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            "text": "",
            "attrs": {
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                    "text": "Ground Conditions",
                    "attrs": {
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                },
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                    "id": "p84.1.2",
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                    "type": "table_cell",
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                        "l": 273.47954,
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                    "text": "• No ground conditions information currently available; however, the site is currently developed for PBSA.",
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                    "text": "Ecology",
                    "attrs": {
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                },
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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.",
                    "attrs": {
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                    "text": "Air Quality",
                    "attrs": {
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                    "text": "• Located within 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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                {
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                    "text": "Noise",
                    "attrs": {
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                        "col": 0,
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                        "colspan": 1,
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                },
                {
                    "id": "p84.1.8",
                    "order": 9,
                    "type": "table_cell",
                    "bbox": {
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                        "r": 539.013145,
                        "b": 641.4811
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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.",
                    "attrs": {
                        "row": 3,
                        "col": 1,
                        "rowspan": 1,
                        "colspan": 1,
                        "bbox_refit": true
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                },
                {
                    "id": "p84.1.9",
                    "order": 10,
                    "type": "table_cell",
                    "bbox": {
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                        "r": 143.412078,
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                    "text": "Green and Blue Infrastructure",
                    "attrs": {
                        "row": 4,
                        "col": 0,
                        "rowspan": 1,
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                        "bbox_refit": true
                    }
                },
                {
                    "id": "p84.1.10",
                    "order": 11,
                    "type": "table_cell",
                    "bbox": {
                        "l": 273.48,
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                        "r": 539.13314,
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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.",
                    "attrs": {
                        "row": 4,
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                },
                {
                    "id": "p84.1.11",
                    "order": 12,
                    "type": "table_cell",
                    "bbox": {
                        "l": 36.9602,
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                        "r": 112.649857,
                        "b": 580.8779999999999
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                    "text": "Daylight and Sunlight",
                    "attrs": {
                        "row": 5,
                        "col": 0,
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                    }
                },
                {
                    "id": "p84.1.12",
                    "order": 13,
                    "type": "table_cell",
                    "bbox": {
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                        "r": 547.421801,
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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.",
                    "attrs": {
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                },
                {
                    "id": "p84.1.13",
                    "order": 14,
                    "type": "table_cell",
                    "bbox": {
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                        "t": 492.537,
                        "r": 142.879737,
                        "b": 484.518
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                    "text": "Townscape and Visual Impact",
                    "attrs": {
                        "row": 6,
                        "col": 0,
                        "rowspan": 1,
                        "colspan": 1,
                        "bbox_refit": true
                    }
                },
                {
                    "id": "p84.1.14",
                    "order": 15,
                    "type": "table_cell",
                    "bbox": {
                        "l": 273.46152,
                        "t": 492.05731199999997,
                        "r": 549.950602,
                        "b": 460.03799999999995
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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",
                    "attrs": {
                        "row": 6,
                        "col": 1,
                        "rowspan": 1,
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                        "bbox_refit": true
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                },
                {
                    "id": "p84.1.15",
                    "order": 16,
                    "type": "table_cell",
                    "bbox": {
                        "l": 42.3602,
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                        "r": 114.178591,
                        "b": 447.55799999999994
                    },
                    "text": "Capacity (indicative)",
                    "attrs": {
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                    }
                },
                {
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                    "order": 17,
                    "type": "table_cell",
                    "bbox": {
                        "l": 273.46228,
                        "t": 455.57699999999994,
                        "r": 547.188808,
                        "b": 411.08099999999996
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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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                },
                {
                    "id": "p84.1.17",
                    "order": 18,
                    "type": "table_cell",
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                        "r": 169.370777,
                        "b": 362.59799999999996
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                    "text": "Infrastructure Capacity (limitations)\nViability Issues",
                    "attrs": {
                        "row": 8,
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                        "merged_continuation": true
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                {
                    "id": "p84.1.18",
                    "order": 19,
                    "type": "table_cell",
                    "bbox": {
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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)",
                    "attrs": {
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                },
                {
                    "id": "p84.1.19",
                    "order": 20,
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                    "text": "Deliverability Timescales",
                    "attrs": {
                        "row": 9,
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                },
                {
                    "id": "p84.1.20",
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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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