Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
Application Date of Appln Committee Date Ward Number’s 1st Oct 2013 21st Nov 2013 City Centre Ward 103766/FO/2013/C2 103769/LO/2013/C2
Proposal Erection of 20 storey building (land at no. 14-16) and conversion of adjacent building (no.12) (basement to 4th floor) to create 258 bedroom hotel above ground floor bar and ancillary accommodation (basement and ground floor)
LISTED BUILDING CONSENT for conversion of basement to 4th floor to hotel accommodation associated with proposed adjacent 20 storey building (land at no. 14-16) to create a 258 bedroom hotel above ground floor bar and ancillary accommodation (basement and ground floor) Location 12 & Land At 14-16 Piccadilly, Manchester, M1 3AN Applicant Mr Dominic Pozzoni , Piccadilly 1216 Limited, Alliance House, Westpoint Enterprise Park, Clarence Avenue, Trafford Park, Manchester, M17 1QS Agent Mr Keith Hamilton, Stephenson: ISA Studio Limited, 3 Riverside Mews, 4 Commercial Street, Manchester, M15 4RQ
Background
Planning permission and listed building were granted in December 2007 under application ref no’s 082829 and 082830 for the conversion and refurbishment of 12- 16 Piccadilly, a grade 2 Listed Building and the erection of a 9 storey building on the adjacent vacant site to create an office scheme. The building would have been around 40m in height and considerably higher than other buildings on this side of Piccadilly. These permissions have since expired.
Description of site
The site measures 0.07 hectares, bounded by Piccadilly, Gore Street and Chatham Street with the Waldorf Public House and Indemnity House (no.7 Chatham St) immediately to the rear. It is occupied by the vacant Grade II Listed former Union Bank building and an adjacent car park that has a 96 sheet advertising hoarding.
The site is adjacent to the Stevenson Square Conservation Area and a number of Grade II Listed Buildings including the Malmaison Hotel, 77-83 and 107 Piccadilly, The Grand Hotel on Aytoun Street and 13,15 and 19 Paton Street.
The site is occupies a prominent location close to Piccadilly Station in a mixed use area including hotels, residential, offices, shops, bars, restaurants and car parks. The main frontage is onto Piccadilly, an important city centre street and key pedestrian desire line between Piccadilly Station and the retail and commercial core.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The Listed building was built in 1911 and designed by Thomas Worthington and Son. It is constructed of Portland Stone and has a rectangular plan form with a chamfered corner that articulates the principle ground floor entrance to the bank. The tripartite elevations have channelled rustications to the ground floor, rusticated quoins to all angles of the upper floors and pedimented attic windows articulate the roof. The door is not original and has been replaced. The round-headed doorway on the Piccadilly elevation has its original doors and formerly provided access into office spaces on the upper floors. Original features include the marble lining in the entrance hall, a stairwell, stain glass windows and, it is understood, that there are original cornices under the suspended ceilings.
The building has largely been empty since Barclays Bank vacated the site in 2006. Its condition has deteriorated and a new use is required to ensure it can be restored and brought back into active use.
One of the characteristics of the area is the presence of large individual buildings, which occupy regular and irregular island sites providing total site coverage which creates a sense of a dense urban environment. There are a variety of buildings in terms of height, scale, mass and bulk along this corridor. 111 Piccadilly is a 19 storey building on Piccadilly which is adjacent to 4-5 storey 19th Century buildings.
Description of the Proposals.
Consent is sought for the erection of a 20 storey building, that would be around 72m in height, and the conversion of the adjacent listed building to create a 258 bed hotel. The refurbished Listed Building would incorporate ancillary functions on the ground and first floor, including a lounge bar in the banking hall, a kitchen, conference room, meeting rooms, office, gym and public toilets, with bedrooms on the second, third and fourth floor.
A lightwell would be created at the centre of the listed building which would necessitate the demolition of part of the rear of the building, previously occupied by the toilets and a small lightwell.
There have been some changes to the scheme since it was first submitted including the introduction of more glazing at ground floor level, changes to the proposed materials and to the treatment to the elevation at the upper levels facing towards Piccadilly Gardens. These changes have sought to respond to design comments from various consultees.
The new build element would have a tri-partite style composition defined by a clear base, middle and top. The overall composition would be articulated by the division of the rectangular plan form into two parallel blocks, separated by a glass slot. The two blocks would be constructed in different materials with the northern block constructed from a number of repetitive grey coloured pre-cast concrete panels, to which a series deep ribs measuring 100mm wide by 150mm deep would be applied. The southern block would be constructed from white pre-cast concrete panels, in a colour similar to the listed building. The concrete panels would be a mix of chamfered and angled. The top of the building, which is the most visible part of the design from distant views, has been amended to incorporate an increase in the number of angled panels so as Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 to add an increased level of articulation. This would be further enhanced by a large picture window that contributes to the architectural composition.
The hotel would be operated by Yotel and would be their first UK hotel that is not related to an airport.
The works to the listed building would include:
• Mild detergent wash to the façade. • Paint and repair all original windows to the Chatham Street and Piccadilly elevations. • Replace non-original windows to the ground floor. • Replace non-original door at the Chatham Street and Piccadilly corner. • Retain original door to Piccadilly but prevent it from being a point of access. • Remove all non-original alarms, door mechanisms and timber patros. • Re-open the original entrance doorway to the Chatham Street elevation. • Demolish the south façade and former toilet block to form an internal lightwell. • Demolish lift motor room.
The proposed internal works to the former union Bank include:
• Restoration of the ornate ceiling to the banking hall. • Demolition of stair and lift core. • Re-location of stained glass to stair to ground floor bar. • Retention of original skirtings, ceilings and mouldings. • Demolition of the non-original internal partition walls. • Removal of non-original ceilings and internal finishes. • Removal of ground floor office lobby and associated marble. • Demolition of toilet core. • Demolition of internal rear corridor
In support of the overall redevelopment of the site the applicants have stated the that the development would :
• offer a distinctive product in the Manchester hotel market, which would add value to the existing offer as well as servicing forecast economic growth and increased anticipated visitor numbers in the City; • deliver a high quality building on what is currently ‘gap site’ and bring a Grade II Listed Building back into active use. • develop in a sustainable location with excellent public transport connections providing easy accessibility both for visitors and future employees. • provide approximately 129 FTE jobs once operational providing local employment opportunities within a highly accessible location. During both the construction and operational phases of the proposed development, there would be significant supply chain benefits for local suppliers offering products and services to support those processes. • Secure approx. £17 million of direct investment into the local economy which would act as a catalyst to the regeneration of the adjoining regeneration priority sites including the former Mayfield station and the Aytoun campus. • Contribute positively and sensitively to the existing urban grain; Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 • Create a high quality development that could act as a catalyst for future development in the area; • Promote positive vistas across the City; • Create a sensitive response to the adjoining listed building; • Complete the urban block by occupying a gap site; • Animate the ground floor streetscape; • The proposals are fully funded subject to planning permission and listed building consents being granted.
The development would be expected to achieve a BREEAM rating of at least ‘very good’.
A combined Loading Bay and visitor drop off/ pick up facility would be located on the north side or Gore Street. This facility would require the removal and relocation of six on street pay and display parking bays. 10 Cycle parking and showering and changing facilities would be provided for staff.
Environmental Impact Assessment – The proposal does not fall within Schedules 1 or 2 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (as amended 2011)
This planning application was the subject of a Screening Opinion for an Environmental Assessment. The Screening Opinion concluded that as the scale of the development is appropriate for a City Centre context, that it would reuse a previously developed site, allow greater use of public transport, would improve conditions for pedestrians, would assist regeneration of the City, is unlikely to result in significant or unusual adverse impact for local residents, that the impact of the development would not have more than a local impact and would support the City’s objectives of making the City Centre a better place to live, shop, invest, and visit and that as such the scheme is not likely to have significant effects.
Having taken into account the EIA Directive, Regulations and Circular 2/99 it is therefore considered that an Environmental Assessment is not required in this instance.
Consultations
Publicity – The occupiers of adjacent premises have been notified about the applications and they have been advertised in the local press as follows a major development, affecting the setting of a listed building and the setting of a conservation area; and, as affecting a listed building and the setting of a conservation area. Site notices have also been placed adjacent to the application sites.
A letter has been received from the Ministry or Justice as the occupier of Minshull Street Crown Court, who whilst not objecting to the proposals wish to gain further information relating to construction traffic and roof access at the appropriate time, and raise two issues:
Construction traffic
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 They need to ensure efficient running of the Courts and clear and safe routes into the Court building are required at all time, particularly for arriving prison vans. They are concerned about construction traffic, as no parking is provided as part of the proposal and most visitors are expected to use public transport and taxis. Therefore they would like the opportunity to comment on the details relating to construction traffic and request that these are subject to a planning condition, should the application be approved. Details to be conditioned should include proposed vehicle routes, expected timings and vehicle types.
Security
They note that the south and east elevations of the building would offer limited opportunities to look into the Court buildings due to elevational treatments and building orientation. They note that no details of roof access have been provided, and to ensure no security issues at the Courts arise confirmation is sought to confirmed that roof access would be managed and restricted to authorised personnel only.
A letter of support has been received from Bruntwood Estates who own a large land portfolio within the City Centre including 111 Piccadilly and state that they are very impressed with the quality of the proposed new building and understand that certain parties have reservations about the scheme given its scale however, they are keen to see the scheme consented and built given the positive impact it will have on a key route through the city.
Manchester Conservation Area and Historic Buildings Panel – Commenting on the original design The Panel commented on the orientation of the main elevation and felt that it should have more of an interface with Piccadilly rather than the side street. Piccadilly is the principal street and all buildings and main entrances should have a positive frontage towards the street.
Concern was raised over the way that the floors seemed to cut through the windows and what affect this would have on the building and its appearance.
It was felt by the Panel that the previously approved scheme was a more appropriate response to site, being of a more acceptable scale and relationship to the street and listed building and that it didn’t have the damaging affect that this proposal has.
The Panel raised concerns over the proposed materials and commented that the use of white pre-cast concrete seemed to be in vogue at the moment and if done badly could weather poorly which would make the building look unsightly. The Panel urged the designers to look very carefully at the detailed design of the building and materials to ensure that they are of the highest quality. The Panel asked for large samples to be submitted in order for the materials to be carefully controlled.
The Panel felt that there was no urban design requirements in this area for a tall building and in terms of the sequence of spaces, context, streetscene and skyline there was no justification for this height in this location. They felt that this building would dominate the area and diminish the importance of the listed building.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The junction between the listed building and the new building was felt to split the buildings in a very dramatic way rather than provide an appropriate connection. The use of full height darker material was felt inappropriate and the Panel asked if this could be reconsidered.
The Panel asked if greater consideration could be given to the main entrance and the entrance into the listed building. The historic building should have an entrance fronting Piccadilly and a more active and positive relationship with the street which it currently doesn’t have.
It was understood that most of the interior of the listed building had been lost and the Panel asked if any remaining features such as covings and windows could be retained and reinstated in a meaningful way. The Panel asked if the stained glass windows could be reinstated into the main front, therefore becoming a more permanent feature of the building. The Panel welcomed the re-use of the listed building.
The Panel felt that the building should have well considered signage and that this should be designed and positioned on the front of the building. Concern was expressed over the somewhat garish nature of the proposed main entrance sign.
The height and scale was raised as a concern and the Panel felt that the building would be better if it was more articulated and if the taller elements were stepped back and the roofscape was more interesting.
English Heritage – In terms of the listed building they state that the former Union Bank, 12, Piccadilly, Manchester is a Grade II listed building meaning it is nationally important for its special architectural and historic interest and that although stripped of some of its original internal detail the former bank still retains an original staircase, with bespoke stained glass windows, decorative plaster work (above suspended ceilings), and good marble linings to the office staircase foyer. Externally they state that it is a sophisticated exercise in the classical language and looks back not only to well known Renaissance models but the former Athenaeum (now part of the City Art Gallery) on Princess Street designed by Sir Charles Barry, the architect of the Houses of Parliament, with its large lettered frieze to the top.
They state that the buildings white Portland stone also connects visually with similar buildings in the near distance such as Clayton House,59-61 Piccadilly (1907), and 51-53, Piccadilly (1904) creating a ceremonial route of quality buildings along the main route from Piccadilly railway station into the city centre into Piccadilly Gardens in the Edwardian period, one of Manchester’s chief public spaces.
They point to other notable buildings within the immediate vicinity include 77-83, Piccadilly, and Halls Buildings, 69-75 Piccadilly, both also listed Grade II. and that these contrast with the earlier, less ceremonious architecture, such as 97 Piccadilly, (now the Brunswick Hotel) - a late Georgian town house of three-storeys and listed Grade II.
They state that all the listed buildings in the area around the application site are of a consistent height of 5-6 storeys and that it is welcome that the City Council has Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 ensured all the new developments, such as the Malmaison Hotel and multi-storey car park, have honoured this existing height, safeguarded the dignity of the corridor into Piccadilly Gardens, and therefore maintained both the setting of this important ensemble of late 19th/early 20th century listed buildings and the character of the adjacent Conservation Area.
They disagree with the Characterisation Appraisal in the ‘Tall Building statement’ which strays beyond the immediate confines of the application site but welcome the recognition that that the topography of London Road/Piccadilly, which rises to the north, toward the city centre, enhances the sense of entering the city proper’.
In view of the above they believe that the construction of a twenty storey building on the part of the site adjacent to the listed building would cause substantial harm to the setting of the listed building and given the height and orientation of the building, the setting of other nearby listed buildings and views into and out of the Stevenson Square Conservation Area. They believe that this impact is in no way mitigated by the adaptive re-use of the building, or the public benefits which may accrue.
They believe that the application places the value of the skyline above that of the character of the Conservation Area, the setting of nationally important listed buildings, and the maintenance of the ceremonial route into Manchester which would be abandoned by the destruction of their setting.
They believe that if the building is not reduced in height to minimize its impacts, improve its relationship to context, and the effect on the immediate surroundings and the historic environment the development would be contrary to NPPF policies in paragraphs 132, 133, and 137 and that the proposals should be refused. They state that they advised the applicant of this view at pre-application stage.
Places Matter – The applicants presented the original scheme to the Places Matter design review panel. Places Matter are an organisation devoted to generating a strong sense of place in living, working and leisure environments throughout the North West and have remit to understand the economic case for promoting good design.
In evaluating this proposal they acknowledge that this is a very tight urban site on the approach from Piccadilly Station sharing a party wall with a Grade II listed bank building and as a consequence becomes a very constrained and challenging project. Ultimately, they understand that there may be a need for some compromise in order to make this a financially viable and therefore achievable project.
On the whole they are very supportive of the concept of the high quality, high tech, Yotel model and the inclusion of the Union Bank into the overall scheme. Although not directly a part of the Stevenson Square Conservation area this is a close neighbour they feel that the proposed scheme carefully considers its relationship to the area.
Considering the new building in the context of the station approach they feel that this will provide a strong presence to those arriving in Manchester and that the proposals would give a tall and well thought out face to the street. They feel that Yotel and 111 Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Piccadilly would make a complementary gateway to the City from Piccadilly Station, and also feel that the building elevation from Piccadilly Gardens is very important and the top of the building must read clearly from this side. In this context it would be more appealing to be able to see light and activity in the executive suite at the upper floor. They acknowledge that in order for the hotel to be financially viable it is important to ensure there are enough bedrooms to make the business work. If there is a need for one or two more floors to make this work they would see no problem with this, although they understand your rationale in terms of limiting views from the Stevenson Square Conservation area.
They are very supportive of the approach to the building design and see it as an exciting project. The approach of creating a base, middle and a top is understood and indeed they feel that this could be given more emphasis and articulate it further. There is concern is around the design of the base as the entrance and therefore the front of the building, faces onto Gore Street giving prominence to this elevation which then turns a side elevation to Piccadilly. Although the ground floor of the Union Bank building would be converted into a bar/restaurant and would link through to the reception of the hotel, they feel that there is not enough visual engagement of the new building with the Piccadilly elevation. They feel that the proposed brown concrete linking piece to the new building is also not convincing in its materiality as it is difficult to achieve a good finish with coloured concrete. They suggest the changing materials to two types of brick as an alternative to the materials proposed or a reconsideration of the concrete colour. Their other main concern is about the quality of the materials and that those that may work for your prefabricated construction may not deliver the quality required for this elegant slender building in such a prominent site.
They would like to see a more active front on the Piccadilly elevation and a stronger expression of the base. The pattern of slots along the join with the Union Bank building is understood but when considering the new building’s relationship to the bank it is considered that it might be appropriate to give more breathing space to the bank by pushing the new building elevation back and allowing more of the side elevation of the bank to be exposed. This would give it more presence visually from the station approach.
The loss of the bank stairwell in order to provide a larger lightwell and better link to the new tower is understood and it is noted that the stained glass windows from this part of the bank building would be reused elsewhere. The strong stripped back approach to this heritage building is noted. It is felt that a well designed lighting scheme would help to enliven the bank building especially as it will give it a stronger relationship to its new neighbour and the colourful entrance to the hotel.
Yotel has a fun exciting brand which is well expressed by the hotel entrance design. This element of fun could be extended into the public realm outside the hotel and reflected in the floorscape of both Piccadilly and Gore Street and included in the layby.
The Head of Neighbourhood Services (Highway Services) - Has no objections but have commented on the need for the relocation and provision of additional on- Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 street parking spaces to be agreed with Manchester Parking with regard to the number and location of these spaces.
They have also made comments regarding potential traffic volumes and associated congestion along the section of highway associated with the proposed combined Loading and Pick-up/Drop-off bay along Gore Street , about the need for a condition restricting the servicing times, about the need for sub-station access doors to fold flat against the building frontage or open within the curtilage and about traffic management in relation to the construction phase.
Head of Regulatory Services (Contaminated Land) – recommends a condition be imposed which requires further investigative procedures and reports be carried out along with a scheme for any necessary remediation measures.
Head of Regulatory and Enforcement Services – (Street Management and Enforcement) - Has no objections but recommends that conditions relating to the acoustic insulation of the premises and any associated plant and equipment, the extraction of fumes, the storage and disposal of refuse, the hours during which deliveries can take place be attached to any consent granted.
Greater Manchester Police (Design for Security) – Have no objection subject to the recommendations contained in the Crime Impact Statement being implemented as part of the scheme.
Greater Manchester Ecology Group – Have no objections but have stated that Nesting birds are protected under the Wildlife & Countryside Act 1981. If an occupied nest is found during construction all works should cease in the area of the nest and a suitably qualified ecologist consulted. No evidence of bats was found but it is recommended that a pre-cautionary survey should be carried out occur should work be delayed beyond May 2014. .
United Utilities will have no objection to the proposed development providing specific conditions are included in any planning permission granted to ensure that no surface water from this development is discharged either directly or indirectly to the combined sewer network and that the site must be drained on a separate system, with only foul drainage connected into the foul sewer.
Greater Manchester Archaeological Unit – Note that an archaeological study has looked at the historical development of the proposal site and that this concluded that the whole site appears to have been overbuilt, some parts potentially several times. Apart from obvious basement areas on the site periphery, there will undoubtedly be a large number of service trenches and other disturbances, which would have resulted in any surviving archaeological potential being present only in small islands’.
On this basis it seems unlikely that any archaeologically-significant features or deposits will survive intact within the site, so therefore no further recommendations are made and they concur with the findings of the submitted study and are happy that no further archaeological mitigation is required.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 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 proposed development complies with the following policies.
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 states that: “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.”
The proposed development is considered to be consistent with sections 1, 2, 4,7,10 and 12 of the NPPF for the reasons outlined below.
Section 1 - Building a strong and competitive economy- The proposals would develop an underutilised, previously developed site to provide high-quality accommodation and facilities for both visitors to and users of the City Centre. This would assist in building a strong economy on several levels through the creation of employment during construction along with permanent employment from the proposed hotel.
Section 2 Ensuring the Vitality of Town Centres, - the proposal would develop a key site in a prominent location that is within one of the City Council major regeneration priorities to a high standard.
Section 4 Promoting Sustainable Transport – the application site is in a highly accessible location in close proximity to Piccadilly Station, the tram network and the bus network. The proposed 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 refurbishment of the listed building would be of a high quality and would improve its appearance within the street scene and, along with the new build, be acceptable in the context of the built and historic environment.
Section 10 Meeting the challenge of climate change, flooding and coastal change – The buildings are in a highly sustainable location and would aim to secure a Breeam of at least very good
Section 12 Conserving and Enhancing the Historic Environment- The proposals would enhance the appearance of the overall site within the street scene whilst the development of as a whole has been designed to ensure that any impact on the Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 significance of adjacent heritage assets is minimised. This is dealt with thoroughly in the issues section below.
Relevant 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 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 of relevance to this application 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 during construction along with permanent employment and facilities in a highly accessible location.
S05. Transport – which seeks to improve the physical connectivity of the City, through sustainable transport networks, to enhance its functioning and competitiveness and provide access to jobs, education, services, retail, leisure and recreation. 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 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, alongside high quality city living within the Regional Centre.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 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 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 north of the City Centre, help to spread the benefits of growth across the City thereby helping to reduce economic, environmental and social disparities and help to create 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 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 CC1 – Primary Economic Development Focus (City Centre and fringe).- The proposal is capable of being the catalyst that would assist in the delivery of the broader objectives for an area that given the potential location of the HS2 station adjacent to Piccadilly Station is likely in the future become a focal point for investment and one of the next phases of regeneration within the City. The proposals would deliver a product that would complement other schemes in the development pipeline.
Policy CC4 – Visitors, tourist, culture and leisure - As well as improving the infrastructure to accommodate visitors the proposed hotel would, contribute to the quality of the City Centre hotel market offering a distinctive hotel product which would improve the range of accommodation options in a part of the City Centre which lies in close proximity to a number of visitor attractions including the City Art Gallery, the Northern Quarter and the Retail Core and the Commercial Core.
Policy CC5 – Transport – The proposal due to its location would contribute to improving air quality by being 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 CC7 Mixed Use Development - The proposals would deliver a high quality of hotel with a full height glazed frontage onto Piccadilly and Gore Street and a bar at ground floor level within the listed building which would ensure that the key building Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 frontages contain activity and animation and would significantly enhance this gateway location.
Policy CC8 Change and Renewal -The proposed development would create temporary employment during construction along with permanent employment from the proposed uses and as such contribute to the City Centre’s role in terms of employment and retail growth as well as improving its accessibility and legibility.
CC9 – Design and Heritage- The proposed new building would have a high standard of design appropriate to its context and the would not have an adverse impact on the setting of adjacent listed buildings or the Conservation Area. This is addressed in more detail in the issues section.
Policy CC10 A Place for Everyone – The proposals include level access into the building and its facilities.
Policy C10 (Leisure and the Evening Economy) – this permits development that supports the evening economy, contributes to the vitality of district centres and supports a balanced and socially inclusive evening/night-time economy, subject to cumulative impact, residential amenity and balance of uses. It is considered that subject to the implementation of measures to control the manner in which the use would operate, the proposal would not have a detrimental cumulative impact, would not have a detrimental impact on residential amenity and would maintain an acceptable balance of uses within the area, and is therefore consistent with this policy.
Policy T1 Sustainable Transport – The proposed development, owing to its proximity to all modes of public transport, 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.
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 including . The design is such that it would respond positively at street level and crucially fill a gap in the street block on a gateway route to the City from its major transport hub. The positive aspects of the design of the proposals are discussed in more detail below.
Policy EN2 Tall Buildings - The proposal would be classified as a tall building but would have a high standard of design quality, be appropriately located within the site, contribute positively to sustainability, contribute positively to place making and would bring significant regeneration benefits. A Tall Building Statement submitted with the application identifies key views and assesses the impact of the proposed tall building upon these. It also evaluates the tall building in terms of its relationship to its site context / transport infrastructure and its effect on the local environment and amenity. Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
Policy EN3 Heritage – The proposals would include the re-use of a heritage asset in a manner in keeping with its significance and would not have an adverse impact on the character of the listed building and the adjacent conservation area. This is discussed in more detail below.
The proposals would be beneficial to the Listed Building in terms of bringing it back into use and would bring a range of wider economic and social regenerative benefits to the wider area and the City as a whole.
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 seek to 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 are to be included within the development to target a BREEAM ‘very good’ rating.
Policy EN14 Flood Risk – The application site is located in an area that is not prone to flooding and is below the 0.5 ha threshold for preparation of flood risk assessments outlined within the SFRA
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 will 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 will 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 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. Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 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.
Saved UDP Policies –For the reasons outlined below the proposed development is consistent with the following policies contained in the Unitary Development Plan for the City of Manchester (UDP):
Policy DC10.1 Food and Drink Use – The proposals include a new bar, which will be ancillary to the hotel. These facilities would be of a small-scale and are appropriate within this location
DC18.1 Conservation Areas – the proposed development would not have an adverse impact on the setting of the adjacent Stevenson Square Conservation Area. This is discussed in more detail below.
DC19.1 Listed Buildings – the proposed development would not for the reasons outlined in more detail below have an adverse effect on the listed buildings 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. This is discussed in more detail below.
Policy DC20 Archaeology – Consideration of the application has had regard to the desirability of securing the preservation of sites of archaeological interest.
DC26.1 Development and Noise - which details how the development control process will be used to reduce the impact of noise on people living and working in the City this issue is looked at in detail below.
DC26.5 Development and Noise - which states that the Council will control noise levels by requiring where necessary, high levels of noise insulation in new development as well as noise barriers where this is appropriate. This issue is looked at in detail below.
HS2 Manchester Piccadilly Strategic Regeneration Framework (HS2 Manchester Piccadilly SRF’) – This has been endorsed as a basis for public consultation and has been developed for the area surrounding Piccadilly Station to respond to the opportunities presented by HS2 and the Northern Hub, a Strategic Regeneration Framework has been developed for the area surrounding Piccadilly Station. The Report proposes significant changes in the vicinity of the station and Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 also sets the preferred options for the design and functionality of the station itself. The starting point for the SRF is the opportunity provided by HS2 and the Northern Hub to create a world class transport hub and arrival point into the city, and to transform the eastern side of the city centre by defining a unique sense of place and new districts and providing key linkages between East Manchester and the city centre. The SRF proposes to create a number of new neighbourhoods. The SRF acknowledges that this area has already undergone extensive change with the creation of new hotels and commercial floor space. The key focus in this area is to secure the re-use and refurbishment of the London Road Fire Station. The proposed development would be consistent with the objectives of the regeneration framework.
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 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 falls within Piccadilly Gateway which has attracted exceptionally strong investment into its regeneration and infrastructure via the Piccadilly Partnership. Given Piccadilly’s huge footfall – as a major gateway to the city and also a regional transport hub – the area is critical not only to the city’s functionality but also in forging perceptions about Manchester and the city-region.
The Piccadilly Partnership, established in 2003, has helped to deliver several million pounds of new investment in the area’s transport facilities, public realm, buildings and land. It continues to promote and attract investment in Piccadilly and its success in raising the area’s profile as a desirable office location can be seen in the many office based developments that have been completed in the last few years.
The area is identified as one of ongoing regeneration where the emphasis is on improvements to the perception of Piccadilly are as a key Gateway to the City Centre from Piccadilly Station particularly in terms of security and the appearance of the public realm. Of paramount importance in this respect is the need to improve the environment, retail offer and shop frontages around the transport hubs.
The proposed development would compliment existing uses in the area and make a significant contribution towards the objectives contained within the Strategic Plan.
Guide to Development in Manchester Supplementary Planning Document and Planning Guidance (April 2007) – Part 1 of the SPD sets out the design principles and standards that the City Council expects new development to achieve, i.e. high quality developments that are safe, secure and accessible to all. The proposals are consistent with these principles.
Conservation Area Declarations Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
Stevenson Square Conservation Area Declaration
The Stevenson Square Conservation Area has been designated as a Conservation Area as it represents a significant portion of the city centre in which the majority of Victorian buildings remain intact. The main characteristic of the Stevenson Square conservation area is one of a closely woven network of narrow streets intersecting at right angles. The area was designated in February 1987 and extended in December 1987.
Legislative requirements
Section 16 (2) of Listed Building Act 1990 provides that “in considering whether to grant listed building consent for any works to a listed building, the local planning authority or the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses”
Section 66 of the Listed Building Act provides that in considering whether to grant planning permission for development that affects a listed building or its setting the local planning authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.
Section 72 of the Listed Building Act provides that in the exercise of the power to determine planning applications for land or buildings within a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area.
S149 Equality Act 2010 provides that in the exercise of all its functions the Council must have regard to the need to eliminate discrimination, advance equality of opportunity and foster good relations between person who share a relevant protected characteristic and those who do not. This includes taking steps to minimise disadvantages suffered by persons sharing a protect characteristic and to encourage that group to participate in public life. Disability is a protected characteristic.
S17 Crime and Disorder Act 1998 provides that in the exercise of its planning functions the Council shall have regard to the need to do all that it reasonably can to prevent crime and disorder.
The Scheme's contribution to regeneration
Regeneration is an important planning consideration. Over the past twenty years the City Council has had a considerable amount of success in regenerating the City Centre. The work in the City Centre Renewal Area, Piccadilly, Spinningfields, Manchester Central, Northern Quarter and Castlefield are all good examples of this. However, much remains to be done if the City Centre is to remain competitive and it will be important to ensure that investment in Manchester continues.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The Piccadilly area has been the focus of a considerable amount of investment over this period. However this must continue if the City is to achieve its economic growth targets. The proposed development should contribute to these growth objectives by creating jobs and providing hotel accommodation within the City Centre.
Piccadilly is one of the most important points of entry into Manchester and the experience of pedestrians entering the City from Station Approach and Piccadilly is critical in terms of shaping first impressions. The application site currently detracts from this experience and has a negative impact on townscape and the quality of the environment more generally.
The proposed development would complement and build upon 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, CC9 and EN1.
CABE/ English Heritage Guidance on Tall Buildings
One of the main issues to consider in assessing this proposal is whether the new build element is an appropriate sand acceptable structure for this site. The proposal at 20 storeys is considered to be a tall building and as such the proposal needs to be thoroughly assessed against Sections 7 and 12 of the NPPF, Core Strategy and saved UDP Policies as well as the criteria as set out in the Guidance on Tall Buildings Document published by English Heritage and CABE.
Design Issues, relationship to context and the effect on the Historic Environment. Under these criteria the effect of the proposal on key views, listed buildings, conservation areas, scheduled Ancient Monuments and Archaeology, and open spaces has been considered.
The slender form of the proposed new build element is intended to introduce a contemporary solution based on Manchester’s tradition of building. Its contemporary form would mean that it would be viewed as a separate building, ensuring that the former Union Bank Building would still read as the historic element within the site. Once above the street level frontage, the development would be viewed from all directions as a distinct element within the wider townscape. The fifth to nineteenth floors would have a simple layout with rooms on either side of a central corridor. This footprint would allow a maximisation of the floorspace on each floor ensuring the height is kept to a minimum. The larger bedrooms, VIP and executive suite occupy the nineteenth floor.
The gap site means that there is no street wall or sense of enclosure on a main gateway route creating a fragmented streetscape from some key viewpoints and a sense of dereliction. This negative impression is compounded as the adjacent listed building is vacant. Whilst the Listed Building possesses architectural and historic merit, it does not generate the activity levels that would allow its value to the City to be fully appreciated.
The proposed building would add activity and vitality to the streetscape. The ground floor would respond to the immediate context and is located so as to achieve the Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 maximum degree of exposure to Gore Street and Piccadilly. This would reintegrate the site into its urban context and reinforce the definition of the streetscape
The proposals would fill the long-standing gap without obscuring views of the grade II listed buildings, creating a more cohesive urban enclosure and removing the sense of dereliction and detachment with the wider townscape. The proposed building would reinstate key characteristics of the street including the dense urban grain, and a sense of scale.
The height of the building is mainly required to generate the floorspace necessary to make the proposal deliverable. This is a relatively small site and the operator requires a quantum of hotel bedrooms to ensure the scheme is deliverable and financially viable. Following a review of various design options, the proposed scheme was considered the most appropriate in terms of making the most efficient use of the site.
It is also argued that the site is capable of accommodating a building of the height proposed without having an adverse impact on the setting of the adjacent conservation area or listed buildings. It would add a positive element to the Manchester Skyline and could serve as a place making landmark this key location.
When seen from the radial approaches to the city, the city centre skyline expresses the density of the City. There are numerous tall buildings which form important elements of Manchester's skyline and they are an essential part of the character of any dynamic city.
There are historic buildings along Piccadilly alongside larger developments dating from the 1960s to present day. However, there can be no doubt that throughout the area, it is the historic heritage assets that remain the dominant element against the contrasting massing and materiality of the mid-late 20th Century development. It is argued that this will not change as a result of this proposal.
A visual assessment has been undertaken which, following discussions with English Heritage, analysed the visual impact on the heritage significance of 6 key views using photomontage images. The analysis of these viewpoints considered the potential impact that the proposed new build element could have on the setting of adjacent listed buildings and conservation areas and this has demonstrated a beneficial impact. Diagrams showing the Zones of visual influence demonstrate that views of the new build element would not be visible from the majority of the Stevenson Square and Shudehill Conservation Areas, and therefore the character and appearance of these heritage assets as a whole would not be impacted by the proposed development. The development would largely be read as a new element within the skyline or as a landmark.
It could be argued that the scale of the proposed development has a relationship to other taller buildings in the area at 111 Piccadilly and Piccadilly Place. The development would be considerably higher than the more typical built form of the surrounding area, but this does not mean that it is not capable of successfully integrating visually within the street scene.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The principle of taller buildings has previously been established in this part of the City Centre with the previous 9 storey consented scheme on this site and the adjacent consented scheme for a 44-storey tower on the former Dept. for Employment building site, Aytoun Street.
It is considered that the proposed development would not prevent the appreciation or significance of the townscape value of the existing building or the ability to appreciate the heritage values of the adjacent listed buildings. The buildings in the conservation area would by their very nature retain their own distinctive and unique character and would not be dominated or adversely affected by the new building.
The setting of the adjacent Grade II Listed Former Union Bank building is currently adversely impacted by the derelict site and its lack of a sustainable use. The denser urban grain of the streets to the north and west of the Listed Building would limit views of the new build element and would not affect the setting of the building from these restricted views. Consequently, it is considered that the understanding and appreciation of the Grade II Listed Building’s setting would not be impacted to the extent that permission should be refused.
The repair and restoration of listed buildings would be beneficial to its fabric and its setting. Whilst the new building and the connection to the listed building would have an impact on its fabric and setting, the interface between the new and existing would result in a clear distinction between new and old.
In view of the above, it is considered that the scale, alignment and positioning of the proposed new building is such that it would not be out of context, and would be a positive addition to the skyline. The new structure would be seen from some parts of the adjacent conservation area and adjacent listed buildings but this would not have an adverse impact on the historic character of the area or the setting of buildings within the area. This, together with the refurbishment of the former Union Bank, would ensure that the scheme would not adversely impact on the appreciation of the adjacent listed buildings or their setting. By creating interest and vitality the proposed building would remove the current adverse impacts that the adjacent site has on the street scene, on adjacent listed buildings and on the adjacent Stevenson Square Conservation Area.
Relationship to Public Transport Infrastructure ”
Under this section the benefits of the site’s location in terms of achieving a sustainable transport strategy, the capacity of the existing transport infrastructure and the quality of linkages to public transport have been considered.
The site is highly accessible by all sustainable forms of transport in one of the most accessible parts of the region. The Head of Neighbourhood Services (Engineering Services) has no objections in principle to the proposed development. It is considered therefore that the site is in an optimum location for sustainable transport links and the proposals would have no significant net impact on the highway network.
The height of the new building is approximately 72.2 m and is not tall enough to cause potential effects on aviation. Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
“Architectural Quality”
This considers the buildings scale, form, massing, proportion and silhouette, facing materials and relationship to other structures.
The development has been designed to integrate with its immediate surrounding context, Piccadilly and the wider City Centre. The proposal is for a high quality, tall building that would reinforce the grid structure of surrounding streets and buildings by reinstating the street edge and site corners.
The massing has been carefully considered so as not to adversely affect the setting of the adjacent or nearby listed buildings or the character or setting of the Stevenson Square Conservation Area. Its impact would be similar to that of 111 Piccadilly, which is located diagonally opposite the application site and is immediately adjacent to the conservation area and has become an established and acceptable part of the streetscene and townscape. The new Premier Inn at Dale Street at 12 storeys is also taller than other buildings within the conservation area but does not have an adverse or unacceptable impact on it.
The elevations would display a clean surface treatment by adopting a simple modern form. The design aims to create a sense of scale; order and proportion which would be appropriate to its immediate context and also in more distant views. The design adopts a tri-partite composition typical of the City. This has been applied to each elevation to provide an appropriate response to the urban context. The base is proportioned to reflect the height of the buildings that constitute the urban block bounded by Chatham Street, Piccadilly, Gore Street and Roby Street and this helps to provide a human scale at street level. The middle portion is consistent and repetitive while the upper storeys form a distinctive crown.
The elevations are further articulated above ground level by the division of the rectangular form into two parallel blocks separated by a glass slot. This helps to reduce the apparent mass of the building and allow it to be read as two slimmer forms and this is re-inforced by the use of different materials. The northern block would be constructed of grey coloured pre-cast concrete panels to which a series of 100mm wide by 150mm deep ribs would be applied to provide a simple and elegant elevation. The southern block in contrast, would be constructed from contrasting white pre-cast concrete panels to respond to the Portland stone façade of the former Union Bank. The southern block would feature an elegant filigree and a highly articulated façade that would comprise a series of angled panels that would add a richness to the composition.
The top of the building would be the most visible part of the design from distant views and would be distinguished by the provision of more angled panels to provide greater articulation which would be further enhanced by a large picture window that would contribute positively to the overall architectural composition whilst reflecting the importance of the VIP and executive suites that occupy the upper levels. Deep set windows facing onto Piccadilly Gardens at this level would re-inforce this.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The elevation facing the Station would provide a high quality and well articulated vista which would positively enhance the skyline and create a good first impression for visitors arriving to Manchester from Piccadilly Station and walking into the City Centre.
"Sustainability”
It is considered that the proposals would be highly sustainable and is expected to receive a BREEAM rating of at least ‘very good’.
As the detailed design and procurement of the scheme is progressed the following matters will be addressed:
Best practice commissioning including seasonal commissioning; optimised thermal and acoustic comfort for occupiers; Low impact, robust and responsibly sourced materials and insulation; Low carbon design including provision of on-site renewable energy sources; Energy sub-metering; Efficient internal and external lighting; Low water use sanitary specification including water leak detection; Provision of recycling and composting facilities; Provision of a Green Travel Plan; Construction site environmental management and responsible construction practices; Low levels of construction waste;
Overall, it is considered that the proposed development would accord with and contribute positively to the Environmental Standards set out in the Guide to Development.
“Credibility of the Design”
The massing of the building has been sensitively handled and the new build element of the scheme would maintain the urban grid of the city and aligns itself with the former Union Bank. It would be further articulated by dividing the rectangular form into two parallel blocks that are separated by a glass slot. This helps to visually reduce the apparent mass of the building and would allow the building to be read as two elegant forms. This is further reinforced by increasing the height of the northern of the two blocks by one storey above the height of the southern block. This approach is intended to provide a sophisticated building form that would provide a positive contribution to the skyline.
Tall buildings are expensive to build so it is important to ensure that the standard of architectural quality is not diluted through the process of procurement, detailed design and construction. The commitment of the developer and the ability and expertise of the development team will have a fundamental bearing on the quality of the completed development.
The development team have a proven record of delivering high quality buildings including hotels, in city centre locations. The applicants have confirmed that the proposed scheme is fully funded. In addition the design of the scheme has been developed in close consultation with the hotel operator and as such properly reflects their requirements which are considered to be an important factor in terms of the Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 deliverability of the scheme and ensuring that the scheme as submitted will be the scheme that would be constructed.
A condition should be attached to any consent granted requiring samples and specifications of all materials to be used on all external elevations of the development along with jointing and fixing details and a strategy for quality control management to be agreed prior to development commencing which would ensure that the as built development would reflect what is shown in the approved drawings. It is considered therefore, that the proposals for the new build element are would result in high quality landmark building that would be of an appropriate for its context.
“Contribution to Public Spaces and Facilities”
The proposed development would deliver a high quality building on what is currently a ‘gap site’ and bring a listed building back into active use. The £17 million investment would significantly improve the perception, and user experience, on this important strategic route in the city centre. The hotel scheme would create a good first impression for those arriving in Manchester.
The re-use of the listed building would secure its future upkeep and maintenance. It would allow the building’s value as a heritage asset to be protected and utilised in a positive way. The hotel use would allow the public access to the listed building. The use of extensive glazing at ground floor level within the new building, its active use and prominent entrance would contribute to the street scene to a greater extent that at present. This would help to lift and revitalise the area.
“Effect on the Local Environment/ Amenity ”
This is a critical issue, as amongst other things, this examines the impact that the scheme would have on nearby and adjoining occupiers. It includes the consideration of issues such as impact on microclimate, daylight, sunlight and overshadowing, air quality, noise and vibration, the demolition and construction, operations and TV reception.
Wind
The application is supported by a study assessing the potential impact of the proposals for the hotel building on the pedestrian level wind environment and assesses whether the site is suitable in terms of pedestrian safety and comfort, in and around the site. The study concludes that the wind conditions around the proposed development are generally suitable for the use in the adjacent areas. While the proposed development is taller than its surroundings, the low-rise buildings on the west and north of the proposed tower are considered beneficial to the wind conditions as they would disperse the winds at roof level, thereby minimising the effect of the proposed development at ground level.
The off-site impact of the proposed development is likely to be limited to a local area in Piccadilly where existing conditions are already exposed. Wind conditions may be slightly above the normal range of windiness required for external seating, but are otherwise normal in city centre locations. Elsewhere, wind conditions are expected to Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 remain similar to existing and acceptable for the intended use of the areas and within the appropriate ranges of comfort for the proposed use.
Daylight, Sunlight and Overshadowing
The Daylight Report submitted with the application demonstrates that whilst shadow from the hotel would impact on buildings in the surrounding area, this impact would generally be early in the morning and late in the afternoon into the early evening.
The early morning impact from the hotel would fall on the residential areas to the west of the hotel development and is not an increase in overshadowing from that already present from the influence of the surrounding existing buildings.
During the late morning and early afternoon, the multi-storey car park and commercial buildings would be shaded by the hotel but the impact on patrons of these buildings will be for a short period of time.
The late afternoon into early evening would generally see the hotel’s shadow fall over the commercial buildings to the east of the development. It is anticipated that at the time of the day when the hotel shadow would fall on these areas the occupancy of these buildings will be minimal as staff would have to finish work for the day and return home.
The hotel shadow would therefore not greatly impact on the amount of direct sunlight received by occupants of the existing buildings in the surrounding area.
Air Quality
Activity on site during the construction phase may cause dust and particulate matter to be emitted into the atmosphere but any adverse impact is likely to be temporary, short term and of minor adverse significance. A condition would be attached to any consent granted which requires that the developers adopt a scheme for the wheels of contractors vehicles leaving the site to be cleaned and the access roads leading to the site swept daily to limit the impact of amount of dust and debris from the site on adjacent occupiers.
Construction traffic generally has a high percentage of HGV’s and may cause temporary elevated concentrations of pollutants. The nature of the traffic and the periods over which the increase may occur are considered to be local and short- medium term in duration over the construction period. No parking is proposed as part of the development, therefore, once construction has been completed, the effect on local pollution concentrations on and around the proposed development site would be neutral
Noise and vibration
The acoustic report submitted with the application, concludes that with appropriate acoustic design of the proposed buildings, reasonable internal noise levels can be achieved. The impact of noise from the proposed uses can be controlled through Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 acoustic insulation measures and appropriate conditions to address the comments of the Head of Environmental Health should be attached to any consent.
The agreement of noise limits and any necessary mitigation measures for the any externally mounted plant and ventilation associated with the building should be conditions of any consent granted.
In terms of construction noise such activities will be mitigated in accordance with BS5228 to minimise impact on adjacent buildings, particularly the nearby residential accommodation at the Grand Hotel on Aytoun Street and on Piccadilly and Dale Street.
Access for deliveries and service vehicles would be restricted to daytime hours to mitigate any potential impact on adjacent residential accommodation.
TV and Radio reception’
A TV and radio reception study has been undertaken that identifies potential shadowing and reflection of signals. The results indicate that there is a small potential zone of impact where the development may impact upon digital television reception, focused along Piccadilly between the site and Piccadilly Railway Station. However, the potential zone of impact predominantly comprises commercial properties, and it is therefore considered that any impact will not be a significant issue.
It is considered therefore that, with appropriate mitigation measures the proposals would not have a significant detrimental impact on the local environment.
The construction phase would involve a crane, which could cause interference to digital television reception; however, this interference would only be for the limited duration of time that the tower cranes are present.
A number of post-construction mitigation measures are suggested in the event that there is impairment to the television signal in the zone of impact. These measures include remedial aerial work and / or the use of a satellite dish or set top box. Any consent should be conditioned to require further detailed surveys to precisely identify the effect of the proposal and undertake appropriate measures to mitigate any effects.
“Vehicle Movements”
It is not currently known how many vehicle movements per day the application site would generate during the construction phase; however this will be confirmed once a construction programme has been agreed.
During the operational phase of the development it is believed that the impact of traffic will also be minor in significance, being largely limited to taxis and servicing / waste collection vehicles.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 It is anticipated that the majority of staff and visitors will access the site my public transport, on cycle or foot. It is proposed that a Travel Plan will be in place to further encourage the use of sustainable transport methods and this requirement is capable of being a condition of any consent granted.
No car parking is proposed within the development (although car parking is available within The Grand NCP multi-storey car park adjacent to the site) and there will be one combined loading bay and drop-off / pick up point on Gore Street, along the site frontage.
“Contribution to Permeability of the Wider Area”
Manchester Piccadilly is one of the most important points of entry into the city. The experience of pedestrians entering from Station Approach and Piccadilly is critical in terms of shaping first impressions of the City and the wider City-Region. In its current condition, it is without question that the application site detracts from this experience.
The hotel would front onto Piccadilly, an important City Centre street and key pedestrian desire line between Manchester Piccadilly Railway Station and the retailing and central commercial core. In particular, Market Street, which is at the heart of Manchester’s Primary Retail Area, merges with Piccadilly at its western end at the Piccadilly Gardens.
This gap site does detract from the townscape and the quality of the environment as does the long term vacant building. The gap site means that there is no street wall or sense of enclosure to whilst the lack of use means there is no activity provided by the site or contribution to the street scene. The Listed Building clearly possesses significant architectural and historic merit, but is vacant and its south elevation presents a blind former party wall. It does not provide the positive contribution it should as a focal point in the street scene, nor does it generate the activity levels that would truly allow its value to be more fully appreciated. The development would positively address these issues and enhance the pedestrian experience on this key route into the City Centre, by creating strong, active frontages to Piccadilly and ‘filling in’ the ‘townscape vacuum’ created by the existing gap site and blank southern elevation to the Listed Building.
The reception and bar would be located on the Piccadilly frontage with the bar and part of the reception accommodated in the existing Grade II Listed building, providing animation and an active frontage.
The applicant has thoroughly demonstrated that the proposals would meet the English Heritage and CABE guidance and the policy on Tall Buildings within the Core Strategy and as such the proposal would provide a tall building of a quality acceptable to this site and the development would be consistent with sections 1, 2, 4, 6, 7 and 12 of the National Planning Policy Framework policies SP1, DM1, T1, T2, EN1, EN2, EN3, EN6, EN8 EN9, EN16, EN18, EN19, CC4,CC5, CC6, CC9 and CC10 of the Core Strategy and saved UDP policies DC26.1 and DC26.2.
Impact of New Building on adjacent Conservation Areas and Listed Buildings.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Sections 16, 66 and 74 of the Listed Buildings and Conservation Areas Act 1990 requires that special consideration is given to the preservation of the significant fabric and setting of listed buildings and conservation areas. Development decisions should, therefore, accord with the requirements of the NPPF and in the case of the proposed demolition, to section 12 (Conserving and Enhancing the Historic Environment).
It is a fundamental requirement of the NPPF that planning proposals contribute to the achievement of “sustainable development” (NPPF Paragraph 7). In order to meet this key planning objective, in this instance the development should sustain and contribute to the stimulation of a thriving historic environment.
Paragraph 131 of the NPPF states that in determining planning applications, local planning authorities should take account of:
● the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation;
● 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.
Paragraph 132 of the NPPF states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation and the more important the asset, the greater the weight should be.
Paragraph 137 of the NPPF states that opportunities for new developments within the setting of heritage assets should be sought which would enhance or better reveal their significance and that proposals that make a positive contribution to or better reveal the significance of a heritage asset should be supported.
The context for new development and recent planning decisions on this site and within the area is of some significance and is an important material consideration in relation to these current applications. There has been a previous approval on this site for a taller building at 9 storeys, approx 40m. This would be considerably taller than the listed building and taller than the majority of buildings within the area. Whilst smaller than the current scheme, it does recognise the principle of taller buildings being supported at this site and indicates that the argument by English Heritage that the scale of development has been maintained is not correct.
Permission has been granted for three buildings that would be significantly taller than the proposed scheme within the vicinity of the site and for a further taller scheme at Dale Street adjacent to the Stevenson Square conservation area. This provides an indication of the capacity of this part of the city centre to accommodate buildings of scale, introducing high density development in close proximity to public transport nodes. Whilst planning policy has evolved since those proposals, the fundamental tests for considering the acceptability of tall building proposals remain largely Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 unaltered. There has been an acceptance of the concept of scale in this part of the city centre notwithstanding the immediate context of the adjacent listed buildings and conservation area.
The previously consented schemes include:
Piccadilly Tower on land at rear of Piccadilly Station comprising a mixed-use, 57- storey tower comprising a 220 bedroom hotel, fitness & conference facilities and 430 residential apartments, alongside a medium rise element with 267 residential apartments approved in March 2005 (application ref no 074143)
Crown Buildings, Aytoun Street- a mixed-use 44 storey development comprising residential, commercial, retail and hotel uses approved in July 2005 (application no 074821)
Dale Street / Lena Street - Outline planning consent was granted in 2000 for a 25 storey mixed use development comprising retail on ground floor and residential units on the upper floors. This site is now occupied by a 12 storey hotel.
The Premier Inn on Dale Street is 12 storeys high and is considerably taller than the nearby listed buildings and those within the conservation area, but does not appear to be out of scale.
111 Piccadilly at 20 storeys is an existing tall buildings in this part of the City and is arguably positioned in such a way that it greater visual influence on the Stevenson Square Conservation Area than the proposal would.
In addition to these previous permissions, one of the characteristics of the broader area is of large independent buildings that dominate island sites. This is a densely developed part of the city centre so larger forms of development could be acceptable, despite impacts on elements of the historic environment, as many existing views would be maintained. New development of a larger scale than currently exists could be introduced within the application site and similar changes have been approved elsewhere in the Piccadilly area, including on this site.
An assessment to evaluate the impact of the development on key views and its visual impact on heritage assets has been prepared based on photomontage perspectives. This assesses the scale of the buildings impact and evaluates the extent to which heritage significance may be affected. The key viewpoints were agreed with English Heritage. The assessment concluded that the impact on the views as moderate. However, English Heritage disagree with the assessment and evaluation and consider that the scheme would involve substantial harm.
In these circumstances, the Local Planning Authority has to assess the public benefit that the development would deliver and assess whether this justifies the proposal and balances the impact on Stevenson Square conservation area and nearby listed buildings. The public benefits of the scheme are significant and are set out in the previous section regarding regeneration. The designated heritage assets affected by the proposal are the setting of nearby listed buildings and the setting of the Stevenson Square conservation area. The Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 development would create a much needed sense of enclosure by re-establishing important back of pavement building lines to Piccadilly and Gore Street, removing a gap site that has blighted this area for many years and bring a vacant listed building back into use. The tight urban grain and narrow streets within the area means that views out from the conservation area are limited and this has reduced the overall impact of the development on the setting of the Stevenson Square conservation area. There is capacity for change and an opportunity to enhance the architectural and urban qualities within the subject site. On balance therefore whilst it is accepted that the scheme would have some impact in heritage terms, it is considered that the scale of the public benefits that the scheme delivers would justify this.
In view of the above it is considered that the proposed development would on balance be consistent with the development would be consistent with sections 7 and 12 of the National Planning Policy Framework policies SP1, DM1, EN3 and CC9 and of the Core Strategy and saved UDP policies DC18.1 and 19.1.
Impact on Character and Fabric of the Listed Building
The impact of the proposed new build element on the setting of the listed building is considered earlier in this report.
It could be argued that the areas at the rear and internal walls and stairs and the main side wall that are being demolished, will have a significant impact on the ability to read the historical character of the building internally. It appears that any remnants of the internal layout would effectively be removed and as such there will be little distinction between the spaces other than the remnants of cornices which should be repaired and reinstated.
Whilst it would be preferable for the stairwell to be retained the demolition is required to allow the spatially efficient interface with the new build element that would allow for a simple plan arrangement providing a rectangular corridor serving a collection of rooms around the circulation route that is required for the applicants operating model.
It should be noted that the previous consents on the application site allowed the wholesale removal of the interior of the Listed Building, necessary to bring the building back into use, together with the removal of the rear toilet block and stairwell, as also required by the current proposals.
Whilst the development under consideration here is undoubtedly taller, than the scheme previously approved on this site it should also be noted that unlike the previous scheme the new build element would not protrude out of the roofscape of the original building, and as such in terms of the physical impact on the adjacent listed this may be a more respectful solution.
In addition the description of the building as existing within the Statement of Significance demonstrates the extensive internal alterations that have already taken place and concludes that the special interest of the building lies in the architectural expression of the building and its streetscape value. Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
The loss of historic fabric now proposed, in particular the toilet block and stairwell, would result in instances of minor/ moderate adverse impact. As noted above the principle for removal of the toilet block and stairwell, as well as the complete removal of the plan form, was accepted in the 2007 consented.
It is felt therefore that the removal of the historic fabric, under the current proposals, is outweighed by the heritage and public benefits of the scheme, including:
• Bringing the building back into active use; • Cleaning of the stonework; • Retention and repair of the original windows; • Removal of non-original windows and suitable replacement (ground floor level); • Reinstatement of the entrance to the north elevation; • Removal of non-original door to the corner entrance and suitable replacement; • Retention and reuse of stained glass panels from the stairwell; • Partial retention and reuse of the marble linings of the hallway.
In addition to the above, it is proposed to retain the remnants of the cornices throughout the building and repair/ reinstate as necessary. Aligned with this, the former office entrance into the building from Piccadilly would be utilised as an additional entrance into the hotel bar and would be defined by the retention of the decorative cornicing in this area and all existing beams and cornices will be retained as part of the proposal.
All cornices that are to be exposed would be repaired and the intention is to scribe all new walls around the existing cornices, beams and skirting to prevent any damage to the historic features. This would allow future generations to remove all contemporary installations and reveal the original features undamaged.
It is considered for the reasons outlined above that the overall approach to the conversion of the building as part of the hotel development would, subject to conditions relating to the detailed nature of the repair and reinstatement, have an acceptable impact on the character and historic fabric of the listed building.
In view of the above it is considered that the proposed development would on balance be consistent with the development would be consistent with sections 7 and 12 of the National Planning Policy Framework policies SP1, DM1, EN3 and CC9 and of the Core Strategy and saved UDP policies DC18.1 and 19.1.
Reduction of CO2 Emissions- The application is supported by an Energy Statement, which sets out how the proposals would seek to achieve the 15% target for reducing CO2 emissions set out in Core Strategy Policy EN6.
Access
Level pedestrian access to the development would be provided from Gore Street and lifts would then provide access to all floors and 10 of the rooms would be fully accessible. Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
Lifts would be provided that facilitate full access between the new and existing building.
In view of the above the proposals are consistent with Core Strategy policy DM1.
Safety and security
The wider Piccadilly area is subject to significant levels of antisocial behaviour, much of which is alcohol related. There are also many rough sleepers in the area. The volume of crime in the local area has been very high which reflects the site’s location close to the City Centre and Piccadilly Station. Improving the urban environment and appearance of the public realm in the locality through the construction of a new hotel would assist with improving security in the area. The proposal would bring more activity into this area and would create opportunities for natural surveillance of the streets around the site.
Greater Manchester Police have provided a Crime Impact Assessment, and the applicants have confirmed that the advice given in this is incorporated will be incorporated into the development. The development is expected to achieve Secured By Design accreditation.
In view of the above the proposals are consistent with Core Strategy Policy DM1.
Transport Issues / Relationship to Transport Infrastructure
Servicing and refuse management for the hotel uses would be carried out from Gore Street to the north of the site
The site is well served by a variety of sustainable modes of transport given its close proximity to Piccadilly Railway Station and the Parker Street Transport Interchange. The potential for travel by foot and cycle to and from the site is high, with a wide variety of important destinations situated within an acceptable walk or cycle distance of the site. No car parking would be provided as part of the development however it is noted that the hotel would be located adjacent to a 712 space car park on Chatham Street.
Cycle parking and showering facilities would be provided in the basement for staff.
The Transport Statement submitted in support of the application confirms that the level of traffic generated by the proposed development would not cause a detrimental impact on the highway network and could be comfortably accommodated within the numerous car parks located nearby if required.
The applicants have confirmed that the development would be supported by a Travel Plan to encourage staff and visitors to travel by sustainable modes and this requirement is capable of being a condition of any consent granted. A condition could be attached to any consent granted which requires the agreement of a strategy for arranging parking provision for hotel customers.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 In view of the above the proposals are consistent with section 4 and 10 of the National Planning Policy Framework and Core Strategy policies DM1 and T2.
Ground Contamination Issues
A Desk Based environmental assessment of the application site was undertaken to assess any environmental considerations with respect to ground conditions on the site. The assessment revealed that there is a need for a more intrusive site investigation (geotechnical and environmental) once the buildings on the site have been demolished and it is recommended that a condition be attached to any approval requiring these investigations and an agreed programme of remediation works to be undertaken prior to the commencement of development.
Subject to compliance with an appropriate condition the above the proposals are considered to be consistent with policy EN18 of the Core Strategy.
Archaeological issues
A Desk Based Archaeological Assessment has been submitted with the application. GMAU have stated that given previous below ground contamination works on the site there would be no need to place any further archaeological requirement on the developer.
In view of the above the proposals would be consistent with section 12 of the National Planning Policy Framework, Policy DC20 contained in the UDP and policy CC9 of the emerging Core Strategy..
Flood Risk
The application sites lie within Flood zone 1 and are deemed to be classified as a low risk sites.
In view of the above the proposals are consistent with section 10 of the National Planning Policy Framework, policy DC21 contained in the UDP and policy EN14 of the emerging Core Strategy.
Response to Consultee comments
English Heritage – English Heritages consider that the proposed scheme would contrary to NPPF policies in paragraphs 132, 133, and 137, that the construction of a twenty storey building on the part of the site adjacent to the listed building would cause substantial harm to the setting of the listed building and given the height and orientation of the building, the setting of other nearby listed buildings and views into and out of the Stevenson Square Conservation Area and they believe that this impact is in no way mitigated by the adaptive re-use of the building, or the public benefits which may accrue.
Whilst the majority of these concerns have been dealt with above the following is worth noting:
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The tight urban grid around the application site does minimise any damaging impacts on the setting of adjacent listed buildings and the conservation area and whilst there may be some impact on some views, this is not considered to be such that it would cause substantial harm. The removal of the current gap site and reuse of the listed building would be in keeping with S137 of the NPPF and better reveal the significance of a heritage asset.
English Heritage note that all the new developments, such as the Malmaison Hotel and multi-storey car park, have honoured this existing height, safeguarded the dignity of the corridor into Piccadilly Gardens, and therefore maintained both the setting of this important ensemble of late 19th/early 20th century listed buildings and the character of the adjacent Conservation Area. It has been explained above that a taller building has previously been approved at this site that would be taller than the buildings that EH mention. It should also be noted that the development of each site is considered on its own merits.
Manchester Conservation Area and Historic Buildings Panel – The majority of the comments made have been discussed within the report.
This orientation of the building reflects the need to accommodate a drop off point adjacent to the entrance. The design has developed and more glazing is now proposed at ground floor which would have a positive frontage towards Piccadilly.
All floors in the existing building are original and do not cut through the windows. The new build tower has a double height architectural expression, and means that every alternate floor abuts the rear of the two storey high glazing. This detail is an elegant design and is considered to be acceptable.
Conditions would address concerns about materials requiring an effective quality control management strategy to be put in place.
The concern about the junction between the listed building and the new building has been addressed by replacing the darker material with a grey concrete panel.
Features such as covings and windows would be retained and reinstated in a meaningful way and the stained glass windows would be displayed in the new windows to the ground floor of the Union Bank within a steel frame. This would enable the glass to be visible to the inside and outside of the building as well as providing a meaningful re-use of the glass.
Places matter comments
The Chatham Street elevation has been amended at the 19th floor to incorporate larger, deep set windows to the VIP suite. This would animate the elevation and give added significance to the top of the buildings.
Increase glazing has been provided on the ground floor to the Piccadilly elevation to increase the transparency of the façade and provide a more active frontage to Piccadilly.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The ribbed panels have been omitted from the ground and first floors and are replaced with white concrete panels and glass to increase the idea of a solid base and to create a more delicate connection between the old and new buildings.
The replacement of the brown coloured concrete with a warm grey concrete would remove the need for pigments and the combination of grey and white concrete panels would reflect the grey and white stone from which the Union Bank is constructed.
United Utilities comments – The suggested conditions do not relate to planning matters but the applicants have been informed about the comments and these are capable of being included as informatives on any consent granted.
Court Services –The applicants have confirmed that the proposal will require maintenance access to the roof of the existing Union Bank and to the new build tower. However, this access would be strictly limited to authorised personnel only.
Highways- All issues raised have now been addressed.
Design for Security – The applicants have confirmed that there will be a permanent (24 hours a day) reception and / or security presence at the ground floor level in order to ensure that further entry to the building is restricted. They have also confirmed that the basement cycle storage for staff would be within a secure room.
CONCLUSION
The successful redevelopment and regeneration of Piccadilly area and the adjoining regeneration areas, is critical to the councils growth objectives. The proposed development would contribute to these objectives and the hotel would inject life and vitality into this part of the City. It should generate spin-off benefits within adjoining regeneration areas and would complement existing uses in the area.
The height of the new building is a key issue and is a product of commercial requirements. The £17 million invested in the site would significantly improve perception, and user experience, on this important strategic route. The hotel scheme would help to create the right first impression for visitors arriving at Manchester from Piccadilly Station. It is a high quality design and would accommodate an internationally successful operator.
The gap site offers contributes nothing to the urban block and has a negative impact on the area and the quality of the environment. The development would provide a well-designed building and the re-use of the Listed Building would help to secure its long term future. This would enhance the character of the listed building and the adjacent conservation area.
Development that has taken place in Piccadilly over the past 15 years has positively changed the nature of the area and has created a strong commercial focus around the city’s most important transport node. The building has been designed to relate well to its urban context at street level and to ensure that the harm caused to the wider historical character of the area is minimised. Despite the scale of the proposal, Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 the prevailing character would still be defined by the historic buildings along Piccadilly. It can be demonstrated that any harm caused would be outweighed by the substantial regeneration, economic, environmental and social benefits of the scheme.
On balance it is considered that the proposed development would create a high quality landmark development on a key strategic site which currently detracts from the image of the area and the setting of key heritage assets and would be key to the ongoing regeneration of the City.
In light of the above, it is considered that the relevant policies of the NPPF have been complied with, and that the relevant local plan policies contained within the Manchester Unitary Development Plan and guidance within the Manchester Guide to Development SPD and the emerging Core Strategy have been satisfied.
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, Building Control & Licensing 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.
Recommendation 103766/FO/2013/C2 :Approve subject to conditions below 103769/LO/2013/C2 : Approve subject to conditions below
Article 31 Declaration
Officers have worked with the applicant in a positive and pro-active manner to seek solutions to problems arising in relation to dealing with the planning application. This has included on going discussions about the form and design of the developments and pre application advice about the information required to be submitted to support the application.
Conditions to be attached to the decision
103766
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 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 and documents:
(a) Site location plan al (02) 0001P01;
(b) Dwgs al(03)0010 P02, al(03)0011 P02, al(03)0012 P02, al(03)0013 P02, al(03)0014 P02, al(03)0015 P02, al(03)0016 P02, al(03)0020 P02, al(03)0021 P02, al(04)0002 P07, al(04)0003 P07, al(04)0004 P07, al(04)0005 P07, al(04)0006 P04, al(04)0007 P05, al(04)0008 P04, al(04)0009 P04, al(04)0010 P04, al(04)0011 P06, al(04)0012 P04, al(04)0013 P02, al(04)0020 P05, al(04)0021 P04, al(04)0022 P03, al(04)0023 P03, al(04)0024 P02, al(04)0025 P01, al(04)0030 P05, al(04)0031 P04, al(04)0032 P03, al(04)0033 P03, al(04)0034 P02, al(04)0035 P01, al(04)0040 P01, al(04)0041 P01, al(04)0042 P01, al(04)0043 P01, al(04)0044 P01, al(04)0045 P01, al(04)0200 P01, al(04)0201 P01, al(21)0003 P01. (c) Recommendations contained in Acoustic Report prepared by Sol Acoustics dated August 2013; (d) Waste Management Strategy prepared by Stephenson ISA dated 27-00-13; (e) Recommendations contained in section's 5,6,7,8 and 9 of Crime Impact Assessment Version A dated 09-09-13; (k) Points 1, 3, 4, 6 and 9 of Royal Haskoning DHV's letter dated 31-10-13; (l) Points 2 and 5 of Stephenson:ISA Studio's letter dated 31-10-13
Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to Core Strategy SP 1, EC1, CC1, CC4 , CC5 , CC6 , CC7, CC8, CC9 , CC10, T1, T2 , EN1, EN2 , EN3 , EN6 , EN 8, EN 16 , EN 18 , EN1, DM 1 and saved Unitary Development Plan polices DC10.1, DC18.1 , DC19.1 , DC20 and DC26.1.
3) 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.
4) 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 any of the buildings hereby approved are 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 Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 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.
5) The development hereby approved shall not commence unless and until a Construction Management Plan, including details of the following
*Hours of site opening / operation * A Site Waste Management Plan, * Air Quality Plan; *A plan layout showing areas of public highway agreed with the Highway Authority for use in association with the development during construction; *The parking of vehicles of site operatives and visitors; *Loading and unloading of plant and materials; *Storage of plant and materials used in constructing the development; *Construction and demolition methods to be used, including the use of cranes; *The erection and maintenance of security hoarding; *Measures to control the emission of dust and dirt during construction and; *A scheme for recycling/disposing of waste resulting from demolition and construction works; *Details of and position of any proposed cranes to be used on the site and any lighting; *A detailed programme of the works and risk assessments; *Temporary traffic management measures to address any necessary bus re-routing and bus stop closures. *Details of safe methods of working adjacent to the Metrolink Hazard Zone; *Details on the timing of construction of scaffolding, *A Human Impact Management Plan, _Details of how access to adjacent premises including the Minshall Street Court Complex would be managed to ensure clear and safe routes into the Court Buildings are maintained at all time particularly for arriving prison vans has been submitted to and approved in writing by the City Council as local planning authority.
Any approval granted shall be following a consultation process that includes Transport for Greater Manchester and Network Rail. The approved CMP shall be adhered to throughout the construction period.
Reason: To ensure that the appearance of the development is acceptable and in the interests of the amenity of the area, pursuant to policies EN15, EN16, EN17 and EN18 of the Core Strategy and Guide to Development 2 (SPG)
6) 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). Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
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.
7) Notwithstanding the details submitted with the application including those as show in dwgs al(21)0001 P01, al(21)0002 P01 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 along with jointing and fixing details and a strategy for quality control management 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 SP1 and DM1 of the Core Strategy.
8) Before development commences or within a timescale as otherwise agreed in writing by the City Council a scheme for the acoustic insulation of any externally mounted ancillary equipment associated with the hotel use to ensure that it achieves a background noise level of 5dB below the existing background (La90) in each octave band at the nearest noise sensitive location shall be 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. Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policies SP1 and DM1 of the Core Strategy and saved UDP policies DC26.
9) Deliveries, servicing and collections including waste collections shall not take place outside of the following hours:
07.30 to 08.30 and 18.00 to 20.00, Monday to Friday 07.30 to 10.00 and 14.00 to 20.00 Saturdays; and 10.00 to 18.00 Sundays
Reason - In interests of residential amenity in order to reduce noise and general disturbance in accordance with saved policy DC26 of the Unitary Development Plan for the City of Manchester and policies SP1 and DM1 of the Core Strategy.
10) Unless otherwise agreed in writing, before the development hereby approved is completed, 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 proposed building, along with a surfacing strategy for the, vehicular crossings, and vehicular carriageways around the site and details of building threshold levels and footway widths shall be submitted to and approved in writing by the City Council as local planning authority. All works approved in discharge of this condition shall be fully completed before the development hereby approved is first occupied, unless otherwise agreed in writing by the City Council as local planning authority.
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 Core Strategy policies SP1 and DM1.
11) The details of an emergency telephone contact number for 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.
12) Studies containing the following with regard to television reception in the area containing the site shall be submitted to and approved in writing by the City Council as local planning authority: a) Measure the existing television signal reception within the potential impact area, as defined in the submitted Environmental Impact Statement, before development commences. The work shall be undertaken either by an aerial installer registered with the Confederation of Aerial Industries or by a body approved by the Office of Communications, and shall include an assessment of the survey results obtained.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 b) Assess the impact of the development on television signal reception within the potential impact area identified in (a) above within one month of the practical completion of the development and at any other 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 within the potential impact area. The study shall identify such measures necessary to maintain at least the pre- existing level and quality of signal reception identified in the survey carried out in (a) above unless otherwise agreed in writing with the City Council as local planning authority.
Reason - To provide an indication of the area of television signal reception likely to be affected by the development to provide a basis on which to assess the extent to which the development during construction and once built, will affect television reception and 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.
13) 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.
14) Before development commences or within a timescale as otherwise agreed in writing by the City Council, a scheme for the extraction of fumes, vapours and odours from the development hereby approved shall be submitted to, and approved in writing by, the City Council as local planning authority. The approved scheme shall be implemented prior to occupancy and shall remain operational thereafter.
Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with saved policy H2.2 of the Unitary Development Plan for the City of Manchester and policies SP1 and DM1 of the Core Strategy.
15) The development hereby approved shall include for full disabled access to be provided via the main hotel entrance on Gore Street.
Reason - To ensure that satisfactory disabled access is provided by reference to the provisions Core Strategy policy DM1.
16) No part of the development shall be occupied until details of a parking management strategy for hotel residents has been submitted to and approved in writing by the City Council as Local Planning Authority.
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Reason - To ensure that suitable arrangements are in place to ensure that hotel guests who arrive by car have access to suitable parking near to the site pursuant to Core Stategy Policies DM1 and T1.
17) Before first occupation of any part of the development, a Travel Plan including details of how the plan will be funded, implemented and monitored for effectiveness, shall be submitted to and approved in writing by the City Council as local planning authority. The strategy shall outline procedures and policies that the developer and occupants of the site will adopt to secure the objectives of the overall site's Travel Plan Strategy. Additionally, the strategy shall outline the monitoring procedures and review mechanisms that are to be put in place to ensure that the strategy and its implementation remain effective. The results of the monitoring and review processes shall be submitted in writing to the local planning authority and any measures that are identified that can improve the effectiveness of the Travel Plan Strategy shall be adopted and implemented
Reason: In accordance with the provisions contained within planning policy guidance and in order to promote a choice of means of transport, pursuant to policies T2 and EN16 of the Core Strategy
18) Before development commences details of the replacement windows to the ground floor level including type, paint colour and position within window reveal shall be submitted to and approved in writing by the City Council as local planning authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
19) Before development commences details of the proposed relocation of the stain glassed windows shall be submitted to and approved in writing by the City Council as local planning authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
20) Before development commences the following items shall be submitted to and agreed in writing by the City Council as local planning authority:
(a) A detailed survey relating to the condition of the existing building fabric (not covered by other conditions of this consent) including the external elevations, chimneys, marble linings within hallway, floors, skirtings and cornices;
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 (b) Based on (a) a full schedule works including reinstatement works proposed to building fabric; and
(c) A full specification of the works identified in (b)
Reason - To improve the appearance of the building in the interests of visual amenity and because proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building and in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
21) No works, including repair, painting or replacement of any existing windows shall commence until details of the work has been submitted to and approved in writing by the City Council as local planning authority. Such works should not include for the removal or replacement of any original windows unless otherwise approved in writing by the City Council as local planning authority and any such proposal shall be accompanied by a full justification for such works, including as considered appropriate a structural survey, details of why repair and refurbishment of such windows is not viable and details, including materials and cross sections, of any proposed replacement windows.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
22) Before the development commences a detailed survey of the condition of the roof and associated structures and a schedule for the refurbishment/repair of these including details of any replacement roof covering, trusses and other associated timber work shall be submitted to and approved in writing by the City Council as local planning authority. The scheme shall provide for the retention of the existing roofing materials. Any replacement roof covering shall be agreed in writing by the City Council as Local Planning Authority
Reason - In the interests of visual amenity, and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest so careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy 19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
23) Before development commences details of the replacement doors to the external elevations including paint colour and position within door reveal shall be submitted to and approved in writing by the City Council as local planning authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
24) Before development commences final details of the proposed lighting scheme including details of the proposed units, associated cabling and transformers shall be submitted to and approved in writing by the City Council as Local Planning Authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with policy DC19.1; of the Unitary Development Plan for the City of Manchester.
25) Before development commences details of the proposed internal M& E fit out to the listed building shall be submitted to and approved in writing by the City Council as Local Planning Authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with policy DC19.1; of the Unitary Development Plan for the City of Manchester.
26) If development commences after 2014 a precautionary survey that investigates whether the existing building is inhabited by bats or barn owls shall be carried out and the survey results passed to the local planning authority. If the presence of bats or barn owls is established, a scheme for the protection of the wildlife habitat shall be submitted to and agreed in writing by the City Council as local planning authority
Reason
In the interests of the protection of bat roosts and associated foraging and commuting areas pursuant Section 11 of the National Planning Policy Framework and pursuant to Core Strategy policies EN15 and SP1.
103769
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) 2) The development hereby approved shall be carried out in accordance with the following drawings and documents:
(a) Site location plan al (02) 0001P01;and Manchester City Council Item 16 Planning and Highways Committee 21 November 2013
(b) Dwgs al(03)0010 P02, al(03)0011 P02, al(03)0012 P02, al(03)0013 P02, al(03)0014 P02, al(03)0015 P02, al(03)0016 P02, al(03)0020 P02, al(03)0021 P02, al(04)0002 P07, al(04)0003 P07, al(04)0004 P07, al(04)0005 P07, al(04)0006 P04, al(04)0007 P05, al(04)0008 P04, al(04)0009 P04, al(04)0010 P04, al(04)0011 P06, al(04)0012 P04, al(04)0013 P02, al(04)0020 P05, al(04)0021 P04, al(04)0022 P03, al(04)0023 P03, al(04)0024 P02, al(04)0025 P01, al(04)0030 P05, al(04)0031 P04, al(04)0032 P03, al(04)0033 P03, al(04)0034 P02, al(04)0035 P01, al(04)0040 P01, al(04)0041 P01, al(04)0042 P01, al(04)0043 P01, al(04)0044 P01, al(04)0045 P01, al(04)0200 P01, al(04)0201 P01, al(21)0003 P01.
Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to Core Strategy SP 1, EC1, CC1, CC4 , CC5 , CC6 , CC7, CC8, CC9 , CC10, T1, T2 , EN1, EN2 , EN3 , EN6 , EN 8, EN 16 , EN 18 , EN1, DM 1 and saved Unitary Development Plan polices DC10.1, DC18.1 , DC19.1 , DC20 and DC26.1.
3) Before development commences details of the replacement windows to the ground floor level including type, paint colour and position within window reveal shall be submitted to and approved in writing by the City Council as local planning authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
4) Before development commences details of the proposed relocation of the stain glassed windows shall be submitted to and approved in writing by the City Council as local planning authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
5) Before development commences the following items shall be submitted to and agreed in writing by the City Council as local planning authority:
(a) A detailed survey relating the the condition of the existing building fabric (not covered by other conditions of this consent) including the external elevations, chimneys, marble linings within hallway, floors, skirtings and cornices;
(b) Based on (a) a full schedule works including reinstatement works proposed to building fabric; and
Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 (c) A full specification of the works identified in (b)
Reason - To improve the appearance of the building in the interests of visual amenity and because proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building and in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
6) No works, including repair, painting or replacement of any existing windows shall commence until details of the work has been submitted to and approved in writing by the City Council as local planning authority. Such works should not include for the removal or replacement of any original windows unless otherwise approved in writing by the City Council as local planning authority and any such proposal shall be accompanied by a full justification for such works, including as considered appropriate a structural survey, details of why repair and refurbishment of such windows is not viable and details, including materials and cross sections, of any proposed replacement windows.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
7) Before the development commences a detailed survey of the condition of the roof and associated structures and a schedule for the refurbishment/repair of these including details of any replacement roof covering, trusses and other associated timber work shall be submitted to and approved in writing by the City Council as local planning authority. The scheme shall provide for the retention of the existing roofing materials. Any replacement roof covering shall be agreed in writing by the City Council as Local Planning Authority
Reason - In the interests of visual amenity, and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest so careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy 19.1 of the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
8) Before development commences details of the replacement doors to the external elevations including paint colour and position within door reveal shall be submitted to and approved in writing by the City Council as local planning authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with saved policy DC19.1 of Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 the Unitary Development Plan for the City of Manchester and policies SP1, EN3 and DM1 of the Core Strategy.
9) Before development commences final details of the proposed lighting scheme including details of the proposed units, associated cabling and transformers shall be submitted to and approved in writing by the City Council as Local Planning Authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with policy DC19.1; of the Unitary Development Plan for the City of Manchester.
10) Before development commences details of the proposed internal M& E fit out to the listed builing shall be submitted to and approved in writing by the City Council as Local Planning Authority.
Reason - In the interests of visual amenity and because the proposed works affect a building which is included in the Statutory List of Buildings of Special Architectural or Historic Interest and careful attention to building work is required to protect the character and appearance of this building in accordance with policy DC19.1; of the Unitary Development Plan for the City of Manchester.
11) If development commences after 2014 a precautionary survey that investigates whether the existing building is inhabited by bats shall be carried out and the survey results passed to the local planning authority. If the presence of bats is established, a scheme for the protection of the wildlife habitat shall be submitted to and agreed in writing by the City Council as local planning authority
Reason
In the interests of the protection of bat roosts and associated foraging and commuting areas pursuant Section 11 of the National Planning Policy Framework and pursuant to Core Strategy policies EN15 and SP1.
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: 103766/FO/2013/C2 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:
City Centre Renegeration Contaminated Land Section Environmental Health Highway Services Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Greater Manchester Ecology Unit English Heritage (NW Region) Environment Agency Greater Manchester Archaeological Advisory Service Greater Manchester Police Transport For Greater Manchester Flat 712, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 713, The Grand, 1 Aytoun Street, Manchester, M1 3DB 97 Piccadilly, Manchester, M1 2DB Flat 12, Roby Court, 14 Roby Street, Manchester, M1 3AG 67 Piccadilly, Manchester, M1 2BS 9 - 11 Paton Street, Manchester, M1 2BA Flat 101, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 102, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 103, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 104, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 105, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 106, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 107, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 108, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 109, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 50, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 49, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 48, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 47, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 46, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 36, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 35, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 34, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 33, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 32, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 31, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 30, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 29, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 10, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 9, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 8, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 7, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 6, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 5, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 4, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 3, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL 1 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 2 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 3 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 4 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 5 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 6 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 7 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 8 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 9 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 10 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 11 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 12 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 14 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 15 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 16 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 17 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 18 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 19 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 20 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 21 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 22 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 23 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 24 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 25 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 26 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 27 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 28 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 29 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 30 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 31 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 32 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 33 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 34 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 35 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 36 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 37 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 38 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 39 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 40 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 41 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 42 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 43 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 44 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 45 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 46 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 47 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 48 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 49 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 50 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 51 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 52 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 53 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 54 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 55 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 56 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 57 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 58 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 59 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 60 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 61 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 62 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 63 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 64 Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 56 Dale Street, Manchester, M1 2HN 15 Paton Street, Manchester, M1 2BA 75 Piccadilly, Manchester, M1 2BU 64 - 66 Dale Street, Manchester, M1 2HR 58 - 60 Dale Street, Manchester, M1 2HN Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 111 Piccadilly, Manchester, M1 2HY Roby Court, 14 Roby Street, Manchester, M1 3AG Fourteenth Floor, 111 Piccadilly, Manchester, M1 2HY Brunswick Chambers, 4 Paton Street, Manchester, M1 2BA First Floor, 111 Piccadilly, Manchester, M1 2HY Fourth Floor, 111 Piccadilly, Manchester, M1 2HY The Manchester Abode Ltd, 107 Piccadilly, Manchester, M1 2DB Thistle Manchester Hotel, 3 - 5 Portland Street, Manchester, M1 6DP Sixteenth Floor, 111 Piccadilly, Manchester, M1 2HY Ground Floor Office, 7 Chatham Street, Manchester, M1 3AY 3 - 5 China Lane, Manchester, M1 2EL First Floor, 56 Dale Street, Manchester, M1 2HN Basement, 56 Dale Street, Manchester, M1 2HN First Floor, 12 Newton Street, Manchester, M1 2AN Basement And Ground Floor, 12 Newton Street, Manchester, M1 2AN Ground Floor, 12 Newton Street, Manchester, M1 2AN Second Floor, 14 Newton Street, Manchester, M1 2AF Fourth Floor, 14 Newton Street, Manchester, M1 2AF Flat 110, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 111, The Grand, 1 Aytoun Street, Manchester, M1 3DA 87 Piccadilly, Manchester, M1 2DA 7 Paton Street, Manchester, M1 2BA 83 Piccadilly, Manchester, M1 2BZ 85 Piccadilly, Manchester, M1 2DA 68 Dale Street, Manchester, M1 2HR 89 - 91 Piccadilly, Manchester, M1 2DA 5 Paton Street, Manchester, M1 2BA 12 Gore Street, Manchester, M1 3AQ Flat 2, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 3, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 4, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 5, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 6, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 7, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 8, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 9, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 10, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 11, Roby Court, 14 Roby Street, Manchester, M1 3AG Fifth Floor, Westminster House, 11 Portland Street, Manchester, M1 3HU Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Flat 1, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 2, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 3, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 4, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 5, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Third Floor Office 17, 69 Piccadilly, Manchester, M1 2BS Second Floor Office 11, 69 Piccadilly, Manchester, M1 2BS Second Floor 12 To 14, 69 Piccadilly, Manchester, M1 2BS Third Floor Office 20, 69 Piccadilly, Manchester, M1 2BS Third Floor Offices 18 And 19, 69 Piccadilly, Manchester, M1 2BS Fourth Floor Office 21, 69 Piccadilly, Manchester, M1 2BS Fourth Floor, 69 - 75 Piccadilly, Manchester, M1 2BS Second Floor, 69 - 75 Piccadilly, Manchester, M1 2BT Second Floor 34 To 36, 75 Piccadilly, Manchester, M1 2BU Second Floor 37, 75 Piccadilly, Manchester, M1 2BU Third Floor Offices 40 And 41, 75 Piccadilly, Manchester, M1 2BU Third Floor Office 42, 75 Piccadilly, Manchester, M1 2BU Flat 6, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 7, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 8, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 9, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 10, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 11, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 12, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 13, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 14, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 15, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 16, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 17, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 18, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 19, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 20, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 21, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 22, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 23, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 24, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 25, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 26, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 27, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 28, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 29, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 30, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 31, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 32, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 33, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 34, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 35, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 36, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 37, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 38, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Flat 39, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 40, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 41, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 42, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 43, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 44, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 45, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 46, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 47, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 48, Aytoun Court, 17 - 19 Aytoun Street, Manchester, M1 3DT Flat 300, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 200, The Grand, 1 Aytoun Street, Manchester, M1 3DR Flat 500, The Grand, 1 Aytoun Street, Manchester, M1 3DR Flat 400, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 600, The Grand, 1 Aytoun Street, Manchester, M1 3DB Second Floor, 56 Dale Street, Manchester, M1 2HN Basement And Ground Floor, 58 - 60 Dale Street, Manchester, M1 2HN Second Floor, 58 - 60 Dale Street, Manchester, M1 2HN Second Floor, 64 - 66 Dale Street, Manchester, M1 2HR Third Floor, 64 - 66 Dale Street, Manchester, M1 2HR First Floor, 75 Piccadilly, Manchester, M1 2BU Unit B, 111 Piccadilly, Manchester, M1 2HY Unit C, 111 Piccadilly, Manchester, M1 2HY Unit D, 111 Piccadilly, Manchester, M1 2HY Unit E, 111 Piccadilly, Manchester, M1 2HY Malmaison, Piccadilly, Manchester, M1 3AQ Third Floor, Magnum House, 9 Portland Street, Manchester, M1 3BH Third Floor Store 43, 75 Piccadilly, Manchester, M1 2BU Fourth Floor, 75 Piccadilly, Manchester, M1 2BU Ninth Floor And Tenth Floor, 111 Piccadilly, Manchester, M1 2HY First Floor, 58 - 60 Dale Street, Manchester, M1 2HN Third Floor, 14 Newton Street, Manchester, M1 2AF First Floor, 69 - 75 Piccadilly, Manchester, M1 2BS Third Floor, 75 Piccadilly, Manchester, M1 2BU Thirteenth Floor, 111 Piccadilly, Manchester, M1 2HY Basement To First Floor, 64 - 66 Dale Street, Manchester, M1 2HR Ground Floor, 64 - 66 Dale Street, Manchester, M1 2HR Basement, 8 - 10 Newton Street, Manchester, M1 2AN Ground Floor, Westminster House, Aytoun Street, Manchester, M1 3DL Ground Floor, Westminster House, Minshull Street, Manchester, M60 1HY Aytoun Street Wing Ninth Floor, Westminster House, 11 Portland Street, Manchester, M1 3BH Ninth Floor, Westminster House, 11 Portland Street, Manchester, M1 3BH Third Floor, 56 Dale Street, Manchester, M1 2HN Eleventh Floor Offices, 111 Piccadilly, Manchester, M1 2HY First Floor, 91A Piccadilly, Manchester, M1 2DA Twelfth Floor Suite 12A, 111 Piccadilly, Manchester, M1 2HY 10 Newton Street, Manchester, M1 2AN Ground Floor, 8 Newton Street, Manchester, M1 2AN Third Floor, Westminster House, 11 Portland Street, Manchester, M60 1HY Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Fourth Floor, Westminster House, 11 Portland Street, Manchester, M60 1HY Seventeenth Floor, 111 Piccadilly, Manchester, M1 2HY Huxters, Minshull Street, Manchester, M1 3EF Edwards, Westminster House, 11 Portland Street, Manchester, M1 3HU Crown Courts, Minshull Street, Manchester, M1 3FS Aytoun Building, Aytoun Street, Manchester, M1 3GH First Floor Front Left, 56 Dale Street, Manchester, M1 2HN First Floor Rear Left, 56 Dale Street, Manchester, M1 2HN The Grand, Chatham Street, Manchester, M1 3AY 6 - 10 Piccadilly, Manchester, M1 2DD Piccadilly, 71 - 75 Piccadilly, Manchester, M1 2BS 95 Piccadilly, Manchester, M1 2DA Basement And Ground Floor, 6 Newton Street, Manchester, M1 2AW Ground Floor, 56 Dale Street, Manchester, M1 2HN Ground Floor And First Floor, 56 Dale Street, Manchester, M1 2HN Seventh Floor, Westminster House, 11 Portland Street, Manchester, M1 3HU Unit 1, 56 Dale Street, Manchester, M1 2HN Unit 2, 56 Dale Street, Manchester, M1 2HN First Floor To Third Floor, Murray House, 2 China Lane, Manchester, M1 2AY First Floor, 14 Newton Street, Manchester, M1 2AF Ground Floor, 14 Newton Street, Manchester, M1 2AF First Floor Gymnasium, 69 Piccadilly, Manchester, M1 2BS Basement, 14 Newton Street, Manchester, M1 2AF Twelfth Floor Suite 12B, 111 Piccadilly, Manchester, M1 2HY Fifth Floor, 111 Piccadilly, Manchester, M1 2HY Unit A, 111 Piccadilly, Manchester, M1 2HY Ground Floor, 1 Portland Street, Manchester, M1 3BH Sixth Floor Suite 6A, 111 Piccadilly, Manchester, M1 2HY Sixth Floor Suite 6B, 111 Piccadilly, Manchester, M1 2HY Second Floor, 1 Portland Street, Manchester, M1 5BH First Floor, 1 Portland Street, Manchester, M1 5BH Sixth Floor, 1 Portland Street, Manchester, M1 5BH Fourth Floor Castlefields Investments, 1 Portland Street, Manchester, M1 5BH Third Floor, 1 Portland Street, Manchester, M1 5BH Fourth Floor, 1 Portland Street, Manchester, M1 5BH Fifth Floor, 1 Portland Street, Manchester, M1 5BH 7 Chatham Street, Manchester, M1 3AY Murray House, 2 China Lane, Manchester, M1 2AY Westminster House, Minshull Street, Manchester, M60 1HY 12 Newton Street, Manchester, M1 2AN 14 Newton Street, Manchester, M1 2AF 4 Newton Street, Manchester, M1 2AW 6 Newton Street, Manchester, M1 2AW 8 - 10 Newton Street, Manchester, M1 2AN 12 Piccadilly, Manchester, M1 3AN 69 Piccadilly, Manchester, M1 2BS 69 - 75 Piccadilly, Manchester, M1 2BS 77 - 83 Piccadilly, Manchester, M1 2BT 91A Piccadilly, Manchester, M1 2DA 1 Portland Street, Manchester, M1 3BH Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 The Crown Court, Minshull Street, Manchester, M1 3FS Flat 1, 79 Piccadilly, Manchester, M1 2BU Flat 2, 79 Piccadilly, Manchester, M1 2BU Flat 3, 79 Piccadilly, Manchester, M1 2BU Flat 4, 79 Piccadilly, Manchester, M1 2BU Flat 5, 79 Piccadilly, Manchester, M1 2BU Flat 6, 79 Piccadilly, Manchester, M1 2BU Flat 7, 79 Piccadilly, Manchester, M1 2BU Flat 8, 79 Piccadilly, Manchester, M1 2BU Flat 9, 79 Piccadilly, Manchester, M1 2BU Flat 10, 79 Piccadilly, Manchester, M1 2BU Flat 11, 79 Piccadilly, Manchester, M1 2BU Flat 12, 79 Piccadilly, Manchester, M1 2BU Flat 13, 79 Piccadilly, Manchester, M1 2BU Flat 14, 79 Piccadilly, Manchester, M1 2BU Flat 15, 79 Piccadilly, Manchester, M1 2BU Flat 16, 79 Piccadilly, Manchester, M1 2BU Flat 17, 79 Piccadilly, Manchester, M1 2BU Flat 18, 79 Piccadilly, Manchester, M1 2BU Flat 19, 79 Piccadilly, Manchester, M1 2BU Flat 20, 79 Piccadilly, Manchester, M1 2BU Flat 21, 79 Piccadilly, Manchester, M1 2BU Flat 22, 79 Piccadilly, Manchester, M1 2BU Flat 23, 79 Piccadilly, Manchester, M1 2BU Flat 24, 79 Piccadilly, Manchester, M1 2BU Flat 25, 79 Piccadilly, Manchester, M1 2BU Flat 217, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 705, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat A, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Flat At, 97 Piccadilly, Manchester, M1 2DB Flat At, 12 Gore Street, Manchester, M1 3AQ Premier Inn, 72 Dale Street, Manchester, M1 2HR Suite 15A, 111 Piccadilly, Manchester, M1 2HY Suite 15B, 111 Piccadilly, Manchester, M1 2HY Basement, 4 Newton Street, Manchester, M1 2AW Ground Floor, 4 Newton Street, Manchester, M1 2AW First Floor, 4 Newton Street, Manchester, M1 2AW Flat 29 Opal House 11A Whitworth Street, Manchester, Manchester, M1 3GW 12 Minshull Street, Manchester, M1 3FR 77 Piccadilly, Manchester, M1 2BU First Floor, Westminster House, 11 Portland Street, Manchester, M1 3PL Flat 1, Roby Court, 14 Roby Street, Manchester, M1 3AG Flat 112, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 201, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 202, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 203, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 204, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 205, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 206, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 207, The Grand, 1 Aytoun Street, Manchester, M1 3DA Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Flat 208, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 209, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 210, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 211, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 212, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 213, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 214, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 215, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 216, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 218, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 301, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 302, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 303, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 304, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 305, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 306, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 307, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 308, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 309, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 310, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 311, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 312, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 313, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 314, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 315, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 316, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 317, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 318, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 401, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 402, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 403, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 404, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 405, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 406, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 407, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 408, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 409, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 410, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 411, The Grand, 1 Aytoun Street, Manchester, M1 3DA Second Floor, Westminster House, 11 Portland Street, Manchester, M60 1HY Eighth Floor, Westminster House, 11 Portland Street, Manchester, M1 3BH 93 Piccadilly, Manchester, M1 2DA Flat 2, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 1, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 19, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 18, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 17, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 16, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 15, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 14, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Flat 13, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 12, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 11, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 28, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 27, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 26, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 25, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 24, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 23, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 22, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 21, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 20, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 45, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 44, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 43, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 42, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 41, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 40, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 39, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 38, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 37, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 56, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 55, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 54, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 53, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 52, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Flat 51, Mercury Building, 15 Aytoun Street, Manchester, M1 3BL Second Floor, 4 Newton Street, Manchester, M1 2AW Ground Floor, 79 Piccadilly, Manchester, M1 2BU Ground Floor, Magnum House, 9 Portland Street, Manchester, M1 3BH First Floor, Magnum House, 9 Portland Street, Manchester, M1 3BH Second Floor, Magnum House, 9 Portland Street, Manchester, M1 3BH Second Floor, 111 Piccadilly, Manchester, M1 2HY Third Floor, 111 Piccadilly, Manchester, M1 2HY Seventh Floor, 111 Piccadilly, Manchester, M1 2HY Flat 412, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 413, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 414, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 415, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 416, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 417, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 418, The Grand, 1 Aytoun Street, Manchester, M1 3DA Flat 501, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 502, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 503, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 504, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 505, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 506, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 507, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 508, The Grand, 1 Aytoun Street, Manchester, M1 3DB Manchester City Council Item 16 Planning and Highways Committee 21 November 2013 Flat 509, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 510, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 511, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 512, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 513, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 514, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 515, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 516, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 517, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 518, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 601, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 602, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 603, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 604, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 605, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 606, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 607, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 608, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 609, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 610, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 611, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 612, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 613, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 701, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 702, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 703, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 704, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 706, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 707, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 708, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 709, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 710, The Grand, 1 Aytoun Street, Manchester, M1 3DB Flat 711, The Grand, 1 Aytoun Street, Manchester, M1 3DB
Representations were received from the following third parties:
English Heritage Great Places Greater Manchester Ecology Group Head of Neighbourhood Services (Highway Services) Greater Manchester Police (Design for Security) Head of Regulatory Services (Contaminated Land) Head of Regulatory Services (Street Management and Enforcement) United Utilities Greater Manchester Archaeological Unit
Relevant Contact Officer : Angela Leckie Telephone number : 0161 234 4651 Email : [email protected]