Ramada Complex SRF Manchester 4 Executive Summary
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RAMADAMANCHESTER COMPLEX STRATEGIC REGENERATION FRAMEWORK REVISION 04 MAY 2018 Contents Executive Summary 3 4P Key Views 54 4Q Heights 56 1.0 Introduction 7 4R Existing and committed tall buildings 57 1A Site Location 9 4S Public transport connectivity 58 1B Site Aerial 10 4T Photos of the River Irwell and retaining walls 59 1C SRF area plan 13 4U Site Constraints & Opportunities 60 1D Urban & Civic's Manchester New Square 14 5.0 Design Evolution 61 2.0 The Vision 17 5A Alternative Options Analysis 63 2A Illustrative Sketches 18 5B Design Development 68 2B Precedent Architectural Images 21 5C Masterplan Concept 69 2C Precedent Public Realm Images 22 5D Initial Massing Studies 70 3.0 Strategic Context 25 6.0 Masterplan & Key Development Principles 71 3A Strategic Regeneration Opportunity 33 6A Development Principles 73 3B Strategic Importance 34 6B Illustrative Masterplan 74 6C Illustrative Visuals 75 4.0 Site Analysis 36 6D Interior Apartment View 79 4A Historical Maps 37 6E Ground Floor Masterplan & Axonometric Views 80 4B Post-1999 City Centre Renewal Area Masterplan 38 6F Place Making 83 4C Images of 2009 scheme 39 6G Public Realm Concept 84 4D Existing Site Photographs 40 6H Reconnecting to the River Irwell 85 4E Heritage Assets 42 6I Illustrative Public Realm Images 86 4F Uses 43 6J Highways reconfiguration 87 4G Committed Developments 44 6K Stewardship 90 4H Greengate Masterplan 45 6L Management as a Design Consideration 91 4I New Victoria Masterplan 46 4J Character Area Plan 47 7.0 Implementation & Phasing 93 4K Site Levels 49 7A Indicative Sequencing of Construction 95 4L Existing vehicular routes 50 4M Existing pedestrian connections 51 Appendix 1: Illustrative Masterplan 96 4N Public Realm Context / Hierarchy 52 4O Medieval Quarter Masterplan 53 Appendix 2: Planning Policy Context 98 Executive Summary Executive Summary This Strategic Regeneration Framework (‘SRF’) will guide During the last 20 years, various attempts have been made The scale of the strategic regeneration opportunity is the future comprehensive regeneration of land adjoining to bring forward redevelopment on the site. Most significant – the SRF area extends to 1.4 hectares in size Blackfriars/Deansgate and the River Irwell in Manchester recently, this was in the form of a mixed use scheme, and has the potential to support Manchester’s growth and City Centre. granted planning permission in 2009, comprising 4 new quality of life through the delivery of over 60,000 sq. m of buildings, the tallest at 35 storeys. This permission lapsed mixed use development, occupying a footprint of 2,700 The land is currently occupied by the Renaissance Hotel in 2014. The lack of activity over the last 20 years sq. m plus 8,160 sq. m of new public open space and and has been a longstanding strategic regeneration illustrates the complexities associated with bringing public realm for the City. priority for Manchester City Council. It is a significant forward the meaningful regeneration of the site. Any component of the last remaining area within the 1999 City redevelopment will require a substantial initial outlay of Underpinning the SRF is Urban & Civic, a delivery partner Centre Renewal Area Masterplan which has not been capital associated with the clearance of the site. This is in with the track record, expertise and resources to deliver redeveloped, following two decades of substantial part due to the revenue loss from the hotel and in part the vision for the site. investment by the public and private sector. Whilst the site due to the sheer size of the site. A single phase of currently has an economic function as a hotel and car park, development, which ensures that economies of scales can Regeneration and Economic Benefits it visually and physically represents a significant blight on be achieved, is therefore necessary to make the this part of the City Centre. The scale of problem is development viable. The overall cost of implementing a The SRF area will deliver a series of significant emphasised by the length of its frontage onto Deansgate viable scheme for this site is estimated to be regeneration benefits, which in turn will help drive wider at 123 metres. As a comparator, Piccadilly Plaza is 167 approximately £200 million. economic growth objectives, enhancing productivity and metres in length. improving quality of life within Manchester City Centre: The vision for the SRF area is to deliver a distinctive new In order to put the impact of this blight into further City Centre destination focused around a ’best in class’ • New landmark City Centre Destination: Including a context, this section of Deansgate at the junction with landscaped public space, which positively interfaces with best in class, publicly accessible open space for the Market Street forms the start of one of the City’s busiest Deansgate and the River Irwell, connecting the site into City where people can pass through or sit and relax principal retail thoroughfares. There has been a the surrounding City Centre context, alongside high in, and which opens up links to the River Irwell and transformation of Deansgate, as it stretches to the south quality buildings that accommodate high quality and views to the Cathedral. from the site, over the last 10 years. The street is now distinctive uses, to create a genuine sense of place. occupied by a wide range of commercial, restaurant, retail • High quality and distinctive new homes: Delivery of and leisure outlets, including good quality independents, In bringing forward new public realm, careful circa 600 one, two and three bedroom apartments stretching out as far as the Beetham Tower. In the other consideration will be given to Manchester City Council’s contributing to an overall balanced supply of housing direction, there has been significant investment in experience within the renewal area masterplan, from for Manchester which meets the diverse range of Greengate and around Victoria Station as well as Victoria Station through to St Ann’s Square. Learning the people and families wishing to live in the City Centre. Manchester Cathedral and the Medieval Quarter. The site lessons of what has and hasn’t worked well through the These new homes are essential to attract a currently represents a missing piece of the regeneration design, delivery and management of public realm and professional and skilled workforce that will support jigsaw in this regard. The impact of its regeneration would public spaces in this area and across the City, will play an the continued economic growth of Manchester. be genuinely transformational. important part in the process of delivering a public space that truly supports the vision to be ‘best in class.’ Ramada Complex SRF Manchester 4 Executive Summary • Leisure and Tourism: New full service, internationally planning applications. The detail is provide within the curated target occupier list and an ongoing occupier branded hotel offer to support Manchester’s body of this document; however, the key overarching management strategy. expanding and diversifying business base and themes relate to the following: growing visitor economy. • Scale and Density: The level of upfront investment • Place Making: This lies at the heart of the SRF. 58% required to deliver comprehensive regeneration will • Connectivity: Improving pedestrian permeability and of its area will be public realm. In delivering this, require a high density of development that is accessibility, and linking together Manchester’s there is an opportunity to create a new city centre commensurate with other recent regeneration initiates Central Retail District and regeneration areas such as destination which will genuinely transform this area in Manchester such as Spinningfields. Spinningfields Spinningfields, the Medieval Quarter and Greengate. and provide the missing link between adjoining has been a sustainable and successful project due to The site also capitalises on the excellent public regeneration initiatives. As already mentioned, the the quality of the built environment and its transport connectivity, such as a number of high public realm treatments will be of the highest possible management. For high density models of frequency bus routes including Metroshuttle, and quality and will take lessons from past experience. regeneration to be successful, great emphasis on the enjoys close proximity to Shudehill Interchange and The public space will provide the setting for a mix of high quality of the place making is required. In terms Victoria Station. high quality city centre uses which will be distinctive of height, it is envisaged that this should step up away and add value to the overall offer. Those uses will from the Cathedral, and the distribution of height • Local Socio-Economic Impact: Discussion will take attract activity at different times of the day and week, across the site will respond to the need for good place with Marriott, and a responsible approach will will encourage visitors and the widest possible public levels of sunlight and daylight to dwellings, amenity be adopted in relation to managing the short term participation in the benefits that are delivered. The spaces and public open spaces, as well as provide removal of existing jobs from the hotel as the site is opportunity for distinctiveness can also be drawn opportunities to create views through the site. redeveloped. At the same time there is a from the ability to re-connect the site to its historic commitment to ensuring that net additional new setting. This will be through providing permeability at • Rebalancing Deansgate: Creating a quality, employment opportunities during the construction and around the site’s edges whilst maximising views pedestrian dominated public space on Deansgate and operational phases of the development are to local assets such as Manchester Cathedral, the north of St Mary’s Gate. This will improve the maximised for local residents and that pathways to River Irwell and Deansgate.