Manchester City Council Item 15 Planning and Highways Committee 18 April 2013

Application Number Date of Appln Committee Date Ward 101522/FO/2013/C1 31st Jan 2013 18 April 2013 City Centre Ward

Proposal Change of use of floors 1 - 8 and part of ground floor of from office (Class B1) to Hotel (Class C1) with associated bar and restaurant use (Class A3 and A4) at levels 1, 2, 7 and 8 and associated external works comprising formation of new hotel drop off point, associated public realm works, installation of 2 No. lanterns adjacent to the proposed hotel entrance and creation of external bar / terrace area at the roof level and associated works Location 100 King Street, , M2 4WU, Applicant Commercial Development Projects Ltd, C/o Agent Agent Mr John Cooper, Deloitte LLP, 2 Hardman Street, Manchester, M3 3HF,

Description This application relates to 100 King Street which is within the Upper King Street conservation area and is Grade II* Listed. It was designed by Sir Edwin Lutyens in collaboration with Whinney, Son and Austin Hall and was built as a bank with speculative office space on the upper floors between 1933-35. It remained in use as a bank until closure in 2008. The building contains a number of original features and areas of significant importance including the banking hall, the inspection rooms, the stair between ground and basement and the safety deposit room.

Recent Planning History Planning permission was granted 10 May 2011 for change of use of the basement, ground and mezzanine floors to a restaurant (Use Class A3). The upper floors (floors 1 to 8) of the building have been vacant since 2008.

Planning Permission was granted on 16 October 2009 (reference 088851/FO/2009/C1) for the conversion refurbishment of the building to accommodate A2/B1 use from sub-basement to mezzanine floors (existing use A2), B1 use from first to sixth floors and C3 use to seventh floor. Alterations included the introduction of new services, including toilets, roof top plant equipment, removal of the lightwell from first to sixth floors and the removal of a number of partitions.

This permission has been partly implemented but the upper floor office space has remains vacant, despite having been marketed since March 2010.

Proposal Planning permission is sought for change of use of floors 1 – 8 and part of the ground floor from office (Class B1) to hotel (Class C1) with associated bar and restaurant use (Classes A3 and A4) at levels 1, 2, 7 and 8, and associated external works comprising the formation of new hotel drop off point, associated public realm works, installation of two lanterns adjacent to the proposed hotel entrance and creation of an external bar/terrace area at roof level and associated works.

The side entrance on Spring Gardens would become the main entrance to the hotel. Automatic glass doors would be installed behind the original retained hardwood bi- Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 fold doors which would be permanently folded back. Existing timber cornices would be retained. Two lanterns would be installed either side of the entrance which would match the lanterns adjacent to the restaurant entrance. A brass sign plaque would be attached to the wall adjacent to the entrance. The lightwell would be used as public bar leading to an external terrace on the eastern, northern and western sides of the building. Railings would be retained and timber decking introduced to improve appearance and function. Additional plant would be added to the southern roof terrace. The proposal would deliver 3,038 sq. m of hotel floorspace and 317 sq. m of bar and restaurant uses. It would be 5* boutique status and designed to the highest specification and quality. The interior design has evolved following detailed pre- application discussions, and the following development principles would apply throughout the proposed development:

° Guest rooms would be primarily located around the perimeter of the building, with en-suite bathrooms in the centre.

° The erection of partition walls to create bedrooms, rest rooms, bar and restaurant areas and kitchen areas. The proposed walls have been positioned so that they would not interfere with the windows.

° M&E / utilities would be encased under a new raised floor. Existing floors would be levelled and sealed prior to the introduction of a raised access floor. This would retain the height of the ceilings and scale of the rooms.

° Plastered walls to be repaired where required and skimmed ready for decoration. New walls would be metal framed with gypsum based board with skim finish.

° Plaster ceilings/cornices and timber battens would be removed at the second floor to meet the requirements of the Fire Strategy. Original coving and cornicing features to be re-instated as far as possible. This applies to the plasterwork on the external walls around the perimeter and the lift lobby areas.

° Existing windows to be retained, restored internally and painted.

° Existing secondary glazing to be retained, restored to modern standards and painted.

The following internal works are proposed on each floor. A double height restaurant and bar area would be created at the first floor by the removal of a recently installed infill floor. It would be open to guests and members of the public. The main hotel reception and lounge area would be at second floor level along with hotel rooms, and a public bar/restaurant. Hotel rooms would be created on levels three to six.

Public bar areas extending onto the existing roof terraces would be created on the seventh floor. Existing railings would be retained. Access, servicing and drop off Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 A new layby would be created on Spring Gardens outside the hotel entrance. It is expected that there would be approximately 20 taxi drop offs per day and that the hotel will have a contract with a local taxi firm to minimise congestion at the layby.

Servicing would be via Chancery Lane where the rear entrance doors to the building are located. Bin and refuse storage would continue to be located inside the building replicating the refuse strategy for Jamie’s Italian. Any further service vehicles for the development are expected to utilise the existing loading bays on Brown Street.

It is expected that the number of deliveries to the hotel would be an average of 8 per day, with a maximum of 15 deliveries per day by exception. These deliveries would be by a mixture of different vehicle types ranging from medium sized box vans to 10m rigid vehicles. It is not anticipated that articulated heavy goods vehicles would be required to access the site.

Consultations

Head of Highways – made the following comments: public car parks are numerous in the vicinity, though disabled provision should be considered. Provision should be made for secure cycle parking.

Head of Environmental Health – recommended conditions controlling deliveries (frequency and times); fumes vapours and odours; noise breakout from the premises, external areas and plant equipment; refuse storage disposal and recycling.

English Heritage – comments reported in associated report on this agenda for application for listed building consent (Reference: 101523/LO/2013/C1).

Greater Manchester Police - A Crime Impact Statement has raised issues in relation to control of access into/around the building. GMP support the application subject to these issues being addressed as described within the report.

Publicity – Neighbours have been notified by letter, site notices erected on site and details of the proposal have been advertised in the Manchester Evening News. No representations have been received as a result.

Issues Relevant National Policy The National Planning Policy Framework sets out the Government’s planning policies for England and how these are expected to apply. The central theme to the NPPF is to achieve sustainable development. The Government states that there are three dimensions to sustainable development: an economic role, a social role and an environmental role (paragraphs 6 & 7).

Paragraphs 11, 12, 13 and 14 of the NPPF outlines a “presumption in favour of sustainable development”. This means approving development, without delay, where it accords with the development plan. Paragraph 12 provides:

Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 “Proposed development that accords with an up-to-date Local Plan should be approved and proposed development that conflicts should be refused unless other material considerations indicate otherwise.”

In terms of fit with the objectives of the NPPF the proposed development is considered to be consistent with sections 1, 2, 4, 7, 8, and 12 for the reasons outlined below which are discussed in more detail in the Issues section of this report Section 1 - Building a strong and competitive economy - the proposal would result in the reuse of a vacant historic building and would therefore help to deliver economic growth and create jobs and prosperity.

Section 2 Ensuring the Vitality of Town Centres , - the proposal develops a key site in a prominent position within the City Centre.

Section 4 Promoting Sustainable Transport – The proposal is in a highly accessible location in close proximity to the tram network and train and bus services. The development would therefore facilitate sustainable development and contribute to wider sustainability and health objectives and give people a real choice about how they travel.

Section 7 Requiring Good Design - The proposed scheme has been the subject of significant design consideration, consultation and evolution. The proposed alterations would be of a high quality and would help to improve the overall appearance of the building within the street scene. The development would be well integrated into the natural, built and historic environment.

Section 8 Promoting healthy communities – The development would facilitate social interaction and help to create a healthy, inclusive community by adding to the mix of uses along Peter Street and would be safe and accessible.

Section 12 Conserving and Enhancing the Historic Environment - Whilst the proposals would have some impact on the architectural and historic character of the listed building for the reasons set out below this is on balance considered to be acceptable.

Relevant Regional Policy

Regional Spatial Strategy (RSS) for the North West to 2021 (RSS13) was adopted in September 2008 and provides a framework for development and investment in the region over the next fifteen to twenty years

The Localism Act, which received Royal Assent in November 2011, takes steps to abolish RSS. However, abolition will not be formalised until a strategic environmental assessment of the effects of revoking RSSs has been completed. Until this time, the North West RSS will continue to form part of the statutory development plan for Manchester.

The key policies within the RSS that are relevant to the application proposals are considered below

Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 Policies DP2, DP3, DP4, DP5 and DP 6 respectively seek to promote sustainable communities, promote sustainable economic development, make the best use of existing resources and infrastructure, manage traffic demand and marry opportunity with need. The proposals would help to drive forward future economic growth in the Manchester City Region, In addition, the proposals would lead to the creation of a substantial number of new jobs across a wide range of sectors.

The scheme would be consistent with the regional and sub-regional spatial frameworks (Chapter 5) and sub-regional policies (Chapter 10- 13 (10 being relevant to Manchester), by building upon existing concentrations of activities and existing infrastructure and not requiring major investment in new infrastructure.

The development would accord with the following sequential approach:

First, using previously developed land within settlements; Second, using other suitable infill opportunities within settlements; and Third, the development of other land where this is well located in relation to jobs and other services and infrastructure and which complies with the other principles in DP1-9.

Policy RDF 1 Spatial Priorities – states that the first priority for growth should be the Regional Centres of Manchester (which includes the application sites) and Liverpool

Policy MCR1 Manchester City Region Policies – advises that plans and strategies in the Manchester City Region should support interventions necessary to achieve a significant improvement in the sub-region’s economic performance by encouraging investment and sustainable development in the Regional Centre.

The proposals would assist in the improvement of the sub-region’s economic performance both directly (through the provision of the mix of uses and creation of jobs) and as a result of the facilitation of the wider regeneration of the City Centre.

Policy MCR2 Regional Centre and Inner Areas of Manchester City Region – states that the Regional Centre should continue to be the main economic driver for the Manchester City Region and the main focus for business and other employment- generating development.

The application proposals would play an important role in meeting this key policy objective, both in respect of the new jobs (60 full time & 30 part time) that would be created by the development and also in terms of its role as a key element for the wider regeneration of the City Centre.

Local Policies Core Strategy

The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012. It is the key document in Manchester's Local Development Framework. The Core Strategy replaces significant Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 elements of the Unitary Development Plan (UDP) as the document that sets out the long term strategic planning policies for Manchester's future development.

A number of UDP policies have been saved until replaced by further development plan documents to accompany the Core Strategy. Planning applications in Manchester must be decided in accordance with the Core Strategy, saved UDP policies and other Local Development Documents.

The adopted Core Strategy contains a number of Strategic Spatial Objectives that form the basis of the policies contained there in as follows:

SO1. Spatial Principles – which provides a framework within which the sustainable development of the City can contribute to halting climate change. This development would be in a highly accessible location and reduce the need to travel by private car.

SO2. Economy – which supports a significant further improvement of the City’s economic performance and spread the benefits of this growth across the City to reduce economic, environmental and social disparities, and to help create inclusive sustainable communities. The scheme would provide new jobs and facilities in a highly accessible location and in close proximity to deprived communities.

The following adopted policies are considered to be of relevance to this application for the reasons set out below and discussed in more detail below:

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.

It would be consistent with the Strategic Plan having regard to the character, issues and strategy for this regeneration area.

In addition it would provide good access to sustainable transport provision, maximise the potential of the City’s transport infrastructure and 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 improve access to jobs 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 in the City Centre, spread 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.

The City Centre is a key location for major employment growth and the proposals would create a significant number of new jobs in appropriate sectors which would in turn contribute to economic growth. Manchester City Council Item 15 Planning and Highways Committee 18 April 2013

In design terms 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 CC1 – Primary Economic Development Focus (City Centre and Fringe) - The Proposals will deliver a product that is would positively contribute to the economic development of the City Centre.

Policy CC5 – Transport – The proposed development would improve pedestrian safety, improve the adjacent public realm and due to its location contribute to improving air quality by being accessible by a variety of modes of transport.

Policy CC7 Mixed Use Development - The proposed development would be a mixed use development that would contribute towards the creation of connections required to drive investment in the wider area

Policy CC8 Change and Renewal - The proposals would contribute to the City Centre’s role in terms of employment and improve its accessibility and legibility.

Policy CC9 Design and Heritage – The proposals will retain and enhance the principal significant historic aspects of 100 King Street and will enhance its setting on King Street..

Policy CC10 A Place of Everyone – The development would introduce a use that would appeal to a wide range of residents and visitors which would be accessible by a range of sustainable transport options.

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

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, solution which would have exceptional quality and will be fully accessible by all. The design has undergone rigorous testing of options to arrive at the final proposals, which are deemed the most suitable for this site.

The positive aspects of the design of the proposals are discussed in more detail below

Policy EN3 Heritage – The Conservation led approach to the design of the proposals has resulted in sensitive internal and external alterations, which have been carefully detailed to ensure that the new uses can be accommodated without comprising the essential architectural integrity of the building. It has also resulted in the identification of measures to restore significant building features identified in the Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 heritage appraisals. The result is a proposal that would deliver significant benefits to the Listed Building overall and a range of wider economic and social regenerative benefits to the City as a whole.

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 DM 1- Development Management – sets out the requirements for developments and outlines a range of general issues 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; • 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 below.

Saved UDP Policies DC18.1 Conservation Areas – the proposed development will enhance the setting of the Upper King Street Conservation Area.

DC19.1 Listed Buildings – the proposed development would not for the reasons outlined in more detail below have an adverse effect on the listed building’s architectural or historical character and indeed would on balance enhance the character of the building, its appearance within the street scene and secure its long term future use.

DC26 Development and Noise – conditions are capable of being attached to any consent granted which will ensure that there is no adverse impact in terms of noise generation on people living and working in the City

Regeneration and Principle of proposed uses - 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. Given this, it is essential for the City Centre to continue to support the regeneration and economic performance of the City Region. The proposal would revitalise an unoccupied and important heritage asset. Overall it is considered that the proposed uses are acceptable and would benefit the regeneration objectives of the City Council. Manchester City Council Item 15 Planning and Highways Committee 18 April 2013

The proposed development would be in keeping with the objectives of the City Centre Strategic Plan and in view of the above, the proposed development 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 Core Strategy policies SP1, EC1, CC1, CC7, CC8 and EN1.

Impact on Architectural and Historic Character of Listed Building, Character of Conservation Area and Design Issues The Heritage Assessment submitted with the application identifies a number of significant building features which would be repaired and re-used as part of the proposals. In view of the above the proposals would on balance be consistent with sections 1, 2, 4, 6, 7 and 8 of the National Planning Policy Framework and policies SP1, DM1, EN1, EN2, EN3, CC6 and CC9 of the Core Strategy.

Amenity The proposal would be consistent with section’s 7 and 8 of the National Planning Policy Framework and Core Strategy policies SP1 and DM1,

Full access and Inclusive Design - The Proposal would provide level access at the main entrance and throughout the scheme. The proposals would therefore be consistent with sections 7 and 8 of the National Planning Policy Framework and policies SP1, DM1 and CC10 of Core Strategy.

Crime and Disorder - The proposed use would bring additional vitality to a currently under-used site. The refurbished / redeveloped building would present an active frontage to the Spring Gardens elevation of the site, which would enliven the street scene and help to provide useful natural surveillance of the public realm. The application is supported by a Crime Impact Statement (CIS) carried out by Greater Manchester Police. The statement considered that the proposal is generally acceptable subject to the advice contained in the report being implemented. It is recommended a condition be attached which requires the recommendations of the CIS being implemented and maintained.

In view of the above the proposals are consistent with section 8 of the National Planning Policy Framework, and policies SP1 and DM1 of the Core Strategy.

Parking, Servicing and Access - The impact of the proposals in terms of the highway network have been considered and there are no highway objections subject to agreement of an appropriate servicing strategy the submission of which is capable of being a condition of any consent granted. In view of the above the proposals are consistent with section 4 of the National Planning Policy Framework, and Core Strategy Policies SP1, DM1 and T2.

Noise / Impact on Amenity - Whilst the principle of the proposed use is acceptable it could impact upon amenity within the area through noise generation from within the premises and from plant and equipment.

Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 An acoustic report outlines how the premises can be sufficiently acoustically insulated to prevent unacceptable levels of noise breakout and to ensure adequate levels of acoustic insulation between the various proposed uses and these measures are capable of being controlled through a condition.

Therefore, subject to compliance with conditions relation to the hours during which deliveries can take place, the acoustic insulation of the building and any associated plant and equipment that there will be no adverse impact on amenity as a result of the proposed use.

Comments on Consultation / Notification responses Issues raised by consultation respondents have been addressed in this report and it is recommended that the imposition of conditions would ensure that the issues raised could be effectively dealt with so as to ensure a satisfactory development .

Conclusion The proposal would restore and revitalise an unoccupied and important heritage asset. The proposed hotel along with the associated food and drink uses would contribute positively to Manchester’s hotel and entertainment offer and would attract more visitors to the City. The applicant has carried out extensive acoustic surveys and would implement a scheme of acoustic attenuation in order to prevent nuisance caused through noise. Additionally the recommendations contained in the Crime Impact Statement submitted with the application are designed to ensure that the proposed uses would not cause nuisance to neighbours and help reduce crime and disorder issues in the City. Overall it is considered that the proposed uses are acceptable and would benefit the regeneration objectives of the City Council.

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 , 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 of the application is proportionate to the wider benefits of and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

Article 31 Declaration Officers have worked with the applicant in a positive and proactive manner to seek solutions to problems arising in relation to dealing with the planning application.

Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 The acceptability in principle of the proposed development and mix of uses was established at pre application stage and officers were involved in pre-application discussions and advised about the appropriate form in design terms for a refurbishment / redevelopment of a grade II listed building development of this nature. The applicants were also advised about the level of information that would need to be submitted with the application to overcome any concerns in relation to potential impacts on amenity, crime and disorder, highway safety, disabled access and environmental impacts and issues relating to these aspects of the scheme are detailed in application report.

Recommendation Approve

Reason for recommendation On the basis that the use subject to compliance with the conditions below, generally accords with the policies contained within the National Planning Policy Framework, in particular Sections 1,2, 4, 7, 8, and 12, policies CC1, CC5, CC7, CC8, CC9, CC10, T1, T2, EN1, EN3, EN16, DM1 of the Adopted Core Strategy for the City of Manchester and saved policies DC18.1, DC19.1 and DC26 in that the use would contribute to the regeneration of the City Centre would be compatible with the mix of uses in the area, would be acceptable in relation to visual amenity and the impact on the character area and the listed buildings and crime and disorder, would be acceptable in relation to highway safety and the availability of disabled access, would not subject to compliance with conditions cause disamenity to nearby residents.

Conditions to be attached to the decision 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 91 of the Town and Country Planning Act 1990.

2) The development hereby approved shall be carried out in accordance with the following drawings – To be reported at Committee

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies CC7, CC9, SP1, EN1, EN3 and DM1 of the Adopted Core Strategy for the City of Manchester and policies DC18.1, and DC19.1; of the Manchester Unitary Development Plan.

3) Before any of the uses hereby approved first commences the building, together with 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 - In interests of residential amenity and pursuant with policy DM1 of the Adopted Core Strategy for the City of Manchester and saved policy DC26 of the Unitary Development Plan for the City of Manchester.

Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 4) No use 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 interests of residential amenity in order to reduce noise and general disturbance in accordance with policy DC26 of the Unitary Development Plan for the City of Manchester and polices DM1 and SP1 of the adopted Core Strategy for the City of Manchester.

5) Deliveries, servicing and collections, including waste collections shall not take place outside the following hours: 07:30 to 20:00, Monday to Saturday, no deliveries/waste collections on Sundays/Bank Holidays.

Reason - - In the interests of the amenities of occupiers of nearby properties pursuant to policy DC26.1 and DC26.5 of the Unitary Development Plan for the City of Manchester and emerging Core Strategy Policy DM1 (Development Management).

6) Fumes, vapours and odours shall be extracted and discharged from the premises in accordance with a scheme to be submitted to and approved in writing by the City Council as local planning authority before the use commences; any works approved shall be implemented before the use commences.

Reason - In the interests of the amenities of occupiers of nearby properties pursuant to policy DC26.1 and DC26.5 of the Unitary Development Plan for the City of Manchester and emerging Core Strategy Policy DM1 (Development Management).

7) No development shall commence until details of the measures to be incorporated into the development (or phase thereof) to demonstrate how secure by design accreditation will be achieved have been submitted to and approved in writing by the City Council as local planning authority. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a secured by design accreditation.

Reason - To reduce the risk of crime pursuant to policies SP1 and DM1 of the Core Strategy and to reflect the guidance contained in the National Planning Policy Framework.

8) 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 Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 within which the site is located, as specified in policies SP1 and DM1 of the Core Strategy.

9) Details of the materials, including natural stone or other high quality materials to be used for the footpaths and for the areas between the pavement and the line of the building shall be submitted to and approved in writing by the City Council as the local planning authority. Any works approved shall be implemented in full within six months of any part of the development first being occupied.

Reason - In the interests of amenity and to ensure that paving materials are consistent with the use of these areas as pedestrian routes and in accordance with policy DC18.1 and DC19.1 of the Unitary Development Plan for the City of Manchester and Core Strategy Policies CC9 (Design and Heritage) and DM1 (Development Management).

10) Before first occupation of the development the building, together with 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.

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: 101522/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: Highway Services Environmental Health English Heritage (NW Region) Greater Manchester Police Car Spaces 13 To 14, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Room, 50 Spring Gardens, Manchester, M2 1EN Basement, Pall Mall Court, 67 King Street, Manchester, M2 4PD Ground Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD First Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD Second Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD Third Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD Fourth Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD Fifth Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD Sixth Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD 39 Spring Gardens, Manchester, M2 2BG Ground Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Tenth Floor, 50 Brown Street, Manchester, M2 1JT Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 Second Floor, 81 King Street, Manchester, M2 4AH Third Floor, 81 King Street, Manchester, M2 4AH Second Floor, 73 King Street, Manchester, M2 4NG Third Floor, 73 King Street, Manchester, M2 4NG Ninth Floor, 67 King Street, Manchester, M2 4PD Fifth Floor, , 96 - 98 King Street, Manchester, M2 4WU Sixth Floor, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU Basement, 100 King Street, Manchester, M2 4WU Ground Floor, 100 King Street, Manchester, M2 4WU First Floor, 100 King Street, Manchester, M2 4WU Second Floor, 100 King Street, Manchester, M2 4WU Third Floor, 100 King Street, Manchester, M2 4WU Fourth Floor, 100 King Street, Manchester, M2 4WU Fifth Floor, 100 King Street, Manchester, M2 4WU Eighth Floor, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU Ground Floor, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU Seventh Floor, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU First To Fourth Floor, 50 Brown Street, Manchester, M2 1JT Fifth And Sixth Floor, 50 Brown Street, Manchester, M2 1JT Seventh Floor, 50 Brown Street, Manchester, M2 1JT Eighth Floor, 50 Brown Street, Manchester, M2 1JT Ninth Floor, 50 Brown Street, Manchester, M2 1JT Eleventh Floor, 50 Brown Street, Manchester, M2 1JT Twelfth Floor, 50 Brown Street, Manchester, M2 1JT Thirteenth Floor, 50 Brown Street, Manchester, M2 1JT Fourteenth Floor, 50 Brown Street, Manchester, M2 1JT Fifth Floor, 73 King Street, Manchester, M2 4NG Sixth Floor, 73 King Street, Manchester, M2 4NG Tenth Floor, 73 King Street, Manchester, M2 4NG 43A Brown Street, Manchester, M2 2JJ Atlas Chambers, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU Ninth Floor, 73 King Street, Manchester, M2 4NG Fourth Floor, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU Third Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Fifth Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Basement And Ground Floor, 84 King Street, Manchester, M2 4WQ First To Fourth Floor, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU 43 Spring Gardens, Manchester, M2 2BG Ninth Floor, Ship Canal House, 96 - 98 King Street, Manchester, M2 4WU Ground Floor, 60 Spring Gardens, Manchester, M2 2BQ Ground Floor To Fourth Floor, 60 Spring Gardens, Manchester, M2 2BQ Yorkshire Bank, Ground Floor And First Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1YB Ground Floor Left, 81 King Street, Manchester, M2 4AH Ground Floor Right, 81 King Street, Manchester, M2 4AH All Bar One Cafe Bar, 75 - 79 King Street, Manchester, M2 4NG 47 Spring Gardens, Manchester, M2 2BG St James Club, 45 Spring Gardens, Manchester, M2 2BG First Floor, 86 King Street, Manchester, M2 4WQ Second Floor, 86 King Street, Manchester, M2 4WQ Manchester City Council Item 15 Planning and Highways Committee 18 April 2013 Second Floor And Third Floor, 81 King Street, Manchester, M2 4AH Ground Floor, 81 King Street, Manchester, M2 4AH Second Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Fourth Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Fourth Floor, 73 King Street, Manchester, M2 4NG Seventh Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD Eighth Floor To Tenth Floor, Pall Mall Court, 67 King Street, Manchester, M2 4PD Fourth Floor, 81 King Street, Manchester, M2 4AH Eighth Floor, 73 King Street, Manchester, M2 4NG Seventh Floor, 73 King Street, Manchester, M2 4NG Sixth Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Seventh Floor, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Sixth Floor And Seventh Floor, 100 King Street, Manchester, M2 4WU Fourth Floor Front, 81 King Street, Manchester, M2 4AH Fourth Floor Rear, 81 King Street, Manchester, M2 4AH 100 King Street, Manchester, M2 4WU Pall Mall Court, 67 King Street, Manchester, M2 4PD 73 King Street, Manchester, M2 4NG 84 King Street, Manchester, M2 4WQ 86 King Street, Manchester, M2 4WQ 41 Spring Gardens, Manchester, M2 2GB 50 Spring Gardens, Manchester, M2 1EN The Chancery, 58 Spring Gardens, Manchester, M2 1EW 60 Spring Gardens, Manchester, M2 2BQ 81 King Street, Manchester, M2 4AH Unit 1, 50 Brown Street, Manchester, M2 2JT 61 King Street, Manchester, M2 4PD Car Spaces 24 To 26, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 9 To 10, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 11 To 12, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 17 To 21, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 1 To 4, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 15 To16, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 27 To 28, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 29 To 31, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 32 To 34, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 5 To 8, The Chancery, 58 Spring Gardens, Manchester, M2 1EW Car Spaces 22 To 23, The Chancery, 58 Spring Gardens, Manchester, M2 1EW

Representations were received from the following third parties: Highway Services Environmental Health English Heritage (NW Region) Greater Manchester Police

Relevant Contact Officer : Tony Mitchell Telephone number : 0161 234 4776 Email : [email protected]