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North Campus Strategic Regeneration Framework May 2017

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North Campus Strategic Regeneration Framework May 2017 Corridor Manchester: North Campus Strategic Regeneration Framework May 2017 Introduction This Strategic Regeneration Framework (SRF) has been prepared for Manchester City Council, with the intention that it can be used as a guide for the future redevelopment of Manchester’s North Campus – a site that is located south-west of Piccadilly Station; to the west of the Mayfield site and to the east of Oxford Road. The North Campus is one of the few large, centrally located sites in Manchester city centre yet to undergo major regeneration. There are vast opportunities that have been identified in the area that will allow this part of Manchester to reconnect with the city and with other redevelopments in its vicinity. It is anticipated that the North Campus will be able to provide and deliver numerous social, economic and environmental benefits to Manchester and to the wider North West region. This SRF analyses the existing location and identifies key characteristics which make North Campus a unique area of the city. An indicative masterplan has been proposed which brings together the key objectives and principles described in this framework, and sets out a framework that will help to ensure the success of the North Campus development. Key Contributors The North Campus SRF has been supported by a high calibre professional team with recognised urban design credentials and leading specialisms in the field of progressive, sustainable working environments for public and private sector clients. The team comprises the following: Bennetts Associates – Architects and Masterplanners GVA – Planning, Development and Regeneration consultants Stephen Levrant Heritage Architecture - Heritage consultants Document Control Document Title 1515_001 Company Bennetts Associates Architects Location Manchester Revision A Date 8st May 2017 Details Revision A Name Simon Erridge Title Director Address Bennetts Associates Architects 1 Rawstorne Place London EC1V 7NL Contents 1.0 Vision Statement 01 2.0 Executive Summary 05 3.0 Setting the Scene 13 4.0 Placemaking: The North Campus Vision 37 5.0 Further Detail: Creating new City-centre Neighbourhoods 59 6.0 Development Concept and Next Steps 71 1.0 Vision Statement — North Campus proposal 1.0 Vision Statement The redevelopment of North Campus will create a new vibrant area in central Manchester that offers a high quality environment, acknowledging the history of the site - once part of the former home of renowned University of Manchester Institute of Science and Technology (UMIST) and currently part of the University of Manchester’s Estate. The scheme will combine high quality public realm with a mixture of technology, learning and research facilities, residential neighbourhoods and office campuses – this SRF emphasises the importance of creating a sense of place in the city centre. The use mix proposed is complementary to those envisaged within the nearby HS2 Piccadilly and Mayfield SRFs. Located a stone’s throw from Manchester’s Piccadilly train station and Oxford Road, North Campus will enhance city centre connectivity. The area will also benefit directly from the advent of HS2 and its proximity to the integrated transport hub. As well as creating the opportunity for new homes and jobs, the benefits of North Campus to the city of Manchester include accessibility and direct connection to the University of Manchester’s main campus to the south-west, and central Manchester to the north of the site. With regeneration plans currently underway at the former BBC site along the Oxford Road Corridor and Mayfield, the redevelopment of North Campus will help to complete the vast regeneration aims envisioned by Manchester City Council for this large area of central Manchester. 2 2.0 Executive Summary 2.1 Executive summary 2.2 Key Principles & Objectives 2.3 Planning Development and Context - GVA 2.4 Property Market Assesment - GVA 2.5 Market Opportunities and Constraints - GVA 2.1 Executive Summary Purpose of Study Regeneration & Economic Benefits This SRF is a high level document which The future redevelopment of North Campus demonstrates the potential scale of development will bring major regeneration benefits to the that could be achieved at the North Campus, and city and the area around Manchester Piccadilly. sets out a framework for achieving this. It is not The North Campus is recognised as one of the intended at this stage to address the detail of neighbourhoods which could benefit from HS2 and individual streets and buildings. This study was is described as a ‘research intensive knowledge commissioned by Manchester City Council (MCC) environment’. The area is to be developed as a and carried out in collaboration with the Estates mixed use district, with the knowledge industry and Directorate of the University of Manchester. academic research identified as key activities. The purpose of the SRF is to demonstrate an In particular, the SRF anticipates the delivery of the approach to the redevelopment of the 11.8 hectare following benefits: North Campus site of the University of Manchester - focussing on future planning strategies, and ways of improving the east-west connectivity between • A new hub for technology, learning, research and Manchester’s Piccadilly Station through to Oxford development Road. • High quality city centre public green spaces Many of the North Campus buildings will become • A combination of commercial and community use redundant following the opening of the Manchester Engineering Campus Development (MECD) in 2021, buildings and this offers a great opportunity to look at the • Between 1,000 and 2,500 new homes; potential to redevelop the North Campus site. The site is well positioned, in relation to the HS2 • 132,000 sq.m. of commercial office space; Manchester Piccadilly and Mayfield SRF areas, • 13,000 sq.m. of retail/restaurant floorspace; and is not covered by an existing SRF. This study has also investigated the history and development • 400 - 500 new hotel rooms of the site and identifies that some of the existing • A prime location for new serviced accomodation buildings could have the potential to be re-used. 5 2.2 Key Principles & Objectives The SRF looks at the development potential of Connectivity + Permeability Community + People the site and focuses on six key principles and Despite being located between the railway and The success of a place is measured by the objectives for the North Campus: Mancunian Way, this should not be used as an satisfaction of the people and communties that excuse for poor connectivity. Instead it should be inhabit the area. To attract people to come to live, seen as an opportunity to maximise permeability work and socialise, North Campus needs to have through the site. Significantly improved distinct and diverse neighbourhoods that offer accessibility to and from the North Campus can be inspiration, opportunity, connectivity, identity and achieved through the provision of clear and direct wellbeing. pedestrian, cycle and vehicular routes across the whole of the site. Heritage + Character Place-making + Destination Acknowledgement and understanding of the history and development of the North Campus site and The importance of creating a sense of place that looking at the potential to integrate key heritage caters for a diverse range of people, that generates assets – i.e. notable University of Manchester activity, fosters belonging and promotes civic campus buildings, and Vimto gardens into the pride. North Campus can become a rejuvenated proposed masterplan. city centre district that offers high-quality public spaces, streets and buildings, and has a distinct character, making it a unique part of Manchester Phasing + Flexibility city where people will want to come, visit and stay. To help aide the future development of North Campus, it is understood that not all buildings will be vacated and available at the same time, Massing + Density so the provision of a phasing strategy that helps with delivery as sites become available will be Manchester city is currently undergoing massive considered and incorporated into the SRF. expansion and development - North Campus is a Also, the proposed masterplan layout offers the large, central site that has the capabilities to offer flexibility to adapt to many potential and variable a high density, mixed use development. The uses uses dependent on market viability and forecast. provided should, where possible, be complimentary to the University of Manchester supporting their goals and values. This may result in an increase in learning, technology and research uses. 6 2.3 Planning Development Context Opportunities and Constraints Planning Policy • The majority of the site is at low risk of flooding; however, the area The following policies are relevant to the North Campus area: • University ancillary and related uses: Adopted Unitary to the west of Sackville Street is within Flood Risk Zone 2. The River Development Plan Policy RC20 recognises the importance of the Medlock runs through the site from east to west; University as a key land user in this area of Manchester. The Core • The North Campus area is a key site positioned between Oxford Strategy acknowledges that Manchester is a centre of excellence • Part of the site lies within the Whitworth Street Conservation Area. Road, HS2 Piccadilly SRF and Mayfield. The Strategic Regeneration for research and learning and is home to several higher education The trees within this area, including those located in Vimto Gardens, Frameworks (SRFs) and emerging Greater Manchester
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