Manchester Development Plan 1951, (draft) Report of Survey

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T101 1331

'

WRITTEN ANALYSIS

CONTEN1i1S . . ~!-P)

.. Li.st Of Ivlaps ~ . . . '' List of Diagrams .. ... List of 'l'abl es

'

. . ''

Liut e f Apper1di c e~ , , .... ' . ..

PAR'l' A : -------__;._.t-- -

General Description of Area

.' .

Physical". ., . Regional I .nportance Historical Background. and

Fu~cti ons ' of . the City . .

Gr.ovith

...

.

:eage . J 1

1 2 3

5 5 6 8

. Summary oj' Main Problems Revealed 10 l?..Y ... l?.121.'.Y.~- and )'rOJ.?OSals Put FOrYfard

PAflT c: -' l

Analysis of Surv ey Information, Problems Revealed and Solution$

rropos~9 .~~~~~~~~~~~~ c 1.. . L nnd . Use Gen e r el

- - --~--: --

C - 2. A&~.- QQ.~ _ _9cr!::~di ti or~ of_ l~ ~!_ilding~-

c c 4.

Age of Buildings Condi ti cm of Buildings

.A.nci ent Monwnents . . Buildings o f . Special Architectural

or h istor:i:c a_l Iriteres~ .

. .

C - 5. ~~9J..Q. .finti~L,.;g_ev~lopment and Redevelopment.

14

1'7 17 19

20 21

23

As s est;:;ment. of Hous ing N e e.ds, . , 26

c -. . 6 .

As sessment of Hous e Building Capacity 27 lious i:rig Pr ogr a.111ne 30 standaI'ds for Residenti al. Development and

Hed ev.8lopment. 31 Redev elopment Proposal s 33

Ov~rspill. . 35

' :

E:x:is ting Condit iqns and }1iai:i P po);)l ems . ' Present and Future Industrial

Structure . Proposed Space st ondards , U_J. tima~ e Industrial Req_uirerilents North

of Riv er M ers ey . . . . J:.ndustr't.al Reqji.irements in Wythenshawe :. Industrial Development and Redevelopment

up to 1971

37

37 39

' 41 43

45 C - '(. . Q~erql:_fil Development - Central Area of' the

City . __,...:..

Long Term Pla.I} . . Developr~.ent up, to 19.71

C - 8 . . Q.pen Spaces .. -..

Ex~sting; Qonditions.

Fu:ti_+re 8 pen Space Standards. L OJ).g ':L' erm Op en Space Plan Prqvision of Open Space up to

c - 9. NitlJ. e~g,1.s:i. General Coal Clay

1971

51 55

57 59 63 '67

70 70 71

T101 1332

.CONTENTS C - 10. Agriculture b - 11. Qommunications (Roads)

Exi~ting Conditions ' Def.ects in Present System . .. Proposals - Ge11.eral Ultimate Hi ghways Plan Twenty Yeari Hi ghways Pl an

.

..

.

C - 12. Conirnuii.ic a tions ( ca11 P a rks and Bus St a tions) ---- - . .

Ca r. Pa rks Bus. Stations

C - 13. Q_omrnunications ( i1a ilways_) Existing Condttions Future Policy

C - 14. Co:tmunications (Air) c 15. Qomrnunications (Waterway~

.. .,

.,

...

C - 16. J:?evelopment by Government Departments Service Departments Non-Service Departments

.

O - 17. Public Utilities Water

. ' S e1nerage and Sewage Disposal

Gas Electricity

c - 18~ Social Services ~Education)_ Scope of Development Plan

Existing Conditions Propos ed School Standard::; . pr6visi orial School Propos als Pro grarnrne

C - 19. Social S ervices (University rui.d Cultural .. ~_!)._Cili th e3)

.. .

Untversi:ty Cultural Faciliti es

Hospitals Heal th C~ntres

C - 21. pesi gnat ion_

.. ..

'

.

..

Page 73

74 76 77 78 81

84 86

88 89 91 92

93 93

95 95 96 97

'98 99

100 102 104

105 106

108 110 111

C - 22. ~rogr amme-~inancial and Labour Considerations Pro gr armnin g and General Policy . 114 Financial and Labour .Considerations .. 115

1 Local Authority Housing .. . .. 116 2 Frivate Ent erprise Housing . 117 3 Central Commerci al Area of City, 118 . 4 Education

.. 120 5 University ... 123 6 Open Space .. . . 124 7 . Hi ghways .. .. ... 125

s Industry ... .. .. . . 126 9 Hospitals and Heal th .. 127 10~ CultuI'al Development .. .. 127 11 -S w11!1lary .. .. 128

I

...

.

I ...

T101 1333

LIST OP MAPS ACCO~iPANYING THE ANALYSIS.

Reference Nuinber 1._1( 1>=l

~ 1( 2)J [ 1( 4} (ii )~l ~VIII( 1).( a)]

. .

i .. VII I( 1) ( b )~ L:"_x( 1)_J

Cx< 2 artc 3)-:

Land use

Age of Buildings

Net Populati on Density

Communicati ons

Ro ad and Rail Traffic

Water Supply and Sewerage

Gas and Electricity Services

LIST OF DIAGR.Al'J.IS ING:iUDED AT END OF DOCUMENT.

Diagram No . 1 Central Area of Ci ';,y

Ultimate Hi ghway Network

..

1 ' or I ~ '"''

TlOl 1334

Table 1

Table 2

11.'o.ble 3

Table 4

Table 5

;l'able 6

Tabl e 7

Table 8

Table 9,.

Table 10

Table 11

Table 12

Table 13

Table 14

Table 15

'l'abl e 16

Table 17

Table 18

Table 19

2.

LIST OF TABLES

Lands Unsu i tabla for Building . .

Age of' Residential Properties

Hous ing Surv ey - Re8 i dual Lif'e of nwe llings I nspect

T101 1335

Appendi x 1

Appe~dix 2

Ap pendi J( 3

Appendix 4

Appendix 5

Appendi4 6

Appendix 7

Appendix 8

Append:i,x 9

Appendi x 10

Appendix 11

Appendix '1~2

Appendix 13

Appendi x 14

Appendix 15

, .. -. ,. '

3.

LIST OF APPENDICES

. .

Sumrnar~r of Land use

L and , Use - Ar eas Primarily for . .

. Residenti al Use

Provisi orial List ~ Buil dings of. Special , Ar~hi tec tural or Historical I nteres t

Distribution of Popula~ion

Plim.ning .standards for Resi dent ial Nei ghbourhood in Redeyel opment

Pl:anning St andards for Residential Di?trict in Redevelopment

Summary: of Res i dential Propert i es Dealt with under Redev el opment Proposals for . Development Plan P eriod

Future Industrial Structure and Prop osed Site. Areas -

Suinrnary qf Proposed Industrial Spac e Standards .

Sub- division of Tot.al .Industrial Standard

Proposed Industri al Zon es

Central Conunerci a l : Area .:. Exi st_ing Users

Clay \:Vcirkings in City

Details of Ul t i mate Road Network

Det ails of 20 year Road Programme

.,

-- ---------

------

TlOl 1336 4 .

I NTRODUCTION.

The Developm~nt Plan for the County Bor ough of Manchester hos been prepared i n the form broadly prescribed by the T:Jwn and Countr y Planning Act, 194?, Gnd the Regulations ma.de .,thereunder . It

c 6nsists pr.imar.ily of ( n) n To'Vl(n Mop sh:)wing in broad outline the ma in planning propos als for the City as a whole , (b) a Progro.rnm.e Mop showing the propos als which it is expect~d will be i npiemented i n the first five years ond in the succeeding fifteen years , and (c) a Writt en Statement conta ining a description of the proposals shown on the two maps , clarifying and where necessary amplifying the informati on given in visual form .

The Development Plan i s supported by and based upon o Report of Survey of which the following Written 1\.nalysis forns o part. Whereas the Written Stntement in the Development Plan is mainly descriptive in char acter , contClining nothing in the nature of argurJent for or against

proposa~ submitted , this Written ,J\.nolysis gives the r esults of the survey, e:rn2ines -the relevant proble:os so revealed and explains the principles and methods considered appr opriatG for their sdlution and which are in fact inc orporated in the Development Plan i tself . -

The Survey Mops acco!!lpanying this Written Analysis, and which complete the Report of Survey are listGq. on pnge l.

For the mos t pa.rt the survey information has been coBpiled , the results analysed , .and the propos al s formul ated in accordance with the methods recommended in circulars and directives issued by the former IUnistry of Town and Country Planning and subsequently by the t~inistry of Loca l Governraent end Planning

..

Wher e circumst ances have appear ed to justify some deviation from these r ecommendations, a ppropriate refe~nce i s made in the text to the nethods actually adopted .

The Written Malysis is presented in three main parts . Part A conta ins n general description of the o~ en and pr ovides a broad physical and economic background to the subsequent investigations of the va rious planning natters . Part B gives n brief su:mI'.lnry of the main proble~s nnd the proposals put f orwurd f or their solution. Pnrt C gives the detailed exomination of all aspec t s of the Survey nnd Plnn. It is stressed that this section represent s the main source of information in the document , from which the conclusions sUDTnnrised in Part B ore wholly derived .

. ,

Tl Ol 1337

Area

Levels

Rainfall

Rivers .

5.

Pl\RT A GENERAL DESCRIPTION OF Ji.REA. _J;>hysical

l . The City of Munchester lies in the south-eas t corner of Lancashire at the foot of the Pennines . .It covers 27 , 255 aores in the form of a s~rip .approximately 3i miles wide in its east- west dir ection and 12 niles long in its north- south ,dir:ection.

2 . The l and within the city rises gradual ly f .r,om u gener al leve l of 50 feet A. O.D. along the south-west boundary to n .maximum level of over 3 00 feet A. Q.D. in the north- east corner. Beyond the boundaries to the north and east or e the Rossendole Hills and the Pennine c.:-. . .:.1in reaching al titudes of 2,000 feet, while the upland to the south-east in the direction of Macclesfield rises up to 750 feet

..

3 . The prevailing winds blow .frohl the south-west and. the annual rainfall increas es as the hills ore appr oached ; over the city it increases from a nininun of less than 30 inches per unnun i n the south to 40 inches per anntm1 .in the higher l and along the Mnnche?ter-Middleton boundary.

4 . Four riv:ers drain the or en - the I rk, the Medl ock, the : Irwell and the Mersey. The Irk and the Medlock drain the north and north- east parts of the city respectively1 the Irwell drains the western boundary where the city adjoins .Salford, and the Mersey drains . the south of . the city including Wythenshawe and the long regul ar plain between the Mersey and the Medlock .

5. On their l engt hs near the city centre the . Irwell , Irk and I,fodlock ure well served with bridges, and are in foot cul verted in places . The northern part of the Irk volley and the eastern e.hd of the Medlock valley ( c,iayton vale) do however form. nnturnl barriers to conr:.rnnioutions , while the low lying flood plain of the River Mersey forms o. distinct break between Vlythenshawe and ih0 rest of the city.

Rq~ional Importune e . 6. The :i.Eportance of Mon.chester .lies not only in its. own size and population but in its relation to the towns in the surrounding region . Excluding Wythenshnwe, Manohest er can b.e considered as the eastern half of n circle of about . four miles radius with its centre at thG confluence of the River '.M~dlock and the River Irwell . 'rhe western half .' of the cir cle. is node up of Prestwich, Salford , Swinton and Pendlebury, Stratford and Urmston ?. The whole of the urea within this c i rcle is so co:r.ipletel y . bu:i l t Up thut it is d ifficult to tell where one town ends anCi' another begins, so that the central area: of Monchester' serves not only the city but also nets as . the f ocnl ~oint for a much l arger and compact urban groupl.!lg.

TlOl 1338 6 .

: 8 . Taking a lnrge:r circle o bout the same

origin . .

Industrial Revolution

Main Ez;?nnsion

centre, a lurge number of fringe towns ar e included, all connected by direct r ndi ol roads wi th the regional centre . To t he north nre l\Iiddlet on, Rochdole anu BLlry, to the north- west Rcdcliffe and Bolton, to the south- west Sale nnd A.ltrinchom, to the south ... ecist Stockport , to the eas t A2 1~ton-under-Lyne ar:d Stolybridge , and to the north- eos t Ol dhom. It t.o.s been estimated thot 4, 000 , 000 ';eople live within t:i 20-mile radius of Manchester , and 10, 250 , 000 people within o 50- mile r adius .

9 . For a .l arge number o~ these people Manchester serves as commercia l and cultural centre , housing the main warehouses , shops , banks , theatres , hospitnls , etc . of the r egion, ond also ~he Unive~sity ond Government Regional 0.f fie.es_.

Historic~l and Growth . 10. Tiie ancient centre of f.Jfr:: nchester was Cum.pfield(now occupied by cnnal basins and r a ilways), but in the Romon . period it was moved to the area. adjo i ning the Cathedra l , close to the confluence of the Irk and the I rwoll . In 1650 the town still covGred little more than the area now bounded by the River Irk, Corporation St:;:qct; St.MDry ' s Gotc, Blacl(fr_iors Street and the River Irvicll a though Blockfriars Bridge was in existence connecting to Sclford , and Market Str0ct and Deansgote were dcvGloping outwards from this area .

11. . By 1800 the town had expanded to the south- west us fur as the River Medlock, to the south- east as f or GS Whitworth Street Gnd as for north- eGs t us Grectt .l\ncoats Street ; it r oughly covered what i s now the central area of the city . A chGnge was also taking place i n the character of the town due to the effects of the industriol r evol ution, and by 1850 D l ar ge number of cotton processing plants . hod been built ' mo inly along the br.rnks of the Rivers r~~k , Irwell and 1..1cdlock, the rivers providing water and acting as drains for industrial was te . During this period the canGls were constructed , and ~ost of the r a ilways were established . ' In 1853 .the area of the .city vms about 4 , 500 a cres . .'

., 'I

12 . i.W the industrial r ewolution expended itself the city embarked on on era of expcmsion , and ,during the 60 yeDrs fallowing 1853., the oreu covered by the city jJacreusedto almost 22 , 000 . Ger es , while . tha population of tho ~ity increosGd from 300 , 000 to over 700 , 000 . During this era lfianchest er ' s growing prospori ~Y was reflected in the removal of most of tho old mills and factori es from the city centre and their replacement by new c0.m:r~0rcial buildi ngs ond s uch civic buildings as the presont Town Hall Ryland ' n Libra ry und the Assize , Courts . Manchester acquired tho role not only of the reg i onal centre but also of the world centre of the cotton trade .

I L

TlOl 1339

Inter Wc.r

Period.

7.

13. Highway com..~unications . were improved, particular attention being given to street widening in the city centre, though improvements l ugged behind actual needs . Most of the city's existing r ail way termini were. established between 1860 and 1890, while at the turn of the century the opening of the Msnchester Ship Cnnal gove a further impetus to Ivk~nchester' s commercial ascendancy by creating ci new port whiqh soon become one of the most important in England.

14. This was the. formative period during which n l arge -. proportion ;.of the city' s residential development took pl:ci ce . Although not now acceptable by modern standards , much of this development wns , os a result of a series of bye-laws, for in advnnce of ap.y previous housing.

15. By 1914 Manchester settle'd. down tb a period of relative stability . A.lth0ugh some fluctuation has token plpce , in the intervening period , the present population is substantially the same 6s in 1914, and .Gport from the addition of 5,56? ncres at W;vthenshawe in 1931, no change h as taken place in the boundary of the .City since that time.

16. Although new administrative buildings were built in the city centr e , the octunl pattern was little changed and the most significant changes took place outside the central oreo. . The cessntion of building during the 1914..:.18 wnr cre!'..1ted a .l ar ge demand for housing which was accentua ted by a gradual decline in family size and consequent increase in .number of families .

17. The housing built dur.ing the 20 .. years between the two war s was to the open standards reconunended by the Tudor Wolt ers Report (1920) and the greatly increased demnnds for space mude by such housing led to the building up of .most of the lDnd within the city boundaries and us a consequence to the acquisition of Wythenshnwe . 52,000,. houses were built in Mnnchester during "t;he period \ out pf the present

total of 202,000 houses ) including . 30, 000 by the Corporation, of which 12,000 were at Wythenshnwe . The o..ctual nl.nnber of houses within the city increased despite the demolition of l arge numbers of slum houses ,undertaken iri o serious a ttenpt to remove all insanitary and sub-standard housing from the city. 18. During the srun.e period many thous ands of people moved f r om the city, mo~tly t o th~ new suburbs being built on the fringes of the city in Sa~e, Prestwich, Gatl ey . and o~her areas mainly in the south. It i s estl.I!lnted

that during the years 1921-19~9 th~ net l oss in . population, i. e . excess emigration over naturul increase,- . n:r1ounted to 22, 000 persons ' the actual emigrat i ()P. being a.bout 18, 500 between 1921 and 1931 nnd abot 50,000 between 1931 arid 1939.

\

TlOl 1340

Post 1945 PE:riod .

Administro-t i ve

Importance

8 .

19 . This dispersal of population created o tremendous demand for transport and to improve commw1icat ions two important new ro.ads , IG.ngswoy f1nd Princess Road, were constructed to serve the new . suburbs . A mm1ber of street widenings were curried out in the city centre - . in particul ar the i.inprove~ent of Connon Street - in an attempt to i mprove traffic conditions , which in the late

thirties were oecoming more and more chaotic as motor traffic increased .

20 . Since the war the population of the city has shown s i gns of increasing, and this, coupled with the cessation of house- building during the war and the large amount of resident i al property destr oyed by bombs , has again led to a big demand for housing of all types . The remaining ud evel6ped .l ands within the city, viz . at

: wythenstinwe and Blackley, and slura clearance drens i n .the inner areas are now being used fo r houl?ing pur .poses .

21 . ' A significant feature of the post 1945 period has .'been the -revised concept'ion of Wythenshnwe as n ne.w and substo..nt-ial ly self-containQd satell i te r ather than O.s . n dormitory housing estate . The remuining l ands at Wythenshawe (comprising half .the totcil area) have been and ore being developed in ucoordance with a revi sed pl an which envisages a series of residential .neighbourhoods , udequatoly supplied with shops , schools etc . , focussing on o main civic centr e for which land is reserved . 'l'wo new industrial are[ls hove been com.menced and will , with the pre- war one already substantially developed , CGter for o l arge number of Wythenshowe ' s ultimate 90 ,000 population. The present popul ation is approximctely 60 ,000.

Functions of the City .

i2 . Though Manchester has . a long hi story its present functions are, os ohown i n the foregoing

paragraphs, mainly the product of the industrial ,r~ifoltition, and its present importance rests on its posit.ion as a commercial nnd industrial centre . . ..; ...

23 . The number of peo.ple employed .in Manchester amounts to 60 percent of the tota l populc1tion, a much higher figure than obta ins in the north- west re gion or in the . country a s o. whole . T.P.is indicotes , ns woul d .be expected , that n l arge nuraber of people travel into the city to work , purti cularly to work in the textile , banking and distributive houses in the centre . 24 . The percentage of workers engaged ~n s~rvice industry ( i . e . cownerce , tronsport etc . ) is high and hos been increasing - over the past ?O years, indica ting the growth of _Munch~ste:i;t s -i:mportance o.s nn o.d:m.inistrative and distributive centre . I n particulur ~ with the dec:-entro.lis ntion . of Central Government to r egionnl b_ffices, the city now houses the north-west rGgion0l hond~u~~ters of many government depai'tments .,

' . .

.

~ I

I c

TlOl 1341

Industrial I:m.portance

Summary of

Functions .

9.

25. . On the manufacturing side, the city conta ins most types of industry including groups

' of heavy chemicals cind heavy and general engineering industries which have grown during the pa~t. 30 years at the expense of textile and clothing industries . Many of Manchester's indu.strial workers are employed in Trafford Park~ a l arge industrial estate adjoining the Manchester S~iip Canal in the neighbouring town of Stratford. The estate covers roughly 1,200 acres and. employs betweem 50,000 and 60,000 workers in predominantly heavy industry.

26. The decline in importance of textiles and n gradual diversification of industry served in the '30 ts to: shield M~inchester from the worst effects of the ttslump." Nenrby towns in north-west Luncashire , which exist solely on cotton, suffered very badly during this period when the textile trade declined.

27. Heavy industry inside the city is mainly situated in whnt are now predominantly industrial ureas ndjo-ining the large r uilwny mnrshalling yards- to the north and east of the city centr e . There i s nlso a l ar ge area along the Irk Valley in the north occupied mainly _by the Imperial Chemical Industrie8 . Light industry, however, with the exception of the Cheetham Hill and Wythenshawe industrial a r eas, is not well grouped and is mixed with older r es.idential properties and f or the most part carried out in old and inadequate buildings .

28. From the information given in the foregoing para~nphs the functions of Manchester may be broadly summarised as follows: -

(a) The administrative, commercial and distributive centre of the nor th-west region, in particul ar for the cotton trade

(b) The cultural, university and entertainment centxe for south Lancashire and north Cheshire .

(c) /l main centre of heavy industry. ( d) A main port . I''if3 a result of the

construction of the Manchester Ship Canal, 1t~nchester is . the nearest port to a l arge numb er of towns in central England .

(e) A centre of communications for road and r nil traffic, both regional and nat i onal.

(f) By the establishment of a modern a~rport at Ringwny, as u main centre for air transpor~ in the national airways system.

(g) A regional centre .for Governm~nt . departments nnd for such public undertakings us gas und electricity.

TlOl 1342 10.

PART" B , _ .. SUMMARY OF TIU:-.NAI.N .PROBLEMS REVEALFJ) BY THE'

i . : . SURVEY hlfD OF Tl iE SOLUTIOI~S . PuT . FORWARD.

I', ... ' -I - RESIDENTIAL . : ..

I ' I - . Problems~

'.

-: (a) ' Extensive areas Qf mixed use in the ;'.) ::;. _: ; older. parts of the city~

' ' I

(b) Cong.ested and uns atisfactory housing conditions of such dimensions t hat their elimi nation would . tcike upwards -of 50 years at .the present r a te of house construction. The following figures are significant :-

(1) Approximately 120,000 dwellings eJdst at net densiti es greater than 24- dwel ling_s per acre .

. '

. .

(2) Approximately 100, 000 dwellings are more than 50 years old, ..

f ; .

i ;

' . "(3) . ~pproximately 80,000 dwellings have an estimat[3d resj_dual life of less

than 20 years .

(c) An i mmediately apparent housing need, .amounting to approximately 87,000 dwellings, for t:tie. elimination of existing over-crowding j t he nvoid:mcc of" further uv1..., l'crowdinc du0 t c ['_ n .C'.tur.:il -i ncrcaso i n popul n.t;i on, and the r v.p litc--:!W?lt of 1.,,xistins clw;.; llin~s unfit f or habitation by Housing Act s t andards .

Spiut;ions.

For (a) Predominant uses ultimately intended for existing areas .of mixed use a.re.; indica ted

. . .. in the Plan

For (b) Long term policy proposed for re s i dential redeveloprirnnt on a neighbcurhood and di strict bas is . In principle, the net dens~ty wli.11 not exceed 90 habitable

. . .,. rooms per acre, equi i/a l ent t o approximatel y ,;".r -22 dwelli ngs pe:r acre. "

r .

For ( c ) Housing pr ogramme proposed for t,ho next 20 .. ,. years which provides apflrox;Lmat fSly 52, 000

dwellings against t:he i mmediate l y apparent need of 87, 000 dwe~ling~ ~- . T:t ~ programme relieves overcrowding but d.llows for the clearance of only :ab out 40% of the existing

: unfit dwellings .

.. .-..

TlOl 1343

11. ,,

Due to shortage of land within the city this programme necessitates the construction .of approximately37,000 dwellings outs~d~ the ci ty and envisages a total overspill.-.'(planned and voluntary) of about 137,000 persons by 1971.

II - INDUSTRY.

Problems . (a) Existing industry extensively mixed with

residential and other non-industrial uses .

(b) Unsatisfactory di stribut:i_on of industry i n the city - overweighted in the north and north east with deficiencies in the southern half of th.e-. city .

(c) Existing industry generally cramped and working conditions unsatisfactory in many cases . Existing overall industrial space allocation at therate of approximately 2. 55 acres per 1,000 total r esident. popul ation

.

Solutions.

For (a) Predominant uses ultimately intended for existing areas of mixed use are indicated in the Plan.

For (b) Additional industrial are~s proposed in the southern part of the city.

For (c) Proposals for ulti mate industrial areas, in addition to meeting the rociuirements under (a) and (b) aru also intended to secure industrial snq,ce sufficient for the needs of the popuiation likely to be accommodated eventually in the proposed residential areas . The proposals provide for the achievernent of a_r1 overall standard of about 5. 2 acres per 1,000 total population. New industri al d8velopment and redist.ribqtion .

. of uxisting industry, expected to take place during the next 20 years , is lilrn;I.y to improve present indtA;strial spa ce allocation to nbout 3. 6 acres per 1,000 total popul ation. III - CENTRAL AREA. OF TF.E CITY.

Problems .

(a) Haphazard distribution of principal commercial uses .

(b) Inadequate settings to important buildings. (c) Congested street system. (d) Lack of .open space . (e) Obsolete 6ou1Llercial premises . (f) RedGvclopment of extensive war damage still

outstnnding .

TlOl 1344

12. Solutions .

For .. ( a)

For (b) to ( e)

For (f)

Sub- zones within which .it is ultimately int'ended principal uses should be

co~1.fined as far ~s practi .cable 2.re i .ndicated in the .- 1.an.

Long term policy :proposed for gradual redevelopment of central aroa in accordance .with sub-zoning proposals and with detailed schemes tq be prepared frora tiae to time .

Priority to be given to mclcing good war damage. other than this , no substantial pr.ogress towards the desired improvement of the central area is expected during the 20 year period~

IV - OPEN SPACE. Proble:os .

(a) Total open space inadequate . Childrens playparks, recreational areas , ancnity areas, allotr;wnt s and school playing fi el ds at present provided at ~ overall rate of about 3. 9 acres per 1,000 population.

(b) Value of existing open space . substantially reduced by poor distribution. Open space system is overwei ghted in the north of the city and abbut 700 acres of major pnr ks are too far fron coJ)gcsted areas te ncet day to day requirements . Effecti ve existing rate probably about 3. 0 a cres per 1,000 population.

(c) Inner areas of city virtually devoid of local open space . For about 150,000 persons within 2 nilc ro.dius of Tmm Hall total open space provisions arc a t a rate of about o.4 acres p~r 1,000 population.

Solutions . . -..

For (a} Lo.ng terrti open space schene proposecl in the Plai:i, based on tho p':rovision, for the ul tinato population, of a rc1ininun overall standard of 9. 6 acres per 1,000 persons for the open spac8s ~eferred to .

For (b ) . In principle the scheme proposes, a and (c) r:iiniaum of 1 . 2 acres per 1,000 population

of public open space and 2 . 2 acres ,per 1,000 population of school playing fields ( about 2/3 of statutory requirement) to be provided locally as reclevelopr.ient 'takes place; the balance of 6. 2 acres per l ,OOO population to bB provided elsowhere:.on land unsuitable for bu:Llding, of which there i s sufficient to secure a r eas onable degree of convenience . for the corn:mni ties S"3rved. In new dovolopnont a.roas the sch8r.ic pr 1.poses the full provj_sio:::i of 9. 6 a cres pCJr 1, 000 populntiori.. Hithin or very close to tho r usid .. .:mtinl co;'l.!.:.u..nitics . Thi s 1 .. !ill be subst.::..1:tia.lly L'.chiovoJ by open s po..co

.

TlOl 1345

13. development proposed f'or the next 20 yea.rs but e l s ewhere in the city it is expected that the rate will be raised to only about 5. 6 acr

S:l Ol 1346

Scope of Lewd Use l>Io.p

L.-1nd Use Su:Lr:iary

Residen-tiol

' I

Units .

14.

P.tillT C

AN.l\LYSIS OF SURVEY I NFORI\:ti.TION - :I?RO BLEl!IS REVE.l\LED ------ - .. ------ --- _t3ot.~:(61'!_[~~BQ;P.9~~1?:!; - ---- --------- ----

?art C - 1 Lond Use - G~r-eral . - -

29 . T.~:'.o Lnnd_ Use Map (I { l) ) h~.1 s been prepa red t o show o.s :much detail c1s the sco l e will permit . A.J_thcugt. some of t h i G det ciil m.o.y b a unnecesary for the purpose of the ov e r cill planning bons i der ot i ons associa t ed with the pr epar ation of the DeYelopmont Plnn, i t i s c .:ms id

; c.

I C

..

\ I .

TlOl 1347

Land Un-suitable for Building

15.

35.. The redevelopment which actually takes place during the next 20 years wil l ~e directed towards the establishment of. neighbourhood units , but by the end of the period its effect will be measured mos t realistically in terms of the general i mprovement brought ' about in the "loculity rather than in the particular future neighbourhood nrea i .n wh_ich the redevel opment t akes_ place.

36. The arec1s. shown on the Land Use Mup a re therefore areas of compor nble existing residential development f or which reliable population statistics a.r e ava ilable . On the Tov:. Map these ureas have in some cases been adjusted or merged where, at the end of the 20 year period, progress towards the establishment of the ultioote road network will have pro~rided .more pernwnent boundaries t o the residential zones. At the some time, the areas shown on the Town Ma p remain for the most part us "localities~' rather than neighbourhoods .

37. An overlay is provided with the Land Use Map to assist in identifying the boundories of the existing predominantly residentia l areas.

38 . The IJc:nd Use Map indicate;:i areas . c onsidered unsuitable for building purposes. 'rhese nreos nay be sunmnrised as follows:-

TABLE I. Reason. for Unsui t abili t:y

( n ) In use or has been used for disposal or s urface waste

(b) I n use or has been used for surface n iner al working3

(c) Liable to flooding (d} Unsuita ble contours,

inability to drain etc.

'rotnl

.L\.:)0r,:)x i .r.ia t e M.-..-EG in .Acres.

470

320

860

780

2,430

39 . The surface dispos al of wns~e has been or is being carried out in many places throughout the city, the most extensive ureas being those in Clayton Vole, Blackley and on the flood plain of the River Mersey.

40. Surface mineral working, confined almost entirely to the winning of clay f?r the manufacture of bricks , hns heGn carried out extensively in Manchester for many years. Approximately 40 ncres of such workings huve t nlrendY been tipped up 55 acr~s are at Eresen being tipped up where the worki.r:gs ~n'!e een. d abandoned and 205 ncres nr e still oeing worKe Th~ most ~xtensive workings are l ocated i~ ihe Cheethum., Maston, Newton Heath nnd Levens u me ureas .

Tl Ol 1348 16.

41 .. . The. l ctnds lia ble to flooding Qre all on the. flood pl ain of the River Mersey which forms a nnturnl bnrrier between W:ythenshowe Clnd the r est of the city .

' 42~ The l ands r e j ected os unf i t for building development due to unsuita ble contours etc ., compris e for the most part l Dnds f alling steepl y to various streams ci nd river s - of whi ch Clayton Veile i s the mos t i mportant excmpl e - or l ands which, e i ther by r enson of exc essive undulci t ion or the unstable nntur e of the sub- soil, would be totGlly uneconomical for build ing purposes . Mos t of the l and in thi s l otter category i s located in the Blackley area in the extr eme north of t he city .

' I

i t.

I .

TlOl 1349

Residen-tictl Proper-ties

Wnr Domnged Buildings

17.

~ART C -2 Age and Conditicn of Buildings. ------

. Aee __ of Bu.11

Tl Ol 1350

n-,rn.llings Ripe for _. Demolition

Condition of Residen-tinl Property

18 .

46 . The areas of residential property shown on the Age of Buildings MDp as ripe for demolition under the Hous ing Act~ , if demolition were i .mraediately proctico ble, comprise the foll owing categories :-

(.a..) Clearance areas alreDdy confirmed where demolition has not yet been carried out . These ureas are ver y srirnll and ore of no r.eal signific ance .

(h) Clearanc e areas repres ented but not yet confirmed , containing about 3 , 100 dwellings .

(c) Clearance areas in the next pri ority group int ended for representa tion when circumstances permit , containing Dbout 13,300 dwellings ~

47 . For the most port the age of residential property gives a r easonable measur e of its condition, and ref erence to the Age :of Buildings iVIop provides n general picture of the extent nnd locntion of the worst r esidenti Dl areas in the city .

48 . The Medical Officer of Hea lth hos rec ently undertok~~ a deta iled survey of the condition of residenti al property within the areas which it is apparent wil l require ~xtensive redevelopment . This survey r eveal s that of 79,566 dwellings inspected 73 , 948 ha.ve nn est imated residual life of 20 yea r s or less . In addition there nre other pockets of low lif e property di stribut ed throughout the ci ty which have not been inspected in detnil , but which probably contain a further five to ten thousand dwellings wit h a residual life of not .more than 20 years . The information obto ined fr'om the survey is s umn.1::.1 rised in the following t a ble :-

'11.ABLE 3

Housing Survey Res i dual Life of Dwellings Inspected . ,--------------. - -----------------! i , Residual Life No . of Dwellings I L------------- - --- -----------.. , ! O t o 5 yeorc: 22, 104 ' ! --- --- -- - -- ---------------~- --- I

'1 1: I 5 to 10 years 31, 4 73

\- ~~: ~~ ::::--------1----:::::~ -----=\ j ------- -.- ~- -----------j---------1 I More thnn 20 years .

1. 5 , 617 1 r , \

1 Total Inspe,cted 79,.566 J

i -~ ----

J I

- I

TlOl 1351

Condition of non-r es iden-ticl.l property

19 .

49. In 1942 the ~edical Officer of Health estimated. that about 68,000 dwellings in the city were , in the Housing Act sense, unfit for human ha bi t L1t icm . Further deterior ntion, aggr ava.ted by l ack of maintenance, has probably increased this figure to nearer 100,000, included in which would be the ma jority of the dwellings covered by the deta iled survey referred to in the la$t paragraph. It is signific c1nt to note that in 1944 it was estimated that only about 5~; of all houses in the city hod baths .

50. The forecoing information, supplemented by the further inforn+ation on Densities given in Part C-4, provides an indication of the extent to which sub-standard housing conditions now obtain within the city. The resultant planning problem is discussed more fully in Port C-5 of this analysis deal ing with Residential Development and Redevelopment.

51 . From a study of the i\.ge of Buildings and Lnnd Use M0:)s it is appnrent that a substantial number of non-residential properties,particulorly industrial a.nd co:mmercio.l buildings in a.nd ndj a.cent to .the central area of the city nre of such ~n age that they must be considered obsolete. 1Uthough ~n many coses extensive internal reconstruction hos token pla ce , fundamenta.l defects rema in and the buildings still fail to

. satisfy modern standards of design and layout .

52 . As a part of the bas ic survey, note was tuken of the general condition of non-res identia l buildings and this information is recorded on 1/1250 Ordnance Sheets . On this basis it is possible to make D general assessment of the residual life of such buildings , but without a full knowl edge of the internal condition, and, in the case of industrial nnd commerciul properties ,_ the pl ant nnd equipment housed therein, such nn assessment con only be of a tentative charncter .

53 . Where non- r es identinl propert ies are affected , it has been necessary, in considering the broad planning propos:1ls , to rely largely on this genera l information , but in the l ater detailed investigation o!' particular scher.!es , further inspection of the-properties concerned will be required for n full appreciat ion of the financial and economic impliccit ions involved.

Anci ent Monuments . 54. O!!.J.y three ancient .m.onura.ents scheduled by the Ministry of Worl:s exist in Manchester. These are indic ated on the .1,.ge of Buildings Map nnd are as follows:-

( 0)

(b}

( c)

RG.ri.uins of the enstern wDll of the Romon Fort located ut Costlef ield in the Knott t:~ill o.reo. . The Hanging Bridge located close to the CDthedra.l. "Ye Olde Well ing'ton Inn11 - Ol_d Shambles , between Victoria Street ond h\'rket Place .

~

...

\ I

65.~ Tne buildings in t his category, indicated on .~1~e: Ag;e of Buildings Ma:p snd s cheduled in Appendix 3 cot11p:ri s e the whole af tho bui1dings in Groups I an~r1 of the provisional list i ssued by the then MinistIy of 1'own and Country Plnnning on 2nd . September, 1950 . Al so shovm on the ranp and scheduled in Ai-)pcndix 3 a.re ccrt nin buildings ii1 Group III of the provistonol list whi ch it i s c onsidered might app:t."'.Opl"io.tcl;y- be included in the

.actual s.t crtutory List to b:.; issued in due course by the itiinistry.

56. No Building Preserv at ion Orders a.re in force iJ.1. r espect of nny buildings in I~ill..-richoster , nnd the r' oc~rding, on the Age of Buildings Map, of tho bu'ildings referred to in the ppcvious paragraph docs not necessarily i mply that the Council int end ~ub.se.q,uently to mal{e such orders in r13spect of al l

01~ any of th.es e buildings . The practic ability of r.et aining. many of .these buildings will be dependent on the extent to which such ret ent i on would adverse-ly af.fect 'the satisfactory redev elopment of the a rens in which they are situate, and this will only be disclosed by the detaile.d planning still to be undertaken

. 57.. . In particular , this nppl i es to streets or groups of buildings of special value whose preserva-tion as a whol e appears desirable . S everal such streets 811.d groups of buildings nrc in fnct includ-ed in Appendi x 3 ru1.d shown on the ;\ge of Buildings

. . Map , but no special refer0nce to these which might L11ply n firr:l intention to preserve, h ns been made .

' ...

I I

, I

I

- l

Tl Ol 1353

Statis tics

Vol unt a r y t1ii gration

21.

PART C- 3 P opuJ! at i on . .

58. For the purpos e of t h e Devel opment Plan the popul at i on statistics and .f or ec asts provided by t he Regi strar Gen er al have b een us ed. The fol l ow-i ng t abl e sumraari s es the cha..11ges ond es t imat ed changes i n Manch est er' s civi l i an p opul ati on bet ween t h e y ear s 1921 and 1971.

TABLE 4

_Populati on Changes 1921- 1971_

I ;Population a~t 1 Change sluri ng Percent ;g;;-- ; PERIOD . . __ ___Eeri o.d -- Period ! I

! each end of . Peri od I! Change duri ng I IBeginn.:. j End I Y. Birt hs i u.:By-- -r;s:y-- - -rey- -- 1

, .. ; i ng . i 1 & Deaths '1.J..gra- I "Births Mi g- I ! . I I t i on i &l ; r at- I I !I~Lto -t./49 490 + 766 0oo+:-35 803 18 493 -Def\f"' i~n 5 --11

!1

I c onsti t \lt l in 1 931) j

I

' I , .+ ,

-

' + -

' I I ! ed I I I

j i

I 0 Mid 1 931 t

1.lid 1939 \ Areas as consti t\lt i n 1 939) ed

Mid 1939 t 1 Dec . 1947

0

I I i l . l ! 766, 800 l 727~600 ' + 10, 668 ! I

- -

. l l 727, 600 1 684, 040 + 21, 03 7 I I I

I I I ' I I - 4 9, 868 I+ 1.-41- 6. 5

' I

'

I I

--

' . I -

64, 597 + 2. 9 j- 8 9 I 1 -~~c. 1947

i J uJ_y 1 971 . Forec ast

~ _.;..------!- ---- I to! 684, 040 I 606, 480 I + I + 7. 81 ( 1 . 0 ) 53, 250 I + c 6, 6~ de~ob . demob

-13_7,590 1( 20. 0) l . I ' . . I Mig,. ! Mig. I i ---------- -

59 . The fi gur es for 1971 are be.sed on the Regi st-rar Gen erc..l ' s for ec as t of n atural change i n Manches t er' s civili rul p opulat i on u p to Dec emb er , 1971, and t a.le e a cc ount of the es timat ed .r edi str i -buti on of popul at i on withi n the City and of bot h v ol untary and pl anned mi gr ati on. These mat t ers ar e di s cussed more ful l y i n Part C-5 of this annlys i s deal ing wi th Resident i al Dev el opment and Red ev el opment ,

60. It will be n ot ed t hnt dur i ng the int er-war y ear s ( 1921- 1939), although there was a natural i n cr ease i n popul at ion by ~he exc ess of bi rths ov er deat hs , thi s gain wns mor e t hon offset by a s ubs t ant i al vol untary net outw ar d movement which ws.s particularl y marked from 1931 onwards . Thi s wo..s due part ly to the tendency for a gen er nl drift to the South, away from t he eff ects of t he 1931 Qepressi on i n t he staple ind~stries of t he North-West , 8Xld pnrtly to the oppor t uniti es created by sp eculative buildi ng, for Manchester workers to move into the dormit ory areas ad j oin-ing t he City . 61. The voluntary eraig1c.ti on shovv-.n for the per iod 1939 to 1947 is on inflnted figu~ e r es ul t i !lg P>ora the effects of the war , c.md includes service persorJlel who , due t o deat h or other reasons , have not r eturned to Monches t -er as civi l i ons .

-

'

TlOl 1354

22.

Population 62 . The civilian p0pulation at the ti.me of a t time of survey (Dccember,1949) was estimated to amount Survey nnd to npproxi.r;rntely ?03, 500 . Tile distri b.uti.on of at end of .. : thi.s popul9t i on is given in Appendix 4 , which Plan s!iPws the population together with o.r eo and Period . . . gross density in ench of the predominanti.y

.. .

.. .,.

. "

.

..

-

..

. ' - . ...

-

;-,

r es.ident i a l areas indic ated on, the Land Us.e Map . . T.t.s appendix als_o shows the same i :nf ormation 'Z1s esti.m.r.1 ted for July, 1971 , r esul ting from the proposa l s put forward in the Plan .

63. I~ this Qonnection, it is point ed out that the estimated gross densiti es cpplicable a t 1971 for some of the inner a reas may be lower .thnn those obtaining ultimately, as within these areas , apart from the deliberate redevelopment envisaged, nllownnca hos been mnd e for the demolition of individual dwellings ond

TlOl 1355

Net Density

23 .

PllRT C- 4 Residential Density and Congestion .

64 . A residential density survey undertaken in connection with the preparation of the "City of Manchester Plan 1945" , provides reliable und f a irly detailed information on net densities in terms of dwellings per acre . This information, r evised where necessary, together with the fi gures for the aver age num,ber of persons per house in various parts of the City; has been used in com.piling the Net Populat i on Density Map ( 1 ( 4 ) ( i i ) ) 65 . .fir-.. accommodation survey has not been made and the Net Accommodat ion Density Man (1 (4)(1) ) has not therefore been produced. It .. was considered that the Net Population Density Mup and the Age of Buildings Mo~ themselves reveal ed an obvious problem of congestion and slum condit i ons , f ar l a r ger than any with which it might reasonably be expected the City could deal during the develop~ent plan period . Moreover the Medical Officer of Health has already indicated certai n priorities for slUL1 clearance , which again cover ~ur more properties than could possibly be denlt with during the next 20 years .

66 . For these reasons, it was felt that the Net Accommodation Density Map could provide no information on congestion which , for purposes of the first Development Plan, would be of more value thnn that alrea dy uvailnble .

6? . The following t cJble runplifies the information shown on the Net Population Density Map and emphasis~s the extent of the congestion problem which is i.mnediately apparent .

T/iBLE 5.

~tlmate or _Houses i ~I:pchester at a Net Resi~enti~-. ~~~-1~~ or more than 24_ t o the acre.

- - - - ... _ . --- ... --- -- - ------------- -------- - - ---

Net Density , Approximate : Approximate Nunber 1 Approximate in Houses Equival'i!nt , __ .. or . Houses. _ _ . ___ .! Proportion per I.ere Net Dens! ty , More ; Less Total ! or Total

in Persons ' than i tban I Houses i n . per Acre. i 70 yrs 70 yrs. ; I City.

. I , old; ' old. ! __J. I I Over 48 l over t;~ -1 ~1-,000-~ ~~ i 12, 000 ,--~--- - ! ' [_~ =-~ -T ;;;;-~ :il~ s,CXX>f ~.CXX> t ,~ ___ ]

l-~--"" 42 __ .. +.~~ -l fiO 1 14 ,000+~2,600 l ~.~ .506 -~----~!'. ------- \ J ._~_:. 36 110 - 130 ~ 13,500 1 19, 000 I 32, 500 i l~o j : . : ' I l . I 24 .. 3Q j 90 _. 110 ! 5 , 300 . 14,200 19, 500 I 1~ l 1 ----------------' ------ --r-~--1-- 1-----r--------1 ; Totals ; 65, 800 . 52, 700 ' 118, 500 . 5g

TlOl 1356 G:~oss Density,

24 .

68 . Gross Densities nr e given on the Land Use Map in respect of the existing predomint.intly residential nrens ref erred to in Part C- 1 paragraphs (34) to (36) , and s cheduled in Appendix 4 . In calculating gross densities only the more extens ive non-res idential lo.nd uses have been excluded , e . g ., the central commercia l area , substontiul industria l areas , several major open spaces and l arge areas of l and unsuitnble for bui_lding.

69 . A study of the gross dens ities calculated for the inner residential ar eas , and of the sub- division of l and uses within t hese Dr ens gi ven in Appendix 4, show3 _ that high overall densities obtfl.i..n over s ubs t untia l areas of the city despite the relief afforde~ by the non-residential uses

intermi~ with the actual dwellings .

70 . In this connection it is s i gnificnnt t o note that in nr eas 9 to 13 inclusive and 1 6 to 20 i nclusive, which c1re all within a r adius of 2 ml,les from the Town Holl, the following conditions obtain : -

Total Net Res i dential i\.rea

Total .l\r ea of Primnr y Schools

Total Area of other Building Us es .

Total Open Spoces (Public Gnd Private)

Not included ih above areas O~ia inly Rnilvmys and

Vacnnt Land)

Totnl Gross .Ar en

Totctl Populotion

Overall N~t Density

Overall Gross Density

1 , 307 Acres

35 II

665 I I

58

308 a

2 ,373 Acres

-151,345 Persons

116 n/ Acre

64 II ;a

71 . This info rmation shows that it .is mainly the areu occupied. by "other building uses" which detern::ines the varintion between net a.no. gross density. These nr -e for the most part industrinl und commercial uses and not the type of use a.ncillary to 'housing development , so thnt to thi s extent the gross d.ens ity which by reosonable stnndurds is in itself excessive (see paragr aph 94} is n Jt a.true measur,e. of t h e living conditions in these mos t densely populated a reas . It i s considered that in r es pect of such ureas n study of net densiti es r evea.l s far more cl ectrly the extent and locntion of the con gestion problem nnd indicot es the broad ar eas in which r edevelopment on co~prehensive lines is essential, if s ntisfctctory living cond iti ons are to be provided .

l

I I ..

TlOl 1357, 25.

It is pointed out that the terms "net" and "gross 0 density have the meanings ass igned to them in Circular No .~3 {Report of Survey), issued by the Ministry of Town and Country Planning in June, 1949, viz: - -

~et Dens i ty is the density per acre of l and occupied solely by n l ayout of dwellings of any type , including the curtilnges of such dwellings , nny small public or private open spaces i ncluded in the layout , und hulf the width of any street on which these l ands abut except Trunk, Class I and Class II roads where onl y 20 feet of the width of such road is included

. ~ros? Densitl us applied to existing conditions is simply the density per acre of l and used predominantly for r esidential purposes , but including mixed uses of all types in addition to the actual dwellings. As applied to future development, the mixed uses included in the total uren ure only those anc illary to. housing development , e . g ., schools , shops , etc . (see Appendices 5 ond 6) .

TlOl 1358

Deter-mining Factors

( ;

ImmediDte Hous ing Need

;I?MT c - 5 Residential pevelopm~nt and ged~v~~Q_~en_t_ .

. .

4~.~~~ment-2.f_Ho~sing Need~ . 72 . T.:1e four factors detG:rmining the housing need of the City are QS fol l ows :-

( a ) Overcr owding ( b) Natural chunge in Populotion . ( c) Mi&r at ion (d ) Redevelopment

73 . Fr om the informnt i 'on given on residentia l densities and c1ge of property it i sappar ent that , on the bnsis of crny r easonably assessed house building progrcrmme for Manchester , it will tC1ke

. upwar ds of 50 yenrs to r epl nce houses which :::i lrecidy are or which during this pe~iod ure likely to become unfit for hnbitation . The housing need result ing from the clear ance of such dwellings will obviously be affec ted by mi gr otion trends and na tural popul ation changes , but little value could be attached to nny for ecasts of these changes covering so long a period , and it is therefore i mpr acticable to assess with any accur acy an ultimat e housing need arising from redevelopment . Consequently it is in fact impracticable to estimate lvTo.nches ter' s tot:1l housing need or at tempt to suggest when living co.nditi ons are l ikely to be satisfactory thrcughout the Ci ty .

74 . For the purposes o:f the Development PL.in, it is considered sufficient to indicate broadly the hous i rig need which is i:mmedintely etpparent as uffected by migr

I I I .

TlOl 1359

Basic Assumpt -ions

27.

(.b) Natur al Cl:: .. o.nt..es in Po':')ul at ion ~uken as nn increase of 37 , 000 persons, based on the Reeistrar General's forec asts for 1947- 71, adjusted i n the light of subsequent known changes , and for population overspilled dur ing the period. Assumed an aver age of 3 . 75 persons per dwelling + 9 , 800 dwellings

{ c) Migrat i on. A net outward voluntory movement over the. 20 years ofa~proximutely 20,000 ~ersons ha~ been assumed. T!!is is r elated to future private l icence buildi ng ond is expl.ctined ful ly i n paragr aphs. { 81) ond { 82) A housing relief amount ing to 4,600 dwell ings has been t oken as expla ined in paragraph { 83)

- 4 , 600 dwellings

( d) Redevelopment . Taken as tho dwellings which the Medical Officer of Health estimated in 1942 as being unfit for human habita tion by Housing Act standards. lll3 mentioned in pa r agraph (49) this estima t e may n ow be l ow, but it is sufficient to indicate the approxima te di mensions of this particular housing need as existing a t present . Mos t of the houses to be clear ed during the next 20 ye.ors for specific

. . proposal s of a non residential character would be included in thi s ca tegory and no further allowance is mode in this respect .

.+ 68 , 000 dwellings Totul i!nmedintely apparent housing need .86,__50_ dwellings . A.ssessment o.f House Building Capaci t-y- ~ -76. In calculating the housing potential of the City for the next 20 years , an allocat ion of dw0llings to Manchester h as been assumed , regardless of the f act that insufficient l and is a t present avoilnble to the City for the construction of such dwellings.

77. N'o concrete proposals a.re as yet available for the housing of more thon o small proportion of the over spi ll population , but for the purpose of thiR annlysis it has beem assumed thot further nrrnngements will be mnde for the necessnry overspill development (v:ithin the assll1!1ed . overall nllocution) to be undertaken either by Man chest er, or on Man.chest er ' s behnlf by some .c.tller nuthority , utilising, if neces s ary , part of the present Munchester l abour r es ources likely to be r elensed by the reduct~on in the r ate of house building within the ci ty, r esulting fr om n shortage of sites .

TlOl 136o

L0col Authority D1o ellin~ to be Construct-ed

Privette Licence Dwellings to be Construct-ed

29.

?8 . The totul number Of Locnl Authority dwellings to be constructed for Manchester people

' between the 1st July, 1951 und 1st Ju.ly,19?1 , is estimated us follows : -

(a) ~.9.9_~~ -.. -0-~t hority Housing (Assumed 1Ulocation) First five years nt a r ate of ~,000 dwellings per year 10, 000 dwellings

Subsequent fifteen years at a r ote of 2,400 dwellings per year 36 , 000 (A 2()7'b increase in productivity has been

nsnumed) ( b) _Ad~i tj_onal Housing o.lready

?!r anged by other authorities

By Cl1eshire County Council ot n r ate of 30 dwellings per yea.r for five years 150

By Lnncashire County Council at a rote of 150 dwellings per yeor for three years - 450

"

Total 46 , 600 dwellings

?9 . The assumed allocation for private licence dwellings is as follows: -

First five years ot a rate of 400 .dwellings per year 2,000 dwellings

S~bsequent fifteen years r:t a rat.e of 480 dwellings per year (A 20% increase in productivity has been assumed)

Total

- ? , 200

- 9 , 200 dwellings

80 . It will be not ed that this total grea tly exceeds the number of applicants on the present privnte licence wa i t ing lis t, o.s given in item (a) pnragroph (?5),i . e . ,650 . The demand for private licences is however one which year by year is likely to remain f nirly constant and the present wait ing list in no way ref lec~s the . proba ble number of this type of dwel1ing required over the 20 years . It h r.1s in f act been nssumed that the whol e .of the suggested al locntion will be t olcen up by Manchester people during th i s period.

- - l

I ~

TlOl 1361

Voluntary Migration. due to Privote Licence Bt:.ilding

Housing Relief due to Privnte Licence Building

Ifousing Capacity to be off set ugoinst co.lcul:::ited housing need

29 .

81. .AJ3 sites f or .only about 3, 400 private licence dwellings are available '. to the City at present, this assumption implies that the r emaining 5, 800 dv:elli ngs will be constructed . i n over spill areas and is equi valent to assumi ng o voluntary migration of svme 20,000 persons.

82 . The figures published by the Registrar Generctl show that on Dn .::~nnuol turnover of approximately 80, 000 :;or sons , the net outward .movoment from the City during the post three yeDrs has m.10unted to only about 5.0 persons. This would suggest theit unless ther e is any outstcnding change in economic conditions , whi ch cc?nnot be foreseen at present , no gener nl voluntary movement out of the City will toke plnce, other then that occasioned by housing needs. For th i s re::.~son, no nllowance h~rn been made for voluntnry migrat i on during the 20 year period, beyond the 20 , 000 }iersons r eferred t o in the previous pc1rngruph.

83. It is impossible to forecast accurately the extent to whi ch the const ruction of- private licence dwellings will relieve the demand. on Local Authority housing , but for the purpose of this nnnl ysis it hos teen assumed that 5()% of the dwellings to be built would ass ist t he planned housing progrOlillD.e either directly, by ncco:cnmodnting persons who would otherwise require a LocGl Authority dwelling, or indirectly by f r eeing an existing house in the City. In other words of the 9 , 200 dwellings constructed , 650 will satisfy the present waiting list, and n furthe r 4 , 600 can be further offset against t he over all caloulnted hous ing need . rhe r emaining 3 , 950 ~re ussumed to be available f'o r persons who, during the 20 ycnrs , will apply spec ifical ly for this type of dwelling, but who will not possess nn e~r.isting house Drnl whose requirements cnnnot be for eseen in tho calculuted ho

Tl Ol 1362

Gener3l Policy

Programme

. I . .

30.

_ Hc:i~s ~ng PrograIEEl~~ 86 . The proposed housing progrcunm.e i s based . on the ossumpt i on that priori t .y must be gi veil to :-

( o) 'rhe reli.ef of overcrowding by the eliminati on of ths "s ub- tenant" waiting lists duri ng the 20 yenr per iod .

( b) The housing of the anticipated natural increase in the population to avoid further overcrowding.

( c) The hou::::ing of persons displocecl from.. individuol houses condemned from time to time a8 unf i t for habitotio~, and f r om houses demolished to make way for new development of a non-residential chorncter.

After thes e essential needs hnve been met the ba l ance of dwellings likely to be avoiloble ,wi thin the tot~l estimated building copocity, will be devoted to residential r edevelopment in the slum ar eas .

87 . The ullocotion of dwellings against these var ious needs may bo expressed as follows :-

(u) Overcrowding Local Authority Housing 12 , 800 dwellings

Private Licence .Housing (se e item ( o ) pa r agraph_ (75)_).'

~~~~~91 --~~_?_E_E_32S~-~~ Popul~~ -io~ See item ( b) paragr aph

650

( 7 5 ) 9 , 800 (b) Individunlly Unfit. Houses

Based on recent experi ence ond est~moted nt 370 ~er year ( exclusive of unses likely to occur in t he 20 yenr re-development CTrons) 7,400

(c) Houses to be Demolished f or-N ewN on-Res id en t i.Ql" D-ev~}:~pm8!1J::- ---- ---

Mostly contained within the 20 yea r r edevelopment areas . The only signif ic C1nt

e~ception is in respect of demolition for high\\"nys work outside the redevelopment or ens (curri ed forward )

1, 150 31, 800

"

Tl Ol 1363 .

New Develop-ment.

31 .

brought forwnr d 31, 800 dwellings (d) _?esidentinl Redevelopment

The bal ance of the effective housing capacity (51, 850) , i.e., the number of new dwellings which can be us ed to replace slum dwellings deliberately demolished in redevelopment schemes - 20,050

Total 51,850 dwelli:igs

~~-@g_prds _f_or !(esl:den_tinl p~_y~). opment and .~e88. ./:1.s at 1st July,1951, the sites remaining nvnilable to Manches ter for the construction of Local Authority dwellings number opproximately 11 , 200.and are mainly in the undeveloped parts of Wythenshawe, thG Blockley and Ch[lrlestown new development area in north Manchester, and on land in the Bowlee aren within Middleton Municipal Borough but in the ownership of Manches ter Corpora tion. Detailed l nyouts have already been approved by the City Council for mos t of the development in thes e areas, and in respect of Bowlee, ngreement in principle hos been reached with the. L0ncushire County Council . The ess ential fentures of the lnyouts for t he areas within Mci.nchester are shown on the Town Map in the Development Flem ond tho consequent brond l nnd uses applicoble nt the end of the plan period for these new development ur eas are given in Appendix 2 .

Redevelop- 89. . No detailed l ayouts hav e been npproved for ment . redevelopment areus however , and the calculotion

of the residential ncco:mmodct ion likely to become nvailnble in pnrticulur a.re l.ls cons equent

Densities

upon redevelopment h ns been based on theoretical gross density stnndords . 90. A) pendix 5 shows the s uggested theoretical planning stnndnrds for n redevelopment neighbourhood of 10,000 pers ons and ADpendix 6 shows the theoretical stund ords for a. district of 50 , 000 persons comprising five such neighbourhoods . 91. These sta.ndflrds nr e based on an overage net accommodation density of 90 h abitable r ooms per ncre . The City Council hove res olved thot in principle this net densit y should not be exceeded in redevelopment in any port of the Ci ty . 1~.ssuming thnt Locnl Authority dwel~ings will continue to be built ot on average size upproximotely the so.me as ~hnt applicable ~'t the present time,i.e., 4 . 1 habi t able rooms, this net density may be expressed ns 22 dwellings per

~ere .

TlOl 1364

Sumo.ary of Density St...-indards for re-devel op-Iaent

32 .

92 . For the purpose of calculciting gross . densities it hns been ussumed that although the initial tenancy of new dwellings mny be on the baoid of on occupancy r nte of 1 person per h

I I "

I

TlOl 1365

Gross J.trens

. I

33. .

95 . It is emphasised thot the gross densities are maximum ones based on the prov is io.p. of only .. the limited open space . o.nd school plnying field f acilities which it . i s considered must be provided a.ctuo.lly within the residential communities concerned . They ar .e in f act the"densities likely t o be npplicable to the areo.s to be redeveloped during the next 20 yeors . In principle, however, in calculating r es idential capac i ties , these densities mny only be applied t o gross nrens f rom which have been exclud ed substnntio.l exi sting or potential open spaces s uitr.1ble for meet ing wholly or in pnrt the balance of open spa ce and school plo.ying field requirements. The octual gross density in any neighbourhood or . ~istrict will be governed by the amount of such major open space conta ined therein . The detailed standar ds and proposals in regard to open space and school playing fi elds or e expl ained in Ports C - 8 and 0 - 18 .of this analys i s respectively. It is a lso pointed out that the gr oss d.ensities do not a ll ow for major r oads anq special umeni ty

treatm~nt for s uch :r oads . Land .required for this purpose nust be excluded fr om the gross ureas to which the dens ities are applied.

Redevelopment Proposal~.! . 96 . The r edevelopment ar eas proposed ore those containing approximately 20, 050 slwn dwallings ( see item (d) par agr aph {87)) which i n the opi nion of th e Medica l Officer of Henlth should be dealt with first .

97 . Thes e dwellings nr e conta ined within broadly defined a reas , shown on the Program.me Map in the Development ~lan, having a gross ocreoge of approxima tely ll55 n.cres. The pre>posed sub-division of this gross area is os follows:-

Area intended for industrial use 277 acr es if n

" c o.m ... 11erc it' 1 use - 177 It

ft occupied by r ni1vmys 26 "

" If If cemeteries 10 "

" intended for . cultur nl us e 15 "

" u ff r esidenti al

district use 650 n - --

Totnl 1,1.55 acres -- -- -

Of the 650 ac res intended for residenti~l use , 19 a cres will eventually be occupied by mn Jor tr~ffic roads , leaving 640 ncres to which con be. applied t;he gross district density of 13. 6 dwellings per a cre as given in par ogrnph (94).

TlOl 1366

Return of Dwellings

Mixed Uses

34.

98 . lulowing for a time l ag of 18 months between demolition and redevelopment the number of dwellings l ikely to be constructed by the

. end of the 20 yenr period is :-

37 x 640 x 13.8 4-.0 = 81?0 dwellings .

99 . Appendix ? summarises the numbers o.nd r es idual lives of res idential proper ties which would be cleared under these redevelopment proposal s f r om the gross arens. ref erred to in par agr aph ( 9? ) . 100. It i s ant icipated that most of the l and mode avai lable by the clearance of r e$idential pr opert i es within- the areas not intended for r es.idential use will be t oken up during :the 20 year period . Fur ther ref erence to this matter is made in the sect i ons O_f this Gnalysi s dealing with the particul ar uses concerned.

101 . It is emphas i sed that the gros s ar eas r eferred to in pnragraph (9?) ore all a r eas of mixed uses conta ining substnntinl nt.n:nbers of industrial and commerciol properties in add ition to the r esidential pr operties schedul ed i n Appendix ? .

102 . Although no dGtoiled redevelopment schemes hove been approved and although i n principl e i t is not i ntended that properties will oe demolished in advance of the termination of their useful lives , many of these non- residential proper ties ore already obsolete and it may reasonably be expected that t hey will be removed during the Developmen~ Ploo period to mC1ke WGY for a ppropriate new development .

103 . This matter is of porticulnr -significonce in r egar d to the intended residential a reas . Of the gross area of 640 acr es intended to be redeveloped for this purpose , [1 pprcximat ely 425 acres ar e now occupied by dwellings and the sites Of demolished dwellings , and ~nproximately 215 acres by industry, CO!ilD.erce , shops and other non~ housing users . The theor etical planning standards proposed f or r esidential district development suggest that the sub- division of the -640 acres should be about 400 ucres for housing und 240 a cres for communnl facilities . 104. On this basis and tak~ng into account the fact tho~ the clearance of srnao of the ?xisting non- residential property should be poss ible . economically ther eby giving additionnl worki~g space , it i s ' considered thot it will be pr acticable to plan the redevelopment in such n way thnt most of the requisite number of dwell i .~gs cnn be constructed on the lands cleared in the early stages , lenv~ng the les s essent i al communal facilities to be provided l ntor, on ~and l argel y occupied by non-resjdential . proper~ies whose clenr nnce will not be pra.cticable for some c onsideruble time .

I ~

0

'

Tl Ol 1367

Redevel-opment a.uring first five years .

P:r:-esent Avnilu-bility of H0using sites .

Basi s of Ov~rspill Co.lculo.-t ion.

35 .

105. With regard t o the extent of r edevel opment likely to take place during the first five years .. it i s envisa ged that this will be confined us for us possible to the cleuronce of slum pr oper ty only in the areas intended for residential use,ond only o.r;i. l and intended wholly for housing purposes, wi th n view to ensuring the maximum r etur n of dwellings in the early stages . Advantage will also be t oken of small s ites already cleared , where the demolition of ~ few stQ!lding houses would result in n compa ct economic housing ar ea becoming avail nble .

106 . No decision hus been n ude on the propor t i on of the tot al housing res ourc es to be devoted to slum clear amce work , i n the early stages of redevelopment . It i s likely however that during the first five yeQrs not more than about 3,700 new dwellings will be availa ble for the repl acement of slum dwellings del iberat ely demolished, thi s figure r esul ting from on Clllocnt ion increasing progressively from about 100 in the fi r st yenr to about 50% of the total annua l output in the fifth year.

107 . The b.rond areas from which it i s proposed t h e slum pr operty so dealt with would be t oken, are sh own on the Programme Map .

Overspill by end of 20 year period .

108 . .1.t>.;E . -stated in par agr aph (88 ) sufficient land r emai ns available to Manchester for the construction of approximately 11 , 200 Local Authority Dwellings of which 3,940 wi ll be outside the City in Bowlee, and which in effect constitute initial over spill development .

109 . The over spill development bt i ll to be arranged , in terms of dwellings , mGy be colculoted simply by deducting from the assumed 20 year allocation of Locnl Authori ty Dwellings (46 , 000 as 2iven in item {u } paragraph (78 )), these 11,200 dwellings for which l and is already nv nilable, together with the dwell ings whi cn it is es timate~ can be built on the land made ava ilable f or housing purposes in ar eas within the city likely to be redeveloped within the next 20 years , i . e . 8 , 1'70 dwellings ns given in paragr nph ( 98 ). This . overspill omow;i.ts therefore t o 26 , 630 dwellings . On cin ass~ption of 3 . 75 persons ns the initial occupnncy fi gure for such dwellings (averuged over t he 20 years) this r epres ents an overspill of'. ci pproximot ely 99 , 700 per sons .

TlOl 1368

8 UWU

TlOl 1369

Distri-bution

Existing 1\Ieo.

Plcmning objectives

37. PMT C - 6 Industry.

Existing Oonditions r.md Ma:in Pro'blems .

111. The present .. distribution of industry in Manchester is shown on the L~nd Use Mop . It will be noted tho.t the mnin industrial areas are related broadly to the r o.diai r oo.d and r ail approaches to the city centre , from t _he north, north- east o.nd eo.st , particularly the latter. The l ack of o.ny substantial industrial development in the souther n half of the city is very marked . The mop also r eveals the manner in which industry is mixed with resident i o.l o.nd other development in the inner nreas of the city . It does not, however , give a true measure of the extent of this mixed use , as much .of the industry which ho.s been al lowed to become established in the p~ st is carried out in premis es too small to be shown ~t a scale of 6 inches to 1 mile.

112. _ Including the ind~striul development a lready established in Wythensho.we, the total area at present devoted to industry in the city is about 1,800 acres, or a bout 2 . 55 acres per 1,000 of total population. As there i s virtually no unemployment_ in Manchester, o.nd therefore it may be assumed that the employing cc1 po.ci t y of existing industry is sufficient, this present ri llocntion of l nnd, which by any reasona ble plunning stnndards is , quite inodequnte, enphas ises the extent to which, for the most part, Manchest er ' s industry is

. curried out under bndly congest ed conditions .

113. From this very brief examination of the existing industrial conditions the mnin plunning problems to be solved are inrr:ied i nt ely apparent and Dre : -

(a) The need f or Ql.1 improved overall distribution of industry .

(b) The need to elirainnte the mixture of " industry with residential ond other uses ,

prevalent in the inner areas of the city.

( c) The need to provide n mor e generous allocnt ion of land f or future industrial purposes so that '.improved working conditions may bo obto.ined .

Present o.nd Future Industrinl Structure .. --

" " 114. The o.nalysis of the industrial ~tr~cture of Manchester i s bnsed l argely on s t nt1st1cs of unemployment insu~crnce book~ -~xchanged in recent years, a.s provided by the Ministry of Lobour , und on n menorandum issued by t he Board o~ Trade in J anuary,1950, denling with the Industri al Structure of Manchester County Borough up to 1948.

TlOl 1370

I nsured Worker s

Une.mploy-mGnt

Sub-division of insured wor ker s .

38 .

115 . 1\S stated in paragraph {23 ) t he tota.l nlillber of ins ured worker s i n Manchester, repr 0sents a bout 60% of the r esident civilian popul ation . Co~parison of thi s with the fi gure of 46% for the North west Region ond 42~~ for GreDt Britc.tin as a whole , emphasises the f act that there i s D s ubstantinl net doily intDke of wo'rkors resident outside the ci ty .

116 . UnomploymGnt in Manchester has been maintoi nGd over r ecent years a t the l ow level of between 1 and 2% of t he i nsured population and hers thGref ore been ignored in the pres6nt cons ider

I

I I I I.

I I I I

...

TlOl 1371. 39.

Changes in 118. The main source of ~~ploym.ent is provided Industrinl within the Chemi.col, Engineering , Textiles and

Strt:.ct~e C1othing industrial gr oups , ci l t hough many other ... ,. ~ndustries and trndes nre r epr esented t o n lesser

degree in Manchester's industrial structure. In view of the present uncerta.in nat i onnl and world economic and political situation it is i mpossible t o for~cast with any accu~acy the p r obable industrial str uctur e even 20 years ahead . The effects of war or extensive re"'.'arm6:i:nent ore evi denced by the substantial increase in importance of the Chemical and Engineering industrie.s in Manchester, at the expense of Clothing crnd Text iles, during the late war cind early post war years .

119 . Whether or not such a chc.inge will be mciintoined , r~peuted, or even reversed in the future i s 0 matter of pure conjecture ; and fo r this reaso.n , together with the foct thGt Manchester i s not wholly dependent on all or ony of the four main i ndustrial gr oups , as shown by the absence of unemployment, it has been considered pr efer able to project forward the existing industrial structure for the present purposes of industrial planning. -

Fut ure 120 . Appendix 8 sets out in columns2 , 3 and 4 Industrial the proportions of worki ng and total popul at i ons , Structure and the consequent number of persons per 1 , 000

Exist i ng Spa.Ce nllocn-tion

total population , which he.we been assumed c1s likely .. to be employed in the future , in the various i ndustries listed in column 1 of the : Appendix. These fi~ires a llow for a net daily intake of industri al workers r es ident outside the city .This industrial intake represe~ts only about 3% of nll worker s in the city as the bulk of the t ot nl intake is comprised of offic e and other non-industrial workers .

121 Thi s information provides n basis . upon which con be cnlcul ated the nu...~ber of people l i kel y to be employed in th.G various types of industry, in relat i on to the estimated future tota1 populati on at nny particular time .

~roposed Space Standar ds . 122 . In connection with the prepar ation of the 11 Ci ty of Mo.nchester P!Lnn 1945" , questionno.ires were, sent out to industrial firms in the ci ty, from which information r el nt ing to the space at pr esent devoted to various i ndustries was obtnined .

123 . This information is given in columrn 5 , 6 and 7 of Appendix .$ , . whi ch show r espectivel y :-

{ a ) The built- up s it e a reas per 1 , 000 wor~ers as governed by the number. of s tor~ys .1.n the buildings peculiar t o t he various industries .

( b) The proportion of built- up to total s i te

( c) o:.cea. .

The tota.l site area per 1 , 000 workers in the varicus industries .

(

,_

Tl Ol l372

--

Proposed i ncr enses i n s ite area .

Overnll Spnce Stundords

124. These fiBures, which reflect the over age conditions obtaining within the city, hove been co:mp

I I I I ~

Tl 0.1 1373

------------------ -----(\

41 .

Ul~imate_ In~':l_~tri al ~_e_q~irements North of River !viers~~~

129 . As stated in Part A of this analys i s (par agr aph (21)) it i s i ntended that Wythenshawe

. ( i. e . that part of the city south of the Ri ver Mer sey) shall eventually become a self contained

scttelli te r ather than a dormitory ar en , implying that as fnr as possibl e it shoul d be i ndustrially self supporting ~ The future industrial r equirements of Wythenshawe ar e therefor e dealt with separ atel y .

Application 130. However, at present the industrial of development i n W~7thenshawe is r elatively smnll ,

Standards and the space stnndar ds obtaining ar e not reflected in .the annlysis of existing conditions for the

Popul ation tc be provi ded for.

Ind us t ri ai. zoning .

city as n whole , as set out in Appendix 8 . To this extent , the proposed future standards given i n par agr aphs (127) ctnd (128 ) .may be taken as relating to the older part of the city north of the River Mer sey, and as representing the degree of improvement in working conditions which is cons i dered to oe both desira ble nnd practicable in t hat .part of the city.

131. The tcta l acr eage which should eventually be available for industrial purposes north of the River Mersey, and for which the long term. zoning proposals shoul d provide , is that which would satisfy these s uggeoted stundnr~s for the ultimate r esident popul at ion. This population has been t oken as tha t L~kely to exist a t the time of peak overspill, i . e ., when all congested housing conditions will have been el iminated , some 50 year s hence or thereabouts~ Thi$ is the most realistic figure to use , as Dlthough substantial Dreci.s of more recent uncongested property would st ill not have been redeveloped. Qt thnt ti.me , redevel opment

-when it did t ake pl ace would probably be at much the some densities as now exist , and the capacity of these a.rec1s , ol though in some cases theoretically capable of being incrensed , would no doubt remain substuntiolly unchanged .

132 . Jui cstimnte of this type must obviously be 'a very approximate one, but it provides the only basis upon which renson~) ble z oning pr opos ols cun be determined.

133. By tri 0. l Gnd error, the areas p_ropos~d primarily for industria.l use ~orth of the ~iver Mer sey hbve been balanced ngainst the requirements of the populati on which ," hD ving_ y~gard ~o all other non- residenti81 l and uses , is estimated as likely to exist in the nrens re.m.n~ning available for residential purpos es a t the time of peak overspi ll .

J

Tl Ol 1374

42 .

134 . The selection of the f utur e industriol .-zones hos been undertaken with a view to achieving the thr ee fund amental obj ectives of industrial planning referred to in pn:ngr aph ~~~3) . The provision of improved working cond1~1ons i s . dealt w.ith o..utomo..t i cnlly by the pr ocess expla i ned in the l D.s t three pci.r ogr nphs but .in ott'.empting t o provide f'or on improved future distribution ni;d fo r the elimino.tion of mixed uses , the fo l l ovn ng f .c.ct ors hove hDd to be tnl{en i !lto aco ount :-

(o ) t he extent to which , either by tradition or by reason of essential natural f eatures , cortnin indust ries hove become establ i shed in particulnr areas

. (b ) The future dispos i tion of main cor.ununicnt ions.

( c} T~e effect of the proposed highway network in defining future boundaries for industria l areas .

(d ) The r edistribut i on of. population within the city.

( e) The need to s og:tegat e , ns f ur as i s pr acticabl e , the Speci al , Gsner al and . Li .:)lt categori es of industry and to ensure the pr oper locat i on of the or~s .. set aside for these categories in relation to the r es idential zones .

(f) ThG noed to ensure that additional l and required for future industri

TlOl 1375

Industrinl Structure

Spec inl . Industry~ 611 ' Gener a l I DdD.stry 1,081

Li ght I ndustry . (including domestic 5?2

industry)

Totol 2,264 Acres

Theor e ticnl -Ri9.~~Jre.!llent

Acres

610

1,000

580

2, 190 Ac-:es

Consider ation is r.1 ls o being given to the probnble . need for s:rnnll purely domestic industri c1l zones

(reppir gnr nges, build e r s ' ynr ds , small bakeries , etc.), additional to those conta ined within the Light Industrial Zones ref erred to nbove, to serve the out~r residential arens in the southern half of the c ity, The pr ec i se boundaries of such zones will be dependent on s ubsequent deta iled planning and they a r e not s h own therefor e on the Town Map . The l ocal i ties unde r consideration are however ns follows :-

( n ) Proposed Wit hington District Centre Ar~a. ( b ) An nr en e.::ist of Princ.ess Road to include

the existing Princess Rood Bus Depot .

(c) ./ill [lr -en north of Fallowfi eld Stat i on and east of Wilms l ow Rood containing sever al existing well estnblished domest ic industries .

(d) .An area close t o Cl1orlton G:i:-~cn a l so conta ining existing domest i c industries .

It i s pointed ou t that the ricr enge involved in these zones would be r 'elcit i vcly small and would not ma.te::..--iolly a ffect t h e br ond ha.l nnce between the ultimate tota.l indust rial provisions and theoret ica.l requirement s given a bove .

In.dustric'-1 Require.men t s fo r Wythenshnwe .

13? . As st nted in pnr ngr

T101 1376

SPuce Standar ds

4.4.

139 . I n principle ~he S~e?ial.industri~s and t he heovier General indus~ries includ~d in the structure for the mo..jor port of the ci-ty wer e excluded f r om the suggested W:rthenshawe structure, their loss being compensated for by increased .

. provisions of the lighter i~dustries , e . g . , Cl othin& Electrical Engineering , Food, Drink, etc .,

particulcrly suited to \'v~1thenshuwe . The proportions of the various industries were so

ndj u~t ed that t~cy would in total _p~ovide fo~ a working population of about 33 , 200 , i . e . 36. 4A of the res i dent populat ion (see Table 6 paragr aph 117) , including having regard to the mole/f emal e

employment ratio fo r each industry r epresented , a bout 12 , 30Q females who , on the basis of the present overall r atio for the city as o whole ( 377.: femnles) , would be conta ined i n Wythenshowe ' s wor king populnt~on .

140 . It was considered thot if oppropr i ate spcice standnrds were used in conjunction with this t heoretically satisfoctory structure , the land requirements so determined should then be reasqnGbly adequate for the industry actually established iil Wythensh(twe in the future . 141 . In this connection , it wns cons i dered that the industl'.ial development would be of the trading estnt e typo . A gen er al increase of 100% on average site area& existing at present in the city for the particular industries concerned was adopted , as against the 500 increase proposed for the r est of tho .city. This was determined ofter investigating the E:tandords obtaining in established trading estates elsewhere in the country .

142 . On thi s basis the necessary s ite arens were calculated for the nssumed quantities of each industry represented in the theoretical structure , and ullowance wns made for roads , recreat ional space etc In total the l and requirements amountGd to 390 acres .

143 . It will be noted that this is equivalent to on overall standard of only 4 . 30 acres per 1 , 000 of total popuiation compared with the 5. 21 acres per 1 , 000 proposE.d for the remainder of the city, despite the f act thnt o more generous l .'.lnd a.llocation hns been ossumed f or the industries in Vf: -:.ti.ensh.'.lwe . This ~} rises f r om the f act that tho indus tries excluded from the wythenshawe structure . i. e . cher,iicols, heavy engineering, etc . are thosD which requi~e the fuost space , whereas the comperisClting increases ar e f or the most part in respect of industries such as clothing, light engineering, etc ., which can. be car r ied on in . buildings of several stories , and forwhich , in fnct , flatted factor~es ore being cons idered .

,

. I

I o

I

TlOl 1377

Industria.l Zoning

Purpose of Long term I ndustrial

Pl ~rn

Objects of Short Term I ndustrial Planning .

45.

144. T~e three i ndustrial orens already approve~ as pa.rt of the overall plan for Wythenshowe are shown on th~ Town M::p and nre as follows:-

Shnrston Industri ~l Ar.eu 110 Acres

Round thor n " 108 "

Eoss Nook 11 151 l1

Total 369 Acres.

145. This total is nbout 57; l ess than the theoretically calcula ted requirement , but in view of the necess a.rily empirical nature of the assessment no significance can be attnched to the discrepancy a.t this stage . At the sa~e time consideration is being given to the temporary r eservation for industrial purposes of D further 93 ac res of l and south of the lVfoss Nook industrinl zone , at least until sufficient experience hos been ga ined to confirra t h e ndequa.cy or otherwise o~ the three zones ulreody appr oved. In~~strin~ Development a.nd Redevelopment up to 1971

146 . I n reviewing the industrial ~roblem in Manchester, it wns imm.ediately appurent that,

. ha.ving regard to the likelihood of building re.$trictions r emD ining in force to som.e extent , und to the f act thDt, except in Wythenshawe , l ond for n ew industrial development could for the most pnrt only be made nvniloble by the clenr unce of ' residentia.l property, no substanti al progress could be expected during the next 20 year s towards the proper redistribution of industry in the older p~rts of the city.

147. For this reason , it was considered desir able that the Development Plan in respect of Industry, should outline the br ood l ong term policy which the Corporation intend to adopt in resolving the industria l problem, and indicate the nreas in which indus trial development would be enc ournged .

. .

148 . The changes of use from industrial to non-industri :Jl and vice- versa , implied by the Town Mnp , can only b e brought r1 bout gradually over a considerable period , and i n practice it m.c1y well prove necessary t o accelerate or retard these changes uccording to the r el a tive urgency. of l and requirements for the uses involved, as it arises from time to time.

149. So f ar a.s the next 20 years ure concerned , it is only necessury to ensure that the industrial development and r edi stribution which does t ake pla ce is directed towards the a chievement of the ~ong ter~ ~ndustrial plan, and a lso that, within the l.n1ts of accuracy possible , the over all plnnn1ng.p~oposals allow for ma.king l nnd available suffi cient.to uccommodnte industry d i splaced from its present locution, either voluntnrily or as a r esult of plnnned. redevelopment .

TlOl 1378

Displace -ment of Industry.

46 .

150. Vli th regard to the d.is plac ernent of ind us t r y from Greas intended for non-industrial use, . financial and economic conside r a tions make it most unlikely thct any substantial displacement will toke pla ce in advance of the time when the properties in which the industries a re carried out reach the end of their useful lives . Except perhnps in isola ted cos es which may occur from time to time , when the removal of some industrial property is cssentiol . to the redevel_opment proposals , it i s apparent that before enforcing any desirable redistribution of industry the Corpora tion will h ave to wait until the costs o