Adjacent Land Uses & Impact Considerations	Falls within the 'First Street Central' area of First Street, which is the commercial heart of the Development Framework area. North of the site is James Grigor Square, Number One First Street office building and a Vita Student building. Beyond are cultural and leisure uses set around Tony Wilson Place, including HOME Manchester and the Melia Inside Hotel. Immediately east is Macintosh Mills, comprising residential apartments within a converted Grade II Listed mill building, and further is Macintosh Village, an established residential community with other PBSA and commercial and academic uses associated with the city centre / Oxford road Corridor Area. Plot 11 of the First Street masterplan is located immediately south of the site, where 2,224 co-living units are currently under construction. Further beyond are Unite student accommodation buildings (New Medlock House and Parkway Gate). West of the Site, beyond Plot 10a, are further development sites primarily identified for commercial offices. Construction is underway on an 11-storey office on Plot 9a, to be occupied in full by the GPA. Planning permission is in place for two office buildings on One City Road and the Premier Inn site bounded by Medlock Street and the Mancunian Way is subject to emerging proposals (pre-planning) for commercial office and PBSA.
Surrounding Heights / Datum	The First Street Development Framework identifies building heights of up to 17 commercial storeys in First Street Central. Plot 9a, under construction, rises to 11 commercial storeys. Within First Street North the heights rise up to 11 storeys (Vita Student 11 storeys, No.1 and No.8 are 9 storeys) Further west, heights rise significantly to 31 storeys (River Street tower), and beyond that up to 65 storeys (Deansgate Square / Great Jackson Street). To the south, emerging heights rise to 45 storeys on the under construction Plot 11 First Street development. Unite Student beyond are at 18-storeys. Macintosh Mills immediately to the east is a 6-storey mill building, rising to 5-storeys where it faces the site. Cambridge Mill beyond is 6-storeys. There is a cluster of tall buildings in close proximity to Oxford Road Station (existing and approved) including One Cambridge Street, Student Castle, Great Marlborough Street PBSA, Artisan Heights, Hotpsur Press and associated tower and the Circle Square developments, all forming part of the Manchester's Southern Arc of higher density development. This juxtaposition of heights between modern tall developments and low / medium rise residential buildings, including listed buildings, requires sensitive consideration when bringing forward proposals at scale in this area.
Regeneration Context & Relevant Planning Considerations	Site located within the boundary of both the Oxford Road Spatial Framework (endorsed by MCC Executive in March 2018) and the First Street Development Framework (endorsed by MCC Executive in 2018, and subject to a further addendum in in July 2020) Generally, the Oxford Road SRF seeks the following when considering new development in the study area: Promotes an increase in density and densification where that can be justified and alongside enhanced architecture and place making strategies. Promotes the need to accommodate more student housing in the area, where in accordance with Core Strategy Policy H12. More specifically, the Site is identified within the First Street Development Framework as being located within First Street Central, identified for commercial office development.
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