Ardwick Green - Manchester Neighbourhood Development Framework - Extension to Devonshire Street Draft for Consultation - 8 May 2021 ...
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Ardwick Green - Manchester
Neighbourhood Development Framework - Extension to Devonshire Street
Draft for Consultation - 8 May 2021
10295E-RP-CP01. Rev02
1 Introduction
1.1 This Draft Ardwick Green Neighbourhood Development
Framework (NDF) Nicholls Campus (NDF) Extension (the
‘NDF Extension’) has been prepared as an extension to the
recently prepared Ardwick Green NDF, which was endorsed
by the Manchester City Council Executive on 11 November
2020 as a basis for public consultation. A final version,
taking account of comments and representations made,
will be brought back to the Executive for approval in March
2021 to be endorsed as a material consideration for the
area.
1.2 This NDF Extension therefore seeks to extend the area
of coverage and continue the principles set out in the
Ardwick Green NDF to cover a wider area associated with
the Nicholls Campus, and industrial land to the north. This
document aims to build upon the concepts developed
in the Ardwick Green NDF, and, along with planning
policy, seeks to guide development activity in a way that
is beneficial, contextual, appropriate, and distinctively
Ardwick.
1.3 The need for both the Ardwick Green NDF and the
Extension is derived from Ardwick Green’s proximity to
the City Centre’s employment, leisure, cultural attractions
and transport connections. Combined with improving
economic conditions in the City Centre, this has resulted in
an increased level of development interest in certain parts
of the Study Area that require guidance to encourage a
holistic approach to future activity.
1.4 This document has been prepared and is brought forward
Boundary of Ardwick Green NDF shown in blue and boundary of this extension in red in line with national and local planning policy, including
the key tenets of the National Planning Policy Framework
(2019), and Manchester City Council’s Core Strategy (2012)
and other material considerations.
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Nicholls Campus – Introduction to the Neighbourhood 1.8 The opportunity has arisen as a result of both the • Stephen Levrant Heritage Architecture
Development Framework (‘NDF’) Extension Area momentum generated by Ardwick Green; and The
Manchester College announcing plans to consolidate their
1.5 The original NDF area, Ardwick Green, is a 23 ha mixed NDF Structure
existing 14 locations onto just five main campuses. This
use area on the south east edge of Manchester City
relocation is underway, with impetus provided by the 1.10 The remainder of this NDF Extension document is
Centre, with an existing residential community and a range
commencement of construction of a new £100m state of structured as follows:
of commercial occupiers operating a number of small
the art facility on the former Boddington’s Brewery Site
and niche businesses ranging from creative and digital, • Section 2 – Policy Context
to the north of the city centre, near to the AO Arena, and
warehousing and distribution as well as manufacturing and
is due to complete in 20221. As the Nicholls campus in • Section 3 – Strategic Context
textiles.
Ardwick is not being retained, there will be opportunity for
1.6 This NDF Extension document is intended to broaden and repurposing and redevelopment of this site once vacated • Section 4 – Vision
refine these principles to cover the area to the south east by the college.
of Ardwick Green, covering primarily the Nicholls College • Section 5 – Area Analysis
1.9 Full analysis of the NDF Extension area is provided in this
Campus area, currently owned by The Manchester College, • Section 6 - Design and Development Objectives
document (Section 5), which follows on from a detailed
and industrial areas to the north. The northern part of the
account and understanding of its strategic and planning
NDF Extension area is currently occupied by a number of • Section 7 – Implementation and Delivery
context (Sections 2 and 3). The objectives promoted to
industrial warehouses to the north and pitches operated
control development and promote sustainable growth are 1.11 Subject to and following the endorsement of this draft
by Power League. This subdivision of use and townscape
then set out in Section 6. The strategy for implementation NDF Extension, a public consultation exercise will be
naturally divides the area up into four areas that present
is provided in Section 7, which will be progressed subject undertaken to seek comments and views on the contents
different types of opportunity to support positive growth
to endorsement of this NDF. of the draft document. Engagement will develop our
in the area over time.
understanding of the opportunities presented by the
1.7 The whole NDF Extension area is bounded by the railway Project partners area and encourage comments to be made on the vision,
viaduct to the north, the A665 to the east, Hyde Road to proposed design and development objectives, and the
the south and the Ardwick Green NDF area to the west. • Manchester City Council implementation strategy.
The extended area therefore forms a natural extension to • The Manchester College
the wider Ardwick Green neighbourhood, linking to the 1.12 The final version of the NDF Extension will make any
original NDF’s character areas to the west, such as Union necessary adjustments based on the consultation
Street, Ardwick Green North, and the Knitting District. Authors comments received and be taken back to Executive for
• SimpsonHaugh final Endorsement.
• Deloitte Real Estate
1Manchester City Council, Executive Committee (13 March 2019) https://democracy.manchester.gov.uk/documents/s5296/Boddingtons%20SRF.pdf
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2 Planning Policy Context
Manchester Core Strategy (2012)
2.1 Manchester adopted its Core Strategy in 2012, which sets
out the City Council’s vision for Manchester to 2026, along
with the planning policies that provide the framework for
delivering that vision. The Core Strategy provides strategic
planning policy to underpin the delivery of the City Centre
Strategic Plan and the Strategic Regeneration Frameworks,
and their contribution to the Sustainable Community
Strategy.
2.2 Currently, Ardwick as a whole falls within both ‘Central
Manchester Regeneration Area’ and the ‘Inner City’, as set
out in the Core Strategy. Policies within the Core Strategy
of particular relevance to the NDF Extension area include:
olicy SP1 Spatial Principles: An emphasis is on the
P
creation of neighbourhoods of choice, providing high
quality and diverse housing around district centres,
which meet local needs, all in a distinct environment.
The majority of new residential development in these
neighbourhoods will be in the Inner Areas, defined by the
North, East and Central Manchester Regeneration Areas.
It is noted that the River Valleys, including the Irwell, and
the City Parks, are particularly important; access to these
resources will be improved.
Policy EC1 Employment and Economic Growth:
Development will be supported in sectors that make
significant contributions to economic growth and
productivity including health, education, retailing, cultural
and tourism facilities. The city centre is identified as key
areas for employment, and the policy recognises that
employment can be provided through a range of activity,
including education, retailing, culture and tourism.
Policy EC8 Central Manchester: Central Manchester is
expected to provide approximately 14 ha of employment
land. The Council will promote development which
has had regard to ensuring employment within Central
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Manchester complements those uses within the City enhancing the historic environment, the character, setting The development will be ancillary to the open space, sport
Centre; and improving public transport, walking and and accessibility of areas and buildings of acknowledged or recreation facility and complement the use or character.
cycling connectivity between residential neighbourhoods importance, including scheduled ancient monuments, listed
and employment locations. Identified employment uses Policy EN 11 Quantity of Open Space, Sport and
buildings, registered parks and gardens, conservation areas
suitable for the area include light industrial, general and archaeological remains. Recreation: As opportunities arise, new open space, sport
industrial, and education. It notes this area is close to and recreation facilities will be created across Manchester.
the higher education ‘Corridor’ off Oxford road, and Policy EN9 Green Infrastructure: New development will
New open spaces should also be interconnected, to allow
connection is encouraged. be expected to maintain existing green infrastructure in for better links for disabled people, pedestrians and
terms of its quantity, quality and multiple function. Where cyclists both across and between sites and to enhance the
Policy CC4 Visitors - Tourism, Culture and Leisure:
biodiversity of the City.
the opportunity arises and in accordance with current
Proposals to improve the appearance, use and accessibility
Green Infrastructure Strategies the Council will encourage Policy PA1 Developer Contributions: Where needs
of all cultural and visitor attractions and associated facilities
developers to enhance the quality and quantity of green arise as a result of development, the Council will seek to
will be supported.
infrastructure, improve the performance of its functions secure planning obligations in line with Circular 5/2005,
and create and improve linkages to and between areas of Community Infrastructure Levy regulations or successor
Policy T1 Sustainable Transport: aims to deliver a
green infrastructure. Where the benefits of a proposed regulations/guidance. Where development has a significant
sustainable, high quality, integrated transport system
development are considered to outweigh the loss of an impact on the Strategic Road Network developer
to encourage modal shift away from car travel to public
existing element of green infrastructure, the developer contributions would be sought through section 278
transport, cycling and walking; both to support the needs
will be required to demonstrate how this loss will be agreements.
of residents and businesses, and reduce congestion.
mitigated in terms of quantity, quality, function and future
Developments should seek to improve and develop
management. The nature and scale of any planning obligations sought
pedestrian and cycle routes.
will be related to the form of development and its potential
Policy T2 Accessible areas of opportunity and need: The
Policy EN 10 Safeguarding Open Space, Sport and impact upon the surrounding area. Where appropriate,
Council will actively manage the pattern of development Recreation Facilities: The Council will seek to retain any such provision will be required to be provided on site.
to ensure that new development is easily accessible by and improve existing open spaces, sport and recreation Where this is not possible, a commuted sum payment
walking, cycling and public transport; connecting residents facilities to the standards set out above and provide a is likely to be sought. In determining the nature and
to jobs, centres, health, leisure, open space and educational network of diverse, multi-functional open spaces. Proposals scale of any planning obligation, specific site conditions
opportunities. will be supported that improve the quality and quantity and other material considerations including viability,
of accessible open space, sport and recreation in the local redevelopment of previously developed land or mitigation
Policy EN1 Design Principles and Strategic Character
area; and provide innovative solutions to improving the
areas: In the Central Arc character areas, it is identified that of contamination may be taken into account. The timing
network of existing open spaces, increase accessibility to of provision of infrastructure and facilities will be carefully
opportunity exists for development on a large scale using green corridors, and enhance biodiversity. Proposals on
innovative urban design solutions. These should use District considered in order to ensure that appropriate provision
existing open spaces and sport and recreation facilities will is in place before development is occupied. These issues
Centres and key nodes of public transport as focal points only be permitted where
and involve existing communities. will be addressed in accordance with guidance in Strategic
Equivalent or better replacement open space, sport or Regeneration Frameworks and local circumstances. In
Policy EN3 Heritage: Throughout the City, the Council
recreation facilities will be provided in the local area; drawing up planning obligations Manchester City Council
will encourage development that complements and takes gives a high priority to the regeneration objectives set out
advantage of the distinct historic and heritage features of The site has been demonstrated to be surplus for its in the Regeneration Frameworks for each area of the City.
its districts and neighbourhoods, including those of the current open space, sport or recreation function and the
City Centre. New developments must be designed so as City-wide standards; or
to support the Council in preserving or, where possible,
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2.3 Manchester City Council is looking to refresh the Core ‘The Plan for Growth’ within planning policy. The original 2.8 The NPPF states that the planning system should be
Strategy in light of the emerging GMSF, which is due for NPPF in 2012 introduced a ‘presumption’ in favour of genuinely plan-led and that plans should:
consultation in 2021. The review of the Core Strategy will sustainable development and supports proposals that are
in accordance with policies in an up-to-date Development a) be prepared with the objective of contributing to the
be an opportunity to update planning policy for the city,
Plan. achievement of sustainable development;
including the NDF Extension area.
b) be prepared positively, in a way that is aspirational but
Saved Policies of the Manchester UDP 2.6 The NPPF was updated most recently in 2019, but retained deliverable;
the fundamental principle for a presumption in favour of
2.4 It is considered that the three policies below are of sustainable development. On 30 January 2021, the NPPF c) be shaped by early, proportionate and effective
particular relevance to the NDF Extension area. was publicised in a consultation draft for comment until 27 engagement between planmakers and communities, local
March 2021 and seeks to update the language to align with organisations, businesses, infrastructure providers and
Policies E3.3 and E3.4 – The Council will upgrade the
the UN Sustainable Development goals, design codes, and operators and statutory consultees;
appearance of the City’s major radial and orbital roads
and rail routes. This will include improvements to the acknowledge changes to housing requirement calculations.
d) contain policies that are clearly written and
appearance of adjacent premises; encouraging new 2.7 Sustainable development is about positive growth that unambiguous, so it is evident how a decision maker should
development of the highest quality; and ensuring that supports economic, environmental and social progress for react to development proposals;
landscape schemes are designed to minimise litter existing and future generations, as follows:
problems. The Council will create a network of safe and
attractive major linear recreational open spaces by linking e) be accessible through the use of digital tools to assist
a) an economic objective – to help build a strong,
public involvement and policy presentation; and
and making better use of river valleys, canals, disused
responsive and competitive economy, by ensuring that
railways and other appropriate areas of open space. f) serve a clear purpose, avoiding unnecessary duplication
sufficient land of the right types is available in the right
places and at the right time to support growth, innovation of policies that apply to a particular area, including policies
Policy AB8 notes that sites within the Ardwick Green area
in this Framework, where relevant.
are suitable for B1 Office / Industrial use. and improved productivity; and by identifying and
coordinating the provision of infrastructure;
Policy AB10 the Council will improve pedestrian facilities
2.9 Paragraph 28 states that non-strategic policies should
and, where appropriate, provide traffic calming measures b) a social objective – to support strong, vibrant anD
be used by local planning authorities and communities
in neighbouring residential areas, improve and maintain healthy communities, by ensuring that a sufficient number to set out more detailed policies for specific areas,
public transport use and enhance the opportunities for and range of homes can be provided to meet the needs neighbourhoods or types of development.
economic regeneration in the area. of present and future generations; and by fostering a
well-designed and safe built environment, with accessible 2.10 Paragraph 35 outlines the criteria against which plans
Policy AB11 public open space at Ardwick Green will be
services and open spaces that reflect current and future should be assessed on whether they are ‘sound’,
enhanced as recreational areas to safeguard and improve needs and support communities’ health, social and cultural comprising:
local amenities and confirm their permanent use. well-being; and
a) Positively prepared – providing a strategy which, as a
Other Material Considerations c) an environmental objective – to contribute to protecting
minimum, seeks to meet the area’s objectively assessed
and enhancing our natural, built and historic environment; needs; and is informed by agreements with other
National Planning Policy Framework including making effective use of land, helping to improve authorities, so that unmet need from neighbouring areas
2.5 The National Planning Policy Framework (NPPF) is biodiversity, using natural resources prudently, minimising is accommodated where it is practical to do so and is
a material consideration in the determination of all waste and pollution, and mitigating and adapting to climate consistent with achieving sustainable development;
planning applications and articulates the priorities of change, including moving to a low carbon economy.
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b) Justified – an appropriate strategy, taking into account Supplementary Planning Guidance 2.14 Prospective developers and their design teams bringing
the reasonable alternatives, and based on proportionate forward sites for residential development within the
evidence; Manchester Residential Quality Guidance (2016) Ardwick Green area must demonstrate that the scheme
2.13 The Manchester Residential Quality Guidance document will deliver accommodation of the very highest quality that
c) Effective – deliverable over the plan period, and based was endorsed in December 2016 and aims to ensure that complies with the guidance.
on effective joint working on cross-boundary strategic high quality, sustainable housing that meets the needs of
matters that have been dealt with rather than deferred, as 2.15 Proposals that do not comply with this guidance must
the city and its communities will be built. It sets out the
evidenced by the statement of common ground; and provide a compelling justification, based on evidence and
components of residential quality to be aligned with as
options analysis. This approach underpins the Council’s
follows:
d) Consistent with national policy – enabling the delivery of aspiration to encourage the delivery of the highest quality
sustainable development in accordance with the policies in Make it Manchester: understanding the character and range of residential development, which will contribute
this Framework. quality of the various parts of the city and reflect that in to sustainable growth and help establish Manchester as a
the design. world class city.
2.11 These tests of soundness will be applied to non-strategic
policies in a proportionate way, taking into account the Make it bring people together: encouraging a sense of Allocations
extent to which they are consistent with relevant strategic community and neighbourliness
2.16 This NDF Extension does not seek to provide new
policies for the area. Make it animate streets and spaces: the interrelationship development allocations for the area and is intended to act
between being, streets and spaces in making a place feel as a guide to future development proposals and activity
2.12 It is therefore critical that this NDF Extension promotes safe and inviting. in the area. In this regard, reliance must be had on the
sustainable development in line with national and local
existing allocations for the area, which have been reviewed
planning policy to ensure that the formulation of the area-
Make it easy to get around: ensure development is well and summarised below for completeness:
based guidance is robust.
connected and easy to get around.
As per Core Strategy SP1, the NDF Extension area is
Make it work with the landscape: enhancing and improving allocated as an Inner Area, which emphasises the need for
connection with landscape and nature. new housing developments in regeneration areas. It is also
Make it practical: dealing with the clutter of life. located within the Central Manchester Regeneration area,
to which the policies ECH8 and H5 of the Core Strategy, set
Make it future proof: anticipate the impacts of climate out above, have relevance.
change and make residential design more efficient.
The area to the of south Temperance Street and the railway
Make it a home: provide sufficient space, natural life and viaduct, and east of Union Street is allocated for economic
allow people to settle and flourish. development as a saved policy of the UDP (AB8). This is
Make it happen: make sure residential schemes are currently utilised as the Power League pitches.
deliverable.
The A6 and A57, which both run into and through Ardwick
Green, are recognised as major road improvement
corridors in Policy E3.3 of the UPD.
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3 Economic and Strategic Context
Economic and Market Context
3.1 Manchester’s economy continues to benefit from the
growth of financial and professional services and is being
further strengthened and diversified by high added value
growth in key sectors such as creative and digital, science
and innovation, culture, sport and tourism.
3.2 Economic growth has also been supported by Manchester’s
expanding international connections, centres of excellence
in research and higher education, and investment in
transport infrastructure, which has increased the diversity
and scale of the cities labour markets.
3.3 Prospects for economic growth are closely tied to the
ability to attract and retain the most talented individuals.
It is therefore critical to focus efforts on improving Greater
Manchester’s attractiveness as a location to live, study,
work, invest and do business.
3.4 In this regard, a key priority is the delivery of high-
quality residential accommodation, consistent with
the requirements of Manchester’s Residential Quality
Guidance, and located within neighbourhoods of choice.
3.5 Finally, the Manchester Strategy 2016-25 identifies a clear
vision for Manchester’s future, where all residents can
access and benefit from the opportunities created by
economic growth.
Manchester: A Growing City
3.6 Manchester has become recognised as one of Europe’s
most exciting and dynamic cities, following a thirty year
programme of transformation. The city has a diverse
population of approximately 576,5002 according to most
recent estimates and continuing to grow rapidly.
3.7 Population growth in recent years has been particularly
clear among the younger 20-35 years demographic,
attracted to Manchester’s lifestyle and increasing
2 MCCFM 2020 – Residential Population Estimate, 2019 - https://dashboards.instantatlas.com/viewer/report?appid=b0aa98ed7113440581b4b3513ebb6e3d
ARDWICK GREEN NDF 10295E-RP-CP01. March 2021
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employment opportunities, and this in turn is driving 3.12 Manchester’s enhanced economic performance has been 3.15 Manchester’s existing business base ensures that it is in
further economic growth and enhanced productivity. underpinned by a move from its traditional manufacturing prime position to attract such companies that benefit from
and industrial role towards a service-based, high growth clustering. This is particularly prevalent in the Technology,
3.8 The City of Manchester is located at the heart of Greater
economy. Importantly, it is this sector of the economy that Media and Telecoms (TMT) industry as evidenced by the
Manchester, the largest conurbation outside of London,
provides a large proportion of the high skilled and high continued growth of MediaCity:UK, for example.
which has a resident population of over 2.83 and a
productivity jobs in the national economy. Manchester’s
combined GVA of over £65.5 billion, accounting for around Mobile and Skilled Workforce
current and future competitive position is underpinned by
two fifths of the North West’s economic output4.
a number of key economic assets as set out below, which
3.16 The Manchester City Region offers a high quality and
3.9 In 2017, almost one third of the £65.5 billion of GVA remain in spite of the current impact of COVID-19.
growing workforce of some 7.2 million within an hour’s
generated in Greater Manchester was produced in the City commute of the city. There is access to a pool of skilled
of Manchester5. Manchester is one of the fastest growing Thriving Regional Centre and National Destination
people across a wide range of industries, and over 100,000
cities in Europe. 3.13 Over the last 20 years Manchester City Council has driven students in four universities across Greater Manchester7.
the physical and economic renewal of the City Centre
3.10 By 2025, in excess of 600,000 people are expected to live through the development and implementation of strategic Accessibility
in the city, up 7.6% on the 2015 estimate. Employment frameworks for sustained regeneration, investment and
growth of 8.9% is forecast in Manchester between 2016 3.17 Manchester has continued to invest significantly in its
service improvement to ensure that Manchester maintains transport infrastructure, delivering major improvements
and 2025 (and 14.1% in the period 2016 to 2036). Prior to its position as the nation’s leading Regional Centre and that
COVID-19, this growth rate was forecast to add 35,200 jobs in terms of accessibility to the regional centre. This
it can successfully compete as an international investment effectively stretches and increases the capacity of its travel
to the Manchester economy, taking the total employment location and visitor destination.
level towards 430,000 in 2025. Whilst progress has been to work area (and therefore pool of labour), and enhances
hampered by COVID-19, the overall ambition for significant connectivity between businesses. It also makes the city
Trend in Businesses Looking for Agglomeration Benefits centre easier to get around and a better place in which to
job creation remains and is even more critical given the
need for urban areas to support a return to growth. live.
3.14 Increasingly businesses are looking for benefits from
agglomeration. Business sectors which are influenced by
3.11 In addition, a significant proportion of forecast agglomeration (where entrepreneurs, companies, new 3.18 There are a number of strategies that are being progressed
employment growth is expected to occur in sectors with start-ups and talented workers from disparate economic by Manchester City Council, set out later in this section,
higher than average GVA. GVA was expected to increase by growth sectors are keen to cluster in locations which that seek to improve connectivity across the Local
21.8% to 2025 with a 45.2% change forecast from 2016 to can provide business and networking opportunities) are Authority and the wider Greater Manchester region. These
2036. During this period, GVA across Greater Manchester is attracted to locations where there are deep labour markets strategies will directly influence the form and function
on track to meet its forecast to rise by an average of 2.26% offering an exceptional range of highly qualified and skilled of new and improved connections that could be brought
per year, increasing to over £82.8 billion by 20366. staff. forward in Ardwick Green to ensure a joined up approach
to promoting sustainable travel and reduce reliance on cars
for all journey types.
3 Invest in Manchester, Access to Talent, https://www.investinmanchester.com/why-manchester/talent - accessed August 2020
4 Office for National Statistics, Regional Gross Value Added (Income Approach) tables (released 12 December 2018),
https://www.ons.gov.uk/file?uri=/economy/grossvalueaddedgva/datasets/regionalgrossvalueaddedincomeapproach/current/gvaireferencetables2.xls. Accessed 26 September 2019.
5 Office for National Statistics, Regional Gross Value Added(Income Approach) tables (released 11 December 2018),
https://www.ons.gov.uk/economy/grossvalueaddedgva/datasets/regionalgrossvalueaddedincomeapproach
Accessed 27 September 2019.
6 Greater Manchester Combined Authority, Greater Manchester Forecasting Model: Summary of outputs (2017 update),
http://www.manchester.gov.uk/download/downloads/id/25330/i14_greater_manchester_forecasting_model_017_-_manchester.pdf. Accessed 26 September 2019.
7 Invest in Manchester, Universities in Manchester Access to Talent, https://www.investinmanchester.com/why-manchester/talent - accessed August 2020
ARDWICK GREEN NDF 10295E-RP-CP01. March 2021
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Manchester International Airport 3.24 In recent years, this has been boosted by significant Regional Strategic Policy
investment in new world class facilities and events, such
3.19 Manchester’s airport is the third largest in the UK, and as the Whitworth Art Gallery and the forthcoming Factory The Greater Manchester Strategy
is the primary gateway for the north of England, serving Manchester in St John’s, which will become a permanent
over 200 destinations worldwide. Direct flights serve all 3.29 The Greater Manchester Strategy (‘GMS’) is Greater
home for the Manchester International Festival. Manchester’s overarching strategy, which has set the
of Europe’s major cities and the airport provides long
haul routes to North America, the Middle East, Asia and strategic framework for policy development across GM
3.25 Such investments have sustained and opened new
Australasia. At present the airport serves about 26 million since 2009 and was updated in July 2017.
domestic and overseas markets, giving Manchester
passengers a year, forecast to rise to 45 million by 2030. its status as the third most visited city in the UK by
3.30 This is the third Greater Manchester Strategy and it builds
Sport international visitors (after London and Edinburgh),
on the substantial progress made since the first was
with the city experiencing a 21% rise in the number of
published in 2009 and the previous refresh in 2013. The
3.20 Manchester’s pre-eminence in football is represented international visits between 2005 and 2018.
strategy was refreshed again in 2017 to reflect the change
by the presence of two of the leading teams in England,
in the economic and political climate, particularly:
Europe and the world. Manchester City Football Club is
Emerging Residential Trends
based at the Etihad Campus, approximately 2 km from the the substantial devolution that is now underway in Greater
Ardwick Green area. 3.26 Developing socio-economic trends, as described above, are Manchester;
driving changes in how people chose to live. Development
3.21 The city is also home to the National Cycling Centre and has activity and investment in residential construction the Mayoral election in May 2017 and the Mayor’s
established itself as the home for the British Cycling Team. in Manchester has increased significantly during the manifesto commitments; and
Additionally, the National Squash centre has developed as years 2014 to 2020 and looks set to continue. For five the changing economic and political climate, particularly
a global centre of excellence, the GB Water Polo Team uses consecutive years, residential schemes have been the main the vote to leave the EU.
the pool facilities at Beswick, and the GB Taekwondo team driver of record levels of development activity in the city
is based at Ten Acres Lane. region, delivering 15,000 new homes in the city8. 3.31 The Greater Manchester Strategy sets out a very clear
vision for the city region. It states that:
3.22 The recently opened Manchester Institute of Health and
Performance (MIHP) in Beswick is the home of the English 3.27 Most of the development that has taken place in the “Our vision is to make Greater Manchester one of the best
Institute of Sport and the facilities within that complex are residential sector have focussed on formalising and places in the world to grow up, get on and grow old: A
world leading. Other major sports such as rugby league, professionalising the rental market in the city. New place where all children are given the best start in life and
rugby union and cricket have a significant presence across residential schemes for rent are now typically owned young people grow up inspired to exceed expectations; A
the conurbation. and managed by one operator with all bills included and place where people are proud to live, with a decent home,
significant residential amenity provision. a fulfilling job, and stress-free journeys the norm, but if
you need a helping hand you’ll get it; A place of ideas and
Culture, Leisure and Tourism 3.28 The city is now seeking to increase family home provision invention, with a modern and productive economy that
in the city, in areas like the Northern and Eastern Gateways, draws in investment, visitors and talent; A place where
3.23 The importance of culture, leisure, and tourism to the and Ardwick on the boundary of the city centre, with a mix
Manchester economy is increasing, underlining the people live healthy lives and older people are valued; A
of medium and lower density residential communities. place at the forefront of action on climate change with
significance of the City’s existing and growing asset base.
Whilst there has been a short term impact on culture, clean air and a flourishing natural environment; A place
leisure and tourism to the city as a result of COVID-19, a where all voices are heard and where, working together,
long term trajectory of growth is still anticipated in the we can shape our future.”
sector.
8 Deloitte Manchester Crane Survey (2021)
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103.32 The strategy for achieving this vision is structured around number of documents that support the delivery of the GMS Draft Greater Manchester Spatial Framework (‘GMSF’,
10 priorities, reflecting the life journey: as follows: 2019)
Priority 1: Children starting school ready to learn; The Greater Manchester Investment Strategy: supports
3.35 The Draft Greater Manchester Spatial Framework (GMSF)
the implementation of the GM Strategy through seeks to enable an informed, integrated approach to be
Priority 2: Young people equipped for life; investment to create and safeguard jobs, primarily through taken to strategic development planning across Greater
Priority 3: Good jobs, with opportunities for people to loans to support the recycling of funding in order to Manchester. The purpose of the GMSF is to enable Greater
progress and develop; maximise the impact of investment over several funding Manchester to manage land supply across the city region
cycles. The establishment of a second GM Transport Fund in the most effective way, in order to achieve the vision set
Priority 4: A thriving and productive economy in all parts of to underpin an integrated whole-system approach to the out in the GMSF and is based on a clear understanding of
Greater Manchester; management of the GM transport network and the delivery the role of places and the connections between them.
Priority 5: World-class connectivity that keeps Greater of Greater Manchester’s transport priorities is being
Manchester moving; proposed. 3.36 Built on a robust analysis of projected employment growth,
including a sectoral analysis of Greater Manchester’s
Priority 6: Safe, decent and affordable housing; The Climate Change and Low Emissions Implementation
key growth sectors, and an assessment of demographic
Plan: sets out the steps that will be taken to become change and the housing requirements arising from such
Priority 7: A green city-region and a high quality culture and energy-efficient and investing in our natural environment
leisure offer for all; change, the GMSF will provide a clear perspective of
to respond to climate change and to improve quality of life. land requirements, along with the critical infrastructure
Priority 8: Safer and stronger communities; - transport, digital, energy, water and waste - required to
The Greater Manchester Work and Skills Strategy: sets support development.
Priority 9: Healthy lives, with quality care available for out the GM approach to delivering a work and skills system
those that need it; and that meets the needs of GM employers and residents.
3.37 Higher levels of new development will be accommodated in
Priority 10: An age-friendly city-region. inner areas, enabling new people to move into these highly
The Northern Powerhouse Strategy: identifies skills, accessible areas whilst retaining existing communities.
3.33 The GM approach to delivering these priorities is science and innovation and the development of a A high priority will be given to enhancing the quality of
underpinned by five key enablers: collaborative approach to promoting the Northern existing and new places, including through enhanced green
Enabler 1: Communities in control; Powerhouse to foreign investors as priorities for further infrastructure and improvements in air quality.
work by Northern Cities and Government
Enabler 2: People at the heart of everything we do; 3.38 The first draft of the GMSF was published for consultation
The Greater Manchester Growth Strategy: demonstrates on 31st October 2016 and a further consultation on the
Enabler 3: An integrated approach to place-shaping; how the opportunities provided by HS2 and Northern Revised Draft GMSF then took place between January and
Powerhouse Rail will be maximised for the benefit of March 2019. Over 17,000 responses were received during
Enabler 4: Leadership and accountability; and
businesses and residents within the city and across GM. the consultation process across Greater Manchester.
Enabler 5: Taking control of our future.
The Growth Strategy: emphasises the importance of HS2 3.39 On the 30 October 2020 the AGMA Executive Board
3.34 The GMS provides the high level framework for action and NPR to the city and the city region, highlighting the unanimously agreed to recommend GMSF 2020 to the 10
based on a robust evidence base and the results of public significant growth and jobs benefits that these programmes Greater Manchester Councils’ for approval to consultation
consultation. More detailed plans, developed and led by can bring, and demonstrating how the opportunities will at their Executives/Cabinets, and approval for submission
city-region-wide partnerships, set out the specific actions, be maximised for the benefit of businesses and residents to the Secretary of State following the period for
interventions and investment required to deliver the GM within the city and across GM. representations at their Council meetings.
strategic priorities and achieve the GM vision. There are a
ARDWICK GREEN NDF 10295E-RP-CP01. March 2021
113.40 At its Council meeting on 3 December 2020, Stockport challenges of supporting sustainable economic growth, be a place where residents from all backgrounds feel safe,
Council resolved not to submit the GMSF 2020 following improving quality of life, protecting the environment and can aspire, succeed and live well; and
the consultation period and at its Cabinet meeting developing an innovative city region.
be clean, attractive, culturally rich, outward-looking and
on 4 December, it resolved not to publish GMSF 2020 3.46 The 2040 Strategy and associated delivery plans is relevant welcoming.
for consultation. As such, the 9 remaining Greater to Ardwick because of its broad yet integrated approach
Manchester Authorities agreed to progress a revised to delivering significant improvements to the way people 3.50 The Manchester Strategy also commits to giving the local
Greater Manchester Spatial Framework for publication. travel both across the region and locally. community and other stakeholders the opportunity to
be involved in decision making, with a primary focus on
3.41 The ‘Publication stage’ is a formal consultation on the draft
3.47 The Strategy seeks to create a region that is integrated in a continuous approach to engagement. This impetus has
joint Development Plan that provides an opportunity for
efforts to improve health and resilience, tackle congestion, been reflected in our engagement strategy with the local
organisations and individuals to submit their final views on
combat air pollution, improve bus services, support community and the establishment of a local development
the content of the plan, which will be progressed during
interchanges between modes, and deliver walking and forum would continue this engagement.
2021.
cycling infrastructure, and local centre enhancements.
‘Made to Move’ Beelines Strategy (2018) Manchester City Council Climate Change Framework
3.48 These activities will all work to support the delivery of (2020)
3.42 This plan is an update on the ‘Made to Move’ strategy the Greater Manchester Transport Strategy 2040, which
(2018) and Bee Network launch (2019) and focuses on how sets out a vision for at least 50% of all journeys in Greater 3.51 A motion was passed by Manchester City Council to declare
the Bee Network, a 1,800 mile network of walking and Manchester to be made by walking, cycling and public a climate change emergency on the 10th July 2019, which
cycling routes across Greater Manchester, will be delivered. transport by 2040. Ways in which Ardwick Green can included a commitment to:
support these ambitions requires further technical work to
3.43 The Bee Network will support the delivery of ‘Our understand the form and layout of new and improved cycle Investigate and introduce measures to help reach domestic
Network’: Greater Manchester’s plan for an integrated, connections to link in with this wider network. zero carbon levels including addressing fuel poverty and
simple and convenient London-style transport system. retrofitting existing homes; and
It will allow people to change easily between different Local Strategic Policy
modes of transport, with simple affordable ticketing and an Investigate ways to ensure that future local plans place a
aspiration to have a London-style cap across all modes. Manchester Strategy 2016-25 (“Our Manchester”) mandatory requirement for all new development to be net
zero carbon by the earliest possible date
3.44 This would include orbital routes that allow people to 3.49 The Manchester Strategy 2016-25 was adopted by MCC in
travel around the city-region, as well as in and out of January 2016 and updated in updated in July 2017; setting
the centres. These activities will all work to deliver the 3.52 This follows on from the adoption of targets set by the
the ambitions for the city for the next decade at that time.
Greater Manchester Transport Strategy 2040 which sets The Strategy sets out a vision for Manchester to be in the COP21 Paris Agreement by Manchester City Council in
out a vision for at least 50% of all journeys in Greater top flight of world-class cities by 2025, when the city will: November 2018, as part of the ‘Playing Our Full Part’
Manchester to be made by walking, cycling and public proposal to the City Council from the Manchester Climate
transport by 2040. have a competitive, dynamic and sustainable economy that Change Agency.
draws on our distinctive strengths in science, advanced
manufacturing, culture, and creative and digital business – 3.53 In March 2020 the Manchester Climate Change Agency
TfGM: Greater Manchester Transport Strategy 2040 and Partnership launched Manchester Climate Change
cultivating and encouraging new ideas;
Framework 2020-25; the city’s high-level strategy for
3.45 The Transport Strategy 2040 statement sets out a vision
possess highly skilled, enterprising and industrious people; meeting our climate change objectives and targets. The
for “World class connections that support long-term,
be connected, internationally and within the UK; four objectives are as follows:
sustainable economic growth and access to opportunity
for all” and seeks to address the four critical transport play its full part in limiting the impacts of climate change; Objective 1 – Staying within our carbon budgets: sticking
ARDWICK GREEN NDF 10295E-RP-CP01. March 2021
12to 15 million tonne carbon budget up to 2100 from attractive and environmentally sensitive surroundings, 3.63 In September 2019 the Executive noted an increase in
direct emissions and reducing aviation and indirect CO2 enjoying access to a healthy, talented workforce. New the forecast Residential Growth delivery target for new
emissions. funding models will be in place, ensuring progress achieved homes in Manchester from April 2015 to March 2025 of an
by 2025 can be sustained and provide the platform for additional 7,000 homes to 32,000 including an increase in
Objective 2 – Climate adaptation and resilience: adapting
ongoing investment in the years to follow. the target for affordable homes to a minimum of 6,400.
the city’s buildings, infrastructure and natural environment
to the changing climate and increasing climate resilience of
Manchester Residential Growth Strategy (2016) City Centre Transport Strategy (2020)
our residents and organisations.
3.58 Recognising the critical relationship between housing and 3.64 Following initial endorsement of a Draft City Centre
Objective 3 – Health and wellbeing: couple actions that economic growth, Manchester City Council has approved Transport Strategy in November 2019, Manchester City
reduce our CO2 and to help those most in need to adapt a Residential Growth Strategy which seeks to deliver a Council has now prepared a formal consultation draft
and be resilient. minimum of 25,000 new homes in a ten-year period been that was issued in September 2020 for public comments.
2016 and 2025. This seeks to establish an ambitious target for 50% of all
Objective 4 – Inclusive, zero carbon and climate resilience: journeys in Greater Manchester to be made on foot, by
where everyone can benefit from taking an active role 3.59 This policy framework aims to ensure that there is the bike or using public transport by 2040. This would equate
in decarbonising and adapting the city to the changing right quality, mix and type of housing in the right locations to one million more sustainable journeys per day.
climate. to meet demand and changing demographics, develop
neighbourhoods of choice and improve equality amongst 3.65 To achieve it will be necessary to consider City Centre
3.54 The Council is committed to making sure that these targets the city’s residents in terms of housing choice, quality and streets, highways and transport networks in a new way to
are regularly reviewed and monitored for their progress. affordability in order to develop strong communities. identify how to reduce the negative impacts of vehicles,
The built environment has a significant part to play in how to make the environment a more pleasant place for
ensuring the Council can meet its targets. Housing Affordability Policy Framework (2016) pedestrians and cyclists, and consider how to best make
use of highly valuable city centre space, whilst ensuring the
Manchester’s Great Outdoors: a Green and Blue 3.60 The Residential Growth Strategy has been strengthened City Centre continues to thrive as the hub for economic
Infrastructure Strategy for Manchester 2015-25 and refined by the development of the Housing growth. Seven ambitions to improve city centre travel are
Affordability Policy Framework which seeks to explicitly link outlined:
3.55 Manchester City Council recognises that green and blue
household income to the provision of new homes across
infrastructure is an essential part of creating a successful,
the city. The city centre is more attractive for walking
liveable city. Parks, river valleys, gardens, street trees,
green roofs, canals and many other components all form 3.61 This is to ensure that residents who are on or below the The city centre is cleaner and less congested
part of a rich network that is integrated with the built average household income for Manchester have access to
environment in the world’s most popular cities. decent and secure homes. The policy recommends that the More people choose to cycle to destinations within the city
City Council aims to deliver between 1,000 and 2,000 new centre
3.56 The vision for green and blue infrastructure in Manchester
over the next 10 years is that by 2025 high quality, well affordable homes in Manchester each year. The city centre benefits from better public transport
maintained green and blue spaces will be an integral part connections
3.62 This Framework defines affordable housing as homes
of all neighbourhoods. The city’s communities will be living Parking is smarter and integrated with other modes
that cost no more than 30% of gross household income
healthy, fulfilled lives, enjoying access to parks and green
for those at or below the City’s then average income of
spaces and safe green routes for walking, cycling and Goods are moved and delivered sustainably and efficiently
£27,000. The Council subsequently agreed at its Executive
exercise throughout the city. to and within the city centre
in May 2018 that no Manchester resident should have
3.57 Businesses will be investing in areas with high quality, to spend more than 30% of their household income on Innovation is embraced where it benefits the city centre
accommodation - and ideally less. and its users
ARDWICK GREEN NDF 10295E-RP-CP01. March 2021
133.66 For Ardwick, the Draft CCTS recognises that the major
infrastructure acts as barrier for people accessing the city
centre core and these are an impediment to sustainable
development of the city centre as it expands. Reducing
reliance on the private car in the city centre should also not
detrimentally impact areas like Ardwick and others on the
City Centre edge. Use of the controlled parking zone will
be reviewed on an ongoing basis as part of the CCTS.
3.67 Consultation on the published draft CCTS was commenced
in September 2020 and concluded on the 04 November
2020. An updated version of the CCTS is anticipated to be
brought forward during 2021, and the principles set out in
that document will seek to support the delivery of positive
changes within the NDF area.
Area-based Regeneration Context
3.68 This section sets out the relevant area-based regeneration
guidance applied to areas adjacent to Ardwick to
appreciate how the NDF Extension can best align with the
opportunities presented by this supportive regeneration
context.
Manchester City Council’s area based regeneration guidance
ARDWICK GREEN NDF 10295E-RP-CP01. March 2021
14The Manchester College Nicholls Campus use schemes. These surplus sites, such as the Nicholls 3.78 The NDF Extension will also continue to promote key
Campus, will also provide opportunities for community principles of community centred activity, green place
3.69 A large part of the NDF Extension area is dominated by infrastructure including new school places and enhanced making, and heritage enhancement; and generally seek
The Manchester College Nicholls Campus. This currently sports facilities. to guide development activity in a way that is beneficial,
offers courses for school leavers, adults and university contextual, appropriate, and distinctively Ardwick.
level students. Subject areas include business, computing, Ardwick Green NDF (2020)
health, care & wellbeing, public services and sport. The Central Manchester SRF (2012)
campus is also home to the Arden School of Theatre, 3.74 The Ardwick Green NDF was endorsed for public
offering professional training in the performing arts as consultation by the Manchester City Council Executive 3.79 The NDF Extension area falls within the Central Manchester
part of The Manchester College. It’s home to the Nicholls on 11 November 2020 and a final version is likely to be Regeneration Area. The aim of the SRF is to build on the
Community Football Centre of Excellence and the college’s formally endorsed as a material consideration on 17 March diversity of these areas to create distinctive, attractive
Sports Academies in football, rugby and basketball. 2021 by Executive Committee following the consultation. and safe neighbourhoods, where people of all economic
backgrounds want to live.
3.70 The Manchester College has recently announced plans to 3.75 This NDF Extension borders the original framework area
consolidate their existing 14 locations onto just five main along Union Street and Ardwick Green North; and spans 3.80 The aims of the central SRF include a focus on potential
campuses, with impetus provided by the construction the area bounded by Devonshire Street and Hyde Road opportunities by proximity to the city centre and the
of a new £100m, 290,000 sq ft campus on the former connections to the east and south; and by the railway Southern Gateway regeneration, including university
Boddington’s Brewery Site in Cheetham Hill. This forms to the north along the arches. This NDF Extension will expansion and increased hospital activity. It envisages the
part of the Colleges wider £140M Manchester investment complement this original Framework area by refining the creation of flourishing and well connected communities.
project for education and skills, creating the largest single principles and applying them more broadly to support
UK investment in post 16 education and skills for over the Ardwick Green area and align these with future Manchester Piccadilly SRF (endorsed 2018)
thirty years. This investment seeks to help to equip citizens opportunities within the extended boundary. 3.81 The Manchester Piccadilly SRF borders the endorsed
of Greater Manchester with the education they need to Ardwick Green NDF along the A635 (‘Mancunian Way’). In
thrive and be a part of an inspiring future. 3.76 The original NDF went through a rigorous process of June 2018 Manchester City Council’s Executive Committee
consultation with members of the public; local business endorsed an updated Strategic Regeneration Framework
3.71 As the Nicholls Campus in Ardwick is not one of those owner’s; and local councillors to determine the most
being retained, it is likely that there will be opportunity to help guide the regeneration of the Manchester Piccadilly
appropriate approach and to seek comments and views area, which provides an update to the previous Manchester
for significant redevelopment of this site once the site on the proposed Vision for the area. The final version of
is vacated by the college – therefore providing a key Piccadilly SRF (endorsed in January 2014).
the NDF then identified the methods by which the key
opportunity to direct the future of the area covered by the objectives agreed through this community engagement 3.82 The SRF provides a vision and framework for the
NDF Extension. could be delivered in the Framework area. regeneration of the Piccadilly area as a key gateway to
the city, building on the opportunities presented by the
3.72 It was considered at Executive Committee in March 2019,
3.77 Through this process, a Framework emerged which arrival of the High Speed 2 (HS2) and potentially Northern
when an update to the Former Boddingtons Brewery
introduced the basis of distinctive, but interconnected, Powerhouse Rail at Piccadilly Station. This could include the
Site SRF was presented, that the consolidation of The
Character Areas that are each afforded their own nuanced creation of new residential neighbourhoods and significant
Manchester College’s campus would facilitate the release
objectives within the overall Framework. This extension will new public spaces.
of their surplus sites elsewhere in the city.
introduce 3 further Character areas generated naturally by
3.73 In the committee report, it is noted that the former college the features of their context: Temperance Street; Higher
sites could, in turn, provide land for new homes across Ardwick; and Nicholls.
a range of values and tenures; as well as the potential
to provide office, hotel and other uses as part of mixed-
ARDWICK GREEN NDF 10295E-RP-CP01. March 2021
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