Development Frameworks for: Victoria Park, Charles Street and Granby Row
DRAFT FOR CONSULTATION: JUNE 2020 Foreword A unique opportunity to bring about generational change to three substantial sites within the City, providing much needed affordable and key worker housing along with revitalising key central destinations within the city centre.
Manchester is consistently recognised as one of the the needs of Manchester’s changing population, uphold Community and sustainability sit at the heart of this world’s leading cities to live, play and work in. Businesses, and enhance the City’s stunning architecture and Development Framework. Our vision will make a visitors and talent are attracted to the City because of its heritage, and provide new affordable housing and other significant contribution to Manchester becoming a zero- accessibility and connectivity; the quality of education housing options in areas of highest demand. carbon City by 2038 and will create new, distinctive places available at its universities; its talent pool; its cultural which encourage social interaction and resident wellbeing. diversity; its iconic sporting attractions and the high This Framework is designed to respond to key areas quality of life which it offers. It is therefore no surprise of development need, namely the pressing demand Collectively, the delivery of the three schemes within the that the City has a rapidly expanding population and is for more affordable housing, a diverse range of central Framework will ensure the supply of diverse and quality one of the fastest growing economies in the UK. residential accommodation at a variety of price housing and social spaces to support the needs of points, quality central PBSA and central hotels. The Manchester’s growing population, which will be critical With continuing population and economic growth, framework sets out how we can deliver housing that to the City’s growth and success – now and in the years significant investment in the City’s development is crucial is well-connected, quality-designed, energy-efficient, to come. to support Manchester’s success over the next decade. I am sustainable and affordable to Manchester’s residents, proud of iQ’s active role in the City’s economy to date and supporting the strategic aims of MCC. I invite you to review the proposals presented within this excited to share the details of our proposal for long-term Development Framework and to engage with us during investment in the City’s development and regeneration. Our ground-breaking approach will see our sites in Victoria the upcoming period of stakeholder and community Park released for the development of affordable housing in consultation and engagement. iQ has been a part of Manchester’s thriving economy since partnership with a registered provider, delivering around 2016. We currently own and operate over 3,600 Purpose 300 affordable new homes close to the city centre to meet Built Student accommodation (PBSA) beds across 11 the needs of local families and professionals. This will sites. Our Echo Street development, which is currently help deliver 10% of the City’s affordable housing target for under construction, will be the first purpose-built co- 2025. The site is well-positioned close to major employers living scheme outside of London. Opening in c.2023, it will such as the Royal Infirmary Hospital and the University of offer Manchester residents much-needed accessible and Manchester, fulfilling the need for key worker housing. diverse accommodation in the heart of the City. Our sites in the city centre will be redeveloped for a Rob Roger Following strategic engagement with Manchester mix of commercial and residential uses appropriate City Council (MCC) since early 2019, it gives me great to the location. These sites provide an opportunity to CEO iQ Student pleasure to introduce this Development Framework: regenerate characterful areas of the city centre into Accommodation a comprehensive and cohesive strategy for long- landmark architecture and quality public spaces. Co- term investment in Manchester. We believe that this living, hotel and other commercial uses will enable these framework is a unique opportunity to significantly under-invested areas to be reinvented for the benefit of enhance three diverse sites across the City, creating communities and future generations. Our investment large-scale regeneration and the provision of city centre will be about more than creating new buildings; we are accommodation. As we continue to invest, we believe committed to delivering vibrant neighbourhoods – with we have a responsibility to deliver spaces that reflect beautiful green spaces, sustainable travel and social places for the community.
2 | Development Frameworks: Victoria Park, Charles Street and Granby Row Image source: Getty We are very proud of our reputation for providing students with a safe and secure place to live for the duration of their studies
3 Contents
1. Introduction 06 2. A Vision 12 3. Development Framework Principles 16 3a. Principles for Sustainable & Carbon Neutral Development 18 3b. Development Principles: Victoria Park Framework Area 20 3c. Development Principles: Charles Street Framework Area 50 3d. Development Principles: Granby Row Framework Area 86 4. Estate & Neighbourhood Management 112 5. Delivery 114 6. Outcomes and Benefits 116 7. Next Steps 120 End Notes 122 Appendix 1: IQ Estate (UK and Manchester) 124 Appendix 2: Strategic Policy Context 130 Appendix 3: Market Context 142 Appendix 4: Principles for Sustainable and Carbon Neutral Development 152 Appendix 5: Heritage Appraisal: Victoria Park Conservation Area 164 Appendix 6: Heritage Appraisal: Charles Street Framework Area 174 Appendix 7: Heritage Appraisal: Whitworth Street Conservation Area 180
4 | Development Frameworks: Victoria Park, Charles Street and Granby Row 5 01 - Introduction
This Development Framework has been prepared by A Sustainable and Carbon Neutral City City Centre Accommodation iQ Student Accommodation. It presents an overarching vision and suite of strategic development principles for the • There is a pressing need for the City of Manchester to reduce its carbon footprint and • Ensuring a supply of residential accommodation of various types in the city centre is comprehensive redevelopment of land within its ownership, address the damaging effects of climate change. All new development must play its vital to Manchester’s ability to attract and retain talent in the long-term. Over 60,000 strategically located within the City Centre, Corridor part in Manchester becoming a carbon neutral city by 2038, at the latest. people presently live centrally with this figure projected to increase to 100,000 by Manchester and Victoria Park. 2025 as the city’s economy continues to thrive. Affordable Housing: Where appropriate the Framework also considers the • Whilst there remains a need and demand for traditional apartments to rent and potential of land outside iQ’s ownership where it forms • The provision of affordable housing is also of critical importance. Over 3,000 to buy there is also a requirement for a more flexible form of accommodation to part of the same ‘city block’ and therefore allows a affordable homes are required by 2025. This an urgent situation with over 5,000 complement the existing offer. Co-Living offers an ‘all inclusive’ lifestyle and appeals comprehensive, long term strategy for the regeneration of a Manchester residents currently classed as being in need of affordable housing. to a broad demographic, including those who would otherwise be unable to afford particular area to be defined. to live in the city centre and those who seek a more communal way of living with all its associated wellbeing benefits. The proposals and guiding principles presented within affordable homes the Development Framework have been informed by 3,400 consideration of the key strategic issues presently being are required to be delivered faced by Manchester and those likely to be faced by the City in the period 2021-2025 (as a minimum) 60,000 people over the next 10-15 years which are summarised below and A city centre population of approximately 60,000 expanded upon in Appendix 2 and 3. Holistic regeneration and development: which is predicted to increase to 100,00 by 2025 Manchester is a global city. With a population of c 550,000 • There is significant development activity in central Manchester, however some areas it has one of the fastest growing economies in the UK and a of the city centre are overlooked and need investment to connect them with existing Tourism and Leisure world-renowned Higher Education Sector. With continuing regeneration areas and create cohesive communities and public spaces. population and economic growth, significant and sustained • Manchester’s visitor economy continues to thrive. It is the third most visited city in the UK by international visitors and its growing popularity is driving demand for hotel investment in the city’s development is crucial to support its Purpose Built Student Accommodation long term success. accommodation, particularly in the city centre. A range of operators wish to open a • A refreshed pipeline of Purpose Built Student Accommodation (PBSA) is required hotel in the city centre. within the city centre and other locations close to the academic campuses, if Manchester is to continue to attract, retain and cater for significant numbers of rd students from across the UK and internationally. 3 most visited • The city has the second highest student population in the country and suffers from In 2018 Manchester welcomed 1.6 million an undersupply of PBSA. There is presently demand for 49,785 beds against an international visitors, 108 million day visitors and 11.5 million staying visitors existing supply of just 27,086 beds. This means that a high proportion of students are living in housing built for families and competing for accommodation with working households.
49,785 PBSA Demand There is currently demand for 49,785 PBSA bedspaces in Manchester and a supply of 27,086
6 | Development Frameworks: Victoria Park, Charles Street and Granby Row 01 - Introduction
How the Development Framework Responds A Holistic Approach
In response to the strategic context presented above, the Development Three Development Framework Areas have been identified: The scale of regeneration opportunity presented within this Framework has been created with the following strategic objectives: Development Framework has been conceived as a cohesive • Victoria Park (comprising the Manchester Gardens and Daisy Bank whole with the redevelopment of land within the Charles • Net Zero carbon developments; Hall sites); Street and Granby Row Framework Areas facilitating the • An increased supply of mixed tenure affordable housing; • Charles Street (comprising the Weston Hall and Pendulum Hotel sites release of land within the Victoria Park Framework Area for a within the city centre) but also including adjoining land within the significant quantum of mixed tenure affordable housing. • The reuse of previously developed land (PDL) in priority locations; ownership of the University of Manchester and Accor Investments to Section 5 of the Framework provides further details of the • New areas of public realm connecting communities and neighbourhoods; ensure a comprehensive approach to urban design and regeneration; and inter-relationship between the sites and the mechanisms through which delivery of affordable housing in the Victoria • Increased PBSA capacity in the city centre, close to University campuses; • Granby Row (comprising the Bainbridge House and Lambert/ Fairfield House sites). Park Framework Area will be secured relative to the timing • Diverse and flexible residential accommodation in the city centre; of development in the Charles Street and Granby Row Framework Areas. • Enhanced facilities for tourism and leisure; The Development Framework sets out a series of guiding principles and In addition to land within the three Framework Areas, iQ • Design of the highest quality; parameters for each Framework Area which facilitates: additionally own 732 PBSA bed spaces across three sites in Hulme which are subject to a partnership agreement with • Opportunities for sustainable travel; and • The release of the Victoria Park sites for much-needed affordable Manchester Metropolitan University (MMU). housing in important keyworker locations, providing c.300 mixed tenure • A long-term commitment to support Manchester’s economy. homes for local people, and the relocation of PBSA accommodation to Whilst these sites do not form part of the current The Development Framework is a comprehensive and interconnected strategy more appropriate sites in the City Centre. Development Framework, iQ retains a wish to for long term investment in Manchester by iQ, which identifies three diverse explore their condition, position within the student • The redevelopment of land within the Charles Street Framework sites within its Manchester estate (see Appendix 2) which are presently under- accommodation market and redevelopment potential in Area for a combination of new student accommodation, residential utilised but which have the potential for large-scale regeneration therefore greater detail in the longer term. accommodation and commercial uses, which could include bars, increasing their contribution to the environmental, social and economic restaurants and retail outlets, alongside generous news areas of success of the city. public realm. These site are strategically located within the City Centre, Corridor Manchester • The redevelopment of Granby Row Framework Area, to create a new and in close proximity to key employers such as the Manchester Royal Infirmary landmark building and enhance the appearance of Lambert / Fairfield (MRI) – priority locations for new development. House. The development would accommodate a hotel and co-living When combined with land in other ownerships and the regeneration schemes accommodation and facilitate new commercial uses within the ground currently being delivered (such as Circle Square), the impact of redevelopment floor of Lambert and Fairfield House. could be truly transformational.
7 City Centrete
Redevelop
Relocate
Explore
Hulme
8 | Development Frameworks: Victoria Park, Charles Street and Granby Row What
> Release iQ Victoria Park sites for much-needed affordable housingin important keyworker locations
> Relocate iQ Victoria Park PBSA accommodation to the City Centre
> Redevelop & optimise Weston Hall & Pendulum hotel site for PBSA and commercial uses
> Redevelop Bainbridge House for Co-Living / Hotel
> Enhance appearance of Lambert / Fairfield House
> Explore potential of Hulme sites in the longer term
Victoria Park Why
> Meet need for affordable/key worker housing
> Meet need for modern PBSA in Corridor Manchester
> Diversify city centre housing stock through provision of Co-Living to help retain talent
> city centre sites regenerated and optimised
> Net zero carbon development delivered
> Ease of access to public transport and cycle routes
Family Homes, Affordable, Key Worker
9 Granby Row Framework Area
Charles Street Framework Area
Hulme Sites
Victoria Park Framework Area
10 | Development Frameworks: Victoria Park, Charles Street and Granby Row Next Steps iQ recognises the importance of consultation, and the views of the local communities and other stakeholders will be sought Development Framework Structure on this draft document. Once the initial period of consultation activity is completed the draft Framework will be submitted to MCC for consideration by the Executive Committee. The Development Framework is structured as follows:
The Executive Committee will be asked to support a further period of formal consultation on the document. Section 2 – Vision When consultation is complete iQ will review the draft Development Framework in light of feedback received and put forward a final version for endorsement by MCC. Section 3 – Development Framework Principles If the Development Framework is endorsed by MCC it will become a material consideration in the determination of future planning applications on the identified sites. Section 4 - Estate and Neighbourhood Management
Section 5 – Delivery
Section 6 – Outcomes and Benefits The scale of regeneration opportunity presented within Section 7 – Next Steps
this Development Framework Appendices has been conceived as a cohesive whole to the benefit of multiple areas of Manchester City Centre.
11 Image source: Getty
A Vision for long term investment and sustainable development
12 | Development Frameworks: Victoria Park, Charles Street and Granby Row Victoria Park Charles Street Granby Row Framework Area Framework Area Framework Area
• A unique opportunity to redevelop an existing student • An opportunity to create a new destination within a forgotten area • An opportunity to transform a central location into a vibrant and accommodation site within an established residential area of the city centre, regenerating a neglected space diverse neighbourhood, a gateway into the City for those arriving into Manchester Piccadilly Railway Station • Providing over 300 affordable / key worker homes, close to the city • Providing a range of commercial and social spaces such as bars, centre and key public transport links restaurants and retail facilities, encouraging visitors to spend time • Incorporating a mix of uses including commercial, retail/leisure and socialize and high quality residential accommodation • Addressing an urgent need and meeting 10% of the City’s requirement in the period to 2025 in a location next to major employers • Meeting increased demand for central accommodation for • Providing a landmark eastern gateway into iD Manchester, linking students and homes for working households Piccadilly and Mayfield in the east to Charles Street and Circle • Sensitively reinstating a residential community in the heart of the Square in the west Victoria Park Conversation Area • Offering generous areas of new public realm and green space • Diversifying the supply of residential accommodation in the city • Delivering different types and tenure of residential accommodation • Ensuring connectivity and integration with neighbouring centre - complementing Manchester’s first Co-Living development to meet the diverse needs of a growing population regeneration areas opposite at Echo Street
• Replacing incongruous buildings with quality architectural design • Providing a safe and secure pedestrian route from Oxford • Enhancing the qualities and character of the Whitworth Street to create an attractive, inclusive and sustainable community Road to Piccadilly Conservation Area with quality architecture and complementing existing regeneration
A unique opportunity to unlock three diverse sites across the City creating large-scale opportunities for Each of the developments will be designed and delivered to the highest environmental standards and seek to achieve ‘net zero’ regeneration and community creation carbon by 2038.
13 02 - Vision
Meeting a range of Manchester City Council’s Strategic Objectives
+ £
Environmental Sustainability: Provision of Affordable / Provision of a broad range of high Diversification of housing Supporting the growth of energy efficient buildings Key-worker Housing quality student accommodation, product in the city centre the leisure, tourism and and sustainable locations with security, increasing business sectors environmental efficiencies
PLACE
Place-making: street High density development in Physical regeneration Re-use of previously High density communal activation, increasing dwell appropriate locations and reinvention of built developed land living promoting friendships time and general footfall environment and public realm and positive mental health
14 | Development Frameworks: Victoria Park, Charles Street and Granby Row 02 - Vision The Development Framework is delivering a range of accommodation to meet housing needs at different stages of life.
iQ Providing iQ Delivering iQ Facilitating PBSA Co-Living Affordable Family/ Keyworker Homes
Undergraduates Professionals Multi-Families (Charles Street and Granby Row (Granby Row Framework Area) (Victoria Park Framework Area) Framework Areas)
15 03 - Development Framework Principles
This section of the Development Framework presents the strategic development principles which will guide the preparation of future planning applications and, over time, the delivery of development within the different Framework Areas. The principles are based upon the Planning and Regeneration Policy context presented in Section 4 and a detailed analysis of the individual sites: their constraints, opportunities and context.
Environmental Sustainability sits at the very heart of iQ’s aspirations for redevelopment of each site. iQ is committed to the delivery of “net zero carbon” developments and seeking to ensure that each site delivers a net gain to biodiversity.
iQ are committed to playing their part in ensuring that Manchester becomes a carbon Development neutral City by 2038. The section is arranged as follows: Framework Part 3a – Principles for Sustainable and Carbon Neutral Development Principles Part 3b – Victoria Park Framework Area Part 3c – Charles Street Framework Area
Party 3d – Granby Row Framework Area
Sections 3b-3d begins by presenting an understanding of ‘Place’ before presenting the key development principles.
16 | Development Frameworks: Victoria Park, Charles Street and Granby Row 17
Image source: Getty 03A - Principles for Sustainable and Carbon Neutral Development
The existing buildings within the Sustainable buildings delivered in the 2030s may differ Victoria Park, Charles Street and significantly to those delivered today due to new or matured technologies (e.g. battery storage) or the availability of new Granby Row Framework Areas standards or industry approaches to emerging issues such were originally constructed in the as embodied carbon and climate resilience. 1970s-1990s and do not benefit from This imperative to systematically improve upon current the high standards of insulation, energy performance is recognised by the RIBA Guide which sets efficiency and general sustainability stepped targets to be achieved in new development by 2020, which we have come to expect of 2025 and 2030 to support the UK’s zero carbon targets. buildings constructed in recent years. Appendix 4 describes the key sustainability outcomes which will form minimum standards to be achieved There is an opportunity to replace these buildings with through redevelopment of the identified sites, and with new developments which could make a meaningful the highest standards proposed by RIBA for 2030 pursued contribution to Manchester becoming a carbon neutral from the outset where feasible. Principles for City by 2038. Where updated standards and targets are proposed A fundamental principle of this Development Framework through revisions to the RIBA Sustainable Outcomes is, therefore, to secure the highest standards of Guide or relevant local or national standards (such as environmental, social and economic sustainability in the Building Regulations Part L 2020 update and Future Sustainable & the future redevelopment of the identified sites. This Homes Standard 2025) these will be reviewed and includes significantly reducing energy demand and incorporated as appropriate as further details become carbon emissions at source during construction and available. However the RIBA sustainable outcome operation through appropriate design and specification, principles and targets are high-level and forward-looking Carbon Neutral protecting and enhancing site biodiversity, minimising and likely to align with or even go beyond such future water consumption, promoting sustainable transport, standards, thereby promoting future proofing for the ensuring high quality and healthy indoor and outdoor Development Framework. spaces, and contributing to Manchester’s net zero carbon Development ambitions through the procurement of off-site renewable For each outcome described, the RIBA Guide outlines the energy and high quality carbon offsets to address residual key performance metric and a set of design principles to carbon emissions. be followed by future design teams working on individual projects. This approach allows creative flexibility in It promotes these standards by applying the RIBA applying sustainable assessment methods and modelling Sustainable Outcomes Guide (2019)1. This guide provides a tools to deliver the outcomes and targets. concise and measurable set of sustainable outcomes and metrics across these key sustainability issues. The sustainable outcomes are closely interrelated and should be pursued together. For example, net zero This outcomes-based approach seeks to resolve common operational carbon and net zero embodied carbon are gaps between design intent and in-use performance to twin targets under the concept of whole life net carbon deliver real and lasting sustainability performance by as defined by the UK Green Building Council Net Zero reinforcing the feedback loop between project briefings Carbon Buildings Framework (2019)2. and outcomes.
18 | Development Frameworks: Victoria Park, Charles Street and Granby Row There is an opportunity to deliver net zero carbon development and a net gain to biodiversity, with each Framework Area contributing to Manchester becoming a carbon neutral city by 2038.
19
Image source: Getty 03B - Development Principles: Victoria Park Framework Area
Vision
• A unique opportunity to redevelop an existing student accommodation site within an established residential area
• Providing over 300 affordable / key worker homes, close to the city centre and key public transport links
• Addressing an urgent need and providing 10% of the Victoria Park City’s affordable housing requirement in the period to 2025 in a location next to major employers
Framework Area • Sensitively reinstating a residential community in the heart of the Victoria Park Conversation Area
• Delivering different types and tenure of residential accommodation to meet the diverse needs of a growing population
• Replacing incongruous buildings with quality architectural design to create an attractive, inclusive and sustainable community
20 | Development Frameworks: Victoria Park, Charles Street and Granby Row City Centre
Ardwick
Chorlton-on- Oxford Road Medlock Corridor
Manchester Royal Infirmary
The Whitworth Gallery
Victoria Park
Rusholme
21 An Understanding of Place
Strategic Location
The Victoria Park Framework Area comprises the Manchester Gardens and Daisy Bank Hall student accommodation sites. The sites are situated within the Victoria Park Conservation Area, c. 0.2km to the south of the City Centre and Corridor Manchester boundaries.
The Manchester Royal Infirmary (MRI) is located 0.7km to the north, beyond which are the University of Manchester (UoM) and University of Manchester (MMU) campuses.(c. 1.2km north). These institutions provide employment for over c. 17,000 people.
A range of other employment opportunities are available within Corridor Manchester at locations such as City Labs, Manchester Science Park and the National Graphene Institute. Further opportunities will arise in the future as key sites such as the Elizabeth Gaskell Campus and Upper Brook Street sites are developed for uses associated with the commercialisation of research in the health / science / technology / engineering sectors.
There are also a range of services and facilities located nearby, within walking distance. These include the Surrey Lodge Group GP Practice (and Wise Pharmacy), a Post Office (c 0.5km) on Hathersage Road and a range of convenience and food stores within 0.6km including Londis, Aldi, Nisa (c. 0.6km). Birch Dental Practice is also located nearby (c. 0.6km) whilst Longsight Library and Learning Centre is located around 1km to the east.
St Josephs Primary School and the Manchester Academy High School are located within 1km of the site, to the east and west respectively.
The site is also within walking distance of a number of parks, this includes Whitworth Park c. 0.5km to the west, Birchfields Park c. 0.6km to the south and Platt Fields Park c. 0.7km to the south west.
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The Victoria Park # 5 minute walk Framework Area is 10 minute walk strategically located close to areas of employment, various local amenities and is connected to the city centre by public transport.
23 03B - Development Principles: Victoria Park Framework Area
Daisy Bank Road
Daisy BankBank HallsHalls
Hanover Crescent ManchesterManchester GaGardensrdens
Langdale Road
Anson Road
Victoria Park Framework Area Framework Area Site Entrances
24 | Development Frameworks: Victoria Park, Charles Street and Granby Row Site Ownership
The sites are owned under freehold by iQ. Manchester Gardens (430 beds) is operated on a direct let basis following the end of a long term nomination agreement with University of Manchester in September 2019. The nominations agreement was not renewed by the institution.
Daisy Bank Hall is currently the subject of a nomination agreement with Manchester Metropolitan University (MMU) until September 2020.
Existing Use
The Manchester Gardens and Daisy Bank Hall sites contain a number of low-rise (c.4 storey) first generation PBSA buildings providing 430 and 461 bedspaces respectively. The sites are separated by Hanover Crescent.
The buildings are surrounded by internal access roads, areas of surface car parking and areas of incidental landscape planting.
Mature trees are located along the Anson Road, Daisy Bank Road and Hanover Crescent boundaries of Existing Trees the Manchester Gardens site. The northern boundary is also comprised of mature trees.
Mature trees are similarly present on the Daisy Bank Road frontage of Daisy Bank Hall and along its eastern boundary to Summerville.
A limited number of trees are located within the centre of each site. The majority of trees are considered to be in an acceptable or good condition at the time of surveying3.
The sites are not publically accessible having been secured with perimeter fencing and access controlled gates.
Image sources: Turley
Daisy Bank Manchester Gardens Overlooking Set-backs
25 03B - Development Principles: Victoria Park Framework Area
Surroundings:
The Framework Area is located within the Victoria Park Conservation Area.
The Former First Church of Christ, Scientist (Edgar Wood Centre) (Grade I listed) is situated immediately to the north of Manchester Gardens.
Further analysis of the character of the Victoria Park Conservation Area and the significance of the nearby listed buildings can be found in Appendix 5.
Located to the south, is an apartment building, a public house (the Rampant Lion) and a restaurant (Sama). Also located nearby is a nursing home and GP surgery. Dalton Ellis Halls of Residence is located on the opposite site of Anson Road.
Two-storey residential properties are situated on the opposite side of Hanover Crescent with rear gardens forming the northern boundary (in part) of the Daisy Bank Hall site. Residential properties of a similar scale (on Langdale Road) form the western boundary. Summerville (an apartment building is located to the south).
The surrounding area of the site, beyond the immediate boundaries, is predominately residential.
Character areas Image source: Turley Anson Road - urban setting Terraced Housing - traditional residential setting
Daisy Bank Road - grand villa setting
The existing buildings detract from the character of the Victoria Park Conservation Area.
26 | Development Frameworks: Victoria Park, Charles Street and Granby Row Manchester Gardens Heritage Assets Victoria Park Conservation Area Victoria Park Conservation Area was designated in March 1972. Listed Buildings The following listed buildings are located within the Conservation Area and close to the Daisy Bank and Manchester Gardens sites.
1 Addison Terrace (grade II) 8 2 Arched gateway to First Church of Christ Scientist 3 9 (grade II) 1 3 Buckingham Crescent (grade II) 2 4 Church of St Chrysostom (grade II)
5 Dalton Hall with attached forecourt walls (grade II)
6 Eaglesfield (grade II)
7 First Church of Christ Scientist (grade I) 4 7 8 Newbury (grade II)
9 Summerville (grade II)
10 The Rampant Lion Public House (grade II)
The Heritage Asset Plan to the right shows the boundary 5 of the Conservation Area and listed buildings near the Daisy Bank and Manchester Gardens sites.
6 10
Victoria Park Conservation Area & Heritage Assets
27 Green Spaces Contextual Uses
Houses Student Accommodation Hotel Commercial
Apartments Public Building/ Religious School/ Nursery Retirement/ Nursing
The Former First Church of Christ, Scientist (Grade I listed) is situated immediately to the west of Manchester Gardens.
Front Doors
28 | Development Frameworks: Victoria Park, Charles Street and Granby Row Precedent: Leaf Street by Mecanoo
29 Environmental Designations and Green Infrastructure The sites are located within Flood Zone 1 (the lowest probability of flooding from rivers or sea).
No European Protected Sites, Sites of Special Scientific Interest, Local Nature Reserves of Local Wildlife
Sites are located within 1km of the sites. The habitats on site are considered to be typical of urban areas and are widespread and common throughout the UK and Manchester. ĞĞĞǁĂLJƐͲLJĐůĞͲƌŽŽƵƚĞ Existing features are considered to provide negligible or low potential for roosting bats. Transport and Accessibility: The sites benefit from excellent levels of accessibility.
They are located adjacent to Anson Road (A34) which provides a direct connection into to the City Centre to the north and to the suburbs further south and beyond.
Anson Road, is served by bus route 50 which provides regular services between East Didsbury/Parrs Wood to the south (4 to 9 services per hour) and the city centre to the north (11 to 15 services per hour). The nearest bus stop is located 50 metres to the south of the site. The nearest south bound bus stop is located immediately adjacent to the site.
Oxford Road is located c.600 metres to the west where regular services are available between Piccadilly Gardens in the city centre to southern suburbs such as Didsbury and Withington.
Ardwick Train Station is situated c. 2.1 km to the north east of the site. Levenshulme Train Station is situated c. 2.5 km to the south east of the site. Manchester Piccadilly Train Station is situated c. 3 km to the north. Oxford Road Station (3 km to the north) can be accessed directly via the bus services operating on the A34.
Redevelopment of the sites at a lower density than existing presents an opportunity to reduce the level of traffic and increase green infrastructure.
Redevelopment of the sites at a lower density than existing presents an opportunity to reduce the level of traffic and increase the level of green infrastructure. Precedent: Leaf Street by Mecanoo
A highly sustainable and accessible location adjacent to a high frequency bus route which links the city centre to south Manchester.
31 03B - Development Principles: Victoria Park Framework Area
Victoria Park Framework Area: Development Principles
Presented below are a series of development principles and parameters. These will ensure that future development within the Framework Area will deliver new buildings of the highest quality of architectural design and a place which is attractive, inclusive and sustainable; a place which enhances the character and appearance of the Victoria Park Conservation Area.
The principles and parameters will be of assistance to design teams in preparing future planning applications and Manchester City Council in their consideration / determination of those applications.
Use and Quantum of Development
The Manchester Gardens and Daisy Bank Road sites presently accommodate blocks Analysis of site conditions and the character and appearance of the Victoria Park of purpose built student accommodation of between 3 and 4 storeys, with large Conservation suggests that higher density development should be located within the floor-plates and limited architectural quality. Large areas of surface car parking are Manchester Gardens site, towards Anson Road and along Daisy Bank Road in the form of interspersed with areas of incidental landscape planting. apartments. Lower density development could be sited adjacent to the existing terraced There is an opportunity to replace this accommodation with a lower density of housing on Langdale Road and Hanover Crescent in order to provide an appropriate residential development which displays a greater level of sensitivity to the character neighbour for existing residential properties. and appearance of the Victoria Park Conservation Area, the amenities of neighbouring All accommodation should comply with the requirements of the Manchester Residential residential properties and which helps to better connect the existing community. Space Standards.
The aspiration is to partner with a Registered Provider to deliver in the region of Such provision of mixed tenure affordable / key worker housing would make a 300 affordable homes of mixed tenure. significant contribution to meeting the identified requirements for affordable housing The tenure mix will be determined at the time of a future planning application but a blend provision in the City and in a location which is strategically significant: being within of shared ownership, affordable rent and social rented properties is envisaged, with all walking distance of the Manchester Royal Infirmary and University campuses where properties to be retained as mixed tenure affordable / key worker housing in perpetuity. substantial numbers of key workers are employed.
Redevelopment should aim to deliver a variety of types of accommodation including Houses apartments and townhouses of between one and three bedrooms. Apartments
University Buildings Addressing an urgent need and providing 10% Commercial Retirement/ Nursing Use Type Areas of the City’s affordable housing requirement by Public Building/ Religious A Apartments - lower density
2025 in a location next to major employers. B Apartments - higher density School/ Nursery
C Houses Hotel
32 | Development Frameworks: Victoria Park, Charles Street and Granby Row A
A
C B
33 03B - Development Principles: Victoria Park Framework Area
Height
The Framework Area presents primary frontages to Anson Road, Daisy Bank Road and Hanover Crescent. It is enclosed by areas of differing character, architectural style and building scale.
The height of individual buildings within the Framework Area should be sensitive to the specific character Anson Road Area Daisy Bank Road Area of neighbouring buildings.
5 Buildings should be predominately three storeys in height (maximum) within the eastern section of 4 average datum Manchester Gardens and north-eastern section of Daisy Bank Road in order to preserve the setting and significance of the Former First Church of Christ Scientist. Particular consideration should be given to 3 the position, height, scale and mass of new buildings close to these buildings and others including Daisy Bank Sommerville, and the Rampant Lion Public House. Anson Road Road Buildings within the western section of the Daisy Bank Hall site (in the area bounded by Hanover Crescent, Langdale Road and Scarsdale Road) should similarly be limited to three storeys in height (or 2 + roof-space accommodation) in order to protect the amenities of existing residential properties.
Flowing transition between maximum and minimum heights.
4
3 3
5
3 3
Height Zones and Peak Points
6 Storeys + 4 Storeys Peak Points Protect and frame the view setting of The Former First Church of Christ Scientist 5 Storeys 3 Storeys (or 2 + pitch) 3 Suggested Storey Heights
34 | Development Frameworks: Victoria Park, Charles Street and Granby Row Daisy Bank Road E 04 There are opportunities for buildings of greater height adjacent to C D 03 Summerville House and Newbury, subject to consideration of context. 03 F 03 Along the frontage of Anson Road there is also an opportunity The height of individual B for increased height where the existing context is of larger G 02-03 03 properties (both in terms of footprint and height). buildings within the
H 02 The buildings adjacent to Anson Road have the capaCity to be taller than those adjacent to Daisy Bank Road. The transition Framework Area 04 across the Framework Area should be gradual and stepped.
A Residential storey heights should seek to maximise natural day should be sensitive to lighting. A minimum floor to ceiling height at 2.5m is strongly Anson Road 05 encouraged in all habitable rooms. neighbouring buildings.
Height parameter plan
Daisy Bank Road
E D F GH Anson Road 05 04 03 03 Daisy Bank Road Victoria Park Framework Area 03
Section A - East Facing 03 04 03 02 02 03 02 03 02 02 03
A B C
Anson Road Victoria Park Framework Area Daisy Bank Road Section B - West Facing Maximum massing parameters
Maximum Heights
35 03B - Development Principles: Victoria Park Framework Area
Language and Quality
The existing student accommodation buildings within the site make little contribution to the character or appearance of the Victoria Park Conservation Area and there is an opportunity to repair the townscape qualities of this area through a sensitive approach to the scale of development, architectural detailing and choice of materials.
The aspiration is for new buildings within the Framework Area to conserve and, where possible, enhance the character and appearance of the Conservation Area through regard to the following development principles:
A. Roof heights should generally be of domestic scale of 2-3 storeys and not exceed a maximum of 4-5 storeys in occasional feature buildings.
B. The existing townscape contains landmark and distinctive buildings often to corner plots. An opportunity exists to replicate this approach with buildings of increased height or mass or a distinctive architectural approach to prominent or corner positions.
C. To the north new buildings could respond to the ‘villa’ character of the northern part of the Conservation Area. To Anson Road there is an opportunity for the development of larger scale buildings and to the south a denser arrangement of development could respond to the existing terraces and semi-detached housing. 01. Character areas
D. The surrounding context does not dictate a particular architectural style and there Anson Road - urban setting is an opportunity for distinctiveness and creativity in new house types, respecting that there is a quality and robustness to the existing buildings. Daisy Bank Road - grand villa setting E. A mix of quality traditional red brick and other materials including render could be applied to new buildings, with accents and details to reflect the richness and Terraced Housing - traditional residential setting distinctiveness of the existing townscape within the Conservation Area and of those properties located outside to the south and east.
F. Rooflines may be articulated to soften the upper edges of the mass of individual buildings and relate to the pitched roof vernacular.
G. Recesses and reveals could be incorporated to reduce the massing of individual buildings.
H. Decorated and celebrated openings (entrances and window details) could be incorporated into the proposals.
I. Future development should seek to reflect and respect the verdant and spacious qualities of the Conservation Area and incorporate open spaces and green areas between buildings. 02. Character area materiality
36 | Development Frameworks: Victoria Park, Charles Street and Granby Row 04. Break up large massing
05. An articulated roofline 07. Overhangs and projections
03. Detailed articulation 06. Varying height articulating the street corners 08. Recesses and reveals
37 09. Large openings 12. Front doors
10. Visually permeable boundaries 14. Gardens and communal street space
11. Bin Store 13. Parking and shared surface finishes 15. Cycle Storage
38 | Development Frameworks: Victoria Park, Charles Street and Granby Row Precedent: Leaf Street by Mecanoo
39 03B - Development Principles: Victoria Park Framework Area
Building Edges, Active Frontages and Pedestrian Permeability
The existing blocks of student accommodation are set back from road frontages and behind belts of mature tree planting. They provide limited activation of the street with building entrances largely located within the centre of each site and hidden from view.
The perimeter fencing and security controlled access points further emphasise the inward looking and impermeable nature of the development. The existing buildings make a very limited contribution to townscape quality.
There is an opportunity to repair the urban grain and townscape Enhance the view along Daisy Bank Road, terminating with The Former First Church of Christ Scientist and qualities in this area. reflecting Addison Terrace.
40 | Development Frameworks: Victoria Park, Charles Street and Granby Row 5 4 3 1 3 6 4 3 2 3 6
PWRP P P P P P P P P P
Daisy Bank Road Anson Road
• 4.0 m min. distance of facing elevations from street • 4.0 m min. distance of facing elevations from street • Green, visually permeable boundary • mid-height solid boundary a. 22.5 to 25.8m a. 8m b. 2.3m b. 3.2m c. 7.8m c. 10.7m d. 2.3m d. 3.0m e. 4 to 7.7m e. 6.8m
6 7 8 9 10 3 7 10 3 11 01. Daisy Bank Road 02. Anson Road 03. Pavement 04. Existing Private Green Space 05. Existing Private Parking 06. New Green Buffer 07. New Access Road 08. New Pedestrian Priority Green Space 09. Existing Private Garden 10. New Parking P P P P P P P P P 11. New Private Garden
Internal Roads Residential
• 4.0 m min. distance of facing elevations from street • 4.0 m min. distance of facing elevations from street • Green, visually permeable boundary • mid-height solid boundary a. 4.4m a. 4.8m b. 3.0m b. 1.8m c. 9.3m c. 7.0m d. 3.0m d. 1.8m e. 1.9m 41 03B - Development Principles: Victoria Park Framework Area
There is an opportunity to repair the urban grain and townscape qualities in this area and development should seek to be in accordance with the following guiding principles:
• New buildings should present primary frontages to Daisy Bank Road, Anson Road and Hanover Crescent where possible, with legible entrances visible from the street.
• Buildings should be set back from the Daisy Bank Road frontage by between 4 and 10 metres and follow a stepped alignment where possible in order that views of the Former First Church of Christ Scientist from the south are retained and enhanced. The spacing and rhythm of buildings to Daisy Bank Road should seek to reflect the existing street pattern.
• Buildings should be set back from the Anson Road frontage by c.4 metres in order to respect the rhythm of the street and provide an appropriate level of enclosure and activation where possible.
• In order to safeguard the amenities and privacy of existing residential properties on Hanover Crescent whilst providing an appropriate level of enclosure to the street, buildings within Manchester Gardens should be set back from the street by c.8 metres.
• A minimum separation distance of c.18 metres to the rear elevation of properties on Hanover Crescent and Langdale Road should be provided. Reduced distances may be considered appropriate where the internal layout of houses minimises the potential for over-looking and facilitates an enhanced urban design. Consider the set-back and rhythm of the negative space between buildings • An appropriate separation distance (c.11 metres) to the Former First Church of Christ Scientist should be maintained so that its prominence within the neighbourhood is respected.
• Throughout the site the opportunity to ‘pair’ front doors to encourage chance meetings between neighbours should be explored. Front doors could be created as a space for welcoming guests; material choice could differ from the main facade to announce the entrance.
• Plot boundaries should be visually permeable where possible to encourage interaction between neighbours. Material and detail quality should reflect those set by the choice for the main facades.
• Wherever possible, buildings should be arranged to facilitate pedestrian movement and permeability through the sites on an east-west axis and between Daisy Bank Road, Anson Road and Langdale Road, taking advantage of existing ginnels and other public rights of way to connect communities.
A mixed tenure development comprising homes and apartments of different sizes meeting the needs of local families. Create a connected neighbourhood
42 | Development Frameworks: Victoria Park, Charles Street and Granby Row 43 E H F G D B
C Daisy Bank Road Bank Daisy A Extension of build perimeter Extension Minimum overlooking zones
Anson Road Increasing Build Zone Increasing is not setting the contextual where increase to has potential Building perimeter be need to distances Overlooking separation the building edges. as sensitive to maintained. E H F G D B
C Daisy Bank Road Bank Daisy A 4.0 m min. distance of facing elevations from street from elevations of facing 4.0 m min. distance Scientist of Christ Church First the Former from min. 11.0m distance 18.0 m min. distance from existing homes existing from 18.0 m min. distance offset windows are new homes where from 14.0 m min. distance build zone increase 1.5m max.
Anson Road Separation Distance Separation individual buildings should be between distances separation Appropriate should be maximised where distances Overlooking separation provided. windows can alignment of facing stepped where be reduced possible, but can be demonstrated. E H F G D B
C Daisy Bank Road Bank Daisy A Massing Build Boundary edge the street from Zone Setback
Anson Road Primary Road Frontages (Anson Road, Daisy Bank Road Daisy Bank Road (Anson Road, Frontages Primary Road Crescent) and Hanover with consistent remain the primary to from back roads Buildings should be set of the area. the character 03B - Development Principles: Victoria Park Framework Area
Public Realm and Green Infrastructure The Framework Area contains a significant number of individual trees and groups of trees which are primarily located around the boundary of the area. These trees are generally mature, in good condition and make a significant contribution to the verdant character of the Victoria Park Conservation Area.
The central parts of the Framework Area are however, dominated by buildings, areas of surface car parking and areas of incidental planting landscape planting.
Adobe Great Kneighton by Proctor & Matthews Architects • Paths for a permeable neighbourhood • Play Park • Corner Green • Courtyard Greenscape • Neighbourhood Green
There is an opportunity for the level of green infrastructure and quality of public realm to be enhanced.
44 | Development Frameworks: Victoria Park, Charles Street and Granby Row There is an opportunity for the level of green infrastructure and quality of public realm to be enhanced. This could be achieved through:
• The retention of existing trees situated around the edge of the Framework Area (subject to the creation of vehicular access points) and, where possible, trees within the centre of the Framework Area;
• The replacement of any trees removed on a 2 for 1 basis;
• The provision of public, semi-public and private green spaces to encourage social cohesion and the wellbeing of future residents; Daisy Bank Road E • The provision of private gardens to the rear of houses, connecting to communal green spaces where possible to facilitate community interaction; • The creation of pedestrian linkages through the Framework Area on a north-south axis to better D connect communities on Daisy Bank Road to those on Anson Road and Langdale Road; C • The introduction of traffic calming measures to Hanover Crescent to facilitate the linking of sites F to facilitate greater community cohesion.
Development should seek to deliver a net-gain for biodiversity. B G
H
A Anson Road
Create a community asset that connects both sides of the Framework Area Green Public Realm and links with existing neighbourhood Green Public Realm should be created between the buildings and through the Framework Area; providing places for residents, visitors and those passing through to sit, dwell and relax. Public Green Frontage (Existing trees to be retained where possible)
Semi-Private Green Space Primary Green Open Space Key Green Community Assets Secondary Green Open Space Pedestrian Links
45 03B - Development Principles: Victoria Park Framework Area
Vehicular Access and Movement Vehicular access to the Framework Area is presently available from Daisy Bank Road and Anson Road.
In order ensure appropriate levels of accessibility and permeability, redevelopment should seek to ensure alignment within the following principles:
• The existing vehicular access from Anson Road may be retained;
• The existing vehicular access from Daisy Bank Road may be closed and relocated further west;
• A new vehicular access to the Daisy Bank Road site from Hanover Crescent could be provided;
• Internal roads should be designed to reflect their purpose as an access to homes and should be designed to discourage through traffic. Shared surfaces should be created wherever possible;
• Traffic calming measures could be introduced within Hanover Crescent to facilitate the linkage of the sites to facilitate community cohesion interaction.
Green spaces, new areas of public realm and new footpaths to connect the neighbourhood.
Establish a street hierarchy to protect pedestrian priority
Primary Routes Tertiary Routes Internal Roads Vehicular Access Points
Secondary Routes Traffic Calming Measures Key Pedestrian Route
46 | Development Frameworks: Victoria Park, Charles Street and Granby Row Car and Cycle Parking
Daisy Bank Road E The Framework Area enjoys a highly sustainable and accessible location being situated adjacent to a high frequency bus route which links the city centre to D south Manchester. The site is also located within walking distance of a range of C local facilities and employment opportunities. F In view of this sustainable location and to encourage accessible travel, the provision of car parking spaces should be limited with greater emphasis given B G Pedestrian Movement and Connectivity to the provision of secure facilities for the storage of bicycles : A generous amount of open space should be left to create a H key connection from west to east within the Framework Area • A maximum of one car parking space per three dwellings could be provided; and should unite the two halves of the development. Buildings should be arranged so as to facilitate the creation of new • Car parking spaces should ideally be provided immediately outside pedestrian links from north to south to connect residents more individual houses or within communal parking areas. Where parking is A directly with local amenities. required to be accommodated within the street, a shared surface could be Anson Road used where possible to enhance the quality of the space;
Key Connection New Pedestrian Routes • Electric vehicle charging points should be provided to all car parking spaces;
New Routes Existing Routes • Space for the secure storage of bicycles should be provided within the curtilage of individual houses to the rear of the property, where possible. Storage should be considered as part of the design and integrated with the dwelling;
• Facilities for the secure storage of cycles for each apartment should be provided and should seek to achieve a ratio of 1:1 provision. Daisy Bank Road E Waste Storage
Space for the storage of refuge should be provided to the rear of individual C D properties, where possible. F Where refuge cannot be stored to the rear, facilities could be integrated into the design of individual houses and apartment buildings. B G Levels of provision should accord with the requirements of Manchester City H Council Waste Storage and Collection Guidance for New Developments.
Services Access, Refuse & Parking parameter plan
A Pull-in zones for emergency vehicles/ delivery/ drop-off Anson Road
Resident’s Parking
Integrated Refuse Store (per dwelling)
47 03B - Development Principles: Victoria Park Framework Area
An opportunity to deliver mixed tenure affordable / key worker housing for local families and to enhance the character and appearance of the Victoria Park Conservation Area.
48 | Development Frameworks: Victoria Park, Charles Street and Granby Row Precedent: Leaf Street by Mecanoo
49 03C - Development Principles: Charles Street Framework Area
Vision
• An opportunity to create a new destination within a forgotten area of the city centre, regenerating a neglected space
• Providing a range of commercial and social spaces such as bars, restaurants and retail facilities, encouraging visitors to spend time and socialize
Charles Street • Meeting increased demand for central accommodation for students and homes for Framework Area working households • Offering generous areas of new public realm and green space
• Ensuring connectivity and integration with neighbouring regeneration areas
• Providing a safe and secure pedestrian route from Oxford Road to Piccadilly.
Charles Street Framework Area
Adjacent Granby Row Framework Area
50 | Development Frameworks: Victoria Park, Charles Street and Granby Row Piccadilly Gardens
Manchester Piccadilly
Sackville Building
UoM North Campus
Circle Square Mancunian Way
51 Manchester Gateway to iD to Gateway Key Public Realm Key Potential Future Pedestrian Routes Pedestrian Future Potential Routes Pedestrian To University of of University To Manchester Campus Manchester An Understanding An Understanding of Place Location A Strategic within the city centre is located Area Framework The Charles Street within the ‘Southern It also located and within Corridor Manchester. Road the Chester from of higher density development extending Arc’ Mayfield in the east. to in the west intersection of iD Manchester west the immediate positioned to Strategically walk within a five minute it is located Square, of Circle and east Stations. Railway Road and Oxford Piccadilly of Manchester the Mayfield SRF area, to in relation located It is also conveniently and the the University campuses Area, Framework Row Granby of the city centre. areas and leisure retail principal Charles Street Row Granby Adjacent Circle Circle Square Strategic location location Strategic
Sackville Street
Pendulum Hotel Pendulum
Weston Hall Hall Weston
Charles Street Charles
Railway Viaduct Railway University of Manchester Car Park Car Manchester of University Car Park University of Manchester University of Manchester Framework Area Framework Ibis Hotel
Princess Street Charles Street Charles 03C - Development Principles: Charles Street Framework Area Area Framework Principles: Charles Street 03C - Development 52 | Row and Granby Charles Street Park, Victoria Frameworks: Development Charles Street Framework Area Framework Charles Street Framework Area
iQ Long Leasehold
University of Manchester Freehold
Accor Invest Freehold
The Framework Area occupies a Ownership plan strategic gateway
Site Ownership location between
The Framework Area comprises land within three ownerships, as indicated Circle Square and on the plan above.
Under a long leasehold interest, iQ own land comprising the Weston Hall iD Manchester. and Pendulum Hotel buildings, the freehold of this site is owned by UoM. The surface car park area to the west is also owned by the UoM. The IBIS Hotel to the north-west is owned by Accor Investments.
53 Charles Street Framework Area Image source: Google (labelled for reuse and modification)
SRF Areas Civic Quarter Manchester Central RegeneraƚŝŽn Framework
Corridor Manchester A Decade of Opportunity Strategic Vision to 2025
First Street Manchester Development Framework
Former BBC Site, Oxford Road (Circle Square)
Great Jackson Street Development Framework
HS2 Manchester Piccadilly Strategic Regeneraƚŝon Framework
ID Manchester
KnoƚƚMill
MayĮeld Strategic Regeneraƚŝon Framework
North Campus SRF
St John's Strategic Regeneraƚŝon Framework
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Birchall Way Strategic Framework Area
Upper Brook Street Strategic Framework Area
Former Elizabeth Gaskell Campus Strategic
Manchester City Centre Strategic Framework Area
Manchester Metropoliton Unŝversity Estate Boundary
Unŝversity of Manchester Estate Boundary
Manchester NHS Trust Estate Boundary
iQ Framework Areas
The Framework Area is located within a five minute walk of Manchester Piccadilly and Oxford Road Railway Stations.
Circle Square Development 55 Image sources: Turley Photographer
Pendulum Hotel
Existing Use
Weston Hall comprises four interconnected blocks of PBSA providing 527 en-suite bedrooms with associated common rooms and reception facilities. The buildings stand at between 5 and 7 storeys in height. Pedestrian access for residents is from Sackville Street via an internal courtyard area.
Echoes Day Nursey occupies part of the ground floor of Weston Hall under an occupational lease and is accessed from Charles Street. The nursery provides pre-school education for c.50 children.
The Pendulum Hotel is physically connected to Weston Hall and comprises a part 4, part 5 storey building. The hotel provides 117 bedrooms alongside a range of conference facilities. Access to the hotel and conference centre is also taken from Sackville Street to the east. Whilst well maintained these buildings are of very limited architectural quality and contribute little to the surrounding townscape or sense of place.
Their mass and configuration acts as a barrier to pedestrian movement and conflicts with the urban grain of the surrounding area.
The north-west corner of the site is occupied by the IBIS Hotel providing 126 en-suite bedrooms in a 8 storey building. The western frontage of the site is occupied by a surface level car park, a grass verge and five existing trees. The surface car park results in an incomplete frontage to Princess Street which diminishes the level of enclosure and townscape quality of this key route into the city centre.
The northern boundary of the Framework Area is formed by Charles Street, immediately beyond which is a multi-story car park and the Manchester South Junction and Altrincham Railway Viaduct (Grade II listed). Neither Weston Hall nor the car park opposite offer any activation to Charles Street which results in a low quality pedestrian environment. Weston Hall The eastern and southern boundaries are formed by Sackville Street and existing buildings of the UoM City Campus including the James Lighthill Building and Pariser Building.
Princess Street forms the western boundary, on the opposite side of which is an apartment building (12 storey).
There is a notable level change (c.3 metres) across the site moving from Sackville Street on the eastern boundary to Princess Street on the western boundary.
A culverted section of the River Medlock runs beneath the southern area of the site; easements for which will need to be respected during the design process.
The height of existing buildings within the Framework Area is well below those on some nearby sites.
56 | 57
Image source: Turley Photographer 03C - Development Principles: Charles Street Framework Area
Surroundings
The Charles Street Framework Areas site is strategically located in a forgotten part of the city centre which has limited townscape qualities but which is undergoing, and will continue to undergo transformational change, as key developments such as Circle Square, Mayfield, iD Manchester and Kampus are completed (see Appendix 2 for further details).
The Framework Area is located immediately to the south of the Whitworth Street Conservation Area and close to a number of listed buildings. Further information regarding these heritage assets is presented in Appendix 6. G It is also located within the ‘Southern-Arc’: an area of the city centre defined by the parallel C relationship of the railway viaduct and the ringroad, and broadly stretching from the Chester Road intersection in the west to the Mayfield area near Piccadilly Station in the east.
It is not a formally designated area, however it is where a collection of tall new build developments have begun to cluster. It presents a high edge to the south of the city centre and captures the gateway route into Manchester via Deansgate, Oxford Road and Piccadilly stations. The ‘Southern Arc’ - a high edge to the City tracing the rail link The Charles Street Framework Area has a prominent position within the Southern Arc, being sited between Circle Square and iD Manchester. The height of the existing buildings is well below those on adjacent sites (existing / emerging) and results in a gap within the Southern Arc: there is an opportunity for new development to connect to the height of the adjacent developments and complete the edge.
Within Circle Square4, a number of significant development proposals have been granted consent and are under construction. These comprise buildings standing to between 12 and 37 storeys providing space for apartments, PBSA (1,100 bed spaces), offices, hotel and a multi-storey car park. The first two commercial buildings, No.1 and No. 2 Circle Square, totalling 400,000 sq ft Grade A commercial floor space are due for completion in summer 2020. Occupiers of the buildings include Hewlett Packard Enterprise. G 5 Kampus is nearing completion and will deliver ‘Manchester’s garden neighbourhood’ with secret C streets, gardens and terraces. The scheme comprises a mixed used development comprising 533 residential units and a range of retail, commercial, food and beverage and leisure uses.
Manchester New Square6, on the corner of Princess / Whitworth Street, is currently under construction and due for completion in late summer 2020. The scheme will deliver 351 residential apartments across three buildings ranging from 12 – 15 storeys. Tall Building Developments in the Southern Arc - the Framework sites currently present a gap iQ’s Echo Street PBSA / Co-Living development7 is 200 metres to the east and is scheduled for completion in 2022. Echo Street will deliver 242 PBSA and 642 Co-Living bed spaces in three Existing Tall building Development C towers rising in height from 14 to 25 storeys. Charles Street Framework Area
Such is the strategic location of the Charles Street Framework Area there is an opportunity for Proposed Tall building Development G Granby Row Framework Area its redevelopment to ‘knit together’ development within the wider area resulting in an overall Development Framework Areas ‘The Southern Arc’ regeneration impact greater than would otherwise be realised.
58 | Development Frameworks: Victoria Park, Charles Street and Granby Row 59
Railway Viaduct
Inner Ring Road G C
Railway Viaduct Charles Street Framework Area Framework Charles Street ‘The Southern Arc’ Granby Row Framework Area Framework Row Granby C G
Inner Ring Road 25-34 Storeys 25-34 Storeys 35+ Storeys 35+ Storeys 1-8 Storeys 9-16 Storeys 17-24 Storeys Southern Arc Key 03C - Development Principles: Charles Street Framework Area
O 2 3 4 5 6 P
C G
CHARLES STREET FRAMEWORK AREA GRANBY ROW FRAMEWORK AREA
The Southern Arc - current skyline
1 O 2 3 4 5 6 7 8 P 9
C G
ECHO ST
CIRCLE SQUARE CHARLES STREET FRAMEWORK AREA GRANBY ROW FRAMEWORK AREA MAYFIELD
iD MANCHESTER
The Southern Arc - forthcoming skyline, with an aspirational datum for a corridor of height between Oxford Road and Piccadilly Stations, which would leave a dipped curve in the Charles Street and Granby Row Framework Areas
Under Construction O Oxford Road Station 01. Student Castle 06. City Tower P Piccadilly Station 02. Artisan Heights 07. iD Manchester (Shown Indicatively) Planning Submitted / Approved 03. Principal 08. Echo Street 04. Circle Square 09. Mayfield Development (Shown Indicatively) 05. Manchester One
60 | Development Frameworks: Victoria Park, Charles Street and Granby Row Southern Arc Key Developments
Railway Viaduct
Railway Viaduct Inner Ring Road
Inner Ring Road
Key
Framework Areas Knott Milll iD Manchester C Charles Street Framework Area
Key Vehicular Routes Great Jackson Street First Street G Granby Row Framework Area
Key Pedestrian Routes Circle Square HS2 (Inc Mayfield) ‘The Southern Arc’ 61 Environmental Designations and Green Infrastructure
The majority of the Framework Area is located within Flood Zone 2. A small area in the western part of the Weston Hall / Pendulum Hotel site is located within Flood Zone 1.
No European Protected Sites, Local Nature Reserves or Local Wildlife Sites are located within 1km of the sites. Two sites of biological importance are identified within 1km of the site boundary: Ducie Street Basin 430m to the north and Ashton Canal West 540m to the north east.
The habitats on site are considered to be typical of urban areas and are widespread and common throughout the UK and Manchester City Centre.
No evidence of roosting bats was found within the site.
Transport and Accessibility:
The Framework Area benefits from excellent levels of accessibility.
It is located in close proximity to high frequency bus routes on Princess Street, Charles Street and Hulme Street, each providing between 5 and 10 services per hour.
Piccadilly Gardens bus station is located within a 10 minute walk whilst the nearest Metrolink stops are located at St Peter’s Square (c. 0.5km) and Manchester Piccadilly (c. 0.5km).
Oxford Road Railway Station is easily accessible, situated c. 0.3km to the west. Manchester Piccadilly Railway & Metrolink Station is situated c. 0.5km to the east.
The nearest cycle hub is located at Oxford Road Railway Station. On-road cycle routes are located on Sackville Street and traffic-free routes located on Altrincham Street. Segregated cycle lanes are also available on Oxford Road.
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63 Image source: Getty 03C - Development Principles: Charles Street Framework Area
Charles Street Framework Area: Development Principles
Presented below are a series of development principles and parameters. These will ensure that future development within the Framework Area will deliver new buildings of the highest quality of architectural design and a place which is attractive, inclusive and sustainable; a place which contributes to the ongoing regeneration and transformation of Manchester City Centre.
The principles and parameters will be of assistance to design teams in preparing future planning applications and Manchester City Council in their consideration / determination of those applications.
A Mixed-Use Development
The Framework Area occupies a strategic location between Circle Square and iD Manchester. The size of the Framework Area (1.25ha) provides an opportunity to create a new “place” with a unique identity and character; a place which enhances the 01. Use Type Areas experiential quality of the pedestrian journey between Oxford Road and Manchester a Piccadilly and which makes a significant contribution to the ongoing transformation and PBSA regeneration of this part of the city centre. b Commercial
The vision is of a “place” with life throughout the day and into the evening, contributing c Residential to the social, cultural and economic success of the City.
To achieve this vision a broad mix of complementary uses is anticipated.
The ground floors of individual buildings should contain a range of commercial uses, Contextual Uses which could include, by way of example, retail stores, barbers, florists, bars, restaurants and other such uses which activate the street-scene and public realm, provide day to Student Residential day services and amenities and encourage visitors to spend time and socialise. Residential Such uses would provide natural surveillance of public spaces and opportunities for future residents and those passing through to meet, to socialise and to shop. Office The upper floors of the buildings should provide Purpose Built Student Accommodation (PBSA) and residential apartments. Hotel
The PBSA could offer a range of types of accommodation (including studios and cluster Retail flats (with and without en-suite bathrooms) capable of addressing demand at a variety of price points. Applications will be expected to demonstrate compliance with Policy Education H12 of the adopted Manchester Core Strategy (and / or any subsequent policy relating to the provision of student accommodation). London Road Fire Station
The residential apartments could similarly offer a choice of types of accommodation Leisure and comply with the Manchester Residential Design Guide. Industrial
Car Park
64 | Development Frameworks: Victoria Park, Charles Street and Granby Row a
c b
65 03C - Development Principles: Charles Street Framework Area
The level changes across the site allow for the creation of a significant amount of space at lower- ground floor level. Market analysis and review of other similar spaces in the UK and Europe suggest that such space would be capable of accommodating a range of unique leisure and entertainment offerings including:
• Foodhall
• Flexible Managed Event Space capable of hosting events such as –:
– Intimate music venue – Media branded events – Art exhibits – Museums on tour – Leisure / indoor sports – Immersive experiences – Product launches
• Co-working space - to complement the Higher Education Institution (HEI) and PBSA uses above
• Food and Beverage - the space would create an opportunity for an established operator to propose a new concept
• Leisure – suitable for a variety of leisure uses
• Health and Wellbeing facilities – such as drop in centre / GP surgery
Such uses would support the ambition of the Charles Street Framework Area becoming a “Place” in its own right; a destination with its own character and unique identity.
Table 1, below sets out the principles for the mix and quantum of development to be provided across the Framework Area: Table 1: Aspirational Development Parameters – Quantum8 An opportunity to Use Quantum of Location Development (Approx) create a new ‘place’ PBSA 2,550 – 2,850 bed spaces Plots 1,2,3,4,5 with a unique identity Residential 18,400 - 27,120 m2 Plots A, B, C and character; a place Ground Floor Commercial Uses 2 (Use Class A1, A3, A4, A5, D1, D2) 4,770 m All Plots* with life throughout Lower ground floor area Leisure and Entertainment Space 2 5,486 m beneath the day and evening.
* Figures include commercial use at ground and first floor in Plot D
66 | Development Frameworks: Victoria Park, Charles Street and Granby Row
Image sources: Getty 67 03C - Development Principles: Charles Street Framework Area
Building Height / Massing
The Framework Area is located in an area which is undergoing transformational change; a change which will continue over the next 10-15 years as a series of strategically important developments are delivered including iD Manchester and Mayfield.
These developments, and the Charles Street Framework Area, are located within the “Southern Arc”: a band of higher density developments which is emerging on the southern fringe of the City core from Great Jackson Street in the west to Mayfield in east. Buildings will be up to 64 storeys in height.
The Charles Street Framework Area is broadly located at the mid-point of the Southern- Arc; with the height and massing of existing buildings significantly below that which will emerge on adjoining sites such as Circle Square and iD Manchester.
There is an opportunity for new development within the Charles Street Framework Area to respond positively to the height datum which is emerging within the Southern- An illustrative response on the Framework sites that would support the vision of the Southern Arc Arc, particularly the upper City datum. The upper City datum establishes the skyline Existing Tall building Development of a contemporary major City and demands buildings of the highest standards of Proposed Tall building Development architectural design. Development Framework Areas Therefore, buildings of scale will be appropriate subject to impacts on:
• the setting and significance of nearby listed buildings;
• the character and appearance of the Whitworth Street Conservation Area;
• the amenities of existing nearby residential properties; and
• micro-climatic conditions within areas of existing and proposed public realm (i.e. wind)
The building on Plot 4 should be treated as ‘landmark ’ building in architectural terms (see section on language and architectural quality below).
Strategic Position of Site within Developing framework
68 | Development Frameworks: Victoria Park, Charles Street and Granby Row Table 2, below, establishes aspirational minimum / maximum height parameters for each development plot.
Table 2: Aspirational Development Parameters – Building Height
Development Plot Min / Max Height (storeys)
1 10 / 18
2 32 /38
3 26 / 30
4 38 / 48
5 8/9
A 7/21
B 11/12
C17
D 2
New development should respond to the emerging height datum within the Southern Arc – a band of high density development on the southern fringe of the city centre from Great Jackson Street in the west to Mayfield in the east.
69
Image source: Getty 03C - Development Principles: Charles Street Framework Area
Upper City Datum Charles Street
Lower City Datum Sackville Street C 17 1 18- 234 Minimum Heights B 19 11- 32- 26- 38- 12 38 30 48
Upper City Datum A 5 07-21 F 01 18-19
Lower City Datum
C
Maximum Heights
Upper City Datum
Lower City Datum
Circle Square Charles Street Framework iD Manchester
Minimum and Maximum Heights Comparison
70 | Development Frameworks: Victoria Park, Charles Street and Granby Row Design Parameters - Minimum and Maximum Massing
38
18
26 32
02 7 18 11 17
Minimum Massing
48
19
30 38
21 02 19 12 17
Maximum Massing Overlay of minimum and maximum massing parameters
71 03C - Development Principles: Charles Street Framework Area
Aerial view from the south west, looking beyond to the proposed indicative massing of iD Manchester
72 | Development Frameworks: Victoria Park, Charles Street and Granby Row Aerial view looking south beyond the Charles Street Framework Area. The proposed indicative massing of iD Manchester is shown to the east.
73 03C - Development Principles: Charles Street Framework Area Ensuring connectivity
Building Edges, Active Frontages and Pedestrian Permeability and integration with neighbouring regeneration
The Charles Street Framework Area comprises a ‘City block’ enclosed to the There is therefore, a significant opportunity for development within the Charles schemes creates maximum west by Princess Street to the east, by Sackville Street to the west and to the Street Framework Area to ‘repair’ the urban grain in this location; to connect north by Charles Street which runs through the Framework Area on an east- Princess Street to Sackville Street; to enclose and activate primary road frontages impact in the city centre. west axis. and to link Circle Square to iD Manchester. The City grid pattern should be reinforced for legibility and orientation. The Princess Street frontage is occupied by a surface car park and fails to enclose or activate the street. Whilst the existing Multi-Storey Car Park and By ensuring connectivity and integration with neighbouring regeneration Weston Hall buildings provide a level of enclosure to Charles Street there are areas the combined impact of the various regeneration schemes in this part no active ground floor uses and the pedestrian environment is poor with a of the city centre (Circle Square, iD Manchester, Mayfield, the Charles Street pedestrian footway only available on the southern side. Framework Area and the Granby Row Framework) Area will be much greater than the sum of the individual parts. The large foot-print of the Weston Hall / Pendulum Hotel buildings precludes pedestrian movement through the site (east-west). Although the entrance Diagrams opposite and on subsequent pages establish a number of guiding area to the Pendulum Hotel provides a degree of activation to Sackville Street, principles and parameters for future development. They also illustrate how, its contribution to the street and sense of place is limited. in the interests of ensuring ease of delivery of future development, individual C blocks are contained to single land ownership interests. 1 234 B
A 5 F
Charles Street Framework Area
1:1000
Framework Area University of Manchester Freehold
iQ Long Leasehold Accor Invest Freehold
74 | Development Frameworks: Victoria Park, Charles Street and Granby Row In order to ensure that redevelopment successfully repairs the urban grain in this location new buildings within the Charles Street Framework Area site should be arranged in a manner which responds positively to the following guiding principles and development parameters: Charles Street Charles Street • Princess Street, Charles Street and Sackville Street should be enclosed by
new buildings where possible. These buildings should be set back from Sackville Street the pavement edge with new areas of public realm creating and providing C C an entrance threshold to the buildings. Consideration should be given to Sackville Street 1 1 the future relationship between new buildings on Charles Street and those 2 34 which may be delivered on the site of the multi-story car park as part of the iD 234 B Manchester development;
• Adequate separation distances should be provided between individual buildings within the Framework Area and between proposed buildings and those which currently exist on nearby sites. Doing so will ensure that existing A 5 A 5 D D and future residents enjoy appropriate levels of privacy and amenity and provide opportunities for new areas of public realm;
• Buildings should mainly be arranged within the Framework Area to facilitate and promote the movement of pedestrians on an east –west axis (between Oxford Road and Piccadilly);
• Buildings may also be arranged on a north-south axis (between the site and Granby Row and areas beyond); this would strengthen the City grid patterns Primary Road Frontages (Princess Street, Charles Street, Sackville Street) Active Frontages
creating more legible and permeable pedestrian connectivity. It would Buildings should be set back from the primary road frontages to allow for the The massing at lower levels should be cut back to pronounce the entrance to ensure a positive relationship with future development on the multi-story car creation of new areas of public realm. individual buildings and create active frontages which can enliven the green park site as part of iD Manchester; public realm.
• Entrances to buildings could be emphasised through the ‘cutting- Massing Build Boundary Suggestive active frontage back’ of ground floor areas. This would also allow more space to be Setback Zone from the street edge given back to the street; Cut back of massing at Ground Floor • The ground-floors of individual buildings could contain uses which activate the public-realm and provide passive surveillance of public spaces. Active uses could include commercial activities such as bars / restaurants but could also include reception / lobby areas for PBSA / residential uses above.
75 Charles Street Charles Street Charles Street Sackville Street Sackville Street C C C Sackville Street 1 1 1
B 234 234 234 B B
A 5 A 5 A 5 F D D
Pedestrian Movement and Connectivity Separation distance Increasing build zone
Buildings should be arranged so as to facilitate the creation of new pedestrian Appropriate separation distances between individual buildings Building perimeter has potential to increase, minimum overlooking zone routes both from east to west and north to south, connecting the site into should be provided. maintained between Tower 4 & 5 and Tower A & B with massing shift south. wider urban grain.
New Primary Routes 5.0m min. distance from railway 9.0m min. distance Extension of build perimeter 13.5m min. distance 6.0m min. distance New Secondary Routes Minimum overlooking zones 1.5m max. increase build zone Existing Routes
Potential future connection into Manchester site
76 | A significant opportunity for
iD Manchester development within the Charles
To University of Circle Square Manchester Campus Street Framework Area to ‘repair’ the Enhancing connections
Vehicular connections urban grain in this Pedestrian connections
New key pedestrian connections part of the City.
Potential road closure & pedestrianised
Potential future connection into Manchester site
77 03C - Development Principles: Charles Street Framework Area
Language and Quality
The strategic location of the Charles Street Framework Area within the centre of the Southern-Arc, provides an opportunity to create landmark buildings.
Landmark buildings should be of distinctive quality and character. Their significance should be expressed through architectural language and high quality materials and design. They should be outward looking and engaging with the ground floor and urban realm; commercial frontages of a larger scale may be appropriate.
Landmark buildings could be tall and act as an urban locator for the area, they could create gateways into the Framework Area and adjacent development areas.
The level of detail and design quality for buildings in the Charles Street Framework Area should be commensurate with the strategically important location of the site connecting Circle Square to iD Manchester and its visibility from principal road and rail corridors on approaches into the city centre.
Robust materials of a quality which matches and where possible surpasses those of 01. Green Public Realm the adjacent proposed developments should be incorporated.
Particular consideration should be given to how the lower levels of individual buildings respond to or facilitate the transitional and intersecting nature of the new connecting route.
The public realm should be predominantly green, with high quality pathways and stopping places. There should be light and open green spaces for circulating and resting.
02. Green Public Realm
78 | Development Frameworks: Victoria Park, Charles Street and Granby Row 03. Public Realm Linkages 04. Public Realm Linkages
05. Public Realm Linkages 06. Active Street Frontage
07. High Quality materials 07. High Quality materials 08. High Quality materials
79 03C - Development Principles: Charles Street Framework Area
The Public Realm
The creation of a significant area of new public realm within the heart of the Framework Area is of critical importance. Charles Street This central area of public space would become one in a series of new public spaces being created in this area of the city centre linked together by legible pedestrian routes; together creating a safe, secure and enjoyable pedestrian journey between the Oxford Road and Manchester Piccadilly areas.
This central space could be activated by the ground-floor uses of adjacent buildings and provide a place for residents, visitors and those passing through to meet, socialise and to relax. C A significant quantum of green-infrastructure including trees and raised planted areas should be
provided within this area; playing an important role in place-making, providing shade and shelter, Sackville Street improving air quality and helping to sustainably manage surface water run off. 12 34 The choice of paving and the design of street furniture should be inclusive but also display a clear B identity and provide opportunities to linger, sit or play.
New areas of public realm should also be provided between buildings at Princess Street, Granby Row and Sackville Street. These spaces should also include green-infrastructure and tree planting.
Opportunities for traffic calming, shared surfaces and greater levels of pedestrian priority within Charles Street should be explored with Manchester City Council Highways Division through detailed design during the planning application process. The possibility of the future closure of Charles Street to through traffic between Sackville Street and Princess Street should be explored. A 5 D
Creating new areas of public realm at the heart of the Framework Area is of critical importance.
Green Public Realm Primary Green Open Space Green Public Realm should be created between the buildings and Secondary Green Open Space through the Framework Area; providing places for residents, visitors and those passing through to sit and relax.
80 | Development Frameworks: Victoria Park, Charles Street and Granby Row Gateway to iD Manchester
Circle Square Key Public Realm
New Green Public Realm Opportunity
Existing Green Public Realm
Potential Future Pedestrian Routes To University of Manchester Campus Pedestrian Routes
Strategic location for key green public realm 81 03C - Development Principles: Charles Street Framework Area
Framework Area and Pedestrian Areas
The preclusion of through-traffic within Charles Street will provide the following opportunities:
• Safer pedestrian access across the framework site Sackville Street • Enlarged and improved area for public realm Princess Street
• Enlarged pedestrian routes Charles • Safer cycle access Street
• Increased greenery of the framework
• Microclimate and wind mitigation improvements
• Air quality improvements
• Reduced acoustic impact
• Enhanced wellbeing
Illustrative plan of a reconfigured pedestrianised Charles Street within Framework
Project Name: Klyde Warren Park // Architect/Designer: The Office of James Burnett// Location: Dallas, USA // Year: 2012
82 | Development Frameworks: Victoria Park, Charles Street and Granby Row Access Considerations / Constraints
Safe Pedestrian Access Public Realm and Green Space Air Quality and Acoustics Cycle Route
Refuse Collection Fire Brigade access Vehicular Drop-off for Residents Microclimate and Wind Mitigation
83 03C - Development Principles: Charles Street Framework Area
Car and Cycle Parking Charles Street The Framework Area enjoys a highly sustainable location within the heart of the city centre and within easy walking distance of Manchester Piccadilly Railway Station C and other public transport facilities.
Sackville Street Whilst it may be necessary to maintain some vehicular access along Charles Street for the purposes described above, the ambition is for the Framework Area to B 1 234 otherwise be a car free environment (with any requirement for vehicular access restricted to essential servicing).
Accordingly, no car parking spaces should be provided within the Framework Area (other than those required to meet requirements of the mobility impaired. Such A 5 spaces should be provided with EV charging points). D Secure cycle parking should be provided within each building at a minimum ratio of one space per two residents. Alternative solutions such as cycle-sharing hubs may also be considered acceptable subject to the submission of a detailed cycle-sharing strategy which details how such a facility would be managed and maintained on a day to day basis.
The external storage of significant numbers of bicycles within the defined areas of public realm should be avoided. Waste Storage
Facilities for the storage of refuge should be provided within individual buildings.
Refuse and Servicing Refuse points are to be within 10 metres of the road in accordance with Manchester City Council guidance.
Refuse Collection Point
Drop-off Area
84 | Development Frameworks: Victoria Park, Charles Street and Granby Row Visualisation of the Charles Street Framework Area
85 03D - Development Principles: Granby Row Framework Area
Vision
• An opportunity to transform a central location into a vibrant and diverse neighbourhood, a gateway into the City for those arriving into Manchester Piccadilly Railway Station • Incorporating a mix of uses including commercial, retail/leisure and high quality residential accommodation Granby Row • Providing a landmark eastern gateway into iD Manchester, linking Piccadilly and Mayfield in the Framework Area east to Charles Street and Circle Square in the west • Diversifying the supply of residential accommodation in the city centre - complementing Manchester’s first Co-Living development opposite at Echo Street • Enhancing the qualities and character of the Whitworth Street Conservation Area with quality architecture and complementing existing regeneration.
86 | Development Frameworks: Victoria Park, Charles Street and Granby Row Ancoats New Islington
Northern Quarter
Manchester Piccadilly
London Road Fire Station Mayfield
Sackville Building
UoM North Campus
87 03D - Development Principles: Granby Row Framework Area
An Understanding Aytoun Street of Place
Strategic Location
The Granby Row Framework Area is located within the city centre and within Corridor Manchester. It also located within the ‘Southern Arc’ of higher density development extending from the Chester Road intersection in the west to London Road Mayfield in the east.
Whilst strategically positioned to the immediate west of Manchester Piccadilly Railway Station and the Mayfield Strategic Regeneration Framework Area, Granby Row is a somewhat forgotten area of the city centre, but with the potential to provide a landmark eastern gateway into iD Manchester, the Charles Street Framework Area and Circle Square beyond. Fairfield Street
It is also conveniently located in relation to the University campuses and the Fairfield Street principal retail and leisure areas of the city centre. Warehouse 1
Site Ownership Fairfield House iQ currently hold a 150 year long-lease for Bainbridge House that commenced in 2018. The private owners of the site retained the freehold interest. iQ also own the freehold of Echo Street, Lambert and Fairfield and Warehouse One. Lambert House Granby Row Bainbridge House
London Road Echo Street
Granby Row
Granby Row Framework Area Framework Area
88 | Development Frameworks: Victoria Park, Charles Street and Granby Row 03D - Development Principles: Granby Row Framework Area
Existing Use
Bainbridge House comprises a complex of low rise commercial buildings of between two and three storeys of generally poor quality.
The buildings detract from the townscape qualities of this key gateway location and make no contribution to the environmental quality of the wider area. The prominence of the site demands a building of appropriate scale and high quality architectural design.
Lambert and Fairfield House each provide PBSA, comprising 436 bed spaces in total. The buildings stand to seven and nine storeys in height and are accessed from Granby Row and Back Action Street respectively. Whilst these buildings are well maintained they have little architectural quality and provide no activation to Granby Row. 01. Bainbridge House 02. Bainbridge House
The Echo Street development is presently under-construction and will deliver PBSA and Co-Living accommodation (as described in Section 3) in three buildings of up to 26 storeys.
Fairfield Street forms the northern boundary of the Framework Area, whilst the southern boundary is formed by the Manchester South Junction and Altrincham Railway viaduct (Grade II listed). The western boundary is formed by Vimto Park and the eastern boundary by London Road.
Granby Row is a somewhat 03. Lambert House 04. Fairfield House forgotten area of the city centre, but with the potential to provide a landmark eastern gateway. 05. Warehouse One 06. Aerial view of Bainbridge House
89 Granby Row Framework Area
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Sites and Surroundings It is an area which is undergoing, The Granby Row Framework Area is strategically located in an area where townscape quality and the quality of the pedestrian environment is very limited and not reflective of its presence as the principal gateway into the city centre for those arriving by rail. and will continue to undergo, It is however, an area which is undergoing and will continue to undergo transformational change, as key developments such as Circle Square, Mayfield, iD Manchester and Kampus are completed. transformational change. The Framework Area is located within the Whitworth Street Conservation Area and close to a number of listed buildings. Appendix 7 provides further detail of the heritage context.
Similar to the Charles Street Framework Area it is also located with the ‘Southern-Arc’ of higher density development. The Granby Row Framework Area is sited to the North of iD Manchester, at the intersection of the railway viaduct and London Road, where the high edge opens up to a view of Piccadilly Station. There is an opportunity to reinforce the ‘high edge’ directly adjacent to the railway viaduct and to terminate the view adjacent to London Road; to reveal the view of Piccadilly Station.
Located opposite the Framework Area, on the eastern side of London Road, is Piccadilly Railway Station and the Mayfield Strategic Regeneration Framework Area.
The vision for the Mayfield area is to deliver a world class, transformational neighbourhood incorporating a mix of uses including commercial, retail/leisure and residential along with a new public park. Buildings will be up to 50 storeys in height. Full details of the vision is detailed in Appendix 2.
An apartment building (Stonebridge House) adjoins Lambert House. The Bulls Head Public House (Grade II listed) is also located to the north (on the opposite side of Granby Row) beyond which is the Grade II* listed London Road Police and Fire Station.
A scheme for reuse and redevelopment of the London Road Police & Fire Station development is being delivered by Allied London and seeks to refurbish, restore, reconfigure and extend the existing building to create a mixed use development comprising a hotel (Use Class C1), work/office/leisure space (Use Classes B1, D1 and D2), food and beverage space (Use Classes A1, A3, and A4) and residential apartments (Use Class C3).
To the west is Vimto Park and the proposed iD Manchester site including the Sackville Building (Grade II listed). The vision for iD Manchester is to deliver 3.5 million sq ft of mixed use development to create a dynamic, world class community with innovation, collaboration and enterprise at its heart. Full details of the vision is detailed in Appendix 2.
Kampus9 is located to the north-west and is being delivered by Capital & Centric on the site of the former Manchester Metropolitan University Aytoun Campus. The development will provide 946 residential units and a range of other uses across a part 14, part 15, and part 16 storey building.
Such is the strategic location of the Granby Row Framework Area there is an opportunity for its redevelopment to ‘knit together’ a number of schemes in the wider area resulting in an overall Contextual Heights regeneration impact much greater than would otherwise be realised. 1-8 Storeys 25-34 Storeys
9-16 Storeys 35+ Storeys
17-24 Storeys 91
Environmental Designations and Green Infrastructure
The Framework Area is located within Flood Zone 1 meaning that it has the lowest ĞĞǁĂLJƐͲLJĐůĞͲƌŽƵƚĞĂLJĂLJƐLJƐͲͲLJĐ probability of flooding from rivers or sea10. No European Protected Sites, Local Nature Reserves or Local Wildlife Sites are located within 1km of the sites within the Framework Area. Two sites of biological importance are identified within 1km of the site boundary: Ducie Street Basin 430m to the north and Ashton Canal West 540m to the north east.
The habitats within the Framework Area are considered to be typical of an urban building plot of Manchester City Centre and of poor quality for foraging bats. Buildings are considered to have low-negligible potential for roosting bats.
Transport and Accessibility:
The Framework Area benefits from excellent levels of accessibility.
The area benefits from being located immediately adjacent to various modes of transport. High frequency bus services operating on London Road (A6) provide 35 to 40 services per hour including bus route 192 which provides regular services between Manchester City Centre, Longsight, Levenshulme, Heaton Chapel, Heaton Norris, Stockport and Hazel Grove.
The nearest north bound bus stop is located 25 metres to the south of the Framework Area. The nearest south bound bus stop is located 65 metres to the north of the Framework Area.
Bus routes 1 and 2 of the Manchester City Centre free bus service can be accessed 0.15km to the north of the Framework Area. These services provide access to Salford Central Station, the Museum of Science and Industry, Castlefield, Victoria Train Station and Spinningfields on a frequent ten-minute service.
Manchester Piccadilly Rail and Metrolink Station is situated c. 50 metres to the north of the Framework Area. 93
Image source: Getty London Road Fire Station 03D - Development Principles: Granby Row Framework Area
Granby Row Framework Area: Development Principles
Presented below are a series of development principles and parameters. These will ensure that a new building of the highest quality of architectural design is delivered on the site of Bainbridge House and that the wider Framework Area is a place which is attractive, inclusive and sustainable; a place which contributes to the ongoing regeneration and transformation of Manchester City Centre; stitching together the regeneration areas of Mayfield, iD, Charles Street, Circle square and the University campuses.
These principles and parameters will be of assistance to design teams in preparing future planning applications and Manchester City Council in their consideration / determination of those applications.
Use and Quantum of Development
The Framework Area occupies a strategic location opposite Manchester Piccadilly Railway Future planning applications will also be expected to demonstrate the Co-Living component is Station, the Mayfield Strategic Regeneration Area and is adjacent to iD Manchester. consistent with principles for this use set out within adopted planning policies.
The ambition is for the Framework Area to provide an eastern gateway to iD Manchester, Active uses should be introduced into the ground floor of Fairfield House and Lambert signposting a route to a new, word-leading district of business innovation and the House in order to activate Granby Row, provide passive surveillance and support that University Campuses beyond. which is to to be provided on the ground floor of the Echo Street development.
It will offer a range of residential accommodation whilst the public realm of Granby Row and Such interventions should be supported by enhancements to the external facades of these adjoining streets will be reimagined as a place for residents, visitors and those passing through to buildings in order to reflect the character of the Conservation Area. meet, socialise, relax or do business. It will have life throughout the day and into the evening. Table 3 below, sets out the principles for the mix and quantum of new development to be To achieve this aspiration a mix of residential and commercial accommodation should be provided. provided across the Framework Area: iQ’s Echo Street development is currently under construction (to be completed in 2022) and Table 3: Aspirational Development Parameters – Quantum shall provide Manchester’s first Co-Living development alongside new Purpose Built Student Accommodation (PBSA), replacing the former Chandos Hall student accommodation building. Use Quantum of Location There is an opportunity to provide a building of scale on the Bainbridge House site which Development (Approx) would provide a combination of hotel and Co-Living accommodation. The hotel will 250 bed spaces (plus welcome those arriving into Piccadilly Railway Station and provide an attractive and Hotel ancillary amenity and Bainbridge House comfortable place to stay; a place to meet for business and a place to socialise. Active uses back of house facilities) on the ground floor will enliven London Road and Granby Row. The hotel will become a landmark facility for the Piccadilly area. 770-950 bed spaces Co-Living Accommodation (plus ancillary amenity Bainbridge House The Co-Living facility will diversify the choice of residential accommodation in the city and back of house centre and complement/ support the concentration of business and commercial activity facilities) that shall emerge at Mayfield and in iD Manchester. Ground Floor Commercial Uses Lambert and Fairfield 500 m2 A combination of studios and shared apartments and generous shared amenity spaces (Use Class A1, A3, A4, A5, D1, D2) House could be provided, across a variety of price points, with flexible lease arrangements and Lambert and Fairfield with a programme of curated events to support the health and wellbeing of residents. PBSA 30-60 bed spaces House Future planning applications should be supported by a Facility and Operational Management Strategy.
94 | Development Frameworks: Victoria Park, Charles Street and Granby Row
Image source: Google (Labelled for use and modi 95 fication) 03D - Development Principles: Granby Row Framework Area
Building Height
There is an opportunity for the creation of a building of scale on the Bainbridge House site. This opportunity is supported by:
• The site and wider Framework Area being located in an area which already hosts buildings of considerable scale and mass (such as Piccadilly Station and the London Road Police and Fire Station) and which is undergoing transformational change; a change which will continue over the next 10-15 years as a series of strategically important developments are delivered including iD Manchester and Mayfield;
• The site and wider Framework Area being located within the “Southern Arc”: a band of higher density development which is emerging on the southern fringe of City core from Great Jackson Street in the west to Mayfield in east. Buildings will be up to 64 storeys in height;
The Bainbridge House site is broadly located at the mid-point of the Southern-Arc; with the height and massing of existing buildings on the Bainbridge House site significantly below that which will emerge on adjoining sites such as Echo Street, Mayfield and iD Manchester;
• The width of London Road and the location opposite Piccadilly Railway Station. There is an opportunity for the scale of this space to be reflected vertically allowing the building to become one of the first developments seen upon arrival into Manchester;
• The location of the site on the eastern edge of the Whitworth Street Conservation Area; an area of fragmented character which lacks the cohesiveness of the remainder of the designation and is less sensitive to change;
• The location of the site adjacent to the consented Echo Street Development (up to 25 storeys); the stepped massing of which supports a taller building on the Bainbridge House site fronting to London Road. The new building should not be a simple progression of height but provide a defining point to the eastern edge to the Conservation Area;
• The presence of the tower of the Kimpton Clocktower Hotel. The view west emphasises its landmark qualities and there is an opportunity for a new building to act as a counterpoint.
Opportunity - reflect the larger open space in front of the station with height
96 | Development Frameworks: Victoria Park, Charles Street and Granby Row 1 2 3 4 5 6 7 8 9 10
C G
CIRCLE SQUARE CHARLES STREET FRAMEWORK AREA ECHO ST GRANBY ROW FRAMEWORK AREA MAYFIELD
iD MANCHESTER
The Southern Arc - forthcoming skyline with Illustrative Framework Massing
Under Construction 01. Student Castle 06. City Tower 02. Artisan Heights 07. iD Manchester (Shown Indicatively) Planning Submitted / Approved 03. Principal 08. Echo Street Future Development 04. Circle Square 09. Piccadilly Station Illustrative Framework Massing 05. Manchester One 10. Mayfield Development (Shown Indicatively)
An illustrative response on the Framework sites that would support the vision of the Southern Arc Existing Tall building Development Proposed Tall building Development Development Framework Areas
97 03D - Development Principles: Granby Row Framework Area
Fitting in with existing and proposed massing, the stepping of Echo Street leads to a higher terminator at the edge of the Conservation Area
There is also an opportunity for the provision of modest roof-top extensions to Lambert House and Fairfield House. Such extensions could introduce a greater richness and variety to the townscape / roofscape of the City and assist in mediation of height between London Road Police and Fire Station and development at Echo Street and Bainbridge House.
Such extensions should be set back from the building façades by a minimum of one metre. Proposals for any increase in height should be supported by details of proposed enhancements to the external façades of these buildings.
Defines the edge of the Conservation Area and relates to the buildings within
98 | Development Frameworks: Victoria Park, Charles Street and Granby Row G07
S
H
F I
Fairfield Street Datum I Institute of Science and Technology S Skyline H Historic City Datum
01. Fairfield Street and The Institute of Science and Technology Datums 02. Skyline datum
There is also an opportunity for the provision of modest roof-top extensions to Lambert House and Fairfield House which would add to the richness and character of the townscape.
99
Image source: Getty Analysis of the surrounding townscape, heritage context and potential effects on neighbouring properties and areas of public realm suggest that a building of between 40 and 55 storeys could be accommodated.
The appropriate height for development on Bainbridge House will be tested through the planning application process with applications expected to asses the impact of development on:
• the setting and significance of nearby listed buildings, particularly the London Road Police and Fire Station;
• the character and appearance of the Whitworth Street Conservation Area and views from other sensitive locations such as St Peter’s Square;
• the amenities of existing nearby residential properties (existing and those benefiting from planning permission); and
• micro-climatic conditions within areas of existing and proposed public realm (i.e. wind) being assessed within applications for full planning permission and demonstrated to be acceptable.
The new building at Bainbridge House should not be a simple progression of height but should provide a defining edge to the Conservation Area.
Echo Street
100 | Development Frameworks: Victoria Park, Charles Street and Granby Row Design Parameters - Minimum and Maximum Massing
Upper City Datum
Lower City Datum
Minimum Heights
Upper City Datum
Lower City Datum
Minimum Massing Overlay of minimum and maximum massing parameters Maximum Heights
London Road
Fairfield Street
2 Upper City Datum
3 1 02 02 Lower City Datum
Granby Row Echo Street 4 40- 5 Minimum and Maximum Heights Comparison 55
Maximum Massing 101 Illustrative Massing iD Manchester View look west across the Southern Arc from the Mancunian Way
Circle Square
Great Jackson Street
102 | Development Frameworks: Victoria Park, Charles Street and Granby Row Great Jackson Street
Mayfield SRF Area Beetham Tower
Granby Row Charles Street Framework Area Framework Area
Axis
The Southern Arc - forthcoming views with Illustrative Framework Massing
103 Right: View from the east with Mayfield in the foreground
Left: Aerial view from the north, looking beyond the Framework Area 104 | Development Frameworks: Victoria Park, Charles Street and Granby Row to Mayfield 105 03D - Development Principles: Granby Row Framework Area
Language and Quality
The strategic location and prominence of the Bainbridge House site demands a landmark building of the highest architectural qualities. A modern architectural language should A landmark building should be of distinctive quality and character. It’s significance should be expressed through architectural language and high quality materials and design. It should be outward looking and engaging with the ground floor and be adopted to provide a backdrop to the public realm. Given the degree of separation from the remainder of the Conservation Area and the historic assets. principal frontage being to London Road, the new building does not have to adopt the same architectural language of the Conservation Area but should consider the key following attributes:
• A building mass which extends to the edge of the public realm
• Legible and celebrated entrances to communicate the primary frontage and provide orientation to the street
• Architectural accents, depth and quality and appropriate tone / colour of materials
A modern architectural language should be adopted to provide a backdrop to the historic assets incorporating refined materials with lustre or sheen with a variety of tones interlaced. This new language should not compete with the intricacy of historic buildings however.
The London Road Police and Fire Station is recognised as one of the most important listed buildings in Manchester and the relationship a new building of scale would have with this asset should not be underestimated. A building of scale will appear in views behind and in combination with the Police and Fire Station and Sackville Building from a number of view points.
A careful design process should be followed to ensure that the new building is informed by context and that the ‘robustness’ and prominence of the listed buildings would not be challenged.
The upper stages of any building would be as important as the lower stages ensuring this does not detract from the roofscape of the listed building or compete with its distinctiveness, whilst also addressing the London Road frontage and the more direct relationship a new building would have.
The transition between scales of the new building, the Bulls Head and the London Road Police and Fire Station should be considered through articulation of the lower floors of the new building. Consider how the articulation of the lower floors creates a transition between the buildings Roof top extensions to Lambert / Fairfield House should be of lightweight design, contrasting with the heavier existing materials.
106 | Development Frameworks: Victoria Park, Charles Street and Granby Row 01. Backdrop to a historic asset 04. Deep openings 07. Sympathetic to the adjacent historic fabric
02. Illuminating/ accentuate the historic asset 05. Legible and celebrated entrances 08. Light and non competing
03. Non-competing counterpoint 06. Wide openings at ground floor 09. Integrate with the roof extension
107 03D - Development Principles: Granby Row Framework Area
Building Edges, Active Frontages and Public Realm
The Granby Row Framework is bounded by London Road to the east and Fairfield Street to the north. Granby Row itself runs through the centre of the Framework Area on an east-west axis.
Bainbridge House presents a poor quality frontage to London Road and Granby Row. The building is in a comparatively poor state of repair, is part vacant and lacks the scale / presence expected of buildings in gateway locations. The pedestrian footway is of limited width.
There is an opportunity for development within the Framework Area to repair the quality of the townscape and pedestrian environment in this location.
Building edges should be set-back from the existing pavement edge to facilitate the creation of more generous areas of public realm and to create a welcoming threshold to the building. The public entrance to the building should be accommodated on the London Road elevation, clearly visible from Piccadilly Railway Station and with active ground floor uses providing passive surveillance of and enlivening the enlarged public realm.
There is a a similar opportunity to repair the townscape qualities and historic character of the Whitworth Street Conservation Area on Granby Row and in adjacent streets. A new entrance on Fairfield Street for Fairfield House is complemented by a new key space in the centre of the site addressed by newly activated ground floor areas
Key frontages relating to Vimto Park Key active frontages Key active frontages
Opportunity - new and enhanced connections to Granby Row from Fairfield Street Active Frontages Existing connections Enhanced connections Potential New connections 108 | Development Frameworks: Victoria Park, Charles Street and Granby Row 109
London Road 4
Echo Street 3 5 2
Fairfield Street 1 Granby Row Granby Massing Build Boundary edge the street from Zone Setback Primary Road Frontages (Echo Street, Granby Row, London Road) London Row, Granby Street, (Echo Frontages Primary Road of public realm. of new areas the creation allow for to the primary frontages from back road Buildings should be set oppressive oppressive eate an unified public realm and sense of place within the and sense of place unified public realm eate a and unwelcoming northern edge to the street. Proposals for redevelopment should redevelopment for Proposals the street. to northern edge and unwelcoming of commercial allow the introduction to facades of external include the remodelling possible, to House / Lambert and, where floor of Fairfield the ground uses into and upper floors of these buildings. of the ground appearance the external improve the materials, include the use of high quality and robust could Such enhancements and improved elevations richness to increased rhythmic facades, of regular introduction window details. will Area of the Framework in some parts of the quality public realm Enhancement Coburg (part), Row development (Granby Street with the Echo in association be delivered 125537/JO/2019). reference (planning application Street) and Back Acton Street (Minshull, Ebden and Pump Street) streets of remaining the enhancement for Proposals House. of Bainbridge redevelopment for planning applications of future part should form Row, and Granby Street Fairfield between connections reinforce to is potential There and the City grid legibility strengthening permeability, enhancing the pedestrian Row. enhancing the visibility of Granby those which and quality to character should be of a consistent Such enhancements such development. Together, Street with the Echo in association will be delivered should cr enhancements Area. Framework distance a minimum separation should provide House site of the Bainbridge Redevelopment viaduct. railway Viaduct and Altrincham Railway South Junction the Manchester to Both Lambert and Fairfield House lack ground floor activity and cr floor activity House lack ground Lambert and Fairfield Both House Lambert House and Fairfield of the elevations Enhance Street, the height along Fairfield restricts City datum local historic/ The established of the Institute to additional height adjacent for scope is increased however there and Technology. Science 03D - Development Principles: Granby Row Framework Area
Car and Cycle Parking:
The Framework Area enjoys a highly sustainable location within the heart of the city centre and within easy walking distance of Manchester Piccadilly Railway Station and other public transport facilities.
Accordingly, no car parking spaces should be provided in association with new development within the Framework Area (other than those required to meet requirements of the mobility impaired). Such spaces should be provided with EV charging points.
Secure cycle parking should be provided within the new building on the site of Bainbridge House and be accessed through the main lobby or a dedicated entrance at street level to ensure it is safe and secure. Alternative solutions such as cycle-sharing hubs may also be considered acceptable subject to the submission of a detailed cycle-sharing strategy which details how such a facility would be managed and maintained on a day to day basis.
The external storage of significant numbers of bicycles within the defined areas of public realm should be avoided. Waste Storage:
Facilities for the storage of refuse should be provided within individual buildings. Servicing:
Refuse points are to be within 10 metres of the road in accordance with Manchester City Council guidance.
Refuse and Servicing
Refuse Collection Point
Drop-off Area
110 | Development Frameworks: Victoria Park, Charles Street and Granby Row View towards Granby Row from Vimto Park 111 04 - Estate & Neighbourhood Management
This Development Framework provides the basis for the introduction of a significant quantum of additional built development in the city centre, across a number of sites located within a short distance of each other. The Charles Street Framework Area in particular will provide an innovative form of development where student accommodation is interwoven with the homes of working households, where residents share the public realm, visit the same bars and restaurants and whose interactions create a unique vibrancy and sense of place.
The successful integration of the development into Manchester’s urban and social Estate & fabric will depend upon the effective day to day management and stewardship of the buildings and public spaces over the long term, not only for the benefit of the residents and commercial tenants but also for the wider Mancunian community and Neighbourhood those who visit the City. Management
112 | Development Frameworks: Victoria Park, Charles Street and Granby Row Future planning applications should be supported by an Estate and Neighbourhood Management Strategy (EMS). The information to be provided within the EMS shall include, but shall not be limited to, the following:
• Arrangements for ensuring public access to all areas of the public realm at all times (except for areas dedicated for servicing / refuge storage);
• Details of any proposed restriction regarding specific activities within the public realm (i.e. ball-games);
• Details of proposals to ensure the safety and security of building occupiers and those using or passing through the public realm (through fixed infrastructure such as door controls and CCTV);
• Proposals for the regular cleaning and maintenance of the exterior of buildings;
• Proposals for the regular cleaning and maintenance of the public realm and Charles Street between Princess Street and Sackville Street to recognised standards;
• Proposals for the secure storage of refuge and its collection;
• Proposals for the general servicing of buildings; Image source: Getty
• Proposals for the management of the behaviour of students / tenants including codes of conduct and disciplinary protocols;
• Arrangements for managing the arrival and departure of students at the start and end of each term including the need (if required) for the temporary closure of areas of public realm;
• Evidence of operator accreditation to the: “ANUK/Unipol Code of Standards for Larger Developments for Student Accommodation NOT Managed and Controlled by Educational Establishment”11; The new buildings will provide a • Arrangements for notifying MCC and other relevant agencies of proposed ‘pop-up’ cultural events or similar within the public realm; and home for students and working- • Proposals for the establishment and operation of a neighbourhood forum which shall seek to provide a platform for commercial operators within the Framework households as well as new hotel Area (city centre) to meet with neighbouring residents and businesses (including other operators of PBSA developments), and representatives of others agencies such accommodation and commercial as MCC and GMP to identify issues relating to amenity and environmental quality and identify / agree strategies for resolution. uses such as retail outlets, restaurants, bars and cafes.
113 05 - Delivery
The Development Framework presents a holistic and integrated vision for the redevelopment of a number of identified sites within iQ’s ownership. The central proposition of the strategy is the release of Daisy Bank Hall and Manchester Gardens within the Victoria Park Framework Area to a Registered Provider (RP) for the Delivery provision of mixed tenure affordable / key worker housing and optimisation of existing assets within the city centre (within the Charles Street and Granby Row Framework Areas) for the provision of additional PBSA and other commercial uses. By implementing this framework Manchester could deliver 10% of its mixed tenure affordable / key worker housing target to 2025.
114 | Development Frameworks: Victoria Park, Charles Street and Granby Row The proposed sequencing of development is proposed to be as follows:
Commencement of the construction on Commencement of the construction on Development Framework subject of public Delivery of remaining PBSA and commercial the 1st phase of development within the the 2nd phase of development within the consultation and endorsement by MCC uses within the Charles Street and Granby Charles Street or Granby Row Development Charles Street or Granby Row Development Executive Row Development Framework Areas Framework Area Framework Area
Stage 1 Stage 2 Stage 3 Stage 4 Stage 5 Stage 6 Stage 7
Detailed planning applications submitted, Prior to practical completion of the 1st Prior to the practical completion of the and implementable planning permissions construction phase within the Charles 2nd construction phase within the Charles secured for development within all three Street or Granby Row Development Street or Granby Row Development Development Framework Areas12 Framework Area, a contract shall be Framework Area, a contract for the sale of entered into for the sale of Manchester Daisy Bank Hall to the Registered Provider Gardens to the Registered Provider for the for the development of mixed tenure development of mixed tenure affordable / affordable / key worker housing key worker housing
To ensure continuity of supply of PBSA and expedite delivery of mixed tenure affordable / key worker housing
115 06 - Outcomes and Benefits
The delivery of this holistic vision will contribute significantly to the ongoing regeneration and transformation of the City; environmentally, socially and economically. The Development Framework establishes guiding principles for the delivery of homes for up to 4,600 residents across mixed tenure affordable / key worker housing, co-living developments and student accommodation. Providing a mix of housing types and tenures for sustainable growth in the city centre and Victoria Park. The Development Framework looks to deliver hotel beds to aid the growing leisure and hospitality sector in the City, and through regeneration, replaces forgotten areas of the City Centre, with destinations and places where people can live, work and play.
This section of the Development Framework explains how the principles and parameters for the three Framework Areas respond to the strategic objectives presented in Section 1 (and Appendix 2) and the benefits Outcomes that would be created for the City as a consequence. and Benefits Alignment with Strategic Policy Objectives 1 Manchester Core Strategy (2012) 8 Revised Draft Greater Manchester Spatial Framework (GMSF) 2019
2 National Planning Policy Framework 9 Greater Manchester Internationalisation Strategy (GMIS) 2017
3 Corridor Manchester Strategic Spatial Framework (2018) 10 The Manchester Strategy (2015-16)
4 Manchester Piccadilly Strategic Regeneration Framework (2018) 11 The Manchester Residential Growth and Housing Affordability Strategy
5 Mayfield Strategic Regeneration Framework (2018) 12 The Manchester Green and Blue Infrastructure Strategy
6 North Campus Strategic Regeneration Framework (iD Manchester) (2017) 13 Manchester Residential Quality Guidance
7 The Greater Manchester Strategy (GMS) 2017
116 | Development Frameworks: Victoria Park, Charles Street and Granby Row Strategic Objective Policy Document How the Development Framework Responds Benefits for Manchester
Establishes clear principles to ensure the Delivery of Net Zero • This sustainable regeneration approach supports Manchester’s goal of becoming a 1, 2, 10, 12 delivery of net zero carbon development carbon neutral City by 2038. Carbon Development throughout the three Framework Area.
• Provides 10% of Manchester City Council’s affordable housing requirement for the remaining period to 2025. Delivery of mixed Provides c300 mixed tenure affordable homes for local families through the release of land • Meets an identified need for increased provision of mixed tenure affordable housing in tenure affordable / 1, 10, 11, 13 £ within the Victoria Park Framework Area to a close proximity to employment opportunities and transport. The site is within walking key worker housing Registered Provider. distance of the MRI, UoM and MMU campuses, which provide employment for c.17,000 people with a substantial number of keyworkers and is well-connected to the City Centre by public transport.
• Protects the environmental quality of Manchester by developing appropriately located, previously developed sites which can deliver a wide-reaching, long-lasting regeneration impact.
Prioritise the reuse of • This sustainable regeneration approach supports Manchester’s goal of becoming a All Framework Areas are previously developed, 1, 2, 3, 4, 5, 6, 11 carbon neutral City by 2038. Previously Developed under-utilised sites. Land (PDL) • All of the sites are strategically important locations which will support the ongoing regeneration and transformation of the city centre.
• The Victoria Park sites will be returned to residential use as was the original vision in the 1800s.
• Development within the Charles Street and Granby Row Framework Areas is designed to stitch together wider regeneration activity in the Piccadilly area such as Mayfield, iD Manchester and Circle Square creating one cohesive neighbourhood where new areas of public realm and green spaces are available for residents and visitors to enjoy. 1, 2, 3, 4, 5, 6, 7, Establishes clear place-making principles for each PLACE • An opportunity to create a gateway to the southern part of the city centre when travelling Create ‘Great Places’ 8, 9, 10, 11, 12 Development Framework Area. via Piccadilly Station.
• Development within the Victoria Park Framework Area will deliver a more appropriate form of accommodation, create central spaces for community interaction and help improve pedestrian movement through the area.
High quality residential development (including Co-Living) to be delivered adjacent to two • This will contribute to the diversification of housing product in the city centre, making Delivery of diverse employment-led Strategic Regeneration city centre living accessible to more people and assisting retention of talent. and flexible central 1, 10, 11, 13 Framework Areas (Mayfield and iD Manchester) • Complements the delivery of businesses and R&D accommodation at iD Manchester, accommodation within Corridor Manchester and in close proximity to Manchester Piccadilly. Mayfield and in other regeneration areas.
117 Strategic Objective Policy Document How the Development Benefits for Manchester Framework Responds
Delivery of PBSA in Delivers student • High quality PBSA to be delivered within Corridor Manchester, in close proximity to the 1, 3, 8, 10, 11, 13 accommodation on appropriate University campuses, addressing identified need – as required by emerging policy. appropriate locations sites in the city centre. • This will assist with the attraction of student-talent to Manchester.
• The new hotel would provide c.250 beds to help meet the needs of Manchester’s growing business and visitor economy. Qualitative enhancement of hotel Provision of facilities provision within the city centre • New areas of public realm would provide new places for visitors, workers and Mancunians + 1, 3, 7, 8, 9, 10 for tourism and leisure and delivery of accommodation alike to meet, socialise and relax within. for a range of commercial uses. • £6.4 million per year in visitor expenditure by additional hotel guests on retail and leisure goods and services.
Establishes a clear set of design • Enhancement of the Victoria Park Conservation Area, Whitworth Street Conservation Area Deliver design of the principles to ensure the delivery and the setting of nearby listed buildings. 1, 3, 8, 10, 11, 13 highest quality of high-quality design which is • Replacing incongruous buildings with high quality and sensitive architectural design sensitive to its local context. creating new landmarks for the City.
• Each Framework Area benefits from excellent levels of accessibility by bicycle and public transport, enabling future residents to travel sustainably.
Establishes principles to create • Where possible opportunities for creating electric vehicle charging points and bike storage Sustainable travel 1, 2, 3, 10, 12, 13 opportunity for sustainable travel have been detailed. and enhanced pedestrian access. • Charles Street Framework Area helps to connect Oxford Road in the west to Piccadilly in the east with new areas of public realm which will contribute to a safe and secure pedestrian environment.
• £450 million construction investment at development sitesi which is expected to create up to 270 FTE jobs during constructionii. Long-term The comprehensive and 1, 3, 4, 5, 6, 7, 8, holistic vision demonstrates iQs • After construction up to c275 on-site jobs in leisure, retail and building management roles. commitment to support 9, 10, 11, 12, 13 ongoing commitment to invest • Up to £20.5 million per year in resident expenditure on retail and leisure goods and services. Manchester’s economy significantly in Manchester. • Up to £3.3 million public revenue boost in Annual net Council Tax and Business Rate for Manchester City Council.
i) Total estimate includes build cost and professional fees 118 | Development Frameworks: Victoria Park, Charles Street and Granby Row ii) Assumes an indicative construction period of 10 years 119
Image source: Getty 07 - Next Steps
The draft Development Framework will be the subject of an initial period of public consultation between early June and early July 2020, Next Steps where comments on the proposals will be invited.
Following consideration of responses, the Development Framework will be updated (to the extent considered necessary) and presented to Manchester City Council’s Executive Committee who will be asked to endorse the document for a further period of public consultation (late July to mid-August). This phase of consultation will be led by MCC with details of the updated development framework available at www. manchester.gov.uk
Following consideration of any further responses the Development Framework will be finalised and presented to Manchester City Council’s Executive Committee in October 2020 for endorsement as a material consideration in the determination of future planning applications.
Subject to the outcome of the above process, iQ anticipates commencing preparation of planning applications for individual sites from Q4 2020.
120 | Development Frameworks: Victoria Park, Charles Street and Granby Row The proposed sequencing of activity is proposed to be as follows:
Review of comments and refinement of Formal consultation on Request for MCC Endorsement of Framework proposals Development Framework Framework proposals
September / June July/August September October November October
Commencement of informal consultation MCC Executive endorsement to commence Review of comments and finalisation of with stakeholders formal consultation Framework proposals
121 End Notes
24 Housing
1 https://www.architecture.com/-/media/GatherContent/Test-resources-page/Additional-Documents/RIBASustainableOutcomesGuide- 25 Central Manchester 2019pdf.pdf 26 Affordable Housing 2 https://www.ukgbc.org/wp-content/uploads/2019/04/Net-Zero-Carbon-Buildings-A-framework-definition.pdf 27 Purpose Built Student Accommodation Development 3 February 2020 28 City Centre High Density Development 4 LPA Ref: 110055/FO/2015/C1; 111027/FO/2016/C1; 111025/FO/2016/C1; 111028/FO/2016/C1; 111026/FO/2016/C1; 113832/FO/2016; 29 Design Principles and Strategic Character Areas 5 LPA Ref: 112034/FO/2016/C2 30 A Place for Everyone 6 LPA Ref: 114585/FO/2016 31 Tall Buildings 7 LPA Ref: 122732/JO/2019 32 Design and Heritage 8 Figures include commercial space on first floor of Block F 33 Heritage 9 LPA Ref: 112034/FO/2016/C2 34 Mixed Use Development 10 https://flood-map-for-planning.service.gov.uk/summary/384652/397699 35 Change and Renewal 11 PBSA components only 36 Reducing CO2 Emissions by Enabling Low and Zero Carbon 12 Within the Charles Street area the planning application would relate to the current iQ landownerships only. 37 Target Framework for CO2 reduction from Low and Zero Carbon Energy Supplies 13 At March 2020 38 Adaptation to Climate Change 14 At March 2020 39 Green Infrastructure 15 The iQ portfolio includes ensuite and non ensuite rooms within cluster flats 40 Safeguarding Open Space, Sport and Recreation Facilities 16 Spatial Principles 41 Quantity of Open Space, Sport and Recreation 17 Spatial Principles 42 Area priorities for Open Space, Sport and Recreation 18 Economy 43 Sustainable Transport 19 Employment and Economic Growth in Manchester 44 Accessible Areas of Opportunity and Need 20 The Regional Centre 45 Transport 21 Central Manchester 46 2019 22 Primary Economic Development Focus: City Centre and Fringe 47 LPA Ref: 124972/FO/2019 and 125248/FO/2019 23 Overall Housing Provision 48 https://www.gov.uk/government/statistical-data-sets/live-tables-on-net-supply-of-housing
122 | Development Frameworks: Victoria Park, Charles Street and Granby Row 49 All data on housing delivery drawn from MCC Executive Committee Report, September 2019 73 Aged 18-34 and earning a gross monthly salary of £1,876 (£1,570 net)
50 Cushman and Wakefield: UK Student Accommodation Report 2019/20 74 Benchmarks established by London School of Economics
51 Cushman and Wakefield: UK Student Accommodation Report 2019/20 75 Savills, 2020
52 http://documents.manchester.ac.uk/display.aspx?DocID=46725 76 Information from: Bosdin-Leech, E. (1937) A Short Account of the Victoria Park, Manchester. Published by the Park Trust Committee in Commemoration of the Centenary of the Opening of the Park on July 31st 1837. Available online at: https://rusholmearchive.org/_ 53 http://documents.manchester.ac.uk/display.aspx?DocID=46725 file/0oovv2Qde4_177987.pdf 54 MCC Executive Committee Report, November 2019 77 Information from Rusholme and Victoria Park website, available online at: https://rEusholmearchive.org/victoria-park 55 Cushman and Wakefield: Analysis of Student Accommodation Market for iQ, 2020 78 Spiers, Maurice (1976) Victoria Park, Manchester 56 Cushman and Wakefield: Analysis of Student Accommodation Market for iQ, 2020 79 Spiers, Maurice (1976) Victoria Park, Manchester 57 Knight Frank and UCAS: Student Accommodation Survey, 2020 80 Ibid. Pages 11-12 58 MCC Executive Committee Report, November 2019 81 A plan of this area dating from 1902 and held by Manchester Libraries archives suggests that the buildings to the south of Fairfield Street 59 MCC Executive Committee Report, November 2019 were constructed in approximately 1902. http://www.gmlives.org.uk/results.html#imu[rid=ecatalogue.556526]
60 Cushman and Wakefield: UK Student Accommodation Report 2019/20 82 https://secure.manchester.gov.uk/info/511/conservation_areas/970/whitworth_street_conservation_area
61 Cushman and Wakefield: Analysis of Student Accommodation Market for iQ, 2020
62 Cushman and Wakefield: Analysis of Student Accommodation Market for iQ, 2020
63 Cushman and Wakefield: Analysis of Student Accommodation Market for iQ, 2020
64 Cushman and Wakefield: Analysis of Student Accommodation Market for iQ, 2020
65 CMS LLP: The Future of Urban Living (September 2019)
66 Savills, 2020
67 Savills, 2020
68 MCC Executive Committee Report, November 2019
69 MCC Executive Committee Report, November 2019
70 The Deloitte Millennial Survey (2019)
71 Planning and Tall Building Statement – application reference 125573/FO/2019
72 BBC, 16-24 Year Olds are the lonliest age group
123 Appendix 1
IQ Estate (UK and Manchester)
Manchester is an important City for iQ
126 | Development Frameworks: Victoria Park, Charles Street and Granby Row LOCATION CHART* Location Sites Beds Location Sites Beds 1 London 15 6,776 15 Bournemouth 1 590 2 Manchester 10 3,605 16 Salford 1 541 3 7 2,692 17 Dundee 1 498 4 Leeds 2 1,612 18 Brighton 2 402 iQ in the UK 17 5 Lincoln 2 1,553 19 Bangor 1 382 6 Huddersfield 2 1,382 20 Bristol 1 367 iQ Student Accommodation (‘iQ’) is the second largest 7 Leicester 2 943 21 Bath 1 330 22 provider of purpose-built student accommodation (“PBSA”) 9 8 Birmingham 2 897 York 1 326 23 9 Edinburgh 3 795 23 Glasgow 1 324 in the UK with a portfolio of over 28,000 bed spaces across 10 Bradford 1 752 24 Wolverhampton 1 296 67 sites in 27 locations. Over 80% of its portfolio is located in 11 Preston 1 679 25 Liverpool 1 294 12 26 13 Plymouth 2 519 Kingston upon Thames 1 214 cities which host ‘Russell Group’ Universities . iQ also has a 13 Nottingham 3 652 27 Oxford 1 140 current development pipeline of 4,398 beds in cities such as 14 Newcastle 2 601 Total 67 28,162 Nottingham, Leeds and Edinburgh. 14 * Excludes hotel operations
22 High quality, well invested 10 4 11 6 and wholly-owned focused 16 25 3 iQ Bristol, Bristol iQ Fountainbridge, Edinburgh on the UK’s leading 19 2 5 13 university cities.
24 7 8
iQ Century Square, Sheffield iQ Hayes Wharf, Lincoln 27 1 21 20 26
18 iQ Steel, Sheffield iQ Kingston, Kingston 15 12
127 iQ in Manchester iQ Sites Existing BED Quantum
Manchester is an important City for iQ; it is the second largest provider of PBSA, 01. Bainbridge Existing office accommodation owning and operating over 3,600 bed spaces across 11 existing sites14. 02. Echo Street* *242 PBSA / *621 Co-Living
Its portfolio comprises seven sites in the city centre, two Not only has the City witnessed substantial growth in student 03. Fairfield House 174 in Victoria Park and three in Hulme. Accommodation numbers generally it has also seen more students from ranges from first generation PBSA constructed a number overseas choosing to study in Manchester, more students 04. Lambert House 182 of years ago to buildings which have recently benefitted choosing to study to post-graduate level and increased from a £14.7m refurbishment strategy since 2015/16. The levels of demand for professionally managed purpose built City Centre 05. Warehouse 1 accommodation principally comprises cluster flats15 and accommodation within the city centre and other locations 41 studio apartments. which offer ease of access to the University campuses. 06. Warehouse 2 39 In addition to their existing portfolio, iQ is presently delivering The rising expectations of students is for accommodation a further 242 bed PBSA spaces within its Echo Street which offers higher standards of fixtures, fittings and 07. Weston / Pendulum 527 Student / 117 Hotel development which is located adjacent to iD Manchester, furnishings, high speed internet connectivity, communal within the proposed Granby Row Framework and within study areas and generously sized amenity spaces to socialise a short walking distance of Manchester Piccadilly Railway and keep fit. Students are increasingly prioritising their health 08. Daisy Bank Hall 461 Station. Over £95 million of funding is committed to this and wellbeing. development which shall also see delivery of Manchester’s 09. Manchester Gardens 430 Conversely, demand for older accommodation, particularly first purpose-built Co-Living scheme, with completion Park Victoria those situated in peripheral locations, is diminishing. scheduled for 2022. 10. Needham Court 106 In the period since iQ’s existing assets were delivered to market and particularly in the last ten years, the student 11. Briarfield Hall 238 accommodation sector in Manchester has been subject to Hulme fundamental change. 12. Oxford Court 388
13. Wilmslow Park 1019
In the period since iQ’s existing assets TOTAL QUANTUM: 3,605 DEVELOPED
were delivered to market and particularly 242 PIPELINE / FUTURE in the last ten years, the student * Echo Street, Planning Approved - Under Construction TOTAL QUANTUM: 3,847 OVERALL accommodation sector in Manchester has been subject to fundamental change.
128 | Development Frameworks: Victoria Park, Charles Street and Granby Row 0 5 05 0 3 03
0 1 6 01 0 06 4 0 0 2 04 7 02 0 07
0 1 10 2 1 12
1 1 11
0 9 09
0 8 08 3 1 13
129 Appendix 2
Strategic Policy Context
The redevelopment proposals presented within this Development Framework are underpinned by the local, regional and national planning and regeneration policy context. The context is summarised below.
Manchester Core Strategy (2012)
Each of the sites considered within this Development Framework are strategically located in terms of the policies presented within the adopted Core Strategy.
The Charles Street and Granby Row Framework Areas are all situated within the defined City and Regional Centre, and the Oxford Road Corridor Area; areas which are identified as being the focus for investment, development and economic growth.
The Victoria Park Framework Area is situated within the area defined as Central Manchester, located a short distance to the south of the City Centre and the Oxford Road Corridor area.
Spatial Economy
Spatial Objective SO116 seeks to provide a Policy EC119 supports the economic growth of the Strategic framework for the sustainable development of City with the Regional Centre, City Centre and City the City. The objective is supported by Policy Centre Fringe identified as priority locations for SP117 which establishes a series of key principles investment and development. Significant contributors for all developments across Manchester to economic growth and productivity including health, Policy Context regardless of type. This includes identifying education, retailing, cultural and tourism facilities uses that the Regional Centre is to be the focus for will be supported in such locations. economic and commercial development, retail Policy EC320 and cultural activity alongside high quality City confirms that the Regional Centre is the living. area which is most likely to offer a range of sites able to support broad economic growth. Likewise, the The majority of new residential development Policy recognises that this area can accommodate is to be in the regeneration areas defined as housing to support its sustainable economic growth North, East and Central. All development in and the regeneration of inner areas. the City is required to positively contribute to Policy EC821 neighbourhoods of choice, minimise emissions, requires development in the southern part ensure the efficient reuse of previously developed of the City Centre and the areas around the universities land and improve access to employment, services and hospitals to connect residents with jobs in emerging and education. growth sectors, improve public transport links and positively enhance the sense of place around the Spatial Objective SO218 supports a significant institutions of the area and the Oxford Road Corridor further improvement of the City’s economic by effectively using design and public realm. performance. The Regional Centre is to be the Policy CC122 main focus for business, retail, higher education, identifies that the majority of growth leisure, cultural and tourism development. in employment space in the City Centre will be delivered though large scale regeneration schemes which seek to use existing land more efficiently, including land within the Corridor Manchester area - where opportunities exist related to research and 132 | Development Frameworks: Victoria Park, Charles Street and Granby Row development at the principal institutions. Housing Design and Heritage
Policy H123 establishes the requirement for the Policy CC628 confirms that within the City provision of 60,000 new homes in the period Centre high density developments will be 2009-2027. The majority of new housing is to be supported, with the scale, massing and height situated in the City Centre and Inner Areas of the of development significantly exceeding what City such as Victoria Park. Policy CC324 recognises is otherwise considered to be appropriate that the City Centre will see the most intensive elsewhere in the City. development over the course of the plan period. Policy EN129 requires that all development in The need to provide a variety of types of housing Manchester follows the seven principles of urban to meet the needs of a diverse and growing design. Policy CC1030 seeks to create a City population is also recognised. Policy H525 places Centre which appeals to a wide range of residents an emphasis on increasing the availability of and visitors by incorporating a diverse range of family housing and diversifying the housing stock activities and high standards of accessibility to available to residents. buildings and spaces. Policy EN231 identifies that proposals for tall buildings will be supported Policy H826 sets out the requirement for the where they are of an excellent design quality provision of Affordable Housing or an equivalent and in an appropriate location that contributes financial contribution where residential positively to place making and sustainable development is proposed on sites of 0.3 hectares development. Appropriate locations include and above, or where 15 or more units are those in close proximity to public transport nodes proposed. In such circumstances schemes are such as railway stations. required to contribute to a City-wide target of 20% provision of affordable housing. Policy CC932 and Policy EN333 further confirm the importance of contextual design and the need to The provision of PBSA is considered to be preserve or enhance identified heritage assets appropriate in the City and Regional Centre subject such as listed buildings and Conservation Areas. to satisfying the policy context established by Policy H1227. The policy requires compliance with a number Policy CC734 acknowledges that the City Centre of criteria including demonstrating proximity to the presents the most viable opportunities for academic campus and delivery of significant regeneration mixed-use developments. Residential schemes benefits. The Policy further acknowledges that the of an appropriate scale will be supported as provision of additional PBSA will assist in encouraging part of schemes which incorporate employment students to choose managed accommodation over generating uses including retail and hotels and Houses of Multiple Occupancy (HMO). active uses at ground floor level.
Policy CC835 offers support to large-scale developments which will make a significant contribution in terms of employment, and the accessibility and legibility of areas. Sustainability and Climate Change Large-scale redevelopment proposals will be expected to be prepared within an approved development framework. The Core Strategy identifies the importance of climate change. Policy EN436 seeks to ensure that new developments reduce their energy requirements through good design. Policy EN637 establishes targets for developments across the City and Policy EN838 seeks to ensure that new developments are adaptable to the effects of climate change.
133
Image source: Getty New development will look to maintain existing green infrastructure in terms of quantity, quality and function.
Green Infrastructure Transport and Open Space Policies T143 and T244 underpin the delivery The importance of green infrastructure of Spatial Objective SO545, which seeks to comprising open-spaces corridors, and improve the physical connectivity of the City linkages is emphasised by Policies EN939, through sustainable transport networks and EN1040 and EN1141. New development will improved access to jobs, education, services, be expected to maintain existing green retail, leisure and recreation. In doing so, the infrastructure in terms of quantity, quality and pattern of development in the City should function. Where opportunities arise, developers ensure good access to the City’s economic are also encouraged to enhance the quality and drivers and be easily accessible by modes of quantity of green infrastructure; improve the sustainable transport. quality and performance of its functions and create/improve linkages to and between areas of green infrastructure. In Central Manchester, Policy EN1242 identifies the priority for open space, sport and recreation is to improve accessibility to nearby spaces and facilities as well as address deficiencies.
Image source: Turley Photographer National Planning Policy Framework (“the Framework”)
The National Planning Policy Framework exceptional and wholly exceptional in the case of Grade I (“the Framework”) establishes the Government’s or II* listed buildings. Where such harm arises permission planning policies for England and how they are expected should be refused unless such harm is necessary to to be applied in plan-making and decision-taking. The achieve substantial public benefit. Framework is underpinned by the three overarching Where harm would be less than substantial this harm objectives of sustainable development – economic, social should be weighed in the planning balance against the and environmental – which are designed to be mutually public benefits of development. supportive and guide planning policy and decisions to reflect the character, needs and opportunities of areas. The Planning, Listed Building and Conservation Areas Act (1990) confirms the statutory requirement of the decision The Framework clearly identifies that the presumption maker, in determining planning applications, to pay special in favour of sustainable development for plan-making attention to the desirability of preserving or enhancing the means that “plans should proactively seek opportunities character or appearance of Conservation Areas and to have to meet the development needs of their area, and be special regard to the desirability of preserving the special sufficiently flexible to adapt to rapid change”. interest and setting of listed buildings. Furthermore, the Framework outlines how plan making and decision taking should seek to conserve and enhance the historic environment. It advises that substantial harm to the significance of a Grade II listed building should be
Plans should proactively seek opportunities to meet the development needs of their area, and be sufficiently flexible to adapt to rapid change.
135 The Charles Street and Granby Row Framework Areas are located within the City Centre and Corridor Manchester;
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Manchester NHS Trust Estate BoB undary 136 | Development Frameworks: Victoria Park, Charles Street and Granby Row iQ Frammewoork AAreas Other Material Considerations
The three Development Framework Areas considered “Manchester’s cosmopolitan hub and world-class within this document are located within or in close innovation district, where talented people from the City proximity to a number of key strategic investment areas. and across the world learn, create, work, socialise, live A summary of those of relevance is set out below: and do business; contributing to the economic and social dynamism of one of Europe’s leading cities” Corridor Manchester Strategic A more recent SRF, the Oxford Road Corridor Strategic Spatial Framework (2018) Regeneration Framework (SRF) Guidance46, has been published for the area. The Corridor Manchester area is identified as the most economically important area of Greater Manchester. The SRF establishes development principles for four key To realise its full potential a Strategic Spatial Framework sites within the Corridor, building on the existing success (SSF) has been adopted by Manchester City Council. and in support of major institutional partners and The development programme identifies that over 4 investment programmes. million sq ft of high quality commercial, leisure, retail and residential space will be delivered within the Corridor. The Upper Brook Street and Former Elizabeth Gaskell Campus sites are key locations identified for employment generating The Knowledge Sector is considered to be a key uses principally for the commercialisation of research in the component of the Corridor given the accumulation of health/science/technology/engineering sectors. knowledge intensive organisations, businesses and higher education institutions. This includes the University Manchester Piccadilly Strategic of Manchester (UoM), Manchester Metropolitan University Regeneration Framework (2018) (MMU) and the Royal Northern College of Music (RNCM).
Both the UoM and MMU have aspirational growth plans and Endorsed by the City Council in March 2018, the SRF’s strategic investment proposals designed to further enhance overarching objectives build on the arrival of HS2 and the world class higher education status of the Universities Northern Powerhouse Rail into the City. and the City, including iD Manchester (see below). The SRF acknowledges that Manchester Piccadilly The SSF identifies that this continued investment by represents one of the biggest development opportunities the Universities and their recognition as world class in the UK, with the potential to make a significant impact institutions will result in an increasingly greater student on both the City’s and nation’s economy. intake from outside of the region and internationally, The development principles for the area envisage the which in turn will drive demand for new student development of over 8 million sq ft of accommodation residential accommodation in locations that are within across of range of uses including commercial, residential, a reasonable walking distance to the University retail/leisure, hotel, parking and social infrastructure. campuses. The provision of modern PBSA in convenient Development would range between c. one storey in locations will therefore be important. height to over c. 20 storeys.
In addition to the large student population of the The ambition is for the creation of a world class Corridor, the SSF identities that as a result of the destination around the railway station. An emphasis agglomeration of businesses and research institutions is placed upon enhancing and integrating national, there is critical mass of highly skilled talent within the regional and local transport modes and creating six area. The importance of retaining this talent is considered ‘Neighbourhoods of Choice’. These include North Campus critical to the ongoing success of the City. (now known as iD Manchester) and Mayfield which are It is acknowledged that a broader housing offer within subject to their own SRFs (see overleaf). Corridor Manchester is required to account for the needs of the workforce and create:
137 Mayfield Strategic Regeneration North Campus Strategic Regeneration Framework (2018) Framework (iD Manchester) (2017)
Mayfield is one of six neighbourhood areas identified Situated adjacent to the Charles Street and Granby Row in the Manchester Piccadilly Strategic Regeneration Framework Areas, the North Campus SRF establishes Framework (2018). The vision for the area is of a world strategic principles for the redevelopment of the former class, transformational, distinctive and imaginative UoM City Campus. commercially led neighbourhood which will be anchored by the new public space: Mayfield Park. Given its strategic location in the City, the SRF identifies that the comprehensive mixed-use development of The area will incorporate 1.6 million sq ft of commercial the area provides a major regeneration opportunity. development, c. 350,000 sq ft of retail/leisure, The mix of uses proposed includes: a new hub for hotel(s), 1,500 residential units and a new public park. technology, learning, research and development for Development in this neighbourhood will be between 1 the UoM, a series of high-quality public green spaces, and c. 50 storeys. commercial office space, retail and leisure uses and residential accommodation. In February 2020, MCC granted consent for the first two applications47 brought forward in the context of the Mayfield The key principles that underpin the area include SRF. The first proposal includes the phased creation of enhancing connectivity and permeability, place-making, a 2.4 ha public park, a 9 storey office development with massing and density, community and people and mixed use space at ground floor, 11 storey multi-storey car heritage and character. park, associated highways works including the stopping up Whilst the North Campus SRF retains relevance, the of Bond Street and Nether Street. The second includes the vision for the area has been updated and re-branded erection of a 13 storey commercial building with a mix of as iD Manchester. uses at ground floor level. The UoM envisages iD Manchester as a dynamic, world-class The Mayfield area will deliver a series of significant community with innovation, collaboration and enterprise at regeneration benefits, which in turn will help drive wider its heart, with the potential to comprise c.3.5 million sq ft of economic growth within Manchester City Centre and mixed use space including three acres of high quality public adjacent neighbourhoods. The SRF emphasises the realm and create over 6,000 new jobs. Development of up to importance of connectivity and quality of public realm 24 storeys is envisaged within the area. within the route between the site and Oxford Road, via Piccadilly and North Campus (iD Manchester).
138 | Development Frameworks: Victoria Park, Charles Street and Granby Row Image sources: Getty Emerging Local Plan
MCC are in the early stages of preparing a new Local Plan Co-Living which seeks to refresh the City’s spatial strategy and shape development over the next 15 – 20 years up to 2038. In December 2019, Manchester City Council’s Whilst the emerging Local Plan, at this stage, does Executive Committee considered a report which not include detailed policy it does give consideration introduced the concept of Co-Living in the City to a series of strategic issues of relevance to the and prevalent issues and which presented a basis City up to 2038, a number of which are of relevance for considering future planning applications on to this Development Framework, including: the an interim basis until the new Local Plan has delivery of affordable housing, purpose-built student been adopted. accommodation and Co-Living. Whilst noting the potential contribution which Co-Living could make to the diversification of the housing offer within the city centre, the report advises that Co-Living developments should be restricted to a limited number of key areas of high employment growth within the city centre as Purpose Built Student part of employment-led, Strategic Regeneration Accommodation (PBSA) Framework Areas. A range of other detailed design criteria are also set out. In November 2019, Manchester City Council’s Executive Committee considered a report which set out the changing context for PBSA in the City and presented a basis for considering future applications on an interim basis until the new Local Plan has been adopted (likely to be 2023).
The report acknowledges that the quality of student accommodation is a highly influential The quality of student factor for attracting students to the City, noting the importance of ensuring that as a minimum, the residential offer matches the quality of accommodation is education in the City. In doing so it acknowledges that there is a need to deliver new purpose built a highly influential accommodation, in order to ensure that the City continues to attract the best talent from around the world and to support the continued economic factor for attracting and knowledge based growth of this key area. A series of ‘policy ideas’ to guide the determination students to the City. of future applications for PBSA are set out.
139 Other Considerations
The Greater Manchester Greater Manchester Internationalisation The Manchester Residential Growth and Housing Affordability Strategy 2016 Strategy (GMS) 2017 Strategy (GMIS) 2017 The Manchester Residential Growth Strategy was the private rented sector; and, providing appropriate The strategy seeks to harness the strength of the Building on the Greater Manchester Strategy, endorsed by Manchester City Council in March housing options for retirement living. people and places of Greater Manchester in order the GMIS reaffirms the City Region’s commitment 2016. The strategy established a series of priorities to create a more inclusive and productive City to competing on the international stage for designed to support the City’s sustained economic A minimum target of 25,000 new homes to be Region. The vision builds on the City Region’s core talent, investment, trade and ideas. The GMIS growth and ensure that the City’s housing stock delivered within the City by 2025 was also set, strengths - the concentration of science, research outlines the internationalisation ambition over is affordably priced and meets the demands of including the provision of 20% affordable housing and innovation assets; the globally-competitive the period 2017 – 2020 and provides a framework households. The key objectives include: increasing (5,000).This aim of the target was to underpin the manufacturing sector; the vibrant digital sector; for action worth over £2.2 billion to the economy house building on existing and new sites; improving growth aspiration of the strategy. Subsequently, the cultural and sporting economy; the well- of Greater Manchester. Eight priorities are the quality and sustainability of the City’s housing in December 2018, a revised housing target of 32,000 developed local and strategic transport networks; designed to guide the internationalisation stock; increasing opportunities for home ownership; homes including 6,400 affordable homes, again the dynamic regional centre; and, highly trained ambitions of the strategy, these include creating expanding the family housing offer; professionalising representing 20% of the overall provision. workforce including one of the largest pools of a global gateway; strengthening world leading STEM graduates and postgraduate. research capabilities; a centre for trade; a destination for international students; and, building the Manchester brand. The Manchester Green and Blue Manchester Residential Infrastructure Strategy 2015 - 2025 Quality Guidance 2017
Revised Draft Greater Manchester The overarching vision for the strategy is ensure The Manchester Residential Design Guidance Spatial Framework (GMSF) 2019 “that by 2025 high quality, well maintained green was adopted in March 2017 and outlines the and blue spaces will be an integral part of all considerations, qualities, and opportunities The Manchester Strategy 2015-16 neighbourhoods across Manchester”. that will help to deliver high quality residential Published by the Greater Manchester Combined development across Manchester. The guide Authority (GMCA) in January 2019, the revised To achieve this, the vision is centred on four key acknowledges that high-quality sustainable draft GMSF sets out a vision for Greater Manchester Known as ‘Our Manchester’, the strategy identifies objectives. The objectives include improving development will be fundamental to the growth which seeks to make the City Region a better place a vision for the City up to 2025 that is based on a the quality and function of existing green and of the City, as such, a series of guiding principles to live, work and visit. thriving and sustainable City; a highly skilled City; blue infrastructure; using infrastructure as a key a progressive and equitable City; a liveable and low component of new developments to help create are established and are required to be integrated Manchester City Centre, Salford Quays, the Etihad carbon City; and a connected City. The Strategy successful neighbourhoods and support the City’s by developers in all aspects of emerging Campus and Trafford Park are identified as the core emphasises the importance of the Universities for growth aspirations; improving connectivity and residential schemes. growth area and are considered to boost the role of the the City and the existing reputation of the City in accessibility by promoting a wider understanding; Greater Manchester as a global City. It is recognised that the science, research, and development sectors. and, increasing awareness of the benefits that such the growth of these areas will continue through high infrastructure can provide to residents, density development and will build on the success of the economy and the local environment. existing opportunity areas including the Oxford Road Corridor and HS2 Manchester Piccadilly. Strategic Policy: How the Development Framework Responds
Policy Documents Strategic Policy Objective Policy Document Victoria Park Charles Street Granby Row
Delivery of Net Zero Carbon 1, 2, 10, 12 Development 1 Manchester Core Strategy (2012)
Delivery of mixed tenure National Planning Policy Framework 1, 10, 11, 13 2 £ affordable / key worker housing
3 Corridor Manchester Strategic Spatial Framework (2018) Delivery of PBSA in priority 1, 3, 8, 10, 11, 13 4 Manchester Piccadilly Strategic Regeneration Framework (2018) locations (attraction of talent)
Delivery of residential Mayfield Strategic Regeneration Framework (2018) 5 accommodation including 1, 3, 8, 10, 11, 13 Co-Living in priority locations 6 North Campus Strategic Regeneration Framework (iD Manchester) (2017) (to assist retention of talent)
Delivery of facilities for tourism The Greater Manchester Strategy (GMS) 2017 + 1, 3, 7, 8, 9, 10 7 and leisure in the City Centre
8 Revised Draft Greater Manchester Spatial Framework (GMSF) 2019 Development within / connected to City Centre and Corridor 1, 3, 7, 8, 9, 10, 11, 12 9 Greater Manchester Internationalisation Strategy (GMIS) 2017 Manchester
10 The Manchester Strategy (2015-16) 1, 2, 3, 4, 5, 6, 7, 8, 9, PLACE Place Making 10, 11, 12 11 The Manchester Residential Growth and Housing Affordability Strategy
Preservation and Enhancement The Manchester Green and Blue Infrastructure Strategy 1, 2, 8, 10 12 of Conservation Areas
Manchester Residential Quality Guidance 13 Development in locations accessible by public transport 1, 2, 3, 10, 12, 13 and bicycle
141 Appendix 3
Market Context
Manchester has a population of The provision of affordable housing is acknowledged to c. 550,000, one of the fastest growing be of particular importance (a minimum target of 6,400 homes in the period to March 2025 has been established) economies in the UK and a world- as is the requirement for a refreshed pipeline of PBSA renowned Higher Education Sector. if the City is to continue to attract and retain the best student-talent from around the world. Businesses and talent are attracted to the City because of its accessibility and connectivity; the quality of education Manchester’s visitor economy also continues to thrive. available at its Universities; its talent pool, its cultural It is the third most visited City in the UK by international diversity; its iconic sporting attractions and the high visitors (after London and Edinburgh) and the most quality of life which it offers. visited local authority area in terms of domestic staying visits. The growing popularity of Manchester is driving Talent, both that local to Manchester and that attracted to demand for hotel accommodation, particularly in the city the City from elsewhere, has a requirement for high quality centre. residential accommodation in neighbourhoods of choice. This section of the document provides details of the In order to meet the needs of an increasingly diverse market context which underpins the Development population there is a need for a range of types of Framework proposals. residential accommodation and for that accommodation Market to be available at a variety of price points and tenures. Context
144 | Development Frameworks: Victoria Park, Charles Street and Granby Row
Image source: Getty Affordable Housing 1,044 affordable homes In March 2016, MCC endorsed ‘The Manchester Residential were completed between April 2015 and March 2019. Growth Strategy’ (‘MRG Strategy’). This document establishes a clear vision for ensuring that the housing demands of the growing 3,400 affordable homes and changing City are met. At the heart of the MRG Strategy is a recognition of the interrelationship between an economically are required to be delivered in the period 2021-2025 (as a minimum). affordable homes prosperous City and the delivery of a correct mix of housing types 1,061 and tenures for the people who live and work in Manchester. are under construction and will be delivered by Registered Providers (RPs) or developers in The MRG Strategy established a target that at least 25,000 new A further 3,400 affordable homes are required to be delivered conjunction with RPs between April 2019 and homes be delivered over the period (2015 – 2025); 20% of which in the period 2021-2025 (as a minimum). March 2021. (5,000 homes) are to be “affordable homes” (offered in a variety of tenures including social rent, affordable and shared ownership) in The number of ‘live applicants’ on the MCC housing register various formats - such as houses and apartments - and sizes. has increased by 14% to c. 15,000 since 2015. Almost 5,000 of these applicants are classed as being in housing need. With affordable homes MCC’s Housing Affordability Policy Framework (HAPF) defines the turnover of social homes at its lowest in recent years (2,500 969 affordable housing in the City as: tenancies let in 2018/19) prospective tenants are waiting longer to with land and funding secured are in the pipeline be rehoused; some of which will not be offered social housing for to be delivered by March 2021. “Decent and secure housing that meets the needs of Manchester a number of years. residents that are below the average household income for Manchester”. In order to facilitate delivery of affordable homes MCC has In December 2018, MCC’s Executive Committee subsequently established a partnership with 23 RPs which together comprise endorsed a revised target of 32,000 new homes to be delivered in the the Manchester Housing Providers Partnership (MHPP). period 2015-25 again with 20% to be affordable (6,400). The delivery MCC is also working with other RPs to ensure the delivery of of affordable housing in the City is considered to be critical. How the Development Framework Responds: a significant proportion of the remaining affordable homes. In the period since 2015 8,867 homes48 have been delivered and The Development Framework will facilitate: The availability of land for the provision of affordable homes is a it is forecast that by March 2021, c. 20,000 new homes will have critical consideration. In order to ensure an adequate supply of • Provision of around 300 affordable homes (10% of been delivered; a significant proportion of which will be located land for the delivery of affordable housing, MCC is committed to remaining strategic requirement); in close proximity to the within the city centre. releasing appropriate sites in their ownership. The sites are capable key institutions located within the Oxford Road Corridor; With respect to “affordable housing”49: of delivering a minimum of 1,700 affordable homes by 2025. • A range of accommodation which may include houses and • 1,044 homes were completed between April 2015 and In addition, RPs are acquiring land in private ownership. apartments of various sizes (1-3 bed) and tenures (shared March 2019 The opportunity for such acquisition is, however, very challenging ownership, social rented and affordable rented); responsive due to competition from those in the private sector seeking to to the particular requirements of the local area; • 1,061 homes are under construction and will be delivered deliver open market housing and expectations of enhanced land by Registered Providers (RPs) or developers in conjunction values from site owners. • The re-use of previously developed land for residential with RPs between April 2019 and March 2021 properties in a highly sustainable location which is located Where sites are developed for open market housing, MCC requires close to clusters of employment opportunities within • 969 homes with land and funding secured are in the a proportion of units to be provided as affordable housing (20%) Corridor Manchester (such as the Manchester Royal pipeline to be delivered by March 2021 through Policy H8 of the Core Strategy. Infirmary) and well connected by public transport to the city centre; Overall, a total 3,074 affordable dwellings are forecast to be In summary, there is a clear and pressing need for the provision delivered by March 2021, 48% of the revised MRG Strategy of affordable housing within Manchester. • Further diversification of the housing stock in the Central target of 6,400. Manchester Regeneration Area; a key priority of the adopted Core Strategy.
145 Purpose Built Student Accommodation
Nationally, the Higher Education Sector is now larger than ever Arabia in particular). These figures represent a 24.7% increase in the • The City Council experiencing reduced levels of Council Tax with 1.84 million full-time students at UK Universities in 2018/1950. period since 2012/13. The total international student population in income as students in mainstream properties are generally Manchester is currently estimated to be c. 17,00055. exempt from paying Council Tax59. On average, student numbers are growing by 2% per annum (5% per annum for international students) and those students are Manchester has also experienced significant growth in the number As Manchester’s international reputation continues to grow it is likely increasingly seeking out the institutions which offer the highest of post-graduate students; increasing by 23% in the period 2012/13 – that the proportion of international students will continue to rise, quality of education, employment prospects and quality of overall 2017/18 at the UoM which is reflective of the institute’s increased focus as will demand for high quality centrally located accommodation. experience, of which the residential accommodation offer is a upon research. Overall, post-graduate students now account for 26% 60 critically important component51. (7,675) of the total student population at UoM. The number of post- Manchester is structurally undersupplied with PBSA at the present graduates also increased at MMU in the same period (+39%)56 to 3,230. time. There is currently demand for 49,785 PBSA bed spaces The gravitation of students to institutions of quality and with in Manchester and a supply of 27,086. Whilst there are a small strong employability records is now entrenched and emerging Supply number of schemes within the development pipeline (either under evidence for 2020 shows continued application growth to the best construction or with planning permission) it is estimated that an Universities. The ability of those institutions to increase income The increased number of students in Manchester (particularly from overseas additional 2,484 bed spaces need to be delivered in the period to and invest is likely to accelerate these trends over coming years. and post-graduates) together with rising expectations regarding quality 2023 if the number of students living in mainstream residential of provision and value for money is driving demand for the provision of accommodation are to be reduced by 1,500 in the same period and Manchester is widely recognised as being in the top tier of purpose-built student accommodation (PBSA) in the city centre and other growth in student numbers more generally is to be met. international cities for higher education, with a rich provision of locations which offer convenient access to the University campuses. research excellence and innovation that is helping to drive the An increased level of PBSA provision would help to release economy and generate jobs and growth. The University of Manchester PBSA offers an all inclusive lifestyle for students with buildings managed mainstream accommodation to working households and could is a member of the prestigious Russell Group of education institutions and maintained 24/7 and a choice of accommodation available (including help stabilise rental growth. and is ranked 6th in the United Kingdom and 33rd in world. studios and shared flats). PBSA also often offers communal study areas, It could also help address issues of quality, affordability and value The University has 40,250 students studying at undergraduate or amenity spaces for socialising and a programme of activities to support the for money within the PBSA market itself, as described overleaf. postgraduate level52, 29% of which are overseas students. In 2019, the health and wellbeing of residents. PBSA can also help to reduce the number total research income of the University was £391million53. Over 12,800 of students choosing to live in traditional residential housing in the suburbs. members of staff are employed by the University. Over 80% of students consider the location of their accommodation to Key to Manchester’s ambition of developing a world class be a key factor in their happiness at University57. education hub is the City’s ability to attract students in a highly competitive global environment. Overall, there are approximately 6,000 students living in the city centre (in postcodes M1-M4), of which two thirds are from non-European 2,484 bed spaces needed Manchester has one of the largest student populations in Europe, countries. In comparison, c.1,800 PBSA bed spaces have been delivered with over 74,000 students enrolled at one of the City’s three HEI’s in the city centre since 2010/1158. This means that, for many students who An additional 2,484 bed spaces need to be delivered in the period to 2023 if the number of students living in in 2017-18. In UK terms, Manchester’s total student population is have a preference to live centrally, the mainstream residential market is the residential accommodation are to be reduced by 1500 the largest concentration outside London54. principal option. over the same period
The resident student population makes a significant contribution The occupation of mainstream residential properties in the city centre by to the City’s identity, culture, vibrancy and economy. The quality students gives rise to a number of strategic issues such as: of Manchester’s graduates is a critical component in the City’s students ability to attract high quality businesses from around the world • An increased level of competition for city centre stock which is inflating 74,000+ who in turn generate high-value jobs for its residents. rents with the consequence that some working households are Manchester has one of the largest student populations unable to access the city centre housing market (particularly younger in Europe, with over 74,000 students enrolled at one of An increasing proportion of Manchester’s student population adults and those earning the average salary for a full time worker in the City’s three HEIs in 2017-18 is from overseas. In 2017-18 over 16,000 students originated the North West). from EU and non-EU countries (China, Malaysia, India and Saudi
146 | Development Frameworks: Victoria Park, Charles Street and Granby Row Quality Summary Within the PBSA market, Manchester has a higher proportion of In summary the number of students in Manchester is growing lower quality rooms than the national average (36% v 31%) and and will continue to do so in the short-medium term. Growth is 61 a lower proportion of higher quality rooms (20% v 27%) . particularly apparent amongst post-graduates and international This is reflective of the fact approximately 42% of private sector beds students who display a clear preference for PBSA accommodation are over 15 years old and 75% of University stock is over 20 years old62. in locations close to the city centre and University campuses. How the Development Framework Responds:
Of the 19 University owned schemes only two have been Accommodation in peripheral locations is becoming increasingly The Development Framework will facilitate: redeveloped or refurbished in the last three years. Similarly, unpopular (particularly where such accommodation is dated and poorly related to services and amenities). • The relocation of over 890 PBSA bed spaces from iQ’s only ten of the 55 privately operated PBSA schemes have been accommodation within Victoria Park to the city centre; 63 constructed or refurbished in the last ten years . Demand for A significant number of students are continuing to occupy this accommodation remains high however, given the lack of mainstream residential housing both in suburban and city centre • Redevelopment of Weston Hall, an existing PBSA site within alternative provision within the private sector. locations due to the unavailability of suitable product (either the city centre / Oxford Road Corridor; a preferred location for students, particularly those from overseas; Manchester also has a higher than national average level of in terms of quality, location or price point). This is giving rise standard accommodation (i.e. non ensuite bathrooms) and a to increased competition with working households and rental • The delivery of around 1,134 additional PBSA bed spaces lower proportion of en-suite accommodation (53% v 58%). inflation. Such pressure is likely to continue unless the supply within Manchester at a variety of price points; addressing The proportion of studio apartments in the City is also less than of PBSA is increased. issues associated with structural undersupply / affordability the national average (9% v 13%)64. of accommodation in the City;
Whilst Manchester continues to be highly attractive to prospective • A significant uplift in the quality of accommodation offered students because of the quality of education offered by the at the Weston Hall / Pendulum Hotel site compared to that Universities, its cultural attractions and future employment 49,785 PBSA demand currently offered at that site and in Victoria Park; prospects, the qualitative deficiencies in the City’s student There is currently demand for 49,785 PBSA bedspaces in • A stronger contribution to the ability of the City’s Higher accommodation offer will potentially act as disincentive to Manchester and a supply of 27,086 Education Institutions to attract the very best student talent students in the medium–long term unless addressed through from around the world; a refreshed pipeline of development. • The delivery of energy efficient, net zero carbon Over 57% of students research their accommodation choices accommodation in sustainable locations within the city prior to selecting their final university and the quality of student 42% centre close to University campuses, social/ cultural accommodation is increasingly being recognised as being critically of private sector beds are over 15 years old and amenities and public transport facilities. important to student wellbeing and mental health with students 75% of University stock is over 20 years old placing an increased emphasis on the quality and usability of social and amenity spaces, organized events and pastoral care. Over 57% of students research their accommodation choices prior to selecting their final university and the quality of student accommodation is increasingly being recognised as being critically important to students
147 Looking forward, a further 42,000 jobs are expected to be added to the Manchester economy by 2024.
148 | Development Frameworks: Victoria Park, Charles Street and Granby Row
Image source: Getty Co-Living
Co-Living is a new and rapidly growing form of residential The need for accommodation which is flexible, value for A Growing Economy accommodation in the UK. Very well established in major cities money, in a convenient location and which offers the potential in North America such as New York, San Francisco and Los (particularly for newcomers to a City) to establish a social The City of Manchester has a population of c. 600,000 and Angeles and in European cities such as Berlin, Co-Living has network is not new and has traditionally been met by shared one of the fastest growing economies in the UK. Over 70% of only been delivered in the UK in the last five years (in London by housing in the suburbs (HMOs). economically active people are in employment (over 80% for those the Collective). aged 25-34)66. Such accommodation was not designed for occupation in such In Manchester, iQ’s Echo Street development will be the first a way and can, when not properly managed, lessen the quality Young adults are increasingly securing positions in high growth purpose Co-Living scheme and is scheduled for completion in of the residential environment and present occupants with industries such as science and technology, engineering, digital 2022. Downing Developments have plans to deliver a Co-Living challenges such as ‘absent’ landlords, recovering deposits and media and professional services. development at First Street (2,224 beds) as do the Vita Group at inflexible tenancies. Growth in the technology and professional services sectors is a St John’s (388 beds). The traditional ‘house-share’ is increasingly viewed as a step- global / national trend. Manchester is particularly well placed Globally, there are a range of providers; some operating at a backwards by recent graduates and urban professionals who to capitalise on the emerging opportunities due to its excellent smaller scale often repurposing older buildings and others seeking desire high quality, all inclusive, hassle free environments in the connectivity, transport links, large and highly skilled workforce and to deliver large scale purpose-built institutionally investable heart of vibrant cities. A recent survey by CMS confirms that an all range of specialist accommodation including high quality office products. At the larger end of the spectrum are operators such as inclusive package and flexibility of tenancy agreements are the top accommodation (such as that available within Spinningfields), Quarters (2,800 beds in 12 locations in Europe and North America) two most important factors to prospective renters in Manchester65. laboratory space (such as that available at Manchester Science and Common (1,100 beds in six locations in North America). Park and City Labs) and business incubator spaces. Co-Living seeks to professionalise the concept of ‘house-sharing’ Co-Living developments typically offer a range of studios or shared and such schemes typically offer online booking platforms, Future developments in the City, such as Circle Square, apartments in a professionally managed environment alongside a range of types of accommodation from studios to rooms in iD Manchester and Mayfield will continue to meet the a range of shared amenity spaces. It is a form of residential shared apartments; various shared amenity spaces such as gyms, accommodation requirements of world class businesses in development and way of living centered on the concepts of private dining rooms, cinema rooms, co-working spaces and high growth sectors such as health, life sciences, technology “community” and “social involvement”. It is strategically targeted libraries. They also typically offer a programme of curated events and engineering. at groups such as: for those with common interests to gather. Outside London, Manchester is the UK’s main centre for business, • recent graduates and young professionals who wish to live In contrast to the conventional rental market Co-Living financial and professional services. It also has the largest and in the centre of vibrant, international cities but who are developments typically offer flexible tenancy agreements and creative and digital cluster in the UK generating £3.1bn each year, otherwise unable to afford to rent an apartment of their own; all inclusive packages (including council tax, Wi-Fi, cleaning, TV with key assets including MediaCity UK and The Sharp Project67. subscriptions and insurance). Many providers also offer ‘premium • those who could access an apartment of their own in the city Manchester has also attracted more direct foreign investment in services’ which can be purchased at an extra cost such as laundry centre but prefer the flexibility and communality a Co-Living the past decade than any other City outside London. Occupiers cleaning and grocery shopping. On site professional management development; from a range of high value sectors have been attracted to the City and maintenance teams, provide support to residents when include Advanced Manufacturing firms such as NXP, Siemens and necessary and foster a communal and interactive environment. • newcomers to a City who are keen to develop their social and Holroyd and UK Biobank. Other businesses recently attracted professional networks; When well delivered, Co-Living provides a unique life-style to the City include RBS, Bank of New York Mellon, NXP, Holroyd, • those who don’t want to be tied to a mortgage and see renting experience for its residents and there are a number of socio- Boohoo, Pretty Little Thing, and Hewlett Packard. economic drivers which confirm Manchester City Centre as being as a lifestyle choice that gives them the flexibility to move Looking forward, a further 42,000 jobs are expected to be added an appropriate location for its provision. wherever and whenever they like; and to the Manchester economy by 2024, a significant proportion of • large corporate organisations that have a significant which will be in the aforementioned high growth sectors. annual graduate recruitment programme and those who Manchester’s ability to attract high value, world class businesses employ a highly mobile domestic / international work-force offering well paid jobs depends on a number of factors including whose skills are equally applicable in Berlin as they are in the depth and quality of its talent pool who in turn require a choice Manchester or Lisbon. of residential accommodation in the places that they want to live. 149 A Growing Demand for City Centre Living Although a significant quantum of additional conventional residential accommodation shall enter the city centre market in the short term, this will Manchester’s economic growth, its globally successful Universities, and largely comprise a homogenised product of studios and one or two bedroom 60,000 people expanding number of attractions in sport, leisure and culture have led to the apartments at a similar price point (largely at the upper end of the price A city centre population of approximately 60,000 city centre becoming an increasingly popular place to live. spectrum) to that which is presently available. Such accommodation will not which is predicted to increase to 100,000 by 2025 provide the flexible tenancies, all inclusive package or high levels of amenity Manchester now has a city centre population of approximately 60,000 which is and social interaction offered by Co-Living. predicted to increase to 100,000 by 202568. Delivered in the right way, Co-Living can help to diversify the stock of It is particularly attractive to those aged 20-29. These groups now account for accommodation and bring greater choice to consumers in terms of price- c.65% of the city centre population. MCC’s forecasting model suggests that 65% point, location, internal environment, flexibility of tenancy arrangements and number of 25-34 year olds living in the city centre will increase by over 10,000 the offer of greater communality / interaction to the benefit of the wellbeing Those aged 20-29 now account for c.65% of the in the next five years69. city centre population and mental health of residents. Research70 indicates that these younger age-groups commonly have different The availability of accommodation of a type and format which is responsive priorities and expectations to previous generations. They are influenced by to rapidly changing market demands, in the places which people want to live content on social media and a desire to realise certain experiences and quality (particularly the younger age groups) will be of assistance to the City’s growth of lifestyle. This group is less interested in physical ownership (whether that aspirations and the attraction and retention of talent. be of property, cars or other general belongings) and happy to embrace the shared economy (shared accommodation, car clubs, digital subscriptions for film, TV and music being examples). Summary In summary, Manchester has one of the fastest growing economies in the How the Development Framework Responds: CBRE report71 that many millennials make a conscious decision to rent as UK; having attracted a significant number of businesses in high growth, high this not only provides them the flexibility to move whenever and wherever The Development Framework will facilitate: value sectors. This economic growth together with an enhanced international opportunities arise (whether work related or the opportunity to live in a reputation for culture, sport, leisure and tourism has resulted in the city newer, better equipped building) but also enables them to enjoy a lifestyle • The delivery of around c.770-950 units of co-living centre becoming an increasingly popular place to live, for the younger age (and social status) that they would not be able to afford if required to accommodation in the city centre and within the Oxford groups in particular. purchase the same property. An all inclusive rental basis also takes the Road Corridor. These units will be delivered adjacent to iD Manchester in close proximity to Mayfield: both inconvenience out of renting and enables better financial planning for young These groups now account for 65% of the city centre population and are employment led Strategic Regeneration Framework Areas, professionals starting out in their careers. increasingly ‘experience’ and ‘lifestyle’ driven and less concerned with as required by emerging planning policy; ownership. An all inclusive residential accommodation offer and flexibility A large proportion of younger age groups are, however, lonely - particularly of tenancy are priority considerations when choosing where to live. those living in city centres. In a recent survey72 40% of 16-24 admitted to • The delivery of accommodation would comprise a mixture of studios and shared apartments with associated shared feeling lonely often or very often which can have a negative impact on mental Young adults earning the average North West salary have difficulty accessing amenity spaces available on an all inclusive basis with health and general wellbeing. city centre accommodation, however, unless they are prepared to spend flexible tenancy arrangements; a higher proportion of their wages on accommodation than benchmark Accessibility and Affordability thresholds suggest is affordable. • Diversification of the city centre housing offer to provide a typology of accommodation which appeals to the mind- Whilst there is a significant and growing level of demand for accommodation The current development pipeline for housing in the city centre comprises set and practical requirements of those who seek a more in the city centre, some sectors of the working population are unable to access conventional product which is unlikely to diversify the existing housing offer flexible form of accommodation and communal way of the available stock for affordability reasons. to a significant degree. living; Analysis undertaken by Savills indicates that a young adult (aged 20-34) Co-Living offers convenient, flexible, all inclusive residential accommodation 73 • This would assist Manchester’s ability to continue to attract earning the average gross monthly salary for the North West would be which when situated in the right locations, close to transport and and retain the very best talent from around the world: priced out of the city centre housing market unless prepared to utilise at employment hubs, can aide a City’s ability to retain professional, and Its talent pool currently being one the key reasons behind least 50% of their net monthly income; a figure well in excess of affordability especially young, talent. Co-Living provides a unique model for resident 74 its ability to attract businesses in high growth industries. benchmarks . wellbeing and health, promoting social interaction.
150 | Development Frameworks: Victoria Park, Charles Street and Granby Row Hotel Accommodation
Manchester is the third most visited City in the UK by number of foreign This additional supply has been successfully absorbed by the market visitors and the City is also the main commercial hub in the North with occupancy rates increasing by 1% to 79.1% and average daily of England. In 2018 Manchester welcomed 1.6 million international rates marginally increasing by 0.1% to £84.37.75 visitors, 108 million day visitors and 11.5 million staying visitors. The pipeline for Manchester remains strong with an additional 2,271 Hotel accommodation is driven by an even mix of both leisure- rooms due to be completed by 2023. These include Hotel Brooklyn orientated and business guests. (Portland Street), Motel One and Wilde by StayCity (St Peter’s Square).
The vast majority of weekday demand is corporate related, with There remains strong demand from hoteliers with a number of Manchester witnessing a rising number of private sector office jobs. brands who would like representation in the City. These include Major employers within the City include the Co-Operative Group, Radisson Red, Virgin Hotels, Pullman and Adagio. AstaZeneca and Royal Bank of Scotland. The Granby Row Framework Area situated in close proximity to Manchester Central is one of the UK’s leading conference and Piccadilly Station represents a desirable position and would likely exhibition centres which hosts over 30 exhibitions/conferences attract interest from the hotel sector, particularly within the budget Operators with live requirements in Manchester each year. The Manchester Convention Bureau successfully won and 4-star market. 22 conference bids in 2018/19 that will bring 48,130 delegates to the region. rd Manchester stands as a regionally dominant leisure and retail 3 most visited destination. The retail offering is diverse from the Trafford Centre and Manchester is the third most visited City. In 2018 the Arndale Centre to boutique arcades and the Northern Quarter. Manchester welcomed 1.6 million international How the Development Framework Responds: visitors, 108 million day visitors and 11.5 million As a leisure and social hub, venues such as the Manchester Arena, staying visitors The Development Framework will facilitate: Manchester Central, Old Trafford and the Etihad Stadium host regular events, attracting both domestic and international visitors. • The delivery of a new hotel hotel (c. 250 bed) within Manchester Arena has a capaCity of 21,000 and attracts over 1 million the Granby Row Framework Area providing additional visitors per year. Bridgewater Hall also hosts over 280 performances bed spaces in this growing market in a location which is per year and attracts an estimated 500,000 visitors per annum. 94 hotels strategically positioned adjacent to two employment-led Strategic Regeneration Framework Areas (Mayfield and iD Manchester city centre has a total of 94 hotels providing 11,867 Manchester city centre has a total of 94 hotels providing 11,867 rooms Manchester); rooms. The budget and the 4-star sectors dominate the room count, accounting for 41% and 31% of total rooms respectively. • Qualitative enhancement of hotel accommodation; replacing the outdated provision at Pendulum Hotel; Manchester has experienced significant growth in the hotel market since 2008 with 42 new hotel openings and 5,190 bedrooms. 2017 • Provision of hotel and residential accommodation in a and 2018 particularly experienced high levels of growth with 10 79.1% highly sustainable location directly opposite Manchester’s principal railway station; hotels opening providing over 1,600 rooms. Recent openings include Occupancy rates of the hotel market Hotel Indigo (Victoria Station), Roomzzz (Corn Exchange) and Crown have increased to 79.1% • The creation of new job opportunities within both the hotel Plaza (Oxford Road). and Co-Living components.
151 Appendix 4
Principles for Sustainable and Carbon Neutral Development
Net Zero Operational Carbon [kWh/m2/year and kgCO2e/m2/year]
“the carbon dioxide produced as a result of the production and use of the energy from fossil fuels consumed for the day-to-day operation of the building, including Low/zero carbon renewable energy technologies both on and off-site, plus recognised offset schemes where essential.” (RIBA Sustainable Outcomes Guide 2019)
The urgency of climate change makes net zero operational carbon a critical outcome for the construction industry, and net zero operational carbon is achievable now through good building design and off-site measures such as renewable energy procurement and carbon offsetting.
Development Framework Principles Image source: Getty
Prioritise “Fabric First” principles for building form and envelope RIBA recognise the current challenges associated with achieving ‘net zero’ on constrained urban sites which are proposed for redevelopment for tall buildings. Fine tune internal environment with efficient mechanical systems Where it is not possible to achieve ‘net zero’ on site, future development proposals will be required to demonstrate how ‘net zero’ will be achieved through the use of off-site measures, such as the use of renewable energy or high quality carbon offsetting. Provide responsive local controls It is recognised that the potential carbon benefits from retaining and refurbishing existing buildings within the Development Framework need to balance against wider considerations such as ensuring a high quality internal environment for building occupants and potential operational carbon benefits Specify ultra-low energy sufficient appliances from their replacement with higher-performing new buildings in such areas as thermal insulation, daylighting and ventilation.
Specify ultra-low energy sufficient IT
Prioritise maximum use of on-site renewables appropriate to context The urgency of climate change
Demonstrate additionality of off-site renewables makes net zero operational carbon a critical outcome for Offset remaining carbon through recognised scheme the construction industry. The retention of some existing buildings as part of the Development Framework may not be appropriate as highlighted above. Where demolition (and major refurbishment) is undertaken, measures should Net Zero Embodied Carbon [kgCO2e/m2] be put in place to maximise the re-use of material arising on and off-site and minimise the amount of material sent to landfill. “the carbon dioxide produced from the energy used in the extraction, fabrication and transportation from place of origin of the materials used in the construction, including recognised carbon offset schemes.” (RIBA Sustainable Outcomes Guide 2019) Embodied carbon emissions Embodied carbon emissions from new buildings are significant and can represent more than 50-70% of a building’s lifetime emissions. Embodied carbon assessments enable a better understanding of the sourcing and processing of materials and products as well as long-term considerations such as from new buildings are maintenance, durability and adaptability. They also help evaluate the carbon impact of procurement choices, construction methods (e.g. modern methods of construction, off-site fabrication), waste mitigation and disposal, and circular economy considerations. significant and can represent
Development Framework Principles more than 50-70% of a building’s lifetime emissions. Carry out whole life carbon analysis of building elements
Prioritise ethical and responsible sourcing of all materials
Prioritise low embodied carbon and healthy materials
Minimise materials with high embodied energy impacts
Target zero construction waste diverted to landfill
Promote use of local natural materials
Consider modular off-site construction systems
Detailing to be long life and robust
Design building for disassembly and the circular economy
Offset remaining carbon emissions through a recognised scheme
Image source: Getty Sustainable Water Cycle [m3/person/year]
“the amount of mains water used in the operation of the building including the offset by use of greywater or recycled water to reduce mains water consumption.” (RIBA Sustainable Outcomes Guide 2019)
Buildings and infrastructure must not only save water but also be more resilient to future climate events such as storms and flooding. A decentralised building-level approach should be taken to alleviate the pressure on national water supply and drainage infrastructure. Significantly reducing potable water use to a locally sustainable level should be achieved by first reducing water usage through occupant behaviour, water efficient appliances and leak detection. The use of recycled rainwater and waste water to reduce potable water use for non-drinking purposes should be evaluated.
Development Framework Principles
Provide low flow fittings and appliances
Provide waterless appliances where possible
Provide leak detection
Provide rainwater and grey-water recycling and attenuation but consider operational implications of complex systems
Provide on-site black water cleansing and recycling if viable
Create sustainable urban drainage that supports natural aquatic habitats and human amenity
Image source: iQ Sustainable Connectivity & Transport [kgCO2e per km per person per year]
“measure the carbon impact of the travel of occupants and visitors to and from a local transport hub or local retail and community facilities.” (RIBA Sustainable Outcomes Guide 2019)
Transport accounts for approximately 25% of UK carbon emissions, second only to buildings (40%). Reducing transport carbon should begin by considering the need for travel in the first instance.
This outcome promotes a greater digital and physical connectivity which in turn will significantly reduce the need to travel in the first instance and as well as reducing travel time and distance. Where vehicle transport is unavoidable, provision must be made to prioritise the transition to lower impact alternatives including Electric Vehicle charging points and car club parking spaces.
Development Framework Principles
Create comprehensive green transport plan including digital connectivity
Prioritise high quality digital connectivity to avoid need for unnecessary travel
Prioritise site selection with good proximity to public transport
Provide high quality pedestrian links to local amenities
Provide end of journey provision for active travel runners and cyclists (showers, dry lockers etc)
Provide infrastructure for Electric Vehicles as a priority
Provide car sharing spaces
Provide suitable onsite personal storage The transition to all-electric energy strategies as proposed by the forthcoming Building Regulations Part L 2020 update and subsequent Future Homes Standard, together with provision of EVs, will help Sustainable Land Use & Ecology [increase in new flora or fauna species on site] to minimise or avoid local air pollution impacts.
“a measure of actions taken to maintain, protect and improving the flora and fauna on site as principally defined by BREEAM” (RIBA Sustainable Outcomes Guide 2019)
This outcome aims to avoid development on sensitive and ecologically rich landscapes and to make the Sustainable development best use of previously inhabited sites for development. Sustainable development fundamentally implies a significant increase and enhancement of biodiversity and creating a productive landscape that is capable of food production as well as creating habitats for wildlife. Increasing biodiversity and urban greening fundamentally implies a factor can also promote climate resilience by minimising the urban heat island effect. significant increase and Development Framework Principles enhancement of biodiversity.
Leave a site in better ‘regenerative’ ecological condition than before development
Prioritise brownfield site selection
Carry out sustainable remediation of site pollution
Retain existing natural features
Create mixed-use development with density appropriate to local context
Create a range of green spaces (green roofs, vertical greening, pocket parks, and green corridors)
Create habitats that enhance biodiversity
Create ‘productive’ landscapes for urban food production
Zero local pollution from the development
Image source: Getty Good Health & Wellbeing [various metrics] Sustainable Communities & Social Value [various metrics]
“the promotion of key variables of internal occupant health and wellbeing, “measure the positive impacts of good placemaking on a local community.” including indoor air quality, daylight, overheating, acoustic comfort, responsive (RIBA Sustainable Outcomes Guide 2019) controls, and physical contact to outside.” This outcome relates to the social impact of a development on the end users and wider community. The (RIBA Sustainable Outcomes Guide 2019) ultimate goal is to create places for people that support not only basic needs of security, shelter, and health, but to enhance individual and social wellbeing and community identity using Social Return on An unintended consequence of focusing narrowly on heat loss reduction in domestic buildings can be increased Investment (SROI) financial proxies. overheating risk and inadequate natural ventilation. This illustrates the importance of considering sustainability holistically: achieving net zero carbon must not be to the detriment of occupant health or comfort. The Development Framework seeks to create spaces and places in which residents and visitors want to Development Framework Principles spend time, and this outcome relates primarily to indoor health, visual, aural and thermal comfort, and occupant wellbeing. Prioritise placemaking that expresses identity and territory Development Framework Principles Create secure places for privacy Provide spaces with strong visual connection to outside
Create places for social interaction Provide responsive local control e.g. opening windows
Create vibrant mixed-use places Design spaces with appropriate occupant density for activity
Design spaces with good indoor air quality Provide high quality permeable links to social amenities
Design spaces with good indoor daylighting, lighting and glare control Provide high quality pedestrian public realm
Design spaces to adaptive thermal comfort standards Create inclusive places for community interaction
Design spaces with good acoustic comfort Create secure places with overlooking views Design spaces that are inclusive and universally accessible
Prioritise active circulation routes e.g. stairs, cycling provision, walking routes etc
Provide indoor and outdoor planted spaces Sustainable Life Cycle Cost [£/m2 value]
“ensure a holistic outcome with regards to economic sustainability, the intention is to use Government Soft Landings requirement for measuring operational costs of buildings.” (RIBA Sustainable Outcomes Guide 2019)
Considering life cycle costs (rather than just capital costs) is critical for the proper financial management of construction projects and the evaluation of longer-term costs / benefits which can determine building performance in such areas as longevity, climate resilience and sustainability.
Development Framework Principles
Carry out whole life cycle analysis of key building systems
Carry out Soft Landings graduated to handover and aftercare
Measure energy costs
Measure management and maintenance costs
Measure overall running costs
Measure added value of occupant health and wellbeing
Measure added value of sustainable outcomes of building
Image source: Getty RIBA Sustainable Outcomes Environmental Sustainability Social Sustainability Whole Life Net Carbon Economic Sustainability
Outcome Net Zero Sustainable Net Zero Sustainable Sustainable Good Health & Sustainable Sustainable Operational Embodied Carbon Water Cycle Connectivity & Land Use & Communities & Carbon Transport Ecology Wellbeing Social Value Life Cycle Cost
Metric kWh/m2/y TCO e Litre/person/year kgCO e/km/per Species added Various Various £/m2 value 2 2 kgCO e/m2/y Embodied Potable water occupant Enhancement Metrics Metrics 2
1. Prioritise deep retrofit of 1. Prioritise building re-use 1. Provide Low flow 1. Create comprehensive 1. Leave a site in better 1. Provide spaces 1. Prioritse placemaking 1. Carry out whole life existing buildings 2. Carry out whole life fittings and appliances green transport plan ‘regenerative’ ecological with strong visual that expresses identity cycle analysis of key 2. Prioritise Fabric First carbon analysis of 2. Provide Waterless including digital condition than before connection to outside and territory building systems principles for building building elements. appliances where connectivity development. 2. Provide responsive local 2. Create secure places 2. Carry out Soft Landings form and envelope 3. Prioritise ethical and possible 2. Prioritise high quality 2. Prioritise Building and controls eg. opening for privacy Graduated to Handover 3. Fine tune internal responsible sourcing 3. Provide Leak detection Digital Connectivity site re-use windows, or local 3. Create places for social and aftercare environment with of all materials 4. Provide Rainwater and to avoid need for 3. Prioritise Brownfield site control interaction 3. Measure energy costs efficient mechanical 4. Prioritise low embodied greywater recycling and unnecessary travel selection 3. Design spaces with 4. Create vibrant mixed 4. Measure management systems carbon and healthy attenuation but consider 3. Prioritise site selection 4. Carry out sustainable appropriate occupant use places and maintenance costs 4. Provide responsive local materials operational implications with good proximity to remediation of site density for activity 5. Provide high quality 5. Measure overall running controls 5. Minimise materials with of complex systems public transport pollution 4. Design spaces with permeable links to costs 5. Specify ultra low energy high embodied energy 5. Provide on-site black 4. Provide high quality 5. Retain existing natural good indoor air quality social amenities 6. Measure added value sufficient appliances impacts water cleansing and pedestrian links to local features 5. Design spaces with 6. Provide High quality of occupant health and amenities Principles 6. Specify ultra low energy 6. Target Zero recycling if viable 6. Create mixed use good indoor daylighting, pedestrian public realm wellbeing sufficient IT construction waste 6. Create Sustainable 5. Provide end of journey development with lighting and glare 7. Create inclusive 7. Measure added value of 7. Prioritise maximum use diverted to landfill Urban Drainage that provision for active density appropriate to control Places for community sustainable outcomes of onsite renewables 7. Promote use of local supports natural aquatic travel runners and local context 6. Design spaces to interaction of building cyclists (showers, dry appropriate to context natural materials habitats and human 7. Create a range of green adaptive thermal 8. Create Secure Places lockers etc) 8. Demonstrate 8. Consider modular amenity spaces (green roofs, comfort standards with overlooking views additionality of offsite off-site construction 6. Provide infrastructure vertical greening, pocket 7. Design spaces with renewables systems for electric vehicles as parks, green corridors) good acoustic comfort a priority 9. Offset remaining 9. Detailing to be Long life 8. Create habitats that 8. Design spaces that are carbon through and robust 7. Provide car sharing enhance bio-diversity inclusive and universal spaces recognized scheme 10. Design building for 9. Create ‘productive’ accessible disassembly and the 8. Provide suitable onsite 10. landscapes for urban 9. Prioritise active circular economy personal storage food production circulation routes-e.g. 11. Offset remaining 11. Zero local pollution stairs, cycling provision, carbon emissions from the development walking routes etc through recognized 10. Provide indoor and scheme outdoor planted spaces
Performance Verification: Construction Verification: Performance Verification: Performance Verification: Construction Verification: Performance Verification: Performance Verification: Performance Verification: Publicly disclose energy Construction Measure potable water Post Occupancy Measure bio-diversity Post Occupancy Post Occupancy Measure operational use and carbon emissions measurement and offset usage in operation Evaluation occupant enhancement in use Evaluation Evaluation questionnaire running costs survey 161 Image source: Getty
RIBA 2030 Climate Challenge Trajectories
The RIBA 2030 climate change trajectories focus on three environmental sustainability outcomes that all new or refurbished buildings contribute to: energy use, embodied carbon and water use with an overall aim to target net zero whole life carbon emissions (or better) by 2030 at the latest. These outcome targets form a key element of the Development Framework sustainability strategy, with 2030 targets pursued where feasible.
Where a RIBA target is considered inappropriate, impractical or unachievable for any project within the Framework, a detailed explanation and justification will be required and the overarching principle(s) of the target in question should still be pursued.
RIBA 2030 Climate Challenge target metrics for non-domestic buildings RIBA Sustainable Current Outcome Metrics Benchmarks 2020 Targets 2025 Targets 2030 Targets Notes
Operational Energy 225 kWh/m2/y < 170 kWh/m2/y < 110 kWh/m2/y < 0 to 55 kWh/m2/y UKGBC Net Zero Framework kWh/m2/y DEC D rated DEC C rating DEC B rating DEC A rating 1. Fabric First 2. Efficient services, and low- (CIBSE TM46 carbon heat benchmark) 3. Maximise onsite renewables 4. Minimum offsetting using UK schemes (CCC)
Embodied Carbon 1100 kgCO e/m2 < 800 kgCOe/m2 < 650 kgCOe/m2 < 500 kgCO₂e/m2 RICS Whole Life Carbon (A-C) 2 2 2 kgCO e/m2 (M4i benchmark) 1. Whole Life Carbon Analysis 2 2. Using circular economy Strategies 3. Minimum offsetting using UK schemes (CCC)
Potable Water Use >16 l/p/day < 16 l/p/day < 13 l/p/day < 10 l/p/day CIBSE Guide G Litres/person/day (CIRA W11 benchmark)
162 | RIBA 2030 Climate Challenge target metrics for domestic buildings
RIBA Sustainable Current Benchmarks 2020 Targets 2025 Targets 2030 Targets Notes Outcome Metrics Operational Energy 146 kWh/m2 /y < 105 kWh/m2/y < 70 kWh/m2/y < 35 kWh/m2/y UKGBC Net Zero Framework kWh/m2/y (Ofgem benchmark) 1. Fabric First 2. Efficient services, low-carbon heat 3. Maximise onsite renewables 4. Minimum offsetting using UK schemes (CCC)
2 2 2 2 Embodied Carbon 1000 kgCO2e/m < 600 kgCO2e/m < 450 kgCO2e/m < 300 kgCO2e/m RICS Whole Life Carbon (A-C) 2 kgCO2e/m (M4i benchmark) 1. Whole Life Carbon Analysis 2. Using circular economy Strategies 3. Minimum offsetting using UK schemes (CCC) Potable Water Use 125 l/p/day < 110 l/p/day < 95 l/p/day < 75 l/p/day CIBSE Guide G Litres/person/day (Building Regulations England and Wales)
RIBA 2030 Climate Challenge target metrics for non-domestic buildings
RIBA Sustainable Current Benchmarks 2020 Targets 2025 Targets 2030 Targets Notes Outcome Metrics Operational Energy 225 kWh/m2/y < 170 kWh/m2/y < 110 kWh/m2/y < 0 to 55 kWh/ UKGBC Net Zero Framework kWh/m2/y DEC D rated DEC C rating DEC B rating m2/y 1. Fabric First (CIBSE TM46 DEC A rating 2. Efficient services, benchmark) low-carbon heat 3. Maximise onsite renewables 4. Minimum offsetting using UK schemes (CCC)
2 2 2 2 Embodied Carbon 1100 kgCO2e/m < 800 kgCO2e/m < 650 kgCO2e/m < 500 kgCO2e/m RICS Whole Life Carbon (A-C) 2 kgCO2e/m (M4i benchmark) 1. Whole Life Carbon Analysis 2. Using circular economy Strategies 3. Minimum offsetting using UK schemes (CCC) Potable Water Use >16 l/p/day < 16 l/p/day < 13 l/p/day < 10 l/p/day CIBSE Guide G Litres/person/day (CIRA W11 benchmark)
163
Image source: Getty Appendix 5
Heritage Appraisal: Victoria Park Conservation Area
Historic Environment Victoria Park was one of Overview The increasing industrialisation and associated growth the earliest planned gated of Manchester due to the Industrial Revolution made it an unhealthy and unpleasant place to live, and during the early – mid 19th century wealthy people began to residential estates in the country, seek residence in outlying areas. Demand amongst the emerging merchant and manufacturing classes for villa residences and larger terraced properties was high and a and the first development of its wave of expansion into south Manchester began. During the 1830s Manchester was rapidly expanding but type in Manchester. not yet a City. Rusholme to the south was a separate township, comprised primarily of dispersed houses.
The Victoria Park Company was formed in 1836. The Park was one of the earliest planned gated residential estates in the country, and the first development of its type in Manchester. The intention was that shareholders would subscribe and the company would buy land in the Park, in part on lease, and develop it with roads and drainage and define development plots. Some plots were intended to be sold with houses already built, and others as plots ready for building76. Architect Richard Lane was responsible for laying out sewers, roads and constructing a Park wall and lodges at the entrances. Land was offered for sale, first to shareholders in August 1836, and later in September 1836 to the general public.
Advertisements for the Park described it as follows:
“The design of the undertaking, now submitted to the public, is the formation of an extensive Park, in the immediate neighbourhood of the great and increasing town of Manchester, and the erection within that Park of an adequate number of first-rate dwelling houses….a large and beautiful tract of Land, skilfully laid out for the erection of handsome villas; protected from every nuisance, and each residence so placed as to command an advantageous prospect, without interfering with those around it.”77
The original plan for the layout of Victoria Park shows buildings to be constructed in advance and plots to be sold as future building plots. The 70 acre estate was planned as an exclusive gated residential development with formal crescents and circular plan gardens. The sale of land within the estate carried conditions including the ‘laws’ of the Park through which the ‘amenities’ of the Park were to be protected78.
166 | On May 7th 1837 the Victoria Park Act received Royal Assent, consolidating the Victoria Park Company. Early houses were built around the Oxford Road Crescent entrance and along Oxford Place during 1836. A formal opening was held on July 31st 1837, comprising a ‘grand carriage procession’.79 An account of the opening event states that nine mansions were already completed (or close to completion) at this time80.
The Victoria Park Company ceased to exist in 1839, potentially due to the trade depression of 1838-43. The Victoria Park Trust was subsequently formed in 1845 with the aim of carrying out the original plan to preserve the area as a private Park and for the upkeep of roads, gates and lodges.
The Ordnance Survey (OS) map published in 1848 (Figure 1) shows the extent of building by this time. It shows that the majority of the roads as shown in the original plans had been laid out by this date, but that few properties had been built. The west of the Daisy Bank Site was occupied at this time by Albert Villa, but the rest of the site, and the Manchester Gardens site remained undeveloped. Albert Villa was demolished in the late 20th century.
During the prosperity of the 1850s additional buildings were constructed within the Park, including on Oxford Place by the merchant James Bellhouse and Langdale Hall by E R Langworthy at Upper Park Road.
In 1885 The Manchester City Extension Bill was passed, absorbing Rusholme (and other areas) into the jurisdiction of the City of Manchester. A clause was included within the Figure 1: Ordnance Survey, 1848 bill relating to Victoria Park, specifically protecting the area as a private Park.
The OS map dating to 1893 (Figure 2) shows Victoria Park in detail. Comparison of the 1893 plan with the 1848 (Figure 1) shows the extent to which the original plans for the layout of Victoria Park had been abandoned by this time. Much of the road layout has been removed including the large circular Park and roads (Windsor, North, Hampton and South Terraces) to the south-east of the Site, which remain traceable on the 1893 plan only due to survival of the trees. Figure 2 shows that by 1883 Albert Villa, at the west end of the Daisy Bank Site had been subdivided into two properties. To the east a new villa ‘Summerville’ had been constructed.
Figure 2: Ordnance Survey, 1893
167 Social change during the latter part of the 19th century and the At the end of the 19th century legal controversies and resulting outward expansion of Manchester agreements between various groups and individuals resulted in the breaking of the ‘building tie’ that restricted the type of buildings resulted in construction of smaller constructed in the Park, and led to the creation of areas of terraced housing to the south and east. The OS map of 1908 (Figure 3) shows terraced housing along the newly created Langdale dwellings and increased social Road, Kensington Avenue and Scarsdale Road. At this time an area of open ground to the south of the Daisy Bank site was a ‘cricket diversity in the area. ground’. To the south of the Manchester Gardens site was a villa identified as Wyncote, located in a large plot and a row of semi- detached properties to Anson Road.
Social change during the latter part of the 19th century and the outward expansion of Manchester resulted in construction of smaller dwellings and increased social diversity in the area. The first institutions were also introduced within the Park boundaries. RD Darbyshire bought Ashburne House and gave it to Manchester University to be used as a hall of residence in 1900 and in 1905 Summerville became a Unitarian College. Schools and Nursing Homes were also developed.
The 1920 OS map (Figure 4) shows marked expansion of the terraced housing to the south of the Daisy Bank site including the extension of Langdale Road to the southern side of the Daisy Bank site and extension of Hanover Crescent to the south to connect with the extended Langdale Road. In addition new roads of terraced housing such as Albert Road (now known as Denison Road) and Kensington Avenue were built. To the immediate east of the Daisy Bank site larger properties had also been built, fronting onto Scarsdale Road to the east, including Chadlington House situated at the junction of Scarsdale Road and Daisy Bank Road.
168 | Development Frameworks: Victoria Park, Charles Street and Granby Row Figure 3: Ordnance Survey, Lancashire and Furness, Published 1908 Figure 4: Ordnance Survey 1920
Figure 5: Ordnance Survey, Published 1951-1952 Figure 6: Ordnance Survey, Published 1968
169 Following the First World War, rows of semi-detached houses were added in the south General Character, Location and Uses west of the Park at Denison Road, Park Road West and Park Range and a number of older properties were converted for institutional use. Victoria Park Conservation Area is located in Rusholme, approximately 2.5km to the south of core area of Manchester City Centre. The Conservation Area encompasses By the late 1960s (Figure 6) the former grounds of Summerville (now the Daisy Bank a large expanse of urban townscape extending from Daisy Bank Road in the north to site) had been re-developed with Victoria Park Secondary School. During the late 20th Oxford Place, Kent Road East and Rusholme Grove to the south. To the west it extends to century the school was demolished and dwellings including Wyncote were cleared from Oxney Road and to the east to Anson Road, Laindon Road and Langdale Road. the Manchester Gardens site. Both sites were redeveloped during the late 20th century to provide student accommodation blocks serving Manchester University. Principal roads bisect the area north to south including Anson road in the east of the designated area and Lower and Upper Park Road to the west. Heritage Assets The Conservation Area was originally predominantly residential in character but today contains a mix of uses, including housing and institutional uses, many of which are Victoria Park Conservation Area associated with Manchester University. Victoria Park Conservation Area was designated in March 1972. Listed Buildings The following listed buildings are located within the Conservation Area and close to the Daisy Bank and Manchester Gardens sites.
01 Addison Terrace
02 Arched gateway to First Church of Christ Scientist
03 Buckingham Crescent
04 Church of St Chrysostom
05 Dalton Hall with attached forecourt walls (grade II)
06 Eaglesfield
07 First Church of Christ Scientist
08 Newbury
09 Summerville
10 The Rampant Lion Public House
The Heritage Asset Plan to the right shows the boundary of the Conservation Area and listed buildings near the Daisy Bank and Manchester Gardens sites.
Summary of Significance This broad assessment of significance focusses on the area of the Conservation Area closest to the Daisy Bank and Manchester Gardens sites and has been prepared with reference to the headings set out in Historic England Advice Note 1: Conservation Area Designation, Appraisal and Management (February 2019). Victoria Park Conservation Area & Heritage Assets
170 | Development Frameworks: Victoria Park, Charles Street and Granby Row 01. Addison Terrace (Grade II) 02 & 07. Former First Church of Christ Scientist (Grade I) 05. Dalton Hall - Grade II
06. Eaglesfield - Grade II 03. Buckingham Crescent (Grade II) 04. Church of St. Chrysostom - Grade II
08. Newbury - Grade II 09. Summerville - Grade II 10. The Rampant Lion (PH) - Grade II
171 Architectural Interest and Built form
Despite a number of former dwellings being sub-divided, converted and extended for Beyond the boundary of the Conservation Area to the south, the lower density and institutional use, the strong residential character of the Conservation Area prevails spaciousness of the designated area is contrasted with the built form of densely and is influenced by a mix of detached, semi-detached and terraced houses. These developed 20th century semi-detached and terraced houses. These are generally brick are generally 2 to 2.5 storeys in height and set back from the street frontage in built with slate roofs and prominent gables and although many are altered, details such generous gardens. as brick moulding, tiles, stained glass, decorative barge boards and recessed porches The early villas of Victoria Park are predominantly designed in a traditional Victorian with brick arches contribute to the overall richness of the townscape. In addition there style, incorporating elements of Italianate and Gothic and principally in yellow or red are individually designed and distinctive houses at 59 Daisy Bank Road (Chadlington stock brick or stucco with dressings, sash windows and pitched Welsh slate roofs. House), 14 Scarsdale Road and The Gables, set back from Anson Road. They often have pronounced and ornate entrances, projecting timber eaves with brackets and prominent gables and chimneys.
Summerville is a grade II listed Victorian villa dating to 1850 and in the Italianate style. It is one of the earlier buildings of the Victoria Park estate and reflects the general intended building style, type and size of the original dwellings. It is of white-painted stuccoed brick with a slate roof. It is set back from the road frontage and unusually faces west, designed with aspect over its former expansive gardens. The grade II listed Newbury to the north west is also a mid-19th century stucco villa with prominent bracketed eaves and various ridge chimneys.
To the north side of Daisy Bank Road is Addison Terrace (grade II) and Buckingham Crescent (three individually listed grade II buildings). Although a terrace of townhouses, a pair of semi-detached properties and an individual villa, they are each designed in the Gothic style with rendered facades, prominent gables, sash windows, pitched tiled The early villas of Victoria Park roofs, tall brick chimney stacks and other details.
To Anson Road is the grade II listed Eaglesfield, a three storey square plan former Victorian villa, built in the mid-19th century and now in use as a hall of residence. are predominantly designed The dwelling has a symmetrical three bay façade with large rusticated stone quoins, bracketed eaves and a central porch with a round-arched doorway. Opposite Eaglesfield is the grade II listed Rampant Lion Public House, of architectural interest in a traditional Victorian style, as a mid to late-19th century elaborate Gothic villa. It is in red brick in a mix of bonds with sandstone dressings. The central doorway and all windows have segmental pointed heads. incorporating elements of Italianate The 1903 former First Church of Christ, Scientist on Daisy Bank Road (grade I) and the 1904 Church of St Chrysostom (grade II) are landmark buildings. Whilst they post date the original Victoria Park layout and are distinct from the Victorian dwellings of much and Gothic. of the Park, they contribute to a varied and high quality townscape with legible phases. The First Church of Christ, Scientist and associated Lychgate are particularly distinctive and were designed by Edgar Wood in an Expressionist style with Arts and Crafts and Art Nouveau influences. In common with many of the traditional villas of the Conservation Area, the church is set in a spacious plot with trees to the boundaries.
172 | Development Frameworks: Victoria Park, Charles Street and Granby Row Streets and open space, parks and gardens, trees The original layout of Victoria Park remains legible particularly to Oxford Place, Daisy Bank Road and Lower Park Road, as well as in Conyham Road. Generally the routes within the Park are spacious and verdant in character, with broad carriageways combined with generous verges and street trees.
There is evidence of gardens being eroded by areas of hardstanding and car parking, however buildings in the eastern part of the Conservation Area are generally separated from the street frontage by broad front gardens, occupy spacious plots and can be partially screened from view by trees. Traditional brick and stone boundary walls line the road frontages with occasional gate piers.
The setting of the identified listed buildings varies but many have group value with each other and are appreciated in their spacious plots with mature trees and grassed lawns. They are often enclosed by low walls and are approached by formal driveways. These aspects of setting reinforce their former status and historic character.
Summary The significance of the Victoria Park Conservation Area, focussed on the area surrounding the Daisy Bank and Manchester Gardens sites can be summarised as follows:
• The historic interest and remaining legibility of Victoria Park as one of the earliest planned gated residential estates in the country and the first in Manchester.
• The low density arrangement of dwellings set back from the street frontage in spacious plots and the residential character created by a combination of detached, semi-detached and terraced dwellings.
• The verdant character and spaciousness created by broad streets, verges, trees and gardens.
• The quality and richness of townscape and architecture created by the combination of Victorian villas and distinctive landmark buildings.
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Image source: Getty Appendix 6
Heritage Appraisal: Charles Street Framework Area
i: Copyright of images on these pages TBC
Built Heritage
Overview of History and Development
During the late 19th and early 20th century, as shown at Figure 1, the Weston Hall and Pendulum Hotel site contained a densely developed townscape of small scale informal works, mills and industrial works, as well as a row of small terraced houses facing Princess Street. Identified on the map are a saw mill, a rubber works, a soap works and an engineering works. These were arranged around a bend in the River Medlock and accessed by a number of roads, including Green Lane and Carpenter Street.
The map at Figure 2 dates to 1950 and shows that there had been little change in the area. The majority of the mills and works remained, though there had been amalgamation of units and larger buildings had emerged.
Between 1950 and 1969 (Figure 3) the Mancunian Way had been built to the south of the site, and much of the dense townscape in the area surrounding it had been cleared. During this period the Medlock was culverted and the Manchester University former UMIST campus was built.
Weston Hall and Pendulum Hotel were built in the late 20th century and are visible Figure 1: Ordnance Survey 1908 on the map at Figure 4.
During the late 19th and early 20th century, the Weston Hall and Pendulum Hotel site contained a densely developed townscape of small scale informal works, mills and industrial works.
Figure 2: Ordnance Survey 1950-51
176 | Development Frameworks: Victoria Park, Charles Street and Granby Row Heritage Assets Whitworth Street Conservation Area The Charles Street Framework Area is adjacent to the southern boundary of the Whitworth Street Conservation Area, designated in 1974. Listed Buildings The grade II listed Manchester South Junction and Altrincham Railway Viaduct is located to the immediate north of the site and beyond are Granby House (grade II) and Orient House (grade II), lining the southern side of Granby Row.
Figure 3: Ordnance Survey 1969-71
An opportunity exists to create a new ‘Place’ which enjoys a positive relationship with the Whitworth Street Conservation Area.
Figure 4: Ordnance Survey 1994
177 Heritage Assets
The Framework Area is not located in a designated Conservation Area.
The Whitworth Street Conservation Area is located to the north of the site beyond the Manchester South Junction and Altrincham Railway Viaduct.
A number of listed buildings are also in close proximity, these include:
01 Granby House - Grade II 01. Granby House - Grade II* 02. Orient House - Grade II 03. Lass O’ Gowrie - Grade II 02 Orient House – Grade II
03 Lass O’ Gowrie Public House – Grade II
04 Asia House – Grade II*
05 Lancaster House – Grade II*
06 Manchester South Junction and Altrincham Railway Viaduct - Grade II
07 Institute of Science and Technology - “Grade II
08 India House - Grade II
09 Regency House with Barclays Bank - Grade II
A detailed analysis of the characteristics of the Whitworth Street Conservation Area and the setting 04. Manchester House - Grade II 05. Asia House - Grade II* 06. Lancaster House - Grade II* of listed buildings is presented within Appendix 7.
07. Institute of Science and Technology - “Grade II 08. India House - Grade II 09. Regency House with Barclays Bank - Grade II
178 | Development Frameworks: Victoria Park, Charles Street and Granby Row 9
7
6
2 8 5 1
4
3
Whitworth Street Conservation Area & Heritage Assets Listed Heritage Assets Manchester South Junction and Altrincham Railway Viaduct - Grade II 179 Whitworth Street Conservation Area Framework Area Appendix 7
Heritage Appraisal: Whitworth Street Conservation Area
Heritage Assets - Whitworth Street Conservation Area
The Granby Row
01. London Road Police and Fire Station - 02. The Shena Simon Sixth Form College - 03. Institute of Science and Technology - Grade Framework Area is Grade II* Grade II II located within the Whitworth Street Conservation Area,
designated in 1974. 04. Granby House - Grade II 05. Orient House - Grade II* 06. Former Goods Offices - Grade II
01 London Road Police and Fire Station - Grade II*
02 The Shena Simon Sixth Form College - Grade II
03 Institute of Science and Technology - Grade II
04 Granby House - Grade II
05 Orient House - Grade II*
06 Former Goods Offices - Grade II
07 Piccadilly Station - Grade II 07. Piccadilly Station - Grade II 8. Regency House with Barclays Bank - 9. 42 & 44 Sackville Street - Grade II 08 Regency House with Barclays Bank - Grade II Grade II 09 42 & 44 Sackville Street - Grade II Figure 1: Local Heritage Assets
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6
2 1 9
8 3
4
5
Figure 2: Whitworth Street Conservation Area & Heritage Assets Listed Heritage Assets Manchester South Junction and Altrincham Railway Viaduct - Grade II
Whitworth Street Conservation Area Framework Area 183 Historic Environment
In 1807 the Bainbridge, Lambert, Fairfield and Warehouse One Sites (the iQ Sites) lay on the outskirts of Manchester, close to the west of Shooters Brow and Bank Top, a road leading southwards from the city centre.
Pigot’s plan of 1813 illustrates the gradual expansion of residential development in the area to the east and west of the renamed London Road.
The opening of Piccadilly Railway Station (then known as London Road Station) in 1842 accelerated development in the area. The Ordnance Survey (OS) map 1848 (Figure 3) shows a network of densely developed streets lined with buildings in a combination of residential and industrial/commercial uses.
The opening of Piccadilly Railway Station (then known as London Road Station) in 1842 accelerated development in the area. Figure 3: Ordnance Survey, 1848
184 | Development Frameworks: Victoria Park, Charles Street and Granby Row In c. 1848 the Manchester South and Altrincham railway line was added on a raised viaduct roughly parallel with Granby Row.
Fairfield Street was created in c. 1900 to connect London Road with Whitworth Street and the Goad Fire Insurance Plan of 1893 (Figure 4) shows the planned street with land to the north and south described as small dwellings “being closed and pulled down for street improvements”.
The Goad Fire Insurance Plan shows that the Bainbridge Site (Plots 591 and 592) was occupied by a combination of small terraced dwellings and larger commercial premises. To the north of Granby Row (within the current Fairfield House site) the plan shows a series of dwellings fronting onto Granby Street and a clothing factory further west (within the current Lambert House site).
The buildings to the immediate south of Fairfield Street are shown in detail on the 1922 edition of the OS Map (Figure 5) (which was surveyed in 1915-16) 81 and this illustrates the increasing commercialisation of the area. To the north of Granby Row all dwellings had been removed and the eastern plot between South Pump Street and Back Acton Street (the current Fairfield House Site) was entirely occupied by a clothing factory. The building now referred to as Warehouse One was one of three warehouses built with angled facades to Fairfield Street.
Figure 4: Goad Insurance Plan 1893 185 Figure 6: 1953-1965 OS Map
Figure 5: OS Map, published 1922
The 1922 OS Map also shows the completed London Road Fire Station and the Bulls Head Public House at the junction of Fairfield Street and Granby Row, altered to address the new road alignment.
Change and demolition of buildings to the west of Echo Street took place following World War II. The 1953-1965 OS Map (Figure 6) shows former dwellings around Echo Street replaced with larger commercial units and the Institute of Science and Technology Figure 7: 1969-1970 OS Map substantially extended to the east. Larger footprint commercial buildings replaced the earlier pattern of tight grain housing fronting London Road on the Bainbridge House site The 1969-1970 OS Map (Figure 7) shows the changing character to the south of Granby Row and this complex was later expanded over Britain Street. during the late 20th century including the construction of Chandos Hall in the early 1960s, set back from the street and deviating from the previously established building line.
186 | Development Frameworks: Victoria Park, Charles Street and Granby Row Heritage Assets
Whitworth Street Conservation Area Historic Interest The Granby Row Framework Area is located within the Whitworth Street The development of the Whitworth Street Conservation Area is closely Conservation Area designated in 1974. linked to the Ancoats area of Manchester. The cotton mills provided a need for warehouses to store their products which led to specially Listed Buildings designed buildings nearer the centre of the City. By the mid-19th century Manchester had become the largest textile centre in the world with The following listed buildings are located nearby: increased demand for warehousing. This led to the development of • London Road Police and Fire Station (grade II*) warehouses along Princess Street, Whitworth Street and Oxford Road during the mid to late 19th century. These were typically of a grand scale • Train Shed to Piccadilly Station (grade II) with distinctive architecture expressing the wealth of the owners.
• Goods Yard to Piccadilly Station (grade II) The Conservation Area reflects the historic importance of the textile industry in Manchester and the area became the focus for packing and • Institute of Science and Technology (Sackville Building) (grade II) shipping warehouses, combining offices, making-up, inspection and • Manchester South Junction and Altrincham Railway Viaduct (grade II) packing facilities, showrooms and rooms to entertain clients.
Summary of Significance Architectural Interest and Built form Most of the buildings in the Conservation Area originated as warehouses General Character, Location and Uses but have subsequently been converted for alternative uses. The quality of architecture is high. The architectural language is generally classical, Manchester City Council describes the Conservation Area as “uniquely however, the style and degree of decoration varies considerably 82 Mancunian in character” . Its character results from the concentration from the mid to late Victorian buildings to the later more flamboyant of textile warehouses built between 1850 and 1920; the distinctive Edwardian examples. Changes in the use of materials contribute to the architecture of which arose from their function and the expression of the distinctiveness of the different phases of warehouse construction and owners’ wealth. primary and secondary elevations.
The Conservation Area is located in Manchester city centre and is The majority of the blocks formed by the street pattern are occupied by bounded by London Road to the east, Whitworth Street, Bloom Street a single orthogonal building. Front elevations tend to maintain a formal and Portland Street to the north, Oxford Street to the west and the route relationship with the street frontage with secondary elevations to the of the Manchester South Junction and Altrincham Railway Viaduct to the side and rear. This pattern is particularly pronounced with the later, south. The street pattern is largely defined by Whitworth Street, Princess Edwardian warehouses. The sense of enclosure throughout most of Street and Sackville Street. A series of secondary grids form a key part of the Conservation Area is high due to the height of the warehouses and the street hierarchy and incorporate narrow service lanes that provided narrow width of the grid like street pattern access to warehouses. The topography is relatively consistent, with subtle changes, such as The Rochdale Canal crosses the Conservation Area on an east to west the River Medlock providing expansive views to the prominent rear alignment that is broadly parallel to Whitworth Street. elevations of the sequence of warehouses that enclose the southern side of Whitworth Street.
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Image source: Getty The long east to west routes, including Whitworth Street, Granby Row and Fairfield • Manchester South Junction and Altrincham Railway Viaduct runs to the south of the Street create long vistas through the area, with the view west along Granby Row Granby Row Framework Area, south of Vimto gardens. The viaduct is an impressive 1 ¾ emphasising the landmark qualities of the tower of the Palace Hotel. The height mile long urban viaduct with a series of well-detailed bridges, some including decorative and mass of key buildings, such as the Palace Hotel and Institute of Science and Gothic-style ironwork. The 224 brick arches include a skew arch adjoining Vimto Park Technology create important landmarks. and connect Piccadilly Station to Liverpool Road following approximately the route of the Medlock. It was built in 1845 by David Bellhouse Junior and several of the cast iron The area around the Granby Row Framework Area comprises the most diverse part of bridges were built by his son the engineer and iron founder Edward Taylor Bellhouse. the Conservation Area, the character and appearance of which has been weakened The tallest arches are located between Piccadilly and Oxford Road Stations, including by clearance during the mid-20th century and the mix of buildings that have been the section to the south of the Framework Area . developed since. Streets and open space, parks and garden, trees Key buildings or structures within the Conservation Area and close to the Granby Row Framework Area include the following: The character and appearance of the Conservation Area is generally defined by the • To the north of the iQ Sites is the grade II* listed London Road Police and highly urban street pattern and sense of enclosure formed by the dense pattern of Fire Station building. It dates to 1901-06 and is in Edwardian Baroque style, former warehouses, the narrow streets and the linear street pattern. constructed with red brick, terracotta and brown faience. It is an impressive The area contains limited open spaces with Sackville Gardens and Vimto Park being the landmark next to Piccadilly station, with a complex roofscape of turrets, cupolas only two landscaped spaces with grassed areas and trees. The wider townscape has and an off-central main tower. The significance of the building is attributed to both very few trees and no green spaces. its high architectural and aesthetic value and also its historic value as a combined police and fire complex including state of the art fire station facilities and a series of other functions including housing for firemen, police officers and their families. It has been described as one of Manchester’s most outstanding heritage assets.
• To the east of the Granby Row Framework Area is Piccadilly Station, comprising Summary two listed buildings, the Train Shed to Piccadilly Station and the former Goods The key characteristics of the Whitworth Street Conservation Area are: Yard Office to Piccadilly Station, both of which are Grade II listed. The Train Shed dates from 1881 and was the second remodelling of the former Store Street • The concentration of textile warehouses built between 1850 and Station. The Train Shed is constructed with cast-iron columns, supporting an 1920; the distinctive architecture of which arose from their function expansive glazed roof, above a brick under-croft. The former Goods Yard Office and the expression of the owners’ wealth. Many have subsequently was built in c.1850-60. The structure largely consists of the remaining principal been converted for alternative uses. elevation which is of sandstone ashlar in a renaissance style with pilasters and a pedimented doorway. The buildings are of historic interest as the 19th century • The high quality of architecture. The architectural language is remodelling of an important transport interchange. generally classical, rather than Venetian Gothic as in other parts of the city centre. However, the style and degree of decoration varies • The Institute of Science and Technology (the Sackville Building) (grade II) considerably from the mid to late Victorian buildings to the later is located to the south of the iQ Sites and is substantial in scale. It dates from more flamboyant Edwardian additions. 1895-1912 and was designed by Spalding and Cross, who were also responsible for Victoria Square in Ancoats. Pevsner describes it as “a splendid expression • The sense of enclosure throughout most of the Conservation Area, of municipal; pride and confidence”. The building is designed in a French which is particularly high due to the height of the warehouses and Renaissance style over five floors and is constructed of red brick with red narrow width of the grid like street pattern. sandstone and terracotta dressings. • The variety and interest created by the various distinctive individual buildings such as the London Road Fire Station and the Palace Hotel.
188 | Development Frameworks: Victoria Park, Charles Street and Granby Row
Image source: Getty Manchester City Council describes the Whitworth Street Conservation Area as “uniquely Mancunian in character”.
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