Daylight and Sunlight	Potential daylight impacts on the adjoining Ardwick residential community which is comprised of low-rise housing.
Townscape and Visual Impact	Potential townscape impacts due to increase in built environment between low-rise housing in Hulme and the site. Key considerations are set out within the current regeneration framework: “The townscape to the west of the site is characterised by high-quality and green public realm, framed by grand institutional architecture of scale. This townscape has seen positive contributions of architectural merit in recent years, and several valuable architectural additions forthcoming. In contrast, the Brunswick neighbourhood has a residential urban character, composed of modest domestic architecture. The improved public realm creates a pleasant environment, with Gartside Gardens acting as an attractive and open focal point for the community. The site occupies a buffer zone between these distinct character areas, composed of diverse architecture of varying quality and value. The commercial buildings have long sections of inactive and defensive frontages, creating a poor public realm. Several disused or vacant buildings further diminish the character, creating an uninviting townscape. The car showrooms predominantly address Upper Brook Street to showcase products, resulting in blank elevations defining the interface with the Brunswick neighbourhood. The orientation and sensory quality of the environment gives the perception of a barrier between the academic environment and community, and the residential environment and community. The lack of buildings addressing Kincardine Road creates a sense of non-place or industrial hinterland. The striking architecture of the restored Grade II* former Unitarian Chapel stands out from the setting as a notable landmark of considerable value to place. Similarly, the Grade II Listed Mawson Hotel offers a unique and significant contribution to place, linking the site with its past as remaining evidence of the area’s historic community, culture and architecture.”
Capacity (indicative)	We understand that ongoing masterplanning and pre-application discussions, post endorsement of the 2019 SRF, have identified that the site could accommodate 1,500 PBSA bedspaces, in principle, as part of a wider use commercial developmentc.1000 PBSA bedspaces. Consideration of impacts on existing communities, and MCC’s investment in those communities will have a key influence on whether comprehensive redevelopment proposals for the Site, including PBSA, can secure Planning Permission.
Infrastructure Capacity (limitations)	The Oxford Road Corridor Strategic Regeneration Framework Guidance (2019) identifies that as a result of the increased level and density of development on the wider site, there is a need to establish whether a primary substation will be required. If needed then suitable location needs to be identified.
Buildability / Constriction Logistics	Will require sensitive construction management with regard to minimising impact on local communities. Adjoining developers should coordinate and work together in this regard; however, there are no obvious insurmountable or unusual issues.
Viability Issues	N/A
Deliverability Timescales	Timescales to submit for planning unknown so we have assumed 12 months with a 3 to 4 year period to completion. The earliest completion of PBSA on this Site is therefore likely to be for academic year beginning in September 2026.
Key Findings and Recommendations	This is a significant opportunity to bring forward circa 1500 PBSA bedspaces and in so doing, support mixed use regeneration. We understand that pre-application discussions are underway and that