Report on Peterloo House to Planning and Highways Committee on 2

Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Manchester City Council Report for Resolution

Report to: Planning and Highways Committee – 2 June 2011

Subject: Peterloo House, Dickinson Street, Manchester, M1 4LF, 095773/FO/2011/C2 Redevelopment to create a 12 storey building incorporating Class B1 offices on ground and upper floors, and basement car and cycle parking, and associated highway, access and servicing. 095704/CC/2011/C2 Conservation Area Consent for demolition of existing Peterloo House building to allow for the construction of a new 12 storey building. Applicant: Co Operative Insurance Society Limited, C/o AXA Real Estate Investment Managers, 7 Newgate Street, London, EC1A 7NX Agent: Colin Williams, The Planning Studio Ltd, Portland Tower,Portland Street, Manchester, M1 3LF

Report of: Head of Planning

Purpose of report

To describe the above application for planning permission and conservation area consent, to set out the issues involved and to put forward recommendations.

Recommendation

The Head of Planning recommends that the Committee :- i) APPROVE planning application 095773/FO/2011/C2 a 12 storey building incorporating Class B1 offices on ground and upper floors, and basement car and cycle parking, and associated highway, access and servicing. for the reasons set out in this report. ii) APPROVE conservation area consent relating to application 095704/CC/2011/C2 for the demolition of the existing building for the reasons listed at the end of this report.

Financial Consequences for the Revenue Budget

There are no financial consequences for the Revenue Fund

Financial Consequences for the Capital Budget

There are no financial consequences for the Capital Fund

70 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Contact Officer(s)

David Roscoe 0161 234 4567 [email protected] Janine Renshaw-Livesey 0161 234 4555 j.renshaw –livesey @manchester.gov.uk

Background Documents

Responses of:

Third Party Consultations:

11 Oxford Street, Manchester, M1 4PB 1 Oxford Street, Manchester, M1 4PB Third Floor, Clarendon House, 81 Mosley Street, Manchester, M2 3LQ 84 Portland Street, Manchester, M1 4GX 63 George Street, Manchester, M1 4NS 84A Portland Street, Manchester, M1 4GX 88 Portland Street, Manchester, M1 4GX Flat 39, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 40, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 41, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 42, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 43, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 44, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 45, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 46, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 47, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 1, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 2, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 3, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 4, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 5, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 6, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 7, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 8, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 9, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 10, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 11, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 12, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 13, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 14, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 15, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 16, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 17, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 18, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 19, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 20, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 21, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 22, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX

71 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Flat 23, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 24, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 25, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 26, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 27, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 28, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 29, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 30, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 31, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 32, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 33, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 34, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 35, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 36, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 37, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX Flat 38, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX The Old Monkey, 90 - 92 Portland Street, Manchester, M1 4GX Second Floor, Dickinson House, 20 Dickinson Street, Manchester, M1 4LF Peterloo House, Dickinson Street, Manchester, M1 4LF 58A Faulkner Street, Manchester, M1 4FH First Floor And Second Floor, 56 Faulkner Street, Manchester, M1 4FH 74A - 76A George Street, Manchester, M1 4LQ 77 Mosley Street, Manchester, M2 3LQ Ground Floor, Clarendon House, 81 Mosley Street, Manchester, M2 3LQ First Floor, Clarendon House, 81 Mosley Street, Manchester, M2 3LQ Second Floor, Clarendon House, 81 Mosley Street, Manchester, M2 3LQ Ground Floor, 87 - 89 Mosley Street, Manchester, M2 3LR 1A Oxford Street, Manchester, M1 4PB 9 Oxford Street, Manchester, M1 4PB Odeon Cinema, Oxford Street, Manchester, M1 4PD Basement, 28 - 32 Princess Street, Manchester, M1 4LB Third Floor, 36 Princess Street, Manchester, M1 4JU 36 Princess Street, Manchester, M1 4JU 89 Princess Street, Manchester, M1 4HT 93 Princess Street, Manchester, M1 4HT Ground Floor, 95 Princess Street, Manchester, M1 4HT First Floor, 95A Princess Street, Manchester, M1 4HT Second Floor, 95A Princess Street, Manchester, M1 4HT Third Floor, 11 St Peter`s Square, Manchester, M2 3DN Fourth Floor And Fifth Floor, 11 St Peter`s Square, Manchester, M2 3DN Fifth Floor, Elizabeth House, 16 St Peter`s Square, Manchester, M2 3DF 34 Princess Street, Manchester, M1 4JY 87 - 89 Mosley Street, Manchester, M2 3LR 14 St Peter`s Square, Manchester, M2 3DE 2 St Peter`s Square, Manchester, M2 3DE 10 St Peter`s Square, Manchester, M2 3DE Clarendon House, 81 Mosley Street, Manchester, M2 3LQ 56 Faulkner Street, Manchester, M1 4FH 14 Princess Street, Manchester, M1 4NB 16 Princess Street, Manchester, M1 4NB

72 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 28 - 32 Princess Street, Manchester, M1 4LB 91 Princess Street, Manchester, M1 4HT 95 Princess Street, Manchester, M1 4HT 95A Princess Street, Manchester, M1 4HT 32 Princess Street, Manchester, M1 4LB 4 St Peter`s Square, Manchester, M2 3DF 6 - 8 St Peter`s Square, Manchester, M2 3DF 11 St Peter`s Square, Manchester, M2 3DN First Floor, 11 St Peter`s Square, Manchester, M2 3DN Elizabeth House, 16 St Peter`s Square, Manchester, M2 3DF Third Floor, Elizabeth House, 16 St Peter`s Square, Manchester, M2 3DF Sixth Floor, Elizabeth House, 16 St Peter`s Square, Manchester, M2 3DF Second Floor, 11 St Peter`s Square, Manchester, M2 3DN 86 Portland Street, Manchester, M1 4GX 106 Portland Street, Manchester, M1 4RJ 110 Portland Street, Manchester, M1 4RJ Apartment 103, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 106, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 107, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 108, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 109, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 111, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 201, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 202, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 203, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 204, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 205, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 206, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 207, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 208, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 209, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 210, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 301, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 302, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 303, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 304, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 305, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 306, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 307, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 308, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 309, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 310, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 401, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 402, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 403, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 404, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 405, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 406, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 407, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 408, The Arthouse, 43 George Street, Manchester, M1 4AB

73 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Apartment 409, The Arthouse, 43 George Street, Manchester, M1 4AB Ground Floor And First Floor, 72 - 74 George Street, Manchester, M1 4LQ Ground Floor, 74 George Street, Manchester, M1 4LQ Fifth Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW Fourth Floor, Clarendon House, 81 Mosley Street, Manchester, M2 3LQ Basement And Ground Floor, 36 Princess Street, Manchester, M1 4JU Bank Of China Rear Of 67 To 69, Mosley Street, Manchester, M2 3JE Basement And Ground Floor, 67 - 69 Mosley Street, Manchester, M2 3JE Basement Room C, Abbey House, 74 Mosley Street, Manchester, M2 3WL Basement Room B, Abbey House, 74 Mosley Street, Manchester, M2 3WL Basment And Ground Floor, 75 Mosley Street, Manchester, M2 3HR Fifth Floor, Clarendon House, 81 Mosley Street, Manchester, M2 3LQ Second Floor, 12 Princess Street, Manchester, M1 7AG Alex Finch Holdings, Sussex House, 83 - 85 Mosley Street, Manchester, M2 3LG Fifth Floor, 83 - 85 Mosley Street, Manchester, M2 3LG Basement Room D, Abbey House, 74 Mosley Street, Manchester, M2 3WL Basement Room A, Abbey House, 74 Mosley Street, Manchester, M2 3LW First Floor Commissionaires Room, Royal Buildings, Mosley Street, Manchester, M2 3AB First Floor, Royal Buildings, 2 Mosley Street, Manchester, M2 3AB 3 - 5 Oxford Street, Manchester, M1 4PB Sixth Floor, 75 Mosley Street, Manchester, M2 3HR Basement To Third Floor, 79 Mosley Street, Manchester, M2 3LQ Manchester Art Gallery, Mosley Street, Manchester, M2 3JL Sixth Floor Front, 75 Mosley Street, Manchester, M2 3HR Unit 2, 85 - 87 Princess Street, Manchester, M1 4HT Ground Floor Unit 1, 85 - 87 Princess Street, Manchester, M1 4HT Basement Store, 85 - 87 Princess Street, Manchester, M1 4HT Basement, 56 Faulkner Street, Manchester, M1 4FH Ground Floor, 56 Faulkner Street, Manchester, M1 4FH Ground Floor, Bank Chambers, Faulkner Street, Manchester, M1 4EF Unit 5-6, 85 - 87 Princess Street, Manchester, M1 4HT Fourth Floor, Permanent House, 71 Mosley Street, Manchester, M2 3JN Fifth Floor, Permanent House, 71 Mosley Street, Manchester, M2 3JN Ground Floor Unit 5, Abbey House, 74 Mosley Street, Manchester, M2 3FX Ground Floor Unit 7, Abbey House, 74 Mosley Street, Manchester, M2 3LW Mezzanine Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW Fourth Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW Third Floor Inscape, Abbey House, 74 Mosley Street, Manchester, M2 3LW Third Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW Ground Floor Unit 8, Abbey House, 74 Mosley Street, Manchester, M2 3LW The Paramount, 33 - 35 Oxford Street, Manchester, M1 4BH Manchester Travel Inn Metro, 112 - 114 Portland Street, Manchester, M1 4WB Unit 3a, 116 Portland Street, Manchester, M1 4RL Ibis Hotel, 96 Portland Street, Manchester, M1 4GX Unit 4, 85 - 87 Princess Street, Manchester, M1 4HT Unit 3, 85 - 87 Princess Street, Manchester, M1 4HT First Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW Unit 1 Springbok Bar, The Circus, Oxford Street, Manchester, M1 4BH Ground Floor Unit 6, Abbey House, 74 Mosley Street, Manchester, M2 3LW Second Floor, 93A Princess Street, Manchester, M1 4HT

74 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 First Floor, 93A Princess Street, Manchester, M1 4HT Novotel Manchester Centre Hotel, 21 Dickinson Street, Manchester, M1 4LX Ground Floor And Second Floor, Sussex House, 83 - 85 Mosley Street, Manchester, M2 3LG Unit B4, The Exchange, Mosley Street, Manchester, M1 4AJ Unit 9, Abbey House, Mosley Street, Manchester, M2 3LW The Piazza, 96 Portland Street, Manchester, M1 2GX Third Floor And Fourth Floor, Sussex House, 83 - 85 Mosley Street, Manchester, M2 3LG Ground Floor, 75 Mosley Street, Manchester, M2 3HR Unit B3, The Exchange, Mosley Street, Manchester, M1 4AJ First Floor To Third Floor Suites 1a And 2a And 3a, Bank Chambers, Faulkner Street, Manchester, M1 4EF First Floor And Second Floor, 59 - 61 Mosley Street, Manchester, M2 3HZ Third Floor To Sixth Floor, 59 - 61 Mosley Street, Manchester, M2 3HZ Arora Internation Hotel, 18 - 24 Princess Street, Manchester, M1 4LY First Floor To Sixth Floor, 87 - 89 Mosley Street, Manchester, M2 3LR First Floor Suite 1b And Second Floor Suite 2b, Bank Chambers, Faulkner Street, Manchester, M1 4EF First Floor Front, Permanent House, 71 Mosley Street, Manchester, M2 3JN First Floor Rear, Permanent House, 71 Mosley Street, Manchester, M2 3JN Basement, Bank Chambers, Faulkner Street, Manchester, M1 4EF Fifth Floor Large Side, 75 Mosley Street, Manchester, M2 3HR Fifth Floor Small Side, 75 Mosley Street, Manchester, M2 3HR Third Floor Suite 3a, Bank Chambers, Faulkner Street, Manchester, M1 4EF Third Floor Suite 3b, Bank Chambers, Faulkner Street, Manchester, M1 4EF Fourth Floor To Thirteenth Floor, Bank House, Faulkner Street, Manchester, M1 4EE Dickinson House, 20 Dickinson Street, Manchester, M1 4LF 72 - 74 George Street, Manchester, M1 4LQ 74 George Street, Manchester, M1 4LQ The Circus, Oxford Street, Manchester, M1 4BH 113 - 115 Portland Street, Manchester, M1 6DW 116 Portland Street, Manchester, M1 4RL 12 Princess Street, Manchester, M1 7AG 85 - 87 Princess Street, Manchester, M1 4HT 93A Princess Street, Manchester, M1 4HT The Piazza, St James Street, Manchester, M1 4PH Cobden House, 12 - 16 Mosley Street, Manchester, M2 3AQ 79 Mosley Street, Manchester, M2 3LQ 81 Mosley Street, Manchester, M2 3LQ 83 - 85 Mosley Street, Manchester, M2 3LG Sussex House, 83 - 85 Mosley Street, Manchester, M2 3LG Abbey House, Mosley Street, Manchester, M2 3LW Royal Buildings, Mosley Street, Manchester, M2 3AB The Exchange, Mosley Street, Manchester, M1 4AJ Apartment 101, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 102, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 410, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 1, 26 Princess Street, Manchester, M1 4LB Apartment 2, 26 Princess Street, Manchester, M1 4LB Apartment 3, 26 Princess Street, Manchester, M1 4LB

75 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Apartment 104, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 105, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 110, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 112, The Arthouse, 43 George Street, Manchester, M1 4AB Apartment 10, 30 Princess Street, Manchester, M1 4DA Apartment 11, 30 Princess Street, Manchester, M1 4DA Apartment 12, 30 Princess Street, Manchester, M1 4DA Apartment 14, 30 Princess Street, Manchester, M1 4DA Apartment 15, 30 Princess Street, Manchester, M1 4DA Apartment 16, 30 Princess Street, Manchester, M1 4DA Apartment 17, 30 Princess Street, Manchester, M1 4DA Apartment 18, 30 Princess Street, Manchester, M1 4DA Apartment 19, 30 Princess Street, Manchester, M1 4DA Apartment 20, 30 Princess Street, Manchester, M1 4DA Apartment 21, 30 Princess Street, Manchester, M1 4DA Apartment 22, 30 Princess Street, Manchester, M1 4DA Apartment 23, 30 Princess Street, Manchester, M1 4DA Apartment 24, 30 Princess Street, Manchester, M1 4DA Apartment 25, 30 Princess Street, Manchester, M1 4DA Apartment 26, 30 Princess Street, Manchester, M1 4DA Apartment 27, 30 Princess Street, Manchester, M1 4DA Apartment 28, 30 Princess Street, Manchester, M1 4DA Apartment 29, 30 Princess Street, Manchester, M1 4DA Apartment 30, 30 Princess Street, Manchester, M1 4DA Apartment 31, 30 Princess Street, Manchester, M1 4DA Apartment 32, 30 Princess Street, Manchester, M1 4DA Apartment 4, 30 Princess Street, Manchester, M1 4DA Apartment 5, 30 Princess Street, Manchester, M1 4DA Apartment 6, 30 Princess Street, Manchester, M1 4DA Apartment 7, 30 Princess Street, Manchester, M1 4DA Apartment 8, 30 Princess Street, Manchester, M1 4DA Apartment 9, 30 Princess Street, Manchester, M1 4DA Flat Above, 88 Portland Street, Manchester, M1 4GX Flat At, The Old Monkey, 90 - 92 Portland Street, Manchester, M1 4GX Flat At, 86 Portland Street, Manchester, M1 4GX

Wards affected

City Centre Ward

Implications for:

Anti-poverty Equal Opportunities Environment Employment No Yes Yes Yes

76 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 1.0 INTRODUCTION

1.1 The site is bounded by Dickinson Street, George Street, Back George Street, and Princess Street and occupies a very prominent and strategic location within the City Centre. It is situated within the George Street conservation area and is adjacent to 78 George Street, a grade 2 listed building. The site is rectangular and measures approximately 0.12ha in size.

1.2 The application site consists of a 7 storey office block built circa 1960 which has been vacant for the past 2 years. The space no longer meets the needs of modern office users and would not attract high order users unless the site was redeveloped.

1.3 The building is simple with an horizontal emphasis created by rows of windows and definition is provided by thin horizontal sections of grey brick cladding. The building fronts Dickinson Street and the main pedestrian entrance is arcaded on the corner of Dickinson Street and Back George Street. To the north is Princess Buildings (72-76 George Street and 124 Princess Street) which is occupied by The Arora Hotel, with its main entrance from Princess Street.

1.4 The building adjoins No’s 78 George Street (a Grade II Listed Building) and 53 Back George Street which, is not listed. The building is set back from the main building line of Back George Street to allow for access into the basement car park.

1.5 Elisabeth House is situated to the south on the opposite side of Dickenson St. Permission has been granted for the redevelopment of the site to create a 14 storey building. It is anticipated that the work will commence on site later in 2011. To the east, on the opposite side of George Street is Tuscany House, a residential building that contains 47 apartments.

1.6 In February 2010, the Executive endorsed a Regeneration Framework for the Civic Quarter in October 2009 as a basis for public consultation. The Framework provides a basis for the regeneration of an area and is founded on a number of key public sector projects, transport improvements, and a number of major private sector projects. The aim is to develop a new commercial sector and the redevelopment of Peterloo House has been identified as a key project. The outcome of the consultation process was reported to the Executive on 10 February and the decision was reported to Committee.

2.0 THE APPLICATIONS.

2.1 Two applications have been submitted, a planning application (095773/FO/2011/C22) and an application for conservation area consent (095704/CC/2011/C2), for the demolition of Peterloo House the construction of a new 12 storey office building.

Planning Application 095773/FO/2011/C2

2.2 The proposed building would provide modern office accommodation and has been designed to allow adaptability to provide accommodation for either single or multi tenancy use. The reception hall would be suitably large to create a focus for the building and would be located to provide the new scheme with a St Peters Square address. The development would achieve BREEAM rating of excellent.

77 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011

2.3The proposed building refers to the predominant materials of St Peters Square of sandstone and limestone, with a light coloured reconstituted stone facade similar to Portland Stone.

2.4 There would be two basement floor areas which incorporate 30 car parking spaces, plant areas, cycling storage, showers and general storage all accessed from Back George Street.

2.5 The top two floors would be recessed to create an external terrace space at the tenth floor, above this the plant would be enclosed within a glass box to minimise visibility.

2.6 The proposed facade treatment represents a layering of a number of elements to ensure that the design responds properly to its context. The building would respond to the vertical fenestration patterns prevalent throughout the conservation area and particularly the rhythm of the windows on the adjacent Princess Buildings. The vertical division of these windows would be emphasised by mullion elements. A projecting band would be provided at first floor level and cornice level to respond to features at Princess Buildings.

2.7 At the lower levels the window rhythm and size would relate to the solidity of the neighbouring buildings. However at the upper levels, the solidity of the building would be reduced in order to lighten it’s appearance.

2.8 At the lower levels, the building would be constructed of re-constituted stone to respond to the predominant building material of the area. At the upper levels where the building relates to the wider context, elements of bronze anodised aluminium would be introduced.

2.9 In addition to the planning application forms, certificates, notices and drawings, the following documents have been submitted in support of the planning application:

The Planning Statement The Design and Access Statement Transport Statement and Travel Plan Ecology Study and Mitigation Report Flood Risk Assessment PPS5 Heritage Statement Office Market Report Crime Impact Assessment Archaeological Study Television Reception Survey Environmental Standards Report/Breeam Structural Report Daylight/Sunlight Report Acoustic Report Land Contamination Study

Conservation Area Consent 095704/CC/2011/C2

78 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 2.10 Peterloo House no longer meets the requirements of modern office users. The applicant has provided a commercial assessment which demonstrates that there is little or no demand for this type of accommodation.

2.11 As a medium scale development that helps define St Peters Square and Dickinson Street, Peterloo House has visual and townscape importance. Its horizontal appearance however is not consistent with the predominant vertical rhythms of the Manchester streetscape, and its elevations contribute little to the character of the Conservation Area. This poor impact is compounded by the detailed design of the facades and the facing materials, which are poor. The building lacks any obvious entrance fronting from Dickinson Street.

2.12 It is concluded therefore that the existing building has no architectural or historic merit and makes no positive contribution to the character of the area or the conservation area within which it is located

3.0 CONSULTATIONS

Publicity

3.1 The planning application has been advertised as:

- a major development; - affecting the setting of listed buildings; and - affecting a conservation area.

Site notices have been displayed and businesses and residents in the area notified of the application. No comments have been received.

3.2 English Heritage - English Heritage support the proposal and state the proposed building would become part of a cohesive building composition enclosing St Peter’s Square. English Heritage argue that the success of the development will be partly dependent on the texture and rhythms of the elevations a request that suitable conditions are imposed.

3.3 Head of Highway Services – comments to be reported to Committee.

3.4 Head of Street Management and Enforcement - No objections subject to the following conditions: refuse storage, deliveries, operating hours, noise insulation and agreeing construction works working hours.

3.5 Head of Regulatory Services (Contaminated Land) - no objections subject to a condition being attached relating to remediation measures.

3.6 Environment Agency – no objections subject to conditions being attached to site investigation and any appropriate remediation measures.

3.7 Greater Manchester Police – state the proposal contains many positive features which would ultimately make the development more secure and enliven the street scene.

79 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 3.8 GMPTE – no objections subject to the applicant complying with all necessary system clearances and agree a safe method of working including both demolition and construction methods.

3.9 Manchester Conservation Areas and Historic Buildings Panel - The Panel felt that the existing Peterloo House is a poorly designed building in terms of both its materials and its failure to fit to the back of pavement, and that its demolition and appropriate replacement would not be significantly detrimental to the George Street conservation area.

The Panel were concerned about the height of the proposed building, which would dominate surrounding buildings and compete with the proposed Elisabeth House, and moreover the disregard of the design for any of the characteristics of the conservation area or adjacent listed buildings. The Panel had previously accepted the justification for the height of the latter because of its relationship to the civic square and the regeneration aspirations thereof, but felt that buildings on surrounding sites should not exceed their present heights, which are characteristic of this conservation area and the grid of buildings to which Peterloo House belongs. This proposal would, it is considered, erode the integrity of the conservation area.

The Panel believes the applicant seems to be treating the proposed Elisabeth House as the benchmark for building heights in the area, even though it has not yet been built, whereas the height of Peterloo House and its acknowledgement of adjacent strong cornice lines, is not only preferable but one of its few redeeming features.

The Panel were also concerned that if the proposed building height and pedestrian massing were approved, it could set a precedent for indiscriminate increasing of building heights in the area generally. Another possibility, which the Panel hoped would be avoided, is that if this proposal were approved, the owners of Elisabeth House might claim that it reduces the impact and landmark quality of their own building, and seek to increase its height even further.

The Panel were concerned that the junction between the proposed building and the adjoining block of listed buildings (18-24 Princess Street and 72-78 George Street) was too abrupt, and felt that the applicant should consider this more carefully.

The Panel noted that the applicant appears to be proposing the use of similar materials to those already specified for the proposed (and approved) Elisabeth House, that the proposed building has not been as carefully designed as Elisabeth House, and that if sufficient care is not taken, the former might become a watered down version of the latter. The Panel hoped that, if the proposed building is considered acceptable in some form, it will need to meet the high standard already set for Elisabeth House, a building which the Panel considered when the proposal came before them several months ago. If not of a high quality design, it could work against the Council’s regeneration aspirations for this area.

4.0 ISSUES

National Policy

80 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 4.1 Planning Policy Statement 1 (PPS1): Creating Sustainable Communities

The principle of this development which involves urban regeneration, a high quality and safe mixed-use scheme that would help to create a more vibrant place is considered to be fully in accordance with PPS1.

4.2 Planning Policy Statement 4 (PPS4): Planning for Sustainable Economic Growth.

The redevelopment of this site within the heart of the conurbation, providing a range of facilities that are available to the general public in a highly accessible location would be consistent with PPS4

4.3 Planning Policy Statement 22 (PPS22): Renewable Energy

The scheme would incorporate significant energy saving strategies to limited use of energy, is assessed as achieving an excellent BREEAM rating, and the possibility of solar hot water collectors is being explored. It is considered that the scheme complies with PPS22.

4.4 Planning Policy Statement 5(PPS 5): Planning for the Historic Environment

PPS 5 states that those parts of the historic environment that have significance because of their archaeological, architectural or artistic interest are called heritage assets.

Policy HE 9.5 recognises that not all elements of Conservation Area will necessarily contribute to its significance. When considering proposals, local planning authorities should take into account the relative significance of the element affected and its contribution to the significance of the or Conservation Area as a whole. Where an element does not positively contribute to its significance, local planning authorities should take into account the desirability of enhancing or better revealing the significance of the Conservation Area, including, where appropriate, through development of that element. This should be seen as part of the process of place- shaping.

Currently Peterloo House has a harmful impact on the George Street Conservation Area and setting of the important listed buildings of The Midland Hotel, Central Library, the Town Hall Extension and Princess Buildings. The scheme has been designed to reflect the historic context and the architecture of the listed buildings on the opposite side of St Peters Square. This includes the provision of a large scale colonnade and a clear definition of a bottom, middle and top to the scheme. The materials have also been chosen to complement the historic buildings in the Square. It is considered that any impact would be positive and therefore it is considered that the proposal complies with guidance within PPS 5.

The archaeological study in support of the application demonstrates that levels of development on the site in both the 19th and 20th centuries would have destroyed any remains on site.

4.5 Planning Policy Statement 13 (PPS13): Transport

81 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011

The scheme would minimise the need to use the private car by providing and strongly promotes the use of public transport, walking and cycling. The location, scale, density, design and mix of uses within the scheme would help reduce the need to travel, reduce the length of journeys and make it safer and easier for people to access jobs, and services by public transport, walking and cycling and would therefore be consistent with PPS 13.

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

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

4.7 Regional Spatial Strategy (RSS) for the North West.

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

Policy DP2 - Promote Sustainable Communities

The scheme would aim to meet the diverse needs of existing and future residents, promote community cohesion and equality and diversity, be sensitive to the environment and contribute to a high quality of life.

Policy DP3 - Promote Sustainable Economic Development

The scheme would contribute to sustainable economic growth.

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

The scheme would be consistent with the regional and sub-regional spatial frameworks (Chapter 5) and sub-regional policies (Chapter 10- 13; 10 being relevant to Manchester), by:

1. building upon existing concentrations of activities and existing infrastructure 2. not requiring major investment in new infrastructure.

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

The scheme would be located so as to reduce the need to travel, especially by car. It would be located in an urban area which has a strategic network where public transport is well provided. It would be genuinely accessible by public transport, walking and cycling.

82 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011

MCR1 and MCR2 are the key sub-regional policies that relate to the site. The proposals are generally in accordance with the policy framework set out in these policies.

4.8 Unitary Development Plan (UDP)

The application is considered to be consistent with UDP Policies and in particular with policies I3.1 (Employment & Economic Development - Design of Commercial Development) E1.1 (Environmental Improvement & Protection - Air Pollution), E1.4 (Environmental Improvement & Protection - Noise Control), E1.5 (Environmental Improvement & Protection - Energy Conservation), E2.7 (Environmental Improvement and Protection) E3.4 (Environmental Improvement & Protection ), E3.5 (Environmental Improvement & Protection - Safe Environments), T3.7 (Transport - Cycle Parking), L1.6 (Leisure & Recreation), RC3 (Mixed Uses), RC4 (Environment), RC6 (Tourism), RC17 (Car Parking), RC18 (Pedestrians), DC9.1 (New Commercial & Industrial Development - Access for Disabled People), and DC26 (Development and Noise).

4.9 It is considered that the scheme would enhance the appearance, character and setting of the St Peters square and George St Conservation Areas and the nearby listed buildings in accordance with policies E3.8 (Environmental Improvement & Protection - Conservation Areas), DC18.1 (Conservation Areas) and DC19.1 (Listed Buildings). The proposal is also consistent with the Small Area Framework for this area (policy RC20 - Area 17) building on significant recent developments in the area.

4.10 Compliance with the relevant policies within the UDP is evidenced in the following sections of the report.

4.11 Environmental Impact assessment

The proposal did not fall within Schedules 1 or 2 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999. A screening opinion and environmental impact assessment is therefore not required.

It is considered that the supplementary information has provided the Local Planning Authority with sufficient information to understand the full implications of the proposal and any mitigation required. The scale of the development is appropriate for a City Centre context, would reuse a previously developed site, allow greater use of public transport, and would improve conditions for pedestrians. It would assist regeneration of the City and is unlikely to result in significant or unusual adverse impact for local residents. The impact of the development would not have more than a local impact and would support the City’s objectives of making the Centre a better place to live, shop, invest, and visit. The scheme is not likely to have harmful environmental effects. With reference to the Town and Country Planning (Environmental Impact assessment) (England and Wales) Regulations 1999 and Circular 2/99 (The Regulations) an environmental impact assessment is not considered necessary.

4.12 The Scheme's contribution to regeneration

Regeneration is an important planning consideration. Over the past fifteen years, the City Council has had a considerable amount of success in terms of regenerating the City

83 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Centre. The scale of activity in the St Peters Sq area because of its accessible location offers significant potential to contribute to the City’s economy. The Manchester City Centre Strategic Plan 2009 - 2012 states that St Peters Square should strengthen its commercial position.

The Civic Quarter has been identified as a regeneration priority by the City Council. It is envisaged that the area around St Peters Sq will become a new commercial destination in the City providing opportunities for new, Grade A, large floor plate commercial offices similar to those developed successfully at Spinningfields and Piccadilly. This is essential to the ongoing success of the City Centre. Peterloo House offers a major opportunity to provide the type of commercial product identified in the strategy and therefore its development would be wholly consistent with the City’s regeneration objectives.

The immediate area around the application site benefits from a wide mix of uses and, crucially, is associated with the Commercial Core, the Oxford Rd Corridor, Manchester Central and the Conference Quarter and the Metrolink transport facilities. The Square therefore has a high volume of activity throughout the day and evening from people using it as a destination or to access other parts of the Centre.

There would be a number of economic regeneration benefits. It would create an urban environment which is attractive to all those who want to work in and visit the area and help to ensure that the City Centre is competitive with the other regional cities nationally and beyond Britain. It would help to strengthen the retail and business sectors and would be accessible to all users offering a safe and accessible environment. It would add to the diversity of vital functions and activities promote additional investment opportunities and enhance the distinctive quality of City’s architectural and historic fabric.

The scheme would help to continue the regeneration of the City Centre and would have a positive impact on the labour market by supporting employment growth and employment opportunities.

4.13 Relationship to Context

The Design Statement details the analysis undertaken. Key considerations were the sites position within a major civic space, proximity to major transport facilities, its siting at the visual terminus of the Oxford Rd Corridor and its position at the junction of the important conference and business districts.

A visual assessment has been prepared and includes a number of viewpoints into the area, which enabled preparation of verified modelled computer generated and rendered images of the proposal from each of the viewpoints.

It is considered that the replacement of what is currently an undistinguished building of little aesthetic or architectural merit with a scheme that is contemporary, which relates well to its surroundings and is not unduly intrusive, would be of significant benefit to the site and its environs.

4.14 Relationship to Transport Infrastructure

The site is well served by a variety of sustainable modes of transport. The potential for

84 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 travel by foot and cycle to and from the site is high, with a wide variety of important destinations situated within an acceptable walk or cycle distance of the site. Cycle parking facilities would be provided within the basement car park of the development.

The site is located within close proximity to Oxford Rd Station. There are bus stops locally, metrolink platforms at St Peter’s Square and the free Metro-shuttle bus service, which provides access to Manchester’s main rail and bus stations, direct tram journeys can be made to all destinations on the network from St Peters Sq.

4.15 Architectural Quality of the Building

The proposals are designed to integrate with both the immediate surrounding context and the wider city context. Improvements to the public realm would establish a visual and physical connection with the broader Civic Area that includes the Square.

The use of quality, robust and appropriate materials seek to create a high quality development with a strong identity. Care has been taken to conceal roof top plant and lift overruns within building envelopes to maintain integrity of form and ensure that clean lines are maintained across the skyline.

4.16 Credibility of Design

The application proposals have been prepared by a client and experienced design team, familiar with the issues associated with developing high quality buildings in City Centre locations and with an exceptional track record and capability to deliver projects of exceptional quality.

4.17 The Effects on the Local Environment

Sunlight and Daylight

Sunlight and daylight assessments to existing buildings surrounding the site have been carried out to determine the possible impacts the development may cause. This study has concluded that after redevelopment the majority of rooms in Tuscany House would retain acceptable levels of Sunlight but some rooms would be affected. However, it is considered that in a high density City Centre context this is accepted.

Overall the impact on Tuscany House in terms of daylight and sunlight is not considered to be of significance when measured against relevant BRE Guidelines.

Noise

It is inevitable with any major development that there would be some disturbance caused to those nearby during the site demolition and construction phase; this disruption is considered a localised phenomenon and is temporary in nature.

The survey work undertaken indicates that the noise climate across the site primarily is determined largely by traffic flows on Oxford Street can be controlled by glazing and ventilation specification. It would be necessary to limit noise emissions from all external plant to prevent disturbance within the new building and at neighbouring commercial and

85 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 residential premises. A planning condition is proposed to ensure that appropriate mitigation measures are included within the scheme at detailed design stage.

TV reception

A combination of a desk study and site visit identified that a potential area of impact to the south of the site that currently receives reduced digital freeview signals from the Winter Hill transmitter to the northwest. Two properties within close proximity to the proposed development (Tuscany House and Novotel) would possibly result in TV interference however possible remedial remedies are available such as change of aerial type, change of aerial height or relocation of aerial on both buildings. During construction the use of tower cranes on-site may interfere with TV, Radio and Satellite broadcast signals to residents immediately to the south of the site and a localised area to the north. As this would only occur during this temporary construction phase of redevelopment, the residual impact is considered to be of negligible significance. Both matters could be covered by a suitably worded condition.

4.18 Listed Buildings and Conservation Areas.

The impact of the development on listed buildings and conservation areas during construction is temporary. Good construction practices and the use of high quality hoardings would serve to ameliorate to a certain extent the potential impacts as a result of demolition and construction activities.

The development would see the replacement of a poor quality late Twentieth century building of very limited heritage value. It detracts from its surroundings, both in terms of the character and appearance of the conservation areas and the setting of a number of listed buildings. By enhancing the setting of nearby listed buildings and conservation areas, the proposed development would be a positive intervention in the setting of the City’s heritage assets.

The scheme would reinforce and strengthen the historic street boundaries of the site and this is considered beneficial in association with the creation of more active frontages that will add positively to the character of the George Street conservation area and Dickinson Street. Whilst the new building would be currently higher than those currently in this location, the considerable size of this public space in close proximity would mean that it is unlikely to have an overly dominant impact on views in the area, or on the setting of listed buildings. The scale of the new building, through the use of an obvious structural grid, a setback of accommodation at high level, and detailing that express a traditional base, middle, and top of the building as elements to the facades, would provide a clear historic and positive reference to the important historic buildings in the area. When seen in views on routes leading up to the new building with its height, vertical proportions, and balanced division into base, middle and top sections, would create real visual interest.

Currently Peterloo House has a harmful impact on the setting to the important listed buildings of The Midland Hotel, Central Library, the Town Hall Extension and Princess Buildings. The new building however would not conflict with the large robust detailing and scale of the Midland Hotel and would, through its plan geometry, proportions and scale, complement Central Library as positively marking entry points into the Square. The restrained design of the new building would also complement the appearance and setting

86 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 of the Town hall Extension and the listed Lutyens War Memorial Garden and Cenotaph. The listed Dickinson House is `palazzo in style and can only be seen in close views with the proposal. In this context the greater height of the current scheme will not be apparent, but its better design would provide a more interesting and acceptable setting at the corner of Dickinson St with George St.

4.19 Amenity

The results of the shadow study demonstrate that there would be some adverse impact on surrounding buildings, including parts of Tuscany House. However, it is considered that properties in the vicinity of the site and further away would not be adversely affected by overshadowing, as a result of the scale of the building, to such a degree that amenity would be significantly affected.

With regard to the proposed uses on the site and potential noise, it is considered that the buildings would be suitably insulated to prevent any significant break out of noise and to prevent occupiers of the buildings being disturbed from external noise sources.

4.20 Safety and security

The proposed development would bring significantly more activity into the area, allowing adjacent streets to be overlooked and would contribute towards a safe and secure environment. The ground floor areas would increase the activity at the buildings proposed frontage. All these measures would encourage passive surveillance.

Greater Manchester Police have been involved in pre-application discussions and have provided a Crime Impact Assessment that looks in detail at potential crime and disorder issues, which could affect both the proposed development and it’s neighbouring area. The applicant has confirmed that recommendations would be implemented. A condition requiring Secured by Design accreditation is proposed.

4.21 Socio-Economic Impact

The proposed development accords with the strategic aims and socio-economic policy priorities for large-scale developments in Manchester City Centre. It will revitalise the application site, which is currently under-used and suffers a lack of investment.

4.22 External Appearance

It is considered the development would be of the highest design quality, which is key in the delivery of the scheme and its regeneration benefits. The architectural form would create a vibrant landmark development.

4.23 Highway and Traffic Implications

A transport assessment has been submitted to support the planning application. The focus of the assessment is on the potential impact of traffic generated by the proposed development, although it also covers the possible impact of the construction period on traffic movement.

87 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Whilst there maybe some temporary localised impact during construction, it is considered that following completion there would only be a small increase in vehicular traffic. The assessment concludes that there would be no material impact on the local highway network.

Car Parking for vehicles is proposed within the basement, which has access off Back George St, and cycle parking at ground level which has associated changing facilities. As part of the applicant’s commitment to green travel a travel plan framework for occupiers of the building has been submitted.

With regards to servicing, whilst some will take place from the basement, larger vehicles would have to service from Back George St. Transport for Greater Manchester have no objection in principle to the proposal, but have suggested that the applicant confirms in writing that they will comply with a safe method of working including the demolition and construction methods due to the close proximity to the metrolink system.

4.24 Access

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

4.25 Sustainability

The planning submission outlines how the development has been designed to maximise the use of energy efficient construction and management of spaces to minimise energy use, and some renewable technologies are being considered. Another key feature of the developments sustainability includes a BREEAM excellent rating for the offices. Overall, the proposed development would accord with and contribute positively to the Environmental Standards set out in the Guide to Developments.

4.26 Response to comments of by the Manchester Conservation Areas and Historic Buildings Panel.

With regard to the comments made by the Manchester Conservation Areas and Historic Buildings Panel it is important to note that the existing building is not listed, it is in poor condition and unlikely to be brought back into use in a way that would maximise the contribution the site should make to economic and physical regeneration. The scheme has been brought forward and developed in discussion with English Heritage.

This is a highly prominent site and is an acknowledged regeneration priority. It represents an important element in the St Peters Sq and the George Street conservation area and the use is acceptable and appropriate in this area. The existing building has a negative impact on the area in which it sits and this has been acknowledged by some consultees. Therefore, the primary issue for consideration is the appropriateness or otherwise of the replacement scheme that is proposed.

The proposed scheme incorporates and responds to the local and city context; acting both as a marker and gateway to St Peters Sq and the overall environment and linkages would improve for all of those who use the area.

88 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011

The proposal is interesting and modern, and would be acceptable and appropriate in the city context, and with the surrounding heritage assets. This approach of introducing a modern building into a historic environment has worked successfully elsewhere in Manchester and the scheme respects the setting of the George Street Conservation Area and the listed buildings associated with it.

The full impact of the scheme and the quality of the architecture is set out fully in this report and the prospect of new investment and job creation fully comply with existing and emerging policies.

Human Rights Act 1998 considerations – This application needs to be considered against the provisions of the Human Rights Act 1998. Under Article 6, the applicants (and those third parties, including local residents, who have made representations) have a right to a fair hearing and to this end the Committee must give full consideration to their comments.

Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Unitary Development Plan, the Head of Planning has concluded that some rights conferred by these Articles on the applicant(s)/objector(s)/resident(s) and other occupiers and owners of nearby land that might be affected may be interfered with but that interference is in accordance with the law and justified by being in the public interest and on the basis of the planning merits of the development proposal. He believes that any restriction on these rights posed by the approval of the application is proportionate to the wider benefits of approval and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

5.0 CONCLUSION

5.1 The City Council has taken the environmental information (as defined in the Environmental Impact Assessment Regulations) into consideration and the proposal is in accordance with all relevant policies within the UDP.

5.2 Peterloo House offers a major opportunity to provide the type of commercial product identified in the Manchester City Centre Strategic Plan and therefore its development would be wholly consistent with the City’s regeneration objectives. The proposed scheme incorporates and responds to the local and city context; acting both as a marker and gateway to St Peters Sq and the overall environment and linkages would improve for all of those who use the area.

5.3 It is considered that the replacement of what is currently an undistinguished building of little aesthetic or architectural merit with a scheme that is contemporary, which relates well to its surroundings and is not unduly intrusive, would be of significant benefit to the site and its surrounding environment.

6.0 RECOMMENDATION

6.1 The Head of Planning therefore recommends that the Committee;

89 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 a) APPROVE planning application 095773/FO/2011/C2 b) APPROVE conservation consent application 095704/CC/2011/C2 subject to conditions and reasons set out below.

The recommendations are made on the basis that the proposal accords with the development plan, in particular policies I3.1, E1.1, E1.4, E1.5, E2.7, E3.4, E3.5, E3.8, T3.7, L1.3, R1.1 RC3, RC4, RC5, RC6, RC9, RC17, RC18, DC9.1, DC18.1, DC19.1, DC26 and policy RC20 (Area 8) of the City Council's Unitary Development Plan in that in that the development would make the area more safe and attractive; would be of a high standard of design and make a positive contribution towards improving the City's environment; there would not be any significant impacts on the residential amenities of adjoining occupiers; the development would include suitable landscaping; would reduce air pollution caused by vehicles by encouraging alternative forms of transport; would encourage energy conservation by being well served by public transport and by using high standards of energy efficiency within the development; would include measures which would lead to a safer environment; would promote regeneration and an improved environment; would include secure cycling parking facilities within the City Centre; would contribute to the mix of uses in the area; would be accessible at ground floor level for people whose mobility is impaired; would be in keeping with the character and appearance of the adjacent Conservation Areas and the settings of nearby listed buildings; would not expose existing or future residents to unacceptable levels of noise; and generally the proposal would provide a high quality facility within the area to the benefit of the wider surrounding community allowing the continuing regeneration of the locality ;

Conservation area consent application 095704/CC/2011/C2 is recommended for approval on the basis that the application is consistent with the Unitary Development Plan for the City of Manchester (adopted 1995), in particular policy DC18.1 (Conservation Areas), in that the proposal preserves and enhances the character of the George St conservation area.

Conditions

095773/FO/2011/C2

1) The development must be begun not later than the expiration of three years beginning with the date of this permission.

Reason - Required to be imposed pursuant to Section 91 of the Town and Country Planning Act 1990.

2) The development hereby approved shall be carried out in accordance with the following drawings numbered: 15-01P001, GA-15-02 E001, GA-15-02-E002, GA-15-02- E003, GA-15-02-E004, 15-01-P008, 15-01-P009, 15-01-P010, 15-01 P011, 15-01-P020, 15-01-P030, GA-15-03-S001, and GA-15-03-S002, stamped as received 9 March 2011, and documents; The Planning Statement (The Planning Studio Ltd), The Design and Access Statement (Squire and Partners), Transport Statement and Travel Plan (Savill

90 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 Bird Axon), Ecology Study and Mitigation Report (The Tyrer Partnership), Flood Risk Assessment (Capita Symonds), PPS5 Heritage Statement (DPP Heritage), Office Market Report (WHR Property LLP, Crime Impact Assessment (Greater Manchester Police), Archaeological Study (Manchester University Archaeology Unit), Television Reception Survey (Taylor Bros), Environmental Standards Report/Breeam Pre-assessment (TPS/DSSR), Structural Report (Capita Symonds), Daylight/Sunlight Report (BLDA), Acoustic Report (Sol Acoustics)and the Land Contamination Study (Capita Symonds), and the e-mails from The Planning Studio, dated 13 May 2011 and 16 May 2011, unless otherwise agreed in writing by the City Council as Local Planning Authority:

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies I3.1, E1.1, E1.4, E1.5, E2.7, E3.4, E3.5, E3.8, T3.7, L1.3, R1.1 RC3, RC4, RC5, RC6, RC9, RC17, RC18, DC9.1, DC18.1, DC19.1, DC26 and policy RC20 (Area 8) of the Manchester Unitary Development Plan.

3) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority. The development shall be constructed only using the approved materials unless otherwise agreed in writing by the City Council as local planning authority.

Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policy E3.6, E3.5, H1.2 and H2.2 of the Unitary Development Plan for the City of Manchester, and the Guide to Development supplementary planning document and Planning Guidance and PPS1.

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

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

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

Reason - In the interest of pedestrian and highway safety, as specified in policy H2.2 of the Unitary Development Plan for the City of Manchester.

6) a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment) to identify and evaluate all potential sources and impacts of any

91 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination).

In the event of the Preliminary Risk Assessment identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal) has been submitted to and approved in writing by the City Council as local planning authority.

The measures for investigating the site identified in the Site Investigation Proposal shall be carried out, before the development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority.

In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy.

Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to of the Unitary Development Plan for the City of Manchester.

7) The development hereby approved shall not commence unless and until a Construction Management Plan, including a Site Waste Management Plan and a plan layout showing areas of public highway agreed with the Highway Authority for use in association with the development during construction , has been submitted to and approved in writing by the City Council as local planning authority. The strategy shall include details on the timing of construction of scaffolding, the lighting and operation of cranes during construction, and a Human Impact Management Plan.

Reason: To ensure that the appearance of the development is acceptable and in the interests of the amenity of the area, pursuant to policy H2.2 of the Unitary Development Plan for the City of Manchester and Guide to Development 2 (SPG)

8) The development hereby approved shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least three star sustainability rating under the code for sustainable homes for those elements

92 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 of the development which are residential in nature. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority before any of the buildings hereby approved are first occupied.

Reason - In order to minimise the environmental impact of the development pursuant to policies E1.5 and E1.6 in the Unitary Development Plan for the City of Manchester, policies ER13 and DP3 of Regional Planning Guidance for the North West (RPG13) and the principles contained within The Guide to Development in Manchester 2 SPD and Planning Policy Statement 1.

9) Use of the development shall not commence unless and until a servicing strategy, including a schedule of loading and unloading locations and times, including for waste collections, has been submitted to and agreed in writing by the City Council as local planning authority. Servicing shall thereafter take place in accordance with the approved strategy unless otherwise agreed in writing by the City Council as local planning authority.

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

10) Before development commences a scheme for the extraction of any fumes, vapours and odours from the premises hereby approved shall be submitted to, and approved in writing by, the City Council as local planning authority. The approved scheme shall be implemented prior to occupancy and shall remain operational thereafter.

Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with Policy H3.2 of the Unitary Development Plan for the City of Manchester.

11) Details of a Green Travel Plan Strategy, including details of implementation and monitoring of effectiveness, shall be submitted to and approved in writing by the City Council as local planning authority. The strategy shall outline procedures and policies that the developer and occupants of the site will adopt to secure the objectives of the overall site’s Green Travel Plan Strategy. Additionally, the strategy shall outline the monitoring procedures and review mechanisms that are to be put in place to ensure that the strategy and its implementation remain effective. The results of the monitoring and review processes shall be submitted in writing to the local planning authority and any measures that are identified that can improve the effectiveness of the Green Travel Plan Strategy shall be adopted and implemented.

Reason: In accordance with the provisions contained within planning policy guidance and in order to promote a choice of means of transport, pursuant to policies E1.1 and T3.1 of the Unitary Development Plan for the City of Manchester.

12) Before the development hereby approved is completed, a paving and surfacing strategy for the public footpaths, vehicular crossings, and vehicular carriageways around the site shall be submitted to and approved in writing by the City Council as local planning authority. All works approved in discharge of this condition shall be fully completed before that relevant phase of the development hereby approved is first occupied, unless otherwise agreed in writing by the City Council as local planning

93 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 authority.

Reason: In the interests of amenity and to ensure that paving materials are consistent wit the use of these areas as pedestrian routes, pursuant to the Guide to Development 2 (SPG).

13) Before the development commences, studies containing the following with regard to television reception in the area containing the site shall be submitted to and approved in writing by the City Council as local planning authority: a) Measure the existing television signal reception within the potential impact area, , before development commences. The work shall be undertaken either by an aerial installer registered with the Confederation of Aerial Industries or by a body approved by the Office of Communications, and shall include an assessment of the survey results obtained. b) Assess the impact of the development on television signal reception within the potential impact area identified in (a) above within one month of the practical completion of the development or before the development is first occupied, whichever is the sooner, and at any other time during the construction of the development if requested in writing by the City Council as local planning authority in response to identified television signal reception problems within the potential impact area. The study shall identify such measures necessary to maintain at least the pre-existing level and quality of signal reception identified in the survey carried out in (a) above. The measures identified must be carried out either before the building is first occupied or within one month of the study being submitted to the City Council as local planning authority, whichever is the earlier.

Reason: To provide an indication of the area of television signal reception likely to be affected by the development to provide a basis on which to assess the extent to which the development during construction and once built will effect TV reception and to ensure that the development at least maintains the existing level and quality of TV signal reception as advised in PPG 8 and pursuant to policy Note 8: Telecommunications.

14) No externally mounted telecommunications equipment shall be mounted on any part of the buildings hereby approved, including the roofs, unless otherwise agreed in writing by the City Council as local planning authority.

Reason: In the interest of visual amenity and pursuant to policies H2.2 and DC18.1 of the Unitary Development Plan for the City of Manchester

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

Reason - To prevent detrimental impact on the amenity of nearby residents and in the interests of local amenity in order to comply with Policy H2.2 of the Unitary Development Plan for the City of Manchester.

16) Before first occupation of the development the building, together with any externally

94 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 mounted ancillary equipment, shall be acoustically insulated in accordance with a scheme submitted to and approved in writing by the City Council as local planning authority in order to secure a reduction in the level of noise emanating from the equipment.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan.

17) No development shall commence until a scheme for the storage (including segregated waste recycling) and disposal of refuse has been submitted to and approved in writing by the City Council as local planning authority. The details of the approved scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation.

Reason - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan.

18) Before the building hereby approved is first occupied it shall be insulated in accordance with a scheme submitted to and approved in writing by the City Council as local planning authority in order to secure a reduction in the level of noise emanating from the property.

Reason - To safeguard the amenities of the occupiers of nearby accommodation, pursuant to policy H2.2 of the Manchester Unitary Development Plan.

19) The permitted hours of opening are to be agreed with the City Council as local planning authority prior to occupation.

Reason - In order that the local planning authority can achieve the objectives both of protecting the amenity of local residents and ensuring a variety of uses at street level in the redeveloped area.

097704/CC/2011/C2

1) The works to which this consent relates must be begun not later than the expiration of three years beginning with the date of this consent.

Reason - Required to be imposed pursuant to Section 18 of the Planning (Listed Buildings and Conservation Areas) Act 1990 as applied and modified in relation to buildings in conservation areas.

2) The development hereby approved shall be carried out in accordance with the following drawing numbered 15-01_P001, stamped as received 9 March 2011, and documents titled ' Design and Access Statement', and the 'PPS Heritage Statement', stamped as received 9 March 2011,unless otherwise agreed in writing by the City Council as Local Planning Authority:

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policy DC18 of the Manchester Unitary Development Plan.

95 Manchester City Council Item 6 Planning and Highways Committee 2 June 2011 3) The demolition hereby permitted shall not be undertaken before a contract for the carrying out of the building works for the redevelopment of the site approved under 095773/FO/2011/C2 has been made, and evidence of that contract has been supplied to the City Council as local planning authority.

Reason

In the interests of visual amenity and for the avoidance of doubt, and to ensure that redevelopment of the site takes place following demolition of the existing building pursuant to policy DC18 of the Unitary Development Plan for the City of Manchester.

Local Government (Access to Information) Act 1985

The documents referred to in the course of this report are either contained in the file(s) relating to application ref: 095773/FO/2011/C2 and 097704/CC/2011/C2 held by Planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are all held by the Planning Division.