Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Application Number Date of Appln Committee Date Ward

102370/FO/2013/C1 3 May 2013 27th Jun 2013 City Centre Ward

Proposal Erection of a ground plus four storey building (total 5 storeys) comprising office accommodation (Use Class B1) with related access, servicing, landscaping and associated works. Location 1 Hardman Street, Spinningfields, Manchester, M3 3HF Applicant Allied London Tivoli 201 Limited Agent John Cooper, Deliotte LLP, 2 Hardman Street, Spinningfields, Manchester, M3 3HF

1.0 DESCRIPTION OF SITE

1.1 The site has an area of 0.05 hectares and is situated within Spinningfields. It is bounded by Hardman Street to the north, Tivoli Street to the south, Sidney Street to the east and 2 Hardman Street to the west. The site is located within the Deansgate Conservation Area and is immediately adjacent to the former County Court, a Grade II listed building. Royal London House and Sunlight House (both Grade II listed) are located between Atkinson Street and Quay Street to the south. The site has been temporarily landscaped as part of a wider strategy for the Spinningfields area.

2.0 DESCRIPTION OF PROPOSALS

2.1 The proposal is for a five storey rectangular building comprising office accommodation (Use Class B1). It would incorporate a roof terrace on part of the fifth floor.

2.2 The facades to Hardman Street, Sydney Street and Little Quay Street would be constructed in two layers. The inner layer forming the building envelope would be constructed in a combination of proprietary metal cladding rib panels and glazing. The outer layer on these elevations would consist of an expanded wire mesh, which would be positioned in front of the building envelope. Graphic imagery would be printed onto the mesh screen and the screen would be cut and punctured to emphasise the form of the graphic and to provide glimpses into and out of the building. The façade would be illuminated at night. The Tivoli Street elevation would not have the outer layer of mesh.

2.3 The ground floor level would mainly be glazed. The main entrance would be off Hardman Street and an arcade would be formed along Hardman Street and Sydney Street by the overhanging façade.

2.4 The City Council has a land ownership interest within Spinningfields and members are reminded that in considering this matter, they are discharging Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

their responsibility as Local Planning Authority and must disregard the City Council's ownership interest in the wider area.

2.5 A previous approval referenced 087723/FO/2008/C1 granted permission on 20 November 2008 for a four storey building comprising a mix of uses, including shops (A1), financial and professional services (A2), restaurant/café (A3) and /or a bar (A4) at ground floor; and A1, A2, A3, A4 uses and/or offices (B1), and an art gallery (D1) on the upper floors. A further application referenced 095492/REP/2011/C1 permitted the extension of the time limit on the above application by three years on 15 September 2011.

2.6 The applicant has advised that the approved scheme has not commenced due to the absence of a pre-let any of the restaurant and retail space, which affected the ability to raise funds for the development. The current proposals are designed to meet the requirements of a confirmed office occupier with whom a full pre-let of the building has been agreed, which would allow the site to be developed.

2.7 The proposed development is similar to the approved scheme in terms of the height, form, massing, scale and elevational treatment. The additional floor would be accommodated through a reduction in floor to floor heights to 3.6m (to reflect the requirements of an office user rather than an art gallery) and the removal of the double height restaurant floor.

3.0 CONSULTATIONS

3.1 Local residents and businesses – No comments or objections have been received.

3.2 Head of Highway Services – Advised on the required legal closure and Section 278 agreement, confirmed acceptability of the proposed waste management strategy and associated dropped kerb and requested details of delineation between the rear of the footway and the building frontage

3.3 Environmental Health - No objections in principle subject to conditions regarding restriction of the hours of use and servicing; delivery hours; refuse storage; and, the submission and agreement of further information in relation to the acoustic insulation of externally mounted equipment.

3.4 Contaminated Land Section - No objections in principle subject to a condition requiring the submission of further information in relation to contaminated land.

3.5 English Heritage – Advised that the application should be determined in accordance with national and local policy guidance, and on the basis of the City Council’s specialist conservation advice.

3.6 Environment Agency - Confirmed no objection in principle to the proposed development, and no further comments to make

Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

3.7 Transport for Greater Manchester – No comment

3.8 Greater Manchester Police – No comment

3.9 Greater Manchester Archaeological Advisory Service – Advised that the adjacent site was investigated some years ago, producing excellent remains and a fantastic artefact assemblage relating to a late eighteenth century soda works and was possibly the first to be archaeologically investigated in the country. Unfortunately, the present site became a public house in the early nineteenth century and early mapping suggests that this was cellared from the outset and it is unlikely that there would be anything other than the pub cellars. On this basis, they consider that there is no need to place any archaeological requirements upon the applicant.

3.10 Publicity - The application has been advertised as affecting a conservation area and affecting the settings of listed buildings. Neighbours within the vicinity have been notified and no objections have been received.

4.0 ISSUES

4.1 National Policy

4.2 The National Planning Policy Framework – The NPPF sets out the Government’s planning policies for England and how these are expected to apply. The proposed development complies with the following policies or parts thereof:

Section 1 - Building a strong and competitive economy The proposals would bring into active economic use a currently vacant, previously developed site, delivering a new office building within the financial and professional services district of Spinningfields, a location identified in the adopted Manchester Core Strategy as having a primary focus for employment growth in B1 office use. The site is in a highly sustainable location within the City Centre, with easy access by foot to its range of services and facilities as well as excellent access to a choice of means of public transport. This would assist in building a strong economy on several levels in terms of creating employment during construction along with permanent employment from the proposed offices.

Section 2 Ensuring the Vitality of Town Centres, - the proposal would develop a key site within Spinningfields that is currently vacant and has been previously developed.

Section 4 Promoting Sustainable Transport – The site can be easily accessed by sustainable transport methods, including all forms of public transport being close to Salford Central and Victoria Train Stations, on the free bus route, close to Deansgate and St Peter’s Square Metrolink stations and close to bus stops on Deansgate. The site is also easily accessed by walking and cycling.

Section 7 Requiring Good Design - The proposed scheme has been the subject of significant design consideration, consultation and evolution. The Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

building would be of a high quality and would complement the high standard of design generally in the area. The development would be integrated into the natural and built environment and its scale and form is sympathetic to its context, reflecting the architectural significance of the adjacent former County Court and providing a visual relationship between the old and new development in this location.

Section 8 Promoting healthy communities – The creation of activity at street frontage in this location would help to integrate the site into the locality and increase levels of natural surveillance.

Section 10 Meeting the challenge of climate change, flooding and coastal change –The application site is in a highly sustainable location and would aim to secure a ‘very good’ BREEAM accreditation.

Section 11 Conserving and enhancing the natural environment – The application includes a Geoenvironmental investigation and assessment report, in relation to the presence of contaminated land.

Section 12 Conserving and enhancing the historic environment – Conservation areas and listed buildings and structures are designated Heritage Assets and the impact on the Conservation Area and on the setting of the surrounding listed buildings and structures of the development of this site needs to be assessed

Paragraph 128 – advises that local planning authorities should require an applicant to submit sufficient information to describe the significance of any heritage assets affected.

Paragraph 131 – advises that in determining planning applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets; the positive contribution that conservation of heritage assets can make to sustainable communities including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness.

The development of this vacant site in an acceptable manner would improve and therefore enhance the character and appearance of the Deansgate Conservation Area and the setting of adjacent and surrounding listed buildings.

There would be a temporary negative impact on the setting of the listed buildings and the character of the conservation areas during the construction works; however this would be temporary and justified by the benefits of the proposals.

The construction works also have the potential to have adverse impacts on archaeological remains; however mitigation measures would be in place should material of archaeological interest be found.

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5.0 Relevant Local Policies

5.1 Adopted Core Strategy – The proposal is consistent with the following policies within the Adopted Core Strategy for the City of Manchester and specifically:

SO1. Spatial Principles – This development would be in a highly accessible location and reduce the need to travel by private car.

SO2. Economy – The scheme would provide new jobs during construction along with permanent employment and facilities in a highly accessible location.

S05. Transport –This development would be in a highly accessible location and reduce the need to travel by private car and make the most effective use of existing public transport facilities.

S06. Environment – the development would be consistent with the aim of seeking to protect and enhance both the natural and built environment of the City and ensure the sustainable use of natural resources in order to:  mitigate and adapt to climate change;  support biodiversity and wildlife;  improve air, water and land quality;  improve recreational opportunities; and

So as to ensure that the City is inclusive and attractive to residents, workers, investors and visitors.

Policy SP 1 (Spatial Principles) – the development would be highly sustainable and be consistent with the aim of bringing forward economic and commercial development within the Regional Centre.

The proposals would be consistent with the Spinningfields Masterplan and would provide good access to sustainable transport provision and therefore maximise the potential of the City’s transport infrastructure. It would make a positive contribution to neighbourhoods of choice by enhancing the built and natural environment, creating a well designed place that would both enhance and create character, reuse previously developed land and reduce the need to travel

Policy EC1 – Land for Employment and Economic Development – The proposals would support the City’s economic performance and by developing a site within a key location for employment growth on a highly accessible site, which would be capable of spreading the benefits of growth across the City thereby helping to reduce economic, environmental and social disparities creating inclusive sustainable communities.

The application site is well connected to the City’s existing transport infrastructure and as such the development would be well placed to maximise the promotion of walking, cycling and public transport use. Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

The City Centre is a key location for major employment growth and the proposals would create a number of new jobs during the construction phase and operation which would in turn contribute to economic growth.

The design of the development would make good use of the site in terms of efficient use of space, enhancement of the sense of place within the wider area, and would consider the needs of users and employees on the site in terms of a range of transport modes and the reduction of opportunities for crime.

Policy EC3 The Regional Centre – This office development would be in an appropriate location within the Regional Centre by virtue of its good connections with sustainable transport modes to both the City Centre and residential areas, and as the scale and type of office development does not undermine delivery of employment space within the City Centre.

Policy CC1 – Primary Economic Development Focus (City Centre and Fringe).- The proposals would deliver a high quality new office building, providing office floorspace within a part of the City Centre identified in Policy CC1 as a focus for primary economic development. The proposed building has been entirely pre-let (subject to planning) to a confirmed office occupier operating within the media sector, which will represent a new sector entering Spinningfields.

Policy CC5 – Transport – The proposal would contribute to improving air quality as it is accessible by a variety of modes of transport.

Policy CC6 City Centre High Density Development – The proposals would be a high density development and maximise the efficient use of land.

Policy CC9 Design and Heritage - The development would be of a high quality design and would have a positive impact on the setting of adjacent listed buildings and the Deansgate Conservation Area.

Policy CC10 A Place of Everyone – The proposals would complement the ongoing wider regeneration of Spinningfields, particularly by completing the development of Hardman Street, an important east-west linkage between Deansgate and the River Irwell. The development would respect all pedestrian linkages set out in the approved Spinningfields Masterplan and enhance the function of Hardman Street and Little Quay Street by drawing more people into Spinningfields at different times, creating an animated and vital public realm. The building would also be fully accessible.

Policy T1 Sustainable Transport – The proposed development would encourage modal shift away from car travel to more sustainable alternatives and include improvements to pedestrian routes and the pedestrian environment which would prioritise pedestrian and disabled people, cyclists and public transport.

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Policy T2 Accessible Areas of Opportunity and Need – The proposed development would be easily accessible by a variety of sustainable transport modes and would help to connect residents to jobs, local facilities and open space.

Policy EN1 Design Principles and Strategic Character Areas - The proposal involves a good quality design, and would result in development which would enhance the character of the area and the overall image of Manchester. The design responds positively at street level and by completing the development of Hardman Street as an important east-west linkage between Deansgate and the River Irwell would result in improvements to the City’s permeability. The positive aspects of the design of the proposals are discussed in more detail below.

Policy EN3 Heritage – The development would have a positive impact on the setting of adjacent listed buildings and the Deansgate Conservation Area.

Policy EN6 Target Framework for CO2 reductions from low or zero carbon energy supplies - being over 1,000 sqm the development would be expected to comply with the target framework for CO2 reductions from low or zero carbon energy supplies. The application is supported by an Energy Statement, which sets out how the proposals would meet the requirements of this policy.

Policy EN 8 -Adaptation to Climate Change - The application is supported by a BREEAM Pre-Assessment, which identifies measures that will ensure that the development would reach a target rating of at least “Very Good.”

Policy EN14 Flood Risk – A flood risk assessment was not required due to the size and location of the site.

Policy EN 16 - Air Quality The proposal would be highly accessible by all forms of public transport and reduce reliance on cars and therefore minimise emissions from traffic generated by the development.

Policy EN 18 - Contaminated Land and Ground Stability- A desk study which identifies possible risks arising from ground contamination has been submitted with the application.

Policy EN19 Waste – The development would be consistent with the principles of waste hierarchy. In addition the application is accompanied by a Waste Management Strategy which details the measures that will be undertaken to minimise the production of waste both during construction and operation.

The Strategy states that coordination through the onsite management team would ensure the various waste streams throughout the development are appropriately managed.

Policy DM 1- Development Management – sets out the requirements for developments in terms of BREEAM and outlines a range of general issues Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

that all development should have regard to. Of these the following issues are or relevance to this proposal:

 appropriate siting, layout, scale, form, massing, materials and detail;  Design for health;  Adequacy of internal accommodation and amenity space.  impact on the surrounding areas in terms of the design, scale and appearance of the proposed development;  that development should have regard to the character of the surrounding area;  effects on amenity, including privacy, light, noise, vibration, air quality and road safety and traffic generation;  accessibility to buildings, neighbourhoods and sustainable transport modes;  impact on safety, crime prevention and health; adequacy of internal accommodation , external amenity space, refuse storage and collection, vehicular access and car parking; and  impact on biodiversity, landscape, archaeological or built heritage, green Infrastructure and flood risk and drainage.

These are considered in detail in below.

5.2 Saved Policies of the Unitary Development Plan

DC18.1 Conservation Areas – The development would enhance the setting of the Deansgate Conservation Area due to the high quality design of the development.

DC19.1 Listed Buildings – The development would enhance the setting of the adjacent and surrounding listed buildings due to the high quality design of the development.

Policy DC20 Archaeology – An archaeological Investigation carried out by the University of Manchester Archaeological Unit in December 2005 concluded that the application site has low archaeological potential due to the previous building of a public house that is highly likely to have destroyed anything of interest.

DC26.1 and DC26.5 Development and Noise – The application is supported by acoustic assessments.

5.3 Guide to Development in Manchester Supplementary Planning Document and Planning Guidance (April 2007) - This Supplementary Planning Document supplements guidance within the Adopted Core Strategy with advice on development principles including on design, accessibility, design for health and promotion of a safer environment. The proposals comply with these principles where relevant.

5.4 Manchester City Centre Strategic Plan- The Manchester City Centre Strategic Plan (published in 2009) presents a vision for the City Centre and sets out the strategic action required to work towards achieving this over the period from 2009 – 2012. The Plan considers the contribution to be made Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

towards achieving the overall vision by each of the district components of the City Centre and recognises the key role of Manchester City Centre in providing a positive image and framework for inward investment and explains that its continued strong economic performance within a high quality urban environment will be fundamental to the prosperity of both Manchester and its city region.

The site of the current planning application falls within the area designated as Spinningfields. The aim here is to complete the regeneration process and ensure that Spinningfields remains a destination of choice for new retail and leisure as well as corporate investment to the city centre and to develop linkages with the Chapel Street area in Salford, in particular around the Salford Central Station area. The proposed development would be in keeping with these objectives.

5.5 The Schemes Contribution to Regeneration - Regeneration is an important consideration in terms of evaluating the merits of this application. Manchester City Centre is the primary economic driver in the City Region and as such is crucial to its longer term economic success. Spinningfields is recognised as a key asset in adopted planning and economic development policy at a local level, including the Manchester City Strategic Plan, the Adopted Core Strategy and the Spinningfields Master Plan and Planning Guidance.

The aims of these documents include the regeneration of 10ha area of the City Centre, which would be fully integrated functionally and physically with the rest of the City Centre, the increase in accessibility of Spinningfields and the enhancement of the Deansgate frontage.

Given that a tenant is already in place to occupy the space and the development is planned to commence in July 2013 this development is much more likely to be developed than the development previously approved.

The proposals would bring a new media company into Manchester City Centre creating a range of new job opportunities and would bring a vacant and underused plot of land in the City Centre into active economic use.

In view of the above the development would be in keeping with the objectives of these documents and would complement and build upon Manchester City Council's current and planned regeneration initiatives and as such would be consistent with sections 1 and 2 of the National Planning Policy Framework, and Policies SO1, SO2, SP1, EC1, CC1, CC4, CC7, CC8, CC10, EN1 and DM1 of the Adopted Core Strategy for the City of Manchester.

5.6 Design

The proposed building would be of a contemporary design which is appropriate to this important site within the conservation area. The height of the building is considered appropriate and relates well to surrounding buildings. The treatment of the elevations of the building would result in a high quality building with a presence that would draw people into Spinningfields. Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

The elevations would be constructed from highly insulated two tone aluminium cladding panels with floor to soffit glazing broken at each level to provide a subtle chequer board effect. The corner of Hardman St and Sidney Street would comprise four storey glazing to the entrance and stair enclosure. The building would be over clad with a metal façade to veil the building envelope behind, this veil covers the majority of the Hardman Street elevation and approximately one third of the shorter return elevations, this follows the design intent and scope of the proposed façade treatment of the previously consented scheme. The over clad veil comprises factory finished aluminium sheet held on a discreet support system. The veil is articulated with punched holes of varying diameters to create transparency and animate the façade at areas of fenestration behind. A hidden lighting system is also proposed and is intended to enhance dynamism to the façade at night.

The ground floor would be utilised as an amenity space, incorporating break- out area and food and beverage facilities to support the remainder of the building. This would provide activity, creating positive street frontages and creating added vitality at a key entrance route into Spinningfields and enhancing the general townscape.

The elevational treatment and scale and massing of the development are the same as previously approved.

Given the above, the proposals are considered to be in accordance with sections 7 and 12 of the National Planning Policy Framework, Policies SO6, SP1, CC9, EN1, EN3 and DM1, the Design principle of the Guide to Development in Manchester SPD and Saved Policies DC18.1 and DC19.1 of the Unitary Development Plan for the City of Manchester.

5.7 Impact on the Conservation Area and the Settings of Listed Buildings

The site is within the Deansgate and Peter Street Conservation Area. The applicant has submitted a Conservation Statement and Visual Impact Statement, which assesses the impact of the proposals under Section 12 of the National Planning Policy Framework. The existing gap site is not characteristic of the Conservation Area and the bulk and mass of the new building would respect the site context in terms of scale, contributing to the variety of building styles, materials and forms of construction in the area. It is considered that the proposal would enhance the character and appearance of the conservation area.

It is considered that the proposal would affect the setting of the Grade II listed County Court building to the east and south east of the site. The height of the building has been designed to respect the height of the adjacent County Court building whilst responding to the other buildings within the street scene. The Conservation Statement concludes and it is considered that the proposal would not have a detrimental impact on the setting of the County Court building.

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The scale and massing of the development and the elevational treatment are unchanged from the previous approval.

Given the above, the proposals are considered to be in accordance with sections 7 and 12 of the National Planning Policy Framework, Policies SP1, CC9, EN1, EN3 and DM1, the Design principle of the Guide to Development in Manchester SPD and Saved Policies DC18.1 and DC19.1 of the Unitary Development Plan for the City of Manchester.

5.8 Amenity

The uses are compatible with other uses in the vicinity. An acoustic scheme has been submitted which recommends measures to ensure that the development including plant and equipment does not cause a noise nuisance. The building would be an adequate distance from neighbouring buildings so as not to have a detrimental impact in terms of overshadowing or overlooking.

The conditions recommended by the Head of Regulatory and Enforcement Services (Environmental Health) are recommended to be applied to any approval.

The use now proposed is an acceptable alternative to the mix of uses previously approved in terms of amenity.

Given the above the proposals are considered to be in accordance with Policies SP1 and DM1 of the Adopted Core Strategy for the City of Manchester and DC26.1 and DC26.5 of the Unitary Development Plan for the City of Manchester.

5.9 Contribution to Public Spaces and Facilities

The proposed square would complete the development of Hardman Street as an important east-west linkage between Deansgate and the River Irwell contributing towards the on-going integration between Spinningfields and the rest of the City Centre. The activities located on the ground floor and the clear full height glazing would provide activity and vitality at street level reinforcing the pedestrian connection.

The landscaping scheme would include granite paving and kerbs and lighting and would provide a safe environment and clear connectivity between the new development areas and surrounding buildings and streets. There would be an area of tarmac at the rear of the building that would link to surrounding treatments. The proposals for landscaping are fully in accordance with the Spinningfields Masterplan.

The proposals respect all pedestrian linkages set out in the approved Masterplan and would enhance Hardman Street and Little Quay Street through the use of active ground floor frontages.

Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Given the above the proposals are considered to be in accordance with Section 8 of the National Planning Policy Framework, Policies SO6, SP1, CC4, CC5, CC10, T1, T2, EN1, EN3 and DM1 of the Core Strategy for the City of Manchester and the Design, Design for Health, Promotion of a Safer Environment and Accessibility Principles of the Guide to Development in Manchester SPD.

5.10 Access

The proposed building and its associated public realm has been designed to be accessible to all.

Given the above the proposals are considered to be in accordance with Section 4 of the National Planning Policy Framework, policies SO5, SP1, CC5, CC10, T2 and DM1 of the Core Strategy for the City of Manchester and the Design and Accessibility principles of the Guide to Development in Manchester SPD.

5.11 Sustainability

All new developments should attain high standards of sustainability because of their local impact. The environmental standards statement accompanying the application provides an assessment of the schemes sustainability and includes a BREEAM Pre Assessment that confirms that the proposals can achieve a rating of ‘Very Good’.

Given the above the proposals are considered to be in accordance with Sections 10 and 11 of the National Planning Policy Framework and policies SO6, SP1, T1, T2, DM1, EN6, EN8, EN14, EN16 and EN19 of the Adopted Core Strategy for the City of Manchester.

5.12 Ground Contamination Issues

It is recommended that the condition specified by the Head of Regulatory and Enforcement Services (Contaminated Land) is applied to the application.

Given the above the proposals are considered to be in accordance with Section 11 of the National Planning Policy Framework and policy EN18 of the Core Strategy for the City of Manchester.

5.13 Crime and Disorder

The proposal would bring life to this area and create opportunities for natural surveillance of the streets. The application included a Crime Impact Statement, which confirmed that the proposals are generally acceptable subject to the advice within this statement and a condition requiring the development to achieve 'Secured by Design' certification is recommended to be attached to any permission.

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Given the above the proposals are considered to be in accordance with policy DM1 of the Core Strategy for the City of Manchester and the Community Safety and Crime Prevention Principle of the Guide to Development in Manchester SPD.

5.14 Highway Safety

The proposal would provide adequate servicing and a condition specifying the hours of servicing is recommended to be attached to any approval.

It is recommended that the information requested by the Head of Highway Service also be required by condition.

Given the above the proposals are considered to be in accordance with Section 4 of the National Planning Policy Framework, Policies SP1, CC4, CC5, CC10, T1, T2 and DM1 of the Core Strategy for the City of Manchester and the Design Principle of the Guide to Development in Manchester SPD.

5.15 Relationship to Public Transport Infrastructure

The application site benefits from access to a range of bus services being a block from Deansgate and close to Oxford Road providing transport between City Centre and North and South Manchester. There are bus stops on Deansgate, John Dalton Street, Piccadilly Gardens and the Oxford Road Corridor. There are stops for all three Metroshuttle routes in close proximity to the site providing free transport around the City Centre.

The closest rail station to the site is Salford Central Station; however the site is also close to Victoria Station, Deansgate Station and Oxford Road Station which are all short journeys by bus, taxi or on foot. Oxford Road Station also provides connections with Manchester Piccadilly which provides national rail links and includes links to Manchester Airport and London.

The closest Metrolink station to the site is St Peter’s Square, with the Deansgate and Victoria Metrolink stations also being a short journey by bus or bike or on foot.

Significant investment is being made in rail, Metrolink, bus and cycle services in Manchester which would improve accessibility throughout the City.

The proposed Cross City Bus Travel improvements would provide a package of enhanced public transport connections along three of Greater Manchester’s busiest strategic routes which included John Dalton Street and the Oxford Road/ Wilmslow Road Corridor. Plans include the introduction of bus priority and congestion management measures along with significant improvements for pedestrians and cyclists. These improvements would provide more reliable bus journey times along with quicker cross city journeys.

Given the above the proposals are considered to be in accordance with Section 4 of the National Planning Policy Framework, Policies SP1, CC4, Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

CC5, CC10, T1, T2 and DM1 of the Core Strategy for the City of Manchester and the Design Principle of the Guide to Development in Manchester SPD.

6.0 Article 31 Declaration

In assessing the merits of an application for Planning Permission officers will seek to work with the applicant in a positive and proactive manner to seeking solutions to problems arising in relation to dealing with the application. Issues were raised with the applicant in relation to energy efficiency, management of construction waste, drawn information and works to the highway. We have received a satisfactory response to all issues raised and consider the application acceptable subject to compliance with conditions.

6.1 Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have the right to a fair hearing and to this end the Committee must give full consideration to their comments.

Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Core Strategy and saved polices of the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. She believes that any restriction on these rights posed by the approval of the application is proportionate to the wider benefits of approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

7.0 Recommendation

Recommendation APPROVE

7.1 The Head of Planning therefore recommends that the Committee:

APPROVE planning application reference 102370/FO/2013/C1 on the basis that the proposal is in accordance with Sections 1 (Building a strong and competitive economy), 2 (Ensuring the Vitality of Town Centres), 4 (Promoting Sustainable Transport), 7 (Requiring Good Design), 8 (Promoting Healthy Communities), 10 (Meeting the challenge of climate change, flooding and coastal change), 11 (Conserving and Enhancing the Natural Environment) and 12 (Conserving and Enhancing the Historic Environment) of the National Planning Policy Framework, Policies SO1 (Spatial Principles), SO2 (Economy), SO5 (Transport), SO6 (Environment), SP1 (Spatial Principles), DM1 (Development Management), EC1 (Land for Employment and Economic Development), EC3 (The Regional Centre), CC1(Primary Economic Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Development Focus: City Centre and Fringe), CC5 (Transport), CC6 (City Centre High Density Development), CC9 (Design and Heritage), CC10 (A Place for Everyone), T1 (Sustainable Transport), T2 (Accessible Areas of Opportunity and Need), EN1 (Design Principles and Strategic Character Areas), EN3 (Heritage), EN6 (Target Framework for CO2 reductions from low or zero carbon energy supplies), EN8 (Adaption to Climate Change), EN14 (Flood Risk), EN16 (Air Quality), EN18 (Contaminated Land and Ground Stability) of the Adopted Core Strategy for the City of Manchester, the Design, Accessibility, Design for Health and Promotion of a Safer Environment principles of the Guide to Development in Manchester SPD and saved policies 18.1 (Conservation Areas), DC19.1 (Listed buildings), DC20 (Archaeology) and DC26.1 and 26.5 (Development and Noise) of the Unitary Development Plan for the City of Manchester in that the development would support regeneration, economic and employment development, it would enhance the City Centre environment for pedestrians and cyclists, it would provide a high standard of design, it would meet high standards of accessibility for disabled persons, it would enhance the character and appearance of the Conservation Area, it would have a positive impact on the settings of listed buildings, it would have an acceptable impact on amenity, and there are no material planning considerations to indicate otherwise, and subject to the following conditions:

Conditions and/or Reasons

1) The development must be begun not later than the expiration of three years beginning with the date of this permission.

Reason - Required to be imposed pursuant to Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990.

2) The development hereby approved shall be carried out in accordance with the following drawings and documents:

The following drawings by Levitt Bernstein Architects all stamped as received by the City Council as local planning authority on 3rd April 2013:

3089_D_002 P1 Site Plan - Red Line Boundary Plan, 3089_D_110 P1 Ground Floor Plan, 3089_D_111 P1 First Floor Plan, 3089_D_112 P1 Second Floor Plan, 3089_D_113 P1 Third Floor Plan, 3089_D_114 Fourth Floor Plan, 3089_D_115 Roof Plan 3089_D_200 P1 North Elevation, 3089_D_201 P1 West Elevation, 3089_D_202 P1 South Elevation, 3089_D_203 P1 East Elevation, 3089_D_204 P1 North Elevation, 3089_D_205 P1 West Elevation, 3089_D_206 P1 East Elevation, Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

3089_D_300 P1 Section AA, 3089_D_301 P1 Section BB.

The drawing by Hyland Edgar Driver stamped as received by the City Council as local planning authority on 3rd April 2013

Section 5, 6, 7, 8 and 9 of the Crime Impact Statement prepared by Greater Manchester Police stamped as received by the City Council as local planning authority on 3rd April 2013

Sandy Brown associates LLP Planning Acoustic Report (rev03) dated 19 August 2008 and addendum referenced M001-B and dated 2nd May 2013 both stamped as received by the City Council as local planning authority on 3rd April 2013

Supplementary Geo-Environmental Investigation and Assessment Report for Plot 201, Spinningfields, Manchester, Capita Symonds Structures, Report Reference: SS/016900/SGER/August 2008, Dated: August 2008 and stamped as received by the City Council as local planning authority on 3rd April 2013

The Ventilation Strategy prepared by Grontmij stamped as received by the City Council as local planning authority on 3rd April 2013

Taylor Bros. TV reception Survey Report dated 17th to 18th July 2008 (ref. 8718) stamped as received by the City Council as local planning authority on 3rd April 2013

The sections of the Design and Access Statement prepared by Levitt Bernstein Architects containing details of the façade treatment, the Access Statement, and Crime Impact Statement stamped as received by the City Council as local planning authority on 3rd April 2013

The Energy Strategy stamped as received by the City Council as local planning authority on 7th June 2013

The Site Waste Management Statement stamped as received by the City Council as local planning authority on 7th June 2013

The servicing strategy within the Transport Statement prepared by Vectos stamped as received by the City Council as local planning authority on 3rd April 2013

The Environmental Standards Statement prepared by Grontmij stamped as received by the City Council as local planning authority on 3rd April 2013

The Waste Management Strategy stamped as received by the City Council as local planning authority on 7th June 2013

The email from Laura Feekins dated 9th May 2013

Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to Policies SO1, S02, SO5, SO6, EC1, EC3, SP 1, CC1, CC5, CC6, CC9, CC10, T1, T2, EN1, EN 3, EN6, EN8, EN14, EN16, EN18 and DM1 of the Adopted Core Strategy for the City of Manchester and saved policies DC18.1, DC19.1 DC20, DC26.1 and DC26.5 of the Manchester Unitary Development Plan.

3) a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination).

In the event of the Preliminary Risk Assessment identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal) has been submitted to and approved in writing by the City Council as local planning authority.

The measures for investigating the site identified in the Site Investigation Proposal shall be carried out, before the development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority.

b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority.

In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy.

Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to policies DM1 and EN18 of the Core Strategy.

4) No loading or unloading shall be carried out on the site outside the hours of Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

07:30 to 20:00 - Monday to Saturday

No loading or unloading is permitted on Sundays and Bank Holidays

Reason - In order to protect the amenity of local residents and in accordance with policies SP1 and DM1 of the Core Strategy.

5) Before first occupation of the development the building shall be acoustically insulated in accordance with the Sandy Brown associates LLP Planning Acoustic Report (rev03) dated 19 August 2008 and addendum referenced M001-B and dated 2nd May 2013 in order to secure a reduction in the level of noise emanating from the use hereby approved.

Reason - To safeguard the amenities of the occupiers of nearby accommodation, pursuant to policies SP1 and DM1 of the Adopted Core Strategy for the City of Manchester.

6) Before first occupation of the development any externally mounted ancillary equipment, shall be acoustically insulated in accordance with a scheme submitted to and approved in writing by the City Council as local planning authority in order to secure a reduction in the level of noise emanating from the equipment.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policies SP1 and DM1 of the Core Strategy.

7) No development shall commence until a scheme for the storage (including segregated waste recycling) and disposal of refuse has been submitted to and approved in writing by the City Council as local planning authority. The details of the approved scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation.

Reason - In the interests of amenity and public health, pursuant to The Adopted Core Strategy for the City of Manchester policy DM1.

8) The applicant shall, with regard to television reception in the area containing the application site, provide the City Council as local planning authority with studies that assess the impact of the development on television signal reception at any time during the construction of the development if requested in writing by the City Council as local planning authority in response to identified television signal reception problems. The study shall identify such measures necessary to maintain at least the pre-existing level and quality of signal reception identified in the Taylor Bros. TV reception Survey Report dated 17th to 18th July 2008 (ref. 8718). The measures identified must be carried out either before the building is first occupied or within one month of the study being submitted to the City Council as local planning authority, whichever is the earlier.

Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Reason - To ensure that the development at least maintains the existing level and quality of television signal reception. In the interest of residential amenity, as specified in policy DM1 of Core Strategy.

9) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority.

Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policies SP 1, CC9, EN1, EN 3 and DM1 of the Adopted Core Strategy for the City of Manchester and saved policies DC18.1 and DC19.1 of the Manchester Unitary Development Plan.

10) No development that is hereby approved shall commence unless and until full details of the design of the graphic to be applied to the layer of expanded mesh on the external elevations of the building have been submitted to and approved in writing by the City Council as local planning authority. The development shall be implemented in accordance with the approved details unless otherwise agreed in writing by the City Council as local planning authority.

Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policies SP 1, CC9, EN1, EN 3 and DM1 of the Adopted Core Strategy for the City of Manchester and saved policies DC18.1 and DC19.1 of the Manchester Unitary Development Plan.

11) Full details of the design of the of a method of delineation to be used to mark the edge of the adopted highway between the rear of the footway and the building frontage shall be submitted to and agreed in writing by the City Council as local planning authority before the development hereby approved commences.

Reason - In the interests of public safety pursuant to policy DM1 of the Adopted Core Strategy for the City of Manchester.

12) The development hereby approved shall only be carried out in accordance with the recommendations of the Crime Impact Statement prepared by Greater Manchester Police and shall not be occupied or used until the City Council as local planning authority has acknowledged in writing that it has received written confirmation of a secure by design accreditation.

Reason - To reduce the risk of crime pursuant to Policy DM1 of the Adopted Core Strategy for the City of Manchester.

Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

13) The permission hereby granted is for a development that has full access to all areas of the buildings and throughout the site for persons whose mobility is impaired.

Reason - For the avoidance of doubt and so as to provide direct access for disabled persons, pursuant to Policy DM1 of the Adopted Core Strategy for the City of Manchester.

14) The wheels of contractors vehicles leaving the site shall be cleaned and the access roads leading to the site swept daily in accordance with a management scheme submitted to and approved in writing by the City Council as local planning authority prior to any works commencing on site.

Reason - In the interest of pedestrian and highway safety, as specified in policies SP1 and DM1 of Core Strategy.

15) The details of an emergency telephone contact number for a person responsible for the site; shall be displayed in a publicly accessible location on the site from the commencement of development until construction works are complete.

Reason - To prevent detrimental impact on the amenity of nearby residents and in the interests of local amenity in order to comply with policies SP1 and DM1 of the Core Strategy.

16) The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least a 'very good' rating. Post construction review certificate(s) shall be submitted to, and approved in writing by the City Council as local planning authority, before the building hereby approved is first occupied.

Reason - In order to minimise the environmental impact of the development, pursuant to policies SP1, T1-T3, EN4-EN7 and DM1 of the Core Strategy, policy DP3 of Regional Spatial Strategy for the North West (RSS), and the principles contained within The Guide to Development in Manchester SPD (2007), and the National Planning Policy Framework.

Local Government (Access to Information) Act 1985

The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 102370/FO/2013/C1 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division.

The following residents, businesses and other third parties in the area were consulted/notified on the application:

Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Highway Services Environmental Health Contaminated Land Section City Centre Regeneration English Heritage (NW Region) Environment Agency Transport for Greater Manchester Greater Manchester Police Greater Manchester Archaeological Advisory Service 217 Deansgate, Manchester, M3 3NW Eighth Floor, Sunlight House, Quay Street, Manchester, M3 3LU Fifth Floor, Quay House, Quay Street, Manchester, M3 3JE Fifth Floor, 201 Deansgate, Manchester, M3 3SL Seventh Floor, Quay House, Quay Street, Manchester, M3 3JE Fifth Floor, Lincoln House, 1 Brazennose Street, Manchester, M2 5EL Ground Floor, Cotton House, 12 - 18 Queen Street, Manchester, M2 5HS 11 - 13 Bootle Street, Manchester, M2 5GU 194 Deansgate, Manchester, M3 3ND 198 Deansgate, Manchester, M3 3NE 205 Deansgate, Manchester, M3 3NW 1 Little Quay Street, Manchester, M3 3JU 200 - 204 Deansgate, Manchester, M3 3NN Seventh Floor, Sunlight House, Quay Street, Manchester, M3 3LF 209 Deansgate, Manchester, M3 3NW 5 - 7 Byrom Street, Manchester, M3 4PF 164 Deansgate, Manchester, M60 6DS First Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Eleventh Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR John Rylands Library, 148 - 158 Deansgate, Manchester, M3 2EE Fifth Floor, Royal London House, 196 Deansgate, Manchester, M3 3WF Fourth Floor, 201 Deansgate, Manchester, M3 3NW Old Grapes Inn, Quay Street, Manchester, M3 3JU Seventh Floor, St Johns House, 2 Queen Street, Manchester, M2 5JB First Floor, Cotton House, 12 - 18 Queen Street, Manchester, M2 5HS 1 Scott Place, Manchester, M3 3HF 201 Deansgate, Manchester, M3 3DN Sunlight House, Quay Street, Manchester, M3 3JZ Royal London House, 196 Deansgate, Manchester, M3 3WF Lincoln House, 1 Brazennose Street, Manchester, M2 5FJ Quay House, Quay Street, Manchester, M3 3JE 211 - 213A Deansgate, Manchester, M3 3NW 3 Peter Street, Manchester, M2 5QR 123 Deansgate, Manchester, M3 2BY Sixth Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Second Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Fourth Floor, Lincoln House, 1 Brazennose Street, Manchester, M2 5FJ Third Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Opera House, Quay Street, Manchester, M3 3HP Second Floor, Onward Buildings, 207 Deansgate, Manchester, M3 3NW The Crown Court, Crown Square, Manchester, M60 9DJ Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

1 Byrom Place, Manchester, M3 3HG First Floor, Invicta House, 2 - 4 Atkinson Street, Manchester, M3 3HH 48 Brazennose Street, Manchester, M2 5EB Unit 3, 123 Deansgate, Manchester, M3 2BY Kelly Temp Services Ltd, 125 Deansgate, Manchester, M3 2BY Store Rear of 192, Deansgate, Manchester, M3 3ND Third Floor, Onward Buildings, 207 Deansgate, Manchester, M3 3NW Basement and Ground Floor, 211 - 213 Deansgate, Manchester, M3 3NW 310 Sunlight House, Quay Street, Manchester, M3 3LE Room 614, Sunlight House, Quay Street, Manchester, M3 3JZ Rooms 625, 627 And 629, Sunlight House, Quay Street, Manchester, M3 3LE Sixth Floor Room 631, Sunlight House, Quay Street, Manchester, M3 3LE Pt Ground Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Third Floor, St Johns House, 2 Queen Street, Manchester, M2 5JB Basement, St Johns House, 2 Queen Street, Manchester, M2 5JB Ground Floor, Invicta House, 2 - 4 Atkinson Street, Manchester, M3 3HH Unit 2, 123 Deansgate, Manchester, M3 2BY Basement, Centurion House, 129 Deansgate, Manchester, M3 3WR Ground Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR First Floor, Onward Buildings, 207 Deansgate, Manchester, M3 3NW Thirteenth Floor Maintenance Room, Sunlight House, Quay Street, Manchester, M3 3LE Sub Basement and Basement and Ground Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Room 1301, Sunlight House, Quay Street, Manchester, M3 3LE 1302 Sunlight House, Quay Street, Manchester, M3 3LE East Block Fifth Floor, Quay House, Quay Street, Manchester, M3 3JE East Block Sixth Floor, Quay House, Quay Street, Manchester, M3 3JE Sixth Floor Centre Block, Quay House, Quay Street, Manchester, M3 3JE Sixth Floor West Block, Quay House, Quay Street, Manchester, M3 3JE First Floor Left Front, St Johns House, 2 Queen Street, Manchester, M2 5JB First Floor Left Rear, St Johns House, 2 Queen Street, Manchester, M2 5JB Suite 106, Sunlight House, Quay Street, Manchester, M3 3JZ Left, 133 Deansgate, Manchester, M3 3RW Right, 133 Deansgate, Manchester, M3 3RW Second Floor, Invicta House, 2 - 4 Atkinson Street, Manchester, M3 3HH Ninth Floor to Eleventh Floor, Sunlight House, Quay Street, Manchester, M3 3LE 101 - 103 Sunlight House, Quay Street, Manchester, M3 3JZ Lower Ground Floor, Invicta House, 2 - 4 Atkinson Street, Manchester, M3 3HH Fifth Floor West Block, Quay House, Quay Street, Manchester, M3 3JE Kiosk, Quay House, Byrom Street, Manchester, M3 3JE Quay Street Kiosk, Byrom Street, Manchester, M3 3JE Thirteenth Floor Room 1b, Sunlight House, Quay Street, Manchester, M3 3LE Third Floor, Quay House, Quay Street, Manchester, M3 3JE Second Floor Right, Royal London House, 196 Deansgate, Manchester, M3 3NE Sub Basement, 201 Deansgate, Manchester, M3 3NW 109 Sunlight House, Quay Street, Manchester, M3 3LE Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

First Floor and Third Floor and Fourth Floor, St Johns House, 2 Queen Street, Manchester, M2 5JB Second Floor Rear, St Johns House, 2 Queen Street, Manchester, M2 5JB Basement, 201 Deansgate, Manchester, M3 3NW Twelfth Floor, Sunlight House, Quay Street, Manchester, M3 3JZ First Floor, 201 Deansgate, Manchester, M3 3NW Ground Floor, 201 Deansgate, Manchester, M3 3NW 624 - 628 Sunlight House, Quay Street, Manchester, M3 3LE First Floor, 211 - 213 Deansgate, Manchester, M3 3NW First Floor, South Central, 11 Peter Street, Manchester, M2 5QR Suite 114, Sunlight House, Quay Street, Manchester, M3 3JZ Suites 110 and 112 And 114, Sunlight House, Quay Street, Manchester, M3 3JZ 29 Brazennose Street, Manchester, M2 5BP Sixth Floor, St Johns House, 2 Queen Street, Manchester, M2 5JB Fourth Floor, St Johns House, 2 Queen Street, Manchester, M2 5JB Second Floor Front, St Johns House, 2 Queen Street, Manchester, M2 5JB 11 - 17 Brazennose Street, Manchester, M2 5BP 303 Sunlight House, Quay Street, Manchester, M3 3LF Fourth Floor, South Central, 11 Peter Street, Manchester, M2 5QR East Block Second Floor, Quay House, Quay Street, Manchester, M3 3JE West Block Second Floor Rear, Quay House, Quay Street, Manchester, M3 3JE Ground Floor Centre Block, Quay House, Quay Street, Manchester, M3 3JE Basement and Ground Floor, Elliot House, 151 Deansgate, Manchester, M2 5NJ Basement and Ground Floor and Second Floor, Elliot House, 151 Deansgate, Manchester, M2 5NJ Second Floor, Royal London House, 196 Deansgate, Manchester, M3 3NF Sixth Floor Lcl Law Ltd, St Johns House, 2 Queen Street, Manchester, M2 5JB Second Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Cente Block Ground Floor, Quay House, Quay Street, Manchester, M3 3JE Unit 1, 123 Deansgate, Manchester, M3 2BY Ground Floor And First Floor, Elliot House, 1 - 3 Jacksons Row, Manchester, M2 5NJ Thirteenth Floor, Sunlight House, Quay Street, Manchester, M3 3LE Third Floor, South Central, 11 Peter Street, Manchester, M2 5QR Fourth Floor And Fifth Floor, Sunlight House, Quay Street, Manchester, M3 3LE Spinningfields Magistrates Court, Crown Square, Manchester, M3 3EN Fifth Floor, St Johns House, 2 Queen Street, Manchester, M2 5JB Third Floor, Royal London House, 196 Deansgate, Manchester, M3 3NE First Floor, Royal London House, 196 Deansgate, Manchester, M3 3NE West Block Ground Floor, Quay House, Quay Street, Manchester, M3 3JE 1 Spinningfields Square, Manchester, M3 2BA Unit 2a, Spinningfields Square, Manchester, M3 3AP Unit 4a, Spinningfields Square, Manchester, M3 3AP Unit 3a, Spinningfields Square, Manchester, M3 2BA 111 Sunlight House, Quay Street, Manchester, M3 3LE Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

First Floor, Deans Court, Crown Square, Manchester, M15 5FU Second Floor, Deans Court, Crown Square, Manchester, M15 5FU Sixth Floor To Ninth Floor, Lincoln House, 1 Brazennose Street, Manchester, M2 5FJ First Floor, Quay House, Quay Street, Manchester, M3 3JE Centre Block Second Floor, Quay House, Quay Street, Manchester, M3 3JE Third Floor Right, London House, 193 Deansgate, Manchester, M3 3NE Fourth Floor, Royal London House, 196 Deansgate, Manchester, M3 3WF Fourth Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Basement And Ground Floor, 184 - 186 Deansgate, Manchester, M3 3FE First Floor And Second Floor, 184 - 186 Deansgate, Manchester, M3 3FE Ground Floor, 2 Hardman Street, Manchester, M3 3HF Fourth Floor To Sixth Floor, 2 Hardman Street, Manchester, M3 3HF Quay House, Byrom Street, Manchester, M3 3JE 125 Deansgate, Manchester, M3 2BY 133 Deansgate, Manchester, M3 3RW London House, 193 Deansgate, Manchester, M3 3NE Onward Buildings, 207 Deansgate, Manchester, M3 3NW 211 - 213 Deansgate, Manchester, M3 3NW St Johns House, 2 Queen Street, Manchester, M2 5JB 2 Hardman Street, Manchester, M3 3HF Elliot House, 1 - 3 Jacksons Row, Manchester, M2 5NJ South Central, 11 Peter Street, Manchester, M2 5QR 4 Hardman Square, Manchester, M3 3EB The Royal Bank Of Scotland, 1 Spinningfields Square, Manchester, M3 3AP 3 Hardman Square, Manchester, M3 3EB 188 - 192 Deansgate, Manchester, M3 3ND Pret A Manger, Unit 1b, 4 Hardman Square, Manchester, M3 3EB 3 Hardman Street, Manchester, M3 3HF The Olive Press, 4 Lloyd Street, Manchester, M2 5AB 2 Spinningfields Square, Manchester, M3 3AP Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1049, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1048, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1047, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF 1046, 10th Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1063, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1050, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1051, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1052, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1054, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1056, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1057, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1058, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1059, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1060, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1045, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1062, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1026, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1061, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Suite 1012, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1023, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1022, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1021, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1020, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1019, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1018, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1028, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1013, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1055, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1011, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1010, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1009, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1007, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1006, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1005, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1004, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1014, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1034, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1043, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1042, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1041, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1040, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1039, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1038, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1037, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1024, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1035, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1025, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1033, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1031, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1030, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1029, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1064, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1027, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1044, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1036, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1065, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1053, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Flat, Sunlight House, Quay Street, Manchester, M3 3JZ Unit 2A, 2 Hardman Street, Manchester, M3 3HF Unit 2B, 2 Hardman Street, Manchester, M3 3HF The Oast House, Crown Square, Manchester, M3 3AY 5 Jacksons Row, Manchester, M2 5WD Third Floor, 201 Deansgate, Manchester, M3 3NW Third Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Sixth Floor, 3 Hardman Street, Manchester, M3 3AT Twelfth Floor, 3 Hardman Street, Manchester, M3 3AU Second Floor, 3 Hardman Street, Manchester, M3 3AW Third Floor, 2 - 10 Queen Street, Manchester, M2 5JB Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Ground Floor, 2 - 10 Queen Street, Manchester, M2 5JB First Floor, St Johns House, 2 Queen Street, Manchester, M2 5JB Second Floor, 2 - 10 Queen Street, Manchester, M2 5JB Seventh Floor, 3 Hardman Street, Manchester, M3 3AX Ninth Floor, 3 Hardman Street, Manchester, M3 3HF Fourth Floor, 3 Hardman Street, Manchester, M3 3HF Eighth Floor, 3 Hardman Street, Manchester, M3 3HF First, Second And Third Floor, 4 Hardman Square, Manchester, M3 3EB Third, Fourth And Fifth Floor, 4 Hardman Square, Manchester, M3 3EB Bagel Nash, Hardman Square, Manchester, M3 3EB Fourth Floor East Wing, Quay House, Quay Street, Manchester, M3 3JE Fifth Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Tenth Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR First Floor, 3 Hardman Square, Manchester, M3 3EB Eight Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Ninth Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Second Floor, Cotton House, 12 - 18 Queen Street, Manchester, M2 5HS Third Floor, Cotton House, 12 - 18 Queen Street, Manchester, M2 5HS Fourth Floor, Cotton House, 12 - 18 Queen Street, Manchester, M2 5HS Fifth Floor, Cotton House, 12 - 18 Queen Street, Manchester, M2 5HS Unit G22, 2 Spinningfields Square, Manchester, M3 3AP Car Space, 1 Byrom Place, Manchester, M3 3HG Unit 1, 3 Hardman Square, Manchester, M3 3EB Unit 2, 3 Hardman Square, Manchester, M3 3EB Unit 3, 3 Hardman Square, Manchester, M3 3EB Third Floor, 3 Hardman Street, Manchester, M3 3AW Australasia, 2 Spinningfields Square, Manchester, M3 3AP The Alchemist, 3 Hardman Street, Manchester, M3 3HF Second Floor, South Central, 11 Peter Street, Manchester, M2 5QR Car Spaces, Vantage Point, Hardman Street, Manchester, M3 3HF Ground Floor, Vantage Point, Hardman Street, Manchester, M3 3HF First Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Second Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Third Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Fourth Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Fifth Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Sixth Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Seventh Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Ground Floor, South Central, 11 Peter Street, Manchester, M2 5QR Sixth Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR Seventh Floor, Centurion House, 129 Deansgate, Manchester, M3 3WR

Representations were received from the following third parties:

The Environment Agency Greater Manchester Archaeological Advisory Service English Heritage Head of Regulatory and Enforcement Services (Environmental Health) Head of Regulatory and Enforcement Services (Contaminated Land) Manchester City Council Item 16 Planning and Highways Committee 27 June 2013

Head of Highway Services

Relevant Contact Officer : Emily Greaves Telephone number : 0161 234 4193 Email : [email protected]