Manchester City Council List No. Planning and Highways 9 April 2009

Application Number Date of Appln Committee Date Ward 088508/FO/2008/C1 13th Feb 2009 9th Apr 2009 Hulme Ward

Proposal Erection of a new build eight storey Business School and student hub with a two storey connecting link to the neighbouring All Saints Building Location Land At Lower Chatham Street Bounded By Cambridge Street/ The Mancunian Way And University Buildings, Manchester, M15 6HA, Applicant Mr Richard Cartwright , Manchester Metropolitan University, Capital Projects Office, Room 215 All Saints Building, Oxford Road, Manchester, M15 6BH Agent Mr Simon Doddy, Manchester Metropolitan University, Bath Brewery, Toll Bridge Road, Bath, BA1 7DE

Description

Description of Site and Surroundings

The planning application relates to a site measuring approximately 0.94 hectares bounded by Cambridge St, Mancunian Way and the Manchester Metropolitan University's (MMU's) All Saints Building. The site is on the edge of the MMU's All Saints Campus between the Mancunian Way and the corner of All Saints Square, on the site of the former Loxford Tower and St Augustine's School which are now both demolished.

Adjacent to the southern boundary of the application site, and fronting onto Lower Ormond Street, are the Bellhouse and St Augustines Church, both grade 2 listed buildings. Cambridge Street separates the application site from the mainly residential area of Hulme.

The site is close to Oxford Road railway station, Metrolink, Metro-shuttle, and a wide range of bus services to all destinations within Greater Manchester.It is within walking distance of all of the services and facilities of the City Centre.

The application proposal itself has developed from a procurement process that started in 2007 resulting in a competition between three architectural practices where concept designs were developed. These were assessed by a panel, lead by MMU's Vice Chancellor, and including representatives from the Universitiy's leadership and estates teams, the University's governors, and the Leader of the City Council; Feilden Clegg Bradley Studios were awarded the commission to develop its winning scheme for the University. The redevelopment of the site itself will help to secure the MMU's wider strategy of consolidating its 'estate' in response to changes in higher education funding and increasing competition for students within the higher education sector, by reducing its current seven sites to three. In Manchester consolidation is mainly on the All Saints Campus located in the education corridor based on Oxford Road. In this case the proposal involves the relocation of the Business School from its current Aytoun Street site. Manchester City Council List No. Planning and Highways 9 April 2009

Description of Proposal

The application proposes redevelopment of the site to create a single building covering just over half of the site to be used as a business school and student hub. Key functions within the building will be:

Business School - lecture theatres - seminar rooms - IT resource learning area - Business school administration and academic staff areas

Student Hub - lecture theatres - social learning/IT drop in areas - dining and catering - student and academic services administration areas.

The building would have access available 24 hours daily. It would be set within a new and fully accessible public realm including new public open spaces, a network of pedestrian connections, together with related highways, access and servicing works, landscaping and associated works.

The height of the building would be ground plus 7 storeys at its highest next to the Mancunian Way, and would reduce to ground plus 4 floors at its lowest nearest to Lower Chatham Street. This step down in height is in part a reflection of the changing scale of buildings to the south of the Mancunian Way. The plan form of the building follows the line of Mancunian Way and Cambridge Street creating a 'trapezoid form' that in combination with the variation in height gives a distinctive three dimensional form to the building.

Important in this layout is the creation of three flexible floorplates, orientated east to west between which are two open 'atria' spaces that extend the full height of the building.

Externally a single volume 'envelope' is proposed and this is formed with a two storey base, formed in 'architectural' concrete, above which is a glazed façade. Within this glazed section a detail that appears as a 'fold' is introduced which provides visual interest but contributes to the external shading of the facades. The folds are cut back at the top of the building so that the clean profile of the building is maintained. Colour is incorporated into the facades in the form of a light refracting material at the end of the folds - able to catch the light and refract different colours - an effect that is seen as you move past the building or as the light tracks around it during the day. At night time light from within the building will illuminate the light refracting glass and create a coloured appearance on the building. This will be enhanced by low energy lighting of the building.

The building design is also influenced by the aspiration to create a 'progressive low energy' building. Thermal mass, natural daylight and controlled ventilation, are the basis for creating this which is then supported by a number of integrated energy generation features, including a large photovoltaic installation for the Manchester City Council List No. Planning and Highways 9 April 2009 south facing roof, and ground cooling support for the chilling requirements for IT and high occupancy internal spaces.

All servicing would be off Lower Chatham Street, with all refuse and recycling storage and collection, servicing and delivery facilities accessed via this point. An existing service route on the northern and western site boundaries is maintained as it provides access to the All Saints Building. The scheme would require the formal closure of part of the highway at the northern (application site) end of Lower Chatham Street.

The scheme does not contain any provision for car parking within the site but includes parking for 150 cycles near the buildings main entrance.

The public realm is formed by the hard landscaping leading from All Saint's Square to the buildings main entrance and by the incorporation and improvement of the existing Lyceum Square area, an area of landscaping opposite the proposed buildings main entrance. This public realm would join the top of both Lower Ormond Street and Lower Chatham Street and would link in with the established pedestrian movements within the area. Cycle parking for some 150 bicycles is to be provided within this public realm and this, together with natural surveillance, overlooking, passive surveillance, clear glazed visually permeable spaces associated with the building entrance, would create a safe and secure environment.

The development would be expected to achieve a BREEAM rating of excellent, and will incorporate a ground-source heat-pump.

In addition to the planning application forms, certificates, notices and drawings, a Design and Access Statement and Planning Statement have been submitted in support of the planning application. The Planning statement includes information on the following:

1. Landscape strategy and proposals 2. Sustainability 3. Secure by Design, including a Crime Impact Statement 4. Servicing strategy 5. Transport statement 6. Waste management 7. Acoustic study 8. Fume and vapour extraction 9. Sunlight and daylight assessment 10. Reflection (sun glare) assessment 11. Archaeological assessment 12. Wind assessment 13. Flood risk assessment 14. TV reception survey 15. Site ground condition survey

Consultations

Consultations

Manchester City Council List No. Planning and Highways 9 April 2009

The application was advertised in the press and on site, on 20 February 2009 as being a major proposal of public interest that is close to listed buildings and on 24 March 2009 as affecting a public highway. The period for receipt of responses to the advertising in relation to the public highway will finish on 14 April after the Committee meeting. As a result the recommendation, if the Committee support the scheme, should be 'minded to approve' to allow consideration of any planning responses that might be received before a final decision is made.

One letter of objection which raises the following issues has been received:

- the building will attract more people into the area increasing the potential for crime, in particular theft from cars that are parked by non residents. - residents parking spaces are limited and other spaces are usually taken by students during the day limiting those available to residents - the view of the proposal from Hulme will be of a monumental 'slab' that does not have the same level of interest and activity associated with the opposite, building entrance side. - the proposed building will overlook residential property in Hulme affecting levels of privacy, - the size and position of the building will mean that traffic noise on Cambridge St will be accentuated within the Hulme area. - an increase in wind speed created by the building will increase rubbish being blown into residential areas - interference with analogue television reception is possible - there will be a detrimental impact on Hulme residents with no corresponding assistance through the scheme to help improve the local area.

- Head of Regulatory Services (Contaminated Land) - no objections received to the proposal but recommends a condition.

- Head of Regulatory and Enforcement Services - no objections received, however recommends standard conditions relating to noise insulation, hours of use, fume extraction, and refuse storage/collection.

- Greater Manchester Police - support the scheme and anticipate the proposals would achieve Secured By Design

- Conservation Areas and Historic Buildings Panel - comments received will be reported to Committee

- Environment Agency - no objections received but recommends a condition to deal with any land contamination found during development of the site

- Head of Engineering Services - comments received will be reported to Committee

- Head of Corporate Property - comments received will be reported to Committee Manchester City Council List No. Planning and Highways 9 April 2009

- Director of Operational Services - comments received will be reported to Committee

- City Centre Regeneration Team - comments received will be reported to Committee

- City South Regeneration - comments received will be reported to Committee

- South Manchester Regeneration Team - comments received will be reported to Committee

- Diocese of Salford - comments received will be reported to Committee

- St Augustine's Church - comments received will be reported to Committee

Issues

National Policy

Planning Policy Statement 1 (PPS1): Creating Sustainable Communities

PPS1 encourages the promotion of urban and rural 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. The principle of this development involves urban regeneration, a quality and safe scheme that would help to create a more vibrant place and is considered to be in accordance with PPS1 by creating linkages between different uses and a more vibrant location.

Planning Policy Statement 6 (PPS6): Planning for Town Centres

PPS6 is firmly based on the principles of sustainable development and the need to sustain and enhance the role of City Centres for the benefit of all. Key issues include the need to plan for growth and growing City Centres, to tackle exclusion by ensuring access for all to a wide range of everyday goods and services and to promote sustainable patterns of development and less reliance on the car. The redevelopment of this site within the heart of the conurbation, provides a range of education facilities and the potential for jobs, that are available to those who live and work in the City, in a highly accessible location would be consistent with PPS6 and would enhance the role of the City Centre and promote a sustainable pattern of development. Planning Policy Statement 22 (PPS22): Renewable Energy Manchester City Council List No. Planning and Highways 9 April 2009

The scheme would incorporate a ground source heat pump and photovoltaic panels at roof level. It is considered that the scheme complies with PPS22.

Planning Policy Guidance Note 15 (PPG15): Planning and the Historic Environment

PPG15 states that in considering an application there is a need to have special regard to certain matters, including the desirability of preserving the setting of the building. Where a listed building forms an important visual element in a street, it would probably be right to regard any development in the street as being within the setting of the building. It is considered that any impact on the setting of nearby grade 2 listed buildings would be positive and therefore it is considered that the proposal complies with guidance within PPG15.

Planning Policy Guidance Note (PPG13): Transport

The scheme would be located close to all public transport facilities within the City centre, would help to reduce the need to travel by car and make it safer and easier for people to access the University campus by public transport, walking and cycling and would therefore be consistent with PPG13.

Planning Policy Guidance Note 24 (PPG24): Planning and Noise

PPG24 outlines the considerations to be taken into account in determining planning applications both for noise-sensitive developments and for those activities which will generate noise, introduces the concept of noise exposure categories for residential development, encouraging their use and recommending appropriate levels for exposure to different sources of noise and advises on the use of conditions to minimise the impact of noise. Levels of noise outputs identified are considered acceptable in relation to ambient noise levels and the scheme is therefore consistent with PPG24.

North West of England Plan, Regional Spatial Strategy (RSS)

The RSS was adopted in September 2008 and replaces the previously published Regional Planning Guidance. The RSS provides a framework for development and investment in the region over the next fifteen to twenty years. There are policies in the RSS that are relevant to this proposal as note below:

Policy DP2 - Promote Sustainable Communities

Policy DP3 - Promote Sustainable Economic Development

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

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

Policy DP7 - Promote Environmental Quality.

Manchester City Council List No. Planning and Highways 9 April 2009

Policy MCR1 - Promote investment and sustainable development in the Regional Centre.

Policy MCR2 - Expansion of the knowledge economy.

The scheme would; foster sustainable relationships between homes, work places, and regularly used facilities and services (DP2); contribute to sustainable economic growth (DP3); be consistent with the regional and sub- regional spatial frameworks and sub-regional policies by building on existing concentrations of activities and existing infrastructure and by reusing a previously developed site with an established settlement (DP4); be located in an urban area which has a strategic transport network where public transport is well provided and the scheme would be accessible by public transport, walking and cycling, thereby reducing the need to travel by car (DP5); promote good design, add to local distinctiveness, and improve the setting to nearby listed buildings (DP7); and would be generally in accordance with the sub-regional policy framework that relate to the site, especially in regard to promotion of the knowledge economy (MCR1 and MCR2).

Unitary Development Plan (UDP)

The proposal would make a positive contribution to the area, the economy, and street scene, and the application is therefore considered to be consistent with UDP Policies and in particular with policies I3.1 (Employment & Economic Development - Design of Commercial Development) E1.1 (Environmental Improvement & Protection - Air Pollution), E1.4 (Environmental Improvement & Protection - Noise Control), E1.5 (Environmental Improvement & Protection - Energy Conservation), E2.7 (Environmental Improvement and Protection - Historic Buildings), E3.5 (Environmental Improvement & Protection - Safe Environments), T3.7 (Transport - Cycle Parking), R1.1 Regeneration, RC3 (Mixed Uses), RC4 (Environment), RC18 (Pedestrians), RC 20 Area 29 (Small area proposals), DC9.1 (New Commercial & Industrial Development - Access for Disabled People), DC19.1 (Listed Buildings), DC26 (Development and Noise).

It is considered that the scheme is consistent with the relevant policies of the UDP as described in the following sections of the report.

Environmental Impact

It is considered that the information provided to the Local Planning Authority is sufficient to understand the likely environmental effects of the proposal and any mitigation required. The scale of development is appropriate for a city centre context, would reuse a previously developed site, allow a greater use of public transport, and would improve conditions for pedestrians and cyclists in the area. It would assist regeneration of the City and is unlikely to result in significant or unusual adverse impact for local residents. The impact of the development would not have more than a local impact and would support the City's objectives of making the Centre a better place to live, study, shop, invest, and visit. The Manchester City Council List No. Planning and Highways 9 April 2009 scheme is not likely to have harmful environmental effects. With reference to the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 and Circular 2/99 ('The Regulations') and environmental impact assessment is not considered necessary.

The Scheme's contribution to regeneration

The prominent location of the site gives it considerable potential to deliver regeneration benefits within the wider context of the City Centre. In order to make the fullest possible contribution to regeneration, the site would be developed to a high quality and provide a focus on activities and uses that would complement and build upon this part of the regional centre. The current site is cleared of buildings and the design philosophy of the scheme is to create a vibrant new part of the city centre, creating vibrancy at ground floor level, and attracting people into and through this part of the MMU campus. The public realm would be accessible for all users and visitors, and would encourage permeability and footfall.

There would be a number of economic regeneration benefits as the scheme would help to consolidate an important educational use within the City South Regeneration area. It would add to the diversity of vital functions and activities, promote additional investment opportunities and enhance the City's distinctive quality of architectural and historic fabric. There would be employment opportunities associated with the development, including some during the construction period and once the scheme is operational.

Design and appearance of the proposed building.

A visual assessment has been included within the submission with a number of viewpoints selected to cover different locations surrounding the development within the MMU campus, within Hulme and from the elevated section of Mancunian Way.

The nature of visual impacts has been determined for the various areas once the development has been completed. Those areas closest to the site would be more closely affected than those further away. However, it is considered that the replacement of what is currently cleared site with a scheme that is contemporary, which relates well to its surroundings and is not unduly intrusive would be of significant benefit to the site and its environs.

The building would be a contemporary design creating a strong form which is appropriate to the location of the site adjacent to major entry routes to the City Centre. The reduction in height from the higher northern side to the lower south side, nearest lower Chatham Street, of the site recognises that buildings to the south of the Mancunian Way are generally lower reflecting the more residential nature of the area.

The use of quality, robust and appropriate materials seeks to create a landmark development with a strong identity. The substantially glazed building has a two Manchester City Council List No. Planning and Highways 9 April 2009 storey base formed in 'architectural fair faced concrete' with patterning applied. On the elevation facing Cambridge Street, glazing is brought to ground level to provide views into the major internal 'atria' spaces providing a sense of activity when the building is viewed from this side. The upper elevations are formed in glass in a way that appears to have 'folds', which will be visually interesting and provide a level of shading that is part of producing an energy efficient and sustainable building. Colour in the facades will be produced by incorporating a light refracting material at the ends of the 'folds'. The effect of this colour refraction will vary as you move past the building and as the sun moves around it during the day. At night light from within the building will illuminate the night refracting glass and create a coloured appearance

Care has been taken to conceal all high level plant within the building envelope to maintain the integrity of of the overall form and ensure that clean lines are maintained across the skyline.

Relationship to Transport Infrastructure, Highway and Traffic Implications

The site is well served by a variety of sustainable modes of transport. 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. Cycle parking facilities would be provided as part of the open space associated with the main entrance to the building.

The site is located within close proximity to Oxford Road Station, which is less than ten minutes walk away. There are a number of bus stops locally, and it is within walking distance of Centres free Metroshuttle bus service, Metrolink tram network, and bus and rail inter-changes.

Whilst there may be some temporary localised impact during construction, it is considered that following completion there would be no increase in traffic during peak hours and only to generate small amounts of traffic, mainly service vehicles, in off peak hours. Servicing access would be off Lower Chatham Street as existing via a gated route that runs to the south and west of the new building.

There is no car parking proposed for the site as part of the current proposal but as part of its commitment to green travel the MMU has a travel plan framework and strategy in place. Based on staff and student travel surveys in 2007 and on monitoring of the needs based parking permit allocation system a reduction in single occupation of vehicles (SOV) to 44% for staff and less than 1% for students has been established and adopted as a baseline figure for future monitoring. The target of 34% SOV for staff by 2015, at the end of the consolidation process on the All Saints campus, has been adopted. This target is to be monitored at 3 and 5 years after consolidation and, more immediately, following further surveys of travel patterns after each new building is occupied within the campus. Campus wide action in place includes appointment of a travel plan co-ordinator, implemetation of a salary sacrifice scheme for public transport and cycle purchase, upgrading shower and changing facilities for cyclists, operating a needs based parking permit allocation system, car sharing Manchester City Council List No. Planning and Highways 9 April 2009 data base to increase car occupancy, updating of the MMU website and travel options publications, and awareness raising events for staff and visitors. On occupation of the proposed building the following actions will take place; re- launch of the travel plan for occupiers of the building, student and staff travel surveys within 6 months, feasibility study of additional 'shuttle' routes to the university within 6 months, review business travel and use of fleet cars within 6 months, set up travel information boards within the building, set up a personalised journey planning and travel scheme and appoint travel advisors within 1 year. Whilst the travel plan for the All Saints campus will be updated to reflect the consolidation of facilities as part of the wider masterplan for All Saints/Birley Fields, including formal consultation with the City Council, will be undertaken, it is recommended that a condition to show how the current proposal fits in with the MMU's Green Travel Plan is attached to any consent granted.

Contribution to Public Spaces and Facilities

Although All Saints Square is a well used public space the link from this space to Lower Chatham St, at the top of Lower Ormond Street, has not been easy to use, currently has no natural surveillance associated with it, is poorly lit, and is an area where anti social behaviour takes place. The development proposes new hard landscaped spaces related to active ground floor and entrance of the building which would link the present Grosvenor Square with Lower Chatham Street in a direct and positive way. Also proposed as part of the layout is the inclusion of Lyceum Place, a presently overgrown area of tree and shrub planting. The use of a limited number of paving materials, introduction of lighting columns, and the presence of natural surveillance at different times of the day, along with strong pedestrian movements will create a safe and quality environment.

The Effects on the Local Environment

Sunlight/ Daylight/Shadow

Sunlight and daylight assessments, along with shadow tracks have been carried out to determine the possible impacts the development may cause. There are no private residential properties close enough to the building to be affected and the study undertaken confirms that the MMU's own Cambridge Street student residence will not be affected.

Solar dazzle

Studies of the proposals have demonstrated that the development would result in solar dazzle effects in relation to some residential properties in Hulme. It is noted that the height and angle of the sun will vary the area affected and existing and proposed tree planting will mitigate this to a degree. To moderate the reflectivity of the glass, and to assist in reducing temperature gains within the building, the glass façade is to be 'fritted to 50%'. Other factors such as the amount and duration of cloud cover and the depth of window reveals may also Manchester City Council List No. Planning and Highways 9 April 2009 have a mitigating impact. The study also indicates that from the north facade fins there will be no glare for traffic coming from the west and that there are no reflections that will be in line of sight for vehicles coming from the east.

Night-time Appearance

The proposal will result in a direct change in surrounding views of the current night time scene, which is considered to be a permanent impact of minor significance.

Noise

With any major development that there would be some disturbance caused to nearby building occupiers during the site construction phase; this disruption is considered to be localised and is temporary in nature.

An assessment of noise generation by the development once operational, including internal noise breakout and external building services noise, has been undertaken and a survey to establish ambient noise levels around the site submitted. The survey information was then used to establish the noise limits at the nearest residential façade. The noise attenuation associated with the elevations of the building, which also needs to control external noise ingress to the building from sources such as traffic using Cambridge Street, will limit the breakout of noise from the building to an acceptable level. With regard to noise from building services and plant, limits that equate to 5dB below minimum ambient levels at the nearest residential have been identified and building services plant will be specified to achieve this level at detailed design stages.

Wind

Wind assessments conclude that there is unlikely to be a significant difference in the wind microclimate in the areas surrounding the site, and in most areas wind speeds are reduced, as a result of the development. However the area along Cambridge Street may experience adverse impacts in high winds. These affects are largely limited to within the application site, ie affecting those walking next to the building, and where it might impact on those using the public pavement, near to the Cambridge Street student halls, it is 'unlikely to result in uncomfortable conditions for walking pedestrians'. Some mitigation from these affects will be provided by the landscape planting in these areas that will disrupt wind movements.

TV reception

A combination of a desk study and site survey identified that residents surrounding the site currently receive reduced analogue broadcasts although digital satellite and digital terrestrial television reception are not expected to be affected. Up to the end of 2009, and if the development has been completed, it is considered that the development will have a moderate effect on analogue reception for a number of properties located to the immediate east, south east, and south of the site. Means of overcoming these problems have been Manchester City Council List No. Planning and Highways 9 April 2009 identified and it is recommended that a condition regarding monitoring and remediation so as to maintain existing TV signal strength be included within any consent granted.

The Provision of a Well-Designed Environment

The modern design of the building and the ability to view the interior of the scheme from the Cambridge Street and Grosvenor Square sides will contrast positively with the site's surroundings. The site at ground level has been designed to respond to surrounding streets so as to provide a safe positive urban experience.

Sustainable Design & Construction

The Sustainability Statement accompanying the application for planning permission identifies that the 'focus is on carbon management, sustainable use of natural resources, designing for longevity, and occupant satisfaction.' The building will include features to minimise energy consumption, maximise occupant control of the internal environment, and to promote good water and waste management. The development will optimise insulation levels and will incorporate passive energy design to maximise the free energy potential from solar gain, passive shading to reduce cooling requirements, and natural daylight. As part of the cooling provision renewable energy in the form of a ground source heat pump will be used. Other renewable energy sources will be photvoltaics built in to the roof. There will be dedicated storage areas for recycled materials.

The scheme has been 'registered' and assessed as being capable of achieving an rating of excellent with reference to a bespoke assessment under Breeam 2006.

Setting of listed buildings

By improving the area between Lower Ormond St and Lower Chatham St associated with this development site, including the creation a safe, well lit, easily used public area, the overall amenity and visual quality of the area will be improved considerably. As a consequence the proposed development is considered a positive intervention in the setting of the city's heritage assets.

Amenity

It is considered from the results of the shadow and daylight study that there would be no adverse impact on surrounding residential buildings.

With regard to the proposed use and potential noise, it is considered that the building would be suitably insulated to prevent any significant break out of noise, to prevent unacceptable noise transference between the different uses Manchester City Council List No. Planning and Highways 9 April 2009 within the building and to prevent its occupiers being disturbed from external noise sources.

There is potential for some solar dazzle to occur although mitigating factors in the design of the building and some of the tree planting proposed will help to minimise this to an acceptable level.

Whilst acknowledging the possibility for some solar dazzle it is considered that properties in the vicinity of the site and further away would not be adversely affected as a result of the scale or impact of the building to such a degree that amenity would be significantly affected.

Safety and security

The density and range of activity within the building would bring significantly more activity into the area, allowing adjacent areas and streets to be overlooked and provide public space that would be used throughout the day and night, contributing towards a safe and secure environment. The ground floor areas of the buildings would contain meeting, café, and reception space, maximising the active frontage to existing streets. All these measures would encourage passive surveillance.

Greater Manchester Police have been involved in pre-application discussions and provided a Crime Impact Assessment. The applicant has addressed the concerns raised within the Statement and the scheme is expected to achieve Secured by Design accreditation.

Access

The proposals have been designed to incorporate inclusive design principles to both the external and internal environment. Additionally, the scheme has been designed to create a safe and secure environment to meet the needs of all its users.

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. Manchester City Council List No. Planning and Highways 9 April 2009

Recommendation

The application is MINDED TO APPROVE on the basis that the proposal is acceptable in terms of impact on regeneration, and character and amenity of the area in which the site is located, and is in accordance with the Regional Spatial Strategy and the City Council's Unitary development Plan, in particular policies I3.1, E1.1, E1.4, E1.5, E2.7, E3.5, E3.8, T3.7, R1.1 RC3, RC4, RC18, DC9.1, DC19.1, DC26 and policy RC20 Area 29 of the City Council's Unitary Development Plan in that the development would make the area more safe and attractive; would be of a high standard of design and make a positive contribution towards improving the City's Environment; there would not be any significant impacts on the residential amenities of adjoining occupiers; the development would include suitable landscaping; would reduce air pollution caused by vehicles by encouraging alternative forms of transport; would encourage energy conservation by being will served by public transport and by using high standards of energy efficiency within the development; would include measures which would lead to a safer environment; would promote regeneration and an improved environment; would include secure cycling parking facilities within the City Centre; would contribute to the mix of uses in the area; would provide a safe and convenient conditions for pedestrians and cyclists within the City Centre; would be accessible at ground floor level for people whose mobility is impaired; would be in keeping with the character and appearance of nearby listed buildings; would not expose existing or future residents to unacceptable levels of noise; improve the setting of nearby listed buildings; and generally provide a high quality facility within to the benefit of the wider surrounding community allowing the continuing regeneration of the locality ;and there are no material considerations of sufficient weight to indicate otherwise.

The Committee authorise the Head of Planning in consultation with the Chair of Committee, to determine the application under delegated powers following the expiration of the consultation period and subject to no material or new planning issues being raised as a result of the advertising of the application as affecting a public right of way.

Conditions and/or Reasons

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 1991.

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:

-Drawings numbered; 1412/PA/ 001A, 002A, 004A, 005A, 007A, 008A, 009A, 010A, 011A, 012A, 013A, 014A, 015A, 016A, 017A, 018A, 019A, 020A, 021A, 022A, 023A, 024A, 025A, 026A, 027A, 028A, 029A, 030A, 031A, 032A: PL969- M100C, M101, M102A, M103A, M104: A040855(52) 001/P3, 002/3. Manchester City Council List No. Planning and Highways 9 April 2009

-Design and Access Statement November 2008 (stamped as received on 01.12.2008). -Planning Statement November 2008 (stamped as received on 01.12.2008).

Reason: To ensure that the development is carried out in accordance with the approved plans, pursuant to policies E3.5 and RC4 of the Manchester Unitary Development Plan.

3) The wheels of contractors' vehicles leaving the site shall be cleaned and the access roads leading to the site swept in accordance with a Construction Management plan submitted to and approved in writing by the City Council as local planning authority prior to any works commencing on site.

Reason: To ensure that the development does not cause unacceptable amounts of dust in the vicinity and to ensure that local roads are kept clear of mud, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester.

4) a) Before the development hereby approved commences, a Preliminary Risk Assessment (PRA) 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).

The PRA shall be prepared by a suitably qualified person whose competence to carry out the PRA has been approved in writing by the City Council as local planning authority (an "Expert").

In the event the PRA identifies 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 (the Site Investigation Proposal Scheme, or SIPS) 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 SIPS shall be carried out, by an Expert before development commences unless otherwise agreed with the City Council as local planning authority and the Expert shall prepare a report outlining what measures, if any, are required to remediate the land (the Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority before development commences. 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 that phase is occupied, then any phase of the development shall cease and/or the development shall not be occupied until, an Expert has prepared a report outlining what measures, if any, are required to remediate the Manchester City Council List No. Planning and Highways 9 April 2009 land (the Revised Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority and the development of that phase 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 policy H2.2 of the Unitary Development Plan for the City of Manchester.

5) Before the development commences, or such other timescale as is agreed in writing by the City Council as local planning authority, full details of a lighting scheme for the building and external site areas shall be submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented in full before the development is first occupied unless otherwise agreed in writing by the City Council as local planning authority.

Reason: In the interests of amenity, crime reduction and the personal safety of those using the proposed development, pursuant to policies H2.2 and E3.5 of the Unitary Development Plan for the City of Manchester.

6) Development shall not commence unless and until samples and specifications of all landscape materials to be used in the external areas of the site have been submitted to and approved in writing by the City Council as local planning authority unless otherwise agreed 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. Unless otherwise agreed in writing by the City Council as local planning authority the approved scheme shall be implemented in full not later than 12 months from the date the building is first occupied. Any trees or shrubs removed, dying or becoming severely damaged or becoming severely diseased within 5 years of planting shall be replaced by trees or shrubs of a similar size or species to those originally required to be planted unless otherwise agreed in writing by the City Council as local planning authority.

Reason: To ensure that a satisfactory landscaping scheme is carried out pursuant to policies E3.5 and H2.2 of the Unitary Development Plan for the City of Manchester and the Guide to Development.

7) The development hereby approved shall seek to achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of 'excellent' unless otherwise agreed in writing by the City Council as local planning authority. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority before any part of the building is first occupied.

Reason: In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 of the Unitary Development Plan for the NW Manchester City Council List No. Planning and Highways 9 April 2009

(RPG13) and the principles contained in the Guide to Development in Manchester 2 and PPS1.

8) The Waste Management Strategy identified in Section 9.0 of the MMU Business School and Student Hub Planning Statement and Supporting Information November 2008 (stamped as received on 01.12.2008) shall be implemented in full as part of the development and shall remain in place whilst the use or development is in operation.

Reason: In the interests of amenity and public health pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester and Guide to Development 2 (SPG).

9) Before the development is first occupied a servicing strategy, including a schedule of loading and unloading times, shall be submitted to and agreed in writing by the City Council as local planning authority. Servicing shall thereafter take place in accordance with the approved strategy unless otherwise agreed in writing by the City Council as local planning authority.

Reason: In the interests of public and highway safety and the protection of residential amenity, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester.

10) The scheme for extraction and discharge of Fumes/Vapours identified in Section 13.0 of the MMU Business School and Student Hub Planning Statement and Supporting Information November 2008 (stamped as received on 01.12.2008) shall be implemented as part of the development and shall remain in place whilst the use or development is in operation.

Reason: In the interests of the amenity of occupiers of nearby properties, pursuant to policy H3.2 of the Unitary Development Plan for the City of Manchester.

11) Details of a Green Travel Plan Strategy for the building hereby approved, including implementation and monitoring of effectiveness of the Strategy shall be submitted to and approved in writing by the City Council as local planning authority before the building is first occupied. The strategy shall outline procedures and policies that the Manchester Metropolitan University and occupants of the proposed building will adopt to secure the objectives of the University's overall Green 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 City Council as local planning authority and any measures that are identified that can improve the effectiveness of the Green 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 E1.1 and T3.1 of the Unitary Development Plan for the City of Manchester.

Manchester City Council List No. Planning and Highways 9 April 2009

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. 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 effect TV reception and to ensure that the development at least maintains the existing level and quality of TV signal reception as advised in PPG 8 and pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester.

13) No externally mounted telecommunications equipment or any other plant or equipment, other than that currently included within the approved drawings, shall be mounted on any part of the buildings hereby approved, including the roofs, unless otherwise agreed in writing by the City Council as local planning authority.

Reason: In the interest of visual amenity and pursuant to policies H2.2 of the Unitary Development Plan for the City of Manchester.

14) The details of an emergency telephone contact number shall be displayed in a publicly accessible location on the site from the commencement of development until construction works are complete or as otherwise agreed in writing by the City Council as local planning authority and shall remain so displayed unless otherwise agreed in writing by the City Council as local planning authority.

Reason: In the interests of local amenity, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester.

15) Before development commences, unless otherwise agreed in writing by the City Council as local planning authority, details of a Management and Maintenance plan for the associated public realm and landscaping areas shall be submitted to and approved in writing by the City Council as local planning authority .

Manchester City Council List No. Planning and Highways 9 April 2009

Reason: To ensure the quality of these areas, hereby approved, is maintained and in the interests of the amenity of the area pursuant to policy E3.3 of the Unitary Development Plan for the City of Manchester and the Guide to Development 2 (SPG).

16) ) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use.

(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction)

(b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority.

(c) Full details of the erection of fencing for the protection of any retained tree shall be submitted to and approved in writing by the City Council as local planning authority before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.

Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with Policies E2.4 and E2.6 of the Unitary Development Plan for the City of Manchester.

17) No development shall commence until details of the measures to be incorporated into the development 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, unless otherwise agreed in writing by the City Council as local planning authority, 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".

18) Before development commences samples and specifications of all materials to be used on external elevations and roofs of the development shall be submitted to and approved in writing by the City Council as local planning Manchester City Council List No. Planning and Highways 9 April 2009 authority. The development shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as loca planning authority.

Reason: To ensure that the appearance of the development is acceptable and in the interests of visual amenity of the area within which the development is located, as specified in policy E3.3 of the Unitary Development Plan for the City of Manchester.

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: 088508/FO/2008/C1 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division.

The following residents, businesses and other third parties in the area were consulted/notified on the application:

Engineering Services Corporate Property Environmental Health Contaminated Land Section Hulme Ward Co-ordinator Environment & Operations (Refuse & Sustainability) Greater Manchester Police Environment & Operations (Highway Authority) City Centre Renegeration Environment Agency Manchester City South Partnership 4NW Diocese Of Salford Diocese Of Salford Judith Sadler, Crime Reduction Officer F153, New Medlock House, 31 Chester Street, Manchester, M15 6JX B51, New Medlock House, 37 Chester Street, Manchester, M15 6JY D88, New Medlock House, 41 Chester Street, Manchester, M15 6JZ A3, New Medlock House, 35 Chester Street, Manchester, M15 6JX D99, New Medlock House, 41 Chester Street, Manchester, M15 6JZ D95, New Medlock House, 41 Chester Street, Manchester, M15 6JZ B44, New Medlock House, 37 Chester Street, Manchester, M15 6JY A10, New Medlock House, 35 Chester Street, Manchester, M15 6JX D89, New Medlock House, 41 Chester Street, Manchester, M15 6JZ B43, New Medlock House, 37 Chester Street, Manchester, M15 6JY A9, New Medlock House, 35 Chester Street, Manchester, M15 6JX A5, New Medlock House, 35 Chester Street, Manchester, M15 6JX A14, New Medlock House, 35 Chester Street, Manchester, M15 6JX E108, New Medlock House, 43 Chester Street, Manchester, M15 6JZ D79, New Medlock House, 41 Chester Street, Manchester, M15 6JZ B30, New Medlock House, 37 Chester Street, Manchester, M15 6JY D86, New Medlock House, 41 Chester Street, Manchester, M15 6JZ Manchester City Council List No. Planning and Highways 9 April 2009

D83, New Medlock House, 41 Chester Street, Manchester, M15 6JZ D93, New Medlock House, 41 Chester Street, Manchester, M15 6JZ A11, New Medlock House, 35 Chester Street, Manchester, M15 6JX D94, New Medlock House, 41 Chester Street, Manchester, M15 6JZ A7, New Medlock House, 35 Chester Street, Manchester, M15 6JX F152, New Medlock House, 31 Chester Street, Manchester, M15 6JX 27 Chester Street, Manchester, M15 6JX B36, New Medlock House, 37 Chester Street, Manchester, M15 6JY E107, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E128, New Medlock House, 43 Chester Street, Manchester, M15 6JZ B24, New Medlock House, 37 Chester Street, Manchester, M15 6JY F134, New Medlock House, 31 Chester Street, Manchester, M15 6JX B49, New Medlock House, 37 Chester Street, Manchester, M15 6JY E123, New Medlock House, 43 Chester Street, Manchester, M15 6JZ B33, New Medlock House, 37 Chester Street, Manchester, M15 6JY F151, New Medlock House, 31 Chester Street, Manchester, M15 6JX C57, New Medlock House, 39 Chester Street, Manchester, M15 6JY E115, New Medlock House, 43 Chester Street, Manchester, M15 6JZ D98, New Medlock House, 41 Chester Street, Manchester, M15 6JZ D82, New Medlock House, 41 Chester Street, Manchester, M15 6JZ B41, New Medlock House, 37 Chester Street, Manchester, M15 6JY F142, New Medlock House, 31 Chester Street, Manchester, M15 6JX A2, New Medlock House, 35 Chester Street, Manchester, M15 6JX B25, New Medlock House, 37 Chester Street, Manchester, M15 6JY D90, New Medlock House, 41 Chester Street, Manchester, M15 6JZ E106, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C65, New Medlock House, 39 Chester Street, Manchester, M15 6JY E120, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E104, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E125, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C56, New Medlock House, 39 Chester Street, Manchester, M15 6JY C78, New Medlock House, 39 Chester Street, Manchester, M15 6JY E116, New Medlock House, 43 Chester Street, Manchester, M15 6JZ A6, New Medlock House, 35 Chester Street, Manchester, M15 6JX B48, New Medlock House, 37 Chester Street, Manchester, M15 6JY B50, New Medlock House, 37 Chester Street, Manchester, M15 6JY A21, New Medlock House, 35 Chester Street, Manchester, M15 6JX F132, New Medlock House, 31 Chester Street, Manchester, M15 6JX E129, New Medlock House, 43 Chester Street, Manchester, M15 6JZ B32, New Medlock House, 37 Chester Street, Manchester, M15 6JY F143, New Medlock House, 31 Chester Street, Manchester, M15 6JX A16, New Medlock House, 35 Chester Street, Manchester, M15 6JX F156, New Medlock House, 31 Chester Street, Manchester, M15 6JX 29 Chester Street, Manchester, M15 6JX D84, New Medlock House, 41 Chester Street, Manchester, M15 6JZ F136, New Medlock House, 31 Chester Street, Manchester, M15 6JX C68, New Medlock House, 39 Chester Street, Manchester, M15 6JY C69, New Medlock House, 39 Chester Street, Manchester, M15 6JY D81, New Medlock House, 41 Chester Street, Manchester, M15 6JZ D91, New Medlock House, 41 Chester Street, Manchester, M15 6JZ E114, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E105, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E110, New Medlock House, 43 Chester Street, Manchester, M15 6JZ Manchester City Council List No. Planning and Highways 9 April 2009

E103, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C63, New Medlock House, 39 Chester Street, Manchester, M15 6JY C54, New Medlock House, 39 Chester Street, Manchester, M15 6JY B38, New Medlock House, 37 Chester Street, Manchester, M15 6JY D85, New Medlock House, 41 Chester Street, Manchester, M15 6JZ E130, New Medlock House, 43 Chester Street, Manchester, M15 6JZ F133, New Medlock House, 31 Chester Street, Manchester, M15 6JX E117, New Medlock House, 43 Chester Street, Manchester, M15 6JZ A8, New Medlock House, 35 Chester Street, Manchester, M15 6JX D80, New Medlock House, 41 Chester Street, Manchester, M15 6JZ C74, New Medlock House, 39 Chester Street, Manchester, M15 6JY E124, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E113, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C71, New Medlock House, 39 Chester Street, Manchester, M15 6JY F141, New Medlock House, 31 Chester Street, Manchester, M15 6JX C67, New Medlock House, 39 Chester Street, Manchester, M15 6JY A22, New Medlock House, 35 Chester Street, Manchester, M15 6JX F145, New Medlock House, 31 Chester Street, Manchester, M15 6JX C76, New Medlock House, 39 Chester Street, Manchester, M15 6JY E111, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C73, New Medlock House, 39 Chester Street, Manchester, M15 6JY F154, New Medlock House, 31 Chester Street, Manchester, M15 6JX B29, New Medlock House, 37 Chester Street, Manchester, M15 6JY C66, New Medlock House, 39 Chester Street, Manchester, M15 6JY E112, New Medlock House, 43 Chester Street, Manchester, M15 6JZ F138, New Medlock House, 31 Chester Street, Manchester, M15 6JX F135, New Medlock House, 31 Chester Street, Manchester, M15 6JX B39, New Medlock House, 37 Chester Street, Manchester, M15 6JY F148, New Medlock House, 31 Chester Street, Manchester, M15 6JX A1, New Medlock House, 35 Chester Street, Manchester, M15 6JX C60, New Medlock House, 39 Chester Street, Manchester, M15 6JY C61, New Medlock House, 39 Chester Street, Manchester, M15 6JY C58, New Medlock House, 39 Chester Street, Manchester, M15 6JY 33 Chester Street, Manchester, M15 6JX A15, New Medlock House, 35 Chester Street, Manchester, M15 6JX C55, New Medlock House, 39 Chester Street, Manchester, M15 6JY B40, New Medlock House, 37 Chester Street, Manchester, M15 6JY B45, New Medlock House, 37 Chester Street, Manchester, M15 6JY A12, New Medlock House, 35 Chester Street, Manchester, M15 6JX A19, New Medlock House, 35 Chester Street, Manchester, M15 6JX B34, New Medlock House, 37 Chester Street, Manchester, M15 6JY F150, New Medlock House, 31 Chester Street, Manchester, M15 6JX F144, New Medlock House, 31 Chester Street, Manchester, M15 6JX A20, New Medlock House, 35 Chester Street, Manchester, M15 6JX F140, New Medlock House, 31 Chester Street, Manchester, M15 6JX F149, New Medlock House, 31 Chester Street, Manchester, M15 6JX C52, New Medlock House, 39 Chester Street, Manchester, M15 6JY B35, New Medlock House, 37 Chester Street, Manchester, M15 6JY B28, New Medlock House, 37 Chester Street, Manchester, M15 6JY F139, New Medlock House, 31 Chester Street, Manchester, M15 6JX F157, New Medlock House, 31 Chester Street, Manchester, M15 6JX F146, New Medlock House, 31 Chester Street, Manchester, M15 6JX B46, New Medlock House, 37 Chester Street, Manchester, M15 6JY Manchester City Council List No. Planning and Highways 9 April 2009

C62, New Medlock House, 39 Chester Street, Manchester, M15 6JY B42, New Medlock House, 37 Chester Street, Manchester, M15 6JY A4, New Medlock House, 35 Chester Street, Manchester, M15 6JX B37, New Medlock House, 37 Chester Street, Manchester, M15 6JY A18, New Medlock House, 35 Chester Street, Manchester, M15 6JX F155, New Medlock House, 31 Chester Street, Manchester, M15 6JX 17 Conmere Square, Manchester, M15 6DE 19 Conmere Square, Manchester, M15 6DE 13 Conmere Square, Manchester, M15 6DE E126, New Medlock House, 43 Chester Street, Manchester, M15 6JZ A23, New Medlock House, 35 Chester Street, Manchester, M15 6JX E122, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C64, New Medlock House, 39 Chester Street, Manchester, M15 6JY B47, New Medlock House, 37 Chester Street, Manchester, M15 6JY C75, New Medlock House, 39 Chester Street, Manchester, M15 6JY B27, New Medlock House, 37 Chester Street, Manchester, M15 6JY B26, New Medlock House, 37 Chester Street, Manchester, M15 6JY C70, New Medlock House, 39 Chester Street, Manchester, M15 6JY D97, New Medlock House, 41 Chester Street, Manchester, M15 6JZ F147, New Medlock House, 31 Chester Street, Manchester, M15 6JX E131, New Medlock House, 43 Chester Street, Manchester, M15 6JZ 25 Chester Street, Manchester, M15 6JX E119, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E102, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C59, New Medlock House, 39 Chester Street, Manchester, M15 6JY E109, New Medlock House, 43 Chester Street, Manchester, M15 6JZ C77, New Medlock House, 39 Chester Street, Manchester, M15 6JY C53, New Medlock House, 39 Chester Street, Manchester, M15 6JY E101, New Medlock House, 43 Chester Street, Manchester, M15 6JZ E127, New Medlock House, 43 Chester Street, Manchester, M15 6JZ D100, New Medlock House, 41 Chester Street, Manchester, M15 6JZ F137, New Medlock House, 31 Chester Street, Manchester, M15 6JX E121, New Medlock House, 43 Chester Street, Manchester, M15 6JZ D87, New Medlock House, 41 Chester Street, Manchester, M15 6JZ A17, New Medlock House, 35 Chester Street, Manchester, M15 6JX D92, New Medlock House, 41 Chester Street, Manchester, M15 6JZ D96, New Medlock House, 41 Chester Street, Manchester, M15 6JZ B31, New Medlock House, 37 Chester Street, Manchester, M15 6JY C72, New Medlock House, 39 Chester Street, Manchester, M15 6JY E118, New Medlock House, 43 Chester Street, Manchester, M15 6JZ 20 Wilmott Street, Manchester, M15 6BE Manchester Metropolitan University, Righton Building, Cavendish Street, Manchester, M15 6BG Liberty House, Cavendish Street, Manchester, M15 6BQ 84 Cambridge Street, Manchester, M15 6BP The Church Inn, Cambridge Street, Manchester, M15 6BP 10 Elmdale Walk, Manchester, M15 6BJ 12 Elmdale Walk, Manchester, M15 6BJ 6 Elmdale Walk, Manchester, M15 6BJ 8 Elmdale Walk, Manchester, M15 6BJ 4 Elmdale Walk, Manchester, M15 6BJ 2 Elmdale Walk, Manchester, M15 6BJ 10 Broomwood Walk, Manchester, M15 6BF Manchester City Council List No. Planning and Highways 9 April 2009

12 Broomwood Walk, Manchester, M15 6BF Livingcity Ltd, International House, Cavendish Street, Manchester, M15 6BQ Clynes Wine Bar, 44 Cavendish Street, Manchester, M15 6BQ 6 Broomwood Walk, Manchester, M15 6BF 8 Broomwood Walk, Manchester, M15 6BF 2 Broomwood Walk, Manchester, M15 6BF 4 Broomwood Walk, Manchester, M15 6BF 22 Matham Walk, Manchester, M15 6BZ 20 Matham Walk, Manchester, M15 6BZ 24 Matham Walk, Manchester, M15 6BZ 16 Matham Walk, Manchester, M15 6BZ 18 Matham Walk, Manchester, M15 6BZ 14 Matham Walk, Manchester, M15 6BZ Flat 8, Cambridge House, Cambridge Street, Manchester, M15 6BP 4 Matham Walk, Manchester, M15 6BZ 2 Matham Walk, Manchester, M15 6BZ 8 Matham Walk, Manchester, M15 6BZ 10 Matham Walk, Manchester, M15 6BZ 12 Matham Walk, Manchester, M15 6BZ 6 Matham Walk, Manchester, M15 6BZ 60 Loxford Street, Manchester, M15 6DF 62 Loxford Street, Manchester, M15 6DF 64 Loxford Street, Manchester, M15 6DF 66 Loxford Street, Manchester, M15 6DF 68 Loxford Street, Manchester, M15 6DF 70 Loxford Street, Manchester, M15 6DF 13 Knowles Place, Manchester, M15 6DA 19 Knowles Place, Manchester, M15 6DA 23 Knowles Place, Manchester, M15 6DA 21 Knowles Place, Manchester, M15 6DA 17 Knowles Place, Manchester, M15 6DA 15 Knowles Place, Manchester, M15 6DA 5 Knowles Place, Manchester, M15 6DA 11 Knowles Place, Manchester, M15 6DA 7 Knowles Place, Manchester, M15 6DA 9 Knowles Place, Manchester, M15 6DA 3 Knowles Place, Manchester, M15 6DA 1 Knowles Place, Manchester, M15 6DA 2 Knowles Place, Manchester, M15 6DA 8 Knowles Place, Manchester, M15 6DA 10 Knowles Place, Manchester, M15 6DA 12 Knowles Place, Manchester, M15 6DA 6 Knowles Place, Manchester, M15 6DA 4 Knowles Place, Manchester, M15 6DA 24 Knowles Place, Manchester, M15 6DA 16 Knowles Place, Manchester, M15 6DA 22 Knowles Place, Manchester, M15 6DA 20 Knowles Place, Manchester, M15 6DA 14 Knowles Place, Manchester, M15 6DA 18 Knowles Place, Manchester, M15 6DA 45 Conmere Square, Manchester, M15 6DE 55 Conmere Square, Manchester, M15 6DE 43 Conmere Square, Manchester, M15 6DE Manchester City Council List No. Planning and Highways 9 April 2009

53 Conmere Square, Manchester, M15 6DE 29 Conmere Square, Manchester, M15 6DE 33 Conmere Square, Manchester, M15 6DE 27 Conmere Square, Manchester, M15 6DE 31 Conmere Square, Manchester, M15 6DE 25 Conmere Square, Manchester, M15 6DE 35 Conmere Square, Manchester, M15 6DE 51 Conmere Square, Manchester, M15 6DE 41 Conmere Square, Manchester, M15 6DE 49 Conmere Square, Manchester, M15 6DE 39 Conmere Square, Manchester, M15 6DE 15 Conmere Square, Manchester, M15 6DE 21 Conmere Square, Manchester, M15 6DE 23 Conmere Square, Manchester, M15 6DE 47 Conmere Square, Manchester, M15 6DE 37 Conmere Square, Manchester, M15 6DE 1 Conmere Square, Manchester, M15 6DE 7 Conmere Square, Manchester, M15 6DE 11 Conmere Square, Manchester, M15 6DE 3 Conmere Square, Manchester, M15 6DE 9 Conmere Square, Manchester, M15 6DE 5 Conmere Square, Manchester, M15 6DE Manchester Metropolitan University, Ormond Building, Lower Ormond Street, Manchester, M15 6BX Manchester & Salford Marriage Care, Clitherow House, Lower Chatham Street, Manchester, M15 6BY St. Augustus Presbytery, Grosvenor Square, Manchester, M15 6BW

Representations were received from the following third parties:

Relevant Contact Officer : Richard Llewellyn Telephone number : 0161 234 4554 Email : [email protected]