3. Policy Background and Context
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.
3.2. H12 applies a set of criteria which includes a requirement for developers to demonstrate that there is a need for additional student accommodation. Whilst this can be demonstrated at the current time, 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.
3.3. A number of documents aligned to Policy H12 have since been developed to supplement and support ongoing regeneration in the Oxford Road Corridor (2018). This includes the Corridor Spatial Framework and other Strategic Regeneration Frameworks (SRFs).
3.4. The wording of Condition H12 of MCC's Core Strategy is set out below:
“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.
Sites should be in close proximity to the University campuses or to a high frequency public transport route which passes this area.
The Regional Centre, including the Oxford Road Corridor, is a strategic area for low and zero carbon decentralised energy infrastructure. Proposed schemes that fall within this area will be expected to take place in the context of the energy proposals plans as required by Policy EN 5.
High density developments should be sited in locations where this is compatible with existing developments and initiatives, and where retail facilities are within walking distance. Proposals should not lead to an increase in on-street parking in the surrounding area.
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.
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.
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.
Where appropriate proposals should contribute to the re-use of Listed Buildings and other buildings with a particular heritage value.