London Road Planning Brief - Manchester · • Faber Maunsell – Transport Consultants 1.8 Through...

London Road Planning BriefUniversity of M

anchester

GVA Grimley, Faber M

aunsell & John M

cAslan + Partners Septem

ber 2007

2

London Road Planning Brief

GVA Grimley,

Faber Maunsell &

John McAslan + Partners

August 2007


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Contents

1.0 Introduction

2.0 The Site and Surroundings

3.0 Planning and Regeneration Context

4.0 Masterplan Principles

5.0 Further Information

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Mancunian Way

Piccadilly Train Station

Piccadilly Gardens

Oxf

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Roa

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Lond

on R

oad

Brief Boundary

BBC North

The Site in it’s City Centre Context1.0

Introduction


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1.0 Introduction

Overview

1.1 This Planning Brief has been prepared on behalf of the University of Manchester in relation to surplus land and buildings located on London Road, within the University North Campus.

1.2 Following the merger of Manchester University and UMIST to form the University of Manchester in 2004, the University has developed a Capital Projects programme which involves significant levels of investment in new University accommodation. This programme necessitates the release of land value from the University’s merged estate. With the opening of new facilities and the rationalisation of its activities, the University has been able to identify land and buildings that are or will become surplus to its needs. The land and buildings at London Road represent one of the most significant opportunities in this regard.

1.3 The site, which comprises a series of buildings that currently accommodate University functions, is situated on the periphery of the University North campus but is strategically and prominently located in the context of Manchester and key transport routes. It represents a prime development opportunity.

1.4 The University has appointed GVA Grimley to facilitate the disposal of the site. It is proposed to commence a marketing programme in September 2007, with the objective being to secure a land receipt by the end of April 2008 in order to provide an essential contribution to the next phase of capital projects.

1.5 The University site shares frontage on to London Road with Manchester City Council. Discussion has been held with the City Council Estates Division with regard to a joint disposal process, whereby the two site ownerships would be sold as a single entity. On the basis that such joint disposal will occur, the Brief considers the site in its entirety and envisages its comprehensive redevelopment.

Purpose And Process Of Preparation

1.6 This Brief is intended to inform the disposal process and provide prospective purchasers with a clear guide as to the principles that are acceptable or would be expected to be applied to any development of the disposal site.

1.7 The Brief has prepared by the following technical team:

• GVA Grimley - Planning, Development and Regeneration Consultancy

• John McAslan and Partners – Architects and Masterplanners

• Faber Maunsell – Transport Consultants

1.8 Through the process of preparation, the principles contained within the Brief have been discussed in detail with Officers of Manchester City Council (Planning, Highways and Valuation and Property)

1.9 In addition, the purpose and objectives of the Brief were reported to the Oxford Road Corridor Partnership Board at its meeting of 13 July 2007.

Status Of The Brief

1.10 The Brief is a document that will be used by both landowners to guide the disposal process. It expresses the principles that would be expected to be adhered to within any development proposal and to that end is intended to guide prospective purchasers of the site. It has no statutory planning status, and any planning application will be considered against the development plan and other prevailing policies.

Structure Of The Brief

1.11 The remainder of the Brief adopts the following structure

• Section 2 provides a description of the site and its surroundings, including ownership and relevant phasing issues;

• Section 3 briefly describes the relevant planning and regeneration policy context;

• Section 4 explains the masterplan principles that should underpin the redevelopment of the site, by reference to an option appraisal; and

1.0

Introduction

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Brief Boundary

ORC Boundary

University of Manchester Phase 2 Projects

University of Manchester Phase 1 Projects

The Site in the ORC and University of Manchester Context2.0

The Site and

Surroundings


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2.0 The Site and Surroundings

Locational Context

2.1 The site is located on the eastern periphery of the University of Manchester’s University North Campus. It is bounded to the east and south east by London Road and to the north by Altrincham Street. The remainder of the University North Campus extends to the north and west, comprising of a series of buildings including the landmark Sackville Street Building. The University’s South campus is located further to the south west, extending for approximately 1.5 km along Oxford Road / Upper Brook Street / Cambridge Street.

2.2 The preceding plan shows the site in its context within the University campuses. Highlighted on this plan are those projects that form part of the University’s Capital Projects programme.

2.3 The site falls within Manchester City Centre, close to key radial routes and transport hubs and within a short walking distance of the prime retail and leisure core and main business districts. Piccadilly train and metrolink station lies 200m to the north east, and the rail line extending from Piccadilly to Oxford Road station runs at raised viaduct level immediately beyond the northern boundary of the site. London Road, a main route to the City centre from the south, forms the eastern boundary of the site and the A57(M) Mancunian Way, Inner Relief Route, lies at an elevated level at the site’s southern boundary.

2.3aThe site is of strategic significance by virtue of its location within the City. The regeneration of Piccadilly station and its surroundings has breathed new life in to this part of the City centre, maximising its potential as a gateway to Manchester. The station’s rejuvenation has acted as a catalyst to other development, with significant private sector investment continuing to be attracted. One Piccadilly and the Piccadilly Place development in particular have raised the commercial profile and quality of the area, delivering high grade office space and supporting uses. The MacDonald Manchester Hotel refurbishment will draw this investment activity and enhanced profile within direct proximity of the site. The close distance and direct visual links between the site and the station provide clear opportunity for the site to benefit from and complement this successful regeneration, integrating with the City centre and offering a logical extension to this new business quarter.

2.4 The site falls within the Oxford Road Corridor Partnership area. This strategic partnership of landowners and key stakeholders has been established to guide the regeneration of a large area of the City centre focused on Oxford Road, but extending as far as London Road in the east and Medlock Street in the west. The overall masterplan

for this area is an important guiding document, and sets the framework for other emerging masterplans and development proposals. Those include the redevelopment of the Manchester Royal Infirmary and Manchester Children’s Hospital, the Manchester Metropolitan University, Central Spine, a major commercial-based redevelopment project to the east of Medlock Street, and the BBC site on Oxford Road, which is due to become available following development of the BBC’s new media campus at Salford Quays.

2.5 To the south lies the area of Ardwick, a neighbourhood of mixed use but with a significant residential population and high levels of deprivation. The area is subject to an emerging Local Plan being prepared on behalf of the City Council. Closest to the site, immediately beyond the Mancunian Way, lies the Brunswick estate, which is subject to a Social Housing PFI proposed to extensively regenerate the estate. There is a need to ensure that the site integrates effectively with this community. Given that the site represents the interface between the City centre and the Ardwick community, it is essential that its development provides a ‘stepping stone’ between the two, both in function and design.

2.0

The Site and

Surroundings

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Barnes Wallis Building

Moffat Building Morton Laboratory Maths and Social Science Tower

2.0

The Site and

Surroundings

View from London Road towards the South East


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Site Description

2.6 The site extends to 1.5 hectares with its boundary defined on the plans contained within this Brief.

2.7 The site comprises 4 buildings, namely:

• Barnes Wallis/Wright Robinson A 14 storey Hall of Residence, with

165 bedrooms, student services block. The building is of concrete construction. Excluding the Halls the Gross Internal Area is circa 6,750 m2 and occupies a plot of 0.31 ha (0.77 acres).

It is the most westerly of the buildings and is bound to the north by the circulatory road/ railway viaduct and the Mill Building to the south.

• Moffatt Building This is a brick built 3 story building,

providing laboratory, office and teaching accommodation. It provides circa 2,650 m2 of accommodation and occupies a site of 0.26 ha (0.65 acres).

It is bound to the north by Altrincham Street/Railway Viaduct and London Road on the east. The circulatory road passes by the west and Morton Laboratory to the south.

• Morton Laboratory This is a purpose built laboratory

building of steel and concrete construction with glazed elevations. It provides circa 3,350 m2 of accommodation. The approximate site area is 0.06 ha (0.15 acres).

It is bound to the east by London Road, Moffatt Building to the north and the circulatory road to the west.

• Maths and Social Science Tower This 14 storey tower provides

teaching and office accommodation. It accommodates circa 10,870m2, on a site area of 0.38 ha (0.96 acres).

It occupies a prominent position overlooking Mancunian Way at its junction with London Road. To the west is the Feranti Building which is being retained.

2.8 The site is currently accessed via Altrincham Street, an adopted highway forming its northern boundary, and from Lower Albion Street, a private road which forms part of the main vehicle circulation route around the University’s University North campus.

2.9 Altrincham Street is two way but narrowed by virtue of marked cycle routes. It provides access on to London Road, but there is no dedicated right turn facility and therefore turning right across two lanes of traffic represents a difficult and potentially dangerous manoeuvre. Turning left out on to London Road takes traffic in to the City centre. Altrincham Street is blocked by barrier control where it meets Lower Albion Street and westbound traffic is therefore directed northwards under the railway viaduct on to Echo Street.

2.10 Lower Albion Street is one way, clockwise and access to this route is controlled by means of a gatehouse on Sackville Street. The route provides access to a service area and informal car parking located to the rear of The Mill / Staff House, which will be retained, and to the wider campus.

2.11 There are two areas of car parking within the site, to the east of Moffat Building accessed from Altrincham Street, and south of the Moffat Building access from Lower Albion Street.

2.12 The eastern area of the site, fronting on to London Road, is primarily open green space with a concentration of trees close to the Moffat Building. It is also crossed by cycleways and footways, however these have already been subject to a previous stopping-up order.

2.13 The site varies significantly in levels. Whilst in general the site slopes from north to south, there are significant level differences across the site, often secured by retaining walls.

2.13a Within the site there are a total of 57no. trees. These are a mix of broadleaf trees predominantly Ash, Lime, Sycamore, London Plane and Rowan. The mown grass to the London Road frontage contains avenues of ash trees with intermittent specimen fastigiate (upright) Oak trees. Generally, this is a younger grouping of trees up to 10m high, which are generally in good condition. The tree group in front of the free standing concrete walling (between Moffat Building and London Road) is an older grouping of London Plane, Lime and Ash trees up to 15m high, all in good condition. Sycamore and ornamental trees such as Rowan and Cherry are grouped adjacent to lower ground floor areas and to the immediate setting of the buildings. These are generally in average condition, between 6 and 10m tall.

2.0

The Site and

Surroundings

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Site Plan & Brief Boundary

Brief Boundary

Building Entrances

Pedestrian Areas

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The Site and

Surroundings


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Known Constraints

Conservation Area / Listed Buildings

2.18 The Whitworth Street Conservation Area lies immediately to the north of the site, with its southern boundary defined by the railway viaduct.

2.19 The nearest listed buildings to the site are the Grade II* Police and Fire Station on the junction of Whitworth Street and London Road and the Grade II East Side of the Sackville Street Building.

2.20 Development will need to satisfy the statutory requirements in respect of preserving or enhancing the setting of both the Conservation Area and the listed buildings.

Phasing

2.21 With the exception of the Wright Robinson / Barnes Wallis building, the site will be vacated by the University in 2009 or earlier. The Barnes Wallis building is unlikely to be vacated until at least 2013. It is proposed to sell the site on a sale and lease back arrangement to allow for this phased withdrawal. Development proposals will need to reflect this phasing and will have to ensure that the University’s remaining functions within and beyond the site are not compromised.

2.0

The Site and

Surroundings

Reprovision of University Facilities

2.22 The University intends as part of its disposal strategy to enter into a leaseback agreement on the properties for a short period of time. This will allow the University to continue to provide University facilities for the remainder of the campus whilst options for alternative provision are explored and delivered.

2.23 Upon the termination of the leases the University may reserve the right to ask the developer to reprovide University facilities within the proposed development. The extent of this reprovision and facilities has still to be agreed but may include:

• Catering facilities• Student Union facilities• Student Retail services2.24 The full extent of any reprovision

of facilities will be agreed through discussion between the University and the selected developer.

Ownership

2.14 The area covered by the Brief is predominantly owned by the University of Manchester with a small proportion owned by Manchester City Council. It has been agreed between the parties that to enable a comprehensive redevelopment of the site both ownerships will be disposed of as a single lot.

2.15 The University is currently going through a process of voluntary registration with the Land Registry to ensure that those areas of land currently not registered to either the University of Manchester or Manchester City Council are included within the University’s title.

2.16 The University’s title will be registered as two distinct plots to reflect the intended lengths of leaseback which the University will be entering into, which will provide guidance on the phasing of any redevelopment (see below).

2.17 For the purposes of any transaction the opportunity is being offered as a single lot and upon completion the successful purchaser would be able to register the title under a single ownership.

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University controlled circulation

Open Access circulation

Existing Circulations

Cycle path

Pedestrian Areas

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Surroundings


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University North Campus Main Circulation Route

2.25 As referred to above, the site is crossed by the University North Campus main circulation route. This provides essential access to service areas to the rear of The Mill and to the wider campus. It will be a condition of disposal that this route is either maintained in its current form or replaced in a form that is at least of the same standard and as commodious as the existing. It will also be a requirement for an adequate circulation route to be maintained at all times during development.

2.26 The University will accept the use of a shared route that is provided as part of a redevelopment and links in with the existing circulation route. However, the University will

require access to be controlled, to ensure that, in the interests of safety, development traffic does not access the University North campus. This is expanded upon in the Principles that follow.

Services

2.27 Hot water and heating for the existing buildings is provided by a steam system which is piped to the majority of the University North Campus buildings from a boiler in the basement of the Sackville Street Building to the north west of the disposal site, fronting onto to Whitworth Street.

2.28 The position of the University North Campus below and above ground services, including those that cross the site and the steam pipes, have been established and this information can be made available to prospective developers.

River Medlock

2.29 The River Medlock is culverted in the vicinity of the site and possible beneath the southern fringe of the site. The following historic plan identifies a routing for the culvert. However, the exact position of the culvert would have to be verified further by means of further investigation.

2.0

The Site and

Surroundings

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3.0

Planning and

Regeneration Context

Frontage towards London Road

London Road looking North


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3.0 Planning and Regeneration Context

Planning Policy

3.1 Planning policy relevant to the site and providing the context for its development is set out within a suite of documents comprising:

• National Planning Policy Statements (PPS) and National Planning Policy Guidance (PPG) relevant to the development proposals;

• The Regional Spatial Strategy (RSS) for the North West, formerly Regional Planning Guidance for the North West (RPG13) adopted in 2003;

• The emerging Draft Replacement Regional Spatial Strategy (RSS) for the North West;

• The Manchester Unitary Development Plan (UDP), adopted in 1995; and

• The Guide to Development in Manchester - Supplementary Planning Document and Planning Guidance (SPD), adopted April 2007.

3.2 The statutory development plan comprises Regional Planning Guidance for the North West (RPG13) and the Manchester UDP. The Local Development Framework which will eventually replace the Manchester UDP is at a very early stage of development. Key Development Plan Documents such as the Core Strategy and Site Specific Allocations are not due to reach the Preferred Options stage until June 2008 or be adopted until 2010/11.

3.0

Planning and


Regional Planning Policy

3.3 The overriding aim of Regional Planning Guidance for the North West (RPG13) (March 2003) is to promote sustainable patterns of spatial development and physical change. Key objectives of RPG13 are to achieve greater economic competitiveness and growth, with associated social progress and to secure an urban renaissance in the towns and the cities of the North West. The Spatial Development Framework establishes the North West Metropolitan Area (NWMA) as the focus for new development and urban renaissance with priority being given to Liverpool and Manchester city centres and the inner city areas surrounding them.

3.4 The Draft Regional Spatial Strategy for the North West (RSS) (2006), steers development to the most sustainable locations within the region, making the most of existing and planned transport networks to ensure that any increases in journeys to work, pollution and congestion are manageable. It sets out the objective for Manchester, as a Regional Centre for the North West, to become a ‘World City’.

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Planning and


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3.0

Planning and


Local Planning Policy

Manchester Unitary Development Plan (1995) (UDP)

3.5 The Manchester UDP was adopted by the City Council in 1995 with a Plan period up until 2010. It has been ‘saved’ under transitional arrangements and an application has been made to the Secretary of State to save its policies for a further 3 year period to September 2010.

3.6 The Site falls within the City Centre and UDP Small Area 15 ‘UMIST’, covering the area of the now renamed University North Campus. Prior to the merger of the Universities, this area was stated by the UDP to be a stable area of long life floorspace with little likelihood of change in basic use. The UDP site-specific policies therefore do not directly reflect the change in circumstance.

3.7 The following relevant policies are applicable generally across the city centre.

3.8 Policy RC3 ‘Mixed Uses’ states that compatible mixed uses will be encouraged throughout the city centre area.

3.9 Policy RC10 ‘Shopping’ allows for an ancillary retail element in a proposed mixed use development (individual shop units should not normally exceed 150 sq.m. of gross shopping floorspace) and Policy RC11 ‘Housing’ encourages additional housing development in the city centre.

3.10 Under Policy RC7 ‘Gateway Sites’ aims to achieve a high standards of environmental treatment on prominent, gateway sites reflecting its prominence relative to London Road and the Mancunian Way. Policy RC17 ‘Private Car Parking’ allows for a lower level of car parking provision in the city centre core.

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

3.11 This recently adopted SPD gives significant additional general guidance on the following issues:

• Creating a sense of place• Design• Accessibility• Environmental standards• Street hierarchy

• Parking guidelines• Housing density and mix• Community safety and crime

prevention• Design for health• Internal design principles and the

provision of space within housing.3.12 The Guide also sets out the key

issues for design in the City centre. Those that are particularly relevant to the disposal site are:

• The impact of the Knowledge Capital Initiative.

• The replacement of outdated buildings in a way which is sympathetic to the overall objectives for the City Centre.

• Buildings erected to the back of the pavement and corners emphasised in a contemporary manner.

• The location and design of tall buildings needs careful consideration and should be presented in context of the joint guidance produced by CABE and English Heritage.

• Regaining changes in level and reinforcing Manchester’s natural topography should be a major consideration in the design of proposed developments.

• Greater attention should be paid to the ground floor of buildings, where active uses should be seen by passers-by, and to the design of street surfaces and the public domain in general.

3.13 The masterplanning implications of the guidance are set out further in Section 4 of this document.

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Planning and


London Road and Altrincham Street

Altrincham Street


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3.0

Planning and


Regeneration Strategy

The Manchester City Region Development Programme 2006 Accelerating The Economic Growth Of The North (MCRDP)

3.14 The MCRDP acknowledges that the physical manifestation of Manchester’s Science City lies in the Arc of Opportunity, a geographical area stretching from the University of Salford, through Manchester city centre to the Oxford Road Corridor (ORC). It observes that this area is host to two (formerly three) of the City Region’s universities and has location quotients five times the national average for education, health and creative businesses. The MCRDP highlights the area’s huge potential for growth but also that it requires further development and some capital investment to achieve world-class status, competing for students, graduates, R&D projects and the most talented knowledge workers in the global knowledge economy. Priority actions for Government are set out in the MCRDP and are:

• Supporting the location of Maternal and Child Health, Biomedical and Neuroscience research/national centres within the ORC/wider Arc of Opportunity to build critical mass and develop the MCR as the national centre for Life Sciences

• Government/NWDA to support completion of the Oxford Road Corridor investment programme and the wider Arc of Opportunity to create a world class centre for research and knowledge based activity

Manchester: Knowledge Capital

3.15 Manchester: Knowledge Capital is an initiative and partnership to shape the economic future of Manchester and the North West, driven by Manchester’s universities, Manchester and Salford City Councils, MIDAS and the Northwest Development Agency. Knowledge Capital emphasises the need to build upon existing components such as a wide knowledge base, efficient international transport connections and social and cultural assets, in order to improve the city’s economic performance.

Manchester City Centre Strategic Plan 2004-2007 (MCCSP)

3.16 The Plan sets out an agreed framework for sustained regeneration, investment and service improvement in Manchester city centre over the next three years. The Plan will underpin existing partnership action to ensure that Manchester maintains its position as the nation’s leading regional centre and that it can successfully compete as an international investment location and visitor destination. The Plan fully complements and is set within the Manchester: Knowledge Capital initiative, reflecting the City centre’s critical role in the delivery of the Knowledge Capital vision.

3.17 MCCSP asserts that the performance of the City centre is clearly fundamental for the successful delivery of this vision for Manchester. Furthermore the Plan adds that as a critical component of the Knowledge Capital ‘Arc of Opportunity’, the city centre’s concentration of cultural, leisure and retail facilities, world-class commercial and learning clusters, employment opportunities and residential and transport infrastructure hold the key to ensuring Manchester, and the region

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Barnes Wallis Building & University Square

Green area along London Road

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as a whole, drive up economic competitiveness and performance.

3.18 The twin-focus throughout the Plan is on how the economic performance of the City centre can be strengthened and on how access to employment and wealth creation opportunities can be improved for all our residents and their communities. Broad priorities for action include amongst others:

• strengthening the range, quality and attractiveness of investment opportunities within the City centre in order to support the development needs of both established and new growth industries, particularly in the knowledge economy;

• strengthening the office market in Manchester at a time when industries are undergoing fundamental changes. The needs of users in terms of foot-plates, accessibility and quality – especially in relation to Manchester’s competitiveness with other UK and European cities – are crucial, not least in terms of our planning policies, and approaches to addressing development constraints such as rights to light issues;

• strengthening even further the range and quality of the retail, leisure and hotel offer in the city centre to remain competitive, and to meet the

needs of residents, shoppers and a wide range of visitors of all ages;

• further improving the functionality of City centre transport networks and services by easing congestion, improving car parking services and public transport;

• improving the quality, management and maintenance of the public realm in the City centre and developing new arrangements to secure ongoing improvements, such as the Piccadilly Partnership and other strategic partnerships, which build on the Business Improvement District model; and

• improving visitor facilities for both leisure and business visitors – the Commonwealth Games provided a valuable test-bed for this - but more important now is the need to build on its ongoing legacy;

3.19 The Plan recognises the Higher Education Precinct stretches south from the core of the city centre along the Oxford Road ‘cultural corridor’. It contains the University of Manchester, University of Manchester Institute of Science and Technology (now merged), Manchester Metropolitan University, the Royal Northern College of Music, the Northern Ballet School and the Central Manchester Healthcare Trust complex.

3.20 The Plan recognises that major changes and improvements within this area will arise as a result of the estates strategy and masterplan for the new merged University, together with redevelopments planned by MMU, the BBC, Royal Northern College of Music and the hospital estates.

Oxford Road Corridor Masterplan

3.21 The emerging Masterplan for the ORC is intended to be a ‘plan of plans’, which provides a strategic overview linking a series of individual programmes and filling gaps between them. The vision for the ORC is to create a coherent and connected urban quarter, which is a major cultural location and the centre of Manchester’s knowledge economy. The plan seeks to radically improve public spaces, create stronger links to surrounding communities, create a more humane environment in particular by addressing the traffic and transport challenges of this very busy corridor, and to boost the ORC’s capacity to generate wealth and jobs. It seeks to do this by guiding independent masterplans whilst undertaking a series of detailed studies addressing particular issues, i.e. transport solutions.

3.0

Planning and


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Possible Site Access

Pedestrian Circulation

Building Frontages

Pedestrian Areas

Pedestrian Circulation

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Masterplan Principles Concept Plan


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4.1 The following guidance is intended to be reflected in development proposals for the Brief site. A series of principles are provided, rather than strict, detailed direction. It is not the intention of the Brief to unduly restrict developers or to dictate the precise form of development at this stage. The Brief is to provide a flexible framework within which appropriate development proposals can be worked up in discussion with the Local Planning Authority and other key consultees. The Brief must also be read in conjunction with the development plan and Guide to Development in Manchester SPD and Planning Guidance, which will have precedence.

4.2 The accompanying Concept Plan illustrates a number of the key principles which will be expected to be reflected in redevelopment proposals. This should be read alongside the guidance provided below.

4.3 In addition, an initial option appraisal has been developed to illustrate how the masterplan principles could be incorporated in to a development scheme. This is to aid understanding and interpretation of the principles and it should not be assumed that this form of development is necessarily achievable or acceptable to the Local Planning Authority.

Key Principles

4.4 The aim of the development in urban design terms is to provide a new mixed-use district that will form the natural expansion of the City centre. The west frontage of London Road will be reconfigured and a new network of public spaces and pedestrian connections will be established.

4.5 The main Masterplan principles are as follows:

• Main vehicular access through Altrincham Street or via a direct access off London Road.

• Strong building frontages towards London Road

• A straight road that will form the back spine of the development running behind the buildings fronting onto London Road.

• Clear composition of buildings, public spaces and vehicular and pedestrian routes.

• Provision of pedestrian connectivity and clear legibility through the site and onto surrounding areas such as the University North Campus and Brunswick residential neighbourhood.

• Provision of a focal public space that will be the heart of the development, concentrating front entrances and activity on its edges. This will be located towards the inside of the development avoiding a full exposure to London Road.

• Connection of London Road with the University Square through the development and its main public space.

• A landmark tall building, likely to be most appropriately located in the southern corner of the development fronting the junction of Mancunian Way and London Road.

• Active ground floor frontages where possible.

4.6 These principles are expanded on below.

4.0 Masterplan Principles4.0

Masterplan Principles

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Option Appraisal4.0



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General Development Mix

4.7 The site is considered suitable for an employment-led mixed use development.

4.8 Given its location within the Oxford Road Corridor Partnership area and the Arc of Opportunity, commercial business uses are considered to be the most appropriate dominant use, complementing other business-led development within the City centre. The site is highly prominent and accessible and relates well to supporting services; it is immediately adjacent to the academic focus of the City.

4.9 Appropriate supporting uses could include residential, hotel, leisure, retail and car parking. These uses should provide the ‘balance’ to any redevelopment and not represent the primary use of the site.

4.10 Car parking could serve a wider public function, but the added traffic generation associated with such use would have to be satisfactorily accommodated on the local highway network.

4.11 ‘Active’ ground floor frontages will be encouraged, including active supporting uses. Where such uses are to be incorporated, there will be an expectation, by providing appropriate space and terms, to allow for independent operators, thereby maximising the opportunity to let the space and to create a local identity. Consideration should be given to the possibility of offering shorter term leases and/or innovative ways of formulating rents charged ie on a turnover basis or profit share. Developers should encouraging the start-up of businesses, making judgements on letting requirements based upon well formulated and thought out business cases rather than simply being reliant upon covenant strength.

4.12 Such uses are most appropriately located on routes that would be seen by passers by.

4.13 Educational use is an acceptable alternative or supporting use, given the existing function of the site and its location relative to the retained University North campus.

4.0


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Option Appraisal4.0



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Layout And Design

4.14 Appropriate layout is to be informed by the use and mix of use, but should ultimately reflect the characteristics of the City centre within which it lies.

4.15 The development should relate strongly to London Road to reflect the role and importance of this gateway to the City centre. London Road provides an ‘address’ and by generating a strong frontage along this route, the development will be highly prominent and visible when entering the City from London Road and the Mancunian Way and from Piccadilly Station.

4.16 The development should incorporate high quality public realm, including usable spaces. However, it is considered that this should be predominantly internal to the site and not focused along London Road. The provision of significant open space along this busy route may discourage its use and compromise the ability to define a strong urban edge to the road.

4.17 A logical grid structure is considered appropriate, with straight routes and vistas terminated by spaces and new or existing buildings.

4.18 Large development blocks are considered suitable in view of the existing built form on the site and the site’s City centre context.

4.19 Buildings should generally be constructed to the back of the pavement but can allow for subtle variation. The development should explore the reinforcement of the site’s natural topography through design or retention of changes in levels.

Scale And Massing

4.20 The site is suited to a high density development, reflective of its existing form and its central location. Development blocks can be substantial, to reflect the size of blocks elsewhere within the University North campus and to the north, but smaller footprints or more slender forms may be appropriate or necessary where significant height is proposed.

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4.21 The site is considered capable of accommodating buildings of significant scale. However, this will be subject to detailed design and layout, a detailed contextual and visual appraisal, and environmental considerations.

4.22 Subject to such considerations and in particular the joint guidance by CABE and English Heritage for assessing tall buildings, the site is also considered to have significant potential to accommodate a tall building. The site is in a gateway location, currently comprises buildings of significant height (Barnes Wallis and Maths and Social Science) and is adjacent to key transport routes at an elevated level (Mancunian Way and the railway viaduct).

4.23 The concept plan and options appraisal illustrate that the most

appropriate location for a tall building may be at the southern end of the site, at the junction of London Road and the Mancunian Way. The

options appraisal illustrates a consistent height of 10 storeys across the site and a 30 storey tower.

4.24 As an indication of the potential capacity of the site, the option appraisal as presented within this document would deliver circa

90,000 sq m of floorspace.

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University controlled circulation

Open Access circulation

Vehicular Barriers

Altricham Street & London Road Intersection

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Vehicular Access And Servicing

4.24 Initial discussions have been held with City Council highways officers. The highway authority has expressed a clear desire to ensure that traffic can turn right out of the site and head south, thereby avoiding the direction of traffic back in to the City.

4.25 An initial design layout providing a new junction onto London Road has been prepared by Faber Maunsell. Initial feedback from City Council highways officers indicated that using the existing access via Altrincham Street, albeit improved, would be preferred. However, highways officers reserve their position on the most appropriate arrangement, pending consideration of potential development of the Fairfield Street/ Fire Station Triangle and the implications this may have on the immediate highway network.

4.26 Based on these initial discussions, two schemes have been subject to initial design. The first is based upon an access via Altrincham Street, whose junction with London Road would be widened and which would benefit from a pedestrian refuge. The second is based upon a new junction on London Road approximately 60 metres south of Altrincham Street. The two layouts are shown in Drawings 55107/001 and 002 respectively in pages 30 & 31.

4.27 The main principle is that all turning movements can be made from the access so that traffic can head directly to and from the south and the Inner Relief Road. It is proposed that the cycle lane that currently runs along Altrincham Street and the bus lane on London Road would be retained in both

access arrangements. 4.28 Depending on the access

location it is proposed that the internal road network would provide access to the car parking and service areas for the various buildings. Servicing to each of the buildings will be designed to ensure that deliveries and refuse collection can enter and leave in a forward gear. It will also be designed so that bins will be stored within the building to ensure the amenity of pedestrians. There would not be any vehicular access from the site through the University Campus to Sackville Street.

4.29 The level of car parking is considered to be the key determinant in generating traffic to and from the site. The capacity of the initial junction designs have been subjected to modelling to determine the level of car parking that could be provided on site, based on trip rates per parking space used for other office based developments in Manchester City Centre. It was assumed that the main traffic demands would be to and from the south via London Road and the Inner Relief Road, Mancunian Way.

4.30 By increasing turning movements to and from the site, the initial modelling indicates that a development incorporating circa 500 parking spaces would be an appropriate level that could support the efficient use of the site without causing significant delays on the highway network. However, this would be subject to further detailed assessment.

Pedestrian And Cycling Access

4.31 The site is located in a very sustainable location being within a 5 minute walk of Piccadilly Railway Station, which also acts as a major interchange for Buses, Metroshuttle, Metrolink and a key taxi rank for the city. This excellent accessibility means that the site can be reached easily from large parts of the Greater Manchester conurbation without the use of the car.

4.32 The main pedestrian desire lines would be the pedestrian links to and from Piccadilly Station and then northbound towards the City centre. It is understood that there are proposals under consideration for bus improvements around the Fire Station site. These improvements are expected to enhance accessibility by buses and as part of that the pedestrian crossing facilities at the Fairfield Street/London Road junction could be reviewed to ensure pedestrian accessibility is enhanced to reach the improved bus stop facilities.

4.33 Altrincham Street already benefits from a cycle lane along its length and this links to the quiet roads and cycle links within the University campus area.

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Car Parking

4.34 Car parking should be designed innovatively and imaginatively. It should be sensitively located so that it does not dominate the street scene, and should be provided to the rear, side or beneath buildings. Should multi-storey car parking be introduced, design and external elevations should be sensitive to the function and appearance of the adjacent buildings and streets and have active street level uses.

4.35 Covered convenient cycle parking would have to be provided as part of the development in accordance with City Council cycle parking standards.

Connectivity And Integration

4.36 The development of the site should seek to provide integration with planned transport improvements in the Oxford Road Corridor and Piccadilly. The site will need to provide permeable pedestrian and cycle routes linking to adjacent areas. In particular, the development should foster enhanced links to the Ardwick area to the south, and to the Oxford Road Corridor to the west. With regard to the latter, links through to the BBC site and onwards to Central Spine will be especially important.

Public Realm

4.37 High quality public realm will be a critical component of any development. Whilst hard surfacing will remain an appropriate solution, there is a greater emphasis within the City on ‘greening’ the environment. The City Council is aiming for new developments to increase tree cover by 10%. There are a number of existing trees on the site, and where their loss is necessary, there will be a need to identify other opportunities within the site to accommodate a significant amount of tree planting of a stature and species appropriate to the character and context of the development. Where possible, tree planting on the frontage of London Road is considered to be an important component of any development proposal.

4.38 The creation of any new thoroughfares should ensure that street design contributes to overall environmental quality. Boundary treatments will be required to reflect the public function in quality of materials and design.

Environmental Standards

4.39 Any development would be expected by the Council to target exemplar sustainability credentials. Planning applications will be required to be accompanied by an Environmental Standards Statement as an addition to a Design and Access Statement. Section 4 of the Guide to Development in Manchester should be consulted for more detailed guidance on the standards that should achieved.

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5.0 Further Information5.0

Further Information

5.1 All planning enquiries should be directed to:

Dave Roscoe Head of City Centre Development

Control Team, Manchester City Council

Tel: 0161 234 4516

5.2 All other enquiries should be directed to:

Damian Masters GVA Grimley LLP Tel: 0161 956 4475

London Road Planning Brief - Manchester · • Faber Maunsell – Transport Consultants 1.8 Through...

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