks the following when considering new development in the study area:\\nPromotes an increase in density and densification where that can be justified and alongside enhanced architecture and place making strategies.\\nPromotes the need to accommodate more student housing in the area, where in accordance with Core Strategy Policy H12.\\nThe North Campus SRF is currently under review as part of the ID Manchester initiative. It is also anticipated that the Victoria Park, Charles Street and Granby Row Development Framework will also be refreshed / incorporated into this thinking.",
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"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\\nSaved UDP Policies DC18, DC19, DC20, DC2",
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"text": "Located within the Whitworth Street Conservation Area.\\nNo listed heritage assets on the site.\\n24 heritage assets within 250m of the site, the closest being:\\nLondon Road Police and Fire Station (grade II ^{{*}})\\nTrain shed to Piccadilly (grade II)\\nGood Yard to Piccadilly (grade II)\\nInstitute of Science and Technology (Sackville Building) (grade II)\\nManchester South Junction and Altrincham Railway Viaduct (grade II)",
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"text": "Proximity to key destinations:\\n• Adjacent to Piccadilly Train Station\\n• 8 mins walk to Oxford Road (0.4 miles)\\n• 13 mins walk to city centre core / St Peter's Square (0.7 mile)\\n• 9 mins walk to Oxford Road Station (0.4 mile)\\n• 10 mins walk to MMU Campus (0.5 miles)\\n• 16 mins walk to RNCM (0.8 miles)\\n• Falls within UoM Campus\\nAccessibility:\\n• Closest convenience store (Sainsburys) located 1 minute walk (75m) north.\\n• Restaurants, bars and other leisure uses located within Piccadilly Station (1 minute walk) a 5 – 10 mins walk north east and north west.\\n• Adjacent to London Road for quick vehicular access onto Mancunian Way (Inner Ring Road)\\n• Frequent buses at Piccadilly Station (1 min walk) as well as access to key cycling routes.",
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"text": "• No ground conditions information currently available however site is currently used for residential accommodation / student accommodation.",
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"text": "• Possible noise impacts from railway viaduct, London Road and train station; however, there are precedents of other successful residential developments in this location.",
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"text": "• No ecological designations on the site.\\n• No Tree Preservation Orders.\\n• No trees on site.",
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"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.",
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"text": "• The MCC Green and Blue Infrastructure Strategy identifies that Increasing the density of new development in certain locations can create space for green and blue infrastructure and also identifies the opportunity to establish the corridor as a living laboratory for the development of research on the benefits of green infrastructure.",
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"text": "• Only likely to be relevant to Bainbridge House which does not have any immediately obvious adjacencies to sensitive receptors. Looking at precedents in Manchester City Centre it is not envisaged that this will be an insurmountable issue.",
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"text": "• Will need to be considered carefully for a scheme the scale of Bainbridge House. The rooftop PBSA extensions will need to be carefully designed along with the proposed elevational enhancements to enhance the character and enclosure of the street and be presented along with development aspirations to activate and enhance the ground floor / public realm.",
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"text": "• Beyond the Echo Street opportunity (refer to that specific pro forma) there capacity has been identified for a maximum of c.60 additional PBSA bedspaces through rooftop extension to Lambert House and Fairfield House (existing PBSA).",
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"text": "• N/A\n• We are not aware of any detailed feasibility studies to assess whether the cost of adding additional stories is viable. Likely to principally depend on whether the existing building can accommodate such further development without significant and costly structural work to the building.\\n• There will also be continuity of trading and detailed phasing to consider an this may relate back to the overall life cycle of the existing building.",
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"text": "Given the proposals relate to the enhancement of existing buildings with modest roof extensions, and other enhancements to the external appearance and ground floor activation, it may be possible for those schemes to come forward prior to a Development Framework being endorsed with the earliest possible delivery timescale for 2024/25 academic year.",
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"text": "· Relatively limited proposals for PBSA (maximum of 60 bedspaces). · Given the more limited nature of the proposals, they should be capable of coming forward before a revised Development Framework. · Our initial recommendation is to discuss with IQ and further understand their likely plans and timing for delivery.",
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"text": "John Dalton East – MMU",
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"text": "· Located in the Deansgate Ward adjacent to Oxford Road to the east and just too the north of the Mancunian Way flyover. · Bounded by Chester Street to the north and John Dalton Central to the west. · John Dalton East is currently occupied by MMU's Faculty of Science and Engineering with a replacement Science and Engineering Building currently under construction to the west of the Site. · Existing building is five storeys high and contains two internal courtyards. · Existing building can be accessed from Chester Road and Oxford Road.",
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"text": "· No relevant planning history.\n· Manchester Metropolitan University",
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"text": "· Mixed-use development (The Quadrangle) immediately to the north including student accommodation, commercial units and residential accommodation. Further beyond is the Great Marlborough Street development identified for 853 bedspaces within a 55 storey tower / MSCP. · To the east is Circle Square which includes high density student accommodation, apartments and office development as well as the Manchester Technology Centre and Symphony Park. · Below the Manunian Way to the east is Hatch (F&B). · To the south is the Mancunian Way overpass with the MMU Campus just beyond, including the Law School, Library and All Saints Park. · Immediately to the west is the MMU John Dalton West development, comprising a new building for MMU's Science and Engineering department (due to complete in Q3 2023).",
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"text": "Surrounding Heights / Datum",
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"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",
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"text": "Regeneration Context & Relevant Planning Considerations",
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"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.",
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"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",
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"text": "Heritage",
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"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.",
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"text": "Flood Risk and Drainage\nTransport and Access",
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"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.",
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"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.",
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"text": "• Potential noise impacts from adjacent Manunian Way, but lots of precedents for residential development with similar proximity.",
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"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.",
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"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.",
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"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.",
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"text": "• Infrastructure requirements are factored into MMU's estates strategy and coordinated with the Oxford Road Corridor Partners. This approach has seen significant levels of infrastructure investment in recent years",
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"text": "• The existing site is coming to the end of its life and is identified as an opportunity for redevelopment. There are no known abnormal on the site.",
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"text": "• Status: Pre-planning, identified in MMU Estates Strategy (2017-2027).\\n• Minimum timescales as set out below:\\n• MMU business case approval. This academic year. Developer partner procurement (OJEU)— 12 months Planning application preparation: c.6 – 12 months. Determination period: c. 4 months: 3 to 4 months\\n• Pre-construction conditions, demolition and enabling works contract and implementation. Plus main contract procurement – 12 months\\n• Construction period: 2 years. Estimated duration: 5 to 6 years",
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"text": "• Owned by MMU and currently occupied by MMU's Faculty of Science and Engineering and identified for redevelopment, as facilitated by John Dalton West, a new building for MMU's Science and Engineering department (due to complete in Q3 2023).\\n• Very early days and there are no firm proposals that we are aware of for this site and no masterplanning / feasibility study work appears to have been undertaken. Timescales therefore unknown at this stage and likely to be a minimum of 5 to 6 years.\\n• Our assessment is that there would be an opportunity to locate a tall PBSA building as part of a wider redevelopment of John Dalton East, which could provide in the order of 500+ bedspaces. Height likely to be appropriate as part of a carefully masterplanned approach to the Site, and as part of a wider mixed use development. There are a number of taller buildings in the vicinity.\\n• Environmental considerations (e.g., air quality, noise) given immediate adjacency to Mancunian Way) and some residential amenity considerations given proximity to the Quadrangle.\\n• Our recommendation is for regular dialogue to take place with MMU as part of their ongoing estates planning process to ensure that the university's PBSA requirements can be addressed appropriate in the context of local planning policy and other material considerations, with high density, but place based solutions encouraged in line with the recommendations of the Oxford Road Strategic Spatial Framework.",
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"text": "• Located within Manchester Science Park (MSP) and in close vicinity to the University of Manchester (UoM) campus. MSP largely comprises commercial, research and technology space.\\n• Bounded by Burlington Street to the north, Pencroft Way to the east, low rise warehousing to the south and Greenheys Lane to the west.\\n• The Royal Northern College of Music and MMU Campus are also within a short walking distance from the site.\\n• Currently comprises the McDougall Centre which was previously used as a sports centre for the UoM. Part of the building is currently used by the UoM Islamic Society as a prayer hall.\\n• Immediately to the west (at the north west corner of the MSP site) is a car garage / MOT testing centre.\\n• The remainder of the site in vacant.",
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r2c1 (7%): “● Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN…”
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"text": "● To the north, heights rise up to ten storeys - Burlington Square apartments.\\n● To the east, heights rise up to a maximum of four storeys (Bright Building).\n● To the south of the site there is low rise R&D buildings and the Base building which rises up to five storeys.\\n● To the west and south west the low-rise residential accommodation typically comprises 2-3 storey houses and apartment blocks. There are a number of residential blocks further beyond, the closest which rises to 9 storeys i.e. Fulton Court (9 storeys) and Duffield Court (14 storeys)\\n● MSP SRF Update (2018) references the increased scale of surrounding developments and the prominence of the site on the corner of Burlington Street and Boundary / Greenheys Lane.",
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"text": "● Site is not located within a conservation area.\\n● Site does not contain any listed heritage assets.\\n● There are 3 listed heritage assets located within 250m of the Site with the nearest being the Grade II Listed Pharmacy Department of UoM being 125m north.",
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"text": "Proximity to key destinations:\\n● 7 mins walk to MMU Campus (0.4 miles)\\n● Adjacent to the UoM Campus\\n● 7 mins walk to RNCM (0.4 miles)\\n● 7 mins walk to Oxford Road (0.3 miles)\\n● 24 mins walk to city centre heart / St Peters Square (1.2 miles)\\n● 20 mins walk to Oxford Road Station (1 mils)\\n● 26 mins walk to Piccadilly Station (1.3 miles) Accessibility:\\n● Closest convenience store located 1 minute walk (36m) west.\\n● Restaurants, bars and other leisure uses located within a 10 mins walk north and east, predominantly along Oxford Road.\\n● Adjacent to Greenheys Lane for quick vehicular access onto Princess Parkway.\\n● Frequent buses run along Boundary Lane (2 mins walk) and Higher Cambridge Street (5 mins walk) as well as access to key cycling routes.\\n● Located on a key pedestrian route from UoM to Hulme and adjacent to existing student residential uses.",
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"text": "● No ground conditions information available.\n● No ecological designations on site.\\n● No Tree Preservation Orders.\\n● C. 28 trees currently on site - note the 3:1 typical MCC tree replacement ratio.\\n● Any proposals will need to be cogniscent of future BNG (10%) statutory requirement currently expected to be in force August 2023.",
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"text": "• N.B. As part of MSP SRF Update (2018) technical work undertaken by BDP (public realm), Curtins (Highways) and Hilson Moran (sustainability and energy) to support deliverability of indicative Masterplan.\\n• Indicative proposals contained within the SRF masterplan include:\\n○ Dedicated one-way servicing routes are proposed at the periphery of the site:\\n○ Northern servicing route indicated to be a loop on the northern side, serving all of the buildings in the northern area of MSP. This route would be accessed from Burlington Street.",
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Page 78
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"text": "• The Site is owned by UoM Manchester and has been identified by them as a possible location for a PBSA scheme in order to meet their future needs. The existing Prayer Hall will need to be relocated as part of any proposals.\\n• The Site has therefore been identified as an opportunity for PBSA within the endorsed 2018 MSP SRF, with proposals also required to provide primary active frontages along key routes including Greenheys Lane, as well as activating the new public realm.",
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"text": "• Feasibility studies by BDP have been prepared in support of the SRF and underpin the capacity assessment.\\n• Moving forward, planning proposals will need to be carefully interrogated and justified in relation to their scale, construction and operational management, and more generally in relation to their potential impact on the amenity of existing residents. Any application will require a carefully considered process of community consultation and engagement.\\n• Our recommendation is to maintain dialogue with UoM and encourage them to bring forward this site. Also, as the application is in close proximity to Hulme residents and will face scrutiny, there will be a role for MCC to seek to support constructive dialogue. Ultimately the LPA will need to assess planning proposals on their specific merits with regard to the development plan and other material considerations.",
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r5c1 (7%): “• Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN…”
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"text": "• Located in the Ardwick Ward. The Rusholme Ward boundary runs along Rusholme Place to the south.\\n• The site fronts Oxford Place and is bounded by Oxford Place to the south, 5 and 7 Oxford Place to the east, 11 Rusholme Place to the west and the rear of apartments (Melrose Apartments) to the north. To the north-western corner of the site is a development site under construction comprising the erection of a 7 storey building for use as flexible office, research and development and educational Space (with ground floor ancillary retail uses, known as ‘City Labs 4.0’)\\n• Currently comprises the former St Gabriel’s Hall student accommodation – this includes Woodthorpe Hall and the original St Gabriel’s Lodge and church.\\n• Previously used as female only PBSA (UoM) - currently vacant.\\n• The front of the site comprises areas of hardstanding and soft landscaping, with a tree lined perimeter to the southern boundary. Vehicular and pedestrian access is served from Oxford Place.",
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"text": "• Planning application submitted on behalf of McLaren Property and The Sisters of the Cross and Passion, in October 2022 for the demolition of the derelict modern extension to St Gabriel’s Lodge and St David’s Church; to facilitate erection of two four-storey blocks that book-end the site. Woodthorpe Hall and the original St Gabriel’s Lodge and church to be retained. Overall, providing c. 319 student bedspaces.",
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"text": "• The Sisters of Cross and Passion\n• In terms of the immediate surroundings, the site is mixed use in nature, comprising residential buildings, including a concentration of student accommodation, retail, office, and educational uses. A short distance to the west is Rusholme district centre – a busy neighbourhood centre which runs north to south along Oxford Road/Wilmslow Road, with a primary focus on food and drink uses",
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"text": "• MFT Audiology Centre (2 storeys) and Melrose Apartment block (five storeys).\\n• Properties to the east rise between 1 and 3 storeys.\\n• Hulme Hall (student accommodation) to the south rises to 3 storeys.\\n• To the west is Rusholme Place and Wilmslow Park Student Accommodation (up to 8 storeys).\\n• A number of planning permissions have been granted in the vicinity of the site ranging between 4 and 7 commercial storeys.",
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"text": "• The site is located within the 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.",
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"text": "• Located within the Victoria Park Conservation Area\\n• Located within 250m radius of 9 listed heritage assets. The closest being the Grade II Listed Brook House c. 140m east; however, none of the buildings are statutorily listed and there are no heritage designations which form either part of the site or that would be immediately affected.",
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r2c1 (0%): “No ecological designations on the site.\nNo Tree Preservati…”
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"text": "Proximity to key destinations:\\n● 9 mins walk to UoM Campus (0.5 miles)\\n● 19 mins walk to MMU Campus and RNCM (1 mile)\\n● 32 mins walk to city centre heart / St Peters Square (1.5 miles)\\n● 28 mins walk to Oxford Road Station (1.4)\\n● 35 mins walk to Piccadilly Station (1.7 miles)\\n● 2 mins walk to Oxford Road (150 yards)\\nAccessibility:\\n● Closest convenience store located 3 minute walk (200m) west along Oxford Road.\\n● Restaurants, bars and other leisure uses located within a 3-6 mins walk west, predominantly along Oxford Road.\\n● Frequent buses run along Oxford Road (3 mins walk) as well as access to key cycling routes.",
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"text": "n/a\nThe MCC Green and Blue Infrastructure Strategy emphasis the need to retain and enhance green infrastructure. Noting the large number of existing trees on the site.",
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"text": "The applicants's submitted viability appraisal states:\\n\"The Applicants are committed to delivering the scheme and have carefully designed the scheme to ensure that it is deliverable. The application is supported by a Viability Statement prepared by AY to demonstrate that the quantum of development proposed is the minimum necessary to bring forward the development, to justify demolition of non-designated heritage assets and the scale of new buildings; and to demonstrate that the scheme is deliverable. The appraisal within the Viability Statement generates a profit to ensure the scheme is deliverable in accordance with Policy H12, however, the Statement also demonstrates in financial terms that the proposed scheme is the minimum necessary to create a viable / deliverable scheme. The alternative scenarios tested unequivocally prove that the two new buildings are fundamental to ensuring a deliverable scheme, without these elements the scheme would be unviable and therefore not deliverable.\"",
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"text": "The submitted viability statement is based on the following timescale assumptions, which can be referred to (subject to planning) for the purpose of this report:\\n\\n• Start on site in September 2023.\\n\\n• 3 months lead in / mobilisation to construction of buildings 3 and 4, including demolition.\\n\\n• 18 months construction programme for the new build elements (buildings 3 and 4). Start on site in January 2024.\\n\\n• 3 months lead in / mobilisation for refurbishment of St Gabriel's and Woodthorpe Hall – starting February 2024\\n\\n• 12 months refurbishment works (St Gabriel's and Woodthorpe Hall) commencing in May 2024.\\n\\nIn short, all of this would point to a target of opening for the beginning of the academic year in 2025.\\n\\nEstimated duration: 2.5 to 3 years",
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"text": "• Area to the south of Hathersage Road is principally characterised by residential uses, comprising mix of student accommodation and owner occupier dwellings.\\n• The scheme provides PBSA in a mixed use area close to the Universities and the high frequency Oxford Road bus corridor.\\n• The site is currently derelict following the cessation of its former use as student accommodation.\\n• The proposed development will regenerate the site, removing poor quality buildings whilst retaining and refurbishing the site's non-designated heritage assets.\\n• The are no obvious, incurmountable development management issues and the applicants have submitted viability evidence which shows that the scheme is deliverable.\\n• There would appear to be a good prospect of planning permission being granted and should that be the case, the applicant is targeting completion for the beginning of the academic year in 2025.\\n• Our recommendation is to continue to progress the application through to determination. Should this scheme be approved then it would shift to green.",
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"text": "Located close to the UoM Campus (150m) with the closest building being John Dalton West.",
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"text": "New Medlock House - View looking north west towards the site from Cambridge St Junction (Google Maps, September 2021)",
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"text": "• Located within Deansgate Ward and sits within the Southern Gateway immediately to the south of the First Street Development Framework area.\\n• Bounded by Chester Street, Cambridge Street, Mancunian Way to the south and Wilmott Street. Cambridge Street junction is located immediately to the southeast\\n• Currently comprises Unite Student New Medlock House student accommodation - 146 student apartments within c.8 storey building.",
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"text": "• LPA ref: 058574/FO/CITY3/00 - Approved 6 July 2000 (implemented)\\n• Description: Erection of 8 storey student accommodation in 146no. apartments with 230m2 of retail at ground and first floor",
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"text": "• Unite Students\n• First Street Development Framework area to the north of the site. The plot immediately to the north which is owned by Manchester City Council has been identified for commercial development or possibly housing, where that would contribute to Manchester's overall needs in terms of ensuring a balanced housing supply in line with Core Strategy Policy H1 Overall Housing Provision.\\n• Immediately to the north and west is First Street Plot 11 whihc is under construction as a co-living scheme.\\n• The area to the north and east is mixed use comprising largely residential uses and PBSA. The MMU campus is also in close proximity on the opposite side of the Cambridge Street junction.\\n• Beyond the Mancunican Way to the south is residential accommodation for the established community in Hulme.\\n• Immediately to the site to the west is Unite Students Parkway Gate scheme.",
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Page 83
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"text": "• Within First Street heights are expected to rise to 45 storeys once First Street South (Plot 11) is completed.\\n• To the west, heights rise to 31 storeys (River Street), and beyond that up to 65 storeys (Deansgate Square / Great Jackson Street).\\n• To the south in Hulme, heights rise between 3-4 storeys.\\n• To the immediate east, heights rise to 8 storeys (John Dalton Building)\n• Parkway Gate rises to 18-storeys.\\n• Macintosh Mills immediately to the east is a 6-storey mill building, rising to 5-storeys where it faces the site. Cambridge Mill beyond is 6-storeys.\\n• More generally, there is a cluster of tall buildings in close proximity to Oxford Road Station (existing and approved) including One Cambridge Street, Student Castle, Great Marlborough Street PBSA, Arrtisan Heights, Hotpsur Press and associated tower and the Circle Square developments, all forming part of the Manchester's Southern Arc of higher density development.\\n• This juxtaposition of heights between modern tall developments and low / medium rise residential buildings, including listed buildings, requires sensitive consideration when bringing forward proposals at scale in this area.",
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"text": "• The site is located within the Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) area.\\n• 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.",
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"text": "• Flood Zone 1 (low risk). Within the City's critical drainage zone\nProximity to key destinations:\\n• 6 mins walk to UoM Campus (0.3 miles)\\n• 2 mins walk to MMU Campus (160 yards)\\n• 7 mins walk to RNCM (0.4 miles)\\n• 6 mins walk to Oxford Road (0.3 miles)\\n• 13 mins walk to city centre heart / St Peters Square (0.6 miles)\\n• 8 mins walk to Oxford Road Station (0.4 miles)\\n• 17 mins walk to Piccadilly Station (0.8 miles)Accessibility:\\n• Closest convenience store located 1 minute walk (85m) north.\\n• Restaurants, bars and other leisure uses located within a 5 – 10 mins walk north, predominantly along Oxford Road.\\n• Adjacent to Mancunian Way (Ring Road) for quick vehicular access. However, routing of access both pedestrian and vehicular will be partially impacted temporarily during construction period.\\n• Frequent buses run along Oxford Road (6 mins walk) as well as access to key cycling routes.\\n• Proximity to ring road – highways considerations during demolition and construction phases.",
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Page 84
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Page 84 JSON
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"text": "• No ground conditions information currently available; however, the site is currently developed for PBSA.",
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"text": "• No ecological designations on the site.\\n• No Tree Preservation Orders.\\n• c.2 trees currently on site - note the 3:1 typical MCC tree replacement ratio.",
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"text": "• There would be no change in land use but would still need to be mitigated through design given proximity to the Mancunian Way.",
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"text": "• The MCC Green and Blue Infrastructure Strategy identifies the buildings at First Street for increased density to create space for green and blue infrastructure.",
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"text": "• The scheme may result in the loss of some daylight/sunlight to neighbouring properties to Hulme in the south; however, there is a significant separation distance, so impacts are unlikely to be significant. Other existing residential buildings in the area appear to have windows facing away from the development. Consideration will need to be given to the relationship of this Site to the MCC owned land to the north (which falls within the First Street Development Area) especially if that building were to come forward for residential use.",
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"text": "• The scheme may impact the townscape however the area is characterised by large-scale modern development and there are existing high rise developments within the vicinity",
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"text": "• No feasibility / capacity work has been undertaken to date.\\n• Potential to deliver additional height on site (c. 30 storeys) - subject to feasibility work.\\n• Current: 146 student apartments within c.8 storey building. – on that basis a slimmer c.30 storey building could conservatively deliver c.450 additional bedspaces.",
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"text": "Infrastructure Capacity (limitations)\nViability Issues",
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"text": "• N/A\n• Given that the existing site operates successfully for PBSA (and is only circa 20 years old), a significant uplift in density (and therefore land value) would be required to make redevelopment a viable proposition. There would be a significant loss of revenue over a minimum period of the 3-4 years (to obtain planning permission and redevelop)",
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"text": "Deliverability Timescales",
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"text": "In the event that a proposal is actually forthcoming.\\n• The planning process – application to determination would take approx 12 months.\\n• Should planning be granted then a building of this scale would take 2 to 3 years minimum to deliver. Will need to be timed in order minimise loss of trading w/thin the existing PBSA.",
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Page 85
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"text": "• Principle of PBSA on site established – existing PBSA on site.\\n• Opportunity to increase density on site. Located at a key gateway site at the south of the city centre with our initial analysis indicating scale appropriate in this location given position on the ring road, gateway position into the city centre.\\n• Potential to deliver additional height on site (c. 30 storeys) - subject to feasibility work.\\n• Result in net increase in number of PBSA bedspaces – possible 300 PBSA bedspaces plus.\\n• However, notwithstanding this planning potential, we cannot at this stage consiste this to be a reliable part of the pipleline until such time as Unite confirm that redevelopment (with consequent loss of trading) is a viable proposition and something that they could satisfy their funders / investors about.\\n• In terms of recommendation, MCC could instigate discussions with Unite to understand the future plans and ascertain their appetite to undertake a feasibility study into the potential for redevelopment as PBSA.",
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"text": "Located adjacent to UoM Campus (30m) across the road from the James Chadwick Building and Alun Turing Building."
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Page 86
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"text": "Site Description and Existing Use",
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"text": "• The Upper Brook Street masterplan area covers several land ownership, with PBSA proposals likely to be focused within two of those ownerships as part of a mixed use development, namely the former Williams car showroom and former Citroen Garage – both located on Upper Brook Street.\\n• The land is located within the Ardwick Ward.\\n• Former Williams site is accessed from Inchley Road to the south and by Kincardine Road to the northeast.\\n• Former Citroen garage accessed via Kincardine Road to the east.\\n• The wider UBS masterplan site includes the MCC owned Elizabeth Yarwood Court residences, the Hello Student Accommodation (The Chapel) and specialist Tai Wu (formerly Tai Pan) restaurant and W.H. Lung Supermarket.",
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"text": "• Planning history pertaining to former car show room use only.\n• Williams Jaguar Garage – Manchester City Council (MCC) Freehold; Williams Jaguar Leasehold.\\n• Williams BMW Approved Used Car Garage – MCC Freehold; Williams BMW Leasehold.\\n• Former Citroen Garage – McLaren Property (UBS 1) Limited\\n• Freehold.",
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"text": "Adjacent Land Uses & Impact Considerations",
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"text": "• Located directly adjacent to an area of the UoM estate (to the west) that is identified as being a cluster for activity and growth within the Science, Research and Innovation sectors. This area is home to National Graphene Institute (NGI), Manchester Engineering Campus Development (MECD) and Sir Henry Royce Institute\\n• To the north west is Circle Square, a mixed use, high density new city centre neighbourhood.\\n• To the north is ID Manchester (for University North Campus) regeneration site and beyond that are the Piccadilly and Mayfield regeneration areas. The UBS represents a significant opportunity to connect the Oxford Road Corridor into North Campus, Piccadilly and Mayfield, and East Manchester beyond, completing a regeneration arc through Ardwick and opening up employment, leisure and cultural opportunities to local residents.\\n• The UBS site is located within Ardwick, a ward which is home to vibrant and diverse communities, but which also contain pockets of deprivation. MCC has already delivered a number of significant regeneration initiatives within Ardwick, including the transformation of the former Plymouth Grove estate with new housing alongside a neighbourhood centre.\\n• The wider surrounding area comprises low rise residential uses to the east and south, which is the focus of the Brunswick PFI Masterplan. There is an existing 5/6 storey student residential block, Kincardine Court, immediately to the east of the site and adjacent to Gartside Gardens. In the wider area, there are also a number of community, leisure and cultural uses, including Gartside Gardens, Brunswick Park, Elizabeth Gaskell's House, Victoria Baths, Manchester Museum, The\\n• Whitworth, The Pankhurst Centre and Manchester Aquatic Centre.",
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"text": "• The residential Brunswick neighbourhood is characterised by low-rise dwellings setting a datum of 2 to 4 storeys. This is broken in a few instances by mid-rise blocks of flats of up to 9 storeys. Within the site, there are several car dealerships of single storey, double height; a cash and carry with associated restaurant at 3 storeys, the two storey Mawson Hotel, and a single storey community building; which set a low-rise condition. Amongst this setting, the former Unitarian Chapel stands out at circa 28m in height. On the opposite side of Upper Brook Street, a series of institutional landmark buildings of scale set a significantly higher datum, notably the Henry Royce building under construction at circa 46m high. The tallest building within the MECD",
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r4c1 (54%): “• The UBS site is not located within a Conservation Area no…”
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"text": "• campus is the MEC Hall; which rises to 7 storeys and is 200m in length.",
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"text": "• The sites fall within the Oxford Road Corridor Strategic Regeneration Framework Guidance (endorsed by MCC in September 2019). This refreshed SRF was created to provide updated guidance in particular to the wider Upper Brook Street site(s).\\n• It identifies the site for employment-led development.\\n• The wider site is not suitable for tall buildings and a general height datum of 6 to 10 commercial storeys should be set. Height should gradually move down south through Kincadine Road.\\n• Williams site (a) identified as an appropriate location for a prominent building.\\n• There would only be scope for new PBSA, if it can be demonstrated that this is in full compliance with Core Strategy Policy H12, and will help to unlock employment-generating commercial uses across the wider site.\\n• It is considered that the most appropriate location for PBSA would be as part of a cluster adjacent to the existing schemes at the Former Unitarian Chapel (Hello Student Accomodation – The Chapel) and Kincardine Court (Unite Students).",
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"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",
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"text": "University support or part of either UoM or MMY redevelopment plans",
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"text": "• The UBS site is not located within a Conservation Area nor is it adjacent to any Conservation Areas boundaries.\\n• There are two Listed Buildings within the wider UBS site: Grade II ^{{*}} former Unitarian Chapel (said to be the first Gothic Nonconformist chapel) and the Grade II Listed Mawson Hotel which is a disused public house with a 1920s interior. There are a number of other Grade II Listed Buildings within the wider UoM and Manchester Met estates; however, these are located at some distance from the UBS site and are unlikely to be affected by the development proposals.",
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"text": "• The site is largely located within Flood Zone 1 (low risk), however a small portion of the site to the site is identified as Flood Zone 2 (medium risk). The Site is located within a critical drainage zone.",
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"text": "Proximity to key destinations:\\n• 9-10 mins walk to MMU Campus (0.4 miles)\\n• Adjacent to the UoM Campus\\n• 8-9 mins walk to RNCM (0.4 miles)\\n• 7-8 mins walk to Oxford Road (0.4 miles)\\n• 18-19 mins walk to city centre heart / St Peters Square (0.8 miles)\\n• 12-13 mins walk to Oxford Road Station (0.6 miles)\\n• 12-13 mins walk to Piccadilly Station (0.5 miles)\\n• Quick access to Mancunian Way to the north.\\nAccessibility:\\n• Closest convenience store located 3-5 mins walk west.\\n• Restaurants, bars and other leisure uses located within a 3 mins walk west, predominantly along Oxford Road.\\n• Along Upper Brook Street for quick vehicular access onto inner ring road.\\n• Frequent buses run along Oxford Road (3 mins walk) and Upper Brook Street as well as access to key cycling routes.\\nConnectivity:\\n• The Oxford Road Corridor Strategic Regeneration Framework Guidance (2019) identifies the following key priorities for the wider Upper Brook Street site:\\no The existing primary pedestrian route and recently upgraded crossings across Upper Brook Street will be retained as a key north to south route; there is scope to further enhance these crossings and ensure that the UBS site feels functionally part of the Oxford Road Corridor.\\n• New development should have a 3 metre set back from the footpath along Upper Brook Street\\n• Opportunity to realign Kincardine Road to facilitate longer range north to south cycle connectivity between Princess Street and Levenshulme.\\n• New development must contribute towards the creation of an enhanced interface with the existing Brunswick residential community, along the length of Kincardine Road, creating a further key north to south pedestrian and cycle route",
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"text": "Ground Conditions\nEcology",
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"text": "• No information currently available.\n• No ecological designations on the site.\\n• No Tree Preservation Orders.\\n• c.7 trees currently on Williams site (a).",
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"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.",
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"text": "• Possible noise impacts from heavy traffic along Upper Brook Street (A34) to site; however, there is existing PBSA and residential development adjoining the site which has addressed this issue. Any development will need to carefully consider noise and other amenity impacts on local communities.",
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"text": "• The Oxford Road Corridor Strategic Regeneration Framework Guidance (2019) identifies the following key priorities for the wider Upper Brook Street site:\\nno New development should extend and further activate Gartside Gardens and Brunswick Street, facilitate natural surveillance and enhance the amenity value of the park.\\nno Enhance east to west connections and integrate new public realm with existing, including the upgraded Gartside Gardens and new Brunswick Park.\\nno There is an opportunity to extend the landscape influence of the upgraded Gartside Gardens into the wider site and beyond to Upper Brook Street and Oxford Road, through new public realm and provision of a traffic-calmed green route along Kincardine Road, which opens up the space to the existing community and breaks down the barrier of the existing built form.",
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"text": "Potential townscape impacts due to increase in built environment between low-rise housing in Hulme and the site. Key considerations are set out within the current regeneration framework:\\n“The townscape to the west of the site is characterised by high-quality and green public realm, framed by grand institutional architecture of scale. This townscape has seen positive contributions of architectural merit in recent years, and several valuable architectural additions forthcoming. In contrast, the Brunswick neighbourhood has a residential urban character, composed of modest domestic architecture. The improved public realm creates a pleasant environment, with Gartside Gardens acting as an attractive and open focal point for the community. The site occupies a buffer zone between these distinct character areas, composed of diverse architecture of varying quality and value. The commercial buildings have long sections of inactive and defensive frontages, creating a poor public realm. Several disused or vacant buildings further diminish the character, creating an uninviting townscape. The car showrooms predominantly address Upper Brook Street to showcase products, resulting in blank elevations defining the interface with the Brunswick neighbourhood. The orientation and sensory quality of the environment gives the perception of a barrier between the academic environment and community, and the residential environment and community. The lack of buildings addressing Kincardine Road creates a sense of non-place or industrial hinterland. The striking architecture of the restored Grade II* former Unitarian Chapel stands out from the setting as a notable landmark of considerable value to place. Similarly, the Grade II Listed Mawson Hotel offers a unique and significant contribution to place, linking the site with its past as remaining evidence of the area’s historic community, culture and architecture.”",
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"text": "We understand that ongoing masterplanning and pre-application discussions, post endorsement of the 2019 SRF, have identified that the site could accommodate 1,500 PBSA bedspaces, in principle, as part of a wider use commercial developmentc.1000 PBSA bedspaces.\\nConsideration of impacts on existing communities, and MCC’s investment in those communities will have a key influence on whether comprehensive redevelopment proposals for the Site, including PBSA, can secure Planning Permission.",
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"text": "Infrastructure Capacity (limitations)",
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"text": "The Oxford Road Corridor Strategic Regeneration Framework Guidance (2019) identifies that as a result of the increased level and density of development on the wider site, there is a need to establish whether a primary substation will be required. If needed then suitable location needs to be identified.",
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"text": "Buildability / Constriction Logistics",
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"text": "Will require sensitive construction management with regard to minimising impact on local communities. Adjoining developers should coordinate and work together in this regard; however, there are no obvious insurmountable or unusual issues.",
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"text": "Deliverability Timescales",
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"text": "Timescales to submit for planning unknown so we have assumed 12 months with a 3 to 4 year period to completion. The earliest completion of PBSA on this Site is therefore likely to be for academic year beginning in September 2026.",
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"text": "This is a significant opportunity to bring forward circa 1500 PBSA bedspaces and in so doing, support mixed use regeneration. We understand that pre-application discussions are underway and that",
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Page 90
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r3c0 (0%): “Status Rating:”
r4c0 (0%): “[F4]”
r4c1 (0%): “[F3]”
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"text": "the planning process is a significant potential risk to the delivery of this site, with a key issue being the potential for objections from the local community at Ardwick.\\n• In addition, we understand that the PBSA development will only be allowed to come forward as part of a wider mixed use commercial development, consistent with Development Plan policy and the SRF for the site.\\n• In addition, there is a need for a degree of collaboration between different land owners in order to establish a cohesive masterplan for the UBS site as a whole, noting that some elements (including Tai Wu and W.H. Lung are likely to continue in their current operation for many years as they are successful businesses.\\n• Our recommendation is for MCC to proactively use the planning process and their land ownership interests to facilitate comprehensive mixed use development of the site with the right outcomes.",
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"text": "PBSA Scheme (& Operator):",
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"text": "Site Description and Existing Use",
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"text": "• Currently occupied by existing Whitworth Park Halls of Residence - eight blocks of student accommodation (each rising to five storeys). The existing block fronting Oxford Road comprises of accommodation on the upper floor with retail units at ground floor level. The current facilities are reaching the end of their life and do not generally meet with the expectations of students (or their parents).\\n• Located off Oxford Road, in Ardwick Ward. Hulme Ward is located to the north and south with Dilworth Street forming the southern boundary.\\n• Bounded by Dilworth Street to the north, Oxford Road to the east, Denmark Road to the south and Acomb Street to the west.\\n• Whitworth Art Gallery and Whitworth Park located to the south. Manchester Royal Infirmary campus lies beyond Oxford Road.",
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Page 91
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r4c1 (0%): “• Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN…”
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"text": "Planning History",
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"text": "• LPA ref: 026992 - Approved: 3 Sept 1986 (implemented)\\n◦ Description: Erection of a five storey building to form an 89 bedroom student residence block\\n• LPA ref: 039009 - Approved: 11 July 1991 (implemented)\\n◦ Description: Erection of a hall of residence for 128 students\\n• LPA ref: F05775 Approved (date unknown) (implemented)\\n◦ Description Full planning permission application for student housing for 70 students in flat units, public house including publicans flat, 2 bank units (Phase 1) and offices for British Council (Phase 1).",
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"text": "Land Ownership\nAdjacent Land Uses & Impact Considerations",
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"text": "• University of Manchester (UoM).\n• To the north of the site is the Dilworth Street surface level car park and the UoM Campus, including the Ellen Wilkinson Building, AQA and the Contact Theatre. To the north east is Grove House student accommodation offices.\\n• The Manchester Royal Infirmary campus lies beyond Oxford Road to the east of the site along with City Labs 1.0\\n• To the immediate south is the UoM Denmark Road Halls of Residence, the UoM Denmark Road Building and Manchester Sickle Cell Centre. Further south of the site includes the Whitworth Building forming part of UoM Estate as well as Whitworth Park and the Manchester Academy High School (and sports grounds) and Grace Church.\\n• The west of the site comprises low-rise family housing within Greenheys and Greenheys Community Car Park.",
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"text": "• The UoM buildings to the north rise up to seven storeys.\\n• Buildings within the Manchester Royal Infirmary campus to the east rise up to a maximum of five storeys.\\n• The Whitworth Building to the south rises to 3 storeys.\\n• The student accommodation to the south west rises up to 9 storeys however the low-rise family housing to the west rises to two storeys",
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"text": "• The site is located within the Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) area.\\n◦ The SRF identifies the site for “intensification of Whitworth Park student residential development”",
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"text": "• Core Strategy: SO1, SO2, S05, S06, SP1, EN1, EN2, EN4, EN6, EN9, EN14, EN15, EN16, EN17, EN18, EN19, T1, T2, DM1 and H12.\\n• Saved UDP Policies DC20 and DC26.",
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"text": "• Not located within a conservation area\\n• No listed heritage assets on the site itself.\\n• 12 listed heritage assets within 250m of the site with the closest being the Whitworth Art Gallery (Grade II) and the Grade II ^{{*}} listed Grove House (student accommodation) - potential to impact on the setting of the Grade II ^{{*}} Listed building as it is adjacent to north east.",
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"text": "• Flood Zone 1 (low risk). Located within a critical drainage zone.",
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"text": "Proximity to key destinations:\\n• 14 mins walk to MMU Campus (0.7 miles)\\n• Adjacent to the UoM Campus\\n• 14 mins walk to RNCM (0.7 miles)\\n• Located on Oxford Road\\n• 25 mins walk to city centre heart / St Peters Square, including St Peter’s Square tram stop – provides connections across GM (1.2 miles)\\n• 21 mins walk to Oxford Road Station (1.1 miles)\\n• 27 mins walk to Piccadilly Train Station and tram stop (1.3 miles) – providing local, regional and national connections Accessibility:\\n• Closest convenience store located 1 minute walk (100m) north (Sainsbury’s)\\n• Restaurants, bars and other leisure uses located within a 5 – 10 mins walk north, predominantly along Oxford Road.\\n• Frequent buses run along Oxford Road as well as access to key cycling routes.",
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"text": "• No information available but the site is already developed for PBSA.",
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"text": "• No ecological designations on the site.\\n• No Tree Preservation Orders.\\n• Large quantity of trees currently on site - note the 3:1 typical MCC tree replacement ratio.",
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Page 92
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r1c1 (26%): “Part of the site which sits along Oxford Road (the block wi…”
r2c1 (21%): “No significant noise quality impacts that cannot be mitigat…”
r7c1 (0%): “The site is capable of taking a higher density of developme…”
r10c0 (0%): “Status Rating:”
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"text": "The MCC Green and Blue Infrastructure Strategy identifies Oxford Road as an opportunity to deliver green cycle routes and street tree planting. Furthermore. The site should be designed to enable greater access to Whitworth Park.",
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"text": "Part of the site which sits along Oxford Road (the block with commercial units) 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.",
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"text": "No significant noise quality impacts that cannot be mitigated given there would be no proposed change of land use.",
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"text": "Site currently occupied by c. 1200 PBSA bedspaces and we understand that there is potential to increase that to 1534, according to initial feasibility studies. This is on the basis of an increased density PBSA scheme ranging from 10 to 14 storeys in height, a move that will free up land for further investment by the UoM in their academic facilities and an important future imperative of their estate masterplan given finite available land resources within the Corridor Manchester area.",
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"text": "Strategy for relocation of students required prior to anticipated start on site.",
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"text": "A large site that is likely to require phased delivery over time and a sensitive construction management plan given proximity to noise and other disamenity sensitive residents and noise sensitive uses within the UoM campus.",
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"text": "Unknown at this stage.\nStatus: Not known – minimum of 5 years assumed.",
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"text": "The site is capable of taking a higher density of development and we understand that feasibility studies are being progressed for redevelopment of the site with an increase of circa 334 bedspaces over and above the current facilities. The current buildings are reaching the end of their life and are in need of modernisation. Ongong dialogue is required with the UoM in order to support the proper planning of the site and meet the opportunity to address quantitative and qualitative demand for PBSA.",
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"text": "One Medlock Street (Premier Inn)",
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"text": "Amber",
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Page 93
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"text": "Site Description and Existing Use",
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"text": "• Located at One Medlock Street, bound by River Street to the north, Mancunian Way to the south, Medlock Street to the east and Medlock Street Junction to the southeast.\\n• Located within Deansgate Ward.\\n• Currently occupied by a 5 storey Premier Inn hotel with associated surface cark parking (113 spaces).",
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"text": "• LPA ref: 055877/FO/CITY3/99 – Approved 5 October 1999 (implemented)\\n◦ Description: Erection of 196 No. bedroom hotel with ancillary public restaurant/bar and associated external car parking.\\n• LPA ref: 050859/OO/CITY3/96 – Approved 11 September 1998\\n◦ Description: Erection of building(s) for Non Food Retail Use, Office and Restaurant Use, with associated car parking, servicing, and hard and soft landscaping.",
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"text": "Land Ownership\nAdjacent Land Uses & Impact Considerations",
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"text": "• Whitebread and Dominvs Group – bringing forward current proposals.\n• Immediately to the north of the site comprises City South and One City Road (both residential).\\n• To the northeast is No.8 First Street, a commercial office building.\\n• Immediately east of the site comprises of a number of vacant brownfield plots, characteristed by vegetation and areas of hardstanding (First Street plots 10 & 11). First Street Plot 11 is located to the southeast of the site on the opposite side of Medlock Street, also fronting Medlock Junction).\\n• To the south, beyond Mancunian Way is low rise residential accommodation.\\n• Immediately to the west is River Street Tower student accommodation, beyond which is Great Jackson Street Plot G.",
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"text": "Surrounding Heights / Datum",
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"text": "• City South rises to between 4 – 8 storeys immediately to the north.\\n• One City Road rises to 11 storeys immediately to the north.\\n• No.8 First Street rises to 17 storeys to the north east.\\n• River Street Tower rises to up to 32 storeys (and part 10, part 5 storey)\\n• Residential accommodation on the southern side of Mancunian Way rises to 3 storeys.\\n• First Street Co-living scheme rises to 45 storeys.\\n• Much of the context to the north and west of the site is the Great Jackson Street area which is characterised by tall buildings. Great Jackson Street Plot G rises to 56 storeys.",
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"text": "Regeneration Context & Relevant Planning Considerations",
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"text": "• 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.\\n• Site is identified within the First Street Development Framework Addendum 2020 (endorsed by MCC in July 2020).\\n◦ First Street Central is primarily identified for commercial-led mixed use development with a focus on high density Grade A office accommodation. Other uses may be permitted where they can facilitate the delivery of commercial office space on the plot.\\n◦ Identifies the site for taller buildings, either for hotel or residential use.\\n◦ Identifies need to be outward facing, maximising active frontages and enhancing townscape when approaching the roundabout to the south.\\n◦ Identifies that the site could accommodate a large footprint office building.\\n◦ References that alternative uses may be appropriate where commercial floorspace can be demonstrated on the plot and where meeting the Council’s planning and regeneration policies and objectives.",
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"text": "• There are Site's in closer proximity to the University Campuses in better locations for PBSA.\\n• It is noted that there is a PBSA scheme next door (River Street tower); however, that scheme was approved under special circumstances given that the site had been subjected to a stalled development with a partially completed concrete frame only on the site, and there had been a number of failed attempts to bring the site forward for other (non-PBSA uses). The scheme that has been delivered offered a way forward for the site.\\n• The scheme must go though a formal planning process and there can be no guarantee at this stage that it will be approved. There is a significant risk of objection from members of the adjoining residential communities.\\n• The immediate action for the LPA to assess the submitted planning application against the development plan and other material consideration in order to consider whether it merits their support. It is marked as amber pending that consideration and the determination of the planning application.",
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"text": "Awaiting determination - Planning application validated November 2022",
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"embedded_text": "Existing Site (Google Maps, December 2022)\nKey:\nBlue = MMU Campus\nYellow = UoM Campus\nOrange = RNCM\nN\nLocated within walking distance to the UoM with the\nclosest building being the Stopford Building (665m north)\nSite Description and Existing Use • Located in the Ardwick Ward.\n• Bound by the West Indian Community Centre to the north, Carmoor Road to the east,\ncommercial premises to the south and student accommodation to the west.\n• Existing uses on the site includes a garage workshop, four vacant residential flats in a single\nbuilding and a building used previously as a private day nursery which is also now vacant.\nNone of the buildings are of any architectural merit or are subject to statutory protection.\n• It would appear from planning application documentation that the existing garage occupier"
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"text": "• Located in the Ardwick Ward.• Bound by the West Indian Community Centre to the north, Carmoor Road to the east, commercial premises to the south and student accommodation to the west.• Existing uses on the site includes a garage workshop, four vacant residential flats in a single building and a building used previously as a private day nursery which is also now vacant. None of the buildings are of any architectural merit or are subject to statutory protection.• It would appear from planning application documentation that the existing garage occupier has found alternative premises already.",
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Page 96
17 item(s)
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1 · TABLE
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Page 96 JSON
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"text": "Planning History",
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"text": "• LPA ref. 022428 – Status: Approved 25 October 1984\\n◦ Description: Change of use from Sunday School to a house with an office in ground floor rear room\\n• LPA ref. 031676 – Status: Approved 14 July 1988\\n◦ Description: Conversion of dwellinghouse into four self-contained flats\\n• LPA ref. 063481/FO/NORTH2/01 – Status: Approved 14 January 2002\\n◦ Description: Use of premises as a children's day nursery for 32 children with single storey rear extension and use of car-parking in adjacent community centre\\n• LPA ref. 105110/FO/2014/N2 – Status: Withdrawn\\n◦ Description: Installation of proposed district heating network comprising of laying of pipes under highway\\n• LPA ref. 135576/FO/2022 – Status: Validated 23 November 2022 (Under determination)\\n◦ Description: Erection of part three storey, part 6 storey purpose-built student accommodation (sui generis) with 172 beds in a mix of studio and cluster units, together with ancillary facilities, shared amenity space, site access and other associated works following demolition of existing buildings",
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"text": "Land Ownership\nAdjacent Land Uses & Impact Considerations",
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"text": "• Pat Rafter Garage (with the application being brought forward by Tiger Developments).\n• North of the site comprises the West Indian Community Centre and associated car park.\\n• Opposite the site is the Octagon House office building, a private car park and an electricity sub-station. Octagon House is a multi-level office building of significant scale and massing. There is an extant commitment for an energy centre on part of the existing Octagon House car park.\\n• Immediately to the south is commercial premises with residential accommodation on the upper floors fronting Hathersage Road.\\n• Immediately to the north west is Unite Students Brook Hall student accommodation. There is additional separate student accommodation to the south west.\\n• St Mary's Hospital occupies a significant site to the west side of Upper Brook Street.",
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"text": "Surrounding Heights / Datum",
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"text": "• Brook Hall to the north is 7 storeys.\\n• Octagon House is 5 storeys to the east.\\n• West Indian Community Centre is 2 storeys to the immediate north.\\n• Commercial premises to the south are 2-3 storeys.\\n• Student block to the south west is 3 storeys.\\n• Overall, layout, scale and massing locally is varied but it is generally to a suburban scale and relatively low-rise.",
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"text": "Regeneration Context & Relevant Planning Considerations",
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"text": "• The Site falls within the central area of Manchester as identified in the Core Strategy. It sits just outside of the defined city centre, just beyond the Corridor Manchester sub-area of the city centre. It is also just outside of and within easy walking distance of the defined Oxford Road Corridor regeneration area.",
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"text": "Site Specific Planning Policy Considerations",
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"text": "• Core Strategy: SO1, S02, S05, S06, SP1, EN1, EN2, EN4, EN6, EN9, EN14, EN15, EN16, EN17, EN18, EN19, T1, T2, DM1 and H12.\\n• Saved UDP Policies DC20 and DC26.",
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"text": "University support or part of either UoM or MMU redevelopment plans",
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"text": "• The current application is by a letter from University of Manchester offering qualified support on the basis that indicative rents include an affordable option. It states that full support for the scheme will be dependent on the rent profile offered on completion of the development in 2025.",
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"text": "• Located approx. 250m north of the Victoria Park Conservation Area\\n• Located within 250m radius of 5 listed heritage assets. The closest being the Grade II* Listed Victoria Baths c. 160m east.",
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"text": "Flood Risk and Drainage\nTransport and Access",
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"text": "• Flood Zone 1 (low risk) and within a critical drainage area.\nProximity to key destinations:\\n• 9 mins walk to UoM Campus (0.5 miles)\\n• 19 mins walk to MMU Campus and RNCM (1 mile)\\n• 32 mins walk to city centre heart / St Peter's Square (1.5 miles)\\n• 28 mins walk to Oxford Road Station (1.4)\\n• 35 mins walk to Piccadilly Station (1.7 miles)\\n• 7 mins walk to Oxford Road (0.4 mile) Accessibility:\\n• Closest supermarket located 7 minute walk (0.4 miles) west along Oxford Road.\\n• Restaurants, bars and other leisure uses located within a 7-10 mins walk west, predominantly along Oxford Road.\\n• Frequent buses run along Oxford Road (7 mins walk) as well as access to key cycling routes.",
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Page 97
30 item(s)
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Page 97 JSON
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"text": "Ground Conditions",
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"text": "Phase 1 Desktop Study of app ref: 135576/FO/2022 identifies a moderate risk due to site's existing uses. It is anticipated that some minor remedial measures may be necessary depending on the nature of the ground conditions. Additional Phase 2 Ground Investigation to be undertaken.",
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"text": "No ecological designations on the site (source: Preliminary Ecological Appraisal under app ref: 135576/FO/2022)\\nNo Tree Preservation Orders.\\nNo trees currently on site.\\nBat Survey (source: app ref: 135576/FO/2022) concludes a single emergence survey is recommended to be undertaken on the nursery building between May and August 2023.",
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"text": "Air Quality\nNoise",
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"text": "This site is not located within the Manchester Air Quality Management Area\nA noise assessment has been submitted with the application which concludes that the noise effects can suitably be managed with the use of good acoustic design being a principal consideration throughout the project life.",
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"text": "Green and Blue Infrastructure",
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"text": "The MCC Green and Blue Infrastructure Strategy emphasis is the need to retain and enhance green infrastructure.",
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"text": "The live application is accompanied by a daylight and sunlight assessment report, prepared by Avison Young. This advises that the proposed development is acceptable on daylight and sunlight grounds with regard to its impact on the amenity of adjoining properties.",
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"text": "The scheme is tallet than its immediate surroundings, as it rises to 6 storeys; however, the distribution of massing across the site does appear to have been considered and a justification has been put forward within the application documentation.",
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"text": "c.172 PBSA bedspaces, as per planning application ref. 135576/FO/2022.",
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"text": "Status: Under determination – Validated late November 2022.\\nDetermination period: c. 4 months. (16 weeks EIA app, 13 weeks major app)\\nPotentially determined by around March / April 2023\\nSubject to planning, there would be appear to be a target to build and occupy for the beginning of the academic year in September 2025.\\nEstimated duration: 3 years.",
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"text": "Requires demolition of nursery and garage to enable redevelopment.\\nExisting PBSA accommodation immediately north west (Brook Hall) and south west (Darbishire House).\\nPlanning application validated November 2022 for 172 student bedspaces.\\nA proportion of the PBSA units are intended to be the subject of a nomination agreement with the University of Manchester.\\nThere would appear to be a good prospect of delivery, should the application be supported.\\nCompletion expected 2025 with occupation September 2025 (based on approval of planning application in early 2022); however, we have not coded as green until such time as planning permission has been granted.",
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Page 98
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"text": "Key:\\nBlue = MMU Campus\\nYellow = UoM Campus",
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"text": "Located within walking distance to the UoM with the closest building being the Stopford Building (370m north)",
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"text": "• Site comprises 0.19 hectares and is located 150m west of Oxford Road, with Whitworth Park to the north, across Moss Lane East.\\n• The site is currently comprises of two detached buildings known as The Beeches (Grade II Listed) and a villa at 470-472 Moss Lane East. An associated car park is located directly to the rear.",
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"text": "• The Site is subject to a live application for Purpose Built Student Accommodation:\\n• 135544/FO/2022 | Validated 24 November 2022 | Under determination\\n◦ Description: “Erection of part nine, part eight, part seven storeys building for use as purpose built student accommodation and conversion of 466-468 to purpose built student accommodation use with link, associated landscaping, access and cycle parking following demolition of 470 - 472 Moss Lane East”\\n• Further back, the Site’s Planning History relates largely to the existing residential use of The Beeches, and historically, in 2002, an application was approved for student accommodation on the Site.",
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"text": "• We understand that CS Moss Lane East Ltd (the applicant in respect of the November 2002 proposal) has obtained the agreement of the landowners 'TJ & ZJ Ahmed Properties Ltd' to obtain a 999-year lease to use the Site as PBSA.",
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"text": "• Immediately to the north of the site is Whitworth Park. The Whitworth Art Gallery is situated to the north east of the park, away from the development and will not impact on its setting. Further beyond the park to the north are the University of Manchester’s Whitworth Park and Denmark Road Student Halls and on the opposite side of Oxford Road is the Manchester Royal Infirmary.\\n• Immediately to the east of the site is a car wash, followed by Ropemaker Court Student accommodation and Oxford Road which contains a mixture of further student accommodation and local amenities in this location.\\n• Immediately to the south of the site is a number of low-rise commercial uses which include a garage, convenience store and community hall.",
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r3c1 (3%): “● Core Strategy: SO1, SO2, S05, S06, SP1, EC8, H6, EN1, EN2…”
r7c1 (35%): “● No ecological designations on the site.\n● The current ap…”
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"text": "● The area to the west of the Site is characterised by residential dwellings.",
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"text": "● To the west and south there are low-rise properties that are typically 2 storeys.\\n● Ropemaker Court (Student Accommodation) to the east rises to 6 storeys.",
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"text": "● Unlike many of the other Sites in this study, Moss Lane East is the southern boundary of the Oxford Road Corridor as defined in the Corridor Manchester Strategic Vision and Spatial Framework.",
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"text": "● Core Strategy: SO1, SO2, S05, S06, SP1, EC8, H6, EN1, EN2, EN4, EN6, EN9, EN14, EN15, EN16, EN17, EN18, EN19, T1, T2, DM1 and H12.\\n● Saved UDP Policies DC20 and DC26.",
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"text": "Heritage",
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"text": "● The site is not located within or near a conservation area. The closest Conservation Area is Victoria Park Conservation Area located 300m to the east.\\n● The site contains a Grade II Listed pair of of Victorian-era Italianate-fronted villas, since converted to self-contained apartments, the adjacent later red-brick villas are not listed however possess a degree of historic merit.\\n● 3 listed heritage assets within 250m of the site, with the closest being the Grade II Listed 466 AND 468, MOSS LANE EAST located on the site and the following:\\n◦ Barclays Bank | Grade II Listed | 120m east of site\\n◦ Edward vii statue in Whitworth Park to south of Whitworth Gallery | Grade II | 220m north of site",
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"text": "Flood Risk and Drainage\nTransport and Access",
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"text": "● The site is located within Flood Zone 1 (low risk).\nProximity to key destinations:\\n● 18 mins walk to MMU Campus (0.9 miles)\\n● 9-10 mins walk to the UoM Campus (0.5 miles)\\n● 17 mins walk to RNCM (0.9 miles)\\n● 2 mins walk to Oxford Road (0.1 miles)\\n● 31 mins walk to city centre heart / St Peters Square (1.6 miles)\\n● 26mins walk to Oxford Road Station (1.3 miles)\\n● 35mins walk to Piccadilly Station (1.8 miles)\\nAccessibility:\\n● Closest convenience store located adjacent to site or within 3 mins walk to Lidl on Oxford Road.\\n● Restaurants, bars and other leisure uses located within a 3 mins walk west, predominantly along Oxford Road.\\n● Frequent buses run along Oxford Road (3 mins walk) as well as access to key cycling routes.",
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"text": "Ground Conditions",
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"text": "● The current application (135544/FO/2022) is supported by a Phase 1 Desktop Study (prepared by ROC Consulting). This highlights the fact that the Site has only been occupied historically by residential uses, with some limited industrial land uses within the wider area. The greatest contamination risk associated with the Site relates to Made Ground. This recommends that further investigation of potential contaminatnts is to be carried out to determine if remedial works are neccesary.",
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"text": "● No ecological designations on the site.\\n● The current application includes a Preliminary Ecological Appraisal which outlines that the key ecological features on site are existing vegetation and the bat roost potential of the existing buildings (whihc may necessitate further surveys and potentially a Natural England licence) The Biodiversity Net Gain Assessment demonstrates the development can achieve a net gain of 12%.\\n● No Tree Preservation Orders.\\n● 8 trees currently on site. As part of the current application (135544/FO/2022) it is proposed to retain four trees including three to the front and fell four, only one of which is a direct result of development.",
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"text": "● The current application (135544/FO/2022) is supported by a Daylight and Sunlight Report (prepared by GIA) which models the impacts on nearby residential receptors. This concludes that the development would have a minor to limited impact on the properties assessed on Moss Lane East, Heathersway, Parkfield Street and Heald Place. Generally, loss of direct sunlight to the closest windows would be in the magnitude of 20-30%.",
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"text": "● Status: A planning application has been submitted in November 2022, with the determination period assumed to be extended. We would anticipate a planning decision on this application during spring 2023.\\n● Assuming a 12 month period to start on site and a 2 year construction period, we would estimate that a target opening of September 2026 would apply, just over 3 years away.",
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"text": "● The scheme has the support of the University of Manchester (UoM).\\n● It would appear from the submitted assessments that Impacts (air quality, daylight and sunlight, noise, ecology and flood risk) are limited or negligible following identified mitigation (where necessary).\\n● The site contains a Grade II Listed Building which will be retaained and a non-designated heritage asset that will be redeveloped. It is assessed in the application that the public benefits of the scheme will outweigh the harm that removal of the NDHA will involve.\\n● Potential to deliver up to 207 PBSA as per current application (135544/FO/2022)\\n● Completion expected 2025 with occupation September 2025 (based on approval of planning application in early 2022).\\n● Our recommendation is to continue to progress the application through to determination. Should this scheme be approved then it would shift to green",
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"text": "Boroughs should seek to ensure that local and strategic need for purpose built student accommodation is addressed, provided that:1. at the neighbourhood level, the development contributes to a mixed and inclusive neighbourhood2. the use of the accommodation is secured for students3. the majority of the bedrooms in the development including all of the affordable student accommodation bedrooms are secured through a nomination agreement for occupation by students of one or more higher education provider4. the maximum level of accommodation is secured as affordable student accommodation as defined through the London Plan and associated guidance:a. to follow the Fast Track Route, at least 35 per cent of the accommodation must be secured as affordable student accommodation or 50 per cent where the development is on public land or industrial land appropriate for residential uses in accordance with Policy E7 Industrial intensification, co-location and substitutionb. where the requirements of 4a above are not met, applications must follow the Viability Tested Route set out in Policy H5 Threshold approach to applications, Part Ec. the affordable student accommodation bedrooms should be allocated by the higher education provider(s) that operates the accommodation, or has the nomination right to it, to students it considers most in need of the accommodation.5. Boroughs, student accommodation providers and higher education providers are encouraged to develop student accommodation in locations well connected to local services by walking, cycling and public transport, as part of mixed-use regeneration and redevelopment schemes.",
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"text": "The overall strategic requirement for PBSA in London has been established through the work of the Mayor's Academic Forum, and a requirement for 3,500 PBSA bed spaces to be provided annually over the Plan period has been identifiedThe strategic need for PBSA is not broken down into borough-level targets as the location of this need will vary over the Plan period with changes in higher education providers' estate and expansion plans, availability of appropriate sites, and changes in Government policy that affect their growth and funding.To demonstrate that there is a need for a new PBSA development and ensure the accommodation will be supporting London's higher education providers, the student accommodation must either be operated directly by a higher education provider or the development must have an agreement in place from initial occupation with one or more higher education providers, to provide housing for its students, and to commit to having such an agreement for as long as the development is used for student accommodation.",
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"text": "Affo inste maiAll\" nom edu to st with mer Set to borc nom thar 'den stu into anon supp Nome the a co mini fixed agre to th Wak Rep Nome",
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"text": "Camden Policy H9",
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"text": "The Council will aim to ensure that there is a supply of student housing available at costs to meet the needs of students from a variety of backgrounds in order to support the growth of higher education institutions in Camden and Camden's international academic reputation.",
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"text": "Estimated the need for additional student housing in Camden by multiplying the London requirement by the borough's share, giving a range",
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"text": "We will seek a supply of student housing to meet or exceed Camden’s target of 160 additional places in student housing per year and will support the development of student housing provided that the development: a. will not involve the net loss of 2 or more self-contained homes; b. will not prejudice the Council’s ability to meet the target of 742 additional self-contained homes per year; c. will not involve a site identified for self-contained housing through a current planning permission or a development plan document unless it is shown that the site is no longer developable for self-contained housing; d. complies with any relevant standards for houses in multiple occupation (HMOs); e. serves higher education institutions that are accessible from it; f. includes a range of flat layouts including flats with shared facilities wherever practical and appropriate; g. has an undertaking in place to provide housing for students at one or more specific education institutions, or otherwise provide a range of accommodation that is affordable to the student body as a whole; h. will be accessible to public transport, workplaces, shops, services, and community facilities; i. contributes to creating a mixed, inclusive and sustainable community; and j. does not create a harmful concentration of such a use in the local area or cause harm to nearby residential amenity Where proposed student housing development is not robustly secured as student housing that provides accommodation affordable to the student body in accordance with criterion (g), the Council will expect the development to provide an appropriate amount of affordable housing for general needs having regard to Policy H4 Maximising the supply of affordable housing. We will resist development that involves the net loss of student housing unless either: k. it can be demonstrated that the existing accommodation is incapable of meeting contemporary standards or expectations for student housing; or l. adequate replacement accommodation will be provided that satisfies criteria (a) to (j) above;",
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"text": "m. it can be demonstrated that the accommodation is no longer needed because the needs of students at the institutions that it serves can be better met in existing accommodation elsewhere.",
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"text": "Where the Council is satisfied that a development involving the loss of student housing is justified, we will expect it to create an equivalent amount of floorspace in another permanent housing use, such as self-contained housing (in Use Class C3), including an appropriate amount of affordable housing, having regard to Policy H4.",
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"text": "The justification for policy H12 is set out in section 4.43 (p138-141) of the Local Plan Background Paper (EV002). This looks at the evidence for the need for new accommodation, from both the Strategic Housing Market Assessment and information prepared on behalf of the University of Reading and sets this in the context of the planning pipeline for new student accommodation.",
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"text": "The City’s universities and specialist colleges are an important part of the Leeds economy, but significant growth in student numbers in the past has led to high concentrations of student housing in areas of Headingly, Hyde Park and Woodhouse. This generated concerns about loss of amenity to long term residents as well as wider concerns about the loss of housing suitable for families.",
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"text": "Growth in this accommodation is to be welcomed in order to meet need and to deflect pressure away from private rented houses in areas of over-concentration. Nevertheless, care is needed to ensure that purpose built accommodation does not itself become over-concentrated and is located with good access to the universities.",
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"text": "The preferred locations for purpose built accommodation have been informed by a range of factors including accessibility and convenience for users, regeneration potential, relationship with surrounding neighbourhoods and uses, compatibility with Town Centre policies and any relevant site or area development strategy, suitability/safeguarding of areas or sites for alternative beneficial uses, viability considerations and views generated through consultation processes.",
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"text": "sites and premises and is consistent with relevant defined Centre policies;",
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"text": "assessment of existing stock (both University and privately owned stock) including any waiting lists for existing places, an appraisal of schemes in the planning pipeline (under construction, with planning permission and current applications), consultation with Higher Education providers and reference to the Council’s latest Authority Monitoring Report which contains information on student numbers and completed bed spaces.",
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"text": "The of st “sus comm mec Nb. situas PBS,",
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"text": "Policy H06",
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"text": "1. Planning permission for the following development will only be granted where it does not conflict with Policies HO1 and HO2 and does not undermine local objectives to create or maintain sustainable, inclusive and mixed communities: a. changes of use and / or the erection of buildings to create new Houses in Multiple Occupation (HMOs); b. extension / alteration of existing HMOs including development that facilitates an increase in the number of occupiers / bedspaces; c. changes of use and the erection of buildings which include the creation of residential accommodation for exclusive occupation by students (e.g. purpose built student accommodation); d. extension / alteration of purpose built student accommodation resulting in an overall increase in the number of student bed spaces. 2. In assessing the development’s impact on local objectives to create or maintain sustainable, inclusive and mixed use communities, regard will be given to the following criteria: a. the existing proportion of HMOs and / or other Student Households in the area and whether this proportion amounts or will amount to a ‘Significant Concentration’ (calculated using the methodology shown in Appendix 6) apart from",
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"text": "Areas with a ‘significant concentration’ of HMOs / Student Households are identified using Council Tax information to map the properties where student exemptions apply combined with Environmental Health records of properties known to be in use as HMOs. Where there is already a ‘Significant Concentration’ of HMOs and/or student households in an area, calculated using the methodology in Appendix 6, planning permission will therefore not usually be granted for further HMOs or Purpose Built Student Accommodation unless the PBSA complies with Policy HO5. A ‘Significant Concentration’ is considered to be 10%. ‘Significant Concentrations’ do not exist in the majority of the Nottingham City area, which is a highly urban authority with excellent",
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Page 107
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1 · HEADING
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"text": "public transport serving all areas. The application of a 10% threshold is considered to strike an appropriate balance between meeting HMO and student accommodation needs within the City and supporting the objective of creating sustainable, inclusive and mixed communities.",
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"text": "PBSA within areas identified in Policy HO5 where new PBSA is encouraged; the individual characteristics of the building or site and immediate locality; any evidence of existing HMO and purpose built accommodation provision within the immediate vicinity of the site that already impacts on local character and amenity; the impact the proposed development would have on the character and amenity of the area or site having particular regard to the criteria set out in Policies DE1 and DE2; whether the proposal would incorporate adequate management arrangements, and an appropriate level of car and cycle parking having regard to the location, scale and nature of the development",
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"text": "h. whether new purpose built student accommodation is designed in such a way that it can be capable of being re-configured through internal alterations to meet general housing needs in the future; and",
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"text": "Mixed communities will be promoted by encouraging development of housing to meet a range of housing needs including a mix of prices, sizes, types and tenures, and\\na. providing housing for a broad range of smaller households in the City Centre and other highly accessible locations where no more than half the new homes in larger developments should consist of a single house type;\\nb. requiring a greater mix of housing in other locations, including homes for larger households, especially families;\\nc. providing new purpose-built student accommodation as part of a mix of housing development, with a mix of tenures and sizes of unit on larger sites, primarily in the City Centre and the areas directly to the north west and south of the City Centre;\\nd. limiting new or conversions to hostels, purpose-built student accommodation and Houses in Multiple Occupation where the community is already imbalanced by a concentration of such uses or where the development would create imbalance",
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"text": "The objectives of this policy will be partly achieved by limiting the forms of housing set out in part (d) where more than 20% of residences within 200 metres of the application site are shared housing, and by working with the universities and providers of student accommodation to ensure that their needs are met in appropriate locations, including those identified in the policy",
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"text": "4. Providing adequate space inside and outside of the home to meet the needs of residents.5. Providing 15% affordable homes on all developments of 15 or more dwellings subject to development viability.6. Focusing the provision of purpose built student accommodation within the Urban Core",
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"text": "different scenarios of future demand for purpose-built student housing. It is expected that a further 2,000 bedrooms will be constructed in the short term.For the purposes of establishing the housing requirement in the Plan and the availability of housing land through the SHLAAs28 purpose-built student housing is specifically excluded from the demand and supply equation. This approach recognises that student housing is a niche market, with future growth rates uncertain, and accommodation can take many forms.",
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"text": "The amount and location of purpose-built student accommodation will be carefully managed to ensure that:• There are no adverse impacts on existing residential areas;\\n• Proposals are consistent with other planning policies, including the delivery of new homes and workspace; and\\n• Appropriate growth in student population is matched by the provision of purpose-built accommodation.All proposals for purpose-built student accommodation will be expected to demonstrably meet identified needs, to have the support of the University of Bristol and to be in accordance with the provisions set out below.",
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"text": "Proposals for purpose-built student accommodation should not result in adverse impacts on existing residential areas. To avoid adverse impacts development should either be located in the defined locations set out in the policy subject to stated bed space limits and the policy's general provisions, or, when located elsewhere should avoid primarily residential areas and not exceed guideline thresholds in commercial areas",
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