Portland Street Strategic Regeneration Framework

November 2017

1
Contents

1 Introduction
2 Strategic Regeneration and Planning Context
3 Relationship to Surrounding Neighbourhoods
4 Listed Buildings
5 Key Characteristics of Site
6 SRF Area
7 The Opportunity
8 Development Principles
9. Implementation and Delivery
10. SRF Strategy
11. Illustrative Proposals - Guiding Principles

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1. Introduction

Purpose of the Report

piccadilly gardens
This Strategic Regeneration Framework (SRF) has been prepared in relation to
an area of land bounded by Portland Street, Bloom Street, Addington Street, and
Chorlton Street.
This Framework has been developed to set out an overarching strategic approach
for commercially-led regeneration of a neighbourhood at the heart of the City
Centre, with a focus on creating a new office offer alongside other employment
generating uses, such as the emerging proposals for a new hotel at 55 Portland
Street.
The SRF sets out the strategic regeneration and planning context for the
masterplan, its relationship to surrounding neighbourhoods, an overview of
the existing sites, a vision and key development principles, and an illustrative
masterplan.

Planning Status et
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Following the endorsement of this Strategic Regeneration Framework, the
document will be a material planning consideration in the determination of all rtl
planning applications relative to the Framework Area. Whilst it does not form part po
of the Development Plan, it has been prepared to be consistent with the adopted
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Manchester City Council Core Strategy and national policy objectives. lto
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Contributions and Acknowledgements et
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This document has been prepared by Property Alliance Group, Stephenson lle

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STUDIO, and HOW Planning on behalf of Manchester City Council.

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2. Strategic Regeneration and Planning Context

Regeneration is an important planning consideration. Over the past fifteen years

Manchester City Council has successfully regenerated areas such as Piccadilly,
Spinningfields, the commercial core, around Manchester Central, the Northern
Quarter, the Civic Quarter and Castlefield. This is an ongoing process and much
remains to be done if the City Centre is to remain competitive. Manchester City
Centre is the primary economic driver in the City Region and is crucial to its longer
term economic success. It is essential therefore that the City Centre continues
to grow and provide new accommodation in order to deliver regeneration. The
Portland Street Area is located within the City Centre, which has and continues
to be a focus for major public and private investment in development public
transport. Portland Street represents a strategic opportunity to support and deliver
a number of important growth and strategic policy objectives at the City and
Greater Manchester level.

REGENERATION CONTEXT
The strategic development of Portland Street will help achieve a number of
regeneration objectives which are summarised below.

City Centre Strategic Plan 2015 - 2018

The City Centre Strategic Plan 2015 – 2018 responds to the rapidly evolving
economic geography of Manchester City Centre. As both the economy and
population of Manchester have grown, large scale mixed-use developments
incorporating commercial, residential and leisure uses are driving change at its
boundaries - including Great Jackson Street, First Street, and Castlefield to the
south-west.

The extension of the City Centre has seen new areas of office and residential-
led regeneration being developed through the implementation of Strategic
Regeneration Frameworks.

The Portland Street Masterplan can contribute to a number of regeneration

priorities for the City Centre as set out in the Plan, including:

• Commercial – As frameworks are developed for key areas of the City

Centre, space for commercial accommodation which is flexible and able
to meet the needs of the market, will be central.

• Residential –The City Centre has benefited from long-established

residential neighbourhoods such as Castlefield, the Northern Quarter
and the Village. However, the need to identify and develop
new or enhanced City Centre neighbourhoods is essential to satisfy
existing and anticipated demand.

• Retail - As the UK’s top performing retail destination outside of London

there will be a continued, concentrated effort to support and diversify the
existing retail offer in addition to facilitating new entrants into the city
centre.

• Leisure and the Evening Economy - It is estimated that 150,000 people

visit the city centre each weekend to enjoy the nightlife. The city centre 4
 and its night time economy are extremely important to Manchester. together represent the 10th largest EU economy (£289 billion), offering 19% UK GDP
Having a vibrant leisure and cultural offer is a key factor in people’s and with tremendous growth potential estimated at £37bn to 2020.
choice about where they live, work and visit. It also contributes hugely to To capitalise on this growth potential, Manchester must positively forward plan and
Manchester’s economic growth.
STRATEGIC PLANNING POLICY CONTEXT
Housing White Paper
On 30th January 2017, the Government published the White Paper “Fixing our
broken housing market”. The paper intends to boost the housing supply and
create a more efficient housing market by taking a comprehensive approach to
tackle failures at every point in the system. The paper sets out that there is a
need: for more land for homes, to ensure homes are built quickly, to diversify the
housing market and to take steps to improve the current situation.
In order to meet one of the key aim of ensuring there is enough land for homes,
the paper makes a commitment to use land more efficiently which is particularly
relevant for development in city centres. The proposals include maximising
contributions from brownfield land and goes on to state that “the presumption
should be that brownfield land is suitable for housing unless there are clear and
specific reasons to the contrary ”.
Further the White Paper states that better use should be made of where demand
is high and available land is limited. In this sense, the White Paper seeks to
promote higher density housing stating that “authorities and applicants need to
be ambitious about what sites can offer, especially in areas where demand is high
and land is scarce, and where there are opportunities to make effective use of
brownfield land given the strong economic and environmental benefit”.
Northern Powerhouse
There is a growing recognition, at both a local and national level, that by joining
together the cities of the North of England, an increasingly powerful economic
area can be created that can help to re-balance and grow the national economy,
providing the ability to compete internationally. Manchester is at the forefront
of this movement, and the City Centre, as a key driver of the economies of both
Greater Manchester and the North West, will be a crucial component in this
connected Northern Powerhouse.
In the 2014 Autumn Statement, George Osbourne introduced the concept of
the Northern Powerhouse. This is a vision for the North of England, based on
the idea of combining major strategic investment into transport, science and
innovation and creating creative clusters, and devolution. The Statement pledged
of £7 billion to support the northern economies to develop and deliver higher
levels of productivity, thereby enabling these economies to be a more effective
counterbalance to the London economy.
The announcement also provided that Greater Manchester will have a directly
elected Mayor; with Andy Burnham duly elected on 4th May 2017. Mr Burnham
has responsibility for local transport budgets, some strategic planning powers,
and a £300m housing investment fund.
A subsequent budget in July 2015 reconfirmed the Government’s commitment
to the Northern Powerhouse by announcing further devolution deals with the
Sheffield City Region and Leeds, West Yorkshire and partner authorities.
To put this into perspective, the key City Regions of the North of England taken
grasp opportunities to create certainty for key development opportunities such as at
Portland Street.
Draft GMSF
The Greater Manchester Combined Authority published the draft Greater Manchester
Spatial Framework (GMSF) on 20th October 2016 for 12 weeks.
The aim of the draft overarching spatial plan is to provide development opportunities
across the whole of Greater Manchester to ensure that investment and growth in
houses and jobs happens but also benefits residents and makes Greater Manchester a
better place to live and work.
In total, the Draft Plan proposes the following development requirements over the Plan
period (2015-2035):
• 227,200 homes
• 4,000,000 sqm of industrial and warehousing floor space; and
• 2,450,000 sqm of office floor space.
The Plan identifies a number of ‘strategic locations’ which will make significant
contributions to development requirement sets out above. The City Centre is one of the
ten identified strategic locations and this area will specifically be focused on as being
the primary business location in the country outside London, as well as being required
to deliver housing. Over the period 2015 – 2035, the policy sets a target for the City
Centre of 1,250,000 sqm of new office floor space and around 40,000 new additional
dwellings.
Portland Street has the potential to contribute strongly to a wide range of strategic
policy objectives within the draft GMSF as summarised below:
Policy SL1 City Centre states that this area will provide the primary focus for business,
as well as diversifying the City Centre’s offer with retail, leisure, culture and tourist uses
to complement the economic role. Policy SL1 also acknowledges the increasingly
important residential role of the City Centre, and its capability to enhance the mix
and quality of accommodation available. The continued growth of the City Centre
requires all the priorities to be balanced; namely protecting the fundamentally important
economic role whilst accounting for a very large increase in the residential population
and taking advantage of the lifestyle opportunities that the City Centre location can
offer.
Policy GM1 Delivering a successful Greater Manchester seeks to focus development
as much as possible towards the existing urban areas, and particularly previously-
developed land within urban areas to assist the continued regeneration. Moreover
there will be a presumption towards high density development for dwellings and
employment space in highly accessible locations and near public transport stops
which are served frequently.
Policy GM3 Offices states that new office floor space will be focused in a small
number of key locations, including the City Centre of Manchester and Salford, which
will help to further enhance its position as the premier office location outside London.
Policy GM4 Retail, Leisure and Tourism also identifies the city centre as a key
location for enhancing the retail, tourism and leisure opportunities which are vital to
providing the quality of life that will help to attract people to live, work and enjoy Greater
Manchester.
Policy GM19 Design places great emphasis on high quality design being
fundamental to creating high quality, attractive places for the future success of Greater
Manchester. It is essential that all new developments help to enhance local
distinctiveness and identity and therefore will be required to positively respond to
their surroundings, the quality of the area, the historic context and the landscape
character.
It is also important to note that the GMCA published a new Greater Manchester
Strategy on 27th October 2017, named ‘Our People, Our Place’. The plan
explains the GMCA’s ambitions for the future of the city-region and covers health,
wellbeing, (employment), housing, transport, skills, training and economic growth.
Whilst it is expected that this will inform the next draft of the GMSF, at this stage
the proposals conform with the ambitions by assisting in creating a thriving
economy in Greater Manchester.
LOCAL PLANNING CONTEXT
Manchester Strategy 2016 – 2025
The Manchester Strategy sets out a vision of a new model for sustainable
economic growth based around a more connected and greener city region, where
all residents are able to contribute to and benefit from sustained prosperity and a
good quality of life.
It seeks to secure Manchester’s position as a world class city:
• With a competitive, dynamic and sustainable economy that draws on
distinctive strengths in science, advanced manufacturing, culture,
creative and digital business, cultivating and encouraging new ideas;
• With highly skilled people, enterprising and industrious people;
• That is connected, internationally and within the UK;
• That plays a full part in limiting the impacts of climate change;
• Where residents from all backgrounds feel safe, can aspire, succeed
and live well; and,
• That is clean, attractive, culturally rich, outward looking and welcoming.
The Strategy is then structured under five key themes, namely a thriving
and sustainable city, a highly skilled city, a progressive and equitable
city, a liveable and low carbon city, and a connected city. Through
setting out a series of actions under the key themes, the document
seeks to ensure that Manchester remains competitive internationally,
predominately through the reuse of existing buildings and planned areas
for business growth, whilst ensuring that this city is liveable through
pursuing growth in new residential accommodation. Portland Street
can help contribute towards the delivery of these strategic objectives.
Manchester Core Strategy 2012
The Core Strategy Development Plan Document 2012-2027 was adopted by the
City Council on 11th July 2012. It is the key document in Manchester’s Local
Development Framework. The Core Strategy sets out the long term strategic
planning policies for Manchester’s future development.
Portland Street has the potential to contribute to a wide range of Manchester’s
strategic policy objectives set out within the Core Strategy and as summarised
below:
Policy SP1 Spatial Principles sets out the key special principles which will
guide development. It states that the focus of growth for the City Centre will be
for economic and commercial development, retail, leisure and cultural activity
alongside high quality city living. The SRF will help to achieve these spatial 5
principles through the delivery of a mix of uses.
Policy EC2 Existing Employment Space seeks to protect and enhance existing
employment space and sites. The Policy also acknowledges that there are
some circumstances where it will be appropriate to support alternative uses.
Alternative uses will only be supported on sites allocated accordingly, or if it can
be demonstrated that:
• The existing use is un-viable in terms of business operations, building Policy CC9 Design and Heritage expects the design of new buildings to be of the
age and format;
• The existing use is incompatible with adjacent uses;
• The existing use is unsuitable for employment having had regard to the been identified, including listed buildings, conservation areas and scheduled ancient
Manchester - Salford - Trafford SFRA; or
• On balance, proposals are able to offer greater benefits in terms of the C Policy CC10 A Place for Everyone aims to make Manchester a place that appeals to
ore Strategy’s vision and spatial objectives than the existing use.
The SRF will reprovide office floorspace in a commercial-led mix of uses.
Policy CC1 Primary Economic Development Focus: City Centre and Fringe
states that the provision of a range of economic development uses, such as retail,
leisure, entertainment, cultural and tourism facilities will be encouraged in the City
Centre, to support the development of a vibrant employment location attractive
to businesses, employees and visitors to the City Centre. The policy also states
that this location is considered a suitable location for high density buildings and
commercially-led mixed use schemes.
Policy CC2 Retail seeks to promote the growth and improvement of retail
provision in the City Centre. Retail uses will be supported in the city centre
where it would serve a local community or contribute to the area’s character.
Ground floor uses will be encouraged as part of the framewrok to provide active
frontages.
Policy CC3 Housing sets out that the City Centre will see the most intense
development of housing; setting a minimum target of 16,500 new units to be
provided in the City Centre up to 2027. One of the key locations identified for the
residential development is Piccadilly, close to Portland Street that can deliver new
housing as part of a mix of uses.
Policy CC4 Visitors – Tourism, Culture and Leisure states that the City Centre
will be the focus for culture and leisure in the City Region. Proposals to improve
the appearance, use and accessibility of all cultural and visitor attractions and
associated facilities will be supported. The SRF includes for the provision of two
new hotels that will significantly contribute to these objectives.
Policy CC5 Transport seeks to maintain and enhance sustainable access to the
City Centre by all modes and to strengthen public transport capacity and quality.
Policy CC6 City Centre High Density Development confirms that City Centre
development will generally be high-density and that land should be used to
maximise its efficiency. The SRF seeks to deliver on this objective.
Policy CC7 Mixed Use Development promotes mixed use developments as
being most viable and able to contribute to regeneration initiatives within the City
Centre. The policy is supportive of developments that promote a range of uses,
and particularly residential elements together with uses that support economic
gain, for example active ground floor frontages that are occupied with retail, food
and drink and leisure uses. The SRF seeks to deliver on this objective.
Policy CC8 Change and Renewal: The City Council has identified the types of
development and approach to development which is considered most likely to
deliver the vision for the City Centre and development which reflects elements
of this will generally be supported. The policy states that the City Centre will welcome
large-scale schemes and those that make significant contributions to the City Centres
role in terms of employment and retail growth, and more generally improve the
social, economic or environmental well-being of Manchester. The SRF presents a
co-ordinated large-scale new district in the heart of the City Centre that will make a
significant contribution to growth targets.
highest standard in terms of appearance and function. The policy states “development
in Manchester City Centre should preserve and enhance the heritage assets that have
monuments”.
everyone.
Policy EN1 Design Principles and Strategic Character Areas seeks to ensure that
new development follows the seven principles of urban design within the site specific
character areas and reinforces the sense of place and local distinctiveness of the City.
The policy also states that Design and Access Statements should be submitted with
proposals for new development and must clearly detail how the proposed development
addresses the design principles, reinforces and enhances the local character of
that part of the City and supports the achievement of the Core Strategy Strategic
Objectives.
Policy EN2 Tall Buildings states proposals for tall buildings will be supported where it
can be demonstrated that they:
• Are of excellent design quality;
• Are appropriately located;
• Contribute positively to sustainability;
• Contribute positively to place making, for example as a landmark, by in satisfying identified current and future demand for population and economic growth, as
terminating a view or by signposting a facility of significance, and
• Will bring significant regeneration benefits.
The framework includes the potential for a number of tall buildings that will replace
or improve the current post-war buildings. Individual planning applications for
development within the SRF area will need to demonstrate that detailed designs meet
the requirements of the policy tests.
Policy EN3 Heritage relates to heritage and states that the Council will encourage
development that complements and takes advantage of the distinct historic and
heritage features of the City Centre. The policy requires new developments to be
designed so that they preserve, or enhance the historic environment, character, setting
and accessibility of listed buildings and conservation areas. It is expected that an
appropriate appraisal will be carried out by developers of issues relating to heritage
assets. Whilst there are no designated heritage assets within the SRF area, there are
numerous listed buildings and conservations areas in the immediate vicinity. The SRF
proposals seek to strike an appropriate balance between regeneration objectives and
the need to preserve heritage assets.
Policy H1 Overall Housing Provision states that approximately 60,000 new homes
will be provided for Manchester between March 2009 and March 2027, equating to
an average of 3,333 units per year. There is a presumption towards high density
housing development (over 75 units per hectare) within mixed use schemes which
help contribute towards regeneration initiatives. The policy also states that 90% of
residential development will be on previously developed land. The SRF can help make
a contribution to meeting the housing targets as part of a mix of uses.
Delivering Residential Growth: Update and Action Plan 2017 – 2022
In March 2016 the Manchester City Council Executive endorsed the Manchester Residential
Growth Strategy which set a minimum target of 25,000 new homes to be delivered within
the city by 2025. The Residential Growth Strategy proposes a set of priorities to support the
city’s sustained economic growth and ensure that there are affordably priced houses and
apartments for sale and rent, which meet the needs of economically active households who
want to live in the city.
The Growth Strategy comprises six key objectives:
• Increase housing building on existing and new sites;
• Improve the quality and sustainability of the City’s housing;
• Increase opportunities for home ownership;
• Expand the City’s family housing offer;
• Professionalise the private rented sector across the City; and
• Provide appropriate housing options for retirement living.
A key aspect of this strategy is to reflect the City’s broadening economic base and the
need for the city’s housing market to answer to both the nature and scale of demand.
The idea of this aspirational strategy is to provide opportunities to support high quality
residential growth at sustainable locations. The Strategy states that specifically high-density
apartments will be prioritised at the conurbation core of Manchester City Centre, such as
Portland Street.
Conclusions and Role of Portland Street
Given its location, the existence of a number of development-ready sites within the City
Centre Core, and key transport nodes, this part of the City Centre can play a significant part
well as maintaining more historic City Centre neighbourhoods.
A number of neighbourhoods located within the City Centre are well-established or have
already been the focus of significant regeneration activity. Portland Street will interface
with these areas either directly or indirectly, and as such, will help to knit together these
existing distinctive neighbourhoods through the replacement or improvement of the existing
post-war buildings to create a new focus and identify for this area, and add to the sense of
place. The importance of permeability of the Portland Street area and its connectivity to its
established neighbours is therefore of paramount importance and this framework can help
foster a new gateway location that connects the existing and emerging neighbourhoods in
the City Centre.
The regeneration of the site is consistent with both national and local planning policy and
the City Council’s economic development and regeneration plans. The site has a unique
blend of characteristics which provide a significant opportunity for the City Centre to
continue its regeneration and drive economic growth across the City Region.
The nature of the uses proposed for the site will add to the City’s overall offer and would
greatly assist the regeneration of the whole city centre in terms of its function, expansion,
activity and integration.
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3. Relationship to Surrounding Neighbourhoods

Immediate Context
Portland Street is located in close proximity to The Village, Chinatown, and
Piccadilly. Each of these areas has its own role and character. The Arch and
Pagoda signify the heart of Chinatown with its many restaurants, shops and
small businesses. The Village is uniquely Mancunian in character – its physical
form being established by the wealth of fine Victorian and Edwardian buildings.
The defining quality of The Village lies in it being the home of the Lesbian, Gay,
Bisexual and Transgender community, and the night time and leisure scene for
which The Village is world-famous.
Portland Street will interface with these areas either directly or indirectly, and as
such, will help to knit together these distinctive neighbourhoods through the
replacement or improvement of the post-war buildings to create a new focus
and identity for this area, and add to the sense of place. The importance of
permeability of the Portland Street area and its connectivity to its established
neighbours is therefore of paramount importance and this SRF can connect the
existing and emerging neighbourhoods in the City Centre. Together, these new
and improved neighbourhoods will deliver a multitude of regeneration benefits.
The redevelopment of Portland Street is an important next step in the evolution of
this part of the City Centre. A mix of uses encourages the creation of a dynamic,
lively locale. It will deliver a host of complementary uses that will contribute to the
vitality not only of the immediate area but also surrounding areas. More widely,
the delivery of commercial-led mixed use development, including housing, hotels,
and retail, at Portland Street will contribute to the City’s growth targets.
The Civic Quarter has and continues to be a focus for major public and private
investment. The Civic Quarter SRF has helped to stimulate investment which has seen
St Peter’s Square itself and the surrounding buildings undergo major transformation
which create a series of key public landmarks around the Square.
Aytoun Street
The Aytoun Street SRF proposals seek to create a new vibrant and creative mixed use
residential led neighbourhood, integrating the site with the surrounding area.
The proposals seek to add to the life, vitality and 24/7 use of the area, including new
housing and a variety of complementary leisure uses which would provide a means of
extending dwell time and generating footfall and activity into and around the site.
North Campus
The North Campus is a key regeneration area with the University of Manchester current
‘North Campus’ being declared surplus to the University’s requirements following its
announced £1 billion investment to create a single campus on Oxford Road. The area
will be a mixed use district with a focus on knowledge industry research-related activity.
Summary
In the context of the significant levels of investment and regeneration that has already
taken place and which is planned in close proximity to the Site, the Portland Street SRF
holds a key location in terms of spreading activity beyond these new neighbourhoods,
assisting in creating high quality links from the Piccadilly Station to the south, and
stitching together these new regeneration areas with the more established historic
central areas such as Chinatown, The Village, and the Northern Quarter.

Wider Regeneration Context

A number of Strategic Regeneration Frameworks (SRFs) have been prepared
nearby for emerging neighbourhoods, which guide new development in a
coordinated and cohesive way. The Portland Street SRF will help to contribute
to this ongoing regeneration of the City Centre. Adjacent Strategic Regeneration
Frameworks include:

HS2 Piccadilly
In January 2013, the UK Government announced its commitment to Phase 2 of
High Speed Rail 2 (HS2). The delivery of HS2 in around 2033 should provide a
massive economic boost to the cities of the North of England. HS2 will provide
essential additional capacity across the rail network, shorten journey times
between Britain’s major population centres, boost the economy and create
thousands of jobs.
In order to respond to the opportunities presented by HS2 and the Northern Hub
the SRF proposes significant changes in the vicinity of the station and also sets
out preferred options for the design and functionality of the station itself. The SRF
estimates that development on and around the new Station could support over
3,000 housing units and almost 30,000 jobs

Civic Quarter

7
4. Heritage Assets

The NPPF defines a heritage asset as: Listed Buildings

“A building, monument, site, place, area or landscape identified as having a
degree of significance meriting consideration in planning decisions, because of Grade II
its heritage interest.”
As previously identified, 55 Portland Street and the existing buildings within the 70 and 72, Portland Street
SRF area are not identified as heritage assets. Therefore any effects arising from The Grey Horse Public House and attached railings (74-80, Portland Street)
the proposed development on built heritage will be indirect in nature; having Circus Tavern and attached railings, 86, Portland Street
potential to affect the significance of the identified assets through change within Manchester Chinese Chamber of Commerce
their setting. Former Pickles Building (101, Portland Street)
Portland House (103 Portland Street)
Designated Heritage Assets Basil House (105 and 107 Portland Street)
Designated heritage assets are those which possess a level of heritage interest 109 and 111 Portland Street
that justifies designation and are then subject to particular procedures in planning 113-119 Portland Street
decisions that involve them. 87-91 Princess Street
101 Princess Street
Conservation Areas 51 and 53 Richmond Street
Conservation Areas are “areas of special architectural or historic interest, the 27 Sackville Street
character or appearance of which it is desirable to preserve or enhance. ” 52 and 54 Portland Street
The proposed development is adjacent to the Whitworth Street Conservation 44-50 Portland Street
Area (north-east boundary) and George Street Conservation Area (south-east Fraser House (45 Portland Street and 36 Charlotte Square)
boundary).
Grade II*
View analysis has indicated there is also potential for the proposed development
to be partially visible from the Albert Square Conservation Area. 103, Princess Street
Britannia Hotel
Manchester City Council does not have full published appraisals for these
conservation areas, but does provide an overview of their history and character
on its website .

Listed Buildings
Listed buildings are defined as designated heritage assets that hold architectural
or historic interest. The principles of selection for listed buildings are published by
the Department of Culture, Media and Sport and supported by Historic England’s
Listing Selection Guides for each building type.

Having considered the nature of the proposed development and the intervening
townscape and topography, the listed buildings in Table 3.1 below have been
identified as having potential to be affected by the proposed development.

Modelling of the potential visibility of the proposed 16 storey building by

Stephenson Studio (see Appendix 5) indicated that the proposed development
would be partially visible from Peter Street, adjacent to the Central Library (grade
II* listed). However, further analysis has demonstrated that the approved 3 St
Peter’s Square development (planning application ref: 116189/FO/2017) will
obscure the proposed development. Consequently the Central Library and St
Peter’s Square Conservation Area have not been considered further within this
Heritage Statement.

The modelling also indicated the proposed development would be partially visible
from the Town Hall (grade I listed) and from John Dalton Street; the impact of
which will be assessed through consideration of the Albert Square Conservation 8
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application site
listed buildings listed buildings and conservation areas
conservation area 9
5. Key Characteristics of Site

surrounding tall buildings proposed site area

The SRF area occupies a strategically important location within Manchester City
Centre. The area occupies a prominent location on key roads, including Portland
Street which is an important east-west linkage through the City Centre, connecting
the City’s commercial area with Piccadilly Train Station, and connecting the
Oxford Road Corridor with the Northern Quarter. Sackville Street is an important
north-south linkage connecting the commercial core to the Mancunian Way
(M57).

The area surrounding the SRF comprises a mixture of commercial, leisure, and
ground floor retail land uses; predominately cafes, bars, restaurants, hotels,
offices and nightclubs. Along and surrounding Sackville Street, the area is
characterised by a large number of bars and clubs located within The Village with
residential and commercial/office uses on the upper floors of most buildings.
During the Manchester ‘Blitz’ in World War II, a number of buildings around
Portland Street, including within this SRF area, suffered bomb damaged leaving
gap sites that were redeveloped during the late 20th century. The immediate area
outside of the SRF is characterised by the surrounding historic context, namely
the Whitworth Street Conservation Area, the George Street Conservation Area,
and a number of surrounding Grade II and Grade II* Listed Buildings. There are
no heritage assets within the SRF area.

The street character and urban context of this part of the City Centre are now
large blocks with narrow back streets that run the long length of each block. The
Village and Chinatown areas are very fine grain with smaller building blocks.
The massing of the existing surrounding blocks are 3 storeys to the Canal Street
Village rising to 16-20 storeys facing Portland Street. The predominant external
facades of the surrounding areas are brickwork with deep set reveals.

The area has high levels of accessibility in terms of its location, with immediate
access to a variety of public and private transport modes. In locational terms, it
is situated within easy walking and cycling distances to a number of key services
and facilities within Manchester City Centre, including Oxford Road, Manchester
Victoria and Manchester Piccadilly train stations, two Metrolink Tram Stops,
Market Street shopping precinct and the city’s business district.
The major investment in public transport infrastructure currently occurring in and
around the City Centre and across Greater Manchester (such as the Second City
Crossing, Metrolink extension to Trafford Park, and the Northern Hub) will provide
many benefits not only to passengers, but to the city’s sustainability, access to
employment and the wider economy. For this area, capacity and connectivity
enhancements to the Metrolink will provide significant improvement in access to
destinations across the City Centre and the region. aerial view
10
 45.7m

45.1m

46.3m

44.5m

44.5m
44.5m

44.2m

2
43.6m

44.2m

3
40.5m

42.1m

42.7m

42.1m

4
41.8m

41.5m
1

39.9m

1. sackville street view 3. portland street view

39.9m

40.2m

39.9m

39.3m

39.9m

38.7m

37.2m

38.7m

38.1m

36.3m

36.9m

m
36.6

33.5m

2. bloom street view 4. major street view

11
 40
.5
m

6. SRF Area
44.5m

41.1m
The SRF comprises four city centre blocks entitled 1 – 4 and can be described in
44.5m
their existing condition as follows:

Site 1
40.4m
The site is bounded by Portland Street, Sackville Street, Major Street and
Abingdon Street and currently comprises a consented planning scheme for a
10 storey 4* hotel adjacent to a refurbished 13 storey office building. The office
building is now subject to a separate planning application for a ground floor + 16
storey 4* hotel development. 44.2m

The site is owned by the City Council. 42.1m

Ch
or
Site 2 lto
n
The site is bounded by Portland Street, Chorlton Street, Major Street and Sackville St
40.2m re
et
43.6m
Street and comprises a 20 storey glass office tower (Manchester One). The tower
is sighted within the centre of the block and away from the back of pavement line
on all roads by some 15 metres. Along Major Street is the existing vehicle ramp
to the Multi-storey car park above Chorlton Street Bus Station. The ramp then site 2
crosses the road at high level to the adjacent site 3. There is also a two storey
Public House at ground floor level on the corner of Portland Street and Chorlton

et
Street.

re
42.1m

St
The site is owned by the City Council.

nd
tla
r
Po
Site 3 Sa site 3
The site is bounded by Major Street, Chorlton Street, Bloom Street and Sackville ck
vil
Street and comprises the Chorlton Street Bus Station at ground level and 4 le42.7m
site 1 St
re
storeys of multi-storey car park above. There is also a Public House at Ground et
floor on the corner of Sackville Street and Major Street.
The site is owned by the City Council.

Ab
ing

et
Site 4

do

re
et

St
re
n
The site is bounded by Major Street, Sackville Street, Bloom Street and Abingdon

St
St

m
oo
re

or
Street and comprises the Bloom Street NCP surface car park and two storey

et

aj

Bl
M
41.8m
Public House (New York New York) which is oustide of the site boundary on the 41.5m
site 4
corner of Bloom Street and Abingdon Street. In addition to the provision of vehicle
parking, the car park is also used by the Village community to support the areas
events offer.
The site is owned by CP Co 4 Limited as a Freehold title.

39.0m

39.9m

12

39.3m

38.4m
39.9m
7. The Opportunity

The Portland Street SRF presents a major opportunity to comprehensively plan an

important part of the City Centre that is characterised by largely dated post-war
buildings for a new commercially-led mixed use area focusing on employment
generation.

This highly desirable location links key city centre neighbourhoods at Piccadilly,
The Village, Chinatown, and the Oxford Road Corridor.
There are no listed structures within its boundaries. The area presents an
opportunity for development of the highest quality of design and use of materials,
with a mix of uses including offices, hotels, residential, car parking, retail and
community.

The vision for the Portland Street is for a new co-ordinated, office-led mixed-use
district that is befitting of this important location and gateway in the heart of the
City Centre. High quality new buildings and extensions will improve the post-war
perception of the area by introducing high density development and a mix of
employment generating and residential uses that complement the surrounding
areas, as well as including new public realm and active frontages to transform the
pedestrian environment.

Site 4 of the Portland Street SRF currently comprises a surface car park and a
two storey Public House (New York New York) outside the site boundary on the
corner of Bloom Street and Abingdon Street. The car park is utilised by the local
community during events hosted within the Village, which includes Manchester
Pride, where the site assist with the facilitation of the Pride Parade. Given the
social and cultural importance of such events to the Village, and the wider City
Centre, in maintaining and strengthening its identity, the SRF details replacement
car parking as well as the inclusion of a potential dedicated events space. This
is located within site 3 and could cater for this need to allow these important
community uses to continue within the SRF area.

The preparation and delivery of the Portland Street SRF will bring economic
benefits to the local area and City at large given the proposals will drive growth in
jobs, supported by an additional 250 housing units.
Based on the illustrative masterplan presented in the SRF it is envisaged that the
following jobs (FTE) could be supported as a result of the proposals:
- Retail – 204 jobs
- Commercial – 2,511 jobs
- Hotel – 256 jobs
In addition, to this, construction jobs will also be generated with secondary supply
chain jobs.

13
8. Development Principles

The following principles require consideration in any redevelopment proposals:

• Create a commercially led mixed use area with a focus on employment

generation.

• A comprehensive approach to development is required to maximise

the SRF’s development potential and ensure that it contributes
fully to the City’s Growth Strategy;

• Create high quality developments reinforcing the SRF’s key

frontages;

• Create enhanced public pedestrian connections and active frontages,

thereby improving the permeability and access into/through the area;

• This new development will be configured to fit a range of uses, enabling

a mix of activities to co-exist and animate the public realm;

• Provide high quality and useable public spaces;

• Replacement high quality, public car parking should be provided within

the SRF area.

• In terms of buildings and public spaces, the surrounding heritage assets

demand that new developments must be of an exceptional quality and
design to ensure these assets are preserved and enhanced;

• Development must integrate effectively within existing surroundings

and future development proposals, by creating an urban form that
achieves connectivity within the evolving physical environment.

• Residential Development must comply with the Manchester’s Residential

Quality Guidance document.

• Creation of Place

• Focus and Identity

• Compliments wider activity

• Commercial lead approach to development

• Priority for commercial with ground floor amenity and residential above.

14
9. Implementation and Delivery

The SRF has been prepared in order to support a co-ordinated approach to
redevelopment of the Portland Street Village Area as a whole, and to provide a
framework of guiding principles, and an illustrative masterplan, that can form a
basis for future collaboration between landowners and developers.
Implementation and Phasing
In relation to phasing of development and sequencing of construction activity, it
is envisaged that Site 1 will be developed as Phase 1 given the existing planning
consent on the current car park and the advanced proposals for 55 Portland
Street. All plots within the SRF area (jncluding Plots 1, 2, 3 and 4), however,
have the ability to come forward either as separate phases or concurrently. This
is on the basis that they are in accordance with the principles of the SRF, have
considered and addressed the relocation of existing occupiers and uses, and
contribute to the delivery of a commercially-led mixed use area.
and car parking (where necessary) within the boundary of an individual
plot. These should help to achieve the overall vision for the SRF and be
informed by the SRF’s guiding principles for each plot. Such matters will be secured
via planning conditions and be delivered by individual applicants.
• There are a number of potential area-wide improvements outside of the
individual plot boundaries, which could be beneficial to the delivery of the successful
and sustainable development of Portland Village. These could include public realm
upgrades, signage, and other non-commercial uses. To ensure a comprehensive
approach to delivery, developers will need to work closely with MCC who are the
freeholder of a number of the subject sites
Site 1
A 183 bed 10 storey 4* Hotel and Casino is currently under development. It is
proposed to develop a 329 bed 17 storey 4* Hotel on the site of 55 Portland Street.

Delivery Mechanisms Site 2

The quality of uses and architecture, as well as the manner in which the more The Manchester One tower will be retained within the SRF as commercial office
functional requirements (public realm, access, servicing, car parking etc.) are space. The car park ramp at Major Street will be removed, which will enable the
handled must also be of the highest quality. In this case, the contribution of new provision of ground floor uses, including new retail and leisure amenities. A new
development, including extensions or alterations to existing buildings, to the building and associated public realm is proposed, located on the Chorlton Street,
quality of the environment in the area, as well as reinforcing pedestrian routes and Portland Street corner which could form an extension of Manchester One.
desire lines from surrounding areas, will be of particular importance.
Without an overall strategic approach to the area, and a drive for high quality Site 3
design, the piecemeal redevelopment of the area would represent a missed The development of Site 3 would require significant changes to the existing site
opportunity in terms of reinforcing its existing characteristics and ensuring the conditions, which would require extensive discussions with the current occupiers.
creation of a commercially-led sustainable neighbourhood. However it is important to position this significant site within the wider regeneration
context of the SRF area. This site could deliver new commercial or residential
The regeneration of the Portland Village SRF area will be predominantly market- led, mixed use development, complemented by ground floor leisure and retail
led, with an emphasis on individual developments providing necessary physical units and a proposed community use facility, and could include activity that
and social infrastructure upgrades that will facilitate a high performing; accessible would support the local community such as a medical centre on Bloom Street.
and sustainable commercially-led neighbourhood.
A number of delivery mechanisms are considered appropriate as part of the SRF Site 4
to: A new multi storey public car park could be located on Major Street, which could also
• provide a framework, strategy, and illustrative masterplan within provide roof level garden space. Site 4 could also deliver retail and restaurant units.
which improvements can be programmed and prioritised, to Part of this building could also provide space for community use. This SRF details
keep pace with development activity and the vision for a high- community space with a gross internal area (gia) of circa 22,000 sq. ft. at street level,
quality, commercially-led mixed use area; over multiple levels.
• ensure that contributions from developers can be fully
maximised within the confines of existing policy and legislation Public Realm
(local and national); and New high quality public realm is proposed that improves connectivity and permeability
• respond to the constraints and practicalities of delivery. through the area, enhances the setting of both the proposed and existing buildings,
It is expected that as individual developments come forward to and facilitates greater interaction at street level.
Plots 1 – 4 will deliver the necessary the strategic approach to
the area as follows:
• Provision of high-quality uses, design, landscaping, servicing

15
10. SRF Strategy

Surrounding tall buildings

Proposed new buildings

Proposed active frontage

Proposed public space

Proposed roof top garden

Existing linear urban grain

Pedestrain route 2

1 Residential blocks responding

to existing urban grain

5
2 New public space

3 Proposed hotels address

Portland Street
1
4 Proposed public car park 3
located deep in plan 1

3
5 Existing pub and tower
retained

16
11. Illustrative Proposals - Guiding
Principles

site 1
proposed ground floor plan

CH
O
RL
The proposal for the redevelopment of the sites has been considered as a whole

TO
N
and comprises a mixed use development of Office, Hotel, Residential, Car Park,

ST
RE
Retail and Community uses.

ET
Site 1
The site is subject to an existing planning consent for a circa 183 bed 10 storey 4*
Hotel & Casino and a proposed planning application for a 329 bed ground floor
+ 16 storey 4* Hotel. The entrances to both Hotels are on Portland Street and

ET
have respective drop-offs on Abingdon Street and Sackville Street. The massing

RE
ST
and the architectural expression of the two buildings vary between each other and

ND
provide a continuation of varied roof heights along Portland Street. The building

LA
RT
adjacent Abingdon Street is a framed pre-cast concrete and glass expression,

PO
whilst the building adjacent Sackville Street is of a more solid, carved appearance
with a light pre-cast concrete expression, emulating Portland Stone.

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Hotel

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.

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UP

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17
 site 1

Key

Hotel
proposed plan - levels 02-06

PO
RT
LA
ND
ST
RE
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18
 site 1

Key

Hotel
proposed plan - level 07-09

PO
RT
LA
ND
ST
RE
M ET
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CH
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RL
TO
N
ST
RE
ET
19
 site 1

Key

Hotel
proposed plan - level 10-15

PO
RT
LA
ND
ST
RE
M ET
AJ
O
R
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ST
x
L

RE
LLS
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OF
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2
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2
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1
bed
1
be
d

2
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d
CH
O
2
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d
RL
TO
N
ST
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ET
20
 site 1

Key

Hotel
proposed plan- - level 16

PO
RT
LA
ND
ST
RE
M ET
AJ
O
R
H

ST
x
L

RE
E T
N.
D

P.
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60
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be
LL
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BL
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be
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RE
M ET
1
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ST
2
be
d
RE
2
bed
ET
2
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d

2
be
d

2
be
d

2
be
d

1
bed
1
be
d

2
be
d
CH
O
2
be
d
RL
TO
N
ST
RE
ET
21
area schedule - site 1

site 1 (under construction and 55 portland street)

casino casino hotel hotel
floor NIA (m2) GIA (m2) NIA (m2) GIA (m2)
B 1065.00 709.00
G 297.00 1751.00
M 0.00 616.00
01 0.00 1624.00
02 0.00 1773.00
ET
RE

03 0.00 1773.00
ST

CH 04 0.00 1773.00
ND

O 05
RL 0.00 1773.00
LA

TO
RT

N 06 0.00 1773.00
PO

ST 07 0.00 1665.00
RE
ET 08 0.00 1665.00
09 0.00 1665.00
10 0.00 875.00
11 0.00 799.00
SA 12 0.00 799.00
CK 13 0.00 667.00
VI
LL 14 0.00 667.00
E
ST 15 0.00 651.00
RE
ET 16 0.00 651.00

total 0.00 1362.00 0.00 23669.00

% mix
total space net to gross % 0.00
typical floor % 0.00

site area 3,359.00

gross area 25,031.00
ratio 7.45

all sites
site area 3,359.00
gross area 25,031.00
ratio 7.45

22
site 2
proposed ground floor plan

CH
O
RL
The proposal for the redevelopment of the sites has been considered as a whole

TO
N
and comprises a mixed use development of Office, Hotel, Residential, Car Park,

ST
RE
Retail and Community uses.

ET
Site 2
The Manchester One tower is proposed to be retained as office with the car park
ramp removed to Major Street. At the lower levels we are proposing a single
storey wrap of restaurant and retail units which utilise the existing ground floor

ET
of the tower and provide a back of pavement edge to the street. A new tower

RE
ST
(plug-on) is located on the Chorlton Street, Portland Street corner and could be

ND
an extension of Manchester One or act independently. Set back from the corner

LA
of Portland Street it provides a small public space for the entrance.

RT
PO
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es
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Key

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ar
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Restaurant/retail space/Flexible Events Space
.
DN

ET
Circulation / entrance / ancillary space

RE
ST
P.
U

M
E T

O
RE

O
BL
ST
R
O
AJ
M

23
 site 2

Key

Office
Residential flats

Office / residential
Circulation / entrance / ancillary space
proposed plan - level 01-20

PO
RT
LA
ND
ST
RE
M ET
a bove

p anel
ete
ncr
co
AJ
O
R
ST
RE
E T
V.
A.O.

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UP

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2
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2
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2
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2
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2
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2
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2
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2
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TO
d
N
3
be
d
ST
2
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ET

2
be
d

3
be
d
24
site 2
proposed plan- - level 21-31

CH
O
RL
TO
N
ST
RE
ET
ET
RE
ST
ND
LA
RT
PO
Key

Circulation / entrance / ancillary space

Office / hotel / residential

SA
CK
VI
LL
E
ST
RE
ET

ET
RE
ST
M
TE

O
RE

O
BL
ST
R
O
AJ
M

25
area schedule - site 2

site 2
retail retail Space Space
floor NIA (m2) GIA (m2) NIA (m2) GIA (m2)
G 1938.00 3054.80 0.00 0.00
01 0.00 0.00 951.97 1205.60
02 0.00 0.00 951.97 1205.60
03 0.00 0.00 951.97 1205.60
04 0.00 0.00 951.97 1205.60
05 0.00 0.00 951.97 1205.60
ET

06 0.00 0.00 951.97 1205.60

RE

07 0.00 0.00 951.97 1205.60

ST

CH 08 0.00 0.00 951.97 1205.60

ND

O
RL 09 0.00 0.00 951.97 1205.60
LA

TO
RT

10 0.00 0.00 951.97 1205.60

N
PO

ST 11 0.00 0.00 951.97 1205.60

RE 12 0.00 0.00 951.97 1205.60
ET
13 0.00 0.00 951.97 1205.60
14 0.00 0.00 951.97 1205.60
15 0.00 0.00 951.97 1205.60
16 0.00 0.00 951.97 1205.60
SA 17 0.00 0.00 951.97 1205.60
CK 18 0.00 0.00 951.97 1205.60
VI 19 0.00 0.00 951.97 1205.60
LL
E 20 0.00 0.00 951.97 1205.60
ST
RE 21 0.00 0.00 382.50 547.63
ET 22 0.00 0.00 382.50 547.63
23 0.00 0.00 382.50 547.63
24 0.00 0.00 382.50 547.63
25 0.00 0.00 382.50 547.63
26 0.00 0.00 382.50 547.63
27 0.00 0.00 382.50 547.63
28 0.00 0.00 382.50 547.63
29 0.00 0.00 382.50 547.63
30 0.00 0.00 382.50 547.63
31 0.00 0.00 382.50 547.63
total 1938.00 3054.80 23246.90 30135.93
% mix
total space net to gross % 77.14
typical floor % 78.96

site area 3,725.30

gross area 33,190.73
ratio 8.91

all sites
site area 10,859.30
gross area 65,197.73
ratio 6.00

26
site 3
proposed ground floor plan

CH
O
RL
The proposal for the redevelopment of the sites has been considered as a whole

TO
N
and comprises a mixed use development of Office, Hotel, Residential, Car Park,

ST
RE
Retail and Community uses, inclduing a Flexible Events Space

ET
Site 3
The existing Bus Station and Multi-Storey car park is to be demolished and the
parking space provision is to be provided within Site 4.
The site is to be developed with a new two storey podium and residential blocks

ET
above. At the centre of the plan is a Flexible Events Space. Surrounding this is

RE
a mix of restaurant and retail units punctuated by residential entrances. The unit

ST
ND
along Bloom Street is proposed as community use (possible Medical Centre). At

LA
the second floor the podium level terminates to provide two residential towers

RT
PO
with a communal garden space in between. The residential towers are linear in
form in response to the surrounding urban grain. The residential tower along
Bloom Street terminates at level six in response to buildings along Bloom Street.
The residential block along Major Street continues providing 15 units per floor.
The residential towers act as transition towards the scale of the Manchester One
tower. The proposed mix is 2/3rds 2 bed and 1/3 1 bed.
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ST
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ET
es
ac
Key

sp
g
kin
ar
rp
ca
57
Restaurant/retail space/Flexible Events Space
.
DN

ET
Circulation / entrance / ancillary space

RE
.

ST
UP

M
T
Community space

O
RE

O
BL
ST
R
O
AJ
M

27
 site 3

Key

Residential flats

Circulation / entrance / ancillary space

proposed plan - level 02-05

PO
RT
LA
ND
ST
RE
M
a bove
ET
anel
p
ete
ncr
co
AJ
O
R
ST
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.
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UP

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ca
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ET
d
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2
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2
be
d

2
be
d
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2
be
d

2
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d
2
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TO
3
be
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N
ST
2
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2
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d

3
be
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28
29
M
AJ
O
R
ST

BL
O
RE

O
T E

M
U

ST
P.

RE
ET
D
N.

60
ca
pa r
rk
in
g
sp
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ET
RE
ST
Circulation / entrance / ancillary space

E
LL
VI
CK
Residential flats
TW
32
50 IN
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proposed plan - level 06-14
site 3
area schedule - site 3

site 3
community community retail retail residential residential
NIA (m2) GIA (m2) NIA (m2) GIA (m2) NIA (m2) GIA (m2) studio 1 bed 2 bed 2 ba 3 bed total beds

377.50 1551.00
377.50 1551.00
0.00 1703.28 2203.00 2 5 18 3 28
0.00 1835.86 2348.00 0 6 21 2 29
0.00 1835.86 2348.00 0 6 21 2 29
0.00 1835.86 2348.00 0 6 21 2 29
ET

0.00 922.67 1181.00 0 4 11 0 15

RE

0.00 922.67 1181.00 0 4 11 0 15

ST

CH 0.00 922.67 1181.00 0 4 11 0 15

ND

O
RL 0.00 922.67 1181.00 0 4 11 0 15
LA

TO
RT

0.00 922.67 1181.00 0 4 11 0 15

N
PO

ST 0.00 922.67 1181.00 0 4 11 0 15

RE 0.00 922.67 1181.00 0 4 11 0 15
ET 0.00 922.67 1181.00 0 4 11 0 15
0.00 922.67 1181.00 0 4 11 0 15

SA
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755.00 0.00 3102.00 15514.89 19876.00 2 59 180 9 250

0.8% 23.6% 72.0% 3.6% 100.0%
total resi net to gross % 78.06
typical resi floor % 78.13
Parking
site area 3,894.00 0 51.00
gross area 23,733.00 1 54.00
ratio(excludes parking) 6.09 total 105.00

30
site 4
proposed ground floor plan

CH
O
RL
The proposal for the redevelopment of the sites has been considered as a whole

TO
N
and comprises a mixed use development of Office, Hotel, Residential, Car Park,

ST
RE
Retail and Community uses.

ET
Site 4
A new public car park is located on Major Street and backs onto the proposed
hotels. An L shaped building wraps this along Sackville Street and Bloom Street,
providing retail and restaurant units. Part of this building is also proposed as

ET
community use. The L shaped block terminates at level five in response to

RE
ST
the scale of surrounding buildings along Bloom Street. The carpark located in

ND
the depth of the urban block continues up to level 10, relating in scale to the

LA
RT
proposed hotels. The carpark located in the depth of the urban block terminates

PO
at level 10 and provides a garden space at roof level.

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es
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Key

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57
Restaurant/retail space/Flexible Events Space
.
DN

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Circulation / entrance / ancillary space

RE
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UP

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Parking

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Public parking 710 spaces over 10 floors

ST
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Community space
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31
32
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proposed plan - level 01-05
site 4
 site 4

Key

Parking
proposed plan - level 06-10

PO
RT
LA
ND
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M ET
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33
area schedule - site 4

site 4
community community retail retail Office Office
floor NIA (m2) GIA (m2) NIA (m2) GIA (m2) NIA (m2) GIA (m2)
G 352.00 1027.00
01 352.00 0.00 777.00 1027.00
02 352.00 0.00 777.00 1027.00
03 352.00 0.00 777.00 1027.00
04 352.00 0.00 777.00 1027.00
05 352.00 0.00 777.00 1027.00
06
07
ET
RE

08
ST

09
CH
ND

10
O
RL
LA

11
TO
RT

12
N
PO

ST 13
RE 14
ET 15
16
17
18
19
SA 20
CK 21
VI 22
LL
E 23
ST 24
RE 25
ET 26
27
28
29
30
31
total 2112.00 1027.00 3885.00 5135.00
% mix
total office net to gross % 75.66
typical office floor % 75.66

site area 3,240.00

gross area 8,274.00
ratio 2.55

Parking 600.00

34
proposed sections

Sections along Sackville Street show the proposed massing across the site as the L 30
scale increases from the village towards the Portland Street.

The residential towers act as transition towards the scale of the Manchester One
tower.

L 20

Key

Residential flats L 14

Office

Restaurant/retail space/Flexible Events Space

L6
Circulation / entrance / ancillary space #
Parking

Office / residential

# Roof gardens
portland Street bruntwood additional residential the village
Hotel tower tower towers

sackville street elevation AA

L 16

B
#
L 10
A L5

the village office and car park proposed hotel portland street

sackville street elevation BB

35
massing study

View south

View west

View east View north

36
proposed street view

1- View along Sackville Street towards Portland Street. 2- View across Chorlton Street and Bloom Street.
To the left of the new pedestrianised Sackville Street office The two residentail blocks sit above a retail podium
units sit in the foreground with the hotel on Portland Street in rising to the new tower at the corner of Portland Street.
the distance. To the right the residential towers rise away from
Bloom Street on a retail podium.
et
re
St
nd

2
tla
r
Po

1
Sa
ck
vil
le

37
St
re
et
 Proposed tower
proposed street view Manchester One

Proposed Consented
hotel hotel
et
re
St
nd
tla
r
Po

3
3- View north along Portland Street showing
both hotel proposals in the foreground and
the extension to Manchester One in the
backgound.
Sa
ck
vil
le

38
St
re
et