Manchester City Council Item 9 Planning and Highways Committee 8 May 2014
Application Number Date of Appln Committee Date Ward 104702/FO/2014/C1 20th Jan 2014 8th May 2014 City Centre Ward
Proposal Demolition of Quay House and redevelopment of the site for the erection of a 20 storey building comprising offices (class B1) on the upper floors, with a restaurant (Class A3) at Level 18, retail (Class A1), restaurant and cafe uses (Class A3) at ground floor, basement car and cycle parking, and related highways, access, servicing, landscaping, roof top plant and associated works. Location Quay House, Quay Street, Manchester, M3 3JE, Applicant Hardman Square Investments Limited , C/o Agent Agent Mr John Cooper, Deloitte LLP, 2 Hardman Street, Spinningfields, Manchester, M3 3HF
Description
The application site relates to Quay House an 8 storey office building on the north side of Quay Street. The site is within Spinningfields and has an area of 0.39 ha. It is bounded by Hardman Square to the north, Byrom Street to the east, Quay Street to the south and Gartside Street to the west. Quay House was built in 1963, and has a basement car park with access via a ramp from Gartside Street. The broader area contains a mix of uses, including offices, a theatre, hotels, retail, leisure, residential and the courts.
Cobden House, a Grade II* listed building, is situated to the south and to the east is the Grade II listed Opera House. Other Grade II listed buildings within the vicinity of the site, include Sunlight House on Quay Street, Royal London House on Deansgate, Georgian terraced buildings on St John Street and the Great John Street Hotel on Great John Street. The application site is not within a conservation area but the Deansgate Conservation Area lies to the east, St John Street Conservation Area to the south and Castlefield Conservation Area to the south west.
The proposal involves the demolition of Quay House and the development of a 20 storey office building with retail and restaurant/café uses on the ground floor and ancillary basement car parking. At its highest point the building would be 121 metres and would comprise the following elements:
• a ground plus 8 storeys component to the west providing ground and mezzanine retail use, amenity space and a double height terrace at Level 7 and plant at Level 8. This element of the building would have a bay, which would cantilever above the double-height ground floor level over Quay Street; • a ground plus 19 storeys element to the east, providing ground and mezzanine floor retail and café space, plant at Level 17 and a restaurant and double height terrace at Level 18; • a connecting podium element between Levels 1 and 6, cantilevering above the double-height ground floor level over Byrom Street; • an extension to the existing Quay House basement car park to incorporate a second basement level and an extension of the existing basement level to the north Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 underneath Hardman Square. The basement would provide approximately 64 additional car parking spaces (100 spaces in total, including 6 disabled spaces), 10 motorcycle spaces and 100 secure cycle parking spaces, shower and locker facilities, a bin storage area and plant room; and, • a pedestrian route through the tower elements, which would connect Quay Street and Hardman Square.
The proposals also provides for enhancements to public realm around the site to integrate the building with the high quality public realm around Hardman Square and the wider Spinningfields area. A drop-off / lay-by area is proposed underneath the cantilever over Byrom Street. Two secure office reception areas and entrances would be provided for tenants and a separate secure entrance and reception with lift access to the proposed restaurant at Level 18 would be provided off Byrom Street.
The building would be predominantly glazed. The glass would be treated with a transparent solar control coating and fritting to control heating and provide privacy. The outer sheet of glass would be bonded to an aluminium frame that would be visible through certain areas of the glazing. The glazing panels would have a vertical emphasis being 4.2 metres (floor to floor) high and 1.5 metres wide. The solar coating would be designed to respond to the different orientations of the facades, with grey, blue and green colour variations. To achieve shading and privacy to the building, a ‘fritting’ technique would be applied to the glass to create opaque panels. Fritting is a ceramic paint which can be applied in a variety of patterns and densities to create an integral and durable coating. On the south elevation 50% of the panels would be ‘fritted’ creating a subtle chequer-board pattern, the east and west elevations would have 30% of panels fritted and the north elevation would remain clear. A fritted modesty panel would be applied at the base of the glazed units.
A number of fritted screens are proposed to the entrance areas to provide a feature and to reduce any potential wind funnelling through the pedestrian routes.
Environmental Impact Assessment
The applicant has submitted an Environmental Statement in accordance with the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2011 (‘The Regulations’). During the EIA process the applicant has considered an extensive range of potential environmental effects in consultation with relevant consultees, and it is considered that the issues that could give rise to significant impact are:
Cultural heritage, Noise and vibration, Sunlight and daylight, and Wind.
These issues are dealt with in detail further on in the report below. The issues considered to be unlikely to give rise to significant impacts are: Air quality, Archaeology, Ecology, Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Water resources and flood risk, Ground conditions and contamination, Telecommunications, and Transport.
It is considered that the environmental statement has provided the Local Planning Authority with sufficient information to understand the likely environmental effects of the proposals and any required mitigation.
Land Interest
The City Council has a land interest in the site and the land edged red includes areas of highway. Members are reminded that in considering this matter, they are discharging their responsibility as Local Planning Authority and must disregard the City Councils land interest.
Consultations
Publicity – The application has been advertised in the Manchester Evening News as a major development, affecting the settings of the adjacent conservation areas, the settings of listed buildings and as an Environmental Statement application, and site notices have been displayed at the site.
Occupiers of nearby properties have been notified of the application. Three letters of objection have been received; one from a member of Cobden House Chambers, one from the four trustees and Management Committee of Cobden House and one from the Ambassador Theatre Group (occupiers of the Opera House), making the following comments: o Loss of light and interference with a right to light to Cobden House Chambers, particularly as the proposed building would be closer than the existing building is currently – given the space behind the site the proposed building could be moved back to the current building line. o The Environmental Statement only considers light to Quay Street as a whole with no specific consideration of Cobden House; o Overshadowing and loss of light to the Opera House. o The Opera House requires uninterrupted access for loading and unloading of trucks on a daily basis to ensure its programme of events is not disrupted. o The Opera House is concerned that the demolition and building works would cause an unacceptable level of noise, vibration and disturbance, particularly impacting on matinee performances. o Inappropriate massing. No explanation is given as to why the Byrom Street end of the proposed building would be 20 storeys high with a cantilever and the Gartside Street end of the building would be only 6 storeys high. o They believe that the massing of the building has been designed purposefully to protect existing Allied London properties at Hardman Square and close to Gartside Street from loss of light and amenity at the expense of buildings not owned by that company, such as Cobden House and the Opera House. o The proposed building would dwarf existing buildings and, for it to be justified, it must be of great architectural merit. Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 o Buildings on the north side of Quay Street are already taller and less harmonious than the buildings on the south side; the proposed building would increase this disharmony. o The artery between the agglomeration of barristers’ chambers along St John Street and Byrom Street and the Civil Justice Centre and Crown Square is a vital and much used pedestrian route. The proposed building would create a physical and psychological barrier along this route. o The design makes no attempt to complement any of the buildings in the vicinity, but rather would severely damage the settings of Cobden House Chambers and other listed buildings in the vicinity. o They draw attention to the pre-application views of English Heritage, which state that the proposal would “have a harmful effect and fail to sustain and enhance the significance of the heritage”. o The building would be out of character with the existing modern Spinningfields buildings that are about 6 storeys in height with rounded ends. o The building would a pleasant outdoor space within the City Centre cold, dark and useless. o It would be unattractive to see everything in the offices due to the full height glazing. o The full height glazing and encroachment beyond the current building line would invade the privacy of Cobden House Chambers and other buildings on the south side of Quay Street. o Tall buildings should be high quality; the proposed building is of poor design quality. o Question the need for a building of such size given the uncertain economic outlook and the availability of cheap office space in the city centre. o Concern regarding the effects on wind. Spinningfields is already windy. This building is only going to worsen the situation. The City Council should err on the side of caution and require a dramatic reduction in the height of the building. o Nuisance caused by licensed premises on the ground floor. o Do not object to the replacement of Quay House with a building slightly larger, for example, one similar to the Halliwells building in Spinningfields, but do object to the proposed building. o The application should not just be ‘rubber-stamped’ by reason of its supposed connection to the Spinningfields Masterplan. o Other alternatives that create stronger physical and visual links should be considered.
A representation has been received from the Royal Bank of Scotland (RBS), which occupies two buildings in Spinningfields: 1 Hardman Boulevard and 1 Spinningfields Square. RBS has no objection to the development in terms of type of use, design and quantum of development and considers the proposal to be wholly in keeping with the Spinningfields Masterplan. They request further details relating to construction activity via a condition requiring the preparation of a construction environmental management plan.
Natural England – The standing advice on protected species should be applied. The incorporation of ‘green infrastructure’ into this development should be encouraged, and opportunities to incorporate features into the design that are beneficial to wildlife, and opportunities for landscape enhancements should be taken. Manchester City Council Item 9 Planning and Highways Committee 8 May 2014
Neighbourhood Services (Arboriculture) – All the young mature trees to the rear of the site can be lifted and replanted elsewhere on the site using a tree spade.
Highway Services - Support the proposal, subject to revised development trip rate and trip volume forecast data, clarification of works to the basement car park, the visibility splay to the ramp, a servicing management plan, works to the adopted highway on Gartside Street, traffic regulation orders, demolition/construction works and wind.
Transport for Greater Manchester (TfGM) – Recommends a Travel Plan be adopted for the development.
Environmental Health - Recommends conditions regarding servicing hours, fume extraction, construction working, hours of use, lighting, acoustics, use of external areas, waste management and contaminated land.
Greater Manchester Archaeological Advisory Service – Further to the desk based assessment carried out, no further works are required.
United Utilities – No objections providing the site is drained on a separate system and the applicant makes provision regarding water supply.
Environment Agency – No objection but requests that a contaminated land site investigation condition be attached to any permission.
Greater Manchester Ecology Unit – No objections.
English Heritage (EH) – Supports the principle of replacing the existing building and recognises the potential to create a more positive sense of enclosure to Quay Street. However, EH does not support the current application as they are concerned that the proposals would have a harmful impact on the settings of several heritage assets, namely Cobden House, Sunlight House, Royal London House, the Opera House the listed terraces on St Johns Street, Deansgate/Peter Street Conservation Area, St Johns Street Conservation Area and Castlefield Conservation Area. EH encourages the applicant to develop the alternative option considered in the Design and Access Statement. However, if the application is determined in its current form the harm to the designated heritage assets will need to be weighed against other public benefits, with great weight being give to conserving the heritage assets affected and, from an historic environment perspective EH recommends that permission is refused.
Manchester Airport (Aerodrome Safeguarding) – No objections.
Manchester Conservation Areas and Historic Buildings Panel – “The Panel advised caution about the removal of too many 1960’s buildings which, as is the case here, are recognised as having heritage value including as part of the visible evolution of the environment of the city.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 The height of the proposed building would make it highly visible within the adjacent St. John Street Conservation Area which is considered to have a highly unfortunate impact on the character of this area.
It was noted that the existing building is principally one large block with two substantial vertical set-backs that break the massing into three parts. This provides a sense of rhythm that allows some acknowledgement of the wider street scene including the more modest nearby buildings. The proposed building does not have this characteristic.
The proposed building requires two faces – one towards the more historic environment across and along Quay Street and the second towards the larger scale, highly contemporary Spinningfields area. Currently the proposal responds only to Spinningfields although even here it would be substantially ‘over-scaled’ compared to the recent Spinningfields developments and would make adjacent listed buildings appear somewhat insignificant. There is no apparent attempt to introduce horizontal or vertical detailing/articulation that would provide such a response within the proposed larger built form.
The Panel was critical of a continuous elevation treatment that hits the ground without any recognition of the human scale and nature of the ground floor or ensuring the building and its entrances are legible. It was noted that the ground level elevation glazing masks extensive areas of solid wall raising concerns regarding the potentially sterile environment that would be created around the base of the building. It was felt that a development containing such a large amount of new upper floor floorspace should be able to justify an active ground floor level and frontages.
Furthermore there was a concern that a design that relies on taking the highly uniform curtain-wall system down to the ground would cause future design issues when it requires adaptation to successfully accommodate the needs of any future ground floor occupiers including, for example, shop fronts/doors and signage. Reference was made to the approach in New York where even the tallest buildings have a lower, human scale plinth to accommodate ground level uses and, in this respect, the design of the Spinningfields riverside development was cited as an example where the design had made intentional provision for the envisaged ground floor uses including a colonnade to protect outside seating/dining areas.”
Issues
National Policy
The National Planning Policy Framework (NPPF) – The NPPF 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 outline a “presumption in favour of sustainable development”. This means approving development, without delay, where it accords with the development plan. Paragraph 12 provides: “Proposed Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 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 the following sections of the NPPF:
Section 1 - Building a strong and competitive economy The proposals would deliver a new office building within Spinningfields, which is identified in the Manchester Core Strategy as having a primary focus for employment growth in B1 office use. The site is in a highly sustainable location with easy access by foot to its range of services and facilities and excellent access to all means of public transport. The scheme would create employment during construction along with permanent employment from the proposed offices.
Section 2 Ensuring the Vitality of Town Centres , - the proposal would redevelop a key site within Spinningfields that is currently underused and has been previously developed.
Section 4 Promoting Sustainable Transport – The site can be easily accessed by sustainable transport methods, being close to Salford Central and Victoria Train Stations, on the free bus route, close to Deansgate and St Peter’s Square Metrolink stations and close to bus stops on Deansgate. The site is also easily accessed by walking and cycling.
Section 7 Requiring Good Design - The proposed scheme has been the subject of significant design consideration, consultation and evolution. The building would be of a high quality and would complement the high standard of design generally in the area. The development would be integrated into the natural and built environment and its scale and form is considered to be acceptable within its context.
Section 8 Promoting healthy communities – The creation of activity at street frontage in this location would help to integrate the site into the locality and increase levels of natural surveillance.
Section 10 Meeting the challenge of climate change, flooding and coastal change – The application site is in a highly sustainable location. The application includes an Environmental Standards Statement and Energy Statement, and the proposal would achieve a ‘very good’ BREEAM accreditation.
Section 11 Conserving and enhancing the natural environment – The application includes a Geo-environmental desk study, in relation to dealing with the presence of contaminated land, and anEcological Assessment.
Section 12 Conserving and enhancing the historic environment – This sets out the criteria that should be taken into account when assessing the impact of development on heritage assets when determining planning applications. Any harm caused to a heritage asset has to be justified in terms of the social and economic benefits of the proposal.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 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.
Paragraph 132 advises 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.
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.
The scheme has been designed to complement and respect the character and appearance of the nearby heritage assets and it is considered that the proposed works are in general accordance with the requirements of the NPPF. The impact on the settings of the listed buildings and the conservation areas is considered in more detail later in this report.
Relevant Local Policies
Adopted Core Strategy – The proposal is consistent with the Adopted Core Strategy for the City of Manchester, specifically the following policies:
SO1. Spatial Principles – This development would be in a highly accessible location and reduce the need to travel by private car.
SO2. Economy – The scheme would provide new jobs during construction along with permanent employment and facilities in a highly accessible location.
S05. Transport –This development 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 both the natural and built environment of the City and ensure the sustainable use of natural resources in order to: • mitigate and adapt to climate change; • support biodiversity and wildlife; • improve air, water and land quality; • improve recreational opportunities; and The development would 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 within the Regional Centre.
The proposals would be consistent with the Spinningfields Masterplan and would provide good access to sustainable transport provision and therefore maximise the Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 potential of the City’s transport infrastructure. It would make a positive contribution to neighbourhoods of choice by enhancing the built and natural environment, creating a well designed place that would enhance and create character, re-use previously developed land 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 redeveloping a site within a key location for employment growth on a highly accessible site, which would be capable of spreading 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 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.
Policy EC3 The Regional Centre – This office development would be in an appropriate location within the Regional Centre by virtue of its good connections with sustainable transport modes to both the City Centre and residential areas, and the scale and type of office development would not undermine delivery of employment space within the City Centre.
Policy CC1 – Primary Economic Development Focus (City Centre and Fringe) .- The proposals would deliver a high quality new office building, providing office floorspace within a part of the City Centreidentified in Policy CC1 as a focus for primary economic development.
Policy CC5 – Transport – The proposal would contribute to improving air quality as it is accessible by a variety of modes of sustainable transport.
Policy CC6 City Centre High Density Development – The proposals would be a high density development and would maximise the efficient use of land.
Policy CC8 Change and Renewal – The proposal would be a large scale scheme prepared within an approved development framework, which would make a significant contribution to the City Centre’s role in terms of employment and retail growth and which would improve the accessibility and legibility of the Centre.
Policy CC7 Mixed Use Development – The proposal would create an active ground floor.
Policy CC9 Design and Heritage - The development would be of a high quality design and it is considered that it would not have a detrimental impact on the settings of the nearby listed buildings and conservation areas. This is discussed in more detail later in the report.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Policy CC10 A Place for Everyone – The proposals would complement the ongoing wider regeneration of Spinningfields. It would respect all pedestrian linkages set out in the approved Spinningfields Masterplan and would be fully accessible.
Policy T1 Sustainable Transport – The proposed development would encourage a modal shift away from car travel to more sustainable alternatives and include improvements to pedestrian routes and the pedestrian environment 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, and would result in development which would enhance the character of the area and the overall image of Manchester. The design responds positively at street level and, with the provision of the pedestrian route through the building, would enhance the City’s permeability. The positive aspects of the design of the proposals are discussed in more detail below.
EN 2 Tall Buildings – The proposed building would have a high standard of design quality, be appropriately located within the site, contribute positively to sustainability, contribute positively to place making and would bring significant regeneration benefits.
Policy EN3 Heritage – The proposal would not have a detrimental impact on the settings of the nearby listed buildings or the adjacent conservation areas. This is discussed in more detail later in the report.
Policy EN6 Target Framework for CO2 reductions from low or zero carbon energy supplies - being over 1,000 sqm, the development would be expected to comply with the target framework for CO2 reductions from low or zero carbon energy supplies. The application is supported by an Energy Statement, which sets out how the proposals would meet the requirements of this policy.
Policy EN 8 -Adaptation to Climate Change - The application is supported by a BREEAM Pre-Assessment, which identifies measures that will ensure that the development would reach a target rating of at least “Very Good.”
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.
Policy EN 17 – Water Quality – The Geo-Environmental Desk Study does not indicate that the site is likely to pose a significant risk to controlled waters receptors and it is considered that the impact of the development on water quality can be controlled through an appropriate condition.
Policy EN 18 - Contaminated Land and Ground Stability - A desk study which identifies possible risks arising from ground contamination has been submitted with Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 the application and, as under Policy EN17 above, it is considered that the impact of the development can be controlled through an appropriate condition.
Policy EN19 Waste – The development would be consistent with the principles of waste hierarchy.
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, green Infrastructure and flood risk and drainage.
The application is considered in detail in relation to the above issues within this report and is considered to be in accordance with this policy.
Policy DM2 Aerodrome Safeguarding – The application has been considered from an aerodrome safeguarding aspect and does not conflict with any safeguarding criteria.
Saved Policies of the Unitary Development Plan
DC18.1 Conservation Areas – It is considered that the proposal would maintain the character and appearance of the adjacent conservation areas. This is discussed in more detail later in the report.
DC19.1 Listed Buildings – It is considered that the proposal would not have a detrimental impact on the settings of the nearby listed buildings. This is discussed in more detail later in the report.
Policy DC20 Archaeology – An archaeological desk based assessment has been carried out for the site and it is considered that the development would not have an impact on any potentially significant remains on the site.
DC26.1 and DC26.5 Development and Noise – The application is supported by acoustic assessments and it is considered that the proposal would not have a detrimental impact on the amenity of surrounding occupiers through noise. This is discussed in more detail later on in this report. Manchester City Council Item 9 Planning and Highways Committee 8 May 2014
Guide to Development in Manchester Supplementary Planning Document and Planning Guidance (April 2007) - This Supplementary Planning Document supplements guidance within the Adopted Core Strategy with advice on development principles including on design, accessibility, design for health and promotion of a safer environment. The proposals comply with these principles where relevant.
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 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 site of the current planning application falls within the area designated as Spinningfields. The aim here is to complete the regeneration process and ensure that Spinningfields remains a destination of choice for new retail and leisure as well as corporate investment to the city centre and to develop linkages with the Chapel Street area in Salford, in particular around the Salford Central Station area. The proposed development would be in keeping with these objectives and is consistent with the Spinningfields Masterplan.
Legal issues
Section 66 Listed Building Act requires the local planning authority to have special regard to the desirability of preserving the setting of listed buildings. This requires more than a simple balancing exercise and considerable importance and weight should be given to the desirability of preserving the setting. Members should consider whether there is justification for overriding the presumption in favour of preservation.
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, Manchester Central, 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.
Spinningfields is recognised as a key asset in adopted planning and economic development policy, including the Manchester City Strategic Plan, the Adopted Core Strategy and the Spinningfields Masterplan. The aims of these documents include the need to regenerate this 10 ha area and integrate with the rest of the City Centre.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 This proposal would continue the process of regeneration and would bring forward a site that has been identified for office development within the Spinningfields Masterplan. It is considered that the proposal supports the strategic objectives of the Spinningfields Masterplan and would contribute to the continued regeneration of Spinningfields and the overall 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.
Urban Design and Visual Impact
One of the main issues to consider in assessing the scheme is whether this is an appropriate site for a tall building. In order to assess this, the proposals have been thoroughly assessed against the City Council’s policies on tall buildings, the NPPF and the following criteria as set out in the Guidance on Tall Buildings Document published by English Heritage and CABE in July 2007:
Relationship to Context
The effect of the proposal on contextual features such as scale, height, urban grain, streetscape and built form, important views and effects on the skyline were considered.
The current building is set back from the pavement and traditional building line which reduces the sense of enclosure to Quay Street. The proposal would follow the edge of the site and re-establish the historic urban grain of the site and the current urban grain of the surrounding streets. It would be consistent with traditional forms of development in the City Centre and providing an important sense of enclosure to the street. The scale of built development around the site varies ranging from two-storeys at the western end of Quay Street to the 12-storey Sunlight House to the east and large-scale buildings of the Civil Justice Centre and 3 Hardman Street to the north of the site. The site is at the corner of Quay Street and Byrom Street on the southern boundary and entry point to Spinningfields. The site has been identified within the Spinningfields Masterplan as being suitable for a building that marks an important entry point to the Spinningfields area and there is therefore establishes a rationale for a large-scale development on this site.
The design emerged following an examination of different massing options. The proposal was chosen as it would deliver a viable range of floorplate sizes and would provide a landmark building at a gateway to Spiningfields. Its impact in terms of overshadowing has been minimised as its form is broken up.
There are a number of tall buildings within the City Centre and a tall building on this site would add and respond well to other tall buildings within the City. The development would improve the entry sequence into Manchester along Quay Street and would help to define a major entry point into the City Centre.
Effect on the Historic Context
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 A Visual Impact Assessment has been undertaken in accordance with the methodology set out in English Heritage’s ‘Seeing the History in View’ (May 2011). This examines the effects of the proposed development upon its context and the heritage environment. The site is located adjacent to the boundaries of three conservation areas and opposite and in the vicinity of a number of listed buildings, as described at the beginning of this report. The assessment concludes that the impact of the proposal on the listed buildings would be minor adverse within short range views. It acknowledges that there would be localised instances of harm to the settings of the Grade II* listed Cobden House and the group of Grade II listed buildings on St John Street. However, it is considered that, notwithstanding the desirability of preserving the setting of the listed buildings, this harm would be outweighed by the public benefits of the scheme as required in paragraph 134 of the NPPF. It is considered that the quality of the building and its contribution to the surrounding townscape would sustain the heritage values of all the heritage assets affected.
The setting of the Grade II* listed Cobden House would be affected but its heritage value could still be appreciated and understood. The setting of the building currently suffers from being surrounded by underused buildings such as Astley and Byrom House and Quay House. The development would help to create a dynamic and vibrant streetscape and would enhance its sustainability as a whole, as well as improving the settings of the surrounding heritage assets. The proposed cantilever at the eastern end of the building on the Byrom Street elevation would open up views of Cobden House from within Spinningfields, which do not currently exist.
The harm that is caused to heritage assets has to be considered against the significant public benefits that the proposal would deliver as set out in the NPPF. The proposal would complete the regeneration of Spinningfields and would fully utilise a previously developed, but under-utilised site, delivering a high quality building within one of Manchester’s most successful regeneration areas. It would add to the economic growth of the City in a key target growth sector (financial and professional services) identified in the Greater Manchester Strategy 2013-2020. The development would support economic growth in the City and create high density employment in a strategic employment location. The proposal includes investment in the public realm which would enhance the quality of the environment along Quay Street, Byrom Street and Hardman Square.
The impact of the proposals on the Castlefield and St John Street Conservation Areas has been demonstrated to be negligible whilst the impact on the Deansgate/Peter Street Conservation Area is minor beneficial. The proposal would have an impact on the settings of listed buildings but any harm would be outweighed by the public benefits that the proposal would bring, notwithstanding the desirability of preserving the setting of the listed buildings.
Relationship to Transport Infrastructure
The site is in an optimum location benefiting from excellent access to public transport and proximity to the City Centre services and attractions with the Metroshuttle bus, the Metrolink service, national and local rail stations at Victoria Station and Salford Central and buses. The opportunity for sustainable travel is enhanced further by the Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 site’s location with good pedestrian and cycle links to the wider city centre. It is considered therefore that the site is in an optimum location for sustainable transport links.
There are no objections to the proposal from an aviation safeguarding aspect.
Architectural Quality of the Building The factors that are of most importance in this respect are the buildings scale, form, massing, proportion and silhouette, facing materials and relationship to other structures. The building is larger than surrounding buildings but it does contribute positively to the cluster of taller buildings around Spinningfields and would create a gateway landmark to this important regeneration area. The building has been designed with a podium element that responds to the heights of the main architectural components of existing buildings within the street scene and, the overlarge ground floor and tower element, create the tri-partite subdivision that is traditional to Manchester buildings. The proposal has been designed to provide a continuous street wall frontage to Quay Street. The proportion of the glazing panels within the façade would reflect the verticality of the historic fenestration common to buildings on Quay Street and within the City Centre. The proposed materials, including the method of solar control coating and fritting, would be high quality.
A condition requiring samples of materials should be attached. It is considered therefore, that the proposals are of the highest quality and would result in a sophisticated, elegant landmark building that would complement its surroundings.
Sustainable Design and Construction The application is supported by an Environmental Standards Statement and an Energy Statement. The design for the building optimises the building form, orientation and façade in order to improve the thermal performance of the building, maximise solar gains, passive shading and natural day light. The building expects to achieve a BREEAM rating of “Very Good” with a commitment from the applicant to exploring opportunities to achieve an “Excellent” rating, as well as a reduction of 13.7% on Part L2A values for CO2 emissions. The proposal incorporates an efficient building envelope that would reduce accidental heat losses to a minimum and would incorporate presence detection/daylight dimming of lighting. It is considered therefore that the design and construction would be sustainable.
Credibility of the Design
This considers the technical and financial credibility of the scheme. The applicant and design team have considerable experience and familiarity with the issues associated with developing high quality buildings, including offices in city centre locations, and they have a track record and capability to deliver projects of exceptional quality. The applicant, Allied London, has demonstrated this through their delivery of Spinningfields, successfully achieving the delivery of high-class buildings and public realm within the City Centre. The architects have a proven track record of designing tall buildings, for example the Beetham Tower, Urbis, No 1 Deansgate and Parkway Gate. They have worked closely with the client and project team to ensure the design meets the budgetary requirements to ensure the scheme is commercially viable. It is Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 considered that the development quality has been maximised whilst ensuring this has not undermined the scheme’s viability.
Contribution to Public Spaces and Facilities It is important that the development interacts positively with and contributes to its surroundings at street level. The proposed development would deliver a significant enhancement to the townscape of Quay Street; bring the building line forward and incorporate ground floor uses that provide activity, animation and natural surveillance to the street. A pedestrian walk-through at ground floor and mezzanine levels has been designed to provide a direct linkage between Quay Street and Hardman Square, improving connectivity between Spinningfields and Quay Street and the City Centre beyond. The walk-through would be fronted by active uses which would increase activity and help draw people into Hardman Square. The building would formally address Hardman Square and has been configured to maximize sunlight and daylight penetration into the square. The final configuration of Hardman Square would be the subject of a future planning application. Trees, canopies, building overhangs and pedestrian level wind breaks would be used to create a sheltered microclimate at street level. It is considered therefore that the proposals would make a positive contribution to the public realm and facilities.
Effect on the Local Environment This examines, amongst other things, the impact the scheme would have on nearby and adjoining residents. It includes the consideration of issues such as impact on daylight, sunlight and overshadowing, wind, noise and vibration, night-time appearance, vehicle movements and the environment and amenity of those in the vicinity of the building.
(a) Sunlight, Daylight and Overshadowing A detailed modeling study has been carried out to support the application as part of the Environmental Impact Assessment This assesses the likely significant effects of the proposals on sunlight, daylight and overshadowing of surrounding buildings. The methodology is based on the BRE Guide 209 ‘Site Layout Planning for Daylight and Sunlight, A Guide to Good Practice’. In general, the surrounding buildings, such as Cobden House and the Opera House, are used commercially and are therefore less sensitive than residential buildings with regard to access to daylight and sunlight. As a result, four buildings on Quay Street, including Cobden House, were considered as a group as part of the assessment. There are no residential buildings within the range of the proposed development whose daylight and sunlight would be affected. The Quay Street buildings were not assessed in terms of sunlight because they are located outside the shadow range of the proposed development.
The baseline study identified that a large portion of existing window receptors currently receive lower sunlight and daylight than the BRE recommendations, with windows on the upper floors of high rise buildings generally receiving greater levels. With the proposed development in place, the majority of window receptors (65%) would receive a negligible impact on received daylight. A small portion (14%) mainly comprising lower floors within the immediate vicinity of the proposed building would receive a moderate to substantially adverse impact.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 The baseline assessment of daylight conditions to the Quay Street buildings, including Cobden House, indicates that the lower north facing windows already have low Vertical Sky Component (VSC) (the amount of skylight falling on a vertical window) values, with the majority of windows not meeting BRE recommended values. This is to be expected in a city centre context given that the BRE guidelines are designed to be applied to suburban residential environments. Indeed, if the BRE standards were to be applied rigidly then very little new development would take place within the City Centre. Whilst the analysis shows that the position would worsen slightly, this is not considered to be unusual or inappropriate in a city centre context and particularly for a low sensitivity receptor, ie an office building.
Analysis of sunlight performance identified that most of the investigated window receptors would receive no or negligible impact (65%) and the majority are expected to meet the BRE recommended values. Receptors on Byrom Street, Gartside Street and at the south east corner of 3 Hardman Square (around 16% of receptors) are expected to receive a moderate to substantially adverse impact. During winter months when shadows are longer the south west façade of 4 Hardman Square and 3 Hardman Street would be affected in addition to those affected during the summer months. There would be a reduction in sunlight availability to Hardman Square but it is expected that it would meet the BRE recommended minimum criteria for outdoor recreational spaces.
Given the dense city centre context the impact of the proposed development on daylight and sunlight levels is what would be expected and is considered to be appropriate. (b) Wind
There is no specific legislation or national planning policy guidelines that directly relate to wind microclimate around buildings. However, the Lawson Criteria (Lawson, 2001) has been widely used in the UK to quantify wind conditions on built developments and are recognised by local authorities as a suitable benchmark for wind assessments. The potential impacts upon the wind microclimate during the operation of the proposed development were analysed using the Lawson Criteria.
The study provides a summary of the existing baseline condition, identifying that for the majority of the time the wider area of Spinningfields is generally suitable for leisurely walking, although some areas are suitable for objective walking only. The area surrounding the proposed development is suitable for at least objective walking. The environment in Hardman Square is, for the majority of the time, expected to be comfortable for pedestrians sitting for at least short durations.
The proposed development has been designed to incorporate a number of mitigation measures to minimise the potential wind effects of the proposed development including: installation of solid glass wind breaks within pedestrian areas to decrease the frequency of uncomfortable winds around the building entrances, waiting and seating areas; division of parts of the smooth Quay Street façade with bay windows to break up the flow along the façade and alleviate the funnelling/downwash effect; planting of evergreen trees; use of solid canopies on the building at ground level; and the relocation of seats in the outdoor areas of the restaurant on Hardman Square and the continued use of parasols and wind breaks for outdoor restaurant areas. Manchester City Council Item 9 Planning and Highways Committee 8 May 2014
With the above mitigation measures in place it is expected that impacts would be reduced to minor adverse only in most cases. Given that the wind environment in this urban area is complex, it is considered that a planning condition be attached to any permission requiring appropriate testing to confirm the effectiveness of the mitigation measures.
Given the above, it is considered that, whilst it is likely that there may be some impact in terms of wind effects on the pedestrian environment around the development these effects are capable of mitigation and therefore would not be so detrimental as to warrant refusal of the application.
(c) Air Quality
The construction of the proposed development is expected to produce dust and increased emissions, with any adverse impacts during construction likely to be temporary, short term and of a minor impact. The application is supported by a Construction Methodology, which puts forward appropriate mitigation measures during the construction period. The Transport Statement concludes that the volume of traffic associated with the proposed development would not result in a material change in highway operations. It is considered, therefore that traffic generated by the operational phase of the development would have a minimal effect on local pollution concentrations. Any air quality impact as a result of odours from the proposed café and restaurant facilities is expected to be insignificant and a condition should be attached to any permission to ensure appropriate filtration and extraction measures are implemented in relation to the proposed café/restaurant facility. Given the above, it is considered that the proposal would have an acceptable impact on air quality.
(d) Noise and Vibration
An environmental noise survey has been submitted with the application. Demolition and construction works are expected to produce activity that would have a negligible impact upon the nearest residential properties to the site (Rossetti Place). However, without mitigation it is expected that the impact of some activities on premises on Gartside Street and the Opera House would be major adverse. Mitigation measures can be adopted and the applicant has committed to employing best practice construction management techniques. This would include Continuous Flight Auger (CFA) piling techniques to reduce noise and vibration levels during piling. The condition requiring an approved Construction Management Plan will ensure the re- assessment of expected construction noise impacts once the detailed construction programme is finalised and enable the local planning authority to approve a programme that minimises those impacts. The applicant has agreed to maintain dialogue with surrounding owners and occupiers in accordance with the commitment to the Considerate Constructor’s scheme to ensure that any issues arising as a result of construction noise are addressed quickly and effectively.
The operation of the development and any plant or equipment would be designed to ensure that any noise generated would not disturb nearby noise sensitive receptors and conditions to control the creation of noise from the equipment and the proposed uses should be attached to any permission. Manchester City Council Item 9 Planning and Highways Committee 8 May 2014
Given the above, it is considered that the proposal would not have an adverse impact through noise and vibration.
(e) TV reception
A baseline TV Reception Survey has been carried out, which has identified a potential impact zone in which TV reception might be affected during the operation of the development, which covers an area to the south east of the proposed development. This area is predominantly occupied by commercial properties. The construction phase of the development would involve use of a crane, which could create interference. However, the effect of this would be temporary. Overall, it is expected that the proposed development would have a neutral effect upon the reception of TV and radio signals and mitigation measures have been proposed in the event that interference is experienced. A condition requiring a post-construction survey should be attached to any permission to ensure that the mitigation measures are appropriately targetted. It is considered, therefore, that the proposal would not have an adverse impact on TV reception.
(f) Vehicle Movements
The proposal would provide a net increase of 64 parking spaces within the proposed basement car park (total provision of 100 spaces), which would result in an extra 29 vehicle movements (two ways) in the peak hour. Given that Gartside Street is only lightly trafficked the applicant concludes that this volume of traffic would not result in a material change in highway operation. The applicant is still in discussion with the City Council Highways officers regarding the trip forecasts and the results of this discussion will be reported to the Committee.
Contribution to Permeability The contribution of the proposals to permeability, linkages on foot and, where appropriate, the opening up, or closure, of views to improve the legibility (ie the degree to which a place can be easily understood and traversed) of the city and the wider townscape is an important planning consideration.
The building would front Quay Street and Hardman Square with active uses at ground floor level. The building would enhance the townscape of Quay Street by bringing the building line forward and completing the sense of enclosure along this route. Two of the main entrances to the building are proposed to Byrom Street and Hardman Square and are clearly visible from the Quay Street and Byrom Street junction. The proposed walk-through would enhance north-south linkages through Spinningfields from Quay Street and beyond into the City Centre. The Hardman Square entrance to the walk-through is on a visual axis with Crown Square, which in turn is connected via The Avenue North to Bridge Street and the primary retail area of the City Centre beyond. The proposed building would act as a landmark and would define an important entry point to Spinningfields. It would also create a focal point and effectively terminate important vistas from Hardman Street, Hardman Boulevard and Dolefield/Bridge Street.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 It is considered therefore that the proposals would contribute positively to permeability, linkages and the legibility of the City Centre and wider townscape.
Provision of a Well-Designed Environment The proposals would create high quality internal and external public space and would make a significant contribution towards improving the public realm. The amenity of the site would be further enhanced through the provision of active frontages. The office accommodation has been designed to meet or exceed standards set out in the British Council of Offices Best Practice in the Specification for Offices 2009 and would be developed to Category A fit out. The high floor to ceilings and glazed façade would maximise views out and natural light into the building. Users of the building would benefit from a range of high quality facilities, including secure cycle parking with showers and lockers, garden terraces at Levels 7 and 18 and retail and restaurant uses. It is considered therefore that the proposals would meet the criteria of function and fitness for purpose and amenity. In assessing the above criteria, it is considered that the applicant has thoroughly demonstrated that the proposals would satisfactorily meet the English Heritage and CABE guidance and that the proposals would provide a tall building of a quality acceptable to this site. In view of the above and the fact that the application site lies within an area identified within the Core Strategy as being suitable for a tall building, the proposals would also be consistent with sections 1, 2, 4, 6, 7, 8, 10 and 12 of the NPPF, policies SP1, DM1, EN1, EN2, EN3, EN14, CC6 and CC9 of the Core Strategy and saved UDP policies DC18, DC19, DC20 and DC26.
Full access and Inclusive Design
The development has been designed to have level access from the street into the ground floor areas with lifts providing direct access to all levels of the building. A minimum of 5 per cent of car parking spaces would be suitable for use by disabled persons.
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 proposal would bring life to this area and create opportunities for natural surveillance of the streets. The application included a Crime Impact Statement, which confirmed that the proposals are generally acceptable subject to the advice within the statement and a condition requiring the development to achieve 'Secured by Design' certification is recommended to be attached to any permission.
Given this, it is considered that the proposals are acceptable in terms of crime and disorder and are consistent with section 8 of the National Planning Policy Framework, policies SP1 and DM1 of the Core Strategy, and the Community Safety and Crime Prevention Principle of the Guide to Development in Manchester SPD.
Biodiversity
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 The proposed development includes the provision of high-quality public realm, as well as two roof gardens, which, with appropriate measures, would help to enhance the biodiversity of the area. In view of the above the proposals are considered to be consistent with section 11 of the National Planning Policy Framework, and policies DM1, EN9 and EN15 Core Strategy.
Contaminated Land and Impact on Water Resources
As there is the possibility that some contamination may exist on the site, it is recommended that a condition be attached to any permission requiring further site investigation, a remediation strategy and a verification report.
In view of the above, the proposals would be consistent with section 11 of the National Planning Policy Framework and policy EN18 of the emerging Core Strategy.
Consultee and Objectors’ comments
It is considered that the majority of the grounds of objection have been addressed in the main body of this report. However, those that have not, or ones requiring further clarification, are dealt with below:
Impact of construction on the operation of the Opera House - The applicant would be happy to provide a specific briefing session for representatives of the Ambassador Theatre Group (Opera House) to further understand their logistical requirements and identify how the temporary construction activities could be managed to ensure that operation of the Opera House is not adversely affected.
Building massing designed to protect the amenity of existing Allied London buildings and would render Hardman Square cold, dark and useless – The massing of the building is the result of the design evolution responding to various issues. Notably the tower element of the building has been positioned to allow optimum daylight and sunlight penetration to Hardman Square at key times of the day. All buildings within the vicinity of the site are commercial buildings which are not considered to be sensitive receptors in terms of daylight and sunlight.
Unattractive views into offices due to full height glazing – Privacy into the offices would be achieved through ‘fritting’ the glass to create opaque panels and privacy bands. Views into the building would be of an active high quality working environment.
Invasion of privacy of buildings on the south side of Quay Street – All the buildings are commercial in nature and the separation distances between the buildings are common and considered to be appropriate within the City Centre environment.
Need for such a large amount of office space – Manchester has a resilient economy and is a popular location for regional businesses and inward investors. The lack of new office floorspace in the City Centre, coupled with a continued net absorption of space, has resulted in named demand in the market place outweighing availability. The delivery of new high quality office floorspace as proposed is critical to addressing this demand and to the continued sustainable growth of the Greater Manchester Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 economy. It is also in accordance with the objectives of the Greater Manchester Strategy 2013-2020 and the Manchester Core Strategy.
Nuisance from licensed premises – The proposal includes restaurant use. No bar uses are proposed. It is considered that restaurant uses are appropriate in this part of the City Centre and, subject to conditions regarding noise and fumes, should not cause nuisance to occupiers of surrounding properties.
Manchester Conservation Areas and Historic Buildings Panel Loss of 1960s buildings – Quay House has limited historic and architectural value and is not a designated heritage asset. Whilst designed by a well-known architectural practice (Fairhursts) it fails to make any positive contribution to its context and has limited aesthetic value.
Continuous elevation treatment that hits the ground without any recognition of the human scale and without legible entrances - The proposed building has been designed to restore the street building line on Quay Street, would provide a much more active frontage than the existing building and would remove the physical barrier formed by the existing Quay House car park ramp. The building has been modelled to respond to the existing context and provide legibility through the use of cantilevers, the pedestrian walk-through and its recessed footprint at the ground floor. Further legibility is provided to the entrances through the use of a polished stainless steel soffit to the cantilever.
Conclusion
It is considered that a mixed use development incorporating a tall building and the proposed level of offices and commercial units would be an appropriate response to national and local planning policy, that would promote a quality neighbourhood, economic development and sustainable travel patterns. The development would be linked to a wider regeneration programme that would underpin investment across a larger area supporting regeneration benefits in excess of those directly associated with the proposal.
Whilst the proposal would have some impacts in terms of noise and vibration, daylight/sunlight and wind at a local level, it is considered that these impacts are acceptable in a city centre environment and are far outweighed by the economic and regenerative benefits that the development would bring. It is acknowledged that the proposal would cause some harm to the settings of nearby listed buildings, but, notwithstanding the desirability of preserving the settings of the listed buildings, this harm would be outweighed by the public benefits of the scheme.
This report has demonstrated that the this is an appropriate site for a tall building and that the development proposed would be well designed and of a high quality, achieving a striking landmark building at this important gateway site, and fulfilling an important role in providing a type of commercial accommodation within the City Centre for which there is a need.
Given the above, it is considered therefore that the proposal is in accordance with the City of Manchester’s planning policies and regeneration priorities including the Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Adopted Core Strategy, the relevant Strategic Regeneration Frameworks and the Community Strategy, as well as the national planning policies contained within the National Planning Policy Framework and should be approved.
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, Building Control & Licensing 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
Article 31 Declaration
In assessing the merits of an application for planning permission officers will seek to work with the applicant in a positive and pro-active manner to seeking solutions to problems arising in relation to dealing with the application. Planning officers have worked with the applicant to overcome problems relating to highways, and amenity.
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:
Drawing numbers 7305-A-G100-P-AL-099, 7305-A-G200-P-00-099 Rev 01, 7305-A- G200-P-01-099, 7305-A-G200-P-02-099, 7305-A-G200-P-03-099, 7305-A-G200-P- 04-099, 7305-A-G200-P-05-099, 7305-A-G200-P-06-099, 7305-A-G200-P-07-099, 7305-A-G200-P-08-099, 7305-A-G200-P-09-099, 7305-A-G200-P-10-099, 7305-A- G200-P-11-099, 7305-A-G200-P-12-099, 7305-A-G200-P-13-099, 7305-A-G200-P- Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 14-099, 7305-A-G200-P-RF-099, 7305-A-G200-P-B1-099, 7305-A-G200-P-B2-099, 7305-A-G200-S-AA-099, 7305-A-G200-S-BB-099, 7305-A-G200-S-CC-099, 7305-A- G200-S-DD-099, 7305-A-G200-S-EE-099, 7305-A-G200-E-N-099, 7305-A-G200-E- S-099, 7305-A-G200-E-E-099, 7305-A-G200-E-W-099, 7305-A-G251-D-T1-099, 7305-A-G251-D-T2-099, 7305-A-G251-D-T3-099, 7345-A-G251-D-T4-099, 7345-A- G251-D-T5-099, 7305-A-G251-D-T6-099, 7305-A-G251-D-T7-099 and 7305-A- G251-D-T5-099.
Taylor Bros. TV Reception Survey Report dated 4 th September 2013;
Grontmij Environmental Standards Statement;
Grontmij Energy Strategy;
Ian Simpson Architects Design and Access Statement;
Reason - To ensure that the development is carried out in accordance with the approved plans. Pursuant to policies SP1 and DM1 of the Core Strategy.
3) The demolition of the existing building shall not commence unless and until a Demolition Method Statement including the boundary treatment to the site during and following demolition has been submitted to and approved in writing by the City Council as Local Planning Authority.
The approved Method Statement shall be adhered to throughout the Demolition period.
For the avoidance of doubt the demolition of the development would not constitute commencement of development.
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 and Guide to Development 2 (SPG)
4) The development hereby approved shall not commence unless and until a Construction Management Plan, including details of the following has been submitted to and approved in writing by the City Council as local planning authority:
*Hours of site opening / operation * A Site Waste Management Plan, * Air Quality Plan; *A plan layout showing areas of public highway agreed with the Highway Authority for use in association with the development during construction; *The parking of vehicles of site operatives and visitors; *Loading and unloading of plant and materials; *Storage of plant and materials used in constructing the development; *The erection and maintenance of security hoarding; *Measures to control the emission of dust and dirt during construction; *A scheme for recycling/disposing of waste resulting from construction works; Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 *Details of and position of any proposed cranes to be used on the site and any lighting; *A detailed programme of the works and risk assessments; *Temporary traffic management measures to address any necessary bus re-routing and bus stop closures. *Details on the timing of construction of scaffolding, *A Human Impact Management Plan, *Details of how access to adjacent premises including 1 Hardman Boulevard, the Civil Justice Centre and Crown Courts would be managed to ensure clear and safe routes are maintained at all times.
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 and Guide to Development 2 (SPG).
5) The details of an emergency telephone contact number for shall be displayed in a publicly accessible location on the site from the commencement of development until construction works are complete.
Reason - To prevent detrimental impact on the amenity of nearby residents and in the interests of local amenity in order to comply with policies SP1 and DM1 of the Core Strategy.
6) The wheels of contractors vehicles leaving the site shall be cleaned and the access roads leading to the site swept daily in accordance with a management scheme submitted to and approved in writing by the City Council as local planning authority prior to any works commencing on site.
Reason - In the interest of pedestrian and highway safety, as specified in policies SP1 and DM1 of Core Strategy.
7) Before the development commences, studies containing the following with regard to television reception in the area containing the site shall be submitted to and approved in writing by the City Council as local planning authority: a) Measure the existing television signal reception within the potential impact area, identified within the Taylor Bros TV Reception Survey Report dated 4 th September 2013, before development commences. The work shall be undertaken either by an aerial installer registered with the Confederation of Aerial Industries or by a body approved by the Office of Communications, and shall include an assessment of the survey results obtained. b) Assess the impact of the development on television signal reception within the potential impact area identified in (a) above within one month of the practical completion of the development or before the development is first occupied, whichever is the sooner, and at any other time during the construction of the development if requested in writing by the City Council as local planning authority in response to identified television signal reception problems within the potential impact area. The study shall identify such measures necessary to maintain at least the pre-existing level and quality of signal reception identified in the survey carried out in (a) above. The measures identified must be Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 carried out either before the building is first occupied or within one month of the study being submitted to the City Council as local planning authority, whichever is the earlier.
Reason - To provide an indication of the area of television signal reception likely to be affected by the development to provide a basis on which to assess the extent to which the development during construction and once built, will affect television reception and to ensure that the development at least maintains the existing level and quality of television signal reception, in the interests of amenity, as specified in policy DM1 of Core Strategy.
8) a) Before the development hereby approved commences, a report (the Preliminary Risk Assessment) to identify and evaluate all potential sources and impacts of any ground contamination, groundwater contamination and/or ground gas relevant to the site shall be submitted to and approved in writing by the City Council as local planning authority. The Preliminary Risk Assessment shall conform to City Council's current guidance document (Planning Guidance in Relation to Ground Contamination).
In the event of the Preliminary Risk Assessment identifying risks which in the written opinion of the Local Planning Authority require further investigation, the development shall not commence until a scheme for the investigation of the site and the identification of remediation measures (the Site Investigation Proposal) has been submitted to and approved in writing by the City Council as local planning authority.
The measures for investigating the site identified in the Site Investigation Proposal shall be carried out, before the development commences and a report prepared outlining what measures, if any, are required to remediate the land (the Site Investigation Report and/or Remediation Strategy) which shall be submitted to and approved in writing by the City Council as local planning authority. b) When the development commences, the development shall be carried out in accordance with the previously agreed Remediation Strategy and a Completion/Verification Report shall be submitted to and approved in writing by the City Council as local planning authority.
In the event that ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site at any time before the development is occupied, then development shall cease and/or the development shall not be occupied until, a report outlining what measures, if any, are required to remediate the land (the Revised Remediation Strategy) is submitted to and approved in writing by the City Council as local planning authority and the development shall be carried out in accordance with the Revised Remediation Strategy, which shall take precedence over any Remediation Strategy or earlier Revised Remediation Strategy.
Reason - To ensure that the presence of or the potential for any contaminated land and/or groundwater is detected and appropriate remedial action is taken in the interests of public safety, pursuant to policies DM1 and EN18 of the Core Strategy.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 9) In this condition "retained tree" means an existing tree, shrub or hedge which is to be as shown as retained on the approved plans and particulars; and paragraphs (a) and (b) below shall have effect until the expiration of 5 years from the date of the occupation of the building for its permitted use.
(a) No retained tree shall be cut down, uprooted or destroyed, nor shall any retained tree be topped or lopped other than in accordance with the approved plans and particulars, without the written approval of the local planning authority. Any topping or lopping approved shall be carried out in accordance with British Standard 5387 (Trees in relation to construction) (b) If any retained tree is removed, uprooted or destroyed or dies, another tree shall be planted at the same place and that tree shall be of such size and species, and shall be planted at such time, as may be specified in writing by the local planning authority. (c) The erection of fencing for the protection of any retained tree shall be undertaken in accordance with the approved plans and particulars before any equipment, machinery or materials are brought on to the site for the purposes of the development, and shall be maintained until all equipment, machinery and surplus materials have been removed from the site. Nothing shall be stored or placed in any area fenced in accordance with this condition and the ground levels within those areas shall not be altered, nor shall any excavation be made, without the written consent of the local planning authority.
Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area and in order to protect the character of the area, in accordance with policies EN9 and EN15 of the Core Strategy.
10) No development that is hereby approved shall commence unless and until samples and specifications of all materials to be used on all external elevations of the development have been submitted to and approved in writing by the City Council as local planning authority.
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.
11) Before any A3 uses hereby approved commence, the premises shall be acoustically insulated and treated to limit the break out of noise in accordance with a noise study of the premises and a scheme of acoustic treatment that has been submitted to and approved in writing by the City Council as local planning authority.
Reason - To safeguard the amenities of the occupiers of the building and occupiers of nearby properties, pursuant to policies SP1 and DM1 of the Core Strategy.
12) Before any A3 use hereby approved commences a scheme for the extraction of any fumes, vapours and odours from the premises shall be submitted to, and approved in writing by, the City Council as local planning authority. The approved scheme shall be implemented prior to occupancy and shall remain operational thereafter. Manchester City Council Item 9 Planning and Highways Committee 8 May 2014
Reason - In the interests of the amenities of the occupiers nearby properties in order to comply with policies SP1 and DM1 of the Core Strategy.
13) Before the A3 use of the external area commences, full details, including scaled plans and drawings showing the layout of the proposed external seating area including the number of covers, any demarcation proposed (e.g. barriers) and any other ancillary equipment, and the design of any furniture and barriers, shall be submitted to and approved in writing by the City Council as local planning authority. The plan should clearly indicate that an obstacle-free route of a minimum of 2000mm would be retained along the footway.
Reason - In the interests of visual amenity and highway safety, pursuant to Policies SP1 and DM1 of the Core Strategy.
14) Before the A3 use of the external area commences, a detailed management strategy that includes information on how the proposed external seating area would be managed in terms of potential noise disturbance, additional movement and activity and litter shall be submitted to and approved in writing by the City Council as local planning authority. The use shall be carried out in accordance with the approved details.
Reason - In the interests of amenity and highway safety, pursuant to Policies SP1 and DM1 of the Core Strategy.
15) No part of the site outside the building shall be used other than in accordance with a schedule of days and hours of operation submitted to and approved in writing by the City Council as local planning authority. No amplified sound or any music shall be produced or played in any part of the site outside of the building.
Reason - To safeguard the amenities of the occupiers of nearby properties, pursuant to policies SP1 and DM1 of the Core Strategy.
16) Before first occupation of the development 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 - To safeguard the amenities of the occupiers of nearby residential accommodation, pursuant to policies SP1 and DM1 of the Core Strategy.
17) No part of the development shall be occupied until space and facilities for bicycle parking have been provided in accordance with the approved plans. These facilities shall then be retained and permanently reserved for bicycle parking.
Reason - To ensure that adequate provision is made for bicycle parking so that persons occupying or visiting the development have a range of options in relation to transport mode, pursuant to policy T1 of the City of Manchester Core Strategy.
Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 18) The development hereby approved shall only be carried out in accordance with the recommendations of the Crime Impact Statement prepared by Greater Manchester Police and shall not be occupied or used until the City Council as local planning authority has acknowledged in writing that it has received written confirmation of a secure by design accreditation.
Reason - To reduce the risk of crime pursuant to Policy DM1 of the Adopted Core Strategy for the City of Manchester.
19) No loading or unloading shall be carried out on the site outside the hours of:
07.30 to 20.00, Monday to Sunday
Reason - In interests of residential amenity in order to reduce noise and general disturbance in accordance with saved policy DC26 of the Unitary Development Plan for the City of Manchester and policies SP1 and DM1 of the Core Strategy.
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: 104702/FO/2014/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 Neighbourhood Team Leader (Arboriculture) Corporate Property Environment & Operations (Refuse & Sustainability) Travel Change Team City Centre Renegeration Contaminated Land Section Greater Manchester Police English Heritage (NW Region) Environment Agency Transport For Greater Manchester Greater Manchester Archaeological Advisory Service Natural England Manchester Airport Safeguarding Officer United Utilities Water PLC Greater Manchester Ecology Unit National Planning Casework Unit Contaminated Land Section Apartment 306, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 307, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 308, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Apartment 309, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 310, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 311, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 312, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 313, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 401, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 402, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 403, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 404, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 405, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 406, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 407, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 408, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 409, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 410, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 411, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 412, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 413, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 501, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 502, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 503, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 504, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 505, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 506, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 507, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 508, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 509, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 510, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 511, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 512, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 513, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 601, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 602, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 603, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 604, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 605, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 606, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 607, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 608, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 609, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 610, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 611, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 613, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 701, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 702, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 703, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 704, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 705, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 706, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 707, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Apartment 708, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 709, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 801, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 802, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 803, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 804, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 805, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 806, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 807, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 808, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN 3 Hardman Square, Manchester, M3 3EB Pret A Manger, Unit 1b, 4 Hardman Square, Manchester, M3 3EB 3 Hardman Street, Manchester, M3 3HF Flat G01, 2 Little John Street, Manchester, M3 3GZ Flat G02, 2 Little John Street, Manchester, M3 3GZ Flat G03, 2 Little John Street, Manchester, M3 3GZ Flat G04, 2 Little John Street, Manchester, M3 3GZ Flat G05, 2 Little John Street, Manchester, M3 3GZ Flat G06, 2 Little John Street, Manchester, M3 3GZ Flat 101, 2 Little John Street, Manchester, M3 3GZ Flat 102, 2 Little John Street, Manchester, M3 3GZ Flat 103, 2 Little John Street, Manchester, M3 3GZ Flat 104, 2 Little John Street, Manchester, M3 3GZ Flat 105, 2 Little John Street, Manchester, M3 3GZ Flat 106, 2 Little John Street, Manchester, M3 3GZ Flat 201, 2 Little John Street, Manchester, M3 3GZ Flat 202, 2 Little John Street, Manchester, M3 3GZ Flat 203, 2 Little John Street, Manchester, M3 3GZ Flat 204, 2 Little John Street, Manchester, M3 3GZ Flat 205, 2 Little John Street, Manchester, M3 3GZ Flat 206, 2 Little John Street, Manchester, M3 3GZ Flat 301, 2 Little John Street, Manchester, M3 3GZ Flat 302, 2 Little John Street, Manchester, M3 3GZ Flat 303, 2 Little John Street, Manchester, M3 3GZ Flat 304, 2 Little John Street, Manchester, M3 3GZ Flat 305, 2 Little John Street, Manchester, M3 3GZ Flat 306, 2 Little John Street, Manchester, M3 3GZ Flat 401, 2 Little John Street, Manchester, M3 3GZ Flat 402, 2 Little John Street, Manchester, M3 3GZ Flat 403, 2 Little John Street, Manchester, M3 3GZ Flat 404, 2 Little John Street, Manchester, M3 3GZ Flat 405, 2 Little John Street, Manchester, M3 3GZ Flat 406, 2 Little John Street, Manchester, M3 3GZ Flat 501, 2 Little John Street, Manchester, M3 3GZ Flat 502, 2 Little John Street, Manchester, M3 3GZ Flat 503, 2 Little John Street, Manchester, M3 3GZ Flat 504, 2 Little John Street, Manchester, M3 3GZ Flat 505, 2 Little John Street, Manchester, M3 3GZ Flat 506, 2 Little John Street, Manchester, M3 3GZ Flat 601, 2 Little John Street, Manchester, M3 3GZ Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Flat 602, 2 Little John Street, Manchester, M3 3GZ Flat 603, 2 Little John Street, Manchester, M3 3GZ Flat 604, 2 Little John Street, Manchester, M3 3GZ Flat 605, 2 Little John Street, Manchester, M3 3GZ Flat 606, 2 Little John Street, Manchester, M3 3GZ Flat 701, 2 Little John Street, Manchester, M3 3GZ Flat 702, 2 Little John Street, Manchester, M3 3GZ Flat 703, 2 Little John Street, Manchester, M3 3GZ Flat 704, 2 Little John Street, Manchester, M3 3GZ Flat 705, 2 Little John Street, Manchester, M3 3GZ Flat 706, 2 Little John Street, Manchester, M3 3GZ Flat 801, 2 Little John Street, Manchester, M3 3GZ Flat 802, 2 Little John Street, Manchester, M3 3GZ Flat 803, 2 Little John Street, Manchester, M3 3GZ Flat 804, 2 Little John Street, Manchester, M3 3GZ Flat 805, 2 Little John Street, Manchester, M3 3GZ Flat 806, 2 Little John Street, Manchester, M3 3GZ Flat 901, 2 Little John Street, Manchester, M3 3GZ Flat 902, 2 Little John Street, Manchester, M3 3GZ Flat 904, 2 Little John Street, Manchester, M3 3GZ Flat 905, 2 Little John Street, Manchester, M3 3GZ Flat 906, 2 Little John Street, Manchester, M3 3GZ Flat 1001, 2 Little John Street, Manchester, M3 3GZ Flat 1002, 2 Little John Street, Manchester, M3 3GZ Flat 1003, 2 Little John Street, Manchester, M3 3GZ Flat 1004, 2 Little John Street, Manchester, M3 3GZ Flat 1005, 2 Little John Street, Manchester, M3 3GZ Flat 1006, 2 Little John Street, Manchester, M3 3GZ Walkabout Inn, Managers Flat, 13 Quay Street, Manchester, M3 3HN Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1049, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1048, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1047, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1046, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1063, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1050, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1051, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1052, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1054, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1056, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1057, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1058, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1059, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1060, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1045, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1062, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1026, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1061, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1012, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1023, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Suite 1022, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1021, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1020, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1019, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1018, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1028, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1013, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1055, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1011, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1010, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1009, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1007, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1006, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1005, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1004, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1014, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1034, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1043, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1042, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1041, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1040, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1039, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1038, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1037, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1024, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1035, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1025, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1033, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1031, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1030, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1029, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1064, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1027, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1044, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1036, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1065, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1053, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Flat, Byrom House, 21 Quay Street, Manchester, M3 3HZ Apartment 112, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AP Flat, Sunlight House, Quay Street, Manchester, M3 3JZ Unit 2A, 2 Hardman Street, Manchester, M3 3HF Unit 2B, 2 Hardman Street, Manchester, M3 3HF Ground Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Sixth Floor, 3 Hardman Street, Manchester, M3 3AT Twelfth Floor, 3 Hardman Street, Manchester, M3 3AU Second Floor, 3 Hardman Street, Manchester, M3 3AW 25 Quay Street, Manchester, M3 4AL Ground Floor, 15 Quay Street, Manchester, M3 3HN First Floor, 15 Quay Street, Manchester, M3 3HN Second Floor, 15 Quay Street, Manchester, M3 3HN Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Third Floor, 15 Quay Street, Manchester, M3 3HN Fourth Floor, 15 Quay Street, Manchester, M3 3HN Fifth Floor, 15 Quay Street, Manchester, M3 3HN Seventh Floor, 3 Hardman Street, Manchester, M3 3AX Ninth Floor, 3 Hardman Street, Manchester, M3 3HF Fourth Floor, 3 Hardman Street, Manchester, M3 3HF Eighth Floor, 3 Hardman Street, Manchester, M3 3HF First, Second And Third Floor, 4 Hardman Square, Manchester, M3 3EB Third, Fourth And Fifth Floor, 4 Hardman Square, Manchester, M3 3EB Bagel Nash, 4 Hardman Square, Manchester, M3 3EB Fourth Floor, Quay House, Quay Street, Manchester, M3 3JE ESure, 25 Quay Street, Manchester, M3 4AL First Floor, 3 Hardman Square, Manchester, M3 3EB Car Park Spaces, Bauhaus, 27 Quay Street, Manchester, M3 3GY Fifth Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY First Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Second Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Third Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Fourth Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Sixth Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Seventh Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Eighth Floor, Bauhaus, 27 Quay Street, Manchester, M3 3GY Car Space, 1 Byrom Place, Manchester, M3 3HG Unit 1, 3 Hardman Square, Manchester, M3 3EB Unit 2, 3 Hardman Square, Manchester, M3 3EB Unit 3, 3 Hardman Square, Manchester, M3 3EB Third Floor, 3 Hardman Street, Manchester, M3 3AW The Alchemist, 3 Hardman Street, Manchester, M3 3HF Car Spaces, Vantage Point, Hardman Street, Manchester, M3 3HF Ground Floor, Vantage Point, Hardman Street, Manchester, M3 3HF First Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Second Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Third Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Fourth Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Fifth Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Sixth Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Seventh Floor, Vantage Point, Hardman Street, Manchester, M3 3HF Eleventh Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Fifth Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Ground Floor, 19B Quay Street, Manchester, M3 3HN First Floor, 19B Quay Street, Manchester, M3 3HN Second Floor, 19B Quay Street, Manchester, M3 3HN Third Floor, 19B Quay Street, Manchester, M3 3HN Ground Floor, 3 Hardman Street, Manchester, M3 3AW Eleventh Floor, 3 Hardman Street, Manchester, M3 3HF Suite 1066, Tenth Floor, 3 Hardman Street, Manchester, M3 3HF Suite 101, Sunlight House, Quay Street, Manchester, M3 3LE 66 Quay Street, Manchester, M3 3EJ Bonded Warehouse, Granada TV Ltd, 37 Quay Street, Manchester, M60 9EA 24 St John Street, Manchester, M3 4DF Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 22 St John Street, Manchester, M3 4EB 15 Quay Street, Manchester, M3 3HN Eighth Floor, Sunlight House, Quay Street, Manchester, M3 3LU Fifth Floor, Quay House, Quay Street, Manchester, M3 3JE Seventh Floor, Quay House, Quay Street, Manchester, M3 3JE Second Floor, Astley House, 23 Quay Street, Manchester, M3 4AE 1 Little Quay Street, Manchester, M3 3JU Seventh Floor, Sunlight House, Quay Street, Manchester, M3 3LF 36 Young Street, Manchester, M3 3FT 76 Quay Street, Manchester, M3 4PR 5 - 7 Byrom Street, Manchester, M3 4PF Basement, Astley House, 23 Quay Street, Manchester, M3 4AH Fifth Floor, Astley House, 23 Quay Street, Manchester, M3 4AH Ground Floor And First Floor, 38 Young Street, Manchester, M3 3FT Sunlight House, Quay Street, Manchester, M3 3JZ 38 Young Street, Manchester, M3 3FT Quay House, Quay Street, Manchester, M3 3JE Astley House, 23 Quay Street, Manchester, M3 4AS Artillery House, 15 Byrom Street, Manchester, M3 4PF Walkabout Inn, 13 Quay Street, Manchester, M3 3HN Fifth Floor, Byrom House, 21 Quay Street, Manchester, M3 3HZ Sixth Floor, Byrom House, 21 Quay Street, Manchester, M3 3JD 19 Quay Street, Manchester, M3 3HN Sixth Floor, Sunlight House, Quay Street, Manchester, M3 3JZ 17 Quay Street, Manchester, M3 3HN Second Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Fourth Floor, Byrom House, 21 Quay Street, Manchester, M3 3HQ Third Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Opera House, Quay Street, Manchester, M3 3HP 76 Gartside Street, Manchester, M3 3EL 68 Quay Street, Manchester, M3 3EJ 70 Quay Street, Manchester, M3 3EJ 78 Gartside Street, Manchester, M3 3EL 74 Gartside Street, Manchester, M3 3EL 72 Gartside Street, Manchester, M3 3EL Ninth Floor, Astley House, 23 Quay Street, Manchester, M3 4AT The Crown Court, Crown Square, Manchester, M60 9DJ The Old Schoolhouse, 14 Byrom Street, Manchester, M3 4RB 12 Byrom Street, Manchester, M3 4PP 1 Byrom Place, Manchester, M3 3HG Ninth Floor Front, Astley House, 23 Quay Street, Manchester, M3 4AH Ground Floor, Astley House, 23 Quay Street, Manchester, M3 4AH Granada TV Ltd, 37 Quay Street, Manchester, M60 9EA 310 Sunlight House, Quay Street, Manchester, M3 3LE Room 614, Sunlight House, Quay Street, Manchester, M3 3JZ Rooms 625, 627 And 629, Sunlight House, Quay Street, Manchester, M3 3LE Sixth Floor Room 631, Sunlight House, Quay Street, Manchester, M3 3LE Pt Ground Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Fifth Floor Offices 51 To 56, St John Street Chambers, 2 St John Street, Manchester, M3 4DT Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Offices, 18 - 20 St John Street, Manchester, M3 4EA Ground Floor 44, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 50, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 57, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 46, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 53 And 54, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 49, Byrom House, 21 Quay Street, Manchester, M3 3HY Tenth Floor, Astley House, 23 Quay Street, Manchester, M3 4AH Thirteenth Floor Maintenance Room, Sunlight House, Quay Street, Manchester, M3 3LE Sub Basement And Basement And Ground Floor, Sunlight House, Quay Street, Manchester, M3 3JZ Room 1301, Sunlight House, Quay Street, Manchester, M3 3LE 1302 Sunlight House, Quay Street, Manchester, M3 3LE East Block Fifth Floor, Quay House, Quay Street, Manchester, M3 3JE East Block Sixth Floor, Quay House, Quay Street, Manchester, M3 3JE Ground Floor 41, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 42, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 43, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 56 And 61, Byrom House, 21 Quay Street, Manchester, M3 3JE Sixth Floor Centre Block, Quay House, Quay Street, Manchester, M3 3JE Sixth Floor West Block, Quay House, Quay Street, Manchester, M3 3JE Ground Floor 60, Byrom House, 21 Quay Street, Manchester, M3 3HY Suite 106, Sunlight House, Quay Street, Manchester, M3 3JZ Fifth Floor West Block, Quay House, Quay Street, Manchester, M3 3JE Kiosk, Quay House, Byrom Street, Manchester, M3 3JE Quay Street Kiosk, Byrom Street, Manchester, M3 3JE Thirteenth Floor Room 1b, Sunlight House, Quay Street, Manchester, M3 3LE Fifth Floor Liverpool Victoria, Byrom House, 21 Quay Street, Manchester, M3 3HQ Fifth Floor Northern Trading Co, Byrom House, 21 Quay Street, Manchester, M3 3HQ Fifth Floor Parkgate Shipping, Byrom House, 21 Quay Street, Manchester, M3 3HQ Third Floor, Quay House, Quay Street, Manchester, M3 3JE 109 Sunlight House, Quay Street, Manchester, M3 3LE Fourth Floor, Astley House, 23 Quay Street, Manchester, M3 4AH 624 - 628 Sunlight House, Quay Street, Manchester, M3 3LE Suite 114, Sunlight House, Quay Street, Manchester, M3 3JZ Suites 110 And 112 And 114, Sunlight House, Quay Street, Manchester, M3 3JZ Fourth Floor Liverpool Victoria, Byrom House, 21 Quay Street, Manchester, M3 3HQ Ground Floor 55, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 47 And 48, Byrom House, 21 Quay Street, Manchester, M3 3HY Fourth Floor Royal British Region, Byrom House, 21 Quay Street, Manchester, M3 3HQ 303 Sunlight House, Quay Street, Manchester, M3 3LF Sixth Floor C A F C A S S, Byrom House, 21 Quay Street, Manchester, M3 3HQ Sixth Floor Liverpool Victoria, Byrom House, 21 Quay Street, Manchester, M3 3HQ East Block Second Floor, Quay House, Quay Street, Manchester, M3 3JE West Block Second Floor Rear, Quay House, Quay Street, Manchester, M3 3JE Ground Floor Centre Block, Quay House, Quay Street, Manchester, M3 3JE Ground Floor 52, Byrom House, 21 Quay Street, Manchester, M3 3HY Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Cente Block Ground Floor, Quay House, Quay Street, Manchester, M3 3JE Ground Floor 65, Byrom House, 21 Quay Street, Manchester, M3 3HY 24A - 28 St John Street, Manchester, M3 4EB Thirteenth Floor, Sunlight House, Quay Street, Manchester, M3 3LE Fourth Floor And Fifth Floor, Sunlight House, Quay Street, Manchester, M3 3LE West Block Ground Floor, Quay House, Quay Street, Manchester, M3 3JE Third Floor, Astley House, 23 Quay Street, Manchester, M3 4AH Sixth Floor To Eighth Floor, Astley House, 23 Quay Street, Manchester, M3 4AH Ground Floor 62 And 63, Byrom House, 21 Quay Street, Manchester, M3 3HY The Meridian, Quay Street, Manchester, M3 4AH Ground Floor And First Floor, Rossetti Place, 6 Lower Byrom Street, Manchester, M3 4PG Ground Floor 66, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 67, Byrom House, 21 Quay Street, Manchester, M3 3HY 111 Sunlight House, Quay Street, Manchester, M3 3LE First Floor, Deans Court, Crown Square, Manchester, M15 5FU Second Floor, Deans Court, Crown Square, Manchester, M15 5FU Ground Floor 58, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 59, Byrom House, 21 Quay Street, Manchester, M3 3HY Ground Floor 64, Byrom House, 21 Quay Street, Manchester, M3 3HY First Floor, Quay House, Quay Street, Manchester, M3 3JE Centre Block Second Floor, Quay House, Quay Street, Manchester, M3 3JE Great John Street Hotel, Great John Street, Manchester, M3 4FD Ground Floor, 2 Hardman Street, Manchester, M3 3HF Bauhaus, 27 Quay Street, Manchester, M3 3GY Fourth Floor To Sixth Floor, 2 Hardman Street, Manchester, M3 3HF Quay House, Byrom Street, Manchester, M3 3JE 2 Hardman Street, Manchester, M3 3HF Rossetti Place, 6 Lower Byrom Street, Manchester, M3 4PG Byrom House, 21 Quay Street, Manchester, M3 3HZ St Johns Court, Young Street, Manchester, M3 3FT Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AP First Floor, Astley House, 23 Quay Street, Manchester, M3 4AE 4 Hardman Square, Manchester, M3 3EB Apartment 101, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 103, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 105, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 107, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 109, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 111, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 201, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 202, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 203, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 204, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 205, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 206, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 207, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 208, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 209, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 210, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Manchester City Council Item 9 Planning and Highways Committee 8 May 2014 Apartment 211, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 212, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 213, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 301, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 302, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 303, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 304, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN Apartment 305, Rossetti Place, 2 Lower Byrom Street, Manchester, M3 4AN
Representations were received from the following third parties:
Highway Services Environmental Health Neighbourhood Team Leader (Arboriculture) English Heritage (NW Region) Environment Agency Transport For Greater Manchester Greater Manchester Archaeological Advisory Service Natural England Manchester Airport Safeguarding Officer United Utilities Water PLC Greater Manchester Ecology Unit Contaminated Land Section 19 Quay Street, Manchester, M3 3HN 19 Quay St, Cobden House The Ambassador Theatre Group Limited, Property Department, Lyceum Theatre, 21 Wellington Street, London, WC2E 7RQ C/O GVA, 7 Norfolk Street, Manchester, M2 1DW
Relevant Contact Officer : Lucy Harrison Telephone number : 0161 234 5795 Email : [email protected]