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New Islington Into Vibrant

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New Islington Into Vibrant VESTA SITE 1 Introduction Manchester is the fastest growing UK city outside of MURRAYS’ MILLS London achieving 17% population growth between COTTON FIELD WHARF 2004 and 2014. Increasing Greater Manchester’s HoUSe housing supply is critical to meeting the demands of the growing workforce and population. Indeed, it has been forecast that an additional 60,000 new homes are expected to be required by 2027. Against this context, the aim of Manchester Life Development Company is to set a new benchmark for residential property development in Manchester that will drive the sympathetic redevelopment and refurbishment of Ancoats and New Islington into vibrant and sustainable neighbourhoods. The Manchester WEAVERS ANCOATS Life initiative combines the best of public and private QUAY DISPENSARY sector expertise to develop high quality homes that will support the emergence of neighbourhoods of choice NEW ISLINGTON MEDICAL LAMPWICK in east Manchester. Work has commenced on the first PRACTICE projects, which will deliver over 1,000 new homes for rent and sale. CHIPS MILLINER’S WHARF Manchester Life Development Company has assembled a high calibre project team with local experience to VESTA design and deliver the development of the Vesta site. ISLINGTON WHARF MEWS The proposals provide an opportunity to deliver more homes for the City’s expanding population, enhancing the quality of life and supporting Manchester’s Residential Growth Strategy. The proposals have been designed to meet the pressing need for new homes in VULCAN and around Manchester City Centre. The proposals are MILL consistent with the approved Ancoats and New Islington Neighbourhood Development Framework, and will ALBION complement the wider regeneration initiatives already WORKS delivered and support further planned investment and enhancements in New Islington. 1 Ancoats and New Islington Neighbourhoods Vesta site viewed from the Ashton Canal Basin NEW CROSSNew Cross NEIGHBOURHOOD Neighbourhood DEVELOPMENTDevelopment FRAMEWORK Framework Royal Mail Sorting and Delivery Ofce B t u e t e l r e t r S MILES PLATTING Miles Platting Housing PFI Manchester Central HOUSING PFI Community Fire Station R o d d a o n R e y m a S h d t l r O e e t t e e r t S h l g i a e n L a e C g r o e e l G a d h c o NORTHERN R t QUARTER e e r t S y e s r e ANCOATS AND NEW ISLINGTON t J e e r W t NEIGHBOURHOOD DEVELOPMENT e S y b m t e r a FRAMEWORK e i h r d d t g l t S e e O l e l R r i t h o d a S e R d n New o t Islington S t w Marina e e S p N q h u e t e l a n e Cotton r a r s t Field e o S n a n t r Central Retail Park C o t P e n e r o t t New Islington S h G Medical Practice l s r l A e i M a t d l A O n c o a t HOLT TOWN s S Holt Town Regeneration t VESTA r e REGENERATION PiccadillyPICCADILLY e Framework t New Islington Gardens Metrolink stop FRAMEWORK GARDENS t e e r t S d r t a e l e l r t o t S P e e e r r t o S t S e i c u D HS2 STRATEGICHS2 Strategic REGENERATIONRegeneration Framework FRAMEWORK Ashton Canal and heritage assets - canal bridge & Lock Keeper’s Cottage Strategic location within AncoatsPiccadilly Station and New Islington Neighbourhood DevelopmentAbove: masterplan study Framework area and adjacent Areaframework areas NEW ISLINGTON 2 Site context and history • The Vesta site, outlined in red, is located in New Islington, off Old Mill Street • It has been cleared and identified for development for a significant period of time • There was a previous planning application for live/work accommodation which has not been implemented • The site is located close to the New Islington tram stop and within a ten minute walk of Piccadilly, Manchester’s principal public transport node. Major bus, pedestrian and cycle routes are also nearby • The Ancoats and New Islington Neighbourhood Vesta Street, 1966 Ancoats and New Islington 1949, Vesta site edged red Development Framework, initially published in 2014 [Manchester Local Image Collection] [RAF photography, English Heritage] and updated in 2016, provides a series of urban MURRAYS’ design principles for the area which have informed MILLS the proposed design ROYAL MILLS COTTON FIELD WHARF HoUSe COPPERSMITH ROAD • Urban design principles for the Ashton Canal Character ROCHDALE CANAL NEW ISLINGTON MANSION HoUSe OLD MILL STREET Area of the Neighbourhood Development Framework SCHOOL (PROPOSED) NEW ISLINGTON YO! HOMES integrated with the design of this development include: MARINA WEAVERS QUAY (PROPOSED) (PROPOSED) STUBBS MILL ANCOATS ANCOATS DISPENSARY - Stepping up the scale of development away from MILLINER’S PRIMARY CARE CENTRAL RETAIL PARK WHARF HATBOX CENTRE the Ashton Canal to create an open canal-side (REDEVELOPMENT ANTICIPATED) OLD MILL STREET ASHTON CANAL BASIN CHIPS environment GREAT ANCOATS STREET ISLINGTON VESTA ISLINGTON WHARF PHASE 3 NEW ISLINGTON - Enhancing the canals as key links, leisure and WHARF MEWS (PROPOSED) METROLINK amenity assets and a special setting for new OLD MILL STREET ASHTON CANAL buildings ISLINGTON VULCAN MILL - Consideration of layout and scale in relationship WHARF OXYGEN TOWER to lower scale Lock Keeper’s Cottage and mews STORE STREET(PROPOSED) houses Key buildings and forthcoming developments nearby 2 Ancoats Dispensary and Vesta site, view from Old Mill Street CHIPs and canal lifting bridge viewed from Vesta site Vesta site and canal lifting bridge viewed from south side of canal 2 Challenges of the Vesta site include: 3 8 10 9 2 3 HoUSe 2 • Creating clearly defined boundaries to the site in 2 2 4 2 relation to the concrete canal berm to the Ashton Canal Basin and footpaths that surround the site COTTON FIELD 6 MANSION HoUSe STUBBS MILL WHARF (PROPOSED) 10 NEW ISLINGTON • Maintaining the existing ramp that provides access to WEAVERS ANCOATS MILLINER’S MARINA 9 QUAY DISPENSARY WHARF the Ashton Canal Basin pedestrian route ANCOATS 9 CHIPS PRIMARY CARE 2 9 • Maintaining views of the canal setting and facilitating CENTRE CENTRAL RETAIL PARK an open canal-side environment (REDEVELOPMENT ANTICIPATED) 2 8 NEW ISLINGTON VESTA METROLINK ISLINGTON 10 5 7 • Relationship to the scale and massing of adjacent WHARF PHASE 3 3 buildings, including CHIPs and Islington Wharf Mews (PROPOSED) 3 ISLINGTON 3 ASHTON CANAL WHARF MEWS • Responding to changes in level between the site, Old 21 Mill Street and the Ashton Canal Basin GREAT ANCOATS STREET 5 OLD MILL STREET 9 ISLINGTON • Live Electricity North West (ENW) substation and WHARF 5 dilapidated building adjacent to it • Vesta Street cul-de-sac may limit vehicle movements STORE STREET • Remedial works ongoing at Islington Wharf Mews and Storey heights of surrounding buildings consideration of residents when reoccupied DESIGN PRINCIPLES 3 Opportunities and challenges Opportunities of the Vesta site include: • Creating a distinctive and complementary urban form visible from Old Mill Street, New Islington Marina and the Pollard Street corridor • Visual links with the Ashton Canal and enhancement of a positive canalside environment • Articulation of shifts in massing and scale between Old Mill Street, CHIPs, Islington Wharf Mews and the Ancoats and New Islington Neighbourhoods Lock Keeper’s Cottage Vesta planning application site • Opportunity to increase density towards Old Mill Street Ashton Canal Character Area and help define this key axis through New Islington Structuring Framework • Provide homes with good daylighting through consideration of orientation and massing • Provide homes with views to the City Centre and over the Ashton Canal, Canal Basin and New Islington Potential development opportunities Marina Retained existing buildings Future development opportunities Public green space • Creation of a safe and secure development to enhance Public urban space the sense of security in the neighbourhood Potential location of landmark buildings * Upgrading of existing pedestrian crossings / VESTA potential new pedestrian crossings • Increasing the occupation and activity of the area Arterial route - Great Ancoats Street through further population with a stable community of Street network Pedestrian / cycle network home owners Commercial/retail frontage Ancoats and New Islington Neighbourhood Development Framework - Ashton Canal Character Area 3 PropoSED SCHEME 4 Key information The Vesta scheme will deliver a total of 171 homes DESCRIPTION consisting of a mix of: 1 BEDROOM 2 BEDROOM 54 one bedroom apartments 32% 3 BEDROOM DUPLEX 98 two bedroom apartments 57% TOWNHOUSE 8 three bedroom apartments 4% LIFT/STAIRS 5 three bedroom duplex apartments 3% MECH / SERVICE 3 four bedroom duplex apartments 2% 3 four bedroom townhouses 2% • All the apartments and houses will be for sale • The apartments are contained in a single block with a central lobby and amenity area at the heart of the scheme • The apartment block steps from seven and eight storeys at the Ashton Canal end of the site rising to nine storeys at the north eastern corner on Old Mill Street • The townhouses are a distinctly separate structure and will be independently serviced, albeit accessed through the same site entrance via the main car park Ground floor general arrangement • The smaller scale of the townhouses will help to create an open canal-side environment and responds to the adjacent buildings of Islington Wharf Mews and the Lock Keeper’s Cottage • Car parking for the development will be located entirely within the site. 65 car parking spaces will be provided in total, equating to 38% of the 171 units • 150 secure cycle parking spaces will be provided 4 propoSED SCHEME 5 Manchester Residential Quality Guidance
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