Site Description and Existing Use	• The Upper Brook Street masterplan area covers several land ownership, with PBSA proposals likely to be focused within two of those ownerships as part of a mixed use development, namely the former Williams car showroom and former Citroen Garage – both located on Upper Brook Street. • The land is located within the Ardwick Ward. • Former Williams site is accessed from Inchley Road to the south and by Kincardine Road to the northeast. • Former Citroen garage accessed via Kincardine Road to the east. • The wider UBS masterplan site includes the MCC owned Elizabeth Yarwood Court residences, the Hello Student Accommodation (The Chapel) and specialist Tai Wu (formerly Tai Pan) restaurant and W.H. Lung Supermarket.
Planning History	• Planning history pertaining to former car show room use only.
Land Ownership	• Williams Jaguar Garage – Manchester City Council (MCC) Freehold; Williams Jaguar Leasehold. • Williams BMW Approved Used Car Garage – MCC Freehold; Williams BMW Leasehold. • Former Citroen Garage – McLaren Property (UBS 1) Limited • Freehold.
Adjacent Land Uses & Impact Considerations	• Located directly adjacent to an area of the UoM estate (to the west) that is identified as being a cluster for activity and growth within the Science, Research and Innovation sectors. This area is home to National Graphene Institute (NGI), Manchester Engineering Campus Development (MECD) and Sir Henry Royce Institute • To the north west is Circle Square, a mixed use, high density new city centre neighbourhood. • To the north is ID Manchester (for University North Campus) regeneration site and beyond that are the Piccadilly and Mayfield regeneration areas. The UBS represents a significant opportunity to connect the Oxford Road Corridor into North Campus, Piccadilly and Mayfield, and East Manchester beyond, completing a regeneration arc through Ardwick and opening up employment, leisure and cultural opportunities to local residents. • The UBS site is located within Ardwick, a ward which is home to vibrant and diverse communities, but which also contain pockets of deprivation. MCC has already delivered a number of significant regeneration initiatives within Ardwick, including the transformation of the former Plymouth Grove estate with new housing alongside a neighbourhood centre. • The wider surrounding area comprises low rise residential uses to the east and south, which is the focus of the Brunswick PFI Masterplan. There is an existing 5/6 storey student residential block, Kincardine Court, immediately to the east of the site and adjacent to Gartside Gardens. In the wider area, there are also a number of community, leisure and cultural uses, including Gartside Gardens, Brunswick Park, Elizabeth Gaskell's House, Victoria Baths, Manchester Museum, The • Whitworth, The Pankhurst Centre and Manchester Aquatic Centre.
Surrounding Heights / Datum	• The residential Brunswick neighbourhood is characterised by low-rise dwellings setting a datum of 2 to 4 storeys. This is broken in a few instances by mid-rise blocks of flats of up to 9 storeys. Within the site, there are several car dealerships of single storey, double height; a cash and carry with associated restaurant at 3 storeys, the two storey Mawson Hotel, and a single storey community building; which set a low-rise condition. Amongst this setting, the former Unitarian Chapel stands out at circa 28m in height. On the opposite side of Upper Brook Street, a series of institutional landmark buildings of scale set a significantly higher datum, notably the Henry Royce building under construction at circa 46m high. The tallest building within the MECD