Surrounding Heights / Datum	• Unite Students – New Medlock House to the north (9 storeys). • Unite Students – Parkway Gate to the north (up to 18 storeys). • Hulme residential community (between 3 to 5 storeys). • 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.
Regeneration Context & Relevant Planning Considerations	• 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.
Site Specific Planning Policy Considerations	• 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 • Saved UDP Policies DC18, DC19, DC20, DC2
University support or part of either UoM or MMY redevelopment plans	• TBC
Heritage	• Site is not located within or close to a conservation area. • 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).
Flood Risk and Drainage	• Flood Zone 1 – Low risk
Transport and Access	Proximity to key destinations: • 6 mins walk to UoM Campus (0.3 miles) • 2 mins walk to MMU Campus (160 yards) • 7 mins walk to RNCM (0.4 miles) • 6 mins walk to Oxford Road (0.3 miles) • 13 mins walk to city centre heart / St Peters Square (0.6 miles) • 8 mins walk to Oxford Road Station (0.4 miles) • 17 mins walk to Piccadilly Station (0.8 miles) Accessibility: • Closest convenience store located 1 minute walk (85m) north. • Restaurants, bars and other leisure uses located within a 5 – 10 mins walk north, predominantly along Oxford Road. • 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. • Frequent buses run along Oxford Road (6 mins walk) as well as access to key cycling routes. • Existing pedestrian access between the site is comprised of underpasses.
Ground Conditions	• No information currently available.
Ecology	• No ecological designations on the site. • No Tree Preservation Orders. • c.20 trees currently on site - note the 3:1 typical MCC tree replacement ratio.
Noise	• 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.
Air Quality	• 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.
Green and Blue Infrastructure	• The Manchester Green and Blue Infrastructure Strategy (2015) identifies the potential for new buildings at First Street to be at increased density in order to create space for green and blue infrastructure provision..
Daylight and Sunlight	• Given the relative adjacency to residents in Hulme (within 3 to 5 storey buildings around Newcastle Street and Loxford Street), any form of development coming forward on this site is likely to step down in scale as it interfaces with this community to the extent that is required in order to minimise sunlight and daylight impacts on residents, consistent with the city centre / edge of city centre area and taking into accoount best practise