Ground ConditionsPhase 1 Desktop Study of app ref: 135576/FO/2022 identifies a moderate risk due to site's existing uses. It is anticipated that some minor remedial measures may be necessary depending on the nature of the ground conditions. Additional Phase 2 Ground Investigation to be undertaken.
EcologyNo ecological designations on the site (source: Preliminary Ecological Appraisal under app ref: 135576/FO/2022) No Tree Preservation Orders. No trees currently on site. Bat Survey (source: app ref: 135576/FO/2022) concludes a single emergence survey is recommended to be undertaken on the nursery building between May and August 2023.
Air QualityThis site is not located within the Manchester Air Quality Management Area
NoiseA noise assessment has been submitted with the application which concludes that the noise effects can suitably be managed with the use of good acoustic design being a principal consideration throughout the project life.
Green and Blue InfrastructureThe MCC Green and Blue Infrastructure Strategy emphasis is the need to retain and enhance green infrastructure.
Daylight and SunlightThe live application is accompanied by a daylight and sunlight assessment report, prepared by Avison Young. This advises that the proposed development is acceptable on daylight and sunlight grounds with regard to its impact on the amenity of adjoining properties.
Townscape and Visual ImpactThe scheme is tallet than its immediate surroundings, as it rises to 6 storeys; however, the distribution of massing across the site does appear to have been considered and a justification has been put forward within the application documentation.
Capacity (indicative)c.172 PBSA bedspaces, as per planning application ref. 135576/FO/2022.
Infrastructure Capacity (limitations)TBC
Buildability / Constriction LogisticsWill require sensitive construction management with regard to minimising impact on local communities and adjoining occupiers.
Viability IssuesTBC
Deliverability TimescalesStatus: Under determination – Validated late November 2022. Determination period: c. 4 months. (16 weeks EIA app, 13 weeks major app) Potentially determined by around March / April 2023 Subject to planning, there would be appear to be a target to build and occupy for the beginning of the academic year in September 2025. Estimated duration: 3 years.
Key Findings and RecommendationsRequires demolition of nursery and garage to enable redevelopment. Existing PBSA accommodation immediately north west (Brook Hall) and south west (Darbishire House). Planning application validated November 2022 for 172 student bedspaces. A proportion of the PBSA units are intended to be the subject of a nomination agreement with the University of Manchester. There would appear to be a good prospect of delivery, should the application be supported. Completion expected 2025 with occupation September 2025 (based on approval of planning application in early 2022); however, we have not coded as green until such time as planning permission has been granted.
PBSA Scheme (& Operator):
Status:466-472 Moss Lane East
Status Rating:Amber