Application Number Date of Appln Committee Date Ward th

Manchester City Council Item 5 Planning and Highways Committee 30 May 2013

Application Number 101259/FO/2012/N1

Date of Appln 19th Mar 2013

Committee Date 30th May 2013

Ward Ancoats And Clayton Ward

Proposal Refurbishment of 4 units at the Redhill Street/Great Ancoats Street

junction of the site, demolition of remaining units and erection of a 4,645 square metre retail foodstore (Use Class A1), with attached cinema (use class D2) and erection of seven new retail units comprising shops (Use Class A1) and/or restaurants and cafes / bars (Use Classes A3 and A4) together with the re-cladding and insertion of mezzanines to the retained units, reconfiguration of existing vehicular access points, creation of new servicing area and associated landscaping and public realm works

Location Central Retail Park, Great Ancoats Street, Manchester, M4 6DJ,

Applicant HRWF (Great Ancoats) Limited, Henderson Global Investors, London, EC2M 3AE

Agent Mr Greg Dickson, Turley Associates, 10th Floor, 1 New York Street , Manchester, M1 4HD,

Description Site The application site relates to Central Retail Park which is located within the Ancoats and Clayton Ward of East Manchester and is bounded by Rochdale Canal to the west with the Ancoats Conservation Area and listed grouping of Mill buildings on Redhill Street beyond, Cotton Fields Park to the north, Old Mill Street to the east and Great Ancoats Street to the south. The identified boundary of the City Centre lies to the immediate south of Great Ancoats Street. The site extends to approximately 4.39ha and forms an out of centre retail park developed in the late 1980s and comprises: 8 non-food retail units with customer car parking areas on and accessed from Great Ancoats; servicing areas located to the rear of the retail units which is accessed from Old Mill Street; landscaping and tree planting within raised planted areas to the Great Ancoats Street frontage and to the rear boundary of the site. The retail units form a dominant feature as a result of the scale and massing and are arranged from east-west across the site set back from Great Ancoats Street frontage forming a visual and physical barrier to New Islington to the north. The western boundary of the site adjacent to the Rochdale Canal is of a high brick wall and railings and due to the topography of the site slopes up towards the north west with each unit stepping up with the rising car park. Indeed there are considerable changes in levels across the site. The site also rises to the eastern corner towards the service access point. The service access road slopes down to the yard with retaining walls separating it from the neighbouring Cotton Fields Park at a higher level.


The surrounding area has a mixed character with high and medium high density residential provision to the immediate east, west south and further to the north beyond Cotton Fields Park; and, commercial uses located along Great Ancoats Street. A recently approved residential development for 46 residential units and one office unit (planning approval reference 100317/FO/2012/N2) on Vesta Street to the east of the application site is currently under construction. Application Proposals The application proposals are for the refurbishment of 4 of the existing retail units at the Redhill Street/Great Ancoats Street corner of the site together with the re-cladding and insertion of mezzanines to the retained units, the demolition of the remaining units on the eastern portion of the site and the erection of a 4,645 square metre retail foodstore, with attached cinema (use class D2) and provision of seven new retail units comprising shops (Use Class A1) and/or restaurants and cafes / bars (Use Classes A3 and A4), reconfiguration of existing vehicular access points, creation of new servicing area and associated landscaping and public realm works including a new pedestrian link to Cotton Fields Park. A full breakdown of the floorspace to be provided by the proposals is set out below: - The demolition of four existing retail units totalling 8,990 sqm (gross) with a net sales area of 7,192 sqm estimated overall

- Retention and refurbishment of four units (Units E, F, G and H), including the installation of mezzanine floors within Units G and H, creating 2,902 sqm (gross) of additional floorspace with a proposed net sales area of 2,322 sqm ;

- A new supermarket of 8,710 sqm (gross) and a net sales area of 4,645 sqm based on operator requirements of which 3,250 sqm (70%) will be used for the sale of convenience goods and 1,395 sqm (30%) will be used for the sale and display of ancillary comparison goods; and

- Seven smaller retail units for Class A1, A3 or A4 use and with the proposed additional use of Unit 6 as a Class D2 cinema, totalling up to 2,952 sqm (gross) of floorspace with an estimated net sales area of 2,363 sqm. The proposed foodstore is positioned to the south eastern end of the site, against Old Mill Street with the foodstore’s customer café positioned to the southern corner overlooking the junction of Great Ancoats Street and Old Mill Street giving high level active frontage to this side of the building.

There is a pedestrian link between the foodstore and retained non-food retail units which gives access from Great Ancoats Street to Cotton Field Park behind. This is elevated above the level of the car park, accessed via steps or lifts next to the foodstore entrance and then rises gradually to give level access onto Cotton Field Park.

Two small units for either retail/café/restaurant use are proposed to the front of the foodstore to create an active frontage along Great Ancoats Street.


Further small retail units are situated along the upper level pedestrian link to Cotton Field Park, with the cinema unit positioned at the northern end overlooking the marina.

A new unit is also proposed adjoining the western end of the existing retained units to create an active frontage overlooking the canal which is also indicated as being for a mix of uses retail/café/restaurant.

Customer vehicular access is located on Great Ancoats Street utilising a modified existing site access with an additional exit only junction to the western corner of the site. The car park in front of the retained retail units is to be upgraded, an area of additional car parking with 422 spaces is to be positioned under the foodstore and pedestrian link.

Service access for the retained retail units and the proposed foodstore utilises the existing service access off Old Mill Street. This is positioned away from the main pedestrian activities along Great Ancoats Street and the link to Cotton Field Park. The proposals also indicate the potential location of a biomass boiler within the servicing area for the foodstore located towards the eastern side of the application site. Alongside the built form the proposals also incorporate a new site wide landscaping scheme to address the reconfiguration of the site and the layout of the proposals. The applicant has indicated that the design intention is to provide a hard and soft landscaping scheme which improves upon the existing scheme, creates strong legible routes through the site and develops areas of public realm. In addition to this the proposals also incorporate a public realm improvement scheme between the Rochdale Canal and the retail park boundary. This has been designed to remove some of the cluttered hard and soft landscaping in this area and has been amended during the course of the consideration of the application to address comments from the Canal and River Trust. The approach will complement the existing public realm improvements on the opposite side of the canal associated with the Conservation Area and will retain the existing stone canal edging and cobbles which run along the towpath in this area. In order to achieve the surface levels of the service road required to provide vehicular clearance below the pedestrian bridge linking the retail park with Cotton Fields Park it will be necessary to lower the service road and underpin the existing retaining wall. The applicant indicates that for this reason in combination with the need to provide improved vehicle turning capability that it is necessary to remove the planting bed and associated trees along that boundary. In total 92 trees are to be removed as part of the development proposals with 6 existing trees to be retained and 61 new tree proposed as part of the extensive new public realm and landscaping scheme. The applicant has also confirmed that they are willing to provided additional tree planting off the application site for 40 trees. Planning History


Planning reference: 30070 Approved March 1987 for the erection of non-food retail warehousing, car parking and a fast food operation was originally approved in March 1987 comprising approximately 17,000 sq m of retail floorspace as well as 2,300 sq m office, bulk stock and storage floorspace. Planning reference: 045460/FO/NORTH294 Approved September 1994 for the erection of an additional unit (Unit D) comprising of 790 sq m gross floorspace Planning references: 059932/FO/NORTH1/00 and 0609028/FO/NORTH/00 approved September 2000 and February 2001 respectively for the insertion of mezzanines within Units C and F together permitting an additional 413 sq m sales floorspace as well as 197 sq m staff and storage space. Environmental Statement The Town and Country Planning (Environmental Impact Assessment) Regulations 2011 specify that certain types of development require an Environmental Impact Assessment (EIA) to be undertaken. The applicant has submitted with the application an Environmental Statement (ES) along with a request for a formal Scoping Opinion from the local planning authority. Following the adoption of the formal Scoping Opinion by the local planning authority an amended single chapter ES was submitted and advertised accordingly. The ES assesses the potential effects of the proposed development on heritage assets namely the Ancoats Conservation Area and the setting of nearby listed buildings. It has also assessed and considered the magnitude of impact upon archaeological assets. The scope and content of the ES update submitted by the applicant is considered satisfactory in order that the impacts of the proposals can be properly assessed. A detailed consideration of the impacts on above and below ground heritage assets is considered in more detail within the issues section of this report. In addition to the local planning authority’s assessment of the ES the responses received from English Heritage and the Greater Manchester Archaeology Advisory Service do not raise concerns with the scope and content of the updated ES. Consultations The application was advertised as a Major Development; affecting the setting of a listed building, and as accompanied by an Environmental Statement by way of notice within the Manchester Evening News, site notices posted around the site and through the distribution of notification letters to local residents and businesses. Local residents – A total of 1082 letters were sent notifying neighbours and residents of the application proposals, 5 responses have been received. The comments are generally supportive although a number of concerns are raised. The following are a summary of the positive comments received:


- A food store located in this location will allow city centre residents to shop without the reliance on a car. The smaller existing food stores in the city centre are not of an adequate size for a weekly or monthly shop.

- The development will assist in bringing forward the regeneration of New Islington.

- The retail park is currently tired, and only partly occupied, and has been for the best part of ten years, this comprehensive development, to include a food store will greatly enhance the development and the wider area and help to secure new tenants and higher occupancy rates.

- The inclusion of the smaller retail units will provide better diversity in the retailers, and may provide opportunity for convenience stores, newsagents and other specialty retailers that are needed in this part of the city centre.

- The proposed cinema and cafe(s) will provide excellent facilities for the local community.

- The redevelopment, especially the food store will provide much needed jobs and training opportunities for local people. Jobs may also be provided in the construction phase.

- The development is designed to integrate with New Islington with a pedestrian link Improved access and car parking.

- The proposed modifications (3 no. signal controlled pedestrian crossings) to the junction of Great Ancoats Street, Old Mill Street and Store Street are welcomed. These will be particularly useful for wheelchair users who currently have limited safe crossing points along Great Ancoats Street

The following is a summary of the concerns raised:

- The proposals will lead to more pedestrians being injured while crossing Great Ancoats Street. It is already very awkward to cross Great Ancoats Street around the crossroads on the corner of Central Retail Park and Store Street. A cinema would attract more child pedestrians who would find crossing Great Ancoats Street even more intimidating. - The proposals will result in an increase in traffic volume and noise, adding significantly to congestion in an area that is already badly impacted by football traffic on match days. - There is an increased potential for late night noise and anti-social behaviour as the cinema attracts groups of young people who are likely to congregate outside. - Increased noise and negative impact on lifestyle as the development is open longer hours than at present. - The application form noted the opening hours as ‘not known’. The impact of any potential late opening by the retail unit and cinema does not appear to have been considered within the Light Spill Assessment. - The supporting documents re-iterate the aim of improved pedestrian links both within and outside the site. Given the number of accidents on this stretch of Great Ancoats Street and the recent fatality it is imperative that the proposed improvements to the Highways in particular the proposed signal controlled pedestrian crossing at the junction of Great Ancoats Street, Store Street and Old Mill Street are brought into use prior to any development on the site.


- There will be highway impacts during the construction phase as 1 no. exit from the site will be lost and all customers will exit onto Great Ancoats St. immediately increasing the traffic along this busy urban traffic corridor. - The existing retail park is very busy, particularly at weekends, and with additional floor space and parking the impact of the development will be significant on the locality. The increase in letable area and additional use class which are being proposed on the site will significantly increase trips to the site (up to 19% noted in the Transport Statement) and vehicles on the local highways infrastructure. - The existing development has poor frontage albeit there is extensive trees and shrubs. Where the new retail unit is located fronting Old Mill Street there is no active frontage at street level. Along this elevation at street level the development is predominately a windowless façade, ventilation louvres/trellis to the car park or an extensive screened service yard. This does not enliven the streetscene or significantly improve the current situation which is a street lined with trees which mask the development in the distance. - Although efforts have been used to illustrate the buildings elevations no thought or consideration has been given to the roof. The site is largely overlooked by residential developments. Within the ecology report and the design and access statement the development’s use of green roofs was discussed. The only area where this appears to have been implemented is in Unit 1+2. The detailing and layout of this will impact on the aspect a large number of local residents.

Greater Manchester Ecology Unit – Have no objections to the planning application on nature conservation grounds. It is recommended that given the proximity of the application site to the Rochdale Canal Site of Biological Importance that Best Practice be followed throughout any construction period to avoid any possible pollution of the Canal. Transport for Greater Manchester – The application site is well located in relation to public transport provision. The proposed improvements to pedestrian permeability of the site and the proposed pedestrian link to Cotton Fields Park may also encourage more sustainable trips. They raise concerns with the level of cycle parking provision indicated on the submitted plans and indicate that it would be helpful if the steps leading to the link with Cotton Fields Park incorporate bicycle wheeling ramps. It is recommended that a condition be attached to any approval relating to the submission and agreement of a Travel Plan. The applicant has revised the proposals for cycle parking to incorporate capacity for 94 bicycles parking spaces across the site. Transportation matters are considered in more detail within the issues section of this report. The Coal Authority - The application site does not fall within the defined Development High Risk Area. The application site is located instead within the defined Development Low Risk Area. It is recommended that the Coal Authority's standing advice is included within any decision notice as an informative note to the applicant in the interests of public health and safety.


Environment Agency - It is recommended that a condition be attached to any approval relating to the submission and agreement of a drainage scheme based upon the principles of the submitted flood risk assessment and that the scheme offers a reduction in surface water runoff rate in line with the City Council's Strategic Flood Risk Assessment. Canal & River Trust - The proposed development will have a significant positive impact on the amenity and character of this stretch of the Rochdale Canal corridor and the Trust therefore has no objections to planning permission being granted. Given the flexibility of the type of uses that may occupy Unit 7 closest to the Rochdale Canal it is requested that conditions be attached to any approval relating to: a scheme of measures to ensure the safety and amenity of the Rochdale Canal corridor, and of towpath users and visitors to the retail park; a maintenance and management plan to ensure that the canalside space remains clean and free of litter.

English Heritage – Whilst welcoming the proposed re-development of the unimaginative architecture of the Central Retail Park, English Heritage raise concerns with the treatment of the application site boundary adjacent the Rochdale Canal and the grouping of listed buildings on Redhill Street which is currently shown as a timber close boarded fence and landscaping. They indicate that further design work is undertaken to consider the relationship between the edge of the site and its visual relationship with the listed buildings along Redhill Street, the setting of the Conservation Area. Following discussions with officers and the applicant, English Heritage have agreed that to overcome their concern the full details of the boundary treatment from the line of canal bridge no.88a northwards to the boundary of the application site can be dealt with by way of a specific appropriately worded condition of any planning approval. Contaminated Land Section - Historical information relating to this site indicates the possible presence of significant levels of contamination. The applicant has provided a Geotechnical and Geoenvironmental Desk Study Report. This report compiles a clear site conceptual model, which identifies potential sources, pathways and receptors and likely pollution linkages. In this instance it is recommended that a condition is attached to any approval relating to the submission of the following information: Provision of a site investigation report; Provision of a final risk assessment; Provision of a remediation strategy; After completion of site works, a verification report is required to validate that the work undertaken conforms to the remediation proposals received and agreed by the Council. Greater Manchester Police - The applicant has submitted a Crime Impact Statement as part of the application submission. A number of points have been raised within the CIS including:

- The new / refurbished buildings should present an active frontage to the public elevations around the site (e.g. Old Mill Street). - The under-croft car park should be capable of locking down when the store is closed - The pedestrian access to the under-croft car park off Old Mill Street should be removed, as it provides an easy access / escape route for a potential offender.


- The detail design of the two sets of emergency stairs leading on to Old Mill Street should be devised so that they do not provide informal sitting areas or concealed spaces that could provide cover for criminal or antisocial behaviour. - The pedestrian link to Cotton Field Park is unlikely to have a level of legitimate pedestrian flow to provide adequate natural surveillance of the route and should therefore be supplemented with a security presence and / or CCTV. There should be a gate leading into the park which is capable of locking at night. - Units 1 & 2 – the large sheltered area should be capable of enclosure when the premises are closed, to discourage unauthorised use / abuse of this area. - Street furniture should be included within the layout to reduce opportunities for ram raiding of retail premises.

The applicant has amended the proposals to address a number of these points including: changes to increase active uses within the foodstore building on the Old Mill Street elevation; addition of a secure gate with internal push pad and security plate to prevent external access to the car park fire exit steps adjacent to the service yard road. It is also proposed to attach a condition to any approval relating to the scheme achieving Secure By Design accreditation. Strategic Area and Citywide Support Manager (Environmental Health) – Recommended that a number of conditions be attached to any approval relating to:

- the hours of deliveries, servicing and collections not taking place outside the following hours: 07:30 to 20:00, Monday to Saturday, no deliveries/waste collections on Sundays/Bank Holidays. It is also recommended that a ‘Servicing Management Plan’ must be agreed in writing by the City Council before occupation commences. - A scheme for the extraction and discharge of fumes, vapours and odours from the premises. A scheme will be required for each premises that will be serving food / require such a system. - Opening hours for each unit will need to be agreed in writing by the City Council as local planning authority. - External lighting shall be designed and installed so as to control glare and overspill onto nearby residential properties in accordance with the submitted ‘light spill assessment’. - A schedule of days and hours of operation and detailed plans of the use of external areas within the application site to be submitted and approved and shall not allow for the use of amplified sound or any music in these external areas at any time. - Any externally mounted ancillary equipment shall be acoustically insulated in accordance with a scheme submitted to and approved in order to secure a reduction in the level of noise emanating from the site/property. Externally mounted ancillary plant, equipment and servicing shall be acoustically treated in accordance with a scheme designed so as to achieve a noise level of 5dB below the existing background (LA90) in each octave band at the nearest noise sensitive location. - The submission and agreement of a scheme for the storage and disposal of refuse from the premises.


- The submission and agreement of a Construction Environmental Management Plan to include mitigation measures proposed within the Air Quality Assessment report. - All vehicles entering and leaving the site during the construction period are to pass through a wheel wash. Details of the wheel wash to be submitted to and approved in writing by the City Council. - Submission of a full acoustic report to demonstrate that the proposed biomass boiler would achieve a noise level of 5dB below the existing background (LA90) in each octave band at the nearest noise sensitive location.

Greater Manchester Archaeology Advisory Service - An “Environmental Statement Update: Archaeology and Heritage Assets” has been submitted which includes an archaeological desk-based assessment (DBA). GMASS consider that the DBA is a generally thorough and well considered piece of work. The DBA proposes that any disturbance to the archaeological heritage could be dealt with adequately through a post-determination programme of archaeological work. GMAAS agrees with the DBAs recommendations for mitigation and therefore recommends that a programme of archaeological works that address the various potential heritage asset areas to be impacted upon by the development be required through a condition attached to any approval. The archaeological works should be undertaken by a suitably experienced and qualified archaeological contractor, funded by the applicant. Neighbourhood Services Citywide Support (Highways) – The Local Highway Authority (LHA) have engaged with the applicant's transport consultant and have during consideration of the application proposals requested further information and clarifications. Following receipt of amendments and further discussions, the LHA are now satisfied with the proposals submitted. Notwithstanding this, the applicant, if the application is approved should engage with Manchester City Council's (MCC) Capital Programmes Division (CPD) as early as possible to ensure S278 agreements are in place regarding detailed designs on the adopted highway. The following provides a summary of the key points. Future Year Analysis Addendum work from the applicant takes into account the effects of changes in traffic flows on Great Ancoats Street resulting from the Bus Priority Package (which incorporates the Regional Centre Transport Strategy) and the NOMA development at the western end of Great Ancoats Street. The work is included as a sensitivity test against current observed flows with background growth applied. Trip Rates Trip rates used in the Transport Assessment (TA) are acceptable, the LHA has independently interrogated the information submitted which produced similar results. On the whole, the LHA are satisfied that the proposed trip generation is a representative estimate of the likely number of trips. Overall reductions in the site trip generation are reasonable. Internal Layout/Parking Provision Cycle parking; It is recognised that the TA proposes 50 spaces positioned in an unspecified location on the site. Revisions since the TA was produced has the number of spaces increased to 94 spaces in publicly overlooked areas. This is


marginally below the recommended figure of 111. However, it is acknowledged that cycle facilities are better tailored to demand after completion - future demand should be reviewed if cycle parking reaches capacity. The development, due to being close to the city centre transport hubs and areas of low car ownership, is likely to experience relatively high numbers of cyclists visiting the site. Amendments to the boundary treatment is noted. Most pedestrians will follow the most direct path through the site to their destination, however dedicated crossing points are important to formalise pedestrian priority. Management of the car park needs to be considered to ensure that commuter parking and longer-stay shopping trips are prevented from abusing the provision at the park. Servicing The use and expansion of the existing loading bay is acknowledged, adequate strengthening of footways/crossovers maybe required. Service yard areas should be managed to ensure efficient throughput of delivery vehicles with minimal impact on the adopted highway. Off-Site Highway Proposals The inclusion of the crossing on Great Ancoats Street is welcomed and subject to the detailed design/appropriate phasing we are supportive of the facilities. All off-site highway works are to be provided under a S278 (Highways Act 1980) Agreement with MCC. Early engagement with the Capital Programmes Division (CPD) is recommended in order to establish suitable budgets. Adopted highway boundaries will need to be amended for the main site entrance. This may involve stopping up of small areas of land adjacent to proposed footways to enable appropriate landscaping- footway widths will be retained at 2m minimum- though a wider footway is preferable. Liaison with CPD post determination will be required to ensure the necessary legal requirements are in place. Applicants Consultation The applicant has also submitted a document relating to the pre-application consultation undertaken prior to the submission of the application. The consultation exercise undertaken generally follows the principles recommended by the City Council. The submitted document outlines the outcomes of its consultation with local residents which is reported as being generally positive. Policy The Manchester Core Strategy 'The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy") was adopted by the City Council on 11th July 2012 and is the key Development Plan Document in the Local Development Framework (LDF). It replaces significant elements of the existing Unitary Development Plan as the document that sets out the


long term strategic policies for Manchester's future development, the Core Strategy is to be used as the framework that planning applications will be assessed against. There are a number of relevant polices within the adopted Core Strategy relevant to the consideration of the current application in summary these are set out below. Policy SP1 relates to the overarching spatial principles which will guide the strategic development of Manchester to 2027 these include: - an emphasis on the creation of neighbourhoods of choice; - providing high quality and diverse housing around district centres which meet local needs, all in a distinct environment; - the majority of new residential development in these neighbourhoods will be in the Inner Areas, defined by the North Manchester , East Manchester and Central Manchester Regeneration Areas. The application proposals include for the provision of new and refurbished facilities to enhance retail and leisure provision within this part of East Manchester. This broadening of facilities in an area identified for new residential development are considered to contribute positively towards the creation of neighbourhoods of choice and accord with policy SP1 of the Core Strategy. Policy EC 3 relates to proposals located within the Regional Centre. It states that within the Regional Centre development for employment generating uses including offices and other commercial development will be encouraged. The Regional Centre is an appropriate location for large scale leisure uses, for which City Centre sites are unsuitable. Proposals for other town centre uses which includes Cinemas will be assessed in accordance with policies C1 and C9, unless included in an allocation or the uses are ancillary to the main employment use. Policy EC 5 relates to employment and economic development within East Manchester. It states East Manchester is expected to provide approximately 80-85ha of employment land. The majority of this provision will be within the Regional Centre, including the City Centre Fringe (see policy CC1) along Great Ancoats Street, providing an extension to City Centre employment opportunities;

Development will also be supported in existing employment and economic development areas, including Alan Turing Way and along key radial routes. The Council will promote development which:

- ensures major employment opportunities are connected via non-car modes to residential neighbourhoods within East Manchester and North Manchester, these include the City Centre, Central Park, Eastlands and railway stations in the City Centre;

- takes advantage of key transport infrastructure such as the arterial roads and public transport networks, such as bus routes and the new Metrolink lines and new stops;


- creates links to the Rochdale and Ashton Canals and links to the open space network, providing opportunities for walking and cycling to economic development opportunities;

- has regard to listed buildings and conservation areas including Ancoats and the industrial heritage of the area.

Policy CC 1 relates to the City Centre and fringe as a strategic economic location and focus of employment growth in the City and City Region. The City Centre is expected to accommodate 33ha and the City Centre Fringe 25ha of office or similar employment development. The application site is located within the City Centre Fringe area. The proposals will result in providing employment opportunities both through the construction and operational phases. It is considered that the proposals are in general accordance with policy CC1. Policy CC 2 relates to retail development within the City Centre. It states that a minimum of 4,500 square metres net of convenience floorspace will be provided in the City Centre over the period of the Core Strategy. This figure assumes an increase in market share, and proposals which would result in a cumulative increase in City Centre food floorspace above this figure will be supported providing they are based on a credible strategy to further improve local market share. It states that the Council will support the development of food store provision to serve the City Centre, prioritising locations which complement population, including areas of growth, and regeneration priorities, including those identified in Policy EC1. This should be in accordance with the sequential approach, and should also be in a location which supports the growth of new residential areas such as Ancoats and New Islington and the south of the City Centre. As set out within the issues section of this report the proposals are considered to provide an appropriate level of convenience retail floorspace in this location and will support the continuing regeneration of New Islington and surrounding areas within the City Centre and the predicted growth in residential population and therefore accord with policy CC2. Policy H 4 sets out the Housing policy for East Manchester. It states that over the lifetime of the Core Strategy, the area will accommodate around 30% of new residential development. Priority will be given to family housing and other high value, high quality development where this can be sustained. High density housing will be permitted within the parts of East Manchester that fall within the Regional Centre which is adjacent to the City Centre and includes New Islington. The application site is located within an area identified for significant future new residential development over the period of the Core Strategy. The application proposals will enhance local facilities that will underpin and support new residential development in the immediate locality and wider East Manchester area. Policy C1 sets out the Centre Hierarchy for Manchester’s designated centres. It states that development of town centre uses (as defined in national planning policy) will be prioritised in the centres identified in policy C1, taking account of the different


roles of the City Centre, District Centres and Local Centres. In order to maintain the vitality and viability of its centres, provide services as locally as possible and minimise the need to travel by car. Manchester City Centre is the focus for comparison retail for the Manchester City Region. Its catchment exceeds the City boundaries and the capacity for future comparison development reflects this. The focus for new comparison retail is the Primary Shopping Area. The City Centre is also the regional focus for commerce, culture, leisure and tourism. The City Centre has a need for additional convenience retail to meet the needs of a growing residential population, but this role is distinct from its comparison retail function, with a different catchment. Issues relating to the principle of the proposed development in this location are set out in more detail within the issues section of this report. However, it is clear the provision of the retail components of the scheme are supported by relevant policies in the Core Strategy. This includes Policy C9 which relates to development proposals for town centre uses in Out-of-centre locations i.e. not in the City Centre, District Centre or local centres. The policy states that development of town centre uses in locations which are outside a centre identified in policy C1 or a strategic location identified for such uses will be inappropriate unless it can meet the following criteria:

- There are no sequentially preferable sites, or allocated sites, within the area the development is intended to serve that are available, suitable and viable. - The proposal would not have unacceptable impacts, either individually or cumulatively with recently completed and approved schemes and having regard to any allocations for town centre uses, on the vitality and viability of the City Centre and designated district and local centres. An assessment of impacts will be required for retail developments of more than local significance; and, - The proposal is appropriate in terms of its scale and function to its location.

Development that improves the environment of an existing out-of-centre facility or its relationship with surrounding uses will be supported, providing that it also meets the other criteria in this policy. The application proposals relate to the redevelopment of and extension of uses within an existing out of centre retail park. A full consideration of the proposals against policy C9 is set out in more detail within the issues section of this report. Policy EN 1 sets out Design Principles and Strategic Character Areas for Manchester. All development in Manchester will be expected to follow the seven principles of urban design, as identified in national planning guidance opportunities for good design to enhance the overall image of the City should be fully realised, particularly on major radial and orbital road and rail routes. The policy also states that opportunities should also be taken to use the canals to create a distinctive urban environment and enhance access through the City. The design of the scheme is discussed in detail within the issues section of this report which indicates that the proposals accord with the principles of EN1.


Policy EN3 relates to Heritage assets and encourages development that complements and takes advantage of the distinct historic heritage features in Manchester. It requires new development to be designed to support the Council in preserving, or where possible, enhancing the historic environment, the character, setting and accessibility of areas and buildings of acknowledged importance. The application site sits adjacent to the Ancoats Conservation Area and a number of listed buildings including the Grade II* Listed Royal Mill, Decker Mill/Old Mill and Grade II Rochdale Canal Lock 82, and the Towpath Footbridge opposite Brownfield Mill. The proposal which has been designed to provide a physical and environmental uplift in the area is in accordance with policy EN3 and will complement and not adversely impact on the historic environment in this part of the City. Policy EN 4 relates to reducing CO2 Emissions by Enabling Low and Zero Carbon Development. This policy indicates that the Council will seek to reduce fuel poverty and decouple growth in the economy, growth in CO2 emissions, and rising fossil fuel prices, through a variety of actions including reducing the need for energy through design features that provide passive heating, natural lighting and cooling; and, to reduce the need for energy through energy efficient features such as improved insulation and glazing. Policy EN6 relates to a Target Framework for CO2 reductions from low or zero carbon energy supplies and relates to applications for development over 1,000 sq m which is expected as a minimum to meet CO2 reductions of between 10 and 15% above building regulations. Consideration of the proposals in terms of their environmental and energy performance will be considered in more detail within the issues section of this report. However, it is considered that the proposals accord with the general principles of policy EN4 and EN6. Policy EN14 deals with Flood Risk in Manchester. It indicates that development should be directed away from sites at the greatest risk of flooding, and towards sites with little or no risk of flooding; this should take account of all sources of flooding identified in the Manchester-Salford-Trafford Strategic Flood Risk Assessment (SFRA). In addition to the requirements for site-specific Flood Risk Assessments (FRAs), an appropriate FRA will also be required for all development proposals including changes of use, on sites greater than 0.5ha within Critical Drainage Areas (CDAs) and Canal Hazard Zones identified in the SFRA. All new development should minimise surface water run-off, including through Sustainable Drainage Systems (SUDS) and the appropriate use of Green Infrastructure. The applicant has submitted a Flood Risk Assessment alongside the application which has considered all potential sources of flooding. It is considered that subject to a condition relating to the submission of a surface water drainage scheme the application proposals accord with policy EN14. Policy EN 16 relates to Air Quality and that the Council will seek to improve the air quality within Manchester, and particularly within Air Quality Management Areas, located along Manchester’s principal traffic routes. Developers will be expected to


take measures to minimise and mitigate the local impact of emissions from traffic generated by the development, as well as emissions created by the use of the development itself. When assessing the appropriateness of locations for new development the Council will consider the impacts on air quality, alongside other plan objectives. The application has been accompanied by an Air Quality Assessment, this recommends a number of mitigation measures that should be undertaken during the construction phase to minimise dust pollution. Subject to an appropriately worded condition being attached to any approval relating to the submission of a Construction Environmental Management Plan the application proposals are considered to accord with policy EN16 of the Core Strategy. Policy EN 18 relates to Contaminated Land and Ground Stability and states that the Council will give priority for the remediation of contaminated land to strategic locations. The application is accompanied by a Geotechnical and Geo-environmental Desk Study Report. Subject to the attaching of conditions as recommended by statutory consultees the application proposals are considered to accord with policy EN18. Policy T1 relates to Sustainable Transport. The policy states that to deliver a sustainable, high quality, integrated transport system to encourage modal shift away from car travel to public transport, cycling and walking, to support the needs of residents and businesses and to prepare for carbon free modes of transport, the Council will support proposals that: -

- Improve choice by developing alternatives to the car. - Promote regeneration and economic vitality by relieving traffic congestion and improving access to jobs and services, particularly for those most in need and for those without a car. - Improve access to transport services and facilities in order to enable disabled people and people with mobility impairments to participate fully in public life. - Improve pedestrian routes and the pedestrian environment. - Improve and develop further Manchester’s cycle network - Contribute to improvements to the extent and reliability of the public transport network through safe and attractive waiting and interchange facilities, better priority, improved services and information provision. - Would reduce the negative impacts of road traffic, for example, congestion, air pollution and road accident casualties. -Take account of the needs of road users according to a broad hierarchy consisting of, in order of priority: 1. pedestrians and disabled people 2. cyclists, public transport, 3. commercial access, 4. general off peak traffic, 5. general peak time traffic.

As detailed within the Issue section of this report the application proposals are located within a sustainable location accessible by non-motorised forms of transport, the proposals seek to enhance access to local facilities by pedestrians through


improved and enhanced pedestrian routes and pedestrian environment, and are therefore considered to accord with policy T1. Policy T2 relates to Accessible areas of opportunity and need and that the Council will actively manage the pattern of development to ensure that new development Is located to ensure good access to the City's main economic drivers, including the Regional Centre, the Oxford Road Universities and Hospitals and the Airport and to ensure good national and international connections; is easily accessible by walking, cycling and public transport; connecting residents to jobs, centres, health, leisure, open space and educational opportunities. The proposals are located in a highly accessible location close to public transport networks and are served by the local footpath network. The application proposals are therefore considered to accord with the principles of policy T2 of the Manchester Core Strategy. Policy DM1 of the emerging Core Strategy states: All development should have regard to the following specific issues for which detailed guidance may be given within a supplementary planning document:-

-Appropriate siting, layout, scale, form, massing, materials and detail. - Impact on the surrounding areas in terms of the design, scale and appearance of the proposed development. Development should have regard to the character of the surrounding area. - Effects on amenity, including privacy, light, noise, vibration, air quality, odours, litter, vermin, birds, road safety and traffic generation. This could also include proposals which would be sensitive to existing environmental conditions, such as noise. - Accessibility: buildings and neighbourhoods fully accessible to disabled people, access to new development by sustainable transport modes. - Community safety and crime prevention. - Design for health. - Adequacy of internal accommodation and external amenity space. - Refuse storage and collection. - Vehicular access and car parking. - Effects relating to biodiversity, landscape, archaeological or built heritage. - Green infrastructure including open space, both public and private. - The use of alternatives to peat-based products in landscaping/gardens within development schemes. - Flood risk and drainage. - Existing or proposed hazardous installations. - Subject to scheme viability, developers will be required to demonstrate that new development incorporates sustainable construction techniques.

As set out within the issues section of this report, the application proposals are considered to accord with policy DM1 of the Core Strategy. The Unitary Development Plan for the City of Manchester (1995) A number of policies within the adopted UDP have been saved and are relevant to the consideration of the current application, these are:


Policy E3.3 states the Council will upgrade the appearance of the City's major radial and orbital roads and rail routes. This will include improvements to the appearance of adjacent premises; encouraging new development of the highest quality; and ensuring that landscape schemes are designed to minimise litter problems. The application proposals are considered to be of high quality and enhance and upgrade the appearance of Great Ancoats Street. Policy E3.4 sates the Council will create a network of safe and attractive major linear recreational open spaces by linking and making better use of river valleys, canals, disused railways and other appropriate areas of open space. Within these areas measures will be taken to:-

a) achieve widespread environmental improvements; b) protect the natural environment; c) improve water quality; d) improve access for pedestrians, disabled people, cyclists and, where

appropriate, horse riders; e) protect and enhance wildlife corridors

The application proposals are considered to improve the access to Rochdale Canal; and subject to appropriate conditions relating to waste management plan for Unit 7 as recommended by the Canal and River Trust are considered to achieve environmental improvements to this part of the Canal corridor. Policy DC18.1 states development proposals adjacent to Conservation Areas will be granted only where it can be shown that they will not harm the appearance or character of the area. This will include the protection of views into and out of Conservation Areas. Policy DC19.1 states the Council will seek to preserve and enhance the settings of listed buildings by appropriate control over the design of new development in their vicinity, control over the use of adjacent land, and where appropriate, by the preservation of trees and landscape features; As detailed within the issues section of this report the application proposals the application proposals are not considered to harm the appearance of character of the adjacent Ancoats Conservation Area and subject to conditions will preserve the setting of the grouping of listed buildings on Redhill Street. The Guide to Development in Manchester Supplementary Planning Document and Planning Guidance (2007) In the City of Manchester, the relevant design tool is the Guide to Development in Manchester Supplementary Planning Document and Planning Guidance. The Guide states the importance of creating a sense of place, high quality designs, and respecting the character and context of an area. The Guide to Development in Manchester Supplementary Planning Document and Planning Guidance provides a framework for all development in the City and requires that the design of new development incorporates a cohesive relationship with the street scene, aids natural surveillance through the demarcation of public and private spaces and the retention


of strong building lines and appropriate elevational detailing and strong design particularly to corner plots. The proposals are considered to have been designed to reflect the sites context and relationships with the surrounding area to provide a strong built form and high quality of elevational detailing and therefore accord with the principles of the Guide to Development SPD. East Manchester Strategic Regeneration Framework 2008 -2018 The East Manchester Strategic Regeneration Framework (SRF) was revised in November 2007. It identifies the progress made in East Manchester since 2001 but also sets out the strategic direction for the next 10 years in order to continue the holistic regeneration of the area. The SRF identifies New Islington as a neighbourhood that will be primarily medium and high-density in character and of a mixed Residential/Commercial Area acting as a natural extension of the City centre and supporting a greater range of households and neighbourhood uses. The SRF states that a priority for New Islington is to take advantage of any Central Retail Park re-development opportunity to improve pedestrian links to Great Ancoats Street and to redefine Great Ancoats Street as a mixed-use, pedestrian-friendly urban boulevard. It is considered that the application proposals will provide a greater mix of uses serving and supporting the New Islington neighbourhood and its environs and creating improved links from Great Ancoats Street through to New Islington. It is therefore considered that the proposals meet the aspirations set out within the East Manchester SRF and the Eastlands Regeneration Framework. The Manchester Retail and Regeneration Impact Study 2012 The conclusions and findings of the MRRIS were endorsed by Executive Committee at its meeting on the 14th March 2012 subject to amendments following a consultation exercise. The Executive Committee also resolved to: endorse the identification of First Street and Central Retail Park as the priorities for convenience retail provision in the City Centre; request that the Planning and Highways Committee take the Manchester Retail and Regeneration Impact Study into consideration when determining future planning applications. The MRRIS was prepared with the objective of considering the extent to which new food store development could support the: - Community Strategy, Core Strategy, and respective Strategic Regeneration Frameworks – the delivery of the specific long-term objectives of the identified document; - Regeneration Impact– in line with national planning policy (PPS4 and Draft NPPF), including the extent to which large scale retail investment could contribute to the regeneration of the wider area and the role of the food store in improving the overall


spatial position, physical quality, and perceptions of the sites and surrounding areas, including potential cumulative impacts; and - Deliverability –the deliverability of each site, in planning terms The Study undertook to assess 9 identified sites within the City Centre and surrounding environs including sites in Salford. The regeneration impacts assessment within the study concluded both qualitatively and quantitatively that foodstore development at First Street and/or Central Retail Park has the greatest associated benefits. This includes the recognition of the more advanced nature of proposals on the site and ability to deliver in the short term, and critically the catalytic effect that a foodstore would have in terms of wider investment to include cultural and commercial activities in the respective wider areas. The National Planning Policy Framework The National Planning Policy Framework published in March 2012 (NPPF). It sets out the Government’s planning policies for England and how these are expected to be applied. It sets out the Government’s requirements for the planning system; the NPPF is a material consideration in planning decisions. The NPPF sets out that there are three dimensions to sustainable development: economic, social and environmental. These dimensions give rise to the need for the planning system to perform a number of roles:

-an economic role, contributing to building a strong, responsive and competitive economy, by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation; and by identifying and coordinating development requirements, including the provision of infrastructure; - a social role, supporting strong, vibrant and healthy communities, by providing the supply of housing required to meet the needs of present and future generations; and by creating a high quality built environment, with accessible local services that reflect the communities needs and support its health, social and cultural well-being; and - an environmental role, contributing to protecting and enhancing our natural, built and historic environment; and, as part of this, helping to improve biodiversity, use natural resources prudently, minimise waste and pollution, and mitigate and adapt to climate change including moving to a low carbon economy.

The NPPF states local planning authorities should apply a sequential test to planning applications for main town centre uses that are not in an existing centre and are not in accordance with an up-to-date Local Plan. They should require applications for main town centre uses to be located in town centres, then in edge of centre locations and only if suitable sites are not available should out of centre sites be considered. When considering edge of centre and out of centre proposals, preference should be given to accessible sites that are well connected to the town centre. Applicants and local planning authorities should demonstrate flexibility on issues such as format and scale.


In relation to retail developments the NPPF states that when assessing applications for retail, leisure and office development outside of town centres, which are not in accordance with an up-to-date Local Plan, local planning authorities should require an impact assessment if the development is over a proportionate, locally set floorspace threshold (if there is no locally set threshold, the default threshold is 2,500 sq m).This should include assessment of: the impact of the proposal on existing, committed and planned public and private investment in a centre or centres in the catchment area of the proposal; and the impact of the proposal on town centre vitality and viability, including local consumer choice and trade in the town centre and wider area, up to five years from the time the application is made.

The NPPF states that where proposed development accords with an up-to-date Local Plan it should be approved. The proposals will create new retail and leisure facilities in a sustainable location and as set out in this report are indicated as being in accordance with the up to date Core Strategy Development Plan Document and therefore accord with the main principles of the National Planning Policy Framework. Issues Principle of Uses The application site is an established out of centre retail park, it contains a number of large retail units used for the sale of comparison (non-food) retail goods. Since the retail parks development in the late1980s it has undergone limited alterations although an additional unit and insertion of mezzanine floors into two units were approved in 1994, 2000 and 2001. The current proposals whilst retaining and refurbishing a number of the existing units, introduce a range of new uses on to the site which include a Cinema, café, restaurant, bars and a foodstore. The applicant has submitted a Planning, Retail and Regeneration Statement and Supplementary Statement which sets out a consideration of the applications proposals against national and local planning policy. These documents indicate that the proposed range of uses will enable the high quality comprehensive redevelopment of the retail park and also diversify and complement the overall offer of the site. It is considered that the introduction of new uses within smaller scale retail units will support the diversification of the retail park and provide a wider range of facilities for existing and future residents and support the continuing regeneration of the surrounding environs. The capacity and need for the foodstore and other retail elements has through the work of the City Council been identified and the applicant submission confirms this. This position has also been fully assessed and tested through the planning process and a more detailed consideration of matters relating to the retail considerations of the proposals and its regeneration benefits are set out below. Retail Considerations Central Retail Park is located within an out of centre location and it is therefore necessary to assess the application proposals against the relevant local and national policies which in this instance are policies C1, C9 and CC2 of the Core Strategy and


the requirements set out within the National Planning Policy Framework. It is against this policy background that the application proposals and supplementary information provided by the applicant have been fully assessed by the local planning authority. Policy C9 of the Core Strategy and the National Planning Policy Framework indicate that for proposals for town centre uses that are not within an existing City, District or local centre should be subject of assessment in terms of the whether more sequentially preferable sites are available for the proposals; that the proposal would not have unacceptable impacts with recently completed and approved schemes on the vitality and viability of the City Centre and designated district and local centres; and, the proposal is appropriate in terms of its scale and function to its location. Policy C9 indicates that development that improves the environment of an existing out-of-centre facility or its relationship with surrounding uses will be supported, providing that it also meets the other criteria in the policy. Sequential Test With regard to the foodstore component of the scheme, the available evidence demonstrates there are no sequentially preferable alternatives to meet the requirement which is identified within the Core Strategy. The Manchester Retail and Regeneration Impact Study February 2012 assessed and considered 9 potential sites to meet the requirement identified in the Core Strategy and indicated that 2 sites, Central Retail Park and First Street were best placed to meet this requirement. The applicant has not undertaken a sequential test of the other components of the proposals i.e the proposed mezzanine floorspace within units to be retained, the new retail units proposed or the Cinema. They have stated that these components of the proposals are “integral components of the overall retail park redevelopment proposals, but they will be wholly ancillary to the primary retail function of the site as a continuing retail park and foodstore, rather than being a destination in their own right.” In relation to the proposed additional mezzanine floorspace in two of the retail units to be retained and given the overall reduction in comparison goods floorspace (discounting the foodstore) it is considered reasonable that this element is not subject to a sequential assessment in this instance. It is considered, in the absence of a sequential assessment, that the provision of the new smaller retail units and Cinema within the proposals may have the potential to be accommodated in sequentially preferable locations and sites within the City Centre. However the applicant has indicated that these elements are integral to the application proposals and they will have relatively small localised catchments, and will provide complementary uses to help ensure the success of the redevelopment proposals and maximise the regeneration benefit for local communities. The new retail units and Cinema are located with a clear design intent to maximise active frontages to the Rochdale Canal, Great Ancoats Street and the new pedestrian link with Cotton Fields Park. It is therefore considered that these elements are integral to the overall development and wider regeneration benefits and cannot therefore be disaggregated from the wider consideration of the proposals. It is considered appropriate in this instance on the basis that the smaller retail units would serve a


small localised catchement to attach a condition to any approval relating to the floorspace provision within each unit of the proposals. Impact The Core Strategy acknowledges the requirement for additional convenience floorspace to serve the City Centre and central area of the City within policy CC2. Further studies undertaken on behalf of the Council have identified and analysed potential sites in order to meet this identified requirement. The Manchester Retail and Regeneration Impact Study February 2012 took into account retail issues, wider planning and regeneration considerations and concluded that two potential sites as being the best locations to accommodate foodstore development the first in a scheme to redevelop Central Retail Park and the second at First Street, located to the south of the City Centre. The identified requirement is for two large foodstores to serve the Central Area of the City. It is anticipated that both Preferred Sites would be developed - they are not considered to be alternatives. In terms of impact of the foodstore the MRRIS concluded that the City Council’s retail evidence identified sufficient capacity to support new foodstore developments at First Street and Central Retail Park, these two sites were also identified as offering the most regenerative benefits. The MMRIS involved a detailed impact assessment which also took into consideration the cumulative impact of existing commitments for new foodstore developments within the study area. The assessment demonstrated that the impacts of two new foodstores serving the city centre would be acceptable on the other existing and committed foodstores in the study area. It also concluded that any impact would be in the short-term, and soon mitigated by strong growth in population levels and convenience goods expenditure growth. It is noted that the proposed foodstore in the application proposals is larger than that assumed within the MRRIS 3,250sqm versus 3,000sqm net, however this slightly greater floorspace is not considered to have any material consequences over and above the impact assessment undertaken within the MRRIS for Central Retail Park. Overall the proposals will result in the reduction of floorspace available in the Retail Park for the sale of comparison (non-food) goods from the current figure of 15,130 sqm net to approximately 14,000sqm net which includes floorsapce given over to the sale of comparison goods within the foodstore (1,395sqm). The MRRIS also assessed comparison goods impact on the basis of a foodstore having 3,000 square metres of comparison floorspace. The proposed foodstore has significantly less than this and is 1,395 square metres. The MRRIS concluded that overall, the likely comparison goods trade draw of two new stores in the city centre (First Street and Central Retail Park) is unlikely to lead to any adverse effects on the overall performance of existing centres. With regard to other retail floorspace, the proposals entail a reduction in the amount of floorspace on the site by 3,136 square metres gross. This figure pre-supposes that all the floorspace proposed would be occupied by retail businesses. The application seeks permission to use the units for uses falling within Class A1, A3 and A4. Whilst acknowledging that the character and function of retail uses on the site is likely to change compared to the existing retail park (part of which is inevitable as a


consequence of a new foodstore on the site), there is unlikely to be any significant adverse impact on investment elsewhere or on the vitality and viability of an existing centre arising from the retail components of the proposals. With regard to the cinema no assessment of the likely impact of this component of the scheme had been undertaken to support the proposed development at this time. The cinema component of the proposed development has the potential to divert cinema trips from existing and planned provision given its location and that it is not considered to function solely as a local facility. However, it is acknowledged that the proposed development is relatively small in scale (1,306 sqm - up to four screens and/or accommodating a total seated audience of up to approximately 400 people), is indicated as being an integral component of the overall redevelopment proposals and any trade diversion would be spread amongst existing facilities including those at the City Centre and others in out-of-centre locations such as Showcase at Gorton, Cineworld at Ashton and others. Given this position further information has been requested from the applicant to address the issue of impact on existing and planned cinema provision within the City. It is recommended that the application be minded to be approved subject to the satisfactory outcome of the assessment. In addition conditions are set out to cover the cinema element of the proposals to ensure that there are no impacts on existing and planned cinema provision in the City. Subject to the resolution of the impacts of the proposed Cinema the application proposals are considered to address the policy criteria set out in C9 of the Core Strategy and the National Planning Policy Framework and will improve the environment of an existing out-of-centre facility and its relationship with surrounding uses. Heritage The application was accompanied by a single chapter Environmental Statement dealing with Heritage matters. An updated ES was submitted following comments of statutory consultees and the issuing of the formal scoping opinion of the local planning authority to address archaeological matters. The ES concludes that there would be a range of medium adverse, low adverse and imperceptible magnitude of impact on above ground heritage during the construction phase and that there would be low beneficial and imperceptible magnitude of impacts on ground heritage during the operation phase. The construction impacts are temporary and can be mitigated by phasing and construction management. Operational effects are either negligible or beneficial. English Heritage in their response to the application raise no concerns or issues with the content or the conclusions of the ES. They have raised a particular issue with regards to the proposed boundary treatment on the western side of the application site and that this fails to to consider the relationship between the edge of the site and its visual relationship with the listed buildings along Redhill Street, the setting of the Conservation Area. Following discussions with officers and the applicant, English Heritage have agreed that to overcome their concern the full details of the boundary treatment from the line of canal bridge no.88a northwards to the boundary of the application site can be dealt with by way of a specific appropriately worded condition of any planning approval.


The ES has assessed the magnitude of impact of the proposed development upon archaeological assets has been assessed and considered against the value of these assets in order to determine if and to what degree the proposed development would cause any significant environmental effects upon archaeological assets. The ES concludes that the proposed development has the potential to have a direct impact upon areas of the site in which archaeological assets are predicted to exist. Should archaeological assets survive the impact would constitute a significant environmental effect. The impacts of construction activity on the site would be permanent but can be mitigated with adequately through a post-determination programme of archaeological work. The Greater Manchester Archaeology Advisory Service concur with the conclusions of the ES and recommend a condition be attached to any approval to secure such a programme of archaeological works. Impact on the setting of Listed Buildings and the Ancoats Conservation Area As noted English Heritage are satisfied that subject to conditions there would be no significant adverse impact on the adjacent Ancoats Conservation Area. Given the improvements both in terms of built form, public realm and landscaping it is considered the proposal would positively enhance the visual amenity of the area and will not detract from the character of Ancoats Conservation Area. In terms of Listed Buildings it is recognised that there are a number of buildings and structures of merit adjacent Redhill Street and the Rochdale Canal (Rochdale Canal Lock 82; Sedgwick Mill all (all Grade II); Royal Mill, Decker Mill/Old Mill (all Grade II*) and within the Ancoats Conservation Area. The proposals have been assessed against their potential impact on the setting of the adjacent Listed Buildings and Structures and on the character of Ancoats Conservation Area and are considered to accord with policy EN3 of the Core Strategy. Trees The application proposals involve the removal of a number of trees across the site. In total the proposals result in the removal of 92 trees, the retention of 7 and the provision of 61 new trees. The applicant has investigated opportunities for the provision of further new trees on site and within the highway on Great Ancoats Street. These options were not viable but in order to mitigate against the loss of trees the applicant has indicated that they are willing to look at a scheme for the provision of 40 trees off site in order to achieve the Councils policy of a 10% increase in trees. It is considered appropriate to attach a condition to any approval relating to the provision of suitable replacement trees off site. Landscaping The application proposals include a new hard and soft landscaping scheme for the entire site, the applicant has indicated that the design intention is to provide a landscape scheme which improves upon the existing scheme, creates strong legible routes through the site and develops areas of public realm including the primary route through the site from Great Ancoats Street to Cotton Fields. The proposals also include an improvement scheme between the canal and the retail park boundary to complement the existing public realm improvements on the opposite side of the canal


associated with the conservation area. The scheme seeks to retain the existing stone canal edging and cobbles which run along the towpath in this area.

It is considered that the landscaping scheme is considered acceptable in this location and will provide an appropriate setting to the proposed development and is therefore considered to be accord with policies SP1, EN1and EN9 of the Core Strategy. Highway Impacts and Safety A number of responses from residents have raised issues regarding highway safety and the traffic impact of the proposals. The application proposals include a new pedestrian crossing facility on Great Ancoats Street to improve safe connections with residential areas and the city centre to the south. Citywide Support Services – Highways are supportive of provision of this crossing facility. They have also assessed the traffic impact of the proposals in the submitted Transport Assessment and additional work undertaken by the applicant. Following this assessment they raise no concerns with regards to the impacts on highway capacity as a result of the proposals. The application site is considered to be located within a sustainable location close to existing and future residential areas and can be accessed by non-motorised transport. It is therefore considered, subject to the imposition of a condition for the submission and agreement of the highway works required to facilitate the development, that the proposals do not give rise to unacceptable impacts on highway safety or the capacity of the highway network and therefore accord with policy DM1 of the Core Strategy. Lighting A resident has raised a concern regarding lighting of the application proposals and the impacts on residential properties. The applicant has submitted a Light Spill Assessment alongside the application which seeks to provide an overview light spill assessment of the existing site lighting and the potential for light spill created by the Central Retail Park development. This document acknowledges that at this stage a full detailed lighting scheme for the proposals has not yet been developed. The assessment states the existing site lighting is not of a high quality and as such there is a degree of light spill and sky glow and the proposed redevelopment of the application site offers an opportunity to improve the quality of the lighting on the site with respect to light spill and sky glow. The assessment states that lighting for the development will not have a negative effect with regards to light spill and sky glow if good practice and specifically the ILP guidance for the reduction of obtrusive light document are adhered to. The assessment also identifies specific areas around the site that are sensitive to light spill, e.g. residential areas, and recommendations have been provided on how these spaces can be illuminated such that light spill is minimise. A Lighting Strategy is presented within the submitted document with an aim of limiting light spill from the development proposals and this will be used to guide the design development of the lighting scheme for the proposal.


It is not considered that the proposed development would give rise to unacceptable impacts on residential amenity as a result of lighting; the application site is located within a heavily urbanised area which is already subject to a number of lighting impacts such as from high level street lights. In addition appropriately worded conditions are recommended to be attached to any approval relating to ensuring lighting glare does not impact on residential properties and that a building lighting scheme be submitted and approved based upon the recommendations set out within the submitted Light Spill Assessment. Design and Layout The application proposals seek to redevelop a retail park developed in the late 1980s and which has only been subject to minor refurbishments and improvements since its construction. The redevelopment of the site has been faced with some challenges, including the significant level changes, the current barriers to integrating the developments to the north and ensuring any heritage issues can be addressed. The application submission therefore indicates a number of key development principles that the proposals seek to address these include: - To re-establish the pedestrian link lost when the original retail park was constructed, thus enabling pedestrians to pass through the site between Cotton Field Park and Great Ancoats Street. - The whole site to be redeveloped with a foodstore replacing retail units to the south east of the site and the remainder of the retail units being upgraded. - Additional retail/café/restaurant units provide nodes at key points to the scheme, such as to the front of the site along Great Ancoats Street and along the link to Cotton Field Park through the middle of the site. - Building orientations position and form to provide a focus towards the foodstore entrance and pedestrian link to Cotton Field Park. - Remove barriers between the site and Rochdale Canal to create an active frontage, improved public realm and establish a pedestrian link between the site and Ancoats Conservation Area. - Service access to the foodstore and retail units utilises the existing service access off Old Mill Street to the eastern corner of the site. This locates it away from public activity and minimises the health and safety risks of combining service and customer access. The foodstore and surrounding commercial units have been designed to create a focus to key points of the scheme. A contemporary simple palette of materials for the buildings are indicated which includes dark and light grey cladding, terracotta rainscreen cladding is proposed both to the new elements of the proposals and the refurbished retail units to tie all elements together. Large areas of glazing have been incorporated into the atrium providing active frontage along Great Ancoats Streets. Amendments have also been made to the treatment of the Old Mill Street/Great Ancoats Street frontage to introduce a well designed screen to the undercroft car parking beyond. The central pedestrian link from Great Ancoats Street through to Cotton Fields Park will terminate at the point of the service road serving the Ancoats NHS Centre and


the rear maintenance areas for Cotton Field Park. The full details of this connection are not know shown on the submitted drawings for this application at this time although the original approved New Islington Masterplan indicates this service road would serve a new Primary School. Given the importance of this link in the overall design intent of the proposals and its connection between New Islington and Great Ancoats Street it is considered appropriate that a condition be attached to any approval for the full details of the connection of the pedestrian link into Cotton Fields Park including any lighting to be submitted and approved. It is considered that the design of the proposals are acceptable, the buildings have been designed and sited to respond to the existing context around the site and accord with policy DM1 of the Core Strategy and the design principles set out within the Guide to Development in Manchester SPD. Residential Amenity There are a number of existing residential properties in the vicinity of the application site including on Redhill Street, Great Ancoats Street and Old Mill Street. In addition a new residential development is currently being constructed on Vesta Street and further developments are expected to take place in future years within New Islington. However, the site is in existing use as a retail park and is subject to comings and goings of motor and servicing vehicles and pedestrians at the current time and the servicing areas for the retail park will be accessed from the same location on Old Mill Street. Given the relationship of these residential areas to the proposed buildings and servicing areas, the physical improvements that the proposals will bring there are not considered to be unacceptable impacts on residential amenity in terms of noise, lighting or visual amenity. It is acknowledged that the proposals will introduce new uses which have the potential to extend the time frame of people coming and going from the application site, however these increases are not considered to be so great as to warrant refusal of the application proposals. Whilst there are likely to be impacts, these are capable of being mitigated against and need to be weighed against the overall benefits derived from the proposal which are considered to accord with policy DM1 of the Core Strategy. Sustainability The applicant has submitted a Sustainability and Energy Statement as part of the application and has indicated that low environmental impact will be central to the design of the proposed redevelopment at Central Retail Park in Manchester. It has also been indicated that the applicant is committed to achieving a BREEAM ‘Very Good’ rating. It is considered reasonable to attach a condition to any approval relating to the new buildings within the development proposals achieving post construction rating of BREEAM Very Good rating. The proposals are therefore considered to accord with policy DM1 of the Core Strategy. Regeneration


The application proposals seek approval for the comprehensive redevelopment of an existing out of centre retail park in order to provide a number of new retail facilities for the local community and wider City. Given the location of the application site adjacent to New Islington it is anticipated that there are significant additional benefits as a result of the proposals including investment in the park itself as a key retail destination on the edge of the city centre, and linking to an area of significant public sector investment. The application proposals are considered to meet the priorities and aspirations set out in the East Manchester SRF by supporting the opportunites for further residential development and investment in New Islington and improving pedestrian links to Great Ancoats Street. Whilst further analysis is required on the Cinema component, it is believed, as part of the mix of uses this has the potential to enhance and deliver regeneration benefits and act with the package of measures proposed as a catalyst for future investment in the area. However, it is recommended that the cinema element be subject of conditions to ensure that it does not adversely impact on existing and planned Cinema provision within the City. It is therefore considered that the application proposals will deliver significant regeneration outcomes which are consistent with the East Manchester SRF and policy SP1 of the Core Strategy. 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 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 Minded to Approve subject to the receipt of additional

study confirming the proposed Cinema will have no unacceptable impacts on planned and existing Cinema provision in the City Centre.

Article 31 Declaration


Officers have worked with the applicant in a positive and proactive manner to resolve any problems arising in relation to dealing with the planning application. Appropriate conditions have been recommended as a result of these negotiations. Reason for recommendation Approve on the basis that the proposals will contribute towards the continuing integrated approach to regeneration of East Manchester combining social, economic and environmental benefits through the redevelopment of an existing out of centre retail park to provide a greater range of uses for the local community and City. The proposals are not considered to give rise to unacceptable impacts on the vitality and viability of the City Centre or other district centres. It is for these reasons therefore, that the proposals are considered to accord with the following polices of the Core Strategy:

- Policy SP1 ‘Spatial Principles’ guiding the strategic development of Manchester to 2027 including an emphasis on the creation of neighbourhoods of choice; - Policy CC2 set out the requirement for further convenience retail floorspace to support the residential population of the City Centre. - Policy C9 sets out that the provision for assessing retail proposals in out of centre locations. - Policy EN1 sets out that all development in Manchester will be expected to follow the seven principles of urban design, as identified in national planning guidance opportunities for good design to enhance the overall image of the City which should be fully realised, particularly on major radial and orbital roads. - Policy EN3 sets out that development will be encouraged that complements and takes advantage of the distinct historic and heritage features of its districts and neighbourhoods, including those of the City Centre. New developments must be designed so as to support the Council in preserving or, where possible, enhancing the historic environment, the character, setting and accessibility of areas and buildings of acknowledged importance, including scheduled ancient monuments, listed buildings, conservation areas and archaeological remains. - Policy T2 relates to accessible areas of opportunity and that the Council will actively manage the pattern of development to ensure that new development is easily accessible by walking, cycling and public transport; connecting residents to jobs, centres, health, leisure, open space and educational opportunities. - Policy DM1 sets out the general principles and considerations that all development should have regard to and includes appropriate design and layout; the effects and impacts on surrounding areas and amenity , and ensuring accessibility, community safety and crime prevention.

In addition the proposals are considered to accord with the principles and aspirations for the continuing regeneration of the area as set out within the East Manchester Strategic Regeneration Framework (2008-2018). 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) No development or phase of 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. 3) The development hereby approved shall be carried out in accordance with the following drawings and documents: Drawings: PL001 Rev A Site Location Plan; 1007-08 Rev A ‘ Public Realm Canal Side’; 1007-11 Rev A ‘Hard Surface Proposals Sheet 1 of 2’; 1007-12 Rev A ‘Hard Surface Proposals Sheet 2 of 2’; 1007-9 Rev A Detailed Planting Proposals Sheet 1 of 2; 1007-10 Rev A Detailed Planting Proposals Sheet 2 of 2; 1007-05 Rev A Landscape Proposals Masterplan; 1007-03 Rev A ‘Tree Removal, Retention and Protection Plan (Sheet 1 of 2)’; 1007-04 Rev A ‘Tree Removal, Retention and Protection Plan (Sheet 2 of 2)’; PL006 Rev B ‘Proposed Ground Floor Plan’; PL007 Rev B ‘Proposed First Floor Plan’; PL008 Rev A :Proposed Elevations retained retail Units & Unit 7; PL009 Rev A Proposed Elevations Units 3,4,5,6 and Foodstore; PL012 Rev A ‘Proposed Roof Plan’; all date stamped as received by the local planning authority on the 25th March 2013. CIV-13904-SA-95-0006-A02 ‘Potential Access Layout with signal Controlled Pedestrian Crossing’; CIV-13904-SA-95-0007-A03 ‘Great Ancoats Street/Old Mill Street Proposed Junction Layout’ all prepared by Waterman and received by the local planning authority on the 11th February 2013. 1007-06 ‘Deck Planter Detail’; 1007-13 ‘Tree Pit Details’; 1007-14 ‘Green Wall’; PL010 ‘Proposed Elevations Units 1 and 2’; PL011 ‘Existing and Proposed Sections’; CIV-13904-SA-95-0008 ‘Old Mill Street/Service Yard Access Junction Improvements’ received by the local planning authority on the 24th December 2012; Documents Transport Statement and associated appendices and drawings as amended dated December 2012 prepared by Waterman Transport and Development;


Phase 1 Geotechnical and Geoenvironmental Desk Study Report dated December 2012 prepared by Cundall Doc No. 1006802-RPT-00005; Crime Impact Statement prepared by Design for Security ref 2012/0929/CIS/01 dated 12th December 2012; Planning, Retail and Regeneration Statement dated December 2012 prepared by Turley Associates; Tree Survey Schedule dated November 2012 prepared by Arthur Amos Associated; Light Spill Assessment prepared by Cundall Doc No: 1006802-RPT-00023 Revision: B Date: 18/12/2012; Air Quality Assessment prepared by SLR Consulting dated December 2012 Level 1 Flood Risk Assessment Report prepared by Cundall Doc No. 1006802-RPT-00022 Rev A dated 18/12/2012; Foul and Surface Water Drainage Report prepared by Cundall Doc No. 1006802-RPT-00021 Rev A dated 18/12/2012 Ventilation Strategy prepared by Cundall Doc No. 10006802-RPT-00013 Rev B dated 18/12/12; Utility Services Report prepared by Cundall Doc No. 1006802-RPT-00009 Rev B dated 18/12/12; Sustainability & Energy Statement prepared by Cundall Doc No: 1006802-RPT-00010 Latest Revision: C date: 18/12/2012; Environmental Acoustics Report prepared by Cundall Doc No. 1006802-RPT-00004 dated 18/12/12; Ecological Appraisal including Extended Phase 1 Habitat Survey and Initial Bat Survey prepared by Middlemarch Environmental Ltd ref:RT-MME-113054-01 Rev A dated November 2012; Design and Access Statement dated December 2012 prepared by Hadfield Cawkwell Davidson; Single Topic Environmental Statement Heritage Assets prepared by Turley Associates ref:HENM2005 dated December 2012, All date stamped as received by the local planning authority on the 24th December 2012. Environmental Statement Update: Archaeology and Heritage Assets dated March 2013 prepared by Turley Associates; Supplementary Planning Statement, Central Retail Park, Great Ancoats Street, Manchester, March 2013 prepared by Turley Associates; Design and Access Statement Design Images Addendum March 2013 prepared by Hadfield Cawkwell Davidson, all date stamped as received by the local planning authority on the 25th March 2013. 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. 4) No development shall take place until the applicant or their agents or their successors in title has secured the implementation of a programme of archaeological works to be undertaken and a report submitted in accordance with a Written Scheme of Investigation (WSI) approved in writing by the local planning authority. The WSI shall cover the following:

1. A phased programme and methodology of site investigation and recording to include: - archaeological monitoring of any geotechnical ground investigations


- archaeological evaluation trenching - targeted area excavation and recording

2. A programme for assessment to include: - analysis of the site investigation records and finds - post fieldwork production of a final report on the significance of the archaeological and historical interest represented.

3. Provision for publication and dissemination of the analysis and report on the site investigation to include: - a bound hardcopy and digital copy of the final assessment report with the Historic Environment Record - (dependent upon the investigation results) a volume in the series “Greater Manchester’s Past Revealed’.

4. Provision for archive deposition of the report, finds and records of the site investigation.

5. Nomination of a competent person or persons/organisation to undertake the works set out within the approved WSI.

Reason: To investigate the archaeological interest of the site and record and preserve any remains of archaeological interest, pursuant to Policy EN3 of the Core Strategy, saved Policy DC20.1 of the Unitary Development Plan for the City of Manchester and guidance in the National Planning Policy Framework. 5) Prior to the commencement of development, a detailed phasing plan of the development hereby approved shall be submitted to and agreed in writing by the City Council as local planning authority. The phasing plan shall include: a) A plan indicating the extent of each phase of development; b) The scope of development relevant to that phase; c) The timings and timescales for the implementation of works relevant to that phase; d) The area of the works relevant to that phase. The development hereby approved shall be subsequently carried out in accordance with the agreed phasing plan. Reason – To ensure that the development is undertaken in a satisfactory manner and to ensure that the conditions attached to the consent are complied with for each phase 6) The development of buildings identified as Units 1,2,3,4,5,6 and ‘Foodstore’ on approved drawing reference PL007 Rev B shall achieve a post-construction Building Research Establishment Environmental Assessment Method (BREEAM) rating of at least Very Good. A post construction review certificate shall be submitted to and approved in writing by the City Council as local planning authority before any of the buildings hereby approved are first occupied. Reason - In order to minimise the environmental impact of the development by securing a reduction in CO2 emissions and by incorporating sustainable construction techniques pursuant to policies EN6 and DM1 of the Core Strategy.


7) No development or phase of development shall take place until there has been submitted to and approved in writing by the local planning authority a plan indicating the positions, design, materials and type of boundary treatment to be erected. The boundary treatment shall be completed within a timescale previously agreed in writing by the local planning authority. Development shall be carried out in accordance with the approved details and shall thereafter be retained. 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 in order to comply with policies SP1 and DM1 of the Core Strategy. 8) Development shall not begin until a surface water drainage scheme for the site, based on sustainable drainage principles and the Flood Risk Assessment (FRA) from Cundall (Ref 1006802-RPT-00022 Rev A dated 18/12/2012), has been submitted to and approved in writing by the local planning authority. The scheme shall offer a reduction in surface water runoff rate in line with the Manchester Trafford and Salford Strategic Flood Risk Assessment. The scheme shall subsequently be implemented in accordance with the approved details before the development is completed. The scheme shall also include: - details of surface water attenuation to provide between 30% and 50% reduction in runoff rate compared to the existing rates. - details of exceedence event up to a 1 in 100 year including climate change allowance - details of how the scheme shall be maintained and managed after completion

Reason – To prevent the increased risk of flooding, to improve and protect water quality and ensure future maintenance of the surface water drainage system as the application site is located within an identified Critical Drainage Area pursuant to policy EN17 of the Core Strategy. 9) 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. 10) No part or phase of the development shall be occupied until space and facilities for bicycle parking have been provided in accordance with the details set out on approved drawing reference PL006 Rev B. The approved space and 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 mode of transport in order to comply with Policies SP1, T1 and DM1 of the Core Strategy. 11) The development hereby approved shall include a building lighting scheme and a scheme for the illumination of external areas during the period between dusk and dawn, based upon the principles set out within the Light Spill Assessment prepared by Cundall (Document no 1006802-RPT-00023) or as may be otherwise agreed in writing by the City Council as local planning authority. Full details of such a scheme shall be submitted to and approved in writing by the local planning authority before the development commences. The approved scheme shall be implemented in full before the development is first occupied and shall remain in operation for so long as the development is occupied. Reason - In the interests of amenity, crime reduction and the personal safety of those using the proposed development in order to comply with the requirements of policies SP1 and DM1 of the Core Strategy. 12) The hard and soft landscaping scheme approved by the City Council as local planning authority shown on drawing references 1007-08 Rev A ‘ Public Realm Canal Side’; 1007-11 Rev A ‘Hard Surface Proposals Sheet 1 of 2’; 1007-12 Rev A ‘Hard Surface Proposals Sheet 2 of 2’; 1007-9 Rev A Detailed Planting Proposals Sheet 1 of 2; 1007-10 Rev A Detailed Planting Proposals Sheet 2 of 2; 1007-05 Rev A Landscape Proposals Masterplan; shall be implemented within a timescale that has been previously agreed in writing by the local planning authority. If within a period of


5 years from the date of the planting of any tree or shrub, that tree or shrub or any tree or shrub planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place. Reason - To ensure that a satisfactory landscaping scheme for the development is carried out that respects the character and visual amenities of the area, in accordance with policies SP1 and DM1 of the Core Strategy. 13) 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 references 1007-03 Rev A ‘Tree Removal, Retention and Protection Plan (Sheet 1 of 2)’; 1007-04 Rev A ‘Tree Removal, Retention and Protection Plan (Sheet 2 of 2)’; 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 BS 5387:2012 ‘Trees in relation to design, demolition and 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. 14) All tree work carried out during the construction of the development hereby approved should be carried out in accordance with British Standard BS 3998 "Recommendations for Tree Work". Reason - In order avoid damage to trees/shrubs adjacent to and within the site which are of important amenity value to the area, pursuant to policies EN9 and EN15 of the Core Strategy. 15) No tree felling or pruning works or vegetation clearance should take place during the optimum period for bird nesting (March to July inclusive) unless nesting birds have been shown to be absent by a suitably qualified person.


Reason - In order to protect wildlife from works that may impact on their habitats, pursuant to policy EN9 of the Core Strategy. 16) No development shall commence until details of the measures to be incorporated into the development (or phase thereof) to demonstrate how secure by design accreditation will be achieved have been submitted to and approved in writing by the City Council as local planning authority. The development shall only be carried out in accordance with these approved details. The development hereby approved shall not be occupied or used until the Council as local planning authority has acknowledged in writing that it has received written confirmation of a secured by design accreditation. Reason - To reduce the risk of crime pursuant to policies SP1 and DM1 of the Core Strategy and to reflect the guidance contained in the National Planning Policy Framework. 17) Before the development hereby approved is first occupied a Travel Plan shall be submitted to and agreed in writing by the City Council as Local Planning Authority. In this condition a Travel Plan means a document which includes: i) the measures proposed to be taken to reduce dependency on the private car by those [attending or] employed in the development ii) a commitment to surveying the travel patterns of staff during the first three months of use of the development and thereafter from time to time iii) mechanisms for the implementation of the measures to reduce dependency on the private car iv) measures for the delivery of specified travel plan services v) measures to monitor and review the effectiveness of the Travel Plan in achieving the objective of reducing dependency on the private car Within six months of the first use of the development, a revised Travel Plan which takes into account the information about travel patterns gathered pursuant to item (ii) above shall be submitted to and approved in writing by the City Council as local planning authority. Any Travel Plan which has been approved by the City Council as local planning authority shall be implemented in full at all times when the development hereby approved is in use. Reason - To assist promoting the use of sustainable forms of travel to the school, pursuant to policies SP1, T2 and DM1 of the Core Strategy and the Guide to Development in Manchester SPD 18) Prior to the commencement of development a Construction Management Plan shall be submitted to and approved in writing by the City Council as local planning authority. The development shall be implemented in accordance with the agreed Construction Management Plan. The Plan shall include:

- The routing of construction traffic; - the identification of the vehicular access points into the site for all construction traffic, staff vehicles and Heavy Goods Vehicles; - Identify measures to control dust and mud on the surrounding public highway including: details of how the wheels of contractor's vehicles are to be cleaned;


and the sheeting of vehicles entering and leaving the site during the construction period; - Specify the working hours for the site; - Identify advisory routes to and from the site for staff and HGVs. - Dust management and monitoring method statement; - Noise management and monitoring method statement; - Management of construction vehicles and plant. - Measures required to protect the adjacent Rochdale Canal from pollution during construction activities.

Reason - In the interest of pedestrian and highway safety, and to ensure that construction works are not prejudicial or a nuisance to adjacent dwellings, as specified in policy DM1 of the Core Strategy. 19) If any lighting at the development hereby approved, when illuminated, causes glare or light spillage which in the opinion of the Council as local planning authority causes detriment to adjoining and nearby residential properties, within 14 days of a written request, a scheme for the elimination of such glare or light spillage shall be submitted to the Council as local planning authority and once approved shall thereafter be retained in accordance with details which have received prior written approval of the City Council as Local Planning Authority. Reason - In order to minimise the impact of the illumination of the lights on the occupiers of nearby residential accommodation, pursuant to policies SP1 and DM1 of the Core Strategy. 20) The car parking indicated on the approved plans shall be surfaced, demarcated and made available for use prior to any part or phase of development hereby approved being occupied. The car park shall then be available at all times whilst the site is occupied. Reason - To ensure that there is adequate parking for the development proposed when the building is occupied in order to comply with Policy DM1 of the Core Strategy. 21) Notwithstanding the approved plans, no development shall commence until the full technical details of all off site highway works required to Great Ancoats Street, Old Mill Street have been submitted and approved in writing by the local planning authority. Reason - In the interests of highway and pedestrian pursuant to policy DM1 of the Core Strategy. 22) Deliveries, servicing and collections, including waste collections shall not take place outside the following hours: 07:30 to 20:00, Monday to Saturday, no deliveries/waste collections on Sundays/Bank Holidays. Reason - To safeguard the amenities of the occupiers of nearby residential accommodation pursuant to policy DM1 of the Core Stategy.


23) Prior to the first use of the development or phase of development hereby approved a Servicing Management Plan for the site shall be submitted to and agreed in writing by the local planning authority. The development shall be operated in accordance with the agreed management plan. Reason - To safeguard the amenities of the occupiers of nearby residential accommodation pursuant to policy DM1 of the Core Strategy. 24) Prior to the commencement of development a scheme for the extraction of any fumes, vapours and odours from the premises hereby approved 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. 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 and saved Policy DC10.4 of the Unitary Development Plan for the City of Manchester 25) Units 1,2,3,4,5,6,7, G, H and the Foodstore as identified on approved drawing reference PL007 Rev B within the development hereby approved shall not be occupied for A1,A3,A4 and D2 use class until the permitted hours of operation for that unit have been submitted to and agreed in writing by the City Council as Local Planning Authority. The uses approved pursuant to this application shall only operate within the hours as agreed under this condition. Reason - To safeguard the amenities of the occupiers of nearby residential pursuant to policy DM1 of the Core Strategy. 26) Prior to the occupation of the hereby approved development, a scheme detailing the hours and extent of use of any external areas of the development shall be submitted to and agreed in writing by the City Council as the Local Planning Authority. The agreed hours of use shall remain operational thereafter. No amplified sound or any music shall be produced or played in any part of the site outside of the building. Reason - To prevent detrimental impact on the amenity of nearby residents and in the interests of local amenity in order to comply with Policy DM1 of the Core Strategy. 27) Before first occupation of the development the buildings, 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. 28) No development shall commence until a scheme for the storage (including segregated waste recycling) and disposal of refuse has been submitted to and


approved in writing by the City Council as local planning authority. The details of the approved scheme shall be implemented as part of the development and shall remain in situ whilst the use or development is in operation. Reason – In the interests of amenity and public health pursuant to policy DM1 of the Core Strategy. 29) No part of the development hereby permitted shall commence until fully detailed cross section plans of the existing and proposed external ground levels have been submitted to and approved in writing by the City Council as Local Planning Authority. The development shall be implemented in accordance with the approved details. Reason - To ensure that a satisfactory development is carried out, in accordance with policy DM1 of the Core Strategy. 30) Prior to the installation of any biomass boiler as identified on the approved plans, full details of the boiler and any housing required shall be submitted to and approved in writing by the local planning authority. The details to be submitted shall include:

- Full elevational drawings of the proposed boiler including details of materials of the external surfaces of the installation;

- A location plan indicating the positioning of the boiler on site; - A full acoustic report to demonstrate that the proposed boiler would achieve a noise level of 5dB below the existing background (LA90) in each octave band at the nearest noise sensitive location.

Reason – In the interests of amenity and public health pursuant to policy DM1 of the Core Strategy. 31) No development shall commence until a tree planting scheme for the provision of 40 no. trees of a suitable size and species to be planted outside of the application site, has been submitted to and approved in writing by the City Council as local planning authority. The approved scheme shall be implemented within a timescale to be agreed in writing by the local planning authority. If within a period of 5 years from the date of the planting of any tree, that tree or any tree planted in replacement for it, is removed, uprooted or destroyed or dies, or becomes, in the opinion of the local planning authority, seriously damaged or defective, another tree or shrub of the same species and size as that originally planted shall be planted at the same place. Reason - To ensure that a satisfactory tree replacement scheme is in place to mitigate against the loss of on site trees pursuant to policy EN9 and DM1 of the Core Strategy. 32) Prior to the occupation of unit 7 identified on approved drawing reference PL006 Rev B a management scheme for any associated external areas shall be submitted to and approved in writing by the local planning authority. The management scheme shall set out the details and arrangements for ensuring litter and waste arising from the use of any external areas associated with unit 7 is appropriately collected and disposed of. The approved management scheme shall be implemented in full whilst the use is in operation.


Reason - In the interests of the amenity of the Rochdale Canal corridor, pursuant to saved Policy E3.4 of the adopted Unitary Development Plan for the City of Manchester.

33) No development shall commence unless and until full details of the treatment of the link between the pedestrian link bridge on the northern boundary of the application site and Cotton Fields Park has been submitted and approved in writing by the local planning authority. The details to be submitted shall include: cross section drawings; the positions of lighting columns and specifications; surfacing treatment; and, details of any access gates to be installed along with the management arrangements to be put in place. The development shall be carried out in accordance with the approved details which will be retained thereafter.

Reason - In order that safe pedestrian connections are provided between the approved development and adjacent public park pursuant to policy T1 and DM1 of the Manchester Core Strategy Development Plan Document. 34) Unit 6 as identified on the approved drawing reference PL007 Rev B shall not be occupied for a Cinema (D2 use) until it has been clearly demonstrated to the satisfaction of the City Council as local planning authority that there will be no adverse impact of the operation of the Cinema on existing and planned Cinema provision within the City Centre of Manchester. Reason – To ensure that the proposals accord with local and national policy as set out within policy C9 of the Core Strategy and the National Planning Policy Framework. 35) This permission hereby approved relates to :-

- A retail foodstore identified on approved drawing reference PL007 Rev B of no more than 4,645 sqm net sales area, of which 3,250 sqm (70%) will be used for the sale of convenience goods and 1,395 sqm (30%) will be used for the sale and display of ancillary comparison goods; - Unit 1 identified on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) or A3,A4 use class of no more than 230 sqm net sales area; - Unit 2 on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) or A3,A4 use class of no more than 112 sqm net sales area; - Unit 3 on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) or A3,A4 use class of no more than 81 sqm net sales area; - Unit 4 on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) or A3,A4 use class of no more than 150 sqm net sales area; -Unit 5 on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) or A3,A4 use class of no more than 194 sqm net sales area; - Unit 6 on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) or A3,A4, D2 Cinema use class of no more than 1306 sqm net sales area.


- Unit 7 on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) or A3,A4 use class of no more than 290 sqm net sales area; - Unit E on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) of no more than 3,276 sqm net sales area; - Unit F on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) of no more than 1,102 sqm net sales area; - Unit G on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) of no more than 3,747 sqm net sales area (ground floor and mezzanine combined); - Unit H on approved drawing reference PL007 Rev B for the sale and display of ancillary comparison goods (class A1) of no more than 2,178 sqm net sales area (ground floor and mezzanine combined).

Reason - For the avoidance of doubt as changes to any element of the development may have consequences in terms of national and local policy considerations. 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: 101259/FO/2012/N1 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: Contaminated Land Section Environmental Health New East Manchester Greater Manchester Ecology Unit The Coal Authority English Heritage (NW Region) Environment Agency Greater Manchester Archaeological Advisory Service Greater Manchester Police Transport For Greater Manchester Canal & River Trust Highway Services Flat Nos. 519, 520, 521, 522, 601, 602, 603, 604, 605, 606, 607, 608, 609, 610, 611, 612, 613, 614, 615, 701,702, 703, 704, 705, 706, 707, 708, 709, 710, 711, 712, 713, 714, 715, 801, 802, 803, 804, 805, 806, 807, 808, 809, 810, 811, 812, 813, 814, 815 2 Lampwick Lane, Manchester, M4 6BX 17 James Brindley Basin, Manchester, M1 2NL 33 James Brindley Basin, Manchester, M1 2NL 28 29 William Jessop Court, Millbank Street, Manchester, M1 2NE


Unit 1, Unit 2, Unit 3, Unit 4, Unit 5, Unit 6, Chancel Place, Store Street, Manchester, M1 2WB 10 Outram House, Piccadilly Village, Great Ancoats Street, Manchester, M4 7AA 86 - 88 Great Ancoats Street, Manchester, M4 5BG Ducie Street, Manchester, M1 2JW 23, 47 , 51 – 53, 65 – 67, 77 – 79, 81 Ducie Street, Manchester, M1 2JQ 63 Houldsworth Street, Manchester, M1 2ES Nos. 84, 87 166 – 174,132 – 134, 140 Great Ancoats Street, Manchester, M4 5AG Nos. 2 3 4 5 6 7 8 9 10 11 12 13 14 Saltford Avenue, Manchester, M4 6EL 2 4 6 7 8 9 10 11 12 13 15 17 21 23 25 27 29 31 33 Weybridge Road, Manchester, M4 6FD Nos. 1 3 5 7 9 11 13 15 17 19 21 Tidworth Avenue, Manchester, M4 6FJ 1 3 5 7 Holkham Close, Manchester, M4 6EG Nos. 14 16 18 19 20 22 24 26 28 30 32 34 36 Weybridge Road, Manchester, M4 6FD Nos. 2 4 6 8 10 12 14 16 Tavery Close, Manchester, M4 6FL 83 Ducie Street, Manchester, M1 2JQ Unit A1, Central Retail Park, Great Ancoats Street, Manchester, M4 6DJ Nos. 100 102 104 106 108 110 112 114 116 118 120 122 124 126 128 Old Mill Street, Manchester, M4 6EE Nos. 88 90 92 94 96 98 Old Mill Street, Manchester, M4 6EE 5 Canal Cottages, Vesta Street, Manchester, M4 6DS Nos. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 34 Nos. 1 2 3 4 5 6 7 8 9 10 11 12 13 William Jessop Court, Millbank Street, Manchester, M1 2NE Unit B, Unit C, Unit D, Unit E, Unit G2,, Central Retail Park, Great Ancoats Street, Manchester, M4 6DJ Ground Floor, 62 Jersey Street, Manchester, M4 6JW First Floor And Second Floor, 62 Jersey Street, Manchester, M4 6JW Dixon Mill, Jersey Street, Manchester, M4 6JG 53 Store Street, Manchester, M1 2WD Flat Nos. 3, 4, 6, 7, 8, 9, 10, 12, 14, 15,16, 17, 18, 20, 21,22,23, 24, 26, 27,28,29, 30, 31, 34, 35, 36, 37, 38,39, 40, 41, 42, 43, 44, 45, 46, 47, 48, 49, 50, 51, 52, 53, 54,55, 56, 57, 58, 59, 60, 61,62, 65, 70, 72, 73, Mm2, Pickford Street, Manchester, M4 5BS 14 15 16 17 18 19 20 21 22 23 24 25 26 27 William Jessop Court, Millbank Street, Manchester, M1 2NE Canal Cottages, Vesta Street, Manchester, M4 6DS Second Floor, Mill Street Works, Piercy Street, Manchester, M4 6EB 7 8 Outram House, Piccadilly Village, Great Ancoats Street, Manchester, M4 7AA Ancoats Community Clinic, Piercy Street, Manchester, M4 6FB Ground Floor And First Floor, Phoenix Mill, Piercy Street, Manchester, M4 7HY Ground Floor, Phoenix Mill, Piercy Street, Manchester, M4 7HY Piccadilly Village, Great Ancoats Street, Manchester, M4 7AB Mill Street Works, Piercy Street, Manchester, M4 6EB Site Office, 2 Old Mill Street, Manchester, M4 6EE Nos. 141 143 145 147 149 155 Great Ancoats Street, Manchester, M4 6DH Flat Nos. 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24, 25, 26, 27, 28, 29, 30, 151 Great Ancoats Street, Manchester, M4 6DH Flat Nos. 63, 64, 66, 67, 68,69,71, 74, 75, 76, 77,79, 80,81, 82,83, 84, 85, 86,87,88, 89, 90, 91, 92, 93,Mm2, Pickford Street, Manchester, M4 5BT


Flat 1, 5, 11, 19, 25, 32, 33, Mm2, Pickford Street, Manchester, M4 5BS 62 Jersey Street, Manchester, M4 6JW Central Retail Park, Great Ancoats Street, Manchester, M4 6DJ Jersey House, 52 Jersey Street, Manchester, M4 6JE 104 Great Ancoats Street, Manchester, M4 5BQ 10 Pigeon Street, Manchester, M1 2JX 2 Jersey Street, Manchester, M4 6JB Apartment Nos. NS 201, 202, 203, 204, 205, 206, 207, 208, 209, 210, 211, 212, 301, 302, 303, 304, 305, 306, 307, 309, 310, 311, 313, 401, 402, 403, 404, 405, 406, 407, 408, 409, 411, 413, 501, 502, 503, 504, 505, 506, 507, 508, 509, 510, 511, 512, 513, 514, 515, 516,Royal Mills, 2 Cotton Street, Manchester, M4 5BD Apartment Nos. OS 210, 305,Royal Mills, 2 Cotton Street, Manchester, M4 5BW First Floor And Second Floor Workshop, 10 Pigeon Street, Manchester, M1 2JW 6 Pickford Street, Manchester, M4 5BS Shamrock Inn, 17 - 21 Bengal Street, Manchester, M4 6AQ Basement, Ground Floor, Second Floor, First Floor And Second Floor, Third Floor, Fourth Floor, Fifth Floor, 104 Great Ancoats Street, Manchester, M4 5BQ Ground Floor, Woodward Court, Woodward Street, Manchester, M4 7JP Unit A2, Central Retail Park, Great Ancoats Street, Manchester, M4 6DJ Miller Patents, Miller House, Murray Street, Manchester, M4 6HS Royle And Gemmell Ltd, Miller House, Murray Street, Manchester, M4 6HS Unit G1, Central Retail Park, Great Ancoats Street, Manchester, M4 6DJ Ground Floor To Second Floor, 89 - 91 Great Ancoats Street, Manchester, M4 6DW Ground Floor, 89 Great Ancoats Street, Manchester, M4 6DW First Floor Suite 1.1, Waulk Mill, 83 Bengal Street, Manchester, M4 6AQ First Floor Suite 1.3, Waulk Mill, 83 Bengal Street, Manchester, M4 6AQ Second Floor Suite 2.1, 83 Bengal Street, Manchester, M4 6AQ Second Floor Suite 2.2, 83 Bengal Street, Manchester, M4 6AQ Second Floor Suite 2.3, 83 Bengal Street, Manchester, M4 6AQ Second Floor Suite 2.4, 83 Bengal Street, Manchester, M4 6AQ Third Floor Suite 3.1, Waulk Mill, 83 Bengal Street, Manchester, M4 6AQ Third Floor Suite 3.2, Waulk Mill, 83 Bengal Street, Manchester, M4 6AQ Fourth Floor Suite 4.1, Waulk Mill, 83 Bengal Street, Manchester, M4 6AQ Duplex 1, Ducie House, 37 Ducie Street, Manchester, M1 2JW Duplex 2, Ducie House, 37 Ducie Street, Manchester, M1 2JW Duplex 3, Ducie House, 37 Ducie Street, Manchester, M1 2JW Room 228, Ducie House, 37 Ducie Street, Manchester, M1 2JW First Floor Unit Nos. 101, 102, 103, 104, 105, 110, 111, 113, 115, 116, 117, 119, 125, 127, 128, 129, 130, 131, 133,Ducie House, 37 Ducie Street, Manchester, M1 2JW Basement And Ground Floor, Ducie House, 37 Ducie Street, Manchester, M1 2JW Second Floor Unit Nos. 201, 202, 203, 204, 205, 207, 210, 211, 212, 213, 214, 215, 217, 219, 221, 223, 224, 225, 226, 227, 228, 229, 230, 231, 232, 233, 234, 235,Ducie House, 37 Ducie Street, Manchester, M1 2JW Ground Floor Suite G1, Suite G2, Suite G3.1, Suite G3.2, Waulk Mill, Bengal Street, Manchester, M4 6AQ Duplex Unit 4, Ducie House, 37 Ducie Street, Manchester, M1 2JW Third Floor Unit Nos. 300, 302, 303, 304, 305, 306, 308, 310, Ducie House, 37 Ducie Street, Manchester, M1 2JW Ground Floor Rear, 32 - 34 Laystall Street, Manchester, M1 2JZ


Ground Floor To Second Floor, 32 - 34 Laystall Street, Manchester, M1 2JZ Unit 106, 206, Ducie House, 37 Ducie Street, Manchester, M1 2JW The Cotton House, Ducie Street, Manchester, M1 2TP First Floor Suite 1.21, 1.22, Waulk Mill, Bengal Street, Manchester, M4 6AQ Nos. 109, 111 113 115 117 119 121 123 125 Great Ancoats Street, Manchester, M4 5AG Unit 1, Unit 2, Mm2, Redhill Street, Manchester, M4 5AG Mm2, Redhill Street, Manchester, M4 5AG First Floor Units 121-123, Ducie House, 37 Ducie Street, Manchester, M1 2JW Falcon Outdoor, Laystall Street, Manchester, M1 2JY Former Jersey Lily Hotel, Jersey Street, Manchester, M4 6JR Ilva Manchester, Piccadilly Basin, 100 Great Ancoats Street, Manchester, M4 6DE 83 Bengal Street, Manchester, M4 6AQ Waulk Mill, 83 Bengal Street, Manchester, M4 6AQ Waulk Mill, Bengal Street, Manchester, M4 6AQ Ducie House, 37 Ducie Street, Manchester, M1 2JW Nos. 89, 89 - 91 Great Ancoats Street, Manchester, M4 6DW 32 - 34 Laystall Street, Manchester, M1 2JZ Miller House, Murray Street, Manchester, M4 6HS Mm2, Redhill Street, Manchester, M4 5AG Piccadilly Basin, 100 Great Ancoats Street, Manchester, M4 6DE Nos. 5 6 8 10 12 14 16 18 20 22 New Islington, Manchester, M4 6HF 2 Pickford Street, Manchester, M4 5BS 51 Bengal Street, Manchester, M4 6LN Apartment Nos. NS 308, 312, 410, 412, Royal Mills, 2 Cotton Street, Manchester, M4 5BD Apartment Nos. OS 201, 202, 203,204, 205, 206, 207, 208, 209, 301, 302, 303, 304, 306, 307, 308, 309, 310, 401,402, 403, 404, 405,406, 407, 408, 409, 410, 501,502, 503, 504, 505, 506, 507, 508, 509, 510, 601, 602, 603, 604, 605, 606, 607, 608, 609, 610, 611, 612, 701, 702, 703, 704, 705, 706, 707, 708, 709, 710, 711, 712,, Royal Mills, 2 Cotton Street, Manchester, M4 5BW Apartment Nos. RM 210, 310, 311, 410, 510, 511, Royal Mills, 2 Cotton Street, Manchester, M4 5BW Apartment Nos. M C 101, 102, 103, 104, 105, 106, 107, 201, 202, 203, 204,205, 206, 207, 208, 301, 302, 303, 304, 305, 306, 307, 308, 401, 402,, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 403, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 404, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 405, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 406, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 407, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 408, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 501, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 502, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 503, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 504, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 505, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 506, Royal Mills, 16 Jersey Street, Manchester, M4 6JA


Apartment M C 507, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 508, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 601, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 602, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 603, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 604, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 605, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 606, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 607, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 608, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 609, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 610, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 702, Royal Mills, 16 Jersey Street, Manchester, M4 6JA Apartment M C 801, Royal Mills, 16 Jersey Street, Manchester, M4 6JA 1 Woodward Place, Manchester, M4 7JY 11 Woodward Place, Manchester, M4 7JY 15 Woodward Place, Manchester, M4 7JY 17 Woodward Place, Manchester, M4 7JY 19 Woodward Place, Manchester, M4 7JY 21 Woodward Place, Manchester, M4 7JY 23 Woodward Place, Manchester, M4 7JY 3 Woodward Place, Manchester, M4 7JY 5 Woodward Place, Manchester, M4 7JY 7 Woodward Place, Manchester, M4 7JY 9 Woodward Place, Manchester, M4 7JY 1 Redhill Street, Manchester, M4 5BN 3 Redhill Street, Manchester, M4 5BN 5 Redhill Street, Manchester, M4 5BN 2 New Islington, Manchester, M4 6HF 4 New Islington, Manchester, M4 6HF 17 Redhill Street, Manchester, M4 5BA Unit 1, 17 Redhill Street, Manchester, M4 5BA Unit 2, 17 Redhill Street, Manchester, M4 5BA Unit 3, 17 Redhill Street, Manchester, M4 5BA Unit 4, 17 Redhill Street, Manchester, M4 5BA Unit 5, 17 Redhill Street, Manchester, M4 5BA Unit 6, 17 Redhill Street, Manchester, M4 5BA Unit 7, 17 Redhill Street, Manchester, M4 5BA Unit 8, 17 Redhill Street, Manchester, M4 5BA Unit 9, 17 Redhill Street, Manchester, M4 5BA The Business Centre, 17 Redhill Street, Manchester, M4 5BA Unit 1, Laystall Street, Manchester, M1 2JP Unit 2, Laystall Street, Manchester, M1 2JP Unit 3, Laystall Street, Manchester, M1 2JP Unit 4, Laystall Street, Manchester, M1 2JP Unit 5, Laystall Street, Manchester, M1 2JP Unit 6, Laystall Street, Manchester, M1 2JP Port Street Car Park, 76 Port Street, Manchester, M1 2EG 25 Woodward Place, Manchester, M4 7JY Flat G01, 35 Radium Street, Manchester, M4 6AD


G02, 35 Radium Street, Manchester, M4 6AD Flat G04, 35 Radium Street, Manchester, M4 6AD Flat G05, 35 Radium Street, Manchester, M4 6AD G06, 35 Radium Street, Manchester, M4 6AD Flat G07, 35 Radium Street, Manchester, M4 6AD G08, 35 Radium Street, Manchester, M4 6AD Flat G09, 35 Radium Street, Manchester, M4 6AD Flat 101, 35 Radium Street, Manchester, M4 6AD Flat 102, 35 Radium Street, Manchester, M4 6AD Flat 103, 35 Radium Street, Manchester, M4 6AD Flat 104, 35 Radium Street, Manchester, M4 6AD Flat 105, 35 Radium Street, Manchester, M4 6AD Flat 106, 35 Radium Street, Manchester, M4 6AD Flat 107, 35 Radium Street, Manchester, M4 6AD Flat 108, 35 Radium Street, Manchester, M4 6AD Flat 109, 35 Radium Street, Manchester, M4 6AD Flat 201, 35 Radium Street, Manchester, M4 6AD Flat 202, 35 Radium Street, Manchester, M4 6AD Flat 203, 35 Radium Street, Manchester, M4 6AD Flat 204, 35 Radium Street, Manchester, M4 6AD Flat 205, 35 Radium Street, Manchester, M4 6AD Flat 206, 35 Radium Street, Manchester, M4 6AD Flat 207, 35 Radium Street, Manchester, M4 6AD Flat 208, 35 Radium Street, Manchester, M4 6AD Flat 209, 35 Radium Street, Manchester, M4 6AD Flat 301, 35 Radium Street, Manchester, M4 6AD Flat 302, 35 Radium Street, Manchester, M4 6AD Flat 303, 35 Radium Street, Manchester, M4 6AD Flat 304, 35 Radium Street, Manchester, M4 6AD Flat 305, 35 Radium Street, Manchester, M4 6AD Flat 306, 35 Radium Street, Manchester, M4 6AD Flat 307, 35 Radium Street, Manchester, M4 6AD Flat 308, 35 Radium Street, Manchester, M4 6AD Flat 309, 35 Radium Street, Manchester, M4 6AD Flat 401, 35 Radium Street, Manchester, M4 6AD Flat 402, 35 Radium Street, Manchester, M4 6AD Flat 403, 35 Radium Street, Manchester, M4 6AD Flat 404, 35 Radium Street, Manchester, M4 6AD Flat 405, 35 Radium Street, Manchester, M4 6AD Flat 406, 35 Radium Street, Manchester, M4 6AD Flat 407, 35 Radium Street, Manchester, M4 6AD Flat 408, 35 Radium Street, Manchester, M4 6AD Flat 409, 35 Radium Street, Manchester, M4 6AD Flat 501, 35 Radium Street, Manchester, M4 6AD Flat 502, 35 Radium Street, Manchester, M4 6AD Flat 503, 35 Radium Street, Manchester, M4 6AD Flat 504, 35 Radium Street, Manchester, M4 6AD Flat 505, 35 Radium Street, Manchester, M4 6AD Flat 506, 35 Radium Street, Manchester, M4 6AD Flat 507, 35 Radium Street, Manchester, M4 6AD


Flat 601, 35 Radium Street, Manchester, M4 6AD Flat 602, 35 Radium Street, Manchester, M4 6AD Flat 10, 35 Radium Street, Manchester, M4 6AH Apartment OS 700, Royal Mills, 2 Cotton Street, Manchester, M4 5BW Flat At, 47 Ducie Street, Manchester, M1 2JW Flat 2, Mm2, Pickford Street, Manchester, M4 5BS Ancoats Primary Care Centre, Old Mill Street, Manchester, M4 6EE Urban Village Medical Practice, Ancoats Primary Care Centre, Old Mill Street, Manchester, M4 6EE K`s Chemist, Ancoats Primary Care Centre, Old Mill Street, Manchester, M4 6EE 35 Weybridge Road, Manchester, M4 6FD 37 Weybridge Road, Manchester, M4 6FD 39 Weybridge Road, Manchester, M4 6FD 41 Weybridge Road, Manchester, M4 6FD 43 Weybridge Road, Manchester, M4 6FD 45 Weybridge Road, Manchester, M4 6FD 8 Coppersmith Road, Manchester, M4 6AS 10 Coppersmith Road, Manchester, M4 6AS 12 Coppersmith Road, Manchester, M4 6AS 14 Coppersmith Road, Manchester, M4 6AS 16 Coppersmith Road, Manchester, M4 6AS 18 Coppersmith Road, Manchester, M4 6AS 20 Coppersmith Road, Manchester, M4 6AS 22 Coppersmith Road, Manchester, M4 6AS 24 Coppersmith Road, Manchester, M4 6AS 26 Coppersmith Road, Manchester, M4 6AS 28 Coppersmith Road, Manchester, M4 6AS 30 Coppersmith Road, Manchester, M4 6AS First Floor Unit 134, Ducie House, 37 Ducie Street, Manchester, M1 2JW First Floor, The Business Centre, 17 Redhill Street, Manchester, M4 5BA Second Floor, The Business Centre, 17 Redhill Street, Manchester, M4 5BA Third Floor, The Business Centre, 17 Redhill Street, Manchester, M4 5BA First Floor Unit 121, Ducie House, 37 Ducie Street, Manchester, M1 2JW Worldwide Solutions, 51 Bengal Street, Manchester, M4 6LN Elevator Creative, 51 Bengal Street, Manchester, M4 6LN Studio North, 51 Bengal Street, Manchester, M4 6LN NHS Manchester, 51 Bengal Street, Manchester, M4 6LN Unit 11, 17 Redhill Street, Manchester, M4 5BA Unit 12, 17 Redhill Street, Manchester, M4 5BA 8 Murray Street, Manchester, M4 6HS Unit 13, 8 Murray Street, Manchester, M4 6HS Unit 14, 8 Murray Street, Manchester, M4 6HS Marco House, Tariff Street, Manchester, M1 2FF 70 Port Street, Manchester, M1 2EG 68 Port Street, Manchester, M1 2EG Flat 31, 151 Great Ancoats Street, Manchester, M4 6DH Flat 32, 151 Great Ancoats Street, Manchester, M4 6DH Flat 33, 151 Great Ancoats Street, Manchester, M4 6DH Flat 34, 151 Great Ancoats Street, Manchester, M4 6DH Flat 35, 151 Great Ancoats Street, Manchester, M4 6DH


Flat 36, 151 Great Ancoats Street, Manchester, M4 6DH Flat 37, 151 Great Ancoats Street, Manchester, M4 6DH Flat 38, 151 Great Ancoats Street, Manchester, M4 6DH Flat 39, 151 Great Ancoats Street, Manchester, M4 6DH Flat 40, 151 Great Ancoats Street, Manchester, M4 6DH Flat 41, 151 Great Ancoats Street, Manchester, M4 6DH Flat 42, 151 Great Ancoats Street, Manchester, M4 6DH Flat 43, 151 Great Ancoats Street, Manchester, M4 6DH Flat 44, 151 Great Ancoats Street, Manchester, M4 6DH Flat 45, 151 Great Ancoats Street, Manchester, M4 6DH Flat 46, 151 Great Ancoats Street, Manchester, M4 6DH Flat 47, 151 Great Ancoats Street, Manchester, M4 6DH Flat 48, 151 Great Ancoats Street, Manchester, M4 6DH Flat 49, 151 Great Ancoats Street, Manchester, M4 6DH Flat 50, 151 Great Ancoats Street, Manchester, M4 6DH Flat 51, 151 Great Ancoats Street, Manchester, M4 6DH Flat 52, 151 Great Ancoats Street, Manchester, M4 6DH Flat 53, 151 Great Ancoats Street, Manchester, M4 6DH Flat 54, 151 Great Ancoats Street, Manchester, M4 6DH Flat 55, 151 Great Ancoats Street, Manchester, M4 6DH Flat 56, 151 Great Ancoats Street, Manchester, M4 6DH Flat 57, 151 Great Ancoats Street, Manchester, M4 6DH Flat 58, 151 Great Ancoats Street, Manchester, M4 6DH Flat 59, 151 Great Ancoats Street, Manchester, M4 6DH Flat 60, 151 Great Ancoats Street, Manchester, M4 6DH Flat 61, 151 Great Ancoats Street, Manchester, M4 6DH Flat 62, 151 Great Ancoats Street, Manchester, M4 6DH Flat 63, 151 Great Ancoats Street, Manchester, M4 6DH Flat 64, 151 Great Ancoats Street, Manchester, M4 6DH Flat 65, 151 Great Ancoats Street, Manchester, M4 6DH Flat 66, 151 Great Ancoats Street, Manchester, M4 6DH Flat 67, 151 Great Ancoats Street, Manchester, M4 6DH Flat 68, 151 Great Ancoats Street, Manchester, M4 6DH Flat 69, 151 Great Ancoats Street, Manchester, M4 6DH Flat 70, 151 Great Ancoats Street, Manchester, M4 6DH Flat 71, 151 Great Ancoats Street, Manchester, M4 6DH Flat 72, 151 Great Ancoats Street, Manchester, M4 6DH Flat 73, 151 Great Ancoats Street, Manchester, M4 6DH Flat 74, 151 Great Ancoats Street, Manchester, M4 6DH Flat 75, 153 Great Ancoats Street, Manchester, M4 6DN Flat 76, 153 Great Ancoats Street, Manchester, M4 6DN Flat 77, 153 Great Ancoats Street, Manchester, M4 6DN Flat 78, 153 Great Ancoats Street, Manchester, M4 6DN Flat 79, 153 Great Ancoats Street, Manchester, M4 6DN Flat 80, 153 Great Ancoats Street, Manchester, M4 6DN Flat 81, 153 Great Ancoats Street, Manchester, M4 6DN Flat 82, 153 Great Ancoats Street, Manchester, M4 6DN Flat 83, 153 Great Ancoats Street, Manchester, M4 6DN Flat 84, 153 Great Ancoats Street, Manchester, M4 6DN Flat 85, 153 Great Ancoats Street, Manchester, M4 6DN


Flat 86, 153 Great Ancoats Street, Manchester, M4 6DN Flat 87, 153 Great Ancoats Street, Manchester, M4 6DN Flat 88, 153 Great Ancoats Street, Manchester, M4 6DN Flat 89, 153 Great Ancoats Street, Manchester, M4 6DN Flat 90, 153 Great Ancoats Street, Manchester, M4 6DN Flat 91, 153 Great Ancoats Street, Manchester, M4 6DN Flat 92, 153 Great Ancoats Street, Manchester, M4 6DN Flat 93, 153 Great Ancoats Street, Manchester, M4 6DN Flat 94, 153 Great Ancoats Street, Manchester, M4 6DN Flat 95, 153 Great Ancoats Street, Manchester, M4 6DN Flat 96, 153 Great Ancoats Street, Manchester, M4 6DN Flat 97, 153 Great Ancoats Street, Manchester, M4 6DN Flat 98, 153 Great Ancoats Street, Manchester, M4 6DN Flat 99, 153 Great Ancoats Street, Manchester, M4 6DN Flat 100, 153 Great Ancoats Street, Manchester, M4 6DN Flat 101, 153 Great Ancoats Street, Manchester, M4 6DN Flat 102, 153 Great Ancoats Street, Manchester, M4 6DN Flat 103, 153 Great Ancoats Street, Manchester, M4 6DN Flat 104, 153 Great Ancoats Street, Manchester, M4 6DN Flat 105, 153 Great Ancoats Street, Manchester, M4 6DN Flat 106, 153 Great Ancoats Street, Manchester, M4 6DN Flat 107, 153 Great Ancoats Street, Manchester, M4 6DN Flat 108, 153 Great Ancoats Street, Manchester, M4 6DN Flat 109, 153 Great Ancoats Street, Manchester, M4 6DN Flat 110, 153 Great Ancoats Street, Manchester, M4 6DN Flat 111, 153 Great Ancoats Street, Manchester, M4 6DN Flat 112, 153 Great Ancoats Street, Manchester, M4 6DN Flat 113, 153 Great Ancoats Street, Manchester, M4 6DN Flat 114, 153 Great Ancoats Street, Manchester, M4 6DN Flat 115, 153 Great Ancoats Street, Manchester, M4 6DN Flat 116, 153 Great Ancoats Street, Manchester, M4 6DN Flat 117, 153 Great Ancoats Street, Manchester, M4 6DN Flat 118, 153 Great Ancoats Street, Manchester, M4 6DN Flat 119, 153 Great Ancoats Street, Manchester, M4 6DN Flat 120, 153 Great Ancoats Street, Manchester, M4 6DN Flat 121, 153 Great Ancoats Street, Manchester, M4 6DN Flat 122, 153 Great Ancoats Street, Manchester, M4 6DN Flat 123, 153 Great Ancoats Street, Manchester, M4 6DN Flat 124, 153 Great Ancoats Street, Manchester, M4 6DN Flat 125, 153 Great Ancoats Street, Manchester, M4 6DN Flat 126, 153 Great Ancoats Street, Manchester, M4 6DN Flat 127, 153 Great Ancoats Street, Manchester, M4 6DN Flat 128, 153 Great Ancoats Street, Manchester, M4 6DN Flat 129, 153 Great Ancoats Street, Manchester, M4 6DN Flat 130, 153 Great Ancoats Street, Manchester, M4 6DN Flat 131, 153 Great Ancoats Street, Manchester, M4 6DN Flat 132, 153 Great Ancoats Street, Manchester, M4 6DN Flat 133, 153 Great Ancoats Street, Manchester, M4 6DN Flat 134, 153 Great Ancoats Street, Manchester, M4 6DN Flat 135, 153 Great Ancoats Street, Manchester, M4 6DN


Flat 136, 153 Great Ancoats Street, Manchester, M4 6DN Flat 137, 153 Great Ancoats Street, Manchester, M4 6DN Flat 138, 153 Great Ancoats Street, Manchester, M4 6DN Flat 139, 153 Great Ancoats Street, Manchester, M4 6DN Flat 140, 153 Great Ancoats Street, Manchester, M4 6DN Flat 141, 153 Great Ancoats Street, Manchester, M4 6DN Flat 142, 153 Great Ancoats Street, Manchester, M4 6DN Flat 143, 153 Great Ancoats Street, Manchester, M4 6DN Flat 144, 153 Great Ancoats Street, Manchester, M4 6DN Flat 145, 153 Great Ancoats Street, Manchester, M4 6DN Flat 146, 153 Great Ancoats Street, Manchester, M4 6DN Flat 147, 153 Great Ancoats Street, Manchester, M4 6DN Flat 148, 153 Great Ancoats Street, Manchester, M4 6DN Flat 149, 153 Great Ancoats Street, Manchester, M4 6DN Flat 150, 153 Great Ancoats Street, Manchester, M4 6DN Flat 151, 153 Great Ancoats Street, Manchester, M4 6DN Flat 152, 153 Great Ancoats Street, Manchester, M4 6DN Flat 153, 153 Great Ancoats Street, Manchester, M4 6DN Flat 154, 153 Great Ancoats Street, Manchester, M4 6DN Flat 155, 153 Great Ancoats Street, Manchester, M4 6DN Flat 156, 153 Great Ancoats Street, Manchester, M4 6DN Flat 157, 153 Great Ancoats Street, Manchester, M4 6DN Flat 158, 153 Great Ancoats Street, Manchester, M4 6DN Flat 159, 153 Great Ancoats Street, Manchester, M4 6DN Flat 160, 153 Great Ancoats Street, Manchester, M4 6DN Flat 161, 153 Great Ancoats Street, Manchester, M4 6DN Flat 162, 153 Great Ancoats Street, Manchester, M4 6DN Flat 163, 153 Great Ancoats Street, Manchester, M4 6DN Flat 164, 153 Great Ancoats Street, Manchester, M4 6DN Flat 165, 153 Great Ancoats Street, Manchester, M4 6DN Flat 166, 153 Great Ancoats Street, Manchester, M4 6DN Flat 167, 153 Great Ancoats Street, Manchester, M4 6DN Flat 168, 153 Great Ancoats Street, Manchester, M4 6DN Flat 169, 153 Great Ancoats Street, Manchester, M4 6DN Flat 170, 153 Great Ancoats Street, Manchester, M4 6DN Flat 171, 153 Great Ancoats Street, Manchester, M4 6DN Flat 172, 153 Great Ancoats Street, Manchester, M4 6DN Flat 173, 153 Great Ancoats Street, Manchester, M4 6DN Flat 174, 153 Great Ancoats Street, Manchester, M4 6DT Flat 175, 153 Great Ancoats Street, Manchester, M4 6DT Flat 176, 153 Great Ancoats Street, Manchester, M4 6DT Flat 177, 153 Great Ancoats Street, Manchester, M4 6DT Flat 178, 153 Great Ancoats Street, Manchester, M4 6DT Flat 179, 153 Great Ancoats Street, Manchester, M4 6DT Flat 180, 153 Great Ancoats Street, Manchester, M4 6DT Flat 181, 153 Great Ancoats Street, Manchester, M4 6DT Flat 182, 153 Great Ancoats Street, Manchester, M4 6DT Flat 183, 153 Great Ancoats Street, Manchester, M4 6DT Flat 184, 153 Great Ancoats Street, Manchester, M4 6DT Flat 185, 153 Great Ancoats Street, Manchester, M4 6DT


Flat 186, 153 Great Ancoats Street, Manchester, M4 6DT Flat 187, 153 Great Ancoats Street, Manchester, M4 6DT Flat 188, 153 Great Ancoats Street, Manchester, M4 6DT Flat 189, 153 Great Ancoats Street, Manchester, M4 6DT Flat 190, 153 Great Ancoats Street, Manchester, M4 6DT Flat 191, 153 Great Ancoats Street, Manchester, M4 6DT Flat 192, 153 Great Ancoats Street, Manchester, M4 6DT Flat 193, 153 Great Ancoats Street, Manchester, M4 6DT Flat 194, 153 Great Ancoats Street, Manchester, M4 6DT Flat 195, 153 Great Ancoats Street, Manchester, M4 6DT Flat 196, 153 Great Ancoats Street, Manchester, M4 6DT Flat 197, 153 Great Ancoats Street, Manchester, M4 6DT Flat 198, 153 Great Ancoats Street, Manchester, M4 6DT Flat 199, 153 Great Ancoats Street, Manchester, M4 6DT Flat 200, 153 Great Ancoats Street, Manchester, M4 6DT 149A Great Ancoats Street, Manchester, M4 6DH Flat 101, 2 Lampwick Lane, Manchester, M4 6BU Flat 102, 2 Lampwick Lane, Manchester, M4 6BU Flat 103, 2 Lampwick Lane, Manchester, M4 6BU Flat 104, 2 Lampwick Lane, Manchester, M4 6BU Flat 105, 2 Lampwick Lane, Manchester, M4 6BU Flat 106, 2 Lampwick Lane, Manchester, M4 6BU Flat 107, 2 Lampwick Lane, Manchester, M4 6BU Flat 108, 2 Lampwick Lane, Manchester, M4 6BU Flat 109, 2 Lampwick Lane, Manchester, M4 6BU Flat 110, 2 Lampwick Lane, Manchester, M4 6BU Flat 111, 2 Lampwick Lane, Manchester, M4 6BU Flat 112, 2 Lampwick Lane, Manchester, M4 6BU Flat 113, 2 Lampwick Lane, Manchester, M4 6BU Flat 114, 2 Lampwick Lane, Manchester, M4 6BU Flat 201, 2 Lampwick Lane, Manchester, M4 6BU Flat 202, 2 Lampwick Lane, Manchester, M4 6BU Flat 203, 2 Lampwick Lane, Manchester, M4 6BU Flat 204, 2 Lampwick Lane, Manchester, M4 6BU Flat 205, 2 Lampwick Lane, Manchester, M4 6BU Flat 206, 2 Lampwick Lane, Manchester, M4 6BU Flat 207, 2 Lampwick Lane, Manchester, M4 6BU Flat 208, 2 Lampwick Lane, Manchester, M4 6BU Flat 209, 2 Lampwick Lane, Manchester, M4 6BU Flat 210, 2 Lampwick Lane, Manchester, M4 6BU Flat 211, 2 Lampwick Lane, Manchester, M4 6BU Flat 212, 2 Lampwick Lane, Manchester, M4 6BU Flat 213, 2 Lampwick Lane, Manchester, M4 6BU Flat 214, 2 Lampwick Lane, Manchester, M4 6BU Flat 215, 2 Lampwick Lane, Manchester, M4 6BU Flat 216, 2 Lampwick Lane, Manchester, M4 6BU Flat 217, 2 Lampwick Lane, Manchester, M4 6BU Flat 301, 2 Lampwick Lane, Manchester, M4 6BU Flat 302, 2 Lampwick Lane, Manchester, M4 6BU Flat 303, 2 Lampwick Lane, Manchester, M4 6BU


Flat 304, 2 Lampwick Lane, Manchester, M4 6BU Flat 305, 2 Lampwick Lane, Manchester, M4 6BU Flat 306, 2 Lampwick Lane, Manchester, M4 6BU Flat 307, 2 Lampwick Lane, Manchester, M4 6BU Flat 308, 2 Lampwick Lane, Manchester, M4 6BU Flat 309, 2 Lampwick Lane, Manchester, M4 6BU Flat 310, 2 Lampwick Lane, Manchester, M4 6BU Flat 311, 2 Lampwick Lane, Manchester, M4 6BU Flat 312, 2 Lampwick Lane, Manchester, M4 6BU Flat 313, 2 Lampwick Lane, Manchester, M4 6BU Flat 314, 2 Lampwick Lane, Manchester, M4 6BU Flat 315, 2 Lampwick Lane, Manchester, M4 6BU Flat 316, 2 Lampwick Lane, Manchester, M4 6BU Flat 317, 2 Lampwick Lane, Manchester, M4 6BU Flat 318, 2 Lampwick Lane, Manchester, M4 6BU Flat 319, 2 Lampwick Lane, Manchester, M4 6BU Flat 320, 2 Lampwick Lane, Manchester, M4 6BU Flat 321, 2 Lampwick Lane, Manchester, M4 6BU Flat 322, 2 Lampwick Lane, Manchester, M4 6BU Flat 401, 2 Lampwick Lane, Manchester, M4 6BU Flat 402, 2 Lampwick Lane, Manchester, M4 6BU Flat 403, 2 Lampwick Lane, Manchester, M4 6BU Flat 404, 2 Lampwick Lane, Manchester, M4 6BU Flat 405, 2 Lampwick Lane, Manchester, M4 6BU Flat 406, 2 Lampwick Lane, Manchester, M4 6BU Flat 407, 2 Lampwick Lane, Manchester, M4 6BU Flat 408, 2 Lampwick Lane, Manchester, M4 6BU Flat 409, 2 Lampwick Lane, Manchester, M4 6BU Flat 410, 2 Lampwick Lane, Manchester, M4 6BU Flat 411, 2 Lampwick Lane, Manchester, M4 6BU Flat 412, 2 Lampwick Lane, Manchester, M4 6BU Flat 413, 2 Lampwick Lane, Manchester, M4 6BU Flat 414, 2 Lampwick Lane, Manchester, M4 6BU Flat 415, 2 Lampwick Lane, Manchester, M4 6BU Flat 416, 2 Lampwick Lane, Manchester, M4 6BU Flat 417, 2 Lampwick Lane, Manchester, M4 6BU Flat 418, 2 Lampwick Lane, Manchester, M4 6BU Flat 419, 2 Lampwick Lane, Manchester, M4 6BU Flat 420, 2 Lampwick Lane, Manchester, M4 6BU Flat 421, 2 Lampwick Lane, Manchester, M4 6BU Flat 422, 2 Lampwick Lane, Manchester, M4 6BU Flat 501, 2 Lampwick Lane, Manchester, M4 6BX Flat 502, 2 Lampwick Lane, Manchester, M4 6BX Flat 503, 2 Lampwick Lane, Manchester, M4 6BX Flat 504, 2 Lampwick Lane, Manchester, M4 6BX Flat 505, 2 Lampwick Lane, Manchester, M4 6BX Flat 506, 2 Lampwick Lane, Manchester, M4 6BX Flat 507, 2 Lampwick Lane, Manchester, M4 6BX Flat 508, 2 Lampwick Lane, Manchester, M4 6BX Flat 509, 2 Lampwick Lane, Manchester, M4 6BX


Flat 510, 2 Lampwick Lane, Manchester, M4 6BX Flat 511, 2 Lampwick Lane, Manchester, M4 6BX Flat 512, 2 Lampwick Lane, Manchester, M4 6BX Flat 513, 2 Lampwick Lane, Manchester, M4 6BX Flat 514, 2 Lampwick Lane, Manchester, M4 6BX Flat 515, 2 Lampwick Lane, Manchester, M4 6BX Flat 516, 2 Lampwick Lane, Manchester, M4 6BX Flat 517, 2 Lampwick Lane, Manchester, M4 6BX Flat 518, 2 Lampwick Lane, Manchester, M4 6BX Flat 40 Jacksons Warehouse 20 Tariff Street, Manchester, Manchester, M1 2FJ Representations were received from the following third parties: Contaminated Land Section Environmental Health Greater Manchester Ecology Unit The Coal Authority English Heritage (NW Region) Environment Agency Greater Manchester Archaeological Advisory Service Greater Manchester Police Transport For Greater Manchester Canal & River Trust Highway Services 7 James Brindley Basin, Manchester, M1 2NL Flat 24, 151 Great Ancoats Street, Manchester, M4 6DH Flat 40 Jacksons Warehouse 20 Tariff Street, Manchester, Manchester, M1 2FJ Relevant Contact Officer : Robert Griffin Telephone number : 0161 234 4527 Email : [email protected]

Date post:	04-Feb-2022
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