Plot L, NOMA - Manchester Environmental Statement Volume 3 ... Plot L... · Plot L, NOMA - Manchester Environmental Statement Volume 3 ... 1.6 The site is located within the Cooperative

December 2014

Plot L, NOMA - Manchester

Environmental Statement

Volume 3: Non-Technical

Summary

Contents

1 Non-Technical Summary 1

Angel Gardens - ES Non-technical Summary 1

1 Non-Technical Summary

Background

1.1 This document summaries the Environmental Statement which accompanies the planning application by

NOMA (Plot L) Limited (a joint venture between Generate Land and Caddick Developments) and The Co-

operative Group (the joint “Applicants”) for the redevelopment of Plot L (a site which forms part of the

adopted NOMA Masterplan) for residential-led, mixed use development. The operator of the development

will be MODA Living.

1.2 Plot L is a strategic site located on the northern fringe of Manchester City Centre, bounded by Rochdale

Road, Miller Street and Angel Street.

1.3 The site has an area of approximately 0.89 hectares and is currently used for commercial surface car

parking.

1.4 This document is a summary of the Environmental Impact Assessment (EIA) process in non-technical

language. The Environment Statement (ES) sets out the findings for a full EIA which has been carried out to

assess the impacts of the development.

1.5 The full findings of these studies and of the overall ES are presented in a comprehensive set of documents

that can be viewed during normal office hours at the Planning Department of Manchester City Council (MCC)

or online at www.manchester.gov.uk.


Site Location and Description

1.6 The site is located within the Cooperative Estate on the northern edge of the city centre. The Site covers an

Site Description

1.7 The site is located within the Cooperative Estate on the northern edge of Manchester City Centre and forms

Plot L of the 20 acre NOMA Masterplan.

1.8 The site is bounded by Rochdale Road to the east, Miller Street to the south and Angel Street to the north.

The site currently forms part of a large area of commercial surface car parking, a use which detracts

significantly from the quality of the environment in this area – a strategic regeneration priority and point of

entry into Manchester City Centre. Due to the current condition of the site, there is no relationship with

surrounding uses, and the expansive site provides little in the way of boundaries and does not contribute to

the streetscape along the major aerial routes it lies adjacent to.

1.9 Land immediately to the west of the site, which forms part of the commercial surface car park is identified as

Plots M and N within NOMA Masterplan. Proposals for the redevelopment of Plots M and N are currently

being worked up and a planning application for two office buildings on these plots is expected to be

submitted to Manchester City Council in Spring 2015.

1.10 The application site extends to approximately 0.89 ha.

1.11 There is a substantial change in levels across the site, with the land falling away from Angel Street down to

Miller Street and a 5m fall between the Rochdale Road and the site boundary with Plots M and N.

Surrounding Uses

1.12 The Angel Public House and a two storey commercial unit are situated immediately opposite the site’s Angel

Street boundary. Beyond these immediate frontage uses, the area to the north of Angel Street comprises

residential apartments blocks, both new build and conversions of existing buildings.

1.13 There are a myriad of uses along Rochdale Road, including the 20 storey Skyline Central residential tower,

small scale commercial units, surface car parking operated by Euro Car Parks and small retail units.

1.14 The area to the south of Miller Street also forms part of the NOMA Masterplan as it relates to The Co-

operative Group’s former estate. This area contains a number of Listed and unlisted commercial and

warehousing buildings owned by the Co-operative Group, including the 25 storey, 118 metres high Grade II

Listed CIS Tower which fronts directly onto Miller Street.

1.15 The Cooperative Headquarters building, 1 Angel Square, is located to the west of the site. Associated

landscaping and high quality public realm completed as part of the Headquarters development forms a

boundary between 1 Angel Square and Plots M and N to the west of the application site, where it is

anticipated that two further commercial office buildings will come forward. The new Crowne Plaza Hotel is

located on the corner of Miller Street / Shudehill, diagonally opposite the site.

1.16 St Michael's Flags / Angel Meadow Park is a short walk to the north and provides an attractive green open

space – an ‘oasis’ in the City for residents and employees working in this area. This is one of the largest

green spaces in the City Centre and also connects the site to the Lower Irk Valley, offering green space and

potential recreation space opportunities for City Centre residents.


1.17 The site is bound to the north and south by Manchester’s Inner Ring Road. The reconfigured Rochdale Road

(A664) and widened Angel Street (A664) runs adjacent to the site and forms a key arterial route into the City

Centre from the North. Previously, at four lanes, Miller Street had acted as a physical and psychological

edge to the City Centre, creating a barrier to the continued expansion of the City Centre and disconnecting

communities on the northern fringe of the City Centre. Road alterations were carried out to create two one-

way routes through the site – one along a narrowed Miller Street and the second along widened sections of

Corporation and Angel Street. The new network opened to traffic in December 2012 and has significantly

improved traffic flow and connectivity between the NOMA site and the rest of the City Centre.

1.18 Vehicular access to the site is currently provided via Angel Street.

Planning History

1.19 A planning history search for the site has been undertaken using Manchester City Council’s Public Access

system. The results of the search have indicated that there are no relevant Planning Permissions on the

subject site. This reflects the long term use of the site as a commercial surface car park.

1.20 The most relevant Planning Permissions in the vicinity relate to the following:

Completed development at 1 Angel Street;

Implemented highway alterations and improvements to Miller Street, Corporation Street, Aspin Lane,

Angel Street and Rochdale Road; and

The phase 1 public realm proposals for which planning permission was granted in June 2014.

Historic Environment & Archaeology

1.21 The site itself is not located within a Conservation Area, nor are there Listed Buildings within the red line

boundary. However the site is located within close proximity to several Conservation Areas including

Shudehill and Smithfield Conservation Area, and is located close to a number of Listed Buildings, principally

associated with the Co-operative Group’s listed estate. Further details on the historic environment are

contained within the Heritage Statement prepared by Heritage Architecture, submitted as an appendix to

Environmental Statement Volume 1.

1.22 A significant amount of research and investigation has been undertaken to ascertain the historical and

archaeological significance of the site, both during the preparation of the wider NOMA Masterplan and

through site assessments relating to the development proposals for Plot L. Oxford Archaeology has

undertaken a thorough Desk Based Assessment of the site and trial trenching, informed throughout by

ongoing dialogue with English Heritage and Greater Manchester Archaeological Advisory Service (GMAAS).

Historically, this location was part of the site of Richard Arkwright’s Shudehill Mill which was situated on the

north-eastern side of Miller Street (centred on NGR 384390 398980). It sits across three NOMA

development plots, L, M and N. It is the view of English Heritage and GMAAS that the Mill Building is of less

than national significance by virtue of the fact that the Mill Building is not the original. It was largely burnt

down in 1854 and subsequently rebuilt to slightly larger dimensions. Through consultation with English

Heritage and GMAAS it has been agreed that the most historically significant parts of the Mill are the Engine

House and associated Wheel Pit. This is primarily because they demonstrate the sequence of power

systems at the time, indicating the desire of entrepreneurs at the time to innovate in terms of technology in

order to secure an advantage over their competitors.

Description of Development

1.23 The description of development as contained within the application form is:

“Redevelopment of Plot L of the adopted NOMA Masterplan to deliver a residential-led mixed use development (Use Class C3) providing 458 residential apartments, ancillary


tenant amenity facilities, ground floor commercial units (use classes A1, A2, A3, B1 and D1), servicing arrangements and basement car parking and new internal courtyard accommodated within 3 ground plus 6 storey perimeter blocks and a ground plus 33 storey tower, hard and soft landscaping improvements including the creation of a new pedestrian route between Angel Street and Miller Street, and other associated works.”

1.24 In summary, the Angel Gardens proposals include:

458 Private Rented Sector (PRS) residential apartments;

Ancillary tenant facilities including internal shared facilities and external roof garden spaces, broadband

and free wi-fi throughout resident areas of the scheme.

Street fronting commercial units contributing to the wider streetscape;

Basement car parking and servicing access; and

A courtyard garden space and wider public realm improvements.

1.25 In addition to the contribution of the proposed development to the City’s residential offer and wider economy,

the proposals will deliver a number of further benefits including:

Realisation of the wider NOMA masterplan area

Economic benefits including jobs both during construction and operation of the development.

The Environmental Impact Assessment

1.26 The Environmental Impact Assessment (EIA) process is a procedure used to determine the potential

environmental effects of a proposed development. The Environmental Statement (ES) is the document

containing the findings of the EIA.

1.27 Full results of the EIA process are presented within Volumes 1-2 of the ES.

1.28 Volume 1 of the Environmental Statement has been prepared by Deloitte and includes:

Introduction.

Methodology.

Site, Surroundings and Description of Proposals.

Consideration of Alternatives.

Planning Policy Context.

Conclusions and Summary of Residual Effects.

Construction Management and Phasing (Turner and Townsend).

Heritage and Visual Impact Assessment (Heritage Architecture).

Noise (Buro Happold).

Sunlight, Daylight and Overshadowing (Buro Happold).

Wind (Buro Happold).

Water Resources (Buro Happold).

Air Quality (Buro Happold).

Transport (Buro Happold).

Archaeology (Oxford Archaeology).

Ground Conditions (Buro Happold).

1.29 Volume 2 contains the Technical Appendices to support the ES.

1.30 This Statement forms Volume 3, the Non-Technical Summary of the technical reports.

Project Team

1.31 Details of the EIA Technical Team are set out in Table 1.1 below.


Topic Assessment Carried Out By

Historic Environment Heritage Architecture

Noise and Vibration Buro Happold

Sunlight / Daylight Buro Happold

Wind Buro Happold

Water Resources Buro Happold

Air Quality Buro Happold

Transport Fore Consulting Ltd

Ground Conditions Buro Happold

Archaeology Oxford Archaeology

Planning Context

1.32 Throughout the design process and the EIA process, full regard has been had to Government Advice (in the

form of the National Planning Policy Framework (NPPF)) and guidance set out in the relevant local planning

policy documents. The application proposals have also been prepared by the project partners in consultation

with Manchester City Council and a range of technical stakeholders.

1.33 A full review of the proposals against planning policy is included in the Planning Statement and Tall Building

Justification, which accompanies the planning application and this is summarised within the Environmental

Statement. The review concludes that the proposals are fully in accordance with adopted and emerging

planning policy.

Construction Phasing

1.34 The construction programme will span a period of approximately 30 months and will include the phases set

out in table 1.2 below:

1.35 Certain elements of the items identified in the table above will run concurrently to achieve the 30 month

overall development period.

1.36 The programme is based on normal working hours in line with Manchester City Council Guidance, of 7.30am

to 6pm Monday to Friday and 8am – 2pm on Saturdays, with any works outside of these hours being subject

to prior approval from the Council. The close proximity of neighbouring residents is noted and the appointed

contractor and as such it is agreed that the appointed contractor will adhere to the programme and working

hours in order to protect residential amenity.

Construction Phase Description of Activity Length of Time

1 Foundation & Substructure Works 8 months

2 Concrete Frame 14 months

3 Façade 14 months

4 Fit out to Completion 18 months


Consideration of Alternative Options

1.37 The EIA Regulations require the ES to identify the alternatives that were considered during the design

process. The EIA has considered the ‘Do Nothing’ alternative, the use of alternative sites, alternative uses

and alternative designs.

The Development Brief

1.38 The Development Brief was defined following the selection of MODA Living as the preferred developer by

The Co-operative Group in June 2014.

1.39 The brief for the project is for the creation of a residential led mixed-use development comprising 458 Private

Rented Sector (PRS) residential apartments with ancillary facilities and associated landscaping and public

realm. These facilities include internal and external resident amenity spaces, basement car parking and

servicing together with street fronting commercial uses (Use Classes A1, A2, A3, B1, C3, D1).

1.40 The scale of the site and its location in the city present a unique opportunity to deliver a landmark

development through the quality of architecture and landscape design.

1.41 The site is highly prominent and a key strategic site within the NOMA masterplan situated at an important

gateway into the City Centre and North Manchester.

1.42 The brief outlines the requirement for development proposals to be designed to institutional standards

following the principles set out in the ‘ULI UK: Build to Rent Best Practice Guide’. Furthermore it outlines the

importance of the integration between Architecture and Landscape design in creating a qualitative sense of

place that is diverse, vibrant and connected. The brief outlines a desire to create a strong mix of uses, active

street frontage connecting improved public realm, with a long-term approach to building management.

1.43 A series of design parameters to guide the interface treatment between plots L, M and N were agreed with

The Co-operative Group during early stage design workshops and include:

Following advice from commercial agents, the plots and massing were separated to create plots that

could be delivered in a phased manner with access and servicing strategy arranged to minimise any

impact on the future investment value of the development plots;

A setback between the commercial Plots M & N and residential Plot L was established at 16m window to

window;

Plot L car park access to be provided from a separate dedicated entrance on Angel Street;

Plot N car park and service vehicle access to be provided from a separate dedicated entrance on Angel

Street;

Public realm designed to maximize the potential for pedestrian connectivity;

Integration of a utilities corridor on Miller Street to address current and future utility requirements of Plots

L, M, N and the wider area.

1.44 The proposals have evolved from the parameters agreed with The Co-operative Group and MODA Living’s

brief.

The “do nothing” Alternative

1.45 The “do nothing” scenario refers to the option of leaving the Application Site in its existing state as a

commercial surface car park.

1.46 In its current state, the site does not contribute to the local area and is therefore not maximising its economic

and regeneration potential. From a townscape perspective, the site does not provide any activity, vitality or

natural surveillance within the local area.


1.47 The proposals will deliver a key phase of the NOMA project. Full details of the opportunities provided by

NOMA are provided in the Planning and Tall Building Statement accompanying this planning application,

however in summary, NOMA has a critical role to play in the future regeneration and economic growth of the

City Centre as well as the North Manchester communities which adjoin this area and will rely on improved

connectivity to the City Centre in order to fully realise their potential (given for example that the City Centre is

the economic, civic, cultural, retailing, leisure heart of the city region).

1.48 To that extent, a ‘do nothing’ option has not been considered as an alternative as it would represent a

significant missed opportunity to deliver the redevelopment of the site that will secure residential

accommodation for the City along with significant economic and environmental benefits. A number of key

benefits would also be missed should the site not be redeveloped, as set out below:

The proposals will regenerate a previously developed site which is currently underutilised as surface

car parking and offers no contribution whatsoever to the significant wider regeneration objectives for

this part of the City which is strategically located between the City Centre and North Manchester’s

Communities. These communities are in need of better integration with the City Centre in order to

improve, diversify and realise their future potential.

The proposals will result in the delivery of a key plot of the NOMA masterplan, a major regeneration

priority on the northern fringe on the City Centre. The scale of the development will help create a

critical mass of residents which will enliven new public realm and streetscape and provide a basis for

extending high quality uses into the area.

The proposals represent a carefully considered landmark building of excellent design quality,

commensurate with the quality of environment that is expected as part of the wider NOMA regeneration

strategy.

The proposals maximise a density of development within a highly accessible location well served by a

choice of means of transport.

The proposal will target Code for Sustainable Homes Level 4, indicated as being achievable through

the pre-assessment work that has been undertaken to date.

Manchester is the one UK’s fastest growing cities in terms of population and providing for the city’s

housing requirement is a key element in allowing the city to continue to grow its economy.

The development is located in a highly sustainable location within close proximity of a number of public

transport services and within walking distance of the City Centre core area with its employment, retail

and leisure opportunities.

The proposed development will positively contribute to the skyline, in combination with existing tall

buildings within its vicinity.

Consideration of Alternative Sites

1.49 The site is in the ownership of The Cooperative Group and is the subject of a development agreement

between the applicants.

1.50 MODA Living embarked on the process of becoming the The Cooperative Group’s preferred developer for

the site due to its key strategic location, not only with the NOMA Masterplan, but due to its key strategic

location in the City with strong links to a wide range of places both within Manchester and further afield. The

site is within close proximity of Victoria Station which offers direct links to a number of regional destinations

and connectivity to Manchester Airport and Manchester Piccadilly Station.

1.51 Development on the subject site in particular provides other benefits to the local area including the

introduction of connecting routes across the site and the creation of high quality street frontage in an area

that does not currently add to the townscape quality or pedestrian experience.


1.52 The subject site is considered suitable for the form of development proposed, especially given its locational

characteristics and its clearly defined role within the NOMA Masterplan. No other alternative locations are

considered more suitable or appropriate to accommodate the proposed Development.

1.53 The proximity to public transport and the facilities and amenities of the City Centre represents an opportunity

to deliver new apartments in a place where people will want to live. The scale of development will provide a

new landmark at a key point of entry into the City Centre, which will complement existing tall buildings in the

area, and it will offer a new statement of the area’s importance to the City as a regeneration priority.

Importantly, it will complement the process of creating a critical density of City Centre quality uses into an

area that has previously received a significant amount of investment in infrastructure improvements and

enabling development – for example the realignment of the Inner Ring Road. The proposed development will

undoubtedly act as positive stimulus to the regeneration of the area, and will support the wider objectives

and delivery strategy for the NOMA as set out in the adopted Strategic Regeneration Framework.

1.54 The subject site is considered suitable for the form of development proposed, especially given its locational

characteristics and it’s clearly defined role (defined by its planning policy and regeneration context and site

history) as a key regeneration site for the city centre. No other alternative locations are considered more

suitable or appropriate to accommodate the proposed Development.

Consideration of Alternative Uses

1.55 MODA Living’s selection as preferred developer by The Co-operative Group was based on the requirement

for the delivery of a residential development on the Plot L site and this is built into the development

agreement between these two parties. As a result, an alternative use was not considered as part of the

design process.

1.56 The NOMA SRF has evolved since its initial inception and what was a commercial led masterplan has now

expanded to include an element of residential development. The 2010 DRF update paper confirmed the

intention to create up to 1,000,000 square feet of residential development on site, recognising the

importance of a residential development in the creation of a vibrant new mixed-use quarter and ensuring

integration into the surrounding urban grain including existing residential communities to the north.

1.57 The timing of the identification of Plot L as a residential development site within the 2013 SRF update was

informed by recovery in the residential market and increasing demand for residential apartments in the city

centre.

1.58 The SRF notes that the residential development of Plot L will help connect the existing residential area to the

north and assist in drawing the residential character further into the NOMA site. An important aim of NOMA

is to ensure the delivery of a scheme which will not only add to the variety of business, retail, cultural,

educational, leisure and residential options in the city, but do so in a way that establishes a new model of

socially aware and sustainable regeneration.

1.59 The proposals represent an important part of the delivery strategy for the wider NOMA masterplan. The

quality of the proposed development and public realm is consistent with the wider aspirations of the NOMA

strategy and will act as a significant stimulus to the future phases of delivery. From a wider planning point of

view, the proposed development will provide a much needed addition to the quality and type of residential

accommodation available in a City Centre market which has become oversubscribed in recent years.

1.60 Manchester City Council’s adopted town planning policies identify that there is an urgent need to deliver new

residential development in the City Centre in order to satisfy the demand that has built during the economic

downturn as new residential development activity subsided and Manchester’s population has continued to

grow (growth that is projected to continue into the future).


1.61 There is an important link between economic growth, regeneration and the provision of new residential

development. As Manchester moves into its next phase of economic growth, further provision in the City

Centre is required to fuel and complement the significant economic growth of the City.

1.62 The proposals will deliver 458 apartments in total, including 166 one-bed apartments, 273 two-bed

apartments and 19 three-bed apartments within a highly contextual building which responds to the site’s

prevailing environmental, economic and social conditions.

1.63 The quality and mix of the product and the generously proportioned apartments, designed to the Urban Land

Institute’s ‘Build to Rent’ guidance , will appeal to City Centre residents and tenants who due to a number of

factors are unable to or choose not to enter the housing market. The Private Rented Sector product, owned

by a single investor will provide an alternative to the existing private rented residential stock in the city. It will

provide an integrated management and maintenance strategy that will ensure the building remains a high

quality environment in the long term, in addition to high quality facilities and services for residents and

shared amenity space that will assist in creating a sustainable City Centre residential community.

1.64 In addition, the scheme meets the requirement for a mix of uses as contained within the Manchester Core

Strategy. It is set out in Policy CC7 Mixed Use Development that the City Centre presents the most viable

opportunities for mixed-use development and in general these will be promoted as a means of using land

efficiently as possible. Active ground floor uses (shops, food and drink and leisure) will be appropriate in

locations which have an established public function, or as part of a development which will create such an

environment. The scheme clearly provides for the above and is in a location that will facilitate the extension

of City Centre activity across Miller Street and into the site.

1.65 On this basis, residential uses with ancillary ground floor commercial uses are considered the most

appropriate uses for the site, and alternative uses have not been considered.

Consideration of Alternative Designs

1.66 A range of design options were considered and evaluated by Haus in response to the Development Brief.

This included consideration of different configurations and massing of the proposed building to achieve the

required number of residential units.

1.67 Key considerations that assisted in development and resolution of the brief and ensuring development

viability included:

Responding to topography and site levels.

Responding to the agreed Plots M and N interface parameters.

Assessment of the location of the tower and perimeter block massing based on microclimate studies.

Function of and access to the courtyard garden;

Location of commercial units;

Public realm provision permeability across the site.

Active frontages.

Safety and security.

Responding to nearby heritage assets and the City skyline.

Materiality.

1.68 From May to July 2014 the design proposals were refined and developed further with regard to development

of layout and massing. The key design decisions included:

Following the definition of the plot interface parameters, the massing and permeability of the western

edge was explored and the perimeter block ‘closed’ to define the garden space;


Following initial daylight/sunlight studies and discussion with MCC, the proposed mass of the Angel

Street perimeter block was reduced to 7 storeys to respect the residential scale of development across

Angel Street;

A series of options were investigated with regard to materiality, responding to the quality threshold

outlined in the NOMA masterplan, with the performance and cost of alternative materials researched and

explored to ensure that the concept can be delivered.

With a strong building line established along Miller Street the face of the Tower was projected to connect

the urban grain across Miller Street and Swan Street;

The block fronting Rochdale Road was realigned to connect the urban grain across Rochdale Road and

Shudehill;

To articulate each building element we introduced a pinwheel plan providing clear points of access for

residents and commercial users with the number of service cores rationalised;

The ‘front door’ of the development was clearly defined with a seven-storey atrium space accessed via a

designated drop-off zone;

In addition, the massing of each of the perimeter elements was broken down through the articulation of

the cores and entrance atria;

The incorporation of internal and external resident amenity spaces including roof terrace, private dining

facilities, sky lounge, and gymnasium;

Development of the PRS apartment layouts and modular grid providing flexibility in unit mix;

To complement the commercial uses on Miller Street and in accordance with the desire to maximize the

potential for pedestrian connectivity around the perimeter of the development we introduced active,

commercial frontage to Angel Mews;

The ground level general character datum line was reinforced with the introduction of a colonnade

around the perimeter of the development;

The public realm was developed integrating access to the garden through the restaurants / cafes and

provision of external dining terraces and resident areas;

1.69 The design proposals have been developed as a result of an extensive and detailed process of design,

modelling, testing and evaluation in conjunction with the project team and through extensive consultation. A

variety of options have been considered to establish the high level scheme principles and the detailed design

components for the project to achieve a refined and considered Architectural design response

1.70 The design has been the subject of detailed pre-application discussions with a range of stakeholders, along

with two public exhibitions. This has included a Design Review presentation and desk based review by

Places Matter and ongoing consultation with English Heritage. In response to Places Matter feedback in

July, further refinement of the design took place, including the integration of the balconies on the façade,

public access to the garden and consideration of how the tower terminates in the skyline.

1.71 The accompanying planning application is supported by a Tall Building Statement which considers the

guidance set out by CABE and English Heritage as well as Manchester City Council. The Statement sets out

the rationale for having a Tall Building on the site and demonstrates through a Visual Impact Assessment

that there are no major adverse impacts on key views within the area.

1.72 The design of the building has evolved and taken into consideration a wide range of technical issues. For the

reasons set out above it is considered that the current design is appropriate to this site.

Conclusion


1.73 Alternate options for the site in terms of location, design and uses have been considered during the planning

process however it is considered that the scheme being submitted for the site is in an appropriate form and

location due the following reasons:

The provision of 458 residential units within a highly accessible location within Manchester City Centre is

in line with planning policy at all levels and will assist in the delivery of the wider, strategic NOMA

development that will bring significant economic and regeneration benefits to the northern fringe by

extending City Centre activity into this area. The use of the site for residential development is

appropriate given its identification for this use within the adopted NOMA Strategic Development Area.

The site is located within walking distance of the City Centre with its employment, retail and leisure

opportunities.

There are a number of key transport facilities within the vicinity of the site including Victoria Station and

Shudehill Interchange.

The site provides a number of additional benefits to the local area through delivering new public realm

and the creation of new connectivity across the site in the form of a new mews route between Angel

Street and Miler improves accessibility and permeability in the area. For the reasons above it is

considered that the site is in the most appropriate location.

Environmental Impacts

Heritage and Visual Impact

1.74 A Heritage Statement has been prepared to assess the impact of the proposed development on the above

ground historic built environment of the application site and the surrounding 500m study area.

1.75 The proposed development has been assessed against the baseline environment regarding designated

heritage assets.

1.76 A survey of the surrounding areas was conducted in July 2014 by visual inspection, in order to map out and

identify the settings of the designated heritage assets that could be affected by the Proposals. Consideration

has also been given to the historical development, non-designated heritage assets, building types and

materials, key views to the notable historic buildings which contribute to the identification of the built form,

and understanding of the special interest of the area.

1.77 A number of heritage assets have been assessed as detailed in Volume 1 of the Environmental statement

and Heritage statement. There are a number of designated heritage assets surrounding the application site

including the Grade II Listed New Century House and Grade II Listed CIS Tower.

1.78 There will be no direct effects of the significance of these buildings. The effects are limited to their setting.

1.79 The settings of the Grade II CIS tower and Grade II New Century House are the only listed buildings

identified within the study area that will be impacted during the demolition and construction phase, due to

their proximity to the Application Site. Proposed hoarding to the Application Site and construction traffic will

have a localised, temporary, minor adverse impact to the settings of these two listed buildings. The overall

significance of effect will be minor adverse in both cases.

1.80 It is considered that the overall character and appearance of the adjacent conservation areas will not be

impacted by the construction phase. The overall significance of effect will be negligible.

1.81 During the operation of the development, the character and appearance of the Shudehill Conservation Area

and the Ancoats Conservation Area will be adversely affected by the Proposed Development to a minor

extent. The significance of effect will be minor adverse.


1.82 The Proposed Development will have a negligible impact on the settings of the identified Listed Buildings.

The significance of effect will be negligible.

1.83 The Heritage Statement highlights that given the detrimental value of the present cleared subject site, there

is a capacity for much change, and an opportunity to enhance the architectural and urban qualities within

and surrounding the subject site. Within the wider townscape the proposed development will introduce a new

feature in the city skyline which will complement the multi-phased skyline and create a point of interest and

encourage exploration and movement through the city.

1.84 Overall, the effect of the Proposed Development on the identified Heritage resource as a whole would not be

significant.

Archaeology

1.85 An Archaeological desk based assessment has been undertaken which considers the designated and non-

designated heritage assets for a 0.5km radius around the Scheme Area.

1.86 This assessment has focused on the area within the boundary of the Scheme Area. The baseline data was

provided by the desk-based assessment produced by Oxford Archaeology North in 2014 and an

archaeological evaluation that was undertaken subsequently. The principal sources of information consulted

during the compilation of the baseline dataset were historical and modern maps, published and unpublished

sources, as well as the Greater Manchester Historic Environment Record (HER), whilst data for the wider

study area, 250m around this, was obtained from the HER and also select published and unpublished

sources.

1.87 The archaeological evaluation comprised the excavation of seven trial trenches, which were placed across

the footprint of sites of potential archaeological interest identified during desk-based research, together with

a larger excavation area targeted on the footprint of the former Manchester Baths and Wash Houses. In

addition, the footprint of Shudehill Mill and its associated engine house, which straddles the north-western

boundary of the Scheme Area, has also been subject to archaeological investigation. This comprised

comparative and historical research to provide a clearer understanding of the significance of Shudehill Mill

and its component elements. The research was coupled with a programme of archaeological ‘strip and

record’ of the footprint of the mill at its attendant engine house to establish the extent to which buried

structural remains survived in-situ. 1.

1.88 The Scheme Area boundary does not incorporate or encroach upon any nationally or locally designated

heritage assets, including: Scheduled Monuments or their setting; Listed Buildings; Registered Parks and

Gardens or Battlefields; or Conservation Areas. There are no statutory designated archaeological sites within

the boundary of the Scheme Area.

1.89 During the construction phase the assessment highlights that there will be direct permanent impacts on the

11 identified heritage assets. The significance of effect for each heritage asset (without mitigation) is noted

with 1 resulting in a very high significant effect, 2 resulting in a medium effect, and 8 resulting in a minor

effect.

1.90 The assessment confirms there will be no significant impacts on sub-surface heritage assets of

archaeological interest during the operation of the proposed development.

1.91 Predicted adverse impacts upon below-ground heritage assets in the absence of mitigation have been

identified during the construction phase of the proposed development. The majority of these have been

assessed as being of minor significance. However, the predicted impacts on three assets have been

predicted as being medium or higher, and are thus considered to be significant impacts. The predicted harm

to these assets will be reduced to minor by the implementation of mitigation measures that have been

1 Arkwright’s Shudehill Mill, Miller Street, Manchester: Archaeological Assessment (Draft), Oxford Archaeology North (2014)


agreed with GMAAS and English Heritage. Full details of the digital and physical archaeological

interpretation that will be applied across Plot L, M and N in lieu of retaining the Engine House and Wheel Pit

remains in situ are provided within the Principles of Interpretation Statement that accompanies the Planning

Application.

1.92 Mitigation measures are proposed in advance of the construction phase to prevent, reduce or offset

potentially adverse effects. Following the implementation of the archaeological mitigation, there will be no

significant residual effects on the below-ground heritage assets.

1.93 In terms of the below-ground archaeological resource, there will be no cumulative environmental effects

arising from the project or from neighbouring developments.

Noise and Vibration

1.94 The noise assessment has assessed the noise and vibration levels in relation to construction noise,

construction traffic noise, construction ground-borne vibration, operational mechanical plant and equipment,

and operational traffic noise.

1.95 Baseline surveys have been undertaken which illustrates that the noise climate at all locations during the day

and night was predominately dominated by traffic noise from the surrounding road network. The assessment

highlights that there are no significant sources of vibration such as over-ground and underground rail within

close proximity of the development site.

1.96 5 Noise Sensitive Locations (NSL) were identified (2 residential locations and 3 commercial units).

1.97 In relation to constriction noise the 2 residential locations resulted in a significance effect of major-moderate

adverse, whilst the 3 commercial locations resulted in a minor adverse effect. The technical report notes that

construction noise is temporary and for short periods of time. Further assessment can be undertaken when

more detailed construction information becomes available. Mitigation measures can also be incorporated to

ensure the noise impacts are reduced.

1.98 Traffic noise generated by the construction site is predicted to have a minor impact.

1.99 The significance of effect of vibration exposure to humans resulted in the 2 residential locations having a

moderate – minor adverse effect, and the 3 commercial locations resulting in an effect of minor negligible.

The significance of effect of vibration on buildings resulted in a negligible effect in all 5 NSLs.

1.100 During operation the effect on the 5 NSLs from operational noise from fixed plant and equipment resulted in

the 2 residential locations having a moderate – minor adverse effect, and the 3 commercial locations

resulting in an effect of minor negligible.

1.101 In terms of the traffic noise generated from the development operation the increase in traffic flows as a result

of the Development is expected to be of minor adverse significance to the local highway network. After the

implementation of a residential travel plan, the residual impacts are identified as neutral/negligible. Therefore

the magnitude of long-term noise impacts from traffic noise during the operation of the development is

negligible.

1.102 Mitigation measures are included in which if the mitigation measures and best practice means are employed

on the NOMA Masterplan, cumulative effects will be minimal. It is also anticipated that the surrounding plots

will be developed at different stages and not simultaneously. Therefore there may be some short-term

overlap during the construction stage of plots within the Masterplan.

1.103 After the proposed mitigation measures have been satisfactorily implemented, noise from fixed plant and

equipment during the operational phase of the development will meet MCC’s requirements and will have a

Minor Negligible effect.


Ground Conditions

1.104 The assessment of ground conditions impacts was informed by a desk study which included a review of site

history and a historical ground investigation.

1.105 Ground conditions underlying the Site have been confirmed by ground investigation to consist of Glacial Till

(Granular and Cohesive Strata) overlying Sherwood Sandstone bedrock. ‘Made Ground’ (material deposited

or disturbed by man) is also present overlying the Glacial Till. Localised groundwater is likely to be present

within the superficial deposits with the main groundwater body within the bedrock strata.

1.106 Potential sources of contamination on site include on-site car parking facilities (potential for fuel/oil leaks

from vehicles) and the presence of Made Ground. The degree of contamination arising from previous land

uses is typically a function of previous site practices, operational procedures and the degree/condition of any

hardstandings that may have been in place at the time.

1.107 Asbestos testing was carried out in 6 No. samples in the historical ground investigation. The material

screened within TP3 was found to contain Amosite (brown) asbestos fibres. This is considered to pose the

greatest ground related risk to the Proposed Development. Further testing should be completed to

determine if there are any other areas which may contain asbestos. There may also be isolated

unanticipated hotspots of contamination.

1.108 The assessment of impacts has focussed on the suitability of the Site for the proposed land uses as well as

the health and safety of construction workers.

1.109 The concentrations of pollutants encountered at the Site to date are not considered to pose any significant

risks to current users of the Site. Neither are they considered to pose any significant risks to future users of

the Proposed Development, providing suitable mitigation measures are undertaken and any ‘hot spots’ which

may be identified during construction works are removed. This may include provision of appropriate ‘clean

cover’ in proposed soft landscaping areas.

1.110 Impacts associated with ground gas such as methane or carbon dioxide, if any, will be mitigated by the

provision of appropriate gas protection measures in accordance with best practice guidelines.

1.111 The Site is considered to be suitable for residential use with appropriate minor mitigation measures.

1.112 Concentrations of pollutants in the soils on Site are considered to pose a Minor risk to human receptors and

their property during construction, assuming appropriate health and safety controls are implemented.

1.113 In general, the use of mitigation measures such as standard construction procedures (bunding of fuel

storage areas, avoiding the stockpiling of contaminated material etc) means that the risks to groundwater

during the construction and operational stages can be considered to be Minor to Negligible.

1.114 The concentrations of pollutants generally encountered (based on limited investigation) are not considered to

pose significant risks to users of the Proposed Development, providing that any ‘hot spots’ which may be

identified during ground investigation and construction works are removed and/or suitable mitigation

measures are undertaken. These may include provision of appropriate ‘clean cover’ in proposed soft

landscaping areas.

1.115 Health impacts associated with the inhalation of ground gases, if any, will be mitigated by the provision of

appropriate gas protection measures in accordance with best practice guidelines.

1.116 With all mitigation measures in place no significant impacts to human health or environmental receptors are

expected to arise from the ground conditions at the Site; The risks associated with UXO during construction

need to be managed in accordance with CIRIA 681 Unexploded Ordnance (UXO) Error! Reference source not found.

Five Point Plan.


Transport

1.117 The ES with respect to transport has considered the effect of the Development on the local transport

network. Reference has been made to the Transport Assessment and Travel Plan, which form Appendix

13.1 and Appendix 13.2 to the ES, and provide full details on the multi-modal transport strategy for the

Development.

1.118 Within this Chapter, the baseline conditions currently existing at the Site and the surroundings have been

considered, before the potential direct and indirect effects of the Development (both during the construction

and operational phases) have been identified. Mitigation measures to prevent, reduce or offset the adverse

environmental effects have then been identified, before the residual environmental effects of the

Development have been assessed.

1.119 In summary, following the implementation of a Construction Environmental Management Plan, the residual

effect of construction traffic on the operation of the local transport network is considered to be reduced to

temporary effects of minor adverse significance.

1.120 During the operational phase, the Development is considered to have the following residual effects on the

local transport network:

Local Highway Network – delivery of the Development will lead to minor changes to the pattern of

traffic flows on the local highway network. In terms of the capacity and operation of key local junctions,

the residual effects have been identified as being permanent, and of neutral/negligible significance,

following implementation of the Travel Plan.

Pedestrian and Cycle Networks –the Development is considered to have a permanent residual effect

of minor beneficial significance on the pedestrian and cycle networks as a result of the provision of

additional pedestrian/cycle infrastructure and an enhanced public realm.

Public Transport Network - the Development will capitalise on the existing public transport services

within the vicinity of the Site and will be sustainably connected by public transport. The Development is

therefore considered to have a permanent residual effect of minor beneficial significance, given the

support of these services.

1.121 With regards to the above and the assessments undertaken, it is considered that with the identified

mitigation measures in place, the Development will be satisfactorily accommodated by the local transport

network. The Development will be fully accessible by sustainable travel modes and will provide easy access

to local facilities and amenities. It is therefore concluded that the Development is acceptable and there is no

reason not to support the proposals in transport terms.

Air Quality

1.122 The effects of air quality have been considered during the construction and operational phases of

development.

1.123 The potential risk for construction activities to impact upon local air quality has been assessed, and

recommended mitigation measures given based on this risk. With implementation of these recommended

mitigation measures, the impact from construction is considered to be insignificant.

1.124 In line with the transport assessment, the development will see a decrease in vehicle movements as a result

of development. There will therefore be no impact from traffic emissions as a result of the development.

1.125 The impact from the use of a development energy centre has been considered at on and off site residential

receptors. It is considered that the change in air quality as a result of this energy centre will be negligible at

existing off site receptors. All considered receptors (onsite and offsite) are predicted to meet relevant air

quality objectives.


1.126 The impact of existing traffic emissions on proposed residential receptors has been considered at worst case

properties. It is predicted that all proposed residential receptors will meet relevant air quality objectives.

Sunlight, Daylight and Overshadowing

1.127 Angel Gardens has been designed to allow access to daylight where possible to the new apartments and

has considered its context in scale, massing and selection of materials. The building design is intended to

meet (where possible) the requirements of the Building Research Establishment’s “Site Layout Planning for

Daylight and Sunlight, A Guide to Good Practice” by PJ Littlefair (2011) which is generally accepted as good

practice by Planning Authorities.

1.128 Dense urban areas and city centre developments such as this may often experience greater site constraints

when compared to low-rise suburban areas, and thus a high degree of obstruction is often unavoidable.

However the project team have worked closely with Haus and Fuse Architects to explore several ways to

optimise the massing. Some major design changes occurred early on to optimise the massing of the

buildings in relationship to each other and within the context. These changed were made in order to

minimise the impact of the development on the surroundings and improve the access to daylight for as many

of the apartments as is possible within the constraints of the master plan design and city centre location. This

included changes in building heights, changing the shape of the tower, adding in glazed areas to improve

daylight access to the courtyard. Re-design of the landscaped areas, reconfiguration of balcony depths and

arrangements for the internal facing apartments.

1.129 The buildings on Angel Street including the Angel Pub will experience some shadowing at various times. As

indicated below, this will be most significant from mid-day to later afternoon. As indicated, the lower part of

the road is mainly populated with non-residential buildings and the ground floor spaces, where the impact

would be greatest, do not currently have daylight access.

1.130 The Linx building will be impacted by the development to varying degrees across parts of the elevation

depending on the height and orientation of the apartment.

1.131 Of the 28 windows that are impacted at the corner of the Linx Building, only 3 windows will have their access

to light further reduced to a level that will be noticeable. This is in part because these windows are

overshadowed by balconies or are on the ground floor. In the baseline, these windows are already below the

20% threshold a guide for the provision of adequate daylight. Analysis of these existing buildings can be

seen in Figure 13.9 and in more detail within the Appendix 13.1 Report.

1.132 While there remains an impact to the existing residential block on Angel Street this is a contained area of the

site and affects a small number of residences in the overall scale of the site. Measures have been put in

place to minimise the overshadowing nature of the buildings but given the narrow nature of the Angel Street

a level of shadowing would prevail from any development in this vicinity.

Water Resources

1.133 The assessment of hydrological impacts included the impacts of the Proposed Development on water in the

surrounding area and the impacts of any hydrological effects (such as flooding) on and from the

development. An assessment was completed to assess how the development of this Site will influence flood

risk, within the Site and beyond its boundary. A drainage strategy has also been prepared, which provides

detailed information on how foul water (e.g. sewage) and surface water from the Proposed Development will

be managed to ensure that water quality, flood risk and sewerage infrastructure capacity are not

compromised.

1.134 Construction activity could potentially cause temporary but significant impacts on water quality. Mitigation

measures are recommended including interception methods and soil protection techniques. With the

suggested mitigation, the impacts on the River Irk and River Irwell (connected with the site via the combined

sewer network) are considered to be negligible. The impacts on drainage infrastructure with increased


sedimentation during construction is considered to negligible through the implementation of the outlined

mitigation.

1.135 With the implementation of National Planning Policy Framework and the requirements of United Utilities,

Manchester City Council and the Environment Agency, using the methods outlined within the Drainage

Strategy, it is envisaged that there will be net improvements to surface water runoff rates (betterment) during

operation of this new development when compared to the current baseline. This will result in a reduction in

the pressure being placed on the combined sewer, thus reducing flood risk on Site and to other receptors

downstream. The use of interceptors will additionally reduce the impact of pollutants contained within surface

water runoff, helping to mitigate against pollution to natural receptors during operation.

1.136 Although there will be an increase in water demand and capacity required for foul drainage, the development

is looking to meet the 105 litres / per person / per day Code for Sustainable Homes level 3 and 4

requirement through the use of water efficiency measures. This will assist in reducing potable water and foul

water demand, through design and construction. United Utilities has been engaged as part of the Drainage

Strategy (within the Flood Risk Assessment) for the development with regard to sewer discharge rates. UU

confirmed that they would not restrict foul flow rates from the proposed development.

Wind

1.137 A Wind Microclimate assessment has been undertaken to investigate the likely pedestrian conditions in and

around the proposed development when it is subject to wind from different directions. An assessment of the

appropriateness of different parts of the site for their intended use has also been made.

1.138 In the baseline condition, the site is largely open to the east and south, resulting in possible exposure to

winds from these directions. The closest significant taller buildings to the site are the CIS Tower and One

Angel Square, located to the west and to the north. To the northeast is the Skyline Central building on

Rochdale Road. Other buildings ranging from 2 to 5 storeys can be found to the north of the site and mainly

consist of residential blocks. To the southeast the taller building found is that of the Crown Plaza hotel with

10 storeys.

1.139 Conditions will gradually change from the baseline condition, to a more sheltered position as the building is

erected, and then to the final conditions described in the operational impacts section.

1.140 It is possible that as the buildings start rising from the ground will cause temporary localised wind

acceleration across the site. Since the effects are short-term and local, and the normal sheltering from

standard site hoardings is expected to be sufficient, negligible impacts are expected.

1.141 During construction, localised wind acceleration is likely to result in a gradual transition to the new

conditions. Impacts from this will be negated at ground level through the provision of hoardings (causing

negligible impacts).

1.142 During operation, once the development is complete, the assessment conclude that all areas are suitable for

their intended activity, indeed the most extreme areas are classified as tolerable for “Business Walking”;

along Rochdale Road, while some close to the building northeast corner as suitable for “Road/car park”. The

significance of any impact on comfort levels is therefore negligible to minor adverse for most of the

development and major beneficial for the park, and areas to the north of the proposed development.

1.143 Conditions along Angel Street (including areas further north of One Angel Square) are likely to benefit from

the introduction of the NOMA Plot L development. The impacts are likely to be minor beneficial to negligible.

1.144 Pedestrians walking along Miller Street will feel the benefits as the results predict moderate to major

beneficial effects during all seasons.


1.145 The need of further mitigation at the northeast corner of the proposed building has been highlighted. This

has been addressed by including further mitigation measures in the form of wind screens and raised

planters.

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Documents

Plot L, NOMA - Manchester Environmental Statement Volume 3 ... Plot L... · Plot L, NOMA - Manchester Environmental Statement Volume 3 ... 1.6 The site is located within the Cooperative