Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Application Number Date of Appln Committee Date Ward 093555/FO/2010/C2 16th Sep 2010 25th Nov 2010 City Centre Ward

Proposal Erection of 12 storey hotel following demolition of existing steel structure Location Dale Street/ Lena Street, Manchester, M1 2HP, Applicant Property Alliance Group Ltd and Issa Developments Ltd (in..., Alliance House, Westpoint Enterprise Park, Clarence Avenue, Trafford Park, Mancehester, M17 1QS Agent Mr Andrew Edmunds, Stephenson Bell, Aeroworks, 5 Adair Street, Manchester, M1 2NQ

Description

The application relates to a site bounded by Dale Street, Lena Street, the Rochdale Canal with a surface level car park beyond and 111 Piccadilly. The Rochdale Canal which runs east to west of the application site is in a deep cutting below street level with a walkway on the opposite side to the site.

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 (application ref no 058500). A subsequent application for approval of reserved matters (application ref no 070257) was granted in 2004. Work commenced on site including the site’s excavation and piling and completion of slab and steel structure to approximately first floor level before the development was terminated.

In its current condition, the site is a major blight on the area and has been for some time now. There is also now no prospect of the extant scheme being completed and it is necessary to consider alternative forms of development on this site.

The site lies within a part of the City Centre known as Piccadilly Gateway. It is adjacent to the boundary of the Stevenson Square Conservation Area and adjacent to grade II listed buildings at 107 Piccadilly, 70-72 Dale Street and the former London Road Warehouse.

Consent is now sought for the erection of a hotel which would vary in height from 5 to 12 storey’s above a basement level following the demolition of the existing structure on the site. The basement area would contain a number of meeting rooms and the ground floor would contain a bar / dining area, and back of house facilities including a sub station, refuse storage and a kitchen. The levels above this would be occupied by 193 bedrooms. The proposed building would be taller than a number of buildings in its immediate vicinity.

Plant enclosures would be located on roofs set back from the Lena Street and Dale Street facades.

The elevations would be constructed in a mixture of brickwork with a silver grey appearance, glazing and render to match the brickwork.

There would be no vehicle access within the site and all vehicle deliveries would be

Page 1 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 from Lena Street. Pedestrian access would be off Dale Street. Due to a change in levels across the site the floor level at the entrance of Dale Street is lower than the existing pavement level and access is achieved via 1:15 ramp

The development is expected to achieve a BREEAM rating of `very good’.

The area around the application site contains a variety of uses including residential, office accommodation, hotels and retail and food and drink related uses.

The applicants have stated that the design concept is the creation of a sculptural object that has been formed and carved in a controlled manner, and is a contemporary interpretation of the robust traditional brick Victorian warehouse buildings. The proposal aims to integrate with its surroundings and urban context and add some architectural quality and richness to the area.

The following documents have been submitted in support of the application:

A full set of plans and a scale model;

Design and Access Statement; Crime Impact Statement; Acoustic Study; Site Investigation Study; TV/Radio reception survey. Transport Statement; Ecological Survey; BREEAM Strategy; Environmental Strategy Bat ad Black Redstart Survey Ventilation Strategy Sunlight / Daylight Impact Study; Wind Microclimate Desk Study.

Consultations

Publicity - The application was advertised in the press on 22nd September as a major development affecting the setting of a listed building and the setting of a conservation area and site notices have been displayed.

The occupiers of neighbouring properties were notified about the application, and 2 letters of objections has been received.

To summarise the grounds of objection are as follows:

 That the proposed brickwork is completely out of keeping with the red brick of the Dale Street area:  That the proposed development is completely out of keeping with the surrounding area.

Head of Regulatory and Enforcement Services (Pollution Section) - Have no objections to the proposals subject to conditions relating to acoustic insulation of the

Page 2 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 building and any plant and equipment, the extraction of fumes, the hours of operation and the hours during which deliveries can take place being attached to any consent granted.

English Heritage - Has recommended that the application should be determined in accordance with national and local policy guidance, and on the basis of the City Council's specialist conservation advice.

Head of Highway Services - Has made comments relating to public transport accessibility, the use of an area currently used as a parking bay as a loading bay and the provision of disabled parking in the vicinity of the proposed hotel and further information has been requested from the applicant on these elements.

Greater Manchester Police (Architectural Liaison Officers) - Have no objection to the development but have raised concerns about security in relation to access to the bar and restaurant and about the number of recessed doorways that could be exploited for antisocial or criminal purposes.

British Waterways - Have no objections but have recommended a number of conditions relating to the impact that the development may have on the adjacent canal. These include:

 A condition relating to the need to see a good lighting scheme associated with the hotel to add to the natural surveillance provided by the hotel and meeting rooms overlooking the canal.  A condition which seeks to ensure that any foundation construction does not have an adverse impact on the structural integrity of the canal; and  to the specification of planting in relation to the adjacent canal.

They have also requested that the developer makes a financial contribution through a Section 106 agreement, towards the maintenance of the canal and towpath along the length of the site.

City Centre Regeneration Team - No objections received.

Greater Manchester Ecology Unit - No comments received

Environmental Health - Have no objections to the proposals subject to conditions relating to acoustic insulation of the building and any plant and equipment, the extraction of fumes, the hours of operation and the hours during which deliveries can take place being attached to any consent granted.

Contaminated Land Section - Have no objections but have recommended that a condition relating to the remediation of the site in terms of the risk of previous contamination of the site.

Issues

National Policies

Page 3 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Central Government provides national planning guidance in the form of Planning Policy Guidance Notes (PPGs) and more recently on some planning issues, Planning Policy Statements (PPSs).

Planning Policy Statement No.1 Creating Sustainable Communities

PPS1 encourages the promotion of urban regeneration to improve the well being of communities, improve facilities, promote high quality and safe development and create new opportunities for the people living in those communities. Policies should promote mixed use developments that create linkages between different uses and create more vibrant places.

Planning Policy Statement 5 Planning for the Historic Environment states the following :

Policy HE7.1 In decision-making local planning authorities should seek to identify and assess the particular significance of any element of the historic environment that may be affected by the relevant proposal including development affecting the setting of a heritage asset.

HE7.2 In considering the impact of a proposal on any heritage asset, local planning authorities should take into account the particular nature of the significance of the heritage asset and the value that it holds for this and future generations. This understanding should be used by the local planning authority to avoid or minimise conflict between the heritage asset’s conservation and any aspect of the proposals.

HE7.4 Local planning authorities should take into account:

 the desirability of sustaining and enhancing the significance of heritage assets, and of utilising their positive role in place-shaping; and  the positive contribution that conservation of heritage assets and the historic environment generally can make to the establishment and maintenance of sustainable communities and economic vitality by virtue of the factors set out in HE3.1

HE7.5 Local planning authorities should take into account the desirability of new development making a positive contribution to the character and local distinctiveness of the historic environment. The consideration of design should include scale, height, massing, alignment, materials and use.

Regional Policy

North West of England Plan, Regional Spatial Strategy (RSS) There are relevant policies in the RSS related to this proposal. These are as follows:

Policy DP2 - Promote Sustainable Communities

Which states that sustainable communities should meet the diverse needs of existing and future residents, promote community cohesion and equality and diversity, be sensitive to the environment and contribute to a high quality of life.

Page 4 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Policy DP3 - Promote Sustainable Economic Development

Which states that sustainable economic growth should be supported and promoted

Policy DP4 - Make the Best Use of Existing Resources and Infrastructure

Which states that priority should be given to developments in locations consistent with the regional and sub-regional spatial frameworks (Chapter 5) and sub-regional policies (Chapters 10-13), which:

 Build upon existing concentrations of activities and existing infrastructure  Do not require major investment in new infrastructure. Where this is unavoidable, development should be appropriately phased to coincide with new infrastructure provision.

And that

Development should accord with the following sequential approach:

 First, using existing buildings (including conversion) within settlements and previously development land within settlements;  Second, using other suitable infill opportunities within settlements  Third, the development of other land where this is well located in relation to housing, jobs and other services and infrastructure and which complies with the other principles in DP1-9.

Policy DP5 - Manage Travel Demand; Reduce the Need to Travel, and Increase Accessibility

Which states that development should be located so as to reduce the need to travel, especially by car. Major growth should, as far as possible, be located in urban areas where strategic networks connect and public transport is well provided. All new development should be genuinely accessible by public transport, walking and cycling and priority will be given to locations where such access is already available.

Policy DP7 - Promote Environmental Quality

Which states that environmental quality (including air, coastal and inland waters) should be protected and enhanced, including by:

 Understanding and respecting the character and distinctiveness of places and landscapes;  The protection and enhancement of the historic environment;  Promoting good design in new development and ensuring that development respects its setting taking into account relevant design requirements  Reclaiming derelict land;  Maximising opportunity’s for the regeneration of derelict or dilapidated areas;

Policy W6 - Tourism and the Visitor Economy

Page 5 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Which states that proposals and schemes should seek to deliver improved economic growth and quality of life, through sustainable tourism activity in the North West. This should be in line with the principles of Policy W7 and include a focus on the regional centres of Manchester (and others) where tourism is a contributory component of the economy . MCR1 and MCR2 are the key sub-regional policies that relate to the site. The proposals are generally in accordance with the policy framework set out in these policies.

Local Policies

The Unitary Development Plan for Manchester - The following UDP Policies are of relevance to this application:

Policy R1.1 'Regeneration' - which encourages regeneration of the Regional Centre;

T2.4 ‘Transport’ - Which seeks to reduce demand for parking by making other forms of public transport available near to developments.

I1.4 `Employment and Economic Development’ - (retention of jobs and maximisation of opportunities for the generation of new employment - which states that the City Council will continue to encourage further development in the regional centre for those activities which will benefit from a regional centre location.

I1.6 `Employment and Economic Development’ - retention of jobs and maximisation of opportunities for the generation of new employment - which encourages the location of new business developments on sites where they will contribute to urban regeneration.

I3.1 `Employment and Economic Development’ - (ensuring that economic development contributes to improving the quality of the City’s overall environment) which states the new commercial and industrial development will be expected to be of a good standard of design and where appropriate include suitable landscaping treatment.

E1.3 `Environmental Improvement and Protection’ - (to Foster a Cleaner and Less Polluted City) which states that the City Council will promote measures to decrease the level of pollution in the City’s watercourses.

E1.5 ‘Energy Conservation’ - which encourages high standards of energy efficiency in new development.

E2.4 `Environmental Improvement and Protection’ - (safeguarding the City’s Environment’) which states that the City Council will ensure that the effects upon wildlife are taken fully into account when considering development proposals.

E3.2 `Environmental Improvement and Protection’ - (To Enhance the City’s Environment’) which seeks to reduce the problem of small derelicts sites by encouraging redevelopment.

Page 6 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

E3.4 `Environmental Improvement and Protection’ - (To Enhance the City’s Environment’) which seeks to protect the natural environment and protect and enhance wildlife corridors.

E3.5 ‘Environmental Improvement and Protection’ - (To Enhance the City’s Environment) - which encourages creating safer environments for people living in and using the city.

H2.2 ‘Housing’ - which states that the Council will not allow development which will have an unacceptable impact on residential areas

RC 3 'Mixed Uses' - which encourages compatible mixed uses within the City Centre;

RC5 ‘Waterways’ - which supports improvements to the public accessibility and amenity value of the City Centre’s Waterways;

Policy RC20 (Area 16) - which supports the development of sites for regional centre activities including hotels in this part of the City Centre.

DC9.1 ‘New Commercial and Industrial Development - Access for Disabled People’ - Which requires development involving the erection of new buildings or adaptation of existing buildings to meet high standards of accessibility.

DC18.1 `Conservation Areas’ - which states that the Council will seek to preserve and enhance the character and setting of its designated conservation areas.

DC19.1 ‘Listed Buildings’ - which states that the Council will not permit any external or internal alteration or addition to a listed building where in its opinion there would be an adverse effect on its architectural or historical character.

DC26.6 ‘Development and Noise’ - which states that the development control process will be used to reduce the impact of noise on people living and working in the City and that developments likely to result in unacceptably high levels of noise will not be permitted in residential areas.

The Scheme’ s Contribution to Regeneration / Principle of the Proposed Use - The site that is the subject of this application is located within a part of the City where this type of development would normally be acceptable in principle. The proposed development would bring a site where its current condition has a poor appearance within the area, back into active use. The ground floor treatment to Dale Street and Lena would contribute to street activity and it is felt that the development as a whole would be complementary to the wider regeneration of the area, involving comprehensive high quality development of a prominent vacant site.

Regeneration is an important planning consideration and there is a need to build on the regeneration that has already taken place within the Piccadilly Gateway Area. The proposal will help to restart investment and further environmental improvements within the area.

In view of the above it is considered that the proposal has the potential to add to the

Page 7 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 area's vibrancy and contribute to the on going regeneration of Piccadilly Gateway.

Urban Design, Visual Impact and Architectural Quality - One of the main issues to consider in assessing this proposal is whether this is an appropriate building for this site. Whilst the proposed building at a maximum of 12 storeys may not be considered as being particularly tall, given the context of adjacent building heights it is considered that the proposal needs to be thoroughly assessed against UDP Policies, PPS5 (Sections 7.4 and 7.5) and criteria as set out in the Guidance on Tall Buildings Document published by English Heritage and CABE.

‘Relationship to Context ‘ and ‘The effect on the whole existing environment’ - The urban form of the area is characterised by high density buildings built up to back of pavement; the only significant open spaces are around the Piccadilly Canal Basin where cleared sites are used for car parking . The streetscape is framed by former warehouses with few gap sites apart from the proposed site. Historically the scale of the local area was fairly homogenous with older buildings typically 5-6 storeys. In more recent times, taller buildings which are grouped around the south end of Dale Street and flank London Road / Piccadilly have been developed including the 1960’s tower of 111 Piccadilly (18 storey’s), Issa Quay on Ducie Street (12 storey’s), Gateway House on Station Approach (9 storeys) and the former London Road Warehouse on Ducie Street (8 storeys).

The site has been undeveloped since the previous buildings on the site were cleared in the late 20th century, resulting in an uncharacteristic gap in the Dale Street and Lena Street streetscapes.

The proposal for the hotel would reinstate part of the dense urban grain in the area providing enclosure to the west site side of Dale Street and closing the open views south along Back Piccadilly and west from the canal basin. The stepped massing of the proposals from 12 storey along the west side of the site fronting Dale Street to 5 storey to the east facing Lena Street takes into account the varied scale in the immediate area and would provide a visual link between the 5-6 storey warehouses to the north and the taller buildings at the south end of the Dale Street.

Most of the buildings in the area are red brick with stone detail with some faced in glazed terracotta. Recent buildings in the vicinity use a variety of materials including render, glass, metal cladding or timber. It is considered that the use of mix of glazed and matte brick would relate to the historic use of brick and glazed terracotta on historic buildings nearby.

The skyline created by recently erected buildings in the area is typified by flat roofs, compared with pitched slate roofs on the historic warehouses. The skyline is varied in the area surrounding the site in contrast to the more uniform roofscape and skyline further north on Dale Street and towards the Northern Quarter.

The Rochdale Canal (completed 1804-06) is an important part of the city’s industrial archaeology and directly adjoins the site to the south with a basin below ground level; 111 Piccadilly is supported above this on concrete columns beside an underground walkway. The hotel would have a strong positive benefit here providing natural surveillance to the north side of the subterranean basin and enable new views into

Page 8 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 the historic canal from the glazed basement elevation. Archaeology on the site has already been compromised through previous ground works.

In views from the Piccadilly Canal Basin, the proposal would provide visual enclosure to the canal basin area. Other views of the proposal include from the west side of Piccadilly close to the Malmaison Hotel where the hotel would rise in two blocks behind the low white rendered section of 111 Piccadilly. In views north from the rear service access to Piccadilly Station the proposal would block existing views of the Lena Street listed buildings, but it is considered that this view is not highly significant. It is considered that one of the key benefits of locating the hotel in a group of tall buildings is that this would minimise its impact on the wider historic environment of Manchester.

It is considered that the proposal would be of significant benefit to the site and its environs.

`Relationship to 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 are considered.

The application site is in an optimum location, located adjacent to the main pedestrian thoroughfare between two of the main public transport infrastructures within Manchester City Centre, namely Piccadilly Station and Piccadilly Gardens. Dale Street is parallel to Piccadilly (London Road), which connects Piccadilly Station and Piccadilly Gardens, and the site is highly visible from the rear of both Piccadilly Station and Station Approach, providing guests with a clear route to their destination. With the close proximity of the public transport, its urban setting and its level of service, it is considered that the proposed hotel is extremely well located to take full advantage of these key transport facilities. Piccadilly Station provides a key interchange for rail, Metrolink, and taxi services, whilst Piccadilly Gardens provides a key interchange for buses and the Metrolink. Dale Street offers a quieter environment (away from Piccadilly, and the main thoroughfare) with car parking facilities located opposite to provide the necessary facilities for guest who wish to arrive by private transport

Architectural Quality of the Building - In terms of the architectural quality of the building the factors that are of most importance are the buildings scale, form, massing, proportion, facing materials and relationship to other structures.

The design of the building has been configured to respect the scale of the adjoining buildings, whilst ensuring Dale Street is treated as the prominent street frontage and elevation. Lena Street is a more intimate environment, and the reduced scale of the proposal along Lena Street aims to engage with the 6-storey height of the adjacent warehouse structures, re-instating the urban grain associated with the density of nearby warehouse structures.

The relationship with the buildings bounding Lena Street would be retained through the incorporation of a chamfer at high level and a horizontal definition (reflecting the adjoining parapet heights) these elements would enhance the visual impact of the

Page 9 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 buildings on Lena Street, reflecting the street's more intimate nature and the setting of adjacent listed buildings.

The higher portion of the proposal would be located along Dale Street, to reflect the more generous width of the main street and would engage with the adjacent massing of much larger scale buildings on Dale Street in particular 81 Dale Street and 111 Piccadilly, providing a natural termination to the end of Dale Street.

The central location of the main core for the building would serve both to maximise views from the bedrooms and to ensure that there is an active presence at ground floor level addressing both Dale Street and Lena Street. The glazed façade at ground floor would allow the hotel to engage with the public domain to provide both visual interest and public views through the hotel onto the canal to the south providing a sense of transparency and interest, whilst opening up views of the Rochdale canal that run under 111 Piccadilly.

The Lena Street elevation would create a more intimate environment with its piered colonnade providing visual interest and would visually reduce the impact of the scale of the building on this facade.

The location of plant enclosures on the roofs, and their setting back from the Dale Street and Lena Street facades behind parapet walls would minimise their visual impact and ensure the clarity of the building form is retained. The crisp skyline would act as a contrast to the historic skylines of older buildings.

The main treatment of the facade is proposed to be a reflective brick with a silver / grey appearance which is intended to be a contemporary interpretation of the adjacent brick warehouse structures. It is considered that the brick will provide a sense of depth and interest to the façade. The carved elements of the building would be expressed with the use of a matt version of the brickwork , which would provide a subtle variation and visual sculptural depth to the elevational treatment.

A very limited palette of materials is proposed, as it is intended that the form of the building is the architectural statement, thereby negating the need utilise a wider range of materials.

`Credibility of the Design’ - The applicants have stated that they are fully committed to the development of this important regeneration project and have entered into a legally binding contract to acquire the land and has also entered into a legal contract to procure the construction of the hotel. An operator would be taking a 25 year lease.

`Contribution to public spaces and facilities’ - It is important to ensure that the development interacts positively with and contributes to its surroundings at street level.

The location of a hotel adjacent to the pedestrian `corridor’ from Piccadilly Station to Manchester City Centre, and the provision of an active frontage on Dale Street wrapping round onto Lena Street would encourage pedestrian movement (throughout the day and night) past the site and towards the Northern Quarter from the station providing further opportunities along Dale Street and beyond.

Page 10 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Whilst a proposed hotel needs to provide a safe and secure environment with a sense of privacy, the design of the hotel would offer an opportunity to provide natural surveillance to both Dale Street and Lena Street, which is currently a quieter thoroughfare and has reduced activity out of hours. However, with its active frontage and increased activity introduced to Dale Street, the aim is to encourage further development, investment and potential opportunities along Dale Street.

`Contribution to Permeability and Linkages’ - The contribution of the proposals to permeability, linkages on foot and, where appropriate, the opening up, or closure, of views to improve the legibility (i.e. the degree to which a place can be easily understood and traversed) of the city and the wider townscape is an important planning consideration.

The site provides the only close view into the subterranean section of the Rochdale canal below Dale Street and 111 Piccadilly and with a 24 hour hotel use its aim is to provide the pathway associated with Rochdale Canal that passes under Dale Street and 111 Piccadilly an essential visual presence, providing natural surveillance of the area, thus creating a more inviting environment and encouraging the use of the paths along the canals adjacent to the site and around Manchester. The canal that passes under Dale Street is currently unseen by the public from Dale Street, however the proposed development would incorporate a generous ground floor ceiling height with full height glazing which would provide transparency and views through and beyond the building onto the Rochdale canal for both guests and the public.

The form of the building would engage with the urban fabric in particular with the listed buildings on Lena Street, with the majority of the mass located on the Dale Street elevation. This would reinstate the building line and enclosure of this part of Dale Street and the wider area. The benefit of the mass distributed around the site would also ensure that the proposal would engage with the scale of 111 Piccadilly, and by using a stepped mass between the latter and the lower urban grain of Dale Street would connect 111 Piccadilly to the surrounding city form.

`Function and Fitness for Purpose’ - The proposals would create a high quality internal space which having been developed in close consultation has the formal approval of the end user. This ensures that the proposal is functional and fit for purpose. The operator has adopted amendments to their standards on this proposal to ensure that the quality of the design is not compromised.

`Impact on Conservation Area and Listed Buildings’- The application site lies within the vicinity of a number of listed buildings and adjacent to the Stevenson Square Conservation Area.

The site is just outside the south boundary of the Stevenson Square conservation area (designated 1987); the character of this conservation area is defined by high density late Victorian and Edwardian warehouses lining the tight grid of streets, giving framed linear views. The boundary runs along Lena Street where the north side is lined with former offices and a cotton warehouse converted to hotel and flats in 2001. These Jacobean/baroque revival buildings are 5-6 storey with prominent roof extensions and faced in brick and sandstone. To the east of Dale Street and opposite Lena Street are the plainer early 19th century Rochdale Canal Company

Page 11 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 offices and stone canal basin entrance archway (both Grade II), with the 1806 stone warehouse (Grade II*) adjacent to the north-east. The canal passes immediately south of the site. Further north, the east side of Dale Street is lined with early 20th century warehouses up to 6 storeys; these include No 57 Industry House (Grade II, 1913) and No 53-55 Langley Buildings (Grade II 1909), both faced in glazed terracotta. The massive 7-storey brick railway warehouse on Ducie Street (Grade II 1867) is outside the conservation area but dominates views south along Dale Street and east on Ducie Street; it is now in residential/hotel use.

Whilst it is accepted that the proposed hotel would affect the character and setting of the conservation area, and the settings of the listed historic buildings in the vicinity, given its form, siting, scale and elevational treatment it is considered that this would not harm the overall character of the conservation area or setting of adjacent listed buildings. The proposal would enhance the streetscape by reinstating the street `wall’ on Dale Street and will bridge the step in scale between traditional warehouses on Dale Street and late 20th and early 21st century buildings around the Ducie Street/Piccadilly junction. The use of bricks and a regular vertically-proportioned fenestration would allow the building to visually connect with traditional elevations in the vicinity whilst the black colour and restrained modelling would provide a crisp contemporary edge to the hotel.

`Effects on the local environment’ - This is a critical issue examining, amongst other things, the impact the scheme would have on nearby residents. It includes consideration of issues such as impact on microclimate, overshadowing, the environmental and amenity of those in the vicinity of the building. i. Sunlight / Daylight

An assessment of the potential impact of the development in terms of daylight, sunlight, shading and was submitted with the application. The assessment was undertaken in the light of the approach advocated by the Building Research (BRE) guidance to the current British Standard for the code of practice of daylighting. The purpose of the guidelines and standards is to assist in the consideration of the relationship between new and existing buildings to ensure that each retains the potential to achieve acceptable levels of daylight and sunlight.

However, it should be noted that the tests and the numerical data contained in the BRE guidelines were drafted for use with low density surburban developments and it should be recognised and accepted that they are not necessarily applicable to City Centre areas.

The nearest adjacent residential accommodation is Piccadilly Lofts which is located at the junction of Dale Street and Lena Street. The Lena Street elevation of Piccadilly Lofts is south facing and the windows therefore currently achieve good levels of sunlight and daylight but this is in part due to the application site being clear of any buildings or structures that constitute a physical obstruction. The development of the application site would result in losses of daylight and sunlight. But not all sunlight would be taken away.

Losses in sunlight and daylight are inevitable owing to the open nature of the

Page 12 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 application site. In the context of the proposed development, typically a City Centre Development is of a greater scale massing and density that that anticipated by the BRE Guidance which were prepared to guide surburban development. In addition there are other factors which need to be considered as part of any impact analysis including the previous existence of a building on the development site which would have restricted the extent to which windows / rooms received daylight and sunlight. It should also be noted that there has been a previously approved development of considerably greater massing which would have affected the daylight and sunlight of Piccadilly Lofts to a greater extent than this scheme. ii. Wind

An assessment of the proposed development on the wind environment with regard to effect on pedestrian comfort and safety was carried out. The assessment revealed that the development would result in wind conditions which would be suitable for conditions from leisure walking to sitting down during the worse case season (winter) The microclimate would therefore be in keeping with the intended pedestrian use of the site and additional mitigation measures would not be necessary. iii. TV Interference Issues

An assessment has been carried out to assess the potential impact of the proposed development on reception of terrestrial and satellite television services in the area surrounding the site. This concludes that with regard to other existing residential properties that are 2 adjacent properties where TV reception could be affected by the development. Recommendations have been made about possible remedial measures that can be implemented to rectify these reception issues.

A condition requiring further detailed surveys to precisely identify the effect of the proposal and for the undertaking of appropriate measures to mitigate any effects will be attached to any consent granted.

It is considered therefore that, with appropriate mitigation measures the proposals would not have a significant detrimental impact on the local environment.

`Sustainability’ - The BREEAM Statement accompanying the application indicates that the proposal is expected to received a BREEAM rating of very good.

In assessing the above criteria it is considered that the applicant has thoroughly demonstrated that the proposals would satisfactorily meet the English Heritage and CABE guidance and that the proposals would provide a building of a quality acceptable to this site.

In addition given the above, the proposals are considered to be in accordance with UDP policies E1.5 (Energy Conservation) , T2.4 (Transport), E3.5 (Environmental Improvement and Protection), RC4 (Environment), DC18.1 (Conservation Areas), DC19.1 (Listed Buildings), DC26.6 and H2.2 (Housing) of the Unitary Development Plan for the City of Manchester.

Transport Issues / Relationship to Transport Infrastructure/ Servicing - There is no

Page 13 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 provision for guest parking associated with the hotel however there are a number of private parking facilities available within the vicinity. The site is well served by a variety of public transport modes of sustainable modes of transport.

Cycle parking for staff would be provided adjacent to the goods delivery entrance.

Refuse collection and servicing would take place from Lena Street.

Impact on Amenity - As discussed above within the "Effect on Local Environment" section it is considered that properties in the vicinity of the site and further away would not be adversely affected by overshadowing as a result of the scale of the building to such a degree that amenity would be significantly affected.

With regard to the proposed use on the site and potential noise, it is considered that subject to compliance with appropriate conditions that will be attached to any consent granted, the building can be suitably insulated to prevent any significant break out of noise and to prevent occupiers of the building being disturbed from external noise sources.

Refuse storage, including a dedicated area for recyclable materials, would be contained within the building and refuse collection and servicing would take place from Lena Street.

With regard to the proposed servicing and waste removal from the site and potential noise, it is considered that subject to compliance with appropriate conditions that will be attached to any consent granted, the proposed Waste Management and Delivery Strategy is acceptable and will prevent any significant break out of noise and to prevent occupiers of the building being disturbed from external noise sources.

A significant beneficial impact on pedestrians would be the improvements at street level to the routes surrounding the site through the introduction of active uses. The proposal would create an attractive, well-lit environment and improve the quality and security of Dale Street and Lena Street and other adjacent streets by day and night.

In view of the above the proposals are considered to be in accordance with policies DC26.6 and H2.2 (Housing) of the Unitary Development Plan for the City of Manchester.

Wildlife and Biodiversity - The Bat and Black Redstart Survey submitted with the applications did not identify any bats roosting on the site or black redstarts nesting. A number of measures to ensure that any such species which may subsequently utilise the site have been made and these would be a condition of any consent granted.

In view of the above the proposals would be consistent with policy E2.4 Environmental Improvement and Protection (safeguarding the City’s Environment) of the Unitary Development Plan for the City of Manchester.

Crime and Disorder - The applicants have been involved in pre-application discussions with Greater Manchester Police and have submitted a Crime Impact Assessment. The proposal would reduce crime and the fear of crime replacing an

Page 14 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 underused site with a development where there would be activity throughout different times of the day.

Whilst there is some concern about the potential ability of non-residents to access non public areas of the building it is anticipated that this issue will be resolved before Committee.

Notwithstanding the above the scheme would be conditioned to require it to meet the 'Secure by Design' accreditation.

Given the above, the proposals are considered to be acceptable with regard to issues relating to reducing crime and disorder in the area and are considered to be in accordance with policy E3.5 (Environmental Improvement and Protection) of the Unitary Development Plan for the City of Manchester.

Disabled Access - Level access would be incorporated into and throughout the interior of the proposed building.

Given the above, the proposals are considered to be in accordance with policy DC9.1 (Access for Disabled People) and DC14 (Shop Fronts and Related Signs) of the Unitary Development Plan for the City of Manchester.

Consultee Comments - In terms of the comments from the Head of Highway Services these have been passed to the applicants agent to address and it is anticipated that any outstanding issues will be resolved prior to Committee.

In terms of the comments from British Waterways With respect to the request for a legal agreement it is noted that the hotel development would provide a new, modern use for a site which has been derelict and vacant for several years. It has been designed specifically to add visibility, surveillance and light to the canal basin in order to ensure that the canal area becomes a safer and more pleasant place than it is currently.

However the application site provides no direct access to the canal or the towpath on the opposite side and as such it is not considered appropriate that the applicants should be required to contribute financially to a third party’s maintenance obligations.

In terms of the request for the provision of a “a good lighting scheme associated with the hotel" to offset British Waterways opinion of the potential loss of light to the towpath. It should be noted that the towpath is located under the far side of the canal under the car park deck associated with 111 Piccadilly. This towpath does not rely on natural daylight due to its location under the car park deck and already has electrical lighting constantly on throughout the day and night to address this issue. The applicants view is that it would not be technically feasible to light the towpath from the hotel as it is some distance away and powerful lighting already exists under the deck.

In view of the above it is not considered appropriate to condition a lighting scheme as the natural surveillance afforded by the proposed development will assist with the environment in this area in any event.

Page 15 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

In terms of the comments on the foundations it is intended that the existing foundations and retaining wall to the canal elevation would remain in position for the life of the new building. In the construction condition the retaining wall would not be subject to loading for which it has not been designed and would therefore not compromise the structural integrity of the canal.

Additional piles would be incorporated below the proposed building footprint to accommodate the applied load from a tower crane. These piles are likely to be of a smaller diameter than those previously installed and would extend to a similar depth and are therefore not deemed to impact on the integrity of the waterway.

The demolition works only involve the removal of the existing steel frame which again would not affect the integrity of the wall.

In terms of the comments on landscaping and boundary treatment, contamination and pollution, conditions would be attached to any consent granted in relation to this.

In terms of the comments from Design for Security it is anticipated that the outstanding issues will be resolved prior to Committee.

Objectors Comments - The issues raised by the objectors have been discussed above.

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 Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. He 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 APPROVE on the basis that the proposal accords with the development plan, in particular policies R1.1 'Regeneration, T2.4 Transport, I1.6 `Employment and Economic Development' (retention of jobs and maximisation of opportunities for the generation of new employment), I1.4 `Employment and Economic Development¿ (retention of jobs and maximisation of opportunities for the generation of new employment), I3.1 `Employment and Economic Development’ (ensuring that economic development contributes to improving the quality of the City's overall environment), E1.3

Page 16 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

`Environmental Improvement and Protection’ (to Foster a Cleaner and Less Polluted City), E1.5 'Energy Conservation', E2.4 `Environmental Improvement and Protection¿ (safeguarding the City's Environment), E3.2, E3.4 (To Enhance the City’s Environment’)and E3.5 Environmental Improvement and Protection (To Enhance the City's Environment),H2.2 (Housing) RC 3 'Mixed Uses', RC5 Waterways Policy RC20 (Area 16), DC9.1 New Commercial and Industrial Development - Access for Disabled People, DC18.1 `Conservation Areas', DC19.1 Listed Buildings and DC26.6 Development and Noise in that it will to reduce demand for parking by making other forms of public transport available near to the development, will result in further development in the regional centre for an activities which will benefit from a regional centre location, will encourages the location of new business development on a site, where it will contribute to urban regeneration , will be of a good standard of design, will be a development with high standards of energy efficiency, will ensure that the effects upon wildlife are taken fully into account during the development, will reduce the problem of small derelicts sites within the City Centre, will encourages the creation of a safer environments for people living in and using the city, will not have an unacceptable impact on residential areas, will be compatible mixed uses within the City Centre, will improve the amenity value of the City Centre's Waterways, will be in keeping with policy for the development of sites for regional centre activities including hotels, will have high standards of accessibility and will preserve and enhance the character and setting of a designated conservation areas and adjacent listed buildings.

Conditions

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 unless otherwise agreed in writing by the City Council as Local Planning Authority:

(a) al(05) 001, 002 Rev A, 003 Rev B, 004 Rev A, 005 Rev A, 006 Rev A, 007 Rev A, 007 Rev A, 008 Rev A, 009 Rev A, 010 Rev A, 011 Rev A, 012 Rev A, 013 Rev A, 014 Rev A;

(b) al(05) 020 Rev B, 021 Rev B, 022 Rev C, 023 Rev C, 025 Rev A, 026 Rev A, 027 Rev A, 028 Rev A;

(c) al(05) 030 Rev B, 031 Rev A, 032 Rev A, 033 Rev C, 034Rev A, 035 Rev A, 036 Rev B, 037 Rev B;

(d) al(05) 040, 041, 042, 043, 050 Rev B, 051 Rev B, 052 Rev A and 060 Rev A

(e) Recommendations in Sections 4.1 to 4.6 of the Environmental Strategy Bat and Black Redstart Survey Report.

Page 17 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policy R1.1, T2.4, E3.2, RC20 (Area 16) DC9, DC18.1 and DC19.1; of the Manchester Unitary Development Plan.

3) The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least three star sustainability rating under the code for sustainable homes for those elements of the development which are residential in nature. A post construction review certificate 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 E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester, policies ER13 and DP3 of Regional Planning Guidance for the North West (RPG13) and the principles contained within The Guide to Development in Manchester 2 SPD and Planning Policy Statement 1.

4) 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).

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

Page 18 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010 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 H2.1, H2.2, E3.1 and E3.2. of the Unitary Development Plan for the City of Manchester.

5) The window(s) at ground level, fronting onto Lena Street and Dale Street shall be retained as a clear glazed window opening at all times and views into the premises shall not be screened or obscured in any way unless agreed in writing by the City Council as local planning authority.

Reason - The clear glazed window(s) is an integral and important element in design of the ground level elevations and are important in maintaining a visually interesting street-scene consistent with the use of such areas by members of the public, and so as to be consistent with Policy DC14 of the Unitary Development Plan for the City of Manchester.

6) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority. The development shall be constructed only using the approved materials unless otherwise agreed 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 policy R1.1, E3.2, DC18.1 and DC19.1; of the Unitary Development Plan for the City of Manchester.

7) 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 shall be submitted to and approved in writing by the City Council as the local planning authority. Any works approved shall be implemented in full within six months, or as otherwise agreed in writing by the local planning authority, of any part of the development first being occupied.

Reason - In the interests of amenity and to ensure that paving materials are consistent with the use of these areas as pedestrian routes and in accordance with policy R1.1 of the Unitary Development Plan for the City of Manchester.

8) 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 policy H2.2 and DC26.2 of the Unitary Development Plan for the City of Manchester.

Page 19 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

9) Before the development commences, 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, identified in Taylor's Tv Reception Survey dated July 2010, 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. 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 or before the development is first occupied, whichever is the sooner, 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. The measures identified must be carried out either before the building is first occupied or within one month of the study being submitted to the City Council as local planning authority, whichever is the earlier.

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, as advised in Planning Policy Guidance Note 8: Telecommunications.

10) 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 secure by design accreditation.

Reason - To reduce the risk of crime pursuant to Policy E3.5 of the Unitary Development Plan of the City of Manchester and to reflect the guidance contained in Planning Policy Statement "Delivering Sustainable Development".

11) The consent hereby granted is for a development that has full access into and throughout all areas of the building for members of the public including those whose mobility is impaired.

Reason

For the avoidance of doubt and so as to provide access for disabled people and to be in line with the guidance on the Unitary Development Plan for the City of Manchester

Page 20 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Policy DC9.1 ' New Commercial and Industrial Development - Access for Disabled People.

12) No development shall commence until the landscaping treatment at canal level scheme has been submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented not later than 12 months from the date the buildings are first occupied. If within a period of 5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place, unless otherwise agree in writing by the City Council as local planning authority.

Reason - To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policy RC5 of the Unitary Development Plan for the City of Manchester.

13) Before development commences details of appropriate mitigation measures to prevent pollution of the waterway during and after construction of the proposed development shall be submitted to and agreed in writing by the Local Planning Authority. The approved details shall thereafter be implemented in accordance with the agreed details.

Reason In order to avoid contamination of the waterway from wind blow, seepage or spillage at the site in accordance with policy E1.3 and E3.4 of the Unitary Development Plan for the City of Manchester.

14) No loading or unloading shall be carried out on the site outside the hours of 07.30-20.00 Mon to Sat 10.00-18.00 Sun and Bank Hols.

Reason - In order to protect the amenity of local residents and in accordance with Policy H2.2 and DC26.2 in accordance with the Unitary Development plan for the City of Manchester.

15) The development hereby approved shall be carried out in accordance with the following drawings and documents unless otherwise agreed in writing by the City Council as Local Planning Authority:

(a) Recommendations on pages 2-3 of the Kitchen Extract Report Mechanical Strategy and pages 10-12 of the Acoustic Survey (both Appendix 5 of the Design and Access Statement dated July 2010);

(b) Waste Management Proposals contained in the Waste Management Strategy (Appendix 5 of the Design and Access Statement dated July 2010); and

(c) Recommendations on pages 2-3 of the External Equipment Noise Output (Appendix 5 Mechanical Strategy) and page 13 Section 4 of the Acoustic Survey (appendix 5 of the Design and Access Statement dated July 2010);

Page 21 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policy H2.2 and DC26.2 of the Manchester Unitary Development Plan.

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: 093555/FO/2010/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:

Highway Services Environmental Health Contaminated Land Section Environment & Operations (Refuse & Sustainability) City Centre Renegeration English Heritage (NW Region) Greater Manchester Police British Waterways Greater Manchester Ecology Unit 416 The Place, Ducie Street, Manchester, M1 2TP 102 The Place, Ducie Street, Manchester, M1 2TP 116 The Place, Ducie Street, Manchester, M1 2TP 502, The Place, Ducie Street, Manchester, M1 2TQ 407 The Place, Ducie Street, Manchester, M1 2TP 213 The Place, Ducie Street, Manchester, M1 2TP 214 The Place, Ducie Street, Manchester, M1 2TP 106 The Place, Ducie Street, Manchester, M1 2TP 605, The Place, Ducie Street, Manchester, M1 2TQ Arca Design Llp, 77 Dale Street, Manchester, M1 2HG Martin Stockley Associates, 77 Dale Street, Manchester, M1 2HG Four 23 Ltd, 77 Dale Street, Manchester, M1 2HG Town Centre Securities Plc, 77 Dale Street, Manchester, M1 2HG The Manchester Abode Ltd, 107 Piccadilly, Manchester, M1 2DB Scottish & Newcastle Retail, Brunswick Chambers, 4 Paton Street, Manchester, M1 2BA Apartment 49, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 34, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 5, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 19, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 60, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 20, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 63, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 59, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 43, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 51, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE

Page 22 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Apartment 12, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 44, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 6, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 26, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 17, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 14, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 38, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 41, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 62, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 22, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 33, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 15, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 10, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 46, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 39, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 1, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 9, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 16, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 55, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 11, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 108 The Place, Ducie Street, Manchester, M1 2TP 114 The Place, Ducie Street, Manchester, M1 2TP 301 The Place, Ducie Street, Manchester, M1 2TP 514, The Place, Ducie Street, Manchester, M1 2TQ 201 The Place, Ducie Street, Manchester, M1 2TP 303 The Place, Ducie Street, Manchester, M1 2TP 413 The Place, Ducie Street, Manchester, M1 2TP 501, The Place, Ducie Street, Manchester, M1 2TQ 403 The Place, Ducie Street, Manchester, M1 2TP 405 The Place, Ducie Street, Manchester, M1 2TP 512, The Place, Ducie Street, Manchester, M1 2TQ 414 The Place, Ducie Street, Manchester, M1 2TP 408 The Place, Ducie Street, Manchester, M1 2TP 508, The Place, Ducie Street, Manchester, M1 2TQ 417 The Place, Ducie Street, Manchester, M1 2TP 310 The Place, Ducie Street, Manchester, M1 2TP 311 The Place, Ducie Street, Manchester, M1 2TP 304 The Place, Ducie Street, Manchester, M1 2TP 104 The Place, Ducie Street, Manchester, M1 2TP 404 The Place, Ducie Street, Manchester, M1 2TP 110 The Place, Ducie Street, Manchester, M1 2TP 203 The Place, Ducie Street, Manchester, M1 2TP 314 The Place, Ducie Street, Manchester, M1 2TP 317 The Place, Ducie Street, Manchester, M1 2TP 204 The Place, Ducie Street, Manchester, M1 2TP 117 The Place, Ducie Street, Manchester, M1 2TP 115 The Place, Ducie Street, Manchester, M1 2TP 209 The Place, Ducie Street, Manchester, M1 2TP 603, The Place, Ducie Street, Manchester, M1 2TQ 205 The Place, Ducie Street, Manchester, M1 2TP

Page 23 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

516, The Place, Ducie Street, Manchester, M1 2TQ 202 The Place, Ducie Street, Manchester, M1 2TP 510, The Place, Ducie Street, Manchester, M1 2TQ 107 The Place, Ducie Street, Manchester, M1 2TP 402 The Place, Ducie Street, Manchester, M1 2TP 216 The Place, Ducie Street, Manchester, M1 2TP 306 The Place, Ducie Street, Manchester, M1 2TP 312 The Place, Ducie Street, Manchester, M1 2TP 410 The Place, Ducie Street, Manchester, M1 2TP 109 The Place, Ducie Street, Manchester, M1 2TP 315 The Place, Ducie Street, Manchester, M1 2TP 215 The Place, Ducie Street, Manchester, M1 2TP 307 The Place, Ducie Street, Manchester, M1 2TP 604, The Place, Ducie Street, Manchester, M1 2TQ 207 The Place, Ducie Street, Manchester, M1 2TP 602, The Place, Ducie Street, Manchester, M1 2TQ 505, The Place, Ducie Street, Manchester, M1 2TQ 316 The Place, Ducie Street, Manchester, M1 2TP 210 The Place, Ducie Street, Manchester, M1 2TP 513, The Place, Ducie Street, Manchester, M1 2TQ 308 The Place, Ducie Street, Manchester, M1 2TP 415 The Place, Ducie Street, Manchester, M1 2TP 217 The Place, Ducie Street, Manchester, M1 2TP 601, The Place, Ducie Street, Manchester, M1 2TQ 105 The Place, Ducie Street, Manchester, M1 2TP 101 The Place, Ducie Street, Manchester, M1 2TP 309 The Place, Ducie Street, Manchester, M1 2TP 509, The Place, Ducie Street, Manchester, M1 2TQ 212 The Place, Ducie Street, Manchester, M1 2TP 401 The Place, Ducie Street, Manchester, M1 2TP 206 The Place, Ducie Street, Manchester, M1 2TP 607, The Place, Ducie Street, Manchester, M1 2TQ 515, The Place, Ducie Street, Manchester, M1 2TQ 111 The Place, Ducie Street, Manchester, M1 2TP 406 The Place, Ducie Street, Manchester, M1 2TP 704, The Place, Ducie Street, Manchester, M1 2TQ 701, The Place, Ducie Street, Manchester, M1 2TQ 517, The Place, Ducie Street, Manchester, M1 2TQ 506, The Place, Ducie Street, Manchester, M1 2TQ 313 The Place, Ducie Street, Manchester, M1 2TP 608, The Place, Ducie Street, Manchester, M1 2TQ 503, The Place, Ducie Street, Manchester, M1 2TQ 609, The Place, Ducie Street, Manchester, M1 2TQ 606, The Place, Ducie Street, Manchester, M1 2TQ 610, The Place, Ducie Street, Manchester, M1 2TQ 613, The Place, Ducie Street, Manchester, M1 2TQ 302 The Place, Ducie Street, Manchester, M1 2TP 702, The Place, Ducie Street, Manchester, M1 2TQ 614, The Place, Ducie Street, Manchester, M1 2TQ 612, The Place, Ducie Street, Manchester, M1 2TQ

Page 24 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

504, The Place, Ducie Street, Manchester, M1 2TQ 708, The Place, Ducie Street, Manchester, M1 2TQ 305 The Place, Ducie Street, Manchester, M1 2TP 507, The Place, Ducie Street, Manchester, M1 2TQ 113 The Place, Ducie Street, Manchester, M1 2TP 705, The Place, Ducie Street, Manchester, M1 2TQ 411 The Place, Ducie Street, Manchester, M1 2TP 511, The Place, Ducie Street, Manchester, M1 2TQ 409 The Place, Ducie Street, Manchester, M1 2TP 706, The Place, Ducie Street, Manchester, M1 2TQ 103 The Place, Ducie Street, Manchester, M1 2TP 611, The Place, Ducie Street, Manchester, M1 2TQ 112 The Place, Ducie Street, Manchester, M1 2TP 707, The Place, Ducie Street, Manchester, M1 2TQ 211 The Place, Ducie Street, Manchester, M1 2TP 703, The Place, Ducie Street, Manchester, M1 2TQ Opal Property Group, The Place, Ducie Street, Manchester, M1 2TP Ian Allan Bookshop, 5 Gateway House, Piccadilly South, Manchester, M1 2GH Barnardos, 4 Gateway House, Piccadilly South, Manchester, M1 2GH Nhs Walk In Centre, 1-3 Gateway House, Piccadilly South, Manchester, M1 2GH Avis Rent A Car Ltd, Gateway Garage, Piccadilly South, Manchester, M1 2GH Halliday Meecham Architects Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Freeform Productions, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY News International, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Network Rail Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Italian Consulate, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Cringle Corporation Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Mail Boxes Etc, 111 Piccadilly, Manchester, M1 2HX Eden Brown Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Scenic & Evergreen Tours, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Siemens Enterprise Communications Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY F H P Engineering Services Solutions, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY 81 Dale Street, Manchester, M1 2HG Marketing Manchester, 77 Dale Street, Manchester, M1 2HG Care Uk, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Consulate General Of The Republic Of Poland, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Fusion People, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Parcelforce Worldwide, Unit 12-18, Piccadilly Trading Estate, Manchester, M1 2PL Building Recruitment Co Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Bruntwood Estates Alpha Portfolio Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Babcock Rail, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Ten Insurance Services Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY Bramlove Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY News Associates Ltd, Rodwell Tower, 111 Piccadilly, Manchester, M1 2HY The Harris Partnership Ltd, 77 Dale Street, Manchester, M1 2HG

Page 25 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Inner City Solutions, 75 Dale Street, Manchester, M1 2HG Apartment 21, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 47, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 48, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 53, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 56, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 50, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 18, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 29, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 37, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 58, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 54, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 27, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 31, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 28, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 7, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment A, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 61, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 36, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 8, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 4, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 45, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 32, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 23, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 24, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 3, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 57, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 40, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 35, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 42, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 30, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 64, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 2, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 25, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE Apartment 52, Piccadilly Lofts, 70 Dale Street, Manchester, M1 2PE 2 Paton Street, Manchester, M1 2BA Ymca, Indemnity House, 7 Chatham Street, Manchester, M1 3AY Pound Shop Ltd, 12 Piccadilly, Manchester, M1 3AN The Waldorf, 12 Gore Street, Manchester, M1 3AQ B Lounge @ The Brunswick, 97 Piccadilly, Manchester, M1 2DB Malmaison, 1 Gore Street, Manchester, M1 3AQ

Representations were received from the following third parties:

Highway Services Environmental Health Contaminated Land Section English Heritage (NW Region) Greater Manchester Police British Waterways

Page 26 of 27 Manchester City Council List No.12 Planning and Highways Committee 25 November 2010

Apartment 99, Vantage Quay, 5 Brewer Street, Manchester, , , M1 2ER Apartment 99, Vantage Quay, 5 Brewer Street, Manchester, , , M1 2ER

Relevant Contact Officer : Angela Leckie Telephone number : 0161 234 4651 Email : [email protected]

Page 27 of 27