Manchester City Council Item 20 Executive 26 October 2011

Manchester City Council Report for Resolution

Report to: The Executive – 26 October 2011

Subject: Corn Exchange - A New Vision

Report of: The Chief Executive

Summary

This report presents a new vision and strategy for the Corn Exchange (the Triangle) and proposals for the public realm around the building and in Exchange Square, and presents recommendations

Recommendations

The Executive is recommended to: i) Agree in principle the new vision and strategy for the Corn Exchange as set out in this report; ii) Request the Chief Executive undertake a consultation exercise on the vision and strategy with local landowners and occupiers; and iii) Request the Chief Executive submit a further report on the outcome of the consultation exercise.

Wards Affected:

City Centre

Community Strategy Spine Summary of the contribution to the strategy

Performance of the economy of The Corn Exchange is a key anchor building in the the region and sub region retail core. By maximising its contribution to the functionality of the city centre the Corn Exchange has the potential to promote economic growth.

Reaching full potential in Ensuring this landmark building is brought back education and employment into full use with a diverse retail offer will create job opportunities for local residents.

Individual and collective self esteem – mutual respect Manchester City Council Item 20 Executive 26 October 2011

Neighbourhoods of Choice The provision of accessible independent retailing and quality food provision is important to promote the city centre as a visitor destination and a sustainable residential neighbourhood, in terms of quality of life and environmental performance.

Full details are in the body of the report, along with any implications for:

• Equal Opportunities Policy • Risk Management • Legal Considerations

Financial Consequences – Revenue

None

Financial Consequences – Capital

None

Contact Officers:

Name: Howard Bernstein Name: Pat Bartoli Position: Chief Executive Position: City Centre Regeneration Telephone: 234 3006 Telephone: 234 3329 e-mail: [email protected] email: [email protected]

Name: Dave Roscoe Position: City Centre Planning Team Telephone: 234 3567 Email: [email protected]

Background documents (available for public inspection):

The following documents disclose important facts on which the report is based and have been relied upon in preparing the report. Copies of the background documents are available up to 4 years after the date of the meeting. If you would like a copy please contact one of the contact officers above.

Report by Aviva – A Strategic Approach to Revitalising Manchester’s Corn Exchange – September 2011

Manchester City Council Item 20 Executive 26 October 2011

1. Background

1.1 The Corn Exchange is a grade II listed building situated in the Cathedral Conservation area. It is triangular in shape and is bounded by Fennell Street, Cathedral Street and Hanging Ditch. It is situated immediately adjacent to Manchester Cathedral (Grade 1) and in close proximity to Chethams (Grade 1) and Urbis. It is located on Exchange Square within the Millennium Quarter and is within the area that was extensively redeveloped following the bomb in 1996.

1.2 The building occupies a strategically important location in this part of the city centre at the interface of the retail core and the Millennium Quarter. It therefore plays a significant role in relation to the success and attraction of both the shopping core and the visitor attractions that are to be found in the Millennium Quarter. It also performs a pivotal role in terms of linkages and connectivity in the city centre and is central to integrating Victoria Station and Chetham’s into the heart of the city centre. The importance and significance of the role and function of the building will be strengthened with the redevelopment of Noma. While the approach to developing a framework is normally applied to a wider area, Officers consider that given the pivotal position of the building to the effective functioning of the city centre, this approach is justified in the case of this building.

1.3 The Exchange was extensively damaged by the bomb in 1996, and as a consequence was significantly altered internally. However, much of the historic architecture of the building and in particular the principal façade onto Exchange Square survived largely intact. The restored building re-opened as the Triangle in 2000.

2. Introduction

2.1 The Triangle has not been a commercial success despite its strategic position at the edge of the retail core, in proximity to a mix of leisure, cultural, and business uses and key public transport nodes including Victoria Station.. There have been numerous attempts over the years to bring new activity and vibrancy to the centre, but these have principally been focused on trying to enhance its visibility and profile within the retail core. Different interventions have been applied to its external appearance and new structures introduced into the public realm to highlight and promote its existence and entrances. These have essentially been cosmetic exercises that have failed to address the underlying and fundamental issue of defining a specific role and function for the building within the wider retail offer of the city centre.

2.2 This lack of commercial success can be attributed to a number of factors. There have been successive failures over the years to deliver the right environment and required mix of offer. The centre is physically detached from and does not complement the city centre’s retail offer, and this is compounded to some extent by some of the obstacles to access within the public realm and an obscured entrance. The impact of this commercial failure has not been confined to the building alone, with Exchange Square and Cathedral Gardens Manchester City Council Item 20 Executive 26 October 2011

and areas to the north of the city centre having suffered as a consequence of a lack of activity and footfall.

2.3 In order to address these long-standing problems, the current owners, Aviva, have commissioned a fundamental review of the reasons behind its on-going poor performance and have sought to identify a future vision which would result in the creation of a sustainable commercial product that would add considerable value to the City, and complement existing retail provision in this area.

2.4 They consider that the problems fall into the following categories:

i) The Triangle’s original proposition, following the bomb, was as a ‘quality’ retail destination. The study has concluded that the centre has experienced a succession of problems from its opening time in 2000. It was anticipated that the opening of Selfridges, Harvey Nicholls, New Cathedral Street and the extensions/refurbishment of the Arndale would reinforce its position as a quality retail destination. However, it appears that this has had the opposite effect and the Triangle has failed to attract and sustain the brands and right mix of offer required to make it a retail attraction.

ii) The Triangle’s detachment in functional terms has been exacerbated by the nature and structure of the public realm in this area. They believe that the position of the Manchester Wheel, the landscaping to Exchange Square relative to both the Arndale Centre and Selfridges, and the route leading from New Cathedral Street all reinforce the physical dislocation of the building.

iii) The Triangle to some extent marks the edge of the retail offer in the city centre, and so the issues of severance are amplified further.

iv) The Triangle is largely impenetrable with poor accessibility and weak entrances which do not encourage or invite people in or to move through it to connect to other adjoining attractions/facilities.

v) The configuration of the units has never lent itself to the demands of mass market multiple retailers or larger independents.

vi) It is insular and inward looking with limited activity around its three sides.

2.5 Officers believe that the single biggest constraint to the performance of the building has been a consistent lack of clarity in its positioning within the city centre retail offer, which has manifested itself with a mix of uses which fail to provide an integrated offer of sufficient scale to drive footfall and consumer demand. This can be compared to the success of the extension to the Arndale across the road which has come on-stream after the re-developed Corn Exchange which has resulted in footfall being dramatically increased. Previous strategies have failed to address these issues largely because of changes in ownership of the Corn Exchange at crucial stages in its development.

3. A New Vision Manchester City Council Item 20 Executive 26 October 2011

3.1 It is within this context that the owners have sought to develop a new vision. The Triangle has had some commercial success and in particular has been a good location for cafes and restaurants. Whilst the building does not lend itself to the occupational requirements of large retailers, its unique ambience and environment provides an ideal platform for destination, niche and independent retailing. A new vision has therefore been developed based on expanding and strengthening the food service provision and creating a niche retailing destination based around high quality independent operators who are not currently represented in the City.

3.2 The appearance of the building, its inward looking nature and the manner in which it is accessed has also had a negative impact on its performance. The owners believe this has been compounded by the manner in which the public realm has been designed and managed, particularly around Exchange Square. They therefore believe that changes are required in the public realm to address these issues.

3.3 The two functions of fine dining and independent retailing could provide a truly differentiated offer for the Corn Exchange that would create a special destination, providing Manchester city centre with a new and highly individual attraction. A programme of works to improve the appearance of the building and the environment around Exchange Square would ensure that the building would be fully and properly integrated with its surroundings. The various components of this proposition are set out in more detail below.

The Foodservice Vision

3.4 A dining destination would complement and enhance the existing provision in Manchester and fill gaps that exist in the foodservice market. The Corn Exchange can, and should, become a quality location and the focus for fine dining in the City. This could complement the regions flourishing food market and food festival scene including the Food & Drink Festivals and Farmers and Produce Markets.

3.5 Whilst there are established and successful restaurants and cafe areas in the city centre, these are essentially in clusters whereas The Corn Exchange would provide a distinctive experience under one roof and take maximum advantage of its architecture and space.

3.6 It is possible that a range of retail food specialist providers could sit alongside the restaurants to establish and develop linkages and supply chains and offer the opportunity for small producers and retailers to showcase their products to a wider market.

3.7 The concept has been discussed in detail with potential end users who would be new to Manchester and there is significant market interest. The operators would complement and increase the diversity of the dining offer in the City.

The Retail Vision Manchester City Council Item 20 Executive 26 October 2011

3.8 The opportunity exists to attract and incorporate a unique and complementary retail offer consisting of growing Manchester and regional independents as well bringing new retailers to Manchester. The mix could include home wear and furniture; gifts; jewellery; cosmetics/health and beauty; women’s clothing and fashion; destination retailing; children’s wear and toys; specialist book and music shops; florists and food stores. The intention would be to create a destination similar to Covent Garden, Carnaby Street, Marylebone High Street, Duke of York Square (Kings Road, Chelsea) and Spitalfields

3.9 It is recognised that independent retailers would need support packages, flexible lease terms and appropriate space to thrive and succeed. It is believed that the early introduction of pop-up retailers could and should start to develop the vision. Wilmslow-born designer Philip Stephens and his international fashion brand, Unconditional has already commenced trading. A specialist Italian family food shop who manufacture mozzarella and other products in Milan, an award-winning independent coffee shop, and a specialist barbers are in negotiation and hopefully will soon commence trading. The objective would be to ensure the creation of a completely different retail mix to that which already exists in Manchester.

External Enhancements

3.10 The reuse of the original main entrance is considered to be fundamental to delivering improved accessibility to the building. It would replace the current main entrance that was created in 2000.

3.11 It is also proposed to introduce single storey glazed extensions to the Exchange Square and Fennel Street ground floor units in the form of ‘pop out’ glass boxes. These glass ‘boxes’ would project beyond the line of the building by approximately 5 metres. These are considered to be an essential component of this new vision as they would provide:

• Permanent outside/inside space and year round additional seating space; • A food destination which can be viewed from two of the City’s most popular squares ie Exchange Square and Cathedral Gardens; • Safe and secure terraced dining spaces; and • A place for diners to see and be seen.

3.12 The proposed scale, massing and materials of the extensions would allow the architectural articulation of the façade to be read. They could also be articulated to further emphasise the reinstated, original entrance. A key element of the external enhancements would be to de-clutter the existing façade. Improved lighting would be introduced to highlight features and integrate with the new glazing to provide vitality and a quality ambience. New canopies and awnings on existing units would emphasise and enhance the retail offer. The Cathedral Gardens facing elements of the scheme would equally need to follow the principles of bringing the inside out of the building, Manchester City Council Item 20 Executive 26 October 2011

creating active frontages and improving permeability, both physically and visually into the Corn Exchange.

Exchange Square – Public Realm

3.13 Exchange Square is a vital part of the setting of the Corn Exchange and the proposals have been developed for the Square and Hanging Ditch. These have been designed to respond to the opportunities and issues raised by the introduction of a new Metrolink stop in Exchange Square.

3.14 The changes to the public realm proposals are considered to be vital to the long term sustainable success of the Corn Exchange. This would provide level access into the original main entrance to the Corn Exchange, and the re- grading and de-cluttering of areas in front of the building which would improve accessibility to Metrolink and to the Square. The relocation of the wheel to a more suitable location is already under consideration, and will help to address issues of clutter and improved access.

3.15 The new Metrolink stop reinforces the need to address the form and function of the public realm in this area. It is critical that any works improve linkages through Exchange Square and help to address a potential pinch point that could be created by the new Metrolink stop. The proposals set out in the vision are intended to remove these barriers to access and movement, encouraging the easy floe of pedestrians while improving the visibility of the centre. Specific measures would include the following:

• Removal of bollards, lighting columns and the existing steel sculpture; • Modifying the landscaping design – including some reduction to the ramps and water feature in order to create a clear route and sight line through the Square and to the Corn Exchange’s entrance; • Modifying one end of the steps between New Cathedral Street and Exchange Square in order to re-orientate them towards the Corn Exchange’s entrance; and • Re-grading and simplification of levels within the square both to assist pedestrian movement and in order to establish an at-grade, DDA compliant access to the original main entrance to the scheme.

Identity & Signage

3.16 The owners consider that the identity as ‘The Triangle’ is weak and does not reflect or convey the quality of the proposed offer. They intend to reintroduce the name of the Corn and Produce Exchange that already appears on the building. New simplified but strong graphics would replace the existing clutter. The retail units trading outwardly on all frontages would be a fundamental part of this enhanced presence and would be given quality treatments including improved merchandising, canopies and lighting that add to the attraction.

Manchester City Council Item 20 Executive 26 October 2011

Implementation

3.17 The redevelopment of The Triangle would be delivered in three main phases and significant funding has already been committed to the overall programme. The three phases are expected to be completed over a 2-3 year period, subject to lettings, securing approvals for the Metrolink stop etc. Clearly, deliverability will be an issue for the detailed planning process, and officers will work closely with the owners to ensure that satisfactory execution and delivery of the programme is achieved as quickly as possible through the planning processs. The phases would comprise:

Phase 1

• Early enhancement works to raise the image of the development, attract interest and build momentum in the scheme with the scope of works including: • new branding and signage; • introduction of high quality, well designed canopies to Cathedral Street and Exchange Square; • enhancements to existing tenants to improve the offer and add vibrancy and style to the Corn Exchange; • managed quality fit-out for new tenants; and • de-cluttering of the building internally and externally.

Phase 2

• Public realm works to open up the access to the building from the public realm and encourage a more vibrant streetscape with the scope of works including: • creation of level access to the centre; • opening up of the public realm in Exchange Square to respond to pedestrian desire lines and prepare for the links between the building and new Metrolink stop; • the addition of glass extensions to the building; and • enhancement works to Cathedral Street, Fennel Street and Cathedral Gardens.

Phase 3

• Interior reconfiguration and enhancement works to increase the quality, and permeability of the building and facilitate suitable units for new incoming tenants: • lowering perimeter floor levels to encourage trading directly off the street; • improving public entrances to Cathedral Street and Fennel Street; • interior design works; • works to create new food and beverage units within the centre.

Manchester City Council Item 20 Executive 26 October 2011

3.18 Through this they aim to:

• Revitalise this part of the city centre and support the wider regeneration to the north of the Corn Exchange • Respond to the isssues raised by the siting of the new stopping point for the new Metrolink route • Deliver the public realm enhancements to enable the a new Metrolink stop to be integrated into the square • Improve accessibility enabling people to permeate through Exchange Square to and from the transformed northern sector of the city centre • Deliver a foodservice and complementary retail offer that is currently unavailable in the city centre • Provide an environment where regional and independent traders can be given flexible terms in a supportive environment where they can be successful and flourish • Expand the Corn Exchange’s foodservice and the catering offer into the Square and Cathedral Gardens to provide activity and vitality • De-clutter the Corn Exchange’s facade to ‘rediscover’ the Edwardian architecture; and • Make the Corn Exchange more relevant and attractive to the wider Manchester public and visitors.

4. Conclusion

4.1 The Corn Exchange occupies a strategically significant location in the heart of the city centre. It has a key role to play in terms of integrating areas around Victoria Station, Noma with the remainder of the city centre. Its lack of commercial success to date and the manner in which it trades internally has had a negative effect on a wide area. Previous attempts to improve its performance have largely been cosmetic and have failed to address these key problems.

4.2 The vision that has been presented provides a very clear focus for the building based around a distinctive dining offer and independent retailing. Officers believe that if implemented in this manner, it could create a strong product that would assist in the on-going success of the building and a much wider area.

4.3 It does involve interventions in the listed fabric that will be the subject of future planning applications and applications for listed building consent, and these will have to be tested through the proper processes. If approved however, they would improve access to the building and allow it to trade outwardly on all frontages and therefore present lively elevations that would greatly enhance vitality.

4.4 The changes to Exchange Square would involve changes to levels and this needs to be considered in detail. However, the principle of what is proposed has considerable merit and would improve the integration of a new metrolink stop and ensure a better free flow for pedestrians by removing pinch points and clutter.

Manchester City Council Item 20 Executive 26 October 2011

5.0 Contributing to the Community Strategy

(a) Performance of the economy of the region and sub region

5.1 The city centre is the location which most influences the overall economic strength of the region and sub region. This proposal would help to maximise its economic function by ensuring that retail and leisure developments support the wider role of the city centre.

(b) Reaching full potential in education and employment

5.2 The building has the potential to generate much higher levels of employment opportunities for local residents.. The recommended approach seeks to ensure that these opportunities are promoted, and by improving linkages to a wider area it should help to create other employment opportunities.

(c) Individual and collective self esteem – mutual respect

5.3

(d) Neighbourhoods of Choice

5.4 Alongside its primary economic role, the city centre has a large and growing residential community. The proposed redevelopment seeks to ensure that city centre residents have better access to food and other retail opportunities, in an integrated and high quality environment.

6.0 Key Polices and Considerations

(a) Equal Opportunities

6.1

(b) Risk Management

6.2 The introduction of this vision would ensure that opportunities for regeneration are fully realised.

(c) Legal Considerations

6.3 The Planning and Highways Committee will be requested to take this vision into consideration when determining planning applications. However, applications for planning permission and listed building consent will have to be determined by the Local Planning Authority in the usual manner.