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HS2 SRF Update: Portugal Street East Strategic Regeneration Framework November 2017

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HS2 SRF Update: Portugal Street East Strategic Regeneration Framework November 2017 HS2 SRF Update: Portugal Street East Strategic Regeneration Framework November 2017 HS2 SRF Update: Portugal Street East Strategic Regeneration Framework Contents 1 Executive Summary 3 2 Introduction 9 3 The Vision 12 4 Strategic Context 15 5 HS2 Masterplan Strategic Principles 21 6 Development and Urban Design Principles 28 7 Delivery and Phasing Strategy 39 Appendix 1: Plot Plan 41 2 HS2 SRF Update: Portugal Street East Strategic Regeneration Framework 1 Executive Summary The area does not currently contribute to a positive arrival experience for travellers entering the city or fulfil its potential to Introduction expand city centre quality uses eastwards. There is an opportunity, 1.1 In January 2014, Manchester City Council adopted the ‘HS2 and need to deliver a form of development that will act as a catalyst Manchester Piccadilly Strategic Regeneration Framework (2014)’ for further regeneration, and create a new, distinctive neighbourhood (HS2 SRF) following the UK Government’s commitment to Phase 2 of of choice for the city. High Speed 2. 1.5 The production of the Portugal Street East SRF has been led by 1.2 The HS2 SRF was a high level document covering a significant land Olympian Homes Ltd. a key stakeholder in the area and a developer area. It was intended to offer a structuring framework within which with an established track record of new development, with recent more detailed sub-area guidance, such as that covered within this support from AECOM Capital. In Manchester, this includes the update, could come forward. recently completed 330 bedroom Motel One hotel situated at Piccadilly. 1.3 The site is centrally located relative to the HS2 masterplan area as a whole and is adjacent to the proposed new (HS2) station entrance. 1.6 In addition, the final version of this SRF update has been prepared It is bound to the west by the Metrolink line running to the Etihad following consultation with the City Council and their retained Campus and beyond that to Ashton. This line effectively links the masterplanning advisors for the wider HS2 area, Bennett’s Station area to key regeneration opportunities beyond the Inner Ring Associates) as well as other affected landowners and developers as Road to the East including Lower Medlock Valley, Ashton Canal well as members of the local community. Corridor, Etihad Campus and Holt Town. Consultation 1.4 In its current form, the area mostly supports privately owned, light industrial uses, set within an environment that has seen little 1.7 A draft version of this document was endorsed by Manchester City investment in recent years with the exception of the Aeroworks Council’s Executive Committee on 8th March 2017, as a basis for building which has recently been refurbished as commercial space. 3 HS2 SRF Update: Portugal Street East Strategic Regeneration Framework public and key stakeholder consultation. The formal public 1.12 In order to support the proposed density of development, it is consultation period ran from 21st April to 2nd June 2017. essential that there is a vibrant place making strategy. Connected to this will be a range and quality of uses, high quality public and 1.8 This further version of the document has been updated in response private amenity spaces and excellent pedestrian connections. At all to the comments that have been received and following further and times, the development will need to prioritise the quality of the built ongoing consultation between landowners and stakeholders. environment ensuring it is attractive to new residents and commercial occupiers. This is required in order to build a vibrant and 1.9 The status of this document, following full endorsement by connected new neighbourhood that contributes towards Manchester’s Manchester City Council, is as a material planning consideration, to economic growth potential and objectives in a sustainable way. be considered by the Local Planning Authority in the determination of future planning applications. In addition, the principles set out within Economic and Market Context this document have further weight given that they have been drafted 1.13 Manchester’s increasingly buoyant economy continues to benefit to be consistent with national planning policy and the local from growth in financial and professional services and is being Development Plan. further strengthened and diversified by high added value growth in Vision key sectors such as Creative and Digital, Science and Innovation, Culture, Sport and Tourism. 1.10 The vision for the Portugal Street East SRF is to shape and realise the city’s ambitions to regenerate and transform the neighbourhood 1.14 Manchester has a population of 500,000 which is growing and lies at surrounding the Piccadilly train station and create a sense of place the heart of a conurbation extending to 3 million. Population growth for the area. The successful delivery of the SRF will create a new in recent years has been particularly evident in a younger 20-35 vibrant mixed-use, pedestrian community, which complements the years demographic attracted to the Manchester’s lifestyle and arrival of HS2 and strengthens Manchester’s Eastern Gateway. increasing employment opportunities, and this in turn is driving further economic growth and enhanced productivity. 1.11 The quality of the buildings within the framework area will be of the highest possible standard with designs that are immediately 1.15 Economic growth has also been supported by Manchester’s deliverable. The development will be of a high density, expanding international connections, centres of excellence in commensurate with the area’s highly accessibly location and the research and higher education, and investment in transport city’s need to optimise strategic opportunity sites which can deliver infrastructure which has deepened labour markets. much needed new homes and employment space. 1.16 Prospects for economic growth are closely tied to the ability to attract and retain the most talented individuals. It is therefore critical to 4 HS2 SRF Update: Portugal Street East Strategic Regeneration Framework focus efforts on improving the City Region’s attractiveness as a A commercially focused mix of uses was presented in the HS2 SRF as location to live, study, work, invest and do business. In this regard, a a basis for appraising economic viability. It was made clear however that uses other than those shown in the document can come forward key priority is the delivery of high quality residential accommodation, in a controlled fashion. consistent with the requirements of Manchester’s Residential Quality Guidance, and located within neighbourhoods of choice. Active frontages are advocated and public access to the ground floor of buildings are to be provided where possible and appropriate, particularly along major corridors of movement through the 1.17 In addition, the rapidly diversifying economy is driving the need for a framework area. diverse workplace offer, including the retention and refurbishment of existing good quality commercial buildings alongside the provision of More detailed plans should take into account the presence and character of the listed buildings and their significance in helping to a diverse range of new commercial spaces that accommodate a define a unique sense of place in the future. range of workspace typologies. A recognition that streets are principal public spaces within the city; 1.18 Finally, the One Manchester Strategy identifies a clear vision for however, in addition, a network of public spaces will support the higher density of development essential for the city centre to foster Manchester’s future, where all residents can access and benefit from sustainable growth, and should offer a range of public outdoor the opportunities created by economic growth. amenity space. Planning and Regeneration In respect of density, the SRF envisages an area of dense, urban blocks set around a series of public spaces. 1.19 The principles set out within this SRF have been developed in close Ensuring permeability through the proposals and designing animated collaboration with Manchester City Council and Bennetts Associates. and legible connections with neighbouring areas, stitches the They have been designed to complement and add additional detail to proposals into the city’s fabric and helps amplify the direct benefits the broader key principles established through the HS2 SRF. of HS2 through to the surrounding areas. A road network on a grid that is sympathetic to the scale of 1.20 The overarching objectives of the HS2 masterplan are: Manchester’s historic grain and stitched into existing networks to ensure access and permeability. Improving the attractiveness of investment in neighbouring areas; .” Radically improving physical connections and permeability; and, PSE SRF: Development and Urban Design Principles Providing destinations for social and cultural activity. 1.22 Section 6 develops the HS2 SRF strategic development principles and 1.21 In addition, a number of the key strategic principles identified in the proposes a developer led, deliverable solution for this sub area. existing HS2 SRF have been considered in developing the updated guidance provided in this document. These are as follows: 5 HS2 SRF Update: Portugal Street East Strategic Regeneration Framework 1.23 In the main, the overarching strategic principles of the HS2 include a range of types of high quality accommodation for a new masterplan have been retained. The following aspects have been residential and business community,
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