Manchester City Council Item 11 Planning and Highways Committee 14 February 2013

Application Number Date of Appln Committee Date Ward 100864/FO/2012/C1 2nd Nov 2012 14th Feb 2013 City Centre Ward

Proposal Use of basement, ground, first and second floors at Albert Hall as multi- purpose leisure venue, including music led events, exhibitions, theatre, lectures, conferencing facility, concert hall, banqueting, restaurant, cafe & bar (sui generis). The development of alfresco areas and creation of canopy on Peter Street frontage at ground floor level. Location Albert Hall, Peter Street, , M2 5QJ Applicant Zecol Ltd, C/O Agent, Agent Mike Hopkins, Jones Lang LaSalle, One , M1 1RG,

Description Albert Hall is a grade 2 listed building situated on Peter Street and within the Peter Street/Deansgate Conservation Area. The building is currently vacant and was last used as a bar on the ground floor with the remainder of the building being vacant. It was built in 1910 as a Methodist Hall and was designed for a specific end user. Originally, the basement was devoted to social work, the ground floor had smaller rooms towards the Peter Street and a larger lecture room. The first and second floor was the main chapel auditorium. Before it became a bar, the ground floor was used as a motor car showroom and sales area.

The Peter Street elevation which is made up of seven bays, is largely three storey, and the building has a prominent tower. This frontage is finished in polished granite and brown terracotta. The rear elevation is set back from Bootle Street and is constructed of simple red brick with windows to match the front elevation.

There are a number of listed buildings close to the application site, including the Midland Hotel, Theatre Royal, , Lancashire House, Harvester House, Royal London House, & .

The Proposal The Planning Application seeks permission to convert Albert Hall to provide a multi- purpose leisure venue. This would include live music led events, exhibitions, theatre, lectures, indoor sporting events, film shows, conferencing facilities, concert hall, banqueting, restaurant, cafe and bar.

The proposed venue would open on Monday to Sunday from 0800 – 0430. It is intended to be a multi functional venue and depending on bookings the venue would have the potential to hold live music events everyday of the week. However, the hours of these performances would be restricted to finish at: 2300 Monday to Thursday; 0030 Friday and Saturday; and 2330 Sundays. Recorded music events (including DJ led) would take place until 0400.

The first floor would be dedicated to the music (live and recorded), entertainment, performances and conferencing events. The ground floor would contain the bar and restaurant/ The basement would contain a mix of the type of uses that would take place at ground and first floors. Manchester City Council Item 11 Planning and Highways Committee 14 February 2013

The premises could accommodate upto 2300 people at first floor and mezzanine; 1000 people at ground floor; and 800 people at basement.

The planning application also seeks consent for a number of alterations to the building including structural alterations to upgrade floor loadings through the introduction of steel beams spanning the underside of the ceiling of the ground floor, and changes to the external appearance, including the provision of new canopies.

An extensive package of refurbishment and alteration works are required to make the building suitable for the proposed use. These mainly relate to the upper floors of the building which have remained vacant for many years. These are required to ensure that the building would meet present day standards of design, structural safety, accessibility and environmental controls and regulations.

The alterations include:

 Structural alterations to increase the floor loadings to enable the use of the first and second floor for public entertainment use including; the insertion of two steel columns at first floor, ground and basement; the insertion of intermediate steel beams to span existing beams on the underside of the ground floor ceiling; and, structural repair work to the cantilevered balcony to increase floor loading for Second Floor balcony

The proposed ceiling beams would directly support the joists and therefore plaster would need to be channelled. The new beams would impact on the entire ground floor and basement ceilings and this would affect some decorative plaster. However, damage to the decorative plaster would be minimised and reinstated where possible.

The balcony within the auditorium would be retained and new beams would have to be inserted beneath. All plaster surfaces would be made good and soffits reinstated with plaster to match existing.

A new canopy would be erected along the Peter Street frontage of the building. It would connect to the two existing canopies over the principle entrances. It would shelter customers from wind and rain whilst waiting to enter the building and is considered essential to facilitate the public use of the building. It would be positioned lower than the existing canopies, utilising the existing transom of the three central modern timber windows. It would be slim in profile and would not be in contact with the historic fabric of the building. A new canopy would be constructed to the rear elevation fronting Bootle Street. This would be erected where there had once been a skylight to the basement. It would be a lean-to construction, formed of wrought iron and slate.

It is proposed to provide outdoor areas to enable customers to gather externally to the building in a secure manner. These are required to meet building and environmental regulations. They have been located and designed to minimise impact on the listed building and any impact on adjoining occupiers by reason of noise.

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 The main tower has existing lettering within stained glass panels. It is proposed to erect individual white illuminated lettering on the tower the proposed signage would use the main pilaster and would have no impact on the significance of the listed building. It is also proposed that letters would be applied to the eastern flank of the building, affixed to a tiled wall. The applicant has indicated that they would apply separately for Advertisement Consent.

The noise levels in the auditorium would need to be managed to prevent noise break out. This would require the insertion of secondary glazing to the windows of the auditorium in the form of 12mm laminated glazing within the existing reveals. It would be mounted independently from the original window. This would replace the existing secondary glazing at first floor level. The secondary glazing would be fully reversible and have no impact on the existing stained glass windows.

There is a need to provide lift access from the ground to the second floor and it is proposed to create an opening under the main staircase to provide access through to an existing lightwell. A passenger lift would be inserted which would require minor alterations to existing masonry at ground level and the removal of masonry above existing window at second floor level. A ramped access would also be provided off Peter Street which would involve some minimal alterations to one of the internal/external steps. Listed Building Consent (ref 100865) The following alterations to the building are internal alterations and therefore are only subject to Listed Building Consent and are dealt with on the associated report.

Acoustic Lobbies There is a need to install lobby doors in order to control noise breakout from the main hall into the stairwell. The following is proposed to the lobby areas:  The four existing single leaf entrance doors at first floor to the auditorium will be enlarged and replaced by double-leaf doors. This will involve minor alterations to remove masonry and tiles and make good any damaged areas of file. It is understood that the lobbies have already been altered significantly over the years.

 The acoustic lobbies at ground floor would be created bringing forward the existing door frames, linings, pilasters, architraves and arched boxing. It is understood that the original doors to the lobbies have been removed and replaced with modern doors. The modern doors will be replaced by acoustic doors.

 An acoustic lobby would be formed around the existing stained glass and mahogany lobby entrance into the auditorium at first floor level. This would be fully reversible as it is completely independent

 The existing double doors at second floor level would be extended to create a secondary acoustic lobby. Whilst these doors do not need to be widened, the existing door frames, linings, architraves and arched boxing will be re-used and new acoustic doors installed.

Viewing Platforms within the Second Floor Auditorium Two new viewing areas for disabled people would be provided within the second floor balcony/gallery, adjacent to the lobbies on the eastern elevation of the building. Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 These would provide wheelchair access via the new passenger lift. Minor alterations to the existing tiered timber staging would be required. The Heritage Impact Assessment concludes that the timber seating is not of particular intrinsic value on the basis that the original seating has been removed.

Acoustic Wall Linings to First and Second Floor It is anticipated that noise break-out would occur on the wall adjacent to Petersfield House and an acoustic screen would have to be applied to the wall. This would be formed by an independent screen in front of the existing wall. This would ensure that existing tiles are not damaged and the works are completely reversible.

Relocation of Organ The Heritage Impact Assessment concludes that the organ was originally located directly beneath the organ pipes; it was moved twice before reaching its current location on the rostrum. In order to create more space on the stage the organ would be relocated close to its original location near the organ pipes. The Heritage Impact Assessment concludes that given the previous alterations to the stage and the organ, there is no impact on the heritage asset. Alterations to Existing Ticket Office The existing ticket office is located adjacent to the ground floor entrances, and was a later addition to the building, it is proposed to retain the office but remodel the opening. Tiles damaged from previous alterations would be repaired and reinstated to make a good clean entrance.

Goods Lift The existing goods lift at the northern end of the building would be extended to the first floor above. This would allow the transfer of equipment of goods to the stage area at first floor.

Installation of Acoustic Doors to Exterior Acoustic lobbies to each floor level would be constructed using existing materials. The acoustic lobbies would include the repositioning of existing doors and the fitting of new acoustic outer doors to the stairwells. The doors are to match the existing pattern and external appearance.

New Openings at Ground Floor to Bootle Street In order to access the proposed outdoor areas new openings would be created to the Bootle Street elevation.

Consultations Environmental Health – recommended conditions controlling: noise breakout from the premises, plant equipment and external areas; fumes vapours and odours; frequency of deliveries; and refuse (storage/disposal/recycling).

City Centre Ward Co-ordinator – No representation received.

Environment & Operations (Refuse & Sustainability) – No representations received.

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Greater Manchester Police – GMP prepared a Crime Impact Statement for the application which concluded no adverse issues with the proposal, subject to an appropriate physical security specification being implemented.

Greater Manchester Ecology Unit – recommended a condition to be attached to any planning permission granted in order to secure the protection of protected wildlife.

City Centre Regeneration – No representation received.

Publicity The application was advertised in the press as a major development and site notices have been displayed adjacent to the site. Neighbours have also been notified by letter. 7 responses have been received (6 in support and 1 objecting). The objector raised concerns surrounding the prevention of public nuisance and crime and disorder issues and considered that the hours of opening are excessive. Concern was also raised over: the dispersal and management of people / smokers; and the accuracy of the acoustic report and tests. Those supporting the proposal stated that the proposal would be sensitive to the architectural heritage of the building restore and secure its future by providing a mixed use scheme based around music, entertainment and restaurant uses; a revitalised Albert Hall would add to the area; the applicant is a responsible operator of other venues in the City; the applicant will implement extensive acoustic works with a management approach that will be considerate to neighbours.

Issues Relevant National Policy The National Planning Policy Framework sets out the Government’s planning policies for England and how these are expected to apply. 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).

Paragraphs 11, 12, 13 and 14 of the NPPF outlines a “presumption in favour of sustainable development”. This means approving development, without delay, where it accords with the development plan. Paragraph 12 provides:

“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.”

In terms of fit with the objectives of the NPPF the proposed development is considered to be consistent with sections 1, 2, 4, 7, 8, and 12 for the reasons outlined below which are discussed in more detail in the Issues section of this report

Section 1 - Building a strong and competitive economy - the proposal would result in the reuse of a vacant historic building and would therefore help to deliver economic growth and create jobs and prosperity.

Section 2 Ensuring the Vitality of Town Centres , - the proposal develops a key site in a prominent position within the City Centre.

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Section 4 Promoting Sustainable Transport – The proposal is in a highly accessible location in close proximity to the tram network and train and bus services. The development would therefore 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, consultation and evolution. The proposed restoration and refurbishment would be of a high quality and would help to improve the overall appearance of the building within the street scene. The development would be well integrated into the natural, built and historic environment.

Section 8 Promoting healthy communities – The development would facilitate social interaction and help to create a healthy, inclusive community by adding to the mix of uses along Peter Street and would be safe and accessible.

Section 12 Conserving and Enhancing the Historic Environment - Whilst the proposals would have some impact on the architectural and historic character of the listed building for the reasons set out below this is on balance considered to be acceptable.

Relevant Regional Policy

Regional Spatial Strategy (RSS) for the North West to 2021 (RSS13) was adopted in September 2008 and provides a framework for development and investment in the region over the next fifteen to twenty years

The Localism Act, which received Royal Assent in November 2011, takes steps to abolish RSS. However, abolition will not be formalised until a strategic environmental assessment of the effects of revoking RSSs has been completed. Until this time, the North West RSS will continue to form part of the statutory development plan for Manchester.

The key policies within the RSS that are relevant to the application proposals are considered below

Policies DP2, DP3, DP4, DP5 and DP 6 respectively seek to promote sustainable communities, promote sustainable economic development, make the best use of existing resources and infrastructure, manage traffic demand and marry opportunity with need.

The proposals would help to drive forward future economic growth in the Manchester City Region, In addition, the proposals would lead to the creation of a substantial number of new jobs across a wide range of sectors.

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

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 The development would accord with the following sequential approach:

First, using previously developed land within settlements; Second, using other suitable infill opportunities within settlements; and Third, the development of other land where this is well located in relation to jobs and other services and infrastructure and which complies with the other principles in DP1-9.

Policy RDF 1 Spatial Priorities – states that the first priority for growth should be the Regional Centres of Manchester (which includes the application sites) and Liverpool

Policy MCR1 Manchester City Region Policies – advises that plans and strategies in the Manchester City Region should support interventions necessary to achieve a significant improvement in the sub-region’s economic performance by encouraging investment and sustainable development in the Regional Centre.

The proposals would assist in the improvement of the sub-region’s economic performance both directly (through the provision of the mix of uses and creation of jobs) and as a result of the facilitation of the wider regeneration of the City Centre.

Policy MCR2 Regional Centre and Inner Areas of Manchester City Region – states that the Regional Centre should continue to be the main economic driver for the Manchester City Region and the main focus for business and other employment- generating development.

The application proposals would play an important role in meeting this key policy objective, both in respect of the new jobs (20 full time & 40 part time) that would be created by the development and also in terms of its role as a key element for the wider regeneration of the City Centre.

Local Policies

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 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 there in as follows:

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 SO1. Spatial Principles – which provides a framework within which the sustainable development of the City can contribute to halting climate change. This development would be in a highly accessible location and reduce the need to travel by private car.

SO2. Economy – which 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 and facilities in a highly accessible location and in close proximity to deprived communities.

The following adopted policies are considered to be of relevance to this application for the reasons set out below and discussed in more detail below:

Policy SP 1 (Spatial Principles) – the development would be highly sustainable and be consistent with the aim of bringing forward economic and commercial development within the Regional Centre.

It would be consistent with the Strategic Plan having regard to the character, issues and strategy for this regeneration area.

In addition it would provide good access to sustainable transport provision, maximise the potential of the City’s transport infrastructure and make a positive contribution to neighbourhoods of choice by enhancing the built and natural environment, creating a well designed place that would both enhance and create character, reuse previously developed land and improve access to jobs and reduce the need to travel

Policy EC1 – Land for Employment and Economic Development – The proposals would support the City’s economic performance and by developing a site in the City Centre, spread the benefits of growth across the City thereby helping to reduce economic, environmental and social disparities creating inclusive sustainable communities.

The application site is well connected to the City’s existing transport infrastructure and as such the development would be well placed to maximise the promotion of walking, cycling and public transport use.

The City Centre is a key location for major employment growth and the proposals would create a significant number of new jobs in appropriate sectors which would in turn contribute to economic growth.

In design terms 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.

Policy CC1 – Primary Economic Development Focus (City Centre and Fringe) - The Proposals will deliver a product that is would positively contribute to the economic development of the City Centre.

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Policy CC5 – Transport – The proposed development would improve pedestrian safety, improve the adjacent public realm and due to its location contribute to improving air quality by being accessible by a variety of modes of transport.

Policy CC7 Mixed Use Development - The proposed development would be a mixed use development that would contribute towards the creation of connections required to drive investment in the wider area

Policy CC8 Change and Renewal - The proposals would contribute to the City Centre’s role in terms of employment and improve its accessibility and legibility.

Policy CC9 Design and Heritage – The proposals will retain and enhance the principal significant historic aspects of Albert Hall and will enhance its setting on Peter Street..

Policy CC10 A Place of Everyone – The development would introduce a wide range of uses and therefore appeal to a wide range of residents and visitors which would be accessible by a range of sustainable transport options.

Policy T1 Sustainable Transport – The proposed development would encourage model shift away from car travel to more sustainable alternatives which would prioritise pedestrian and disabled people, cyclists and public 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, solution which would have exceptional quality and will be fully accessible by all. The design has undergone rigorous testing of options to arrive at the final proposals, which are deemed the most suitable for this site.

The positive aspects of the design of the proposals are discussed in more detail below

Policy EN3 Heritage – The Conservation led approach to the design of the proposals has resulted in sensitive internal and external alterations, which have been carefully detailed to ensure that the new uses can be accommodated without comprising the essential architectural integrity of the buildings. It has also resulted in the identification of measures to restore significant building features identified in the heritage appraisals. The result is a proposal that would deliver significant benefits to the Listed Building overall and a range of wider economic and social regenerative benefits to the City as a whole.

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.

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Policy DM 1- Development Management – sets out the requirements for developments 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; • 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, green Infrastructure and flood risk and drainage.

These are considered in detail below.

Saved UDP Policies

DC18.1 Conservation Areas – the proposed development will enhance the setting of the Deansgate Conservation Area.

DC19.1 Listed Buildings – the proposed development would not for the reasons outlined in more detail below have an adverse effect on the listed buildings architectural or historical character and indeed would on balance enhance the character of the building, its appearance within the street scene and secure its long term future use.

DC26 Development and Noise – conditions are capable of being attached to any consent granted which will ensure that there is no adverse impact in terms of noise generation on people living and working in the City

Manchester City Centre Strategic Plan- The Manchester City Centre Strategic Plan (published in 2009) 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. The proposal will make a significant contribution towards these objectives.

Regeneration and Principle of proposed uses - Regeneration is an important consideration in terms of evaluating the merits of this application. 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 support the Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 regeneration and economic performance of the City Region. The proposal would revitalise an unoccupied and important heritage asset part of which has been vacant for 60 years. The diverse mix of uses proposed including live and recorded music events along with the associated food and drink uses would contribute positively to Manchester’s music and entertainment offer and would attract more visitors to the City. Overall it is considered that the proposed uses are acceptable and would benefit the regeneration objectives of the City Council.

The proposed development would be in keeping with the objectives of the City Centre Strategic Plan and in view of the above, the proposed development 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 National Planning Policy Framework, and Core Strategy policies SP1, EC1, CC1, CC7, CC8 and EN1.

Impact on Architectural and Historic Character of Listed Building, Character of Conservation Area and Design Issues In terms of impact the Heritage Assessment submitted with the application identifies a number of significant building features which will be restored as part of the proposals. In view of the above the proposals would on balance be consistent with sections 1, 2, 4, 6, 7 and 8 of the National Planning Policy Framework and policies SP1, DM1, EN1, EN2, EN3, CC6 and CC9 of the Core Strategy.

Amenity The proposal would be consistent with section’s 7 and 8 of the National Planning Policy Framework and Core Strategy policies SP1 and DM1,

Full access and Inclusive Design - The Proposals would rationalise and improve the ground floor level entrances throughout the scheme, to assist with general circulation, legibility and disabled access and a new lift is proposed. The proposals would therefore be consistent with sections 7 and 8 of the National Planning Policy Framework and policies SP1, DM1 and CC10 of Core Strategy.

Crime and Disorder - The proposed mixed use development would bring additional vitality to a currently under-used site. The refurbished / redeveloped building would present an active frontage to most of the public elevations around the site, which will enliven the street scene and help to provide useful natural surveillance of the public realm. The application is supported by a Crime Impact Statement (CIS) carried out by Greater Manchester Police. The statement considered that the proposal is generally acceptable subject to the advice contained in the report being implemented. It is recommended a condition be attached which requires the recommendations of the CIS being implemented and maintained.

In view of the above the proposals are consistent with section 8 of the National Planning Policy Framework, and policies SP1 and DM1 of the Core Strategy.

Parking, Servicing and Access The impact of the proposals in terms of the highway network have been considered and there are no highway objections to these subject to agreement of an appropriate servicing strategy the submission of which is capable of being a condition of any consent granted.

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 In view of the above the proposals are consistent with section 4 of the National Planning Policy Framework, and Core Strategy Policies SP1, DM1 and T2.

Noise / Impact on Amenity - Whilst the principle of the proposed uses is considered to be acceptable there is a potential for impact upon amenity within the area through noise generation from within the premises; plant and equipment; people queuing; comings and goings including dispersal at closing times; loading and unloading and crime and disorder.

The acoustic report submitted with the application outlines how the premises can be sufficiently acoustically insulated to prevent unacceptable levels of noise breakout and to ensure adequate levels of acoustic insulation between the various proposed uses and these measures are capable of being controlled through a condition.

It is considered that subject to compliance with conditions relation to the frequency of events; hours of operation, the hours during which deliveries can take place, the acoustic insulation of the various uses within the building and any associated plant and equipment that there will be no adverse impact on amenity as a result of the proposed use.

The applicant has submitted a Crime Impact Statement (CIS). Section 8 of the CIS provides recommendations from Greater Manchester Police on how to manage and maintain the premises and its users. It is considered that the implementation of the recommendations would further lessen the impact of the proposed development on the amenity of the area and as such a condition is recommended to ensure the recommendations are implemented.

Comments on Consultation / Notification responses Issues raised by consultation respondents and the neighbour have been addressed in this report and it is recommended that the imposition of conditions would ensure that the issues raised could be effectively dealt with so as to ensure a satisfactory development .

Conclusion As stated previously in this report the proposal would restore and revitalise an unoccupied and important heritage asset part of which has been vacant for 60 years. The diverse mix of uses proposed including live and recorded music events along with the associated food and drink uses would contribute positively to Manchester’s music and entertainment offer and would attract more visitors to the City. The applicant has carried out extensive acoustic surveys and would implement a scheme of acoustic attenuation in order to prevent nuisance caused through noise. Additionally the recommendations contained in the Crime Impact Statement submitted with the application are designed to ensure that the proposed uses would not cause nuisance to neighbours and help reduce crime and disorder issues in the City. Overall it is considered that the proposed uses area acceptable and would benefit the regeneration objectives of the City Council.

The application proposals will result in considerable benefits to the Listed Building including the restoration works as described above and outlined in more detail in the supporting documentation. Whilst there are clearly elements of the building fabric that would be desirable to retain and reinstate as part of the proposals the focus has been on providing a deliverable and viable scheme which focuses investment on adopting a conservation-led approach to the reuse of the building. There are a number of Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 areas of the building where further investigations to establish what original fabric remains are required and some further surveys and evaluations in relation to the exact nature and extent of repair and restoration but these elements are capable of being conditions of any consent granted.

The proposals would secure the sensitive conservation led adaptation and re-use of a Listed Building.

The beneficial results of the development, restoring the architectural integrity of the building and injecting vitality to this part of city, would have a broad impact on the fabric of the both the individual heritage assets and the city’s wider historic environment.

Article 31 declaration - Officers have worked with the applicant in a positive and proactive manner to seek solutions to problems arising in relation to dealing with the planning application.

The acceptability in principle of the proposed development and mix of uses was established at pre application stage and officers were involved in pre-application discussions and advised about the appropriate form in design terms for a refurbishment / redevelopment of a grade II listed building development of this nature. The applicants were also advised about the level of information that would need to be submitted with the application to overcome any concerns in relation to potential impacts on amenity, crime and disorder, highway safety, disabled access and environmental impacts and issues relating to these aspects of the scheme are detailed in application report.

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 , 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 of the application is proportionate to the wider benefits of and that such a decision falls within the margin of discretion afforded to the Council under the Town and Country Planning Acts.

Recommendation Approve

Reason for recommendation

Manchester City Council Item 11 Planning and Highways Committee 14 February 2013

On the basis that the use subject to compliance with the conditions below, generally accords with the policies contained within the National Planning Policy Framework, in particular Sections 1,2, 4, 7, 8, and 12, policies CC1, CC5, CC7, CC8, CC9, CC10, T1, T2, EN1, EN3, EN16, DM1 of the Adopted Core Strategy for the City of Manchester and saved policies DC18.1, DC19.1 and DC26 in that the use would contribute to the regeneration of the City Centre would be compatible with the mix of uses in the area, would be acceptable in relation to visual amenity and the impact on the character area and the listed buildings and crime and disorder, would be acceptable in relation to highway safety and the availability of disabled access, would not subject to compliance with conditions cause disamenity to nearby residents.

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 – To be reported at Committee

Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies CC7, CC9, SP1, EN1, EN3 and DM1 of the Adopted Core Strategy for the City of Manchester and policies DC18.1, and DC19.1; of the Manchester Unitary Development Plan.

3) Before any of the uses hereby approved first commences the building, together with any externally 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 - In interests of residential amenity and pursuant with policy DM1 of the Adopted Core Strategy for the City of Manchester and saved policy DC26 of the Unitary Development Plan for the City of Manchester.

4) The premises shall not be open outside the following hours Monday to Sunday 0800 to 0430.

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

5) No use 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 Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation.

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

6) Details of the location that service vehicles will wait to load and/or unload shall be submitted to and agreed in writing by the City Council as local planning authority prior to the commencement of the use hereby approved. Servicing shall then be carried out in accordance with the agreed details.

Reason - In order to protect the amenity of local residents and in accordance with Policy DM1 of the Adopted Core Strategy for the City of Manchester and saved policy DC26 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: 100864/FO/2012/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:

Environmental Health City Centre Ward Co-ordinator Environment & Operations (Refuse & Sustainability) Greater Manchester Police Greater Manchester Ecology Unit City Centre Regeneration 2 Bootle Street, Manchester, M2 5GU 11 - 13 Bootle Street, Manchester, M2 5GU Sir Ralph Abercrombie, 35 Bootle Street, Manchester, M2 5GU Ground Floor, 35 Peter Street, Manchester, M2 5GD 10 Southmill Street, Manchester, M2 3NW 35 Peter Street, Manchester, M2 5GD Petersfield House, 29 - 31 Peter Street, Manchester, M2 5QJ 3 Peter Street, Manchester, M2 5QR 23 Peter Street, Manchester, M2 5QJ Brannigans, Peter Street, Manchester, M2 5QJ Fourth Floor, 38 - 42 Peter Street, Manchester, M2 5GP First Floor, South Central, 11 Peter Street, Manchester, M2 5QR Fourth Floor 422 Ltd, South Central, 11 Peter Street, Manchester, M3 3NW Third Floor, 35 Peter Street, Manchester, M2 5GD Fourth Floor, South Central, 11 Peter Street, Manchester, M2 5QR Fourth Floor, 35 Peter Street, Manchester, M2 5GD Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Third Floor, South Central, 11 Peter Street, Manchester, M2 5QR Radisson Edwardian Hotel, Peter Street, Manchester, M2 5GP Fifth Floor, 35 Peter Street, Manchester, M2 5GD Mezzanine Floor To Second Floor, 35 Peter Street, Manchester, M2 5GD Second Floor And Third Floor, 38 - 42 Peter Street, Manchester, M2 5GP Fifth Floor, Freetrade Exchange, 37 Peter Street, Manchester, M2 5GB Fourth Floor, Freetrade Exchange, 37 Peter Street, Manchester, M2 5GB Second Floor, Freetrade Exchange, 37 Peter Street, Manchester, M2 5QD Third Floor, Freetrade Exchange, 37 Peter Street, Manchester, M2 5QD Ground Floor, Freetrade Exchange, 37 Peter Street, Manchester, M2 5GB South Central, 11 Peter Street, Manchester, M2 5QR 25 Peter Street, Manchester, M2 5GD 38 - 42 Peter Street, Manchester, M2 5GP Flat At, Sir Ralph Abercrombie, 35 Bootle Street, Manchester, M2 5GU Manchester Reform Synagogue, Jackson`s Row, Manchester, M2 5NH Purity, 36 Peter Street, Manchester, M2 5GP Second Floor, 44 Peter Street, Manchester, M2 5GP First Floor, 44 Peter Street, Manchester, M2 5GP Fourth Floor, Colchester House, 38 - 40 Peter Street, Manchester, M2 5GP Ground Floor, 44 Peter Street, Manchester, M2 5GP Third Floor, 44 Peter Street, Manchester, M2 5GP Fourth Floor, 44 Peter Street, Manchester, M2 5GP Fifth To Sixth Floor, 44 Peter Street, Manchester, M2 5GP Seventh Floor, 44 Peter Street, Manchester, M2 5GP Flat A1 5, , 1 Watson Street, Manchester, M3 4EE Flat A1 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A1 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A1 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A1 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat C21 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C21 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C21 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C21 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C20 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C20 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C19 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C19 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C19 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C18 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C18 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C18 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C17 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C17 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C17 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C16 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C16 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C16 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C16 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C15 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C15 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Flat C15 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C15 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C14 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C14 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C14 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C14 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C13 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C13 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C13 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C13 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C12 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C12 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C12 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C12 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C11 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C11 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C11 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C11 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C10 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C10 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C10 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C10 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C9 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C9 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C9 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C9 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C8 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C8 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C8 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C8 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C7 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C7 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C7 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C7 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C6 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C6 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C6 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C6 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C5 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C5 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C5 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C5 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C4 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C4 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C4 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C4 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C3 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C3 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C3 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C3 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Flat C2 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C2 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C2 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C2 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C1 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C1 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C1 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C1 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Taps Bar, Unit 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Manchester 235, 2 Watson Street, Manchester, M3 4LP Epernay, Unit 1A, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat B13 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B13 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B13 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B13 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B13 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B12 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B12 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B12 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B12 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B12 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B11 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B10 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B10 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B10 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B10 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B10 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B10 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B10 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B9 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B8 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B8 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B8 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B8 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B8 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B8 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Flat B8 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B8 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat B7 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EH Flat BP 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat BP 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat BP 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat BP 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat BP 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat BP 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat BP 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat BP 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B6 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B5 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B4 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B3 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Flat B2 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B2 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B2 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B2 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B2 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B2 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B2 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B2 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat B1 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat AP 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat AP 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat AP 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat AP 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat AP 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat AP 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat AP 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat AP 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A9 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A9 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A9 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A9 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A9 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A8 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A8 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A8 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A8 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A8 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A7 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A7 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A7 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A7 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A7 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A7 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A7 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A6 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A6 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A6 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A6 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A6 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A6 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A6 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A5 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A5 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Manchester City Council Item 11 Planning and Highways Committee 14 February 2013 Flat A5 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A5 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A5 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A5 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A5 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A5 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A4 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A3 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 3, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A2 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A1 8, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A1 7, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE Flat A1 6, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE

Representations were received from the following third parties: Flat C11 4, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C7 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat C3 2, Great Northern Tower, 1 Watson Street, Manchester, M3 4EF Flat B1 5, Great Northern Tower, 1 Watson Street, Manchester, M3 4EP Flat A8 1, Great Northern Tower, 1 Watson Street, Manchester, M3 4EE

Relevant Contact Officer : Tony Mitchell Telephone number : 0161 234 4776 Email : [email protected]