Development Frameworks for: Victoria Park, Charles Street and Granby Row DRAFT FOR CONSULTATION: JUNE 2020 Foreword A unique opportunity to bring about generational change to three substantial sites within the City, providing much needed affordable and key worker housing along with revitalising key central destinations within the city centre. Manchester is consistently recognised as one of the the needs of Manchester’s changing population, uphold Community and sustainability sit at the heart of this world’s leading cities to live, play and work in. Businesses, and enhance the City’s stunning architecture and Development Framework. Our vision will make a visitors and talent are attracted to the City because of its heritage, and provide new affordable housing and other significant contribution to Manchester becoming a zero- accessibility and connectivity; the quality of education housing options in areas of highest demand. carbon City by 2038 and will create new, distinctive places available at its universities; its talent pool; its cultural which encourage social interaction and resident wellbeing. diversity; its iconic sporting attractions and the high This Framework is designed to respond to key areas quality of life which it offers. It is therefore no surprise of development need, namely the pressing demand Collectively, the delivery of the three schemes within the that the City has a rapidly expanding population and is for more affordable housing, a diverse range of central Framework will ensure the supply of diverse and quality one of the fastest growing economies in the UK. residential accommodation at a variety of price housing and social spaces to support the needs of points, quality central PBSA and central hotels. The Manchester’s growing population, which will be critical With continuing population and economic growth, framework sets out how we can deliver housing that to the City’s growth and success – now and in the years significant investment in the City’s development is crucial is well-connected, quality-designed, energy-efficient, to come. to support Manchester’s success over the next decade. I am sustainable and affordable to Manchester’s residents, proud of iQ’s active role in the City’s economy to date and supporting the strategic aims of MCC. I invite you to review the proposals presented within this excited to share the details of our proposal for long-term Development Framework and to engage with us during investment in the City’s development and regeneration. Our ground-breaking approach will see our sites in Victoria the upcoming period of stakeholder and community Park released for the development of affordable housing in consultation and engagement. iQ has been a part of Manchester’s thriving economy since partnership with a registered provider, delivering around 2016. We currently own and operate over 3,600 Purpose 300 affordable new homes close to the city centre to meet Built Student accommodation (PBSA) beds across 11 the needs of local families and professionals. This will sites. Our Echo Street development, which is currently help deliver 10% of the City’s affordable housing target for under construction, will be the first purpose-built co- 2025. The site is well-positioned close to major employers living scheme outside of London. Opening in c.2023, it will such as the Royal Infirmary Hospital and the University of offer Manchester residents much-needed accessible and Manchester, fulfilling the need for key worker housing. diverse accommodation in the heart of the City. Our sites in the city centre will be redeveloped for a Rob Roger Following strategic engagement with Manchester mix of commercial and residential uses appropriate City Council (MCC) since early 2019, it gives me great to the location. These sites provide an opportunity to CEO iQ Student pleasure to introduce this Development Framework: regenerate characterful areas of the city centre into Accommodation a comprehensive and cohesive strategy for long- landmark architecture and quality public spaces. Co- term investment in Manchester. We believe that this living, hotel and other commercial uses will enable these framework is a unique opportunity to significantly under-invested areas to be reinvented for the benefit of enhance three diverse sites across the City, creating communities and future generations. Our investment large-scale regeneration and the provision of city centre will be about more than creating new buildings; we are accommodation. As we continue to invest, we believe committed to delivering vibrant neighbourhoods – with we have a responsibility to deliver spaces that reflect beautiful green spaces, sustainable travel and social places for the community. 2 | Development Frameworks: Victoria Park, Charles Street and Granby Row Image source: Getty We are very proud of our reputation for providing students with a safe and secure place to live for the duration of their studies 3 Contents 1. Introduction 06 2. A Vision 12 3. Development Framework Principles 16 3a. Principles for Sustainable & Carbon Neutral Development 18 3b. Development Principles: Victoria Park Framework Area 20 3c. Development Principles: Charles Street Framework Area 50 3d. Development Principles: Granby Row Framework Area 86 4. Estate & Neighbourhood Management 112 5. Delivery 114 6. Outcomes and Benefits 116 7. Next Steps 120 End Notes 122 Appendix 1: IQ Estate (UK and Manchester) 124 Appendix 2: Strategic Policy Context 130 Appendix 3: Market Context 142 Appendix 4: Principles for Sustainable and Carbon Neutral Development 152 Appendix 5: Heritage Appraisal: Victoria Park Conservation Area 164 Appendix 6: Heritage Appraisal: Charles Street Framework Area 174 Appendix 7: Heritage Appraisal: Whitworth Street Conservation Area 180 4 | Development Frameworks: Victoria Park, Charles Street and Granby Row 5 01 - Introduction This Development Framework has been prepared by A Sustainable and Carbon Neutral City City Centre Accommodation iQ Student Accommodation. It presents an overarching vision and suite of strategic development principles for the • There is a pressing need for the City of Manchester to reduce its carbon footprint and • Ensuring a supply of residential accommodation of various types in the city centre is comprehensive redevelopment of land within its ownership, address the damaging effects of climate change. All new development must play its vital to Manchester’s ability to attract and retain talent in the long-term. Over 60,000 strategically located within the City Centre, Corridor part in Manchester becoming a carbon neutral city by 2038, at the latest. people presently live centrally with this figure projected to increase to 100,000 by Manchester and Victoria Park. 2025 as the city’s economy continues to thrive. Affordable Housing: Where appropriate the Framework also considers the • Whilst there remains a need and demand for traditional apartments to rent and potential of land outside iQ’s ownership where it forms • The provision of affordable housing is also of critical importance. Over 3,000 to buy there is also a requirement for a more flexible form of accommodation to part of the same ‘city block’ and therefore allows a affordable homes are required by 2025. This an urgent situation with over 5,000 complement the existing offer. Co-Living offers an ‘all inclusive’ lifestyle and appeals comprehensive, long term strategy for the regeneration of a Manchester residents currently classed as being in need of affordable housing. to a broad demographic, including those who would otherwise be unable to afford particular area to be defined. to live in the city centre and those who seek a more communal way of living with all its associated wellbeing benefits. The proposals and guiding principles presented within affordable homes the Development Framework have been informed by 3,400 consideration of the key strategic issues presently being are required to be delivered faced by Manchester and those likely to be faced by the City in the period 2021-2025 (as a minimum) 60,000 people over the next 10-15 years which are summarised below and A city centre population of approximately 60,000 expanded upon in Appendix 2 and 3. Holistic regeneration and development: which is predicted to increase to 100,00 by 2025 Manchester is a global city. With a population of c 550,000 • There is significant development activity in central Manchester, however some areas it has one of the fastest growing economies in the UK and a of the city centre are overlooked and need investment to connect them with existing Tourism and Leisure world-renowned Higher Education Sector. With continuing regeneration areas and create cohesive communities and public spaces. population and economic growth, significant and sustained • Manchester’s visitor economy continues to thrive. It is the third most visited city in the UK by international visitors and its growing popularity is driving demand for hotel investment in the city’s development is crucial to support its Purpose Built Student Accommodation long term success. accommodation, particularly in the city centre. A range of operators wish to open a • A refreshed pipeline of Purpose Built Student Accommodation (PBSA) is required hotel in the city centre. within the city centre and other locations close to the academic campuses, if Manchester is to continue to attract, retain and cater for significant numbers of rd students from across the UK and internationally. 3 most visited • The city has the second highest student population