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INTRODUCTIONSPEAR AND BENGAL STREET
.co.uk
The proposed residential developments at Bengal Street and Spear Street will provide high quality private rented sector accommodation, managed to a high standard by Northerngroup. Both schemes will include a mix of apartment sizes, with all apartments guided by the Manchester Residential Quality Guidance.
The key design principles are:• a clear sense of community living• activate the surrounding streetscape where possible• • promotion of mixed residential apartment types and
sizes• family living• high quality interiors • promotion of sustainable transportation• building facades to emulate the principles of its historic
precedents• support the prevailing pattern of roofscape• variety of height promotes the townscape character of
the Conservation Areas
ICE PLANT82 refurbished & new build apartments (2012)
FLINT GLASS WHARF 135 new build apartment (2009)
WHO ARE NORTHERNGROUP ?Northerngroup is a prominent Manchester-based owner and developer of property. As well as managing and renting a wide stock of homes,
- and the wider north west - and have been at the fore of the city’s build to rent sector. All of our schemes are designed and built to top
JACTIN HOUSE
BENGAL STREET .co.uk
1 2
3 4
5 6
BENGAL STREET
Key Views:
DESIGN PRINCIPLES AND PLANNING CONTEXT
The design team tested options for the site with the following design principles, site constraints and planning matters in mind:
• heritage: the site lies within a conservation area and thus the proposal responds to the scale, materiality, form and rhythm of the surrounding context
• height and massing: reinforce the characteristic variation in scale, massing and form seen in Ancoats conservation area
• cohesive urban environment and improved legibility: reference to the existing historical grid, development to the pavement edge and clear entrances
• sustainable communities: diverse apartment mix and types, shared communal space
• activate streets: improve the condition of surrounding streets to create a safe environment.
• ground related residential use: designed to establish appropriate privacy levels in relation to
• car parking & cycle parking: provide secure car & cycle parking where possible and promote the use of public transport
The proposal | option 04
private outdoor residential terraces and a double height entrance lobby. The mass has then been stacked on top, set back from the buildings perimeter and tapering back to 10 storeys. This is the proposed option as it improves the streetscape condition,
with the strong forms of buildings in the surrounding context.
option 1: perimeter mass.
option 2: lowering street perimeter and stacking.
option 3: terracing towards radium street
1
2
3
4
5
6
cons
erva
tion
area
Anc
oats
Waulk Mill
Royal Mills
Flint Glass Wharf
Jactin House
A
AB
D
C
E
F
G
G
I
A
B
C
D
H
H
1848
1908
present day
proposal
Typical Ancoats back street (1899) Junction of Bengal Street and Jersey Street (1962) Victoria Square (1984) Silk Street (1962)Mustard Tree (1961) The Shamrock Inn (1962)
BENGAL STREET .co.uk
Manchester metropolitan transport system in close proximity
terrace creates spacious outside spaces
richness through controlled variation in building height; the framework master-plan for the Ancoats and New Islington Neighbourhoods encourages a variety in height to compliment objectives to deliver a mixed land use structure; this will echo the historic composition, where buildings heights were lower, but more varied away from the mills
floor to ceiling openings provide natural ventilation for all rooms and maximizes views and daylight penetration
Typical elevation part of the east side of the Victoria Square building. Small openings are without direct ventilation and have limited affect on activation of the surrounding street scape.
Victoria Square building orientation is towards the inner courtyard
Small openings have limited affect on streetscape activation
city center by bike within 5 minutes
materials used are responsibly sourced
prefabricated elementsthus short constructiontime + energy reduction
facade openingoptimization of ratio betweendaylighting and heat transmission
floor to ceiling windows provide lots of daylight for a fresh and light interior
stimulating cycleand public transport
Raised plinth increases the privacy for the apartments on the ground floor
16m
compact shapeoptimal proportionof floor and facade surface
as development opportunitiesexpand, a ubiquitous height profile would risk sterilising the street grid
height variations will enliven the grid and support objectives to create a rich,diverse but historically responsiveenvironment
community focused: two coreswhich each serve a maximum of 7 apartments per floor; communal space on the ground floor
every room has a manual openable window; fresh outside air reduces the use of mechanical ventilation and improves living qualities
spacious and diverse apartment arrangements offer a unique living quality and can attract a wide range of possible tenants
activating the street scapearound the building
winter
summer
crown3 stories
body6 stories
plinth1 storey
communal space and double high entrance space evokes interaction and a sense of community
recessed windows:- no direct sunlight in summer- warmth in winter
+
+
+
set back of the facade on the ground floor creates outside space for the adjacent apartments and activates the surrounding streetscape
recharging spotfor electric vehicles
PROPOSAL
raised plinth:• enhances privacy• enables a natural ventilated parking
garage
communal entrance• inviting entrance at silk street• double heigh improves daylight penetration• recess accommodates weather protection
double height space• communal space activates Primrose street• encouraging a sense of community and neighbourliness.• aids natural surveillance and overlooking
individual front doors at corners• street activation• private entrance
edge greenery• enhancing and improving the connection
with landscape and nature.• welcoming environment
• terrace as an extension of the living room•
The tight site, the location of the car park and resident privacy
in developing the layout of the building. The car park has been submerged by half a level in order to minimise dead street
level and can be accessed from the street, creating defensible yet active space.
The ambition for the residential entrance is to create one shared entrance space that creates visual connection from Silk Street to Primrose Street and breaks up the length of the massing. Two cores are then located off this main entrance space, with
long, uninviting and unlit corridors and promotes a sense of community in each core. Residential developments should offer the opportunity to bring neighbours together, while respecting privacy and personal territory and avoiding loitering. The layout of the building, positions of front doors and creation of communal and semi-private residential space promotes the opportunities for chance meetings between residents and thus aims to promote a strong community.
From the design development, exploration of use, height, form, massing and materiality, the design proposed is arranged as follows:
Residential Cycle Storage:• 110 secure cycle parking spaces;• Controlled access from Radium Street;• Designated cyclist entrance and route;
Residential:There are a total of 109 build to rent apartments comprising;• 42 x 1-bed;• 63 x 2-bed;• 4 x 3-bed apartments
Plin
th
Entrance/ Lobby
Body
Crow
n
BENGAL STREET
SILK STREET
PRIMROSE STREET
existing site - corner with the Shamrock Inn proposal - corner with the Shamrock Inn
proposal - distinct building volumes
BENGAL STREET .co.uk
Building voume articulationAncoats’ new developments and renovations or
are set back from the body to facilitate outdoor spaces and therby enhancing the diversity in heights and experience within Ancoats.
Regular facade grid
regular facade grid.
Individual framed windowsThe window articulation follows this regular grid and creates a uniform facade for the entire building.
Exterior | Corner articulation
most historic buildings in Manchester city centre are the cut back of the corners. Giving an effect of monumentality and gravitas.
Interior | Triple aspectThe corner accentuation creates the opportunity to provide triple aspect living quarters
Communal entranceDouble height entrance space with a strong industrial appearance refers back to the entrances of the Ancoats’ mills. It creates a generous, recognisable entrance and building identity for the residents.
FACADE
CROWN
BODY
PLINTH
Victoria Square
Murray Mills
Kennedy Building
BENGAL STREET
Plin
th
Entrance/ Lobby
Body
Crow
n
Contemporary brickwork:• contemporary reference to contextual
history• horizontal lining
Car-park ventilation:• perforated masonry• planter zone with low green plants to
separate private terrace from street.
Moments of interest:• special brickwork edges• planter zones incorporated in the
• generous family terraces on the
Grand Scale• double height entrance• reference to Ancoats industrial
history
Windows:• detailing around windows• deep expressed reveal.
Strong Corners:• Articulated corners reference to
contextual history
Royal Mills Ice Plant Communal entrance
Corner articulation
Regular grid windows
Distinct building volumes
SPEAR STREET .co.uk
stephenson square conservation area
smithfield conservation area
conservation area Ancoats
+partners
ouse
Building
elopments
K
J
I
J
DESIGN PRINCIPLES AND PLANNING CONTEXT
1 2
3 4
5 6
I
J
K
Hodders+partners
Griffin House
Express Building
New developments
Site
block, located in the Northern Quarter of the city centre of Manchester. The site fronts on to Spear Street only, with Oldham Street to the rear (northwest) of the block, Warwick Street to the south-west, and Houldsworth Street to the north-east. The Site lies within the Ancoats and Clayton ward, a short distance to the south-west of Great Ancoats Street (A665), which forms a key arterial route along the north-western boundary of Manchester City Centre.
The massing of the site has been analysed in the context of the city block bounded by Hilton Street, Stevenson Square, Lever Street and Oldham Street. Within this city block there
developments. The typologies within the block range from a
height along Spear Street elevation ranging from 2 storeys
Ancoats Street.
1
2
3
4
5
6
Current site
great ancoats streetwarwick street
great ancoats streetwarwick street
koffee pot(rear elevation)
the express building
application site
application site
oldham streetnew development
car park lever streetoldham street
koffee pot
newdevelopment
application site
application site
lever streetoldham street
griffin house
griffin house
listed cottages
listed cottages
View towards current site
Existing section
Proposed section
Existing section
Proposed section
SPEAR STREET .co.uk
development by providing a clear plinth as an entrance area,
is set back from the Spear Street to balance the massing in the environment. The height variations will enliven the grid and
responsibe environment. Eleven build to rent apartments are to be realised on this land.
richness through controlled variation in building height
stimulating cycleand public transport
future development
generous interiors thanks to the
apartments height
winter
summer
recessed windows:- no direct sunlight in summer- warmth in winter
corner windows +
+
+
PROPOSAL
Manchester metropolitan transport system in close proximity
city center by bike within 5 minutes
materials used are responsibly sourced
prefabricated elementsthus short constructiontime + energy reduction
facade openingoptimization of ratio betweendaylighting and heat transmission
floor to ceiling windows provide lots of daylight for a fresh and light interior
compact shapeoptimal proportionof floor and facade surface
as development opportunitiesexpand, a ubiquitous height profile would risk sterilising the street grid
height variations will enliven the grid and support objectives to create a rich,diverse but historically responsiveenvironment
every room has a manual openable window; fresh outside air reduces the use of mechanical ventilation and improves living qualities
spacious and diverse apartment arrangements offer a unique living quality and can attract a wide range of possible tenants
activating the street scapearound the building
16 m²
00.02plant room
16 m²
00.03refuse store21 m²
00.04bike store
water tank
waterbooster
33 m²
00.01lobby
spear street
13220
9615
5 m²
00.05plant room
righ
t of
acc
ess
generatorposition
12x bike storage, stacked
exact door positionadjacent property tbd
40 m²01.01
42 m²01.02
13220
9615
76 m²05.01
8950
665
2380
36 m²06.01
38 m²06.02
13220
8950
45 m²06.01
43 m²06.02
13220
8950
13220
8950
Plin
th
Entrance/ Lobby
Body
Crow
n
proposal - distinct building volumes
proposed roofscapeproposed south elevation along Spear Street
00 Ground Floor0+AOD
01 1st Floor3300+AOD
02 2nd Floor6600+AOD
1 3
03 3rd Floor9900+AOD
04 4th Floor13200+AOD
05 5th Floor16500+AOD
06 6th Floor19800+AOD
07 7th Floor23100+AOD
08 Roof26400+AOD
2B
open brickwork open brickwork
Former Crosby and Walker warehouse
proposed entrance