Townscape and Visual Impact	• 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.
Capacity (indicative)	• 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. • Based on feasibility study undertaken in 2019 by 5Plus for MMU.
Infrastructure Capacity (limitations)	• Opportunity to provide cycling routes along Higher Cambridge Street. • There is an existing route through the site which connects Cambridge Street and Stretford Road with the heart of the All Saints Campus. This is an important desire line. It also contains a TfGM cycleway along this.
Buildability / Constriction Logistics	• Non – envisaged although may be complicated if MMU requires a phases decant and delivery of the scheme.
Viability Issues	• Feasibility study has been undertaken to determine viability of the scheme in 2019 by 5Plus for MMU. • Relocation of students / need to accommodate students typically living on site elsewhere during demolition and construction phases. Need find alternative accommodation. • Need to maintain desire line / TfGM cycleway along this.
Deliverability Timescales	Based on most recent conversations with MMU (and our interpretation of planning timescales): • 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 • Pre-construction conditions, demolition and enabling works contract and implementation. Plus main contract procurement – 12 months • Construction period: 2 years. Estimated duration: 5 to 6 years
Key Findings and Recommendations	• Identified as a key opportunity site within the context of Man Met’s estate in terms of addressing their PBSA needs. • 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. • 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. • 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. • 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.