8-10 Booth Street, M2

Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 Application Number Date of Appln Ward

104475/FO/2013/C1 16 December 2013 City Centre Ward

104476/LO/2013/C1 16 December 2013 City Centre Ward

Proposal Conversion of former office building (Class B1) to create a 40 no. bed hotel (Class C1) with ancillary bar, restaurant and conference facilities, together with rooftop extension and external alterations. and LISTED BUILDING CONSENT for external and internal alterations, including rooftop extension, in association with full planning application for the conversion of former office building (Class B1) to create a 40 no. bed hotel (Class C1) with ancillary bar,

Location 8 - 10 Booth Street, Manchester, M2 4AW Applicant King Street Investments, 11 Didsbury Park, Manchester M20 5LH Agent Turley Associates, 10 th Floor, 1, New York Street, Manchester M1 4HD

1.0 Introduction

8-10 Booth Street is a Grade II listed building, built in 1872 for the Manchester and Salford Trustees Savings Bank. It is located in the heart of the Upper King Street Conservation Area close to many other listed buildings. It is in an area close to Albert Square which is characterised by commercial offices with some food and drink uses present at ground floors. There is also residential accommodation located on the upper floors of some nearby buildings. The building was substantially altered in the 1980’s, when the interior was essentially gutted, and re-formed into office space. Prior to this, alterations have taken place to the Booth Street elevation over many years, changing the arrangement of doors and windows.

8 – 10 Booth Street is part of an urban block and physically adjoins Belvedere House to the south east and Massey Chambers to the north west. The building fronts onto Booth Street and to Kennedy Street. The closest building in residential use is Massey Chambers which adjoins the application site. 8-10 Booth Street predominantly overlooks blank elevations of Massey Chambers, and there are no habitable rooms to this side of the building. The street pattern in the area is made up of narrow streets which, together with building heights, restricts views of the roofscape from street level.

Manchester city centre is the largest driver of employment growth in the North West and is at the centre of its economic, social and cultural life. The mix of uses in the area provides vitality and activity and combine to make a major contribution to the wider city centre and regional economies.

35 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 The proposals involve increasing the height of 8 – 10 Booth Street, thereby distancing Massey Chambers from any potential noise source caused by the roof terrace.

2.0 Description of proposed development

Application 104475/FO/2013/C1 is a full application which relates to the change of use of the building from offices (Class B1) to hotel (Class C1), together with a rooftop extension, the creation of a rooftop terrace and changes to the exterior of the building, including the creation of a new doorway to the Booth Street elevation.

Application 104476/LO/2013/C1 seeks Listed Building Consent for internal and external alterations , together with the rooftop extension, terrace and changes to the exterior. The two main alterations to the external appearance of the building are a rooftop extension, to provide additional accommodation and an external terrace, and the replacement of an existing window on the Booth Street elevation, with a door.

There building has a mansard roof which was re-worked / modernised during the 1980’s, together with the addition of a brick plant room. The application proposes an additional floor to accommodate an event space, to hold up to 200 people. The Booth Street elevation of the rooftop extension is a glazed curtain wall to continue the treatment at the fifth below. This glazing is full height up to the underside of the overhanging roof edge.

The Kennedy Street frontage of the rooftop extension steps back from the floor below to form a rooftop terrace. The glass balustrade to the terrace is 1.5m high, with a glazed canopy above. Access to the terrace is from sliding folding doors. Given the height of the building, and its relationship to streets and nearby buildings, it is difficult to view the proposed works to the roof from street level.

The Booth Street frontage currently has a central feature doorway, with a secondary door to the left, both of which are retained, and provide level access. To the right- hand side of the central door is an existing window, which is to be removed to provide an additional doorway. This is proposed for circulation reasons, and due to the importance of making a clear distinction between the principle central entrance intended for guests through to the reception, and an access to and from the bar and restaurant area.

Internally, the ground floor to the hotel is reached via the central doorway which provides level access to the hotel foyer. The ground floor also includes a bar / restaurant, with access gained by the creation of an additional door on the right hand side of the front elevation.

There would be 40 bedrooms on the upper floors. Internal alterations would necessitate the replacement of corridors and existing office spaces. An existing internal atrium, created in the 1980’s, would also be infilled in order to maximise the available floorspace for the hotel.

The hotel would operate on a 24 hour basis for the residents, 365 days a year. The restaurant would open at 6.30am and close at 2am, seven days a week. Events

36 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 would also be accommodated until 2am. A key component of the use and associated business model is the ability to host events, functions and conferences. The nature of the operation would be consistent with other boutique Eclectic Hotels in the City, which includes St John’s Hotel in Castlefield.

The roof terrace would be open to residents of the hotel on a 24 hour basis, and the proposed activities intended for the roof terrace both during the day and the evening include conferences, private and corporate events, parties and weddings, afternoon teas, and BBQ’s, principally in the summer. There would be non-amplified background music, linked to the internal hotel system for all public areas, and noise levels would be controlled. Where amplified music is played in the internal upper floor event space, noise breakout is controlled to external areas through the creation of a two-door lobby arrangement, with the door situated away from the nearest residents, and by locking the doors from the event space to the terrace from 11pm.

It is anticipated that the hotel would initially employ a total of 60 staff. This would comprise 40 full-time and 20 part-time workers. It is also anticipated that the building would eventually employ 70 staff, once the hotel has been operating for over a year. An existing vehicular access from Kennedy Street to an existing basement car park is retained as part of the proposals.

3.0 Consultations

3.1 Local Residents/Businesses

The planning application has been advertised as: affecting the setting of listed buildings; affecting a conservation area; and a development in the public interest. Site notices have been displayed and businesses and residents in the area notified of the application.

Two Individual letters have been received to the proposed development.

One of these is from an occupier of the adjoining office space within Belvedere, which expresses concerns about the relationship between the existing roof terrace at Belvedere, and the proposed rooftop terrace at 8 – 10 Booth Street. It is stated that Belvedere has an outdoor terrace area which staff use during fair weather as a ‘break out’ area, and is also used for hosting events to entertain clients. The concern expressed is that the Booth Street proposals for a roof terrace will impact upon the amenity of the Belvedere terrace as a result of disturbance from noise breakout, and would cause disturbance.

In addition, it is stated that the inclusion of a barbeque / kitchen area on the terrace would result in unpleasant odours, and potentially smoke, being released. As such, it is considered that the rooftop terrace should not be permitted.

A further concern is disruption throughout the construction process, which may be for up to eight months, and would result in scaffolding, thereby restricting the use of the Belvedere terrace.

37 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 A second expression of concern, from a nearby business on Kennedy Street, refers to disruption caused by construction works at 8 – 10 Booth Street. This includes noise from vehicle horns, visiting the building, suffered on a daily basis.

3.2 Consultees.

3.2.1 English Heritage

English Heritage was consulted because the rooftop extension exceeds 20m above ground level. They state that 8-10 Booth Street is the former Manchester and Salford Trustees Saving Bank, designed by Edward Salomons and is a Grade II listed building, situated in the Upper King Street Conservation Area. English Heritage have given extensive pre-application advice to the applicant at the invitation of the City Council Planning Department. Whilst they are content with the principle of conversion to a boutique hotel and the very considerable changes to the interior and roofscape that is proposed they have consistently, and repeatedly, argued against the introduction of a third doorway to the front elevation. They consider that the application ignores their advice and will cause substantial harm to the Grade II listed building. They therefore strongly advise that listed building consent is refused as per the NPPF section 131, and 132.

The former Manchester and Salford Trustee Savings Bank was designed by leading Manchester architect Edwards Salomons and completed in 1872. It is designed in a revivalist manner, imitative of an Italian Renaissance palazzo. Manchester and its architects largely pioneered the adaptation of this building type, and style, nationally to suit its commercial buildings in the mid to late nineteenth century, especially its warehouses and banks in this part of the expanding Victorian city. As the modern banking system emerged from Renaissance Italy, and its introduction of double-entry book keeping, its use is particularly appropriate for the Manchester and Salford Trustee Bank and is part of the significance of the listed building. Salomons was one of the leading architects of Victorian Manchester and has several other listed buildings to his credit including the Manchester Jewish Museum (the former Spanish and Portuguese Synagogue), and the former Manchester Reform Club, King Street.

The necessary strength and security -both real and implied -needed to protect Mancunian's money is embedded in carefully designed the facades of the listed building and the number, and design, of openings and, as the applicant quotes the latest beta draft advice on assessing significance '...goes to the heart of why the place is worthy of designation.' At the time of listing in 1974 an additional doorway had been formed by altering a window. At a later date, post listing, the entire roof structure and original interior of the listed building were removed. The significance of the building therefore now resides entirely and wholly in its two facades, the front to Booth Street and the rear to Kennedy Street, and reflect the nature of the building type. We do not consider that the further loss of fabric, design and therefore significance has not been sufficiently justified as required by NPPF section 133, or, we believe, can be. Other, less damaging and less intrusive uses for this type of listed building can be found which are 'consistent with their conservation' and would maintain its '...positive contribution to local character and distinctiveness' (para 131). Neither do we find that there are any public benefits (also section 133) which outweigh the harm which will accrue if this application is approved.

38 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014

Given the extent of the cumulative changes to the building it should now be considered to be at the limits of any further change without invalidating its listed status. The creation of a third doorway will lessen the sense of strength, security and solidity necessary in a bank and for which the building is listed and exceeds the limits of change acceptable in this important listed building.

Recommendation

We have made the above points to the applicant on several occasions on site, and subsequently in writing, and re-iterate them here. Given the extent of the cumulative change this building has already undergone the proposal to introduce a third doorway to the principal facade will traduce this remaining element of the listed building to an incomplete and partial facade. This will affect its significance and cause substantial harm and we therefore strongly recommend refusal of the application as per the National Planning Policy Framework sectiions 131-133.

3.2.2 Head of Regulatory and Enforcement Services (Environmental Health) has recommended conditions regarding construction hours, fumes, noise and refuse,

3.2.4 The Head of Neighbourhood Services (Highway Services) To be reported

3.2.5 Greater Manchester Ecology Unit No comments have been received.

3.2.7 Greater Manchester Police (Design for Security) No comments have been received.

3.2.9 The Conservation and Historic Buildings Panel considered the proposals for 8 – 10 Booth Street at its meeting on 11 February 2014. The draft minutes of the meeting are as follows, and any subsequent changes which may be made before the minutes are confirmed will be reported to Committee.

The Panel recognised that only the facades remain from the original bank building and there are no original internal features within this listed building.

The Panel considered the roofline to be high and though unlikely to be highly visible from immediately surrounding streets it would be seen in some longer range views and from taller developments nearby. In principle an extension could be acceptable if the economic case has been made but also with efforts to rationalise and reduce the amount of rooftop plant and the scale of the associated plant structure.

An alternative high quality design of rooftop extension should be sought with a stronger sense of overall coordination (including through the use of materials) and which could reflect an approach that has a notable primary form accommodating layers of diminishing and finer detailing. In particular, the design should better handle the additional massing of the inelegant rooftop plant structure, and the rooftop plant enclosure may warrant being articulated as a piece of architecture in its own right. The detailed design, use of materials and workmanship would be of critical importance.

39 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014

The Panel felt that altering the original ground floor window opening into a door, loses the feel of solidity and security in a frontage associated with the original bank use. The rhythm of the frontage will change from asymmetrical to symmetrical if the doorway is created. This would impact upon the conservation area street scene as well as the character of the building.

Should the application be approved, the Panel would want to see a design for the proposed door that responds to the nearby original door with high quality materials used and achieving a feeling of solidity to evidence the original use and design of the building.

4.0 Policy

In order to fully consider the proposals at 8 – 10 Booth Street in relation to relevant planning policy, the following references are made.

4.1 Relevant National Policy

The National Planning Policy Framework (NPPF) set’s out the Government's planning policies for England and how these are expected to apply. The proposed development should be considered in relation to the following policies, or parts thereof. The central theme to the NPPF is to achieve sustainable development. The Government states that there are three dimensions to sustainable development: an economic role, a social role and an environmental role (paragraphs 6 & 7).In order to successfully deliver sustainable development, the NPPF makes it clear that "business should not be overburdened by the combined requirements of planning expectations" and that "planning policies should recognise and address potential barriers to investment".

Paragraphs 11, 12, 13 and 14 of the NPPF outline a "presumption in favour of sustainable development". This means approving development, without delay, where it accords with the development plan. Paragraph 12 states that:"Proposed development that accords with an up-to-date Local Plan should be approved and proposed development that conflicts should be refused unless other material considerations indicate otherwise."

The proposed development is considered to be consistent with sections 1, 2, 4, 7, 8, and 12 of the NPPF for the reasons outlined below.

Section 1 - Building a strong and competitive economy- The proposals would develop a currently vacant designated heritage asset to provide a high-quality hotel and restaurant. This would assist in helping to build a strong economy by creating employment during refurbishment along with permanent employment from the proposed hotel and restaurant use.

Section 2 Ensuring the Vitality of Town Centres, - the proposal would develop a key site within the heart of the city centre, and add to the vibrancy around Booth Street and the wider area.

40 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 Section 4 Promoting Sustainable Transport - The proposal is in a highly accessible location in close proximity to rail, Metrolink and bus connections. Development here would facilitate sustainable development and contribute to wider sustainability and health objectives and give people a real choice about how they travel.

Section 7 Requiring Good Design - The proposed scheme has been the subject of significant design consideration. The works to the building would be sympathetic to this listed structure.

Section 8 Promoting healthy communities - The creation of an active street frontage would help to integrate the site into the locality and increase levels of natural surveillance.

Section 12 Conserving and enhancing the historic environment - The degree of harm caused to the heritage asset has to be justified in terms of the social and economic benefits. This is dealt with in more detail below.

Paragraph 128 - Advises that local planning authorities should require an applicant to submit sufficient information to describe the significance of any heritage assets affected, including any contribution made by their setting.

Paragraph 131 - Advises that in determining planning applications, local planning authorities should take account of the desirability of sustaining and enhancing the significance of heritage assets and putting them to viable uses consistent with their conservation; the positive contribution that conservation of heritage assets can make to sustainable communities, including their economic vitality; and the desirability of new development making a positive contribution to local character and distinctiveness.

Paragraph 132 – This states that when considering the impact of a proposed development on the significance of a designated heritage asset, great weight should be given to the asset’s conservation, and the more important the asset, the greater the weight should be. It is further stated that substantial harm to a grade ll listed building should be exceptional.

Paragraph 134 - Advises that where proposals will lead to less than substantial harm to the significance of a designated heritage asset, this harm should be weighed against the public benefits of the proposal, including securing its optimum viable use.

4.2 Relevant Local Policies

4.2.1 Core Strategy

The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012. It is the key document in Manchester's Local Development Framework. The Core Strategy replaces significant elements of the Unitary Development Plan (UDP) as the document that sets out the long term strategic planning policies for Manchester's future development. A number of UDP policies have been saved until replaced by further development plan documents to accompany the Core Strategy. Planning applications in Manchester

41 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 must be decided in accordance with the Core Strategy, saved UDP policies and other Local Development Documents.

The adopted Core Strategy contains a number of Strategic Spatial Objectives that form the basis of the policies contained therein. Those which are of relevance to the current hotel proposals at Booth Street are as follows:

SO1. Spatial Principles - These provide a framework within which the sustainable development of the City can contribute to halting climate change. This hotel would be in a highly accessible location and reduce the need to travel by private car.

SO2. Economy - This supports a significant further improvement of the City's economic performance and spread the benefits of this growth across the City to reduce economic, environmental and social disparities, and to help create inclusive sustainable communities. The scheme would provide new jobs during construction along with permanent employment and facilities in the hotel and restaurant, in a highly accessible location.

S05. Transport – This seeks to improve the physical connectivity of the City, through sustainable transport networks, to enhance its functioning and competitiveness and provide access to jobs, education, services, retail, leisure and recreation.This hotel would be in a highly accessible location and reduce the need to travel by private car and make the most effective use of existing public transport facilities.

S06. Environment - the development would be consistent with the aim of seeking to protect and enhance the built environment of the City and ensure the sustainable use of natural resources in order to:mitigate and adapt to climate change,improve air, water and land quality; improve recreational opportunities, so as to ensure that the City is inclusive and attractive to residents, workers, investors and visitors.

Policy SP 1 (Spatial Principles) - the development would be highly sustainable and be consistent with the aim of bringing forward economic and commercial development, alongside high quality city living within the Regional Centre. In addition, the development would provide good access to sustainable transport provision, maximise the potential of the City's transport infrastructure and make a positive contribution by enhancing the built environment, creating a well designed place that would both enhance and create character, reuse the existing building and reduce the need to travel

Policy EC1 - Land for Employment and Economic Development - The proposals would support the City's economic performance by bringing into full active use this heritage asset, thereby helping to reduce economic, environmental and social disparities creating inclusive sustainable communities. The City Centre is a key location for major employment growth and the proposals would create a number of new jobs during the construction phase and operation which would in turn contribute to economic growth. The design of the development would make good use of the site in terms of efficient use of space, enhancement of the sense of place within the wider area, and would consider the needs of users and employees on the site in terms of a range of transport modes and the reduction of opportunities for crime.

42 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 Policy CC1 - Primary Economic Development Focus (City Centre and Fringe) - The proposed development would assist tourism and demonstrate confidence in the economic future of Manchester and the region.

Policy CC4 - Visitors, tourist, culture and leisure – The provision of hotel bedspaces at Booth Street, centrally located and close to major tourist attractions, would significantly enhance the attraction of the City Centre as a major visitor destination.

Policy CC5 - Transport - The development would be accessible by a variety of forms of public transport and would contribute to improving air quality.

Policy CC7 Mixed Use Development - The proposals would deliver an active ground floor restaurant and bar use to support the comprehensive re-use building, with hotel accommodation on the upper floors.

Policy CC8 Change and Renewal - the proposed development would create temporary employment during construction along with permanent employment from the proposed uses .

CC9 – Design and Heritage- The proposed alterations and additions to the building would have a high standard of design and materials appropriate to its context and the character of the area and it would not have an adverse impact on the setting of adjacent listed buildings or the Conservation Areas.

Policy T1 Sustainable Transport - The location of the proposed development would encourage modal shift away from car travel to more sustainable alternative forms of transport.

Policy T2 Accessible Areas of Opportunity and Need - The proposed development would be easily accessible by a variety of sustainable transport modes and would help to connect residents to jobs, local facilities and open space.

Policy EN1 Design Principles and Strategic Character Areas - The proposal involves a good quality design, and would result in development which would enhance the character of the area and the overall image of Manchester.

Policy EN3 Heritage – This policy states that throughout the city, the Council would encourage development that complements and takes advantage of the distinct historic and heritage features of its districts and neighbourhoods, including those of the city centre. New developments must be designed so as to support the Council in preserving or, where possible, enhancing the historic environment, the character, setting and accessibility of areas of acknowledged importance. The good quality design adopted for the proposed development is considered to accord with the provisions of this policy.

Policy EN 16 - Air Quality The proposal would be highly accessible by all forms of public transport and reduce reliance on cars and therefore minimise emissions from traffic generated by the development.

43 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 Policy EN19 Waste - The development would be consistent with the principles of waste hierarchy. In addition the application is accompanied by a Waste Management Strategy which details the measures that will be undertaken to minimise the production of waste both during construction and operation.

Policy DM 1- Development Management - sets out the requirements for developments in terms of BREEAM and outlines a range of general issues that all development should have regard to. Of these the following issues are or relevance to this proposal: appropriate siting, layout, scale, form, massing, materials and detail, Design for health,Adequacy of internal accommodation and amenity space, impact on the surrounding areas in terms of the design, scale and appearance of the proposed development, that development should have regard to the character of the surrounding area,effects on amenity, including privacy, light, noise, vibration, air quality and road safety and traffic generation,accessibility to buildings, neighbourhoods and sustainable transport modes,impact on safety, crime prevention and health; adequacy of internal accommodation , external amenity space, refuse storage and collection, vehicular access and car parking, and impact on biodiversity, landscape, archaeological or built heritage,

4.2.2 Saved UDP Policies

Policy DC10.1 Food and Drink Use – In determining planning applications for food and drink uses, the Council will have regard to the general location of the proposed development, the effect on the amenity of neighbouring residents, the availability of safe and convenient arrangements for car parking and servicing, ease of access for all, including disabled people, and, the storage and collection of refuse and litter. The proposals include a ground floor restaurant and bar which will be of a scale which is appropriate within this building and location.

Policy DC10.2 states that food and drink uses will be acceptable, in principle, in the City Centre.

Policy DC18.1 Conservation Areas. - The development is within the Upper King Street Conservation Area, and this policy states that the Council will seek to preserve and enhance the character of its conservation areas. This includes carefully considering the relationship of new structures to neighbouring buildings and spaces and the effect of major changes to the appearance of existing buildings.

Policy DC19.1 Listed Buildings – In determining applications for listed building consent, or development involving buildings of special architectural or historic merit, the Council will have regard to the desirability of securing the retention, restoration, maintenance and continued use of such buildings.

DC26.1 Development and Noise - details how the development control process will be used to reduce the impact of noise on people living and working in the City and

44 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 which states that this will include consideration of the impact that development proposals which are likely to be generators of noise will have on amenity.

DC26.5 Development and Noise - which states that the Council will control noise levels by requiring, where necessary, high levels of noise insulation in new development, as well as noise barriers where this is appropriate.

4.2.3 Guide to Development in Manchester Supplementary Planning Document and Planning Guidance (April 2007)

Part 1 of the SPD sets out the design principles and standards that the City Council expects new development to achieve, i.e. high quality developments that are safe, secure and accessible to all.

The SPD states that proposals should seek to ensure that the use of the building reflects their purpose and the place in which they are located. Development should enliven and define neighbourhoods and promote a sense of place. Development should have regard for the location of sustainable public transport and its proximity.

It goes on to state that developments that remain flexible and allow for new users and functions to take over will be supported. Internal space within buildings should be designed such that it retains a long-term flexibility for adaptation for use by future users. The conversion of existing buildings for a range of new uses is encouraged, ensuring that proposals are fully accessible for disabled people.

In relation to crime issues, the SPD requires that prevention measures should be demonstrated, and include the promotion of informal surveillance, CCTV, good lighting ands stewardship.

4.2.4 Manchester City Centre Strategic Plan- The Manchester City Centre Strategic Plan (published in 2009)

This Plan presents a vision for the City Centre and sets out the strategic action required to work towards achieving this over the period from 2009 - 2012. The Plan considers the contribution to be made towards achieving the overall vision by each of the district components of the City Centre and recognises the key role of Manchester City Centre in providing a positive image and framework for inward investment and explains that its continued strong economic performance within a high quality urban environment will be fundamental to the prosperity of both Manchester and its city region.

5.0 Conservation Area Declaration

5.1 Upper King Street Conservation Area Declaration

The Upper King Street Conservation Area lie’s at the heart of Manchester’s business and commercial district, and contains many buildings constructed for banking, insurance and other financial institutions. These buildings are monumental in character, and aptly express the long-established pre-eminence of the area as a national centre of finance. It was to preserve and enhance the impressive grandeur

45 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 of this part of the City that the area was designated as a Conservation Area in 1970. The boundaries were subsequently extended in June 1986.

6.0 Legislative requirements

Section 16 (2) of the Planning (Listed Building and Conservation Areas) Act 1990 (the "Listed Building Act") provides that "in considering whether to grant listed building consent for any works to a listed building, the local planning authority or the Secretary of State shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses"

Section 66 of the Listed Building Act provides that in considering whether to grant planning permission for development that affects a listed building or its setting the local planning authority shall have special regard to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses.

Section 72 of the Listed Building Act provides that in the exercise of the power to determine planning applications for land or buildings within a conservation area, special attention shall be paid to the desirability of preserving or enhancing the character or appearance of that area.

S149 Equality Act 2010 provides that in the exercise of all its functions the Council must have regard to the need to eliminate discrimination, advance equality of opportunity and foster good relations between person who share a relevant protected characteristic and those who do not. This includes taking steps to minimise disadvantages suffered by persons sharing a protect characteristic and to encourage that group to participate in public life. Disability is a protected characteristic.

S17 Crime and Disorder Act 1998 provides that in the exercise of its planning functions the Council shall have regard to the need to do all that it reasonably can to prevent crime and disorder.

7.0 Issues

7.1 The Schemes 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 Centre. The work carried out in Piccadilly, Spinningfields, the commercial core, around Manchester Central, the Northern Quarter and Castlefield are all good examples of this. However, much remains to be done if the City Centre is to remain competitive and it will be important to ensure that investment in Manchester continues. Manchester City Centre is the primary economic driver in the City Region and as such is crucial to its longer term economic success. Given this, it is essential for the City Centre to continue to meet occupier requirements in terms of office provision including flexible office space.

46 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 The commercial core has been the focus of a considerable amount of regeneration activity over the past decade. This has seen a number of major new office developments on difficult sites that had caused a range of problems for a number of years including the Chancery, Belvedere, 40 Spring Gardens, Cobbetts House, Princess St and 80 Mosley Street. In addition to this, a number of buildings, including some listed buildings, have been comprehensively refurbished as part of this process. The commercial has therefore remained a critical part of the Manchester commercial offer. Much remains to be done in the area however and it will be necessary to maintain activity levels and ensure that new uses are found for vacant buildings.

The proposal contained within this application is an important component of the continued regeneration of the commercial core and brings forward a vacant building on an important city centre street. The creation of a major new high quality hotel and associated restaurant destination here would help to drive forward growth in the central part of the city centre and provide life and vitality throughout the day and would therefore promote regeneration. It is considered therefore that the proposal supports the strategic objectives for the commercial core and thereby would contribute to the continued regeneration of the City Centre. It would complement and build upon Manchester City Council's current and planned regeneration initiatives and, as such, would be consistent with Sections 1 and 2 of the NPPF and Core Strategy Policies SO1, SO2, SP1, EC1, CC1, CC7, CC8, CC10, EN1 and DM1.

7.2 Principle of change of use

The building was previously occupied by Lloyds Banking Group who vacated the building in July 2013, due to it being surplus to requirements. The building has therefore only being vacant for a relatively short period of time. However, the internal arrangement, and limited amount of space available means that it is unlikely to meet the commercial requirements of current office market requirements.

When the building was initially marketed for sale some interest was generated but the split level nature of the accommodation, the small office suites, poor natural light for office users from existing windows in the listed exterior, poor floor to ceiling heights and inadequate disabled access resulting from the lift serving upper floors opening on to half landings has meant that office development wasn’t considered to be appropriate.

The proposed hotel scheme would produce a number of public benefits and would help to create an attractive environment for all those who work in and visit the area and help to ensure that the City remains competitive. It would be accessible to all users offering a safe and accessible environment, would add to the diversity of vital functions and activities, and would promote additional investment opportunities. It would also enhance the City's distinctive architectural and historic fabric, demonstrate confidence in both the local area and the city centre and would create a major economic benefit in terms of job creation and investment. In addition, it would emphasise the importance of Manchester City Centre as a major leisure and tourist location; and, therefore, help to continue the successful regeneration of the city and its economy.

47 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 In order to further enhance the competitiveness of the City Centre, it is important that investment in Manchester continues. This proposal for a high quality boutique hotel would help to attract greater numbers of companies and visitors to the City Centre, and thereby support investment in infrastructure, public spaces and job creation.

7.3 Impact on the Character and Appearance of the Heritage Assets

Sections 16, 66 and 72 of the Listed Buildings Act requires special consideration be given to the desirability of preserving the building or its setting or any features of special architectural or historic interest which it possesses and to the desirability of preserving or enhancing the character or appearance of that area. Development decisions should accord with the requirements of Section 12 of the National Planning Policy Framework which notes that heritage assets are an irreplaceable resource and emphasises that they should be conserved in a manner appropriate to their significance.

The NPPF requires that applications that cause less than substantial harm to the significance of a listed building should be weighed against the public benefits of the proposal, including securing its optimum viable use.

English Heritage are content with the principle of conversion to a boutique hotel and the changes proposed to the interior and roofscape. However, it is their assessment that the creation of a third doorway through the adaption of an existing window on the Booth Street would cause substantial harm that results in English Heritage to strongly recommend the proposal for refusal. They consider that the strength and security of the original building is shown in carefully designed facades, as detailed in the number and design of openings, and “this goes to the heart of why the building is listed”. The applicant has reviewed this element of the proposal and has re-evaluated the internal layout and circulation arrangements. This has concluded that door provides an essential access into the bar and restaurant area at ground floor that avoids conflict with the main entrance and arrival point for hotel guests.

Historic photographs within the Heritage Statement, illustrate that there was a previous door opening to the right hand side of the elevation. This was subsequently altered to become a window, and the current proposal returns the opening to form a door again. Indeed, historical photographs show a number of alterations to the Booth Street elevation at ground floor level. However, throughout these changes, the rusticated ground floor of the building has remained robust, with strong classical proportions.

The window which would be enlarged to form a door is one component in a substantial, well articulated elevation and photographic evidence demonstrates that the openings have varied over the years. It is argued that it is the totality of the Booth Street elevation, along with the Kennedy Street elevation, which contributes to the value of the building as a whole, and its contribution to the character of the conservation area within which it is located.

Therefore, the alteration of this one component to the Booth Street elevation is considered to be a relatively modest alteration to the building facade and is the kind of alteration that has been considered to be acceptable as part of the adaption of

48 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 other listed buildings elsewhere in Manchester. Whilst it is inevitable that the loss of fabric must inevitably result in harm to the significance of the listed building, it is the level of this harm that has to be assessed. English Heritage has taken the very clear position that this would involve substantial harm. However, the applicants Heritage Consultant believes that this would only constitute “less than substantial harm and this is a view that officers share. It is also stated in NPPF para 132 that substantial harm to a grade ll listed building should be exceptional. This is not considered to be the case by officers. It is significant that English Heritage is only a consulted in this instance because of the height of the proposal. If the scheme solely related to the alteration to the window opening, they would have no involvement.

Where a proposal will lead to ‘less than substantial harm’ to the significance of a designated heritage asset, para 134 of the NPPF states that this should be weighed against the public benefits of the proposal, including securing the optimum viable use of the heritage asset. Securing a new use for this building is wholly compatible with the sustainability agenda, and any ‘harm’ which may be perceived is considered to be outweighed by the public benefits of the proposal, including those related to sustainability and the economy.

In relation to the English Heritage comments that less intrusive uses could be found, it has been stated earlier in this report that the building is no longer appropriate for office use. Similarly, it is difficult to see how a residential use, or other options, could offer a more sympathetic approach than can be adopted by a hotel use.

It is therefore considered that the public benefits as set out above would outweigh the less than substantial harm that would be caused to the building by the changes and extensions that are proposed.

Accordingly, in this particular instance, it is recommended to Committee that the views of English Heritage are not sufficient to dismiss these proposals, and thereby lose all of the associated benefits which would acrrue from the proposed use.

7.4 Impact on neighbouring properties

The inclusion of the roof terrace has generated an objection from neighbours. A Management Strategy proposes a maximum capacity of 200 people for an informal (standing) event and 120 people for a formal (seated) event

It may well be the case that the activity associated with the use of the terrace is experienced by users of the nearby terrace at the Belvedere office building, but it is important to acknowledge that the Belvedere terrace has established the acceptability, in principle, of rooftop terraces in this area.

The terrace at Belvedere is used in association with the office use of the building. It is not unreasonable to assume, therefore, that when the terrace is being used for office purposes, as a breakout area as described in the objection, this would take place mainly on weekdays during normal office hours. It is likely that the hotel terrace would be less well used at these times than at evenings and weekends. In terms of the Belvedere terrace being used to entertain clients, the type of activity generated is likely to be similar in character to that which is generated by the hotel

49 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 terrace. As such, it would be unreasonable to the proposals, due to the presence of another existing terrace nearby.

In relation to noise and disturbance from contractors visiting and carrying out building works, this would occur for a short term temporary period, and is not sufficient grounds to reject these proposals.

7.5 Design

The key factors to evaluate are the architecture, scale, form, massing, proportion and materials proposed for the alterations to the building, and relationship to existing built fabric, which is of high heritage value. In particular, this relates to the rooftop extension and the creation of a third door on the Booth Street frontage. The proposals are designed to complement and enhance the existing building as well as integrating with both the immediate surrounding context and the wider city context.

7.6 Sustainability

The proposed hotel would: have excellent connections to a wide variety of public transport modes; reducing reliance on the private car; feature segregation and recycling of waste during the construction and operational phases; and, have no adverse effects on statutory or non-statutory designation of nature conservation value and no net loss of biodiversity.

7.7 Noise and vibration

Whilst the principle of the proposed hotel use is considered to be acceptable, the impact that noise sources might have on nearby residents, particularly in relation to the rooftop balcony, needs particular consideration. Sound insulation has been tested and levels recorded between the proposed hotel and the adjacent residential building, Massey Chambers. These tests identified that the sound insulation performance of the existing masonary party wall between 8 – 10 Booth Street and the adjacent apartments is in excess of the minimum requirements. In addition, the party wall is to be independently dry lined within the hotel to further improve the sound insulation between the hotel and apartments. The impact of noise from the proposed development can be controlled through acoustic insulation measures and appropriate conditions to address the comments of the Head of Environmental Health should be attached to any consent granted.

7.8 Public transport and access issues

Booth Street is in a highly accessible location in the City Centre, and can be reached by a range of modes of transport, including by foot, bicycle, bus, train and tram. The Metrolink second city crossing is to be extended over the next few years, further increasing the accessibility of the site by public transport. As a result, it is envisaged that most guests would visit the hotel by means other than private car. This is a common scenario for other hotels in the City Centre. In addition to some off-street parking, there are spaces for parking six bicycles.

7.9 Highway, Traffic and Parking Implications

50 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014

Seven parking spaces, including one for disabled people, are provided in the existing basement which is accessed from Kennedy Street. Loading and servicing from larger vehicles would be from an existing bay on Kennedy Street, with approximately five deliveries per week, after 9am. It is estimated that deliveries would take approximately 30 minutes. Smaller vehicles would use existing bays on Brown Street. Refuse collection would be undertaken three times per week, with bins brought up from the basement to coincide with collection times.

7.10 Full access and Inclusive Design

Level access is provided to the front entrances of the building on Booth Street, and lifts and internal circulation spaces will meet the needs of disabled people.

7.11 Crime and Disorder

The hotel and restaurant uses would bring significantly more activity into the area, allowing adjacent public areas to be overlooked and provide public spaces that would be used throughout the day and night, contributing towards a safe and secure environment. The ground floor areas of the building would contain active uses, in the form of the hotel foyer, restaurant and bar. This would maximise the active frontage to the building and would encourage passive surveillance. The Crime Impact Statement submitted with the application confirms that the development is generally acceptable from a crime prevention perspective”, subject to access control, physical security and management. A condition requiring Secured by Design accreditation is proposed.

7.12 Smoking arrangements

The roof terrace will be open for residents and guests as a smoking area 24 hours per day, with the exception of when the area is booked exclusively and will only be available to guests using this area. When this is the case, smokers can be accommodated on Booth Street. If a booking is for the event room only, residents and guests can still use the terrace to smoke, effectively allowing the space to be available to smokers for the majority of time.

7.13 Daylight and Sunlight Assessment

The application is accompanied by a Daylight aaaand Sunlight Assessment which confirmed that none of the windows within neighbouring buildings that overlook the development site directly, serve habitable rooms. Furthermore, it is considered that the proposed extension would not create any degree of permanent shadow or shade to the nearby fifth floor external seating areas and balconies to the Belvedere office building.

7.14 Television Reception

A Television Reception Survey has been submitted which states that the proposed development would not have any adverse effect on TV reception, due to the location of the extension which would fill in the shadow of the Belvedere building next door

51 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014

8.0 Response to consultations

8.1 Response to comments of The Conservation and Historic Buildings Panel

The majority of the Panels comments are dealt with above. Whilst they are concerned that the roofline is high, it is unlikely to be seen from surrounding streets but it would be seen from longer range views and from taller buildings nearby. The Panel accept that the proposal would be acceptable in principle if an economic case was made and if the scale of rooftop plant could be reduced. This report clearly explains the reasons why a hotel, with restaurant and bar, offering event and conferencing facilities, would provide significant benefits to the economy, and why the building is no longer appropriate for office use. The proposed hotel would introduce a new, long-term, use for the building, and would secure heritage and regeneration benefits. The scale of the rooftop extension is necessary to provide space and accommodation required to support the economic viability of the proposed use.

The importance of quality materials is identified by the Panel, and this can appropriately be secured by a condition requiring samples of materials to be approved.

In relation to the comments regarding the extension being designed as an articulated piece of architecture, the proposed designs are considered appropriate, as the appearance would reference nearby new buildings, and would not seek to compete with the heritage elevations of the existing building. The extension would be entirely subservient to the historic elevations upon which it would be positioned and this is considered to be an acceptable design solution.

9.0 Conclusion

This is a highly prominent building and an acknowledged heritage asset and represents an important element in the Upper King Street Conservation Area, The proposals represent a key project within the wider regeneration agenda and would make a significant contribution towards the Council's ambition to generate further economic growth for the benefit of the City Region, particularly in relation to attracting visitors and tourism. The proposed hotel, is acceptable and appropriate in this area in principle and in full accordance with economic, heritage and sustainability policies, both national and local.

The internal works alterations would not jeopardise the heritage credentials of the building, given that it was gutted in the 1980’s. Therefore, the key heritage issues for consideration are the creation of a new doorway to the Booth Street entrance and the appearance of the rooftop extension. The views of English Heritage are acknowledged. However, officers do not accept that the level of harm caused by the creation of a new doorway within an existing window opening would cause substantial harm. They also consider that the public benefits of the proposal outweigh any harm to the external appearance of the building.

52 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 The public use of the rooftop terrace has also been raised as an issue, but the Management Strategy, together with the design and existence of another terrace on a nearby building is such that this element of the proposal is considered acceptable.

The proposal is also supported by the provisions of the National Planning Policy Framework, providing a sustainable development, as defined by the NPPF, and would deliver significant public benefits.

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

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

Recommendation APPROVE 104475/FO/2013/C1

Article 31 Declaration

Officers have worked with the applicant in a positive and pro-active manner to seek solutions to problems arising in relation to dealing with the planning application. Officers held extensive pre-application discussions with the applicant to establish the in-principle acceptability of the proposed development. Also, 0fficers also worked with the applicant during the planning application process to deal with comments raised by consultees.

Conditions to be attached to the decision

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

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

2) The development hereby approved shall be carried out in accordance with the following drawings and documents:

53 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014

B3885-AEW-SI-DR-A-0501 – Existing site plan B3885-AEW-SI-DR-A-0600 Rev P01 – proposed site plan B3885-AEW-ZZ-DR-A-0630 Rev P01 – Section A-A B3885-AEW-XX-DR-A-0640 Rev P01 – Proposed Booth St Elevation B3885-AEW-XX-DR-A-0641 Rev P01 – Proposed Kennedy St Elevation B3885-AEW-XX-DR-A-0722 rev P01 – Door Detail C B3885-AEW-ZZ-DR-A-0631 Rev P01 – Section B-B B3885-AEW-XX-DR-A-0642 Rev P01 – Proposed North Elevation B3885-AEW-XX-DR-A-0643 Rev P01 – Proposed South Elevation B3885-AEW-XX-DR-A-0644 Rev P01 – Context Elevation A+B B3885-AEW-XX-DR-A-0645 Rev P01 – Context Elevation C+D B3885-AEW-XX-DR-A-0710 Rev P01 – Window Type A B3885-AEW-XX-DR-A-0712 Rev P01 – Window Type C B3885-AEW-ZZ-DR-A-0700 Rev P01 – Detail Section 1; 1 st floor B3885-AEW-ZZ-DR-A-0701 Rev P01 – Detail section 2; 5 th floor B3885-AEW-ZZ-DR-A-0702 rev P01 – Detail section 3; 6 th floor B3385-AEW-ZZ-DR-A-0703 Rev P01 – Detail section 4; 6 th /7 th floor roof B3885-AEW-ZZ-DR-A-0704 Rev P01 – Detail section 5; roof B3885-AEW-ZZ-DR-A-0705 Rev P01 – Detail section 6; 5 th floor B3885-AEW-ZZ-DR-A-0706 Rev P01 – Detail section 7; mezzanine B3885-AEW-XX-DR-A-0720 Rev P01 – Door detail A B3885-AEW-XX-DR-A-0711 Rev P01 – Window type B B3885-AEW-XX-DR-A-0713 Rev P01 – Window Type D B3885-AEW-XX-DR-A-0714 Rev P01 – Window type E B3885-AEW-XX-DR-A-0715 Rev P01 – Window type F B3885-AEW-XX-DR-A-0716 Rev P01 – Window type G B3885-AEW-XX-DR-A-0721 Rev P01 – Door detail B B3885-AEW-XX-DR-A-0685 Rev P01 – Visual B3885-AEW-B1-DR-A-0550 Rev P1 – Demolition basement B3885-AEW-ZZ-DR-A-0559 Rev P1 – Demo section B3885-AEW-05-DR-A-0557 Rev P1 – Demo 5 th floor B3885-AEW-04-DR-A-0556 Rev P1 – Demo 4 th floor B3885-AEW-03-DR-A-0555 Rev P1 – Demo 3 rd floor B3885-AEW-02-DR-A-0554 Rev P1 – Demo 2 nd floor B3885-AEW-0M-DR-A-0552 Rev P1 – Demo Mezzanine B3885-AEW-00-DR-A-0551 Rev P1 – Demo Ground floor B3885-AEW-01-DR-A-0553 Rev P1 – Demo 1 st floor B3885-AEW-XX-DR-A-0684 Rev P01 – visual south B3885-AEW-XX-DR-A-0683 Rev P01 – visual Kennedy St B3885-AEW-XX-DR-A-0682 Rev P01 – visual kennedy St B3885-AEW-XX-DR-A-0681 Rev P01 – visual booth st B3885-AEW-XX-DR-A-0680 Rev P01 – visual booth st B3885-AEW-R0-DR-A-0620 Rev P01 – Proposed roof B3885-AEW-07-DR-A-0619 Rev P01 – proposed 7 th floor B3885-AEW-06-DR-A-0618 Rev P01 – proposed 6 th floor B3885-AEW-04-DR-A-616 Rev P01 – proposed 4 th floor B3885-AEW-03-DR-A-0615 Rev P01 – proposed 3 rd floor B3885-AEW-02-DR-A-0614 Rev P01 – proposed 2 nd floor B3885-AEW-01-DR-A-0613 Rev P01 – proposed 1 st floor

54 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 B3885-AEW-0M-DR-A-0612 Rev P01 – proposed mezzanine B3885-AEW-00-DR-A-0611 Rev P01 – proposed ground floor B3885-AEW-B1-DR-A-0610 Rev P01 – proposed basement

Heritage Statement, prepared by Turley Associates.

Design and Access Statement prepared by AEW Architects

Schedule of Works and Methodology prepared by AEW Architects

Photographic Survey prepared by AEW Architects

Transport Statement prepared by Curtins

Crime Impact Statement prepared by Greater Manchester Police

Structural assessment of Existing Building and Design Synopsis, prepared by James Crosbie associates

Environmental Standards Statement, prepared by Petei Singleton Associates

Environmental Noise Study, Prepared by Sol Acoustics

Daylight and Sunlight Amenity Assessment, prepared by Grey Scanlan Hill

Television Reception Survey prepared by Craig Hall Aerial Systems

Waste Management Strategy prepared by Kenny Waste Management

VentilationStartegy report prepared by SWAN Projects.

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to Core Strategy policies DM1 and SP1, and saved UDP policies DC10.1, DC10.2, DC18.1, DC19.1, DC26.1 and DC26.5

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 along with jointing and fixing details have been submitted to and approved in writing by the City Council as local planning authority.

Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policies SP1 and DM1 of the Core Strategy.

4) No development shall take place unless and until full details of all new external doors have been submitted to, and approved in writing by the City Council, as local planning authority.

55 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 Reason - To ensure that the appearance of the development is acceptable to the City Council as local planning authority in the interests of the visual amenity of the area within which the site is located, as specified in policies SP1 and DM1 of the Core Strategy.

5) No development shall take place unless and until full details of all any proposed external lighting has been submitted to, and approved in writing by the City Council, as local planning authority.

6) Before development commences or within a timescale as otherwise agreed in writing by the City Council 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 policies DM1aand SP1 of the Core Strategy.

7) Before the proposed use first brought in to use, full details of a signage design strategy shall be submitted to and approved in writing by the City Council as local planning authority. Any works approved in compliance with this condition shall be fully implemented before any of the commercial ground floor uses are brought in to use.

Reason: To protect the visual amenity of the area and to ensure the development is carried out in a satisfactory manner pursuant to policy DM1 of the Core Strategy.

8) No amplified sound or any music shall be produced or played in any part of the site outside of the building, including the rooftop terrace, other than in accordance with a scheme detailing the levels at which any music shall be played and the hours during which it shall be played which has been submitted to and approved in writing by the City Council as local planning authority.

Reason - In interests of residential amenity in order to reduce noise and general disturbance in accordance with saved policy DC26.1 of the Unitary Development Plan for the City of Manchester and policies SP1 and DM1 of the Core Strategy.

9) The development hereby approved shall not commence unless and until a Construction Management Plan, including a Site Waste Management Plan, Air Quality Plan and a plan layout showing areas of public highway agreed with the Highway Authority for use in association with the development during construction,

56 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 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 policies EN15, EN16, EN17 and EN18 of the Core Strategy.

10) 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 policy DC18.1 of the Unitary Development Plan for the City of Manchester

+ Environmental Health and Highways conditions

Recommendation APPROVE 104476/LO/2013/C1

Article 31 Declaration

Conditions to be attached to the decision

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

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

2) The development hereby approved shall be carried out in accordance with the following drawings and documents:

104475

57 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 B3885-AEW-XX-DR-A-0642 Rev P01 – Proposed North Elevation B3885-AEW-XX-DR-A-0643 Rev P01 – Proposed South Elevation B3885-AEW-XX-DR-A-0644 Rev P01 – Context Elevation A+B B3885-AEW-XX-DR-A-0645 Rev P01 – Context Elevation C+D B3885-AEW-XX-DR-A-0710 Rev P01 – Window Type A B3885-AEW-XX-DR-A-0712 Rev P01 – Window Type C B3885-AEW-ZZ-DR-A-0700 Rev P01 – Detail Section 1; 1 st floor B3885-AEW-ZZ-DR-A-0701 Rev P01 – Detail section 2; 5 th floor B3885-AEW-ZZ-DR-A-0702 rev P01 – Detail section 3; 6 th floor B3385-AEW-ZZ-DR-A-0703 Rev P01 – Detail section 4; 6 th /7 th floor roof B3885-AEW-ZZ-DR-A-0704 Rev P01 – Detail section 5; roof B3885-AEW-ZZ-DR-A-0705 Rev P01 – Detail section 6; 5 th floor B3885-AEW-ZZ-DR-A-0706 Rev P01 – Detail section 7; mezzanine B3885-AEW-XX-DR-A-0720 Rev P01 – Door detail A B3885-AEW-XX-DR-A-0711 Rev P01 – Window type B B3885-AEW-XX-DR-A-0713 Rev P01 – Window Type D B3885-AEW-XX-DR-A-0714 Rev P01 – Window type E B3885-AEW-XX-DR-A-0715 Rev P01 – Window type F B3885-AEW-XX-DR-A-0716 Rev P01 – Window type G B3885-AEW-XX-DR-A-0721 Rev P01 – Door detail B B3885-AEW-XX-DR-A-0685 Rev P01 – Visual B3885-AEW-B1-DR-A-0550 Rev P1 – Demolition basement B3885-AEW-ZZ-DR-A-0559 Rev P1 – Demo section B3885-AEW-05-DR-A-0557 Rev P1 – Demo 5 th floor B3885-AEW-04-DR-A-0556 Rev P1 – Demo 4 th floor B3885-AEW-03-DR-A-0555 Rev P1 – Demo 3 rd floor B3885-AEW-02-DR-A-0554 Rev P1 – Demo 2 nd floor B3885-AEW-0M-DR-A-0552 Rev P1 – Demo Mezzanine B3885-AEW-00-DR-A-0551 Rev P1 – Demo Ground floor B3885-AEW-01-DR-A-0553 Rev P1 – Demo 1 st floor B3885-AEW-XX-DR-A-0684 Rev P01 – visual south B3885-AEW-XX-DR-A-0683 Rev P01 – visual Kennedy St B3885-AEW-XX-DR-A-0682 Rev P01 – visual kennedy St B3885-AEW-XX-DR-A-0681 Rev P01 – visual booth st B3885-AEW-XX-DR-A-0680 Rev P01 – visual booth st B3885-AEW-R0-DR-A-0620 Rev P01 – Proposed roof B3885-AEW-07-DR-A-0619 Rev P01 – proposed 7 th floor B3885-AEW-06-DR-A-0618 Rev P01 – proposed 6 th floor B3885-AEW-04-DR-A-616 Rev P01 – proposed 4 th floor B3885-AEW-03-DR-A-0615 Rev P01 – proposed 3 rd floor B3885-AEW-02-DR-A-0614 Rev P01 – proposed 2 nd floor B3885-AEW-01-DR-A-0613 Rev P01 – proposed 1 st floor B3885-AEW-0M-DR-A-0612 Rev P01 – proposed mezzanine B3885-AEW-00-DR-A-0611 Rev P01 – proposed ground floor B3885-AEW-B1-DR-A-0610 Rev P01 – proposed basement B3885-AEW-XX-DR-A-0722 Rev P01 – Door detail C B3885-AEW-05-DR-A-0617 Rev P01 – proposed 5 th floor

Heritage Statement, prepared by Turley Associates.

58 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 Design and Access Statement prepared by AEW Architects

Schedule of Works and Methodology prepared by AEW Architects

Photographic Survey prepared by AEW Architects

Transport Statement prepared by Curtins

Crime Impact Statement prepared by Greater Manchester Police

Structural assessment of Existing Building and Design Synopsis, prepared by James Crosbie associates

Environmental Standards Statement, prepared by Petei Singleton Associates

Environmental Noise Study, Prepared by Sol Acoustics

Daylight and Sunlight Amenity Assessment, prepared by Grey Scanlan Hill

Television Reception Survey prepared by Craig Hall Aerial Systems

Waste Management Strategy prepared by Kenny Waste Management

VentilationStartegy report prepared by SWAN Projects.

4) No development shall take place unless and until full details of all new external doors have been submitted to, and approved in writing by the City Council, as local planning authority.

59 Manchester City Council Item 7 Planning and Highways Committee 13 March 2014 5) No development shall take place unless and until full details of all any proposed external lighting has been submitted to, and approved in writing by the City Council, as local planning authority.

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 applications ref: 104475/FO/2013/C1 and ref: 104476/LO/2013/C1 held by planning or are City Council planning policies, the Unitary Development Plan for the City of Manchester, national planning guidance documents, or relevant decisions on other applications or appeals, copies of which are held by the Planning Division.

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

Highway Services Environmental Health English Heritage (NW Region) Greater Manchester Police Greater Manchester Ecology Unit

Representations were received from the following third parties:

Environmental Health Highways English Heritage The Historic Buildings and Conservation Areas Panel

Relevant Contact Officer : David Brettell Telephone number : 0161 234 4556 Email : [email protected]