Planning History	Prior to the PBSA application in 2021, a number of planning permissions have been granted on the site for residential development; however, none of those schemes came forward. • LPA ref. 110730/FO/2015/C1 - Approved 4 March 2016 ○ Erection of a 13-storey building (plus basement level) comprising 53no. one and two bedroom apartments (Use Class C3), a commercial unit (Use Classes A1/ A2/ A3/ A4/ B1/D1), associated car parking, landscaping and vehicular and pedestrian access. • LPA ref. 115591/FO/2017 - Status: Approved 2 June 2017 ○ Description: Erection of a 13-storey building comprising 53 residential apartments (Use Class C3a) together with ground floor commercial unit (135 sqm) (Use Classes A1 / A2 / A3 / A4 / B1a or D1), landscaping, loading bay and pedestrian access. (this application was also subject to an NMA later that year) • LPA ref. 129406/FO/2021 - Status: Refused 4 June 2021 ○ Description: Full planning permission for a 28-storey purpose built student accommodation building (Sui Generis) ○ 534 bedspaces in 28 storey development ○ Planning application refused, reasons listed below: - Principle of use - Design quality – inadequacy of the proposed building materials - Urban design – impact on surrounding building and the lack of open space around the building. - Impact on nearby Listed Buildings - Impact on the Conservation Area - Wind environment • 17/12/2021 - Appeal against refusal lodged. • 17/05/2022 - Appeal decision – appeal allowed - scheme approved. Reason below: ○ Would not harm the character of, or the significance of heritage assets ○ not have a significant adverse effect on the amenities of residents of Deansgate Quay. ○ There is a quantitative and qualitative need for the proposed PBSA scheme which would be in an appropriate location relative to UM and MMU campuses ○ There are no significant comfort or safety concerns for pedestrians or cyclists. The proposed development accords with CS policies H12 and EN2 in particular, and with the up-to-date development plan.
Land Ownership	• Fusion (Deansgate (Manchester) Limited)
Adjacent Land Uses & Impact Considerations	• Site is within a predominantly residential area. • Residential block immediately to the north of the Site. • Deansgate Square residential community immediately to the east. • More broadly, the Great Jackson Street SRF (2018) area extends to the south – an area undergoing significant change with a number of high density residential schemes of significant height. • Immediately to the north and west of the site is the Bridgewater Viaduct, beyond this is a vacant parcel of land under construction for two residential apartment buildings (including the Castle Wharf development). • To the north of the site is a 7 storey residential building. • To the east of the site is Deansgate Square, a scheme of four multi-storey apartment buildings, ranging in height from 37 storeys to 64 storeys.
Surrounding Heights / Datum	• Deansgate Square to the south (ranges between 39 to 64 storeys) • Castle Wharf to the north (up to 21 storeys) • Transition has planning permission for development up to 31 storeys. • 7 storey residential building immediately north along with Knott Mill and associated masterplan which has a finer grain and lower scale existing / proposed.
Regeneration Context & Relevant Planning Considerations	• Site falls within the Great Jackson Street Regeneration Framework (2018). The permitted scheme has been approved not being consistent with this document.
Site Specific Planning Policy Considerations	• Planning permission has been granted via appeal. The key policy under consideration for this scheme was Policy H12 and the move from residential as per the previous permissions to Purpose Built Student Accommodation.
University support or part of either UoM or MMU redevelopment plans	• Scheme already consented