● The area to the west of the Site is characterised by residential dwellings.
Surrounding Heights / Datum	● To the west and south there are low-rise properties that are typically 2 storeys. ● Ropemaker Court (Student Accommodation) to the east rises to 6 storeys.
Regeneration Context & Relevant Planning Considerations	● 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.
Site Specific Planning Policy Considerations	● 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. ● Saved UDP Policies DC20 and DC26.
Heritage	● 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. ● 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. ● 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: ◦ Barclays Bank | Grade II Listed | 120m east of site ◦ Edward vii statue in Whitworth Park to south of Whitworth Gallery | Grade II | 220m north of site
Flood Risk and Drainage	● The site is located within Flood Zone 1 (low risk).
Transport and Access	Proximity to key destinations: ● 18 mins walk to MMU Campus (0.9 miles) ● 9-10 mins walk to the UoM Campus (0.5 miles) ● 17 mins walk to RNCM (0.9 miles) ● 2 mins walk to Oxford Road (0.1 miles) ● 31 mins walk to city centre heart / St Peters Square (1.6 miles) ● 26mins walk to Oxford Road Station (1.3 miles) ● 35mins walk to Piccadilly Station (1.8 miles) Accessibility: ● Closest convenience store located adjacent to site or within 3 mins walk to Lidl on Oxford Road. ● Restaurants, bars and other leisure uses located within a 3 mins walk west, predominantly along Oxford Road. ● Frequent buses run along Oxford Road (3 mins walk) as well as access to key cycling routes.
Ground Conditions	● 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.
Ecology	● No ecological designations on the site. ● 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%. ● No Tree Preservation Orders. ● 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.
Air Quality	● The northern fringes of the Site lie within a designated Air Quality Management Area which runs along much of Moss Lane East towards Oxford Road. The current application (135544/FO/2022) is supported by a detailed Air Quality Assessment (prepared by Hydrock) which considers both air quality with respect to the amenity of future residents and the impact of the Proposed Development on air quality. This concludes that no impacts will be created.