Manchester City Executive Report

Manchester City Council Item 10
Executive 29 October 2014

Manchester City Council
Report for Resolution

Report to: Executive - 29 October 2014

Subject: Proposed City of Manchester (West Gorton Neighbourhood)
Compulsory Purchase Order 2014)

Report of: Strategic Director (Strategic Development)
______________________________________________________________

Summary

The purpose of this report is to set out proposals to the Executive for the compulsory
purchase of land within the West Gorton neighbourhood shown shaded in pink within
the site edged red on the plan attached at Appendix 1 (the Order Lands) under the
provisions of Section 226 (1) (a) and 226 (1)(A) of the Town and Country Planning
Act, 1990 in order to facilitate the carrying out of development, redevelopment or
improvement on or in relation to the Order Lands and in order to contribute to the
promotion or improvement of the social, economic and environmental well being of
Manchester. This will be achieved by providing new housing accommodation; the
continued remodelling of the neighbourhood; improvements to the environment; a
new Community Hub; and an improved street road layout to deliver the holistic
regeneration of the West Gorton neighbourhood, in line with the Neighbourhood
Master Plan; Environment and Design Framework; and multi-phased programme of
activities approved by previous meetings of the Executive.

The body of the report also sets out progress made to date in delivering the approved
West Gorton Regeneration Programme.

Recommendations

The Executive is asked to:

1. Note the progress made to date in delivering the West Gorton Regeneration
Programme and the current state of play in relation to commercial negotiations
with Keepmoat Homes; who will deliver new housing for sale, and LSP
Developments, who will deliver a new Community Hub comprising a
replacement Medical Centre and new retail and commercial space;

2. Agree the redevelopment of the Order Lands, in accordance with the
approved Neighbourhood Master Plan (the Neighbourhood Plan) and Outline
Planning consents in place for the area.

3. Authorise the making of a Compulsory Purchase Order under Section 226(1)
(a) of the Town and Country Planning Act, 1990 (as amended by Section 99 of
the Planning and Compulsory Purchase Act 2004), and the Acquisition of
Land Act 1981, to secure the acquisition of the land and interests shaded pink
on the Order Lands plan attached to this report at Appendix 1.

4 Authorise the City Solicitor to seal the Order and to take all necessary steps,
including the publication and service of all statutory notices and presentation
of the Councils case at public inquiry, to secure confirmation of the
Compulsory Purchase Order by the Secretary of State for Communities and
Local Government and the vesting of the land in the City Council.

5. Authorise the Director of Strategic Housing (in the event that the Secretary of
State notifies the Council that it has been given the power to confirm the
Order) to confirm the Order, if the Secretary of State is satisfied that it is
appropriate to do so.

6. Authorise the Head of Development to approve agreements with landowners
setting out the terms of withdrawals of objections to the Order including where
appropriate the exclusion of land from the Order.

7. Authorise the Director of Strategic Housing and/or the City Solicitor in
consultation with the Strategic Director (Strategic Development) to make
deletions from, and/or minor amendments, and modifications to the proposed
Order and Order Plan or to agree to refrain from vesting any land included
within the Order should this be in their opinion appropriate.

8. Authorise the Head of Development to negotiate terms for the acquisition by
agreement of any outstanding interests in the land within the Order prior to its
confirmation.

9. Authorise the Head of Neighbourhood Delivery to take all necessary steps to
secure the closure of all relevant highways streets and alleyways which are
required for the development to proceed, if requested by the Director of
Strategic Housing.

10. Authorise the Head of Development to thereafter dispose of such part of the
Order lands according to the terms of the Conditional sale Agreement
between Manchester City Council and Keepmoat as will facilitate the
development of the Order Lands in accordance with the West Gorton
Neighbourhood Master Plan.

11. Agree the following re-housing and compensation arrangements for displaced
residential occupiers:

a) Requests from owner-occupiers for disposal of their homes in advance
of the confirmation of the Order will be dealt as a priority.

b) Compensation for owner-occupiers will be paid in accordance with the
law on compulsory purchase and relocation assistance will be offered in
accordance with the Manchester City Council Home Improvement and
Relocation Assistance Policy currently in operation.

c) The Designated Area for the purposes of the Relocation Policy shall be
the whole of the City of Manchester and the Specific Designated
Relocation Area (SDRA) will be the Ardwick ward. Within the SDRA an

applicant will have the potential to access a higher level of relocation
assistance which will allow them to remain in their local area. For a new
build property, this would be a maximum of 110 % of the average price
of various property types within the Strategic Regeneration Framework
(SRF) Area. For older properties, the maximum is the average price of
various properties within the SRF. Outside the SDRA, but within the
City of Manchester Boundary the maximum amount of Relocation
Assistance available is 50,000.

d) Discretionary Home Loss and Disturbance payments (based on
Corporate Property valuations) will be made available to all qualifying
residents seeking relocation.

e) Tenants and owner-occupiers who are displaced will be awarded Band
1 status in order to ensure they are a priority for relocation in a council
home within West Gorton if they wish or within the boundaries of the
City.

12. Authorise the City Solicitor to complete the legal documentation required to
give effect to the above recommendations.

Wards Affected:

Ardwick

Community Strategy
Spine
Summary of the contribution to the strategy
Performance of the
economy of the region and
sub region
The regeneration of the West Gorton
neighbourhood will deliver a range of good
quality homes in a variety of types and
tenures: significantly extending housing choice
and increasing the prospects of retaining and
attracting economically active residents,
helping to build a sense of place and
positioning West Gorton as a neighbourhood
of choice.
Reaching full potential in
education and employment
The delivery of the West Gorton Regeneration
programme will provide training and
employment opportunities for the residents of
the area via the establishment of appropriate
local labour agreements with the developers
concerned.

Individual and collective
self esteem mutual
respect
The regeneration of the West Gorton project
will improve individual and collective self
esteem by providing new build homes for
residents and improving the local environment.
The proposals will, through excellence in
design and neighbourhood management,
reduce crime and disorder and create safe and
secure neighbourhoods.
Neighbourhoods of Choice In line with the Community Strategy, the
delivery of the West Gorton Regeneration
Programme will create a socially integrated
neighbourhood by improving housing choice,
quality and mix, providing modern homes for
rent and sale, at a range of values, types and
sizes, retaining existing residents and
attracting newcomers. The project will help
build a sense of place and unique identity for
West Gorton and will make a positive
contribution to the urban fabric of the City.

Full details are in the body of the report, along with any implications for:

Equal Opportunities Policy
Legal Considerations

Financial Consequences Revenue

See report under Part B

Financial Consequences Capital

The current approved Housing Capital Programme has budget provision, funded by
MCC resources and Housing capital receipts, to cover the costs of acquiring and
demolishing the residential and commercial interests identified in this report in order
to assemble the lands required to deliver the approved West Gorton Neighbourhood
Plan. The report under Part B of this agenda sets out more detail on this matter.

Contact Officers
Name: Eddie Smith
Position: Strategic Director (Strategic Development)
Telephone: 0161 234 3030
E-mail: e.smith@manchester.gov.uk

Name: Paul Beardmore
Position: Director of Strategic Housing
Telephone: 0161 234 4811
E-mail: p.beardmore@manchester.gov.uk


Name: Ian Slater
Position: Strategic Neighbourhood Lead
Telephone: 0161 234 4582
E-mail: i.slater@manchester.gov.uk

Background documents (available for public inspection):

The following documents disclose important facts and these have been relied upon in
preparing this report. Copies of the background documents are available up to 4
years after the date of the meeting. If you would like a copy please contact one of
the contact officers above

General Documents

1. Manchester Local Development Framework: Core Strategy Development Plan
Document (adopted J uly 2012)
2. Saved Polices of the Unitary Development Plan for the City of Manchester
3. National Planning Policy Framework (adopted March 2012)
4. Corporate Housing Strategy
5. Community Strategy
6. Design for Access 2
7. A Guide to Development in Manchester -Supplementary Planning Document
and Planning Guidance adopted April 2007
8. Providing Housing for Choice Supplementary Planning Document and
Planning Guidance (adopted September 2008)
9. Outline Planning Application 099219/OO/2012/N2 for the redevelopment of
the West Gorton Area

Planning documents are available on the City Councils Planning Portal -
http://www.manchester.gov.uk/planning

Council Reports

1. East Manchester Strategic Regeneration Framework (2008-2018). Report to
Executive 19 December 2007.
2. Proposals for the Regeneration of West Gorton. Report to Communities and
Neighbourhoods Overview and Scrutiny 4 March 2008 and Executive 12
March 2008
3. Housing Investment Options Stock Transfer Programme. Report to
Executive 12 March 2008.
4. Homes and Communities Agency Local Authority New Build Programme
Round 2 Bid West Gorton. Report to Executive 10 September 2009.
5. Housing Capital Programme 2009-12. Report to Executive 10 September
2009
6. The Regeneration of West Gorton Summary of Progress to Date and
Revised Proposals for Delivering the Regeneration of the Neighbourhood.
Report to Executive 16 December 2009.

8. The Regeneration of West Gorton Summary of Progress to Date and
Proposals for the Delivery of Future Phases of Activity. Report to Executive 15
February 2012
9. The Regeneration of West Gorton summary of progress to date and
proposals for the delivery of future phases of activity.18 J une 2014

Appendices:

Appendix 1: Map of the Order Lands
Appendix 2: The West Gorton Neighbourhood
Appendix 3: Revised West Gorton Master Plan (as approved by the
Executive in J une 2014)
Appendix 4: Plan showing Land to be developed by Keepmoat Homes
Appendix 5: Plot Plan from West Gorton Neighbourhood Plan
Appendix 6: Summary of Consultation
Appendix 7: Schedule of Residential Homes within the Order Lands
Appendix 8: Schedule of Commercial Properties within the Order Lands
Appendix 9: Schedule of vacant and cleared sites within the Order Lands
Appendix 10: Recent significant planning applications affecting the
proposed Order Lands

1.0 Introduction

1.1 The City Council, working in conjunction with key partners the Homes and
Communities Agency (HCA) and Guinness Northern Counties (GNC) Housing
Association has been delivering a multi-phased comprehensive regeneration
programme in West Gorton over the last 5 years to provide new and improved
housing for existing residents; extend and diversify the range and choice of
housing types and tenures to attract new residents; deliver improved and new
community facilities and improve the overall environment.

1.2 The purpose of this report is to provide an update on progress made to date in
delivering this regeneration initiative and to set out proposals for the use of
Compulsory Purchase Order powers for the acquisition of the outstanding land
and property interests required for the delivery of the scheme.

2.0 Background Context

2.1 The West Gorton neighbourhood (Appendix 2) is an inner suburb located
approximately 3 kilometres south east of Manchester City Centre. It covers an
area of 34.55 hectares within the red line boundary shown on Figure 2. To the
southwest there are railway lines connecting the sidings at Longsight to
Piccadilly Station, and to the north the Manchester to Hadfield / Glossop
railway line, which also connects with Piccadilly Station to the northwest of the
site. Immediately to the south and running along the southern boundary of the
site is the A57 (Hyde Road), and to the east the site is bordered by the A6010
(Pottery Lane) and the Manchester to Hadfield/Glossop railway line.

2.2 The neighbourhood is primarily residential in nature, but also comprises
commercial uses, notably a Freight Depot and Demolition Yard to the north of
Bennett Street, and the former Fujitsu Complex and Armstrong Pumps
premises to the north of Wenlock Way. The neighbourhood also contains the
Armitage Church of England Primary School on Rostron Avenue and the
Manchester Climbing Centre in the former St Benedicts Church on Bennett
Street.

2.3 The neighbourhoods existing retail provision is principally formed by a small
shopping parade on Gortonvilla Walk comprising a Convenience Store, a hot
food takeaway and a Pharmacy. Also located on Gortonvilla Walk are the
West Gorton Medical Centre and the former Gortonvilla Social Club (which
has been closed and remains in a semi-derelict state as the result of a fire in
2013.

2.4 Originally farmland, West Gorton underwent rapid industrial expansion in the
mid to late 19
th
and early 20
th
century, providing a location for developing as a
mixed industrial and residential neighbourhood, with the majority of residential
properties comprising relatively poor quality off-pavement terraced housing.
2.5 The second part of the 20
th
century saw the decline of traditional heavy
industries that had dominated this part of East Manchester. A clearance
programme undertaken in the late 1960s and early 1970s removed the
majority of pre 1919 terraced housing, which was replaced with a Council

housing estate laid out in a Radburn style. However, a combination of the
massive reduction in the areas employment base; resultant de-population;
and a limited range of housing types and tenure choice resulted in the
neighbourhood falling into significant decline and by the start of the 21
st

century, housing stock was unpopular and in low demand, and the area was
characterised by high levels of worklessness, deprivation and ill-health.

2.6 To tackle these long standing issues the Council has been pursuing a multi-
phased programme for the comprehensive regeneration of the West Gorton
neighbourhood. This programme was agreed at the December 2009 meeting
of the Executive and contains the following elements: -

The demolition of up to 440 obsolete social rented homes (including
two tower blocks);
The retention and refurbishment of 144 council owned homes through
the transfer of this stock to Guinness Northern Counties (GNC) Limited;
The development of up to 1,000 new homes - including the re-provision
of social rented properties and new homes for sale;
The development of a new Community Park and the delivery of a
programme of environmental and public realm improvements;
The development of a Community Hub providing a new replacement
Medical Centre and replacement retail facilities; and,
The retention of the former Fujitsu Tower and R&D Building for
employment uses.
The extension and improvement of Armitage Primary School to better
meet the needs of local children.

3.0 Progress made to date

3.1 Executive Members will recall from previous reports that the intention is deliver
the West Gorton Regeneration Programme in three broad phases, as follows:
-

Phase 1: Master - planning and development of a planning framework for
the neighbourhood; stock transfer of existing Council stock to GNC who
would then deliver a comprehensive programme of internal and external
improvements; the construction of new social rented properties and the
relocation of existing residents; and early land assembly activities to
provide sites for development.

Phase 2: Securing Outline Planning Consent to guide remaining
regeneration programme; demolition of vacated housing stock; conclusion
of new build of social rented stock; completion of an extension to Armitage
Primary School to increase classroom space available; acquisition of
remaining land and property interests; the appointment of a private sector
development partner to deliver completion of a new Community Hub, and
the identification of a developer partner to commence the delivery of new
private housing.

Phase 3: Completion of remaining elements of housing development and

public realm; including a new Community Park.

3.2 Phases 1 and 2 (2009/10 2013/14) of this programme are now drawing to a
conclusion. Significant progress has been made since the approval of the
revised Masterplan in December 2009. Despite very challenging economic
circumstances and severe reductions in the availability of public funding, the
City Council, working in partnership with GNC and the Homes and
Communities Agency (HCA), has secured and will have expended investment
totalling 50m to deliver these initial phases of the regeneration programme
for West Gorton. A summary of activity undertaken is set out below.

Improvements to Retained Stock:

3.3 The transfer of 144 City Council properties to GNC was completed in
September 2010 and a comprehensive programme of internal and external
improvement works to bring these properties up to modern standards has now
been completed. Works have included new kitchens, bathrooms and central
heating systems; re-roofing; new windows and doors; boundary treatments;
and elevation works to tie properties in with surrounding new build houses.

Construction of New Homes:

3.4 Following the identification of five development sites in West Gorton, the
construction of 171 new social rented properties by the City Council funded
through the Local Authority New Build (LANB) programme and a further 41
new social rented properties constructed by GNC funded by the National
Affordable Housing Programme (NAHP) has been completed and residents
have been relocated into their new homes.

Demolition of Obsolete Social Rented Homes:

3.5 A rolling programme of demolition of obsolescent residential properties has
been implemented by the City Council and GNC over the last 15 months. All
low rise properties (houses and maisonettes) have already been demolished,
bar two small rows of houses, where in each row, there remains a unit
previously acquired under the Right to Buy (RTB), where the owners have
been unwilling to agree terms for sale to the City Council. The demolition of
the high rise tower blocks is completed. In total approximately 430 homes
have been demolished to date, with 8 properties remaining to be cleared once
the acquisition of the RTB properties referred to above has been completed.

Land Assembly:

3.6 The City Council already has a significant amount of land ownership in West
Gorton. A targeted Land Assembly programme has resulted in the acquisition
by agreement of a number of strategic sites and buildings in West Gorton in
third party ownership including the former Wellington and Aces public houses;
Timers restaurant; Knox Motors, the Carisbrooke Centre; and most recently,
the Armstrong Pumps site on Wenlock Way. Redundant buildings and
structures have been demolished, apart from the Armstrong Pumps site where

the tenants will relocate on phased basis and should be fully off site by
November 2014.

Redevelopment of Former Fujitsu Complex for Employment Purposes

3.7 The Tower and Executive Block of the former Fujitsu works complex on
Wenlock Way has been redeveloped by the City Council as a key back -office
location for Council services with circa 800 staff located there.
3.8 In addition to this, in December 2012, the Councils Executive approved a
10.6m investment proposal for the redevelopment of the former computer
hall facility, the ancillary outbuildings and the former canteen to create a new
360,000 sq ft drama production hub, which will include 55,000 sq ft of
dedicated studio space split into five purpose-built, sound-proofed production
stages. In addition to the production space, the facility will also house
construction workshops; prop stores; flexible office space for short and long
term production rentals; and a catering facility to meet the needs of the
complex. When fully let, it is estimated that up to 500 people will be employed
on site by production companies and tenants.
3.9 Redevelopment works have now been undertaken and this new production
hub known as The Space Project opened in J une 2014. Some of the
commercial space has already been let and tenants are in occupation.
Extension to Armitage Primary School

3.10 Armitage Primary School was built in the 1960s. Increased pupil numbers
over the past few years have been putting a strain on existing facilities which
had led to the use of temporary classrooms. In 2011 Children Services
commissioned an option appraisal on the development of a full two form entry
school with a 32-place nursery, to be funded from the Primary Basic Need
programme. Planning permission for the construction of an extension to
provide new teaching and administration facilities together with increased car
parking provision was granted in May 2013 and works are currently underway
and will be complete by November 2014.

4.0 Developing the planning framework

4.1 A master plan for the neighbourhood was approved by the Executive in
December 2009 and an Environment and Design Framework providing a set
of guidelines for the achievement of the Councils environmental and design
ambitions for the neighbourhood subsequently received Executive approved in
February 2012. This Framework formed the basis for the West Gorton Outline
Planning Application that was drawn up by Aecom / Taylor Young on the City
Councils behalf and approved by the Councils Planning and Highways
Committee in October 2012.

4.2 Members of the Executive will recall from the report submitted in J une 2014
that the approved master plan has been modified as a result of the potential
High Speed Phase 2 rail line that Government announced in J anuary 2013

and as a consequence of the successful delivery of the Space Project at the
former Fujitsu Complex.

Impact of Proposals for High Speed Rail Line HS2 Phase 2

4.3 The Initial Preferred Route for this new rail line into Manchester Piccadilly
Station from Manchester Airport is shown running in an underground tunnel.
However, the proposal is that the tunnelled section of the line emerges in
West Gorton adjacent to Rostron Avenue, and that the line then runs in a
cutting, passing underneath Bennett Street and through the existing Olympic
Freight Container Depot, before rising on a viaduct to cross over Chancellor
Lane and the Mancunian Way before arriving at Piccadilly Station.

4.4 A public consultation on this preferred route closed in J anuary 2014.
Depending on the outcome of this consultation, an agreed route will be
confirmed which must then be approved by Members of Parliament before any
action to build the new rail line is taken. The anticipated timetable is that
Parliament will be asked consider this matter in 2016; after the next General
Election.

4.5 The planned HS2 rail line means that proposals for the redevelopment of the
Freight Depot and the adjacent Demolition Yard for residential use have been
removed from the West Gorton Master Plan as approved in December 2009
which also effectively removes Development Plot A from the approved Outline
Planning application.

Impact of the Redevelopment of the Former Fujitsu Complex The Space
Project

4.6 Paragraphs 3.7 to 3.9 above sets out progress made to date in redeveloping
the former Fujitsu Complex for employment purposes. The Space Project has
already successfully attracted a BBC television production who will occupy
19,000 sq ft of sound stage space and other negotiations with potential
occupiers are ongoing. The Space Project is now reviewing the potential for
future growth and development. Given the employment generating ability of
the Space Project it is recommended that Development Plot L the former
Armstrong Pumps site, that has to date been identified as a residential
development plot within the current Master Plan, is re-designated as a
potential employment site and is reserved as potential expansion land for the
Space Project. This designation will be reviewed once the Space Project has
reached a conclusion on their review of future growth and development at this
site.

4.7 The cumulative impact of these amendments will be to reduce the overall
number of new houses that can be delivered by approximately 135 units.

4.8 The revised Master Plan identifying the exclusion of the above two
Development Plots is attached as Appendix 3.

5.0 Delivering remaining elements of the Regeneration Programme

5.1 The critical elements of the regeneration programme that remain to be
delivered are as follows: -

The successfully delivery of new housing for market sale and market rent;

The delivery of a new Community Hub at the junction of Hyde Road and
Clowes Street by an appointed Developer Partner. It is currently proposed
that the hub will consist of a new Medical Centre and pharmacy, new retail
accommodation, plus ancillary servicing and parking spaces;

Securing City Council ownership of the remaining sites required to deliver
the residential components of the master plan in full,

Complete the development of a new community park and other areas of
public open space in line with the master plan recommendations;

Undertaking Highway and other public realm improvements as identified
through the Outline Planning Application and development programme for
the Masterplan.

6.0 Identifying developer partners to deliver new build housing

6.1 Executive Members will recall from previous reports that two developer
partners have been identified to deliver residential development in West
Gorton:

Keepmoat Homes

6.2 A conditional sale agreement was completed between Keepmoat Homes and
the City Council on 14 J uly 2014 which provides an option for Keepmoat to
take a development lease for three phases of development which will deliver
400 residential units. A Plan showing the land that will be developed by
Keepmoat Homes is attached as Appendix 4.

6.3 Following on from this, Keepmoat have submitted a reserved matters planning
application (Ref No 105914/MO/2014/N2) which seeks consent for an initial
phase of build consisting of 254 of these new homes with associated open
space and infrastructure in line with the requirements of the existing
Environment and Design Framework and Outline Planning Application. This
planning application obtained approval on 12
th
September 2014.

Matrix Homes: A Collaboration between MCC and Greater Manchester
Pension Fund.

6.4 The City Council and the Greater Manchester Pension Fund (GMPF) have
entered into a partnership called Matrix Homes - to bring forward a new
and innovative delivery model for residential development through a Housing

Investment Fund (HIF). This model will be run as a pilot project and will invest
24m across 5 sites in the City which will see in the region of 240 new homes
delivered for sale and high quality market rent. It is hoped that this project
could attract further institutional investment into the City and across Greater
Manchester. The tenure mix across the five sites has been developed to
ensure each location fits in to the property requirement for the local area
including appropriate levels of owner occupation and private rented properties.

6.5 One of these five sites is situated in West Gorton (Plot I on the Plot Plan
attached as Appendix 5 the Maryland Site). Detailed planning consent
(Reference 104445/FO/2013/N2) was granted on 18
th
February 2014 for the
erection of 29 two-storey, two and three bedroom houses with associated new
highway, car parking, landscaping and boundary treatments and this scheme
is currently on site.

7.0 Delivery of the new Community Hub

7.1 The City Council appointed commercial property consultants Lambert Smith
Hampton in 2011 to seek expressions of interest from the development market
for the redevelopment of the site on the junction of Hyde Road / Clowes Street
identified in the Masterplan to provide a new Community Hub to serve the
area, comprising a replacement for the West Gorton Medical Centre; new
retail provision including a Convenience Store and Pharmacy; and office
space for GNC. This site is outside of the Order Lands and already owned by
the City Council.

7.2 An assessment of the expressions of interest was undertaken in February and
March 2012 and a shortlist of potential developers was interviewed in May
2012. As the anchor tenant for the Hub will be a replacement Medical Centre,
the GP practice based at the West Gorton Medical Centre took part in this
process, which resulted in the appointment of LSP Developments Limited as
the Councils preferred developer for the Community Hub site. LSP are a
property based development company who specialise in health and mixed-
used schemes.

7.3 Discussions between the City Council, the developer and the GP Practice and
estate functions within the NHS have been ongoing since this point to
establish a Business Plan and funding arrangement to facilitate the relocation
of the West Gorton Medical Centre. LSP have submitted a reserved matters
planning application (ref 106341/MO/2014/N2) for the overall Hub
development and this application was granted consent on 17
th
October 2014.

7.4 Terms have been agreed with LSP for a conditional sale agreement which will
transfer the long leasehold interest of the land to be developed. Once the
conditions are satisfied the lease will be drawn down by the developer and will
contain obligations to undertake the development in line with the planning
permission and within agreed timescales. A regular project board will be set
up to monitor the progress of the development in line with the terms of the
Agreement.

8.0 Delivery of additional public open space, highway improvements and
environmental improvements

8.1 The revised Master Plan and Outline Planning Application includes provision
for the delivery of a new Community park, other open space improvements
and highway improvements (including key junction improvements at Clowes
Street / Hyde Road)

8.2 Executive Members will recall from the J une 2014 report that the development
proposals submitted by Keepmoat Homes and the establishment of a cost
centre for the re-investment of land receipts (at the discretion of the Council)
provide a means for the delivery of improved recreation space as set out in the
Outline Planning Application. At this stage further public consultation is
required on the precise nature of what the Community Park and associated
recreation space will comprise and a further report on this matter will be
brought back for consideration in due course.

8.3 However, proposals for junction improvements at Clowes Street / Hyde Road
will be determined at a fairly early stage. It is likely that traffic signals will need
to be installed at this junction to cope with increased traffic movement into the
neighbourhood. As these improvements are required as a result of the
regeneration programme in totality rather than any individual development
parcel, this is likely to be the first call on the land receipt generated.

8.4 Proposals for land receipt re-investment for this purpose will be brought back
to the Executive, together with any proposals for any re-investment of land
receipts required to deliver the Park and Open Space as and when this detail
emerges.

9.0 Rationale and supporting information for the use of compulsory
purchase order powers

9.1 The remaining sections of this report set out the detail of remaining land
interests to be acquired to deliver the West Gorton Regeneration Programme;
together with the rational and supporting information to justify the use of
Compulsory Purchase Order Powers.

10.0 Land interests to be acquired

10.1 This report recommends the making of a CPO to secure the acquisition of the
land and interests not in Council ownership in order to facilitate the site
assembly for the regeneration scheme. These interests are as follows: -

Two individual Right to Buy Properties whose owners have been unwilling
to sell their homes to the City Council on the basis of terms offered. One of
which is derelict and uninhabitable;

Four retail units and former Social Club and adjacent land; West Gorton
Medical Centre on Gortonvilla Walk. Negotiations are ongoing with
property owners but terms have yet to be agreed;


Remaining land interests not already in the control of the City Council for
the site on the North West corner of Clowes Street and Hyde Road a
number of historic title interests remain to be acquired.

10.2 The land in question will be utilised for the delivery of new housing
development in line with the approved Neighbourhood Masterplan and Outline
Planning Application.

11.0 Objectives of the West Gorton regeneration programme and strategic
framework for the scheme

The East Manchester Strategic Regeneration Framework

11.1 The East Manchester Strategic Regeneration Framework 2008 2018 sets
the overarching objective for West Gorton to become a thriving, family
focused community of choice for current and future residents, which will
develop strong connections with the wider area whilst maintaining a distinct
local character.

11.2 The key regeneration and design principles for West Gorton have been
established in a Neighbourhood Masterplan that was approved by the
Executive in December 2009; an Environment and Design Framework that
was approved by the Executive in February 2012; and an Outline Planning
Application that was approved by the Councils Planning and Highways
Committee in October 2012. These key principles are to: -

Provide family homes with private amenity space;
Be a outward facing neighbourhood with strong links to surrounding areas;
Provide a balanced housing stock (type and tenure);
Invest in the retained stock;
Improve local services;
Encourage the re-investment in the business & commercial area through
environmental improvements and increased security;
Improve accessibility with a traditional grid street pattern; and,
Provide high quality public realm.

The West Gorton Environment and Design Framework

11.3 The 2009 Neighbourhood Masterplan for West Gorton sets out the Councils
long term ambition to deliver a dynamic, forward - looking, environmentally
sustainable neighbourhood that will be a highly attractive place to live, work
and visit.

11.4 To assist the practical delivery of this vision, the City Council worked with key
partners, including the HCA as key funder, to draw up an Environment and
Design Framework to guide the development of Planning Applications and the
delivery of future development within the neighbourhood.

11.5 The Framework, which was approved in February 2012, provided a new
integrated approach to the promotion of high quality design and associated
environmental targets within a neighbourhood regeneration setting. It sought
to capture all existing and emerging guidance on the Citys vision for new
development within one document - providing a set of guidelines for the
achievement of our environmental and design ambitions.

11.6 The Framework reflects the aspirations set out in the Manchester Community
Strategy and the Manchester: a Certain Future climate change action plan,
which commit the Council to take the lead in embedding low carbon thinking
into the lifestyles and operations of the City and through this process to deliver
significant reductions in CO2 emissions by 2020. The Framework is also in
line with the Citys Local Development Framework (LDF) Core Strategy that
outlines the key energy policies that developers will be required to respond to
in the redevelopment of neighbourhoods.

11.7 Taking the 2009 Masterplan as the starting point, the Framework applies
these City wide strategies on a practical basis, providing a clear set of
guidelines, environmental targets and design principles which future
developers will be required to respond to. The Framework sets out both
minimum standards and aspirational targets: for example it sets Sustainable
Code Level 4 as a minimum target in terms of energy standards for new build
homes, with the aspiration that properties will achieve Code Level 6.

11.8 The Framework was produced to underpin the proposed West Gorton Outline
Planning Application and all future development briefs issued to the market.
However, the document does not form part of the statutory planning
framework. It is there to provide guidance and flexibility to developers and
their design teams when making decisions in the preparation of their planning
applications about development and design quality. It has been developed in a
manner that can respond to prevailing market conditions. Rather than being a
set of prescriptive regulations that might stifle development, the Framework
sets design parameters to meet challenging environmental targets and
provides guidance on delivering best practice in design.

11.9 To communicate the integrated spatial, design, sustainability and
environmental features, the Framework is organised around the following 8-
point checklist:

Climate Change
Resources
Transport
Ecology
Business
Communities
Place Shaping
Buildings

11.10 The Framework sets out design ambitions in relation to buildings, open
spaces, streets, drainage and waste, containing guidance on the following
elements: -

A Principles Plan showing the relationships & connections between
different activities and land uses, location of house types and
environmental features;
A Plot Plan An overall regulating plan for each development plot which
outlines all buildings and open spaces;
Design principles for new and refurbished homes & non-residential
buildings;
The use of existing and new street patterns and how they accommodate
cars, people, environmental features and contribute to new approaches to
sustainable drainage;
The enhancement and creation of functional green spaces for leisure and
recreational activity, including food growing;
A waste strategy that promotes alternatives to present day recycling
options; and,
A drainage strategy that promotes sustainable options for flood risk
alleviation.

West Gorton Outline Planning Application - 2012

11.11 The development proposals set out in the application sponsored by New East
Manchester / Manchester City Council were drawn up in cognisance of the
Environment and Design Framework set out above, but also in the light of a
number of initial detailed residential planning applications that were brought
forward to deliver the remodelling of social rented stock within the estate,
There are five sites that sit within the Outline Planning Application area that
have provided 120 new dwellings, in a mix of bungalows, houses and
apartments. In addition, there has been development at two additional sites
immediately adjacent to the eastern boundary of the Outline Planning
Application site, providing a further 92 apartments. Therefore the planning
application site boundary for the outline application overlaps some areas that
are already subject to ongoing development and/or planned development, and
which have full planning permission. These existing developments have set
constraints themselves to the form and layout of the overall neighbourhood
masterplan (for example, they restrict to some extent the position of main
roads through the site) and as such were considered carefully as part of the
design process.

11.12 The approved Outline Planning Application is for housingled mixed use
redevelopment comprising:-

A maximum of 565 new dwellings
New recreation open space
Associated access and infrastructure provision, and
Proposed community hub building (or buildings) to provide up to 1650sqm
GFA non residential including health centre and pharmacy, commercial
office space and retail space.


11.13 The application was approved subject to conditions on 1
st
November 2012
(Reference 099219/OO/2013/N2).

Housing Investment Fund Site

11.14 A further detailed planning application (Reference 104445/FO/2013/N2) has
been submitted for an initial development plot within the Outline Planning
Application area, but outside of the Order Lands, for the erection of 29 two-
storey, two and three bedroom houses with associated new highway, car
parking, landscaping and boundary treatments. This application was approved
on 18
th
February 2014.

Keepmoat Phase One Site

11.15 A reserved matters planning application has been submitted by Keepmoat
Homes for residential development plots that incorporate the Order Lands
(Reference (Ref No 105914/MO/2014/N2) for the erection of 254 residential
units comprising 16 two bedroom apartments in one four storey block and 238
two-storey, two, three and four bedroom houses. The planning application also
includes for associated new highway, car parking, landscaping and boundary
treatments. This application was approved on 12
th
September 2014.

12.0 Public Consultation

12.1 The broad vision identified above has been the subject of extensive and
sustained consultation with residents and other stakeholders over the past 5
6 years including commercial interests. Consultation has taken many forms
including public events, drop-ins, questionnaires and surveys, newsletters,
newspaper articles and meetings with individuals. There is strong support for
the scheme from the majority of residents and other stakeholders. A full
Summary of Consultation is appended to this report at Appendix 6.

13.0 Policy Framework

13.1 The redevelopment of the West Gorton neighbourhood that will take place
following the remaining land assembly is supported by a comprehensive policy
framework at National and Local level. These are considered below.

National

National Planning Policy Framework 2012 ( the Framework )

13.2 The Framework document sets out the Governments planning policies for
England and how these are expected to be applied. The main aims of the
document are to outline that the purpose of the planning system is to
contribute to the achievement of sustainable development.

13.3 It explains that there are three dimensions to sustainable development:
economic, social and environmental. These dimensions give rise to the need
for the planning system to perform a number of roles:

an economic role, contributing to building a strong, responsive and
competitive economy, by ensuring that sufficient land of the right type is
available in the right places and at the right time to support growth and
innovation; and by identifying and coordinating development requirements,
including the provision of infrastructure;
a social role, supporting strong, vibrant and healthy communities, by
providing the supply of housing required to meet the needs of present and
future generations; and by creating a high quality built environment, with
accessible local services that reflect the communities needs and support its
health, social and cultural well-being; and
an environmental role, contributing to protecting and enhancing our
natural, built and historic environment; and, as part of this, helping to
improve biodiversity, use natural resources prudently, minimise waste and
pollution, and mitigate and adapt to climate change including moving to a
low carbon economy.

13.4 The West Gorton Regeneration Programme seeks to promote positive
improvements in the quality of the built, natural and historic environment as
well as improving peoples quality of life by: Building a strong, competitive
economy, Ensuring the vitality of town centres, Promoting sustainable
transport , Delivering a wide choice of high quality homes, Requiring good
design, Promoting healthy communities, Meeting the challenge of climate
change and flooding, Conserving and enhancing the natural environment.

Local

Manchester Core Strategy 2012 2027 (adopted July 2012) ( the Core
Strategy )

13.5 The Core Strategy forms the key Development Plan Document (DPD) in
Manchester City Councils Local Development Framework (LDF) and sets out
long term strategic policies for Manchester's future development. The Core
Strategy identifies five regeneration areas that, along with the city centre,
cover the entire city. Each area has different issues, challenges and
opportunities.

13.6 The West Gorton neighbourhood is located in the East Manchester Strategic
Regeneration Framework Area. The Core Strategy notes that whilst the area
has many positive attributes, it also has a range of physical and social
problems that must be tackled in order for the area to meet its potential. The
key challenges facing the area are noted as: High levels of worklessness;
deprivation concentrated by neighbourhood, rather than whole wards; limited
housing choice in some areas; limited scope for physical change, and;
congestion along key arterial routes into the City Centre.

13.7 Specific Core Strategy policies that support the regeneration of the West
Gorton area are as follows: SP1 Spatial Principles, EC5 East Manchester ,
H1 Overall Housing Provision, H2 Strategic Housing Location, Policy H4 East
Manchester, H8 Affordable Housing, EN5 Strategic Areas for low and zero
carbon decentralised energy infrastructure, Policy EN6-Target Framework for
Co2 reduction from low or zero carbon energy supplies, EN10 Safeguard
Open Space, Sport and Recreation Facilities, EN11 Quantity of Open Space,
Sport and Recreation, EN12 Area Priorities for Open Space, Sport and
Recreation, EN14 Flood Risk, EN18 Contaminated Land and Ground
Stability and DM1 Development Management.

Saved Policies within the Unitary Development Plan for the City of
Manchester (1995) (UDP)

13.8 The UDP is contained within the City Councils Local Development Scheme as
a saved document. Policies within Part 1 of the UDP support area based
holistic regeneration that involves local communities and public, private and
voluntary sector bodies, to create and maintain sustainable communities. West
Gorton is identified as a key element in the regeneration of Manchester.
Specific Part 1 policies of relevance to this proposal include Environmental
Improvement and Protection policies E3.3 and E3.4

13.9 There are a number of city wide development control policies, including ones
concerning accessibility, housing and commercial development that are of
relevance to this proposal, including DC7 New Housing Development, DC10
Food and Drink Uses, DC14 Shop fronts and Related Signs, DC16
Tress,DC20 Archaeology, DC22 Footpath Protection and DC29 Development
and Noise.

Guide to Development in Manchester SPD and Planning Guidance (2007)
(SPD)

13.10 The SPD was formally adopted in April 2007, and is therefore relevant to the
redevelopment of the West Gorton neighbourhood. In the City of Manchester,
it is the relevant design tool and it outlines the importance of creating a sense
of place, high quality designs, and respecting the character and context of an
area. It provides a framework for all development in the City and requires that
the design of new development incorporates a cohesive relationship with the
street scene, aids natural surveillance through the demarcation of public and
private spaces, the retention of strong building lines, appropriate elevational
detailing and strong design particularly to corner plots.

Providing for Housing Choice SPD and Planning Guidance (2008)

13.11 The document was adopted on the 2
nd
September 2008, and wholly supports
the work being carried out within the West Gorton neighbourhood under the
Neighbourhood Plan. It provides that everyone should have the opportunity to
live in a decent home; a home they can afford, in an area they want to live in.
However large increases in house prices in the city have made it much more

difficult for many households to get a foot on the housing ladder. The
Affordable Housing strategy is one way of tackling the problem. It means
making homes available to people who would otherwise find it hard to buy or
rent. It includes housing rented from a public landlord like the council or a not-
profit housing association or trust, as well as 'shared ownership' schemes.

The Manchester Community Strategy (MSC) (2006-2015)

13.12 This document comprises a number of inter-related thematic chapters, which
will require co-ordinated action to deliver. Of particular relevance to the
development proposals for West Gorton area is the Housing and Sustainable
Communities thematic chapter, which identifies that the failing housing
markets in some parts of the city is the key issue that Manchester faces. In
these areas, which would include the West Gorton area, there have been
significant falls in the value of properties, increasing problems of
abandonment, high levels of negative equity for owner-occupiers, and high
levels of exclusion of residents and communities. The MCS notes that these
factors all threaten the development of sustainable communities.

East Manchester Strategic Regeneration Framework 2008 - 18

13.13 The East Manchester Strategic Regeneration Frameworks broad aim is to
regenerate this area of the City and is comprised of a number of key elements,
including the need to create sustainable communities, secure the highest
standard of physical redevelopments, ensure that development is
commercially viable and geared to generating and extending housing choice
to a wider cross section of the community, recognising the importance of
natural features and enhancing physical and visual connections.

13.14 The SRF was refreshed to create a framework for 2008-2018 and specific
objectives included the creation new family housing structured on a regular
grid street pattern, to improve and maintain the existing open space to act as a
neighbourhood focus, focus new and refurbished residential development
around quality new open space provision, undertake landscape improvements
along Hyde Road and Pottery lane, develop mixed use scheme as a
community hub fronting onto Hyde Road, and to consolidate commercial
activity to the North of the neighbourhood. The outline application approved
was designed to accord with and aid delivery of these specific objectives.
Ardwick Local Plan (2007)

13.15 The Ardwick Local Plan sets out a 10 15 year strategy to address the areas
social, economic and physical needs. In addition to general policies and
strategic guidance for the Ardwick area, the Local Plan includes a
Neighbourhood Action Plan for West Gorton. The Neighbourhood Action Plan
describes the West Gorton area and the issues that it faces; The estate itself
is inward looking and comprised almost totally of social housing. The failing
neighbourhood centre is hidden away at the pedestrianised core of the estate
which has no profile to the main roles. The major former employer (Fujitsu)
has ceased operating from the office and manufacturing complex in the area
though some local employers remain, primarily associated with low grade

manufacturing and storage operations. The housing stock is dominated by
social rented housing.

13.16 Para C1.5 of the Ardwick Local Plan sets out the regeneration priorities for the
West Gorton neighbourhood which advises that while West Gorton is part of
the ward of Ardwick, the development framework for the neighbourhood is
being managed by New East Manchester (NEM) who are taking forward the
development of a Neighbourhood Masterplan to deliver new and improved
housing with a diversification of types and forms of tenure; a new GP surgery
and combined chemist that will generate opportunities to deliver primary care
activities; a replacement school for Armitage Primary (subsequently amended
to delivery of a school extension); enhanced park and open space provision
which meets the need of the local community and a new neighbourhood
centre fronting Hyde Road, which will include the GP/Chemist and new retail.

Others

13.17 The compulsory purchase powers contained in s.226 of the Town & Country
Planning Act 1990 are intended to provide a positive tool that would enable
the City Council to assemble land in order to deliver the outcomes contained
in the Manchester Community Strategy, (MCS) and improve the social,
economic or environmental well-being of the City (ODPM Circular 06/2004
Compulsory Purchase and the Crichel Downs Rules).

13.18 The Corporate Housing Strategy plays a key role as a catalyst and contributes
to the Council's wider regeneration agenda. It identifies extending housing
quality and choice as a key objective necessary to strengthen the population
base; attract and retain economically active households; create and maintain
housing demand; and build sustainable and healthy communities.

14.0 Cultural Heritage (Built Heritage and Archaeology)

14.1 The archaeological and cultural heritage assessment undertaken as part of
the Outline Planning Application identified a total of 94 heritage assets within a
500 m study area, including 83 previously recorded heritage assets, with an
additional 11 assets identified through reviewing historic maps.

14.2 Of these, there are a total of 18 heritage assets of archaeological value
recorded within or next to the development site boundary, only one of which
(no. 42: site of St Marks Church, 19th century) is within the current phase 1
application boundary. These all date to the post-medieval period and include
sites of an industrial, religious, civic, and residential nature. The Grade II*
listed Anglican Church of St. Benedict, parcel depot and portions of the Union
Iron Works are the only standing structures recorded within the outline site
boundary.

14.3 There will be no direct effects upon the Grade II* Church of St. Benedict,
although construction activities will result in a slight temporary negative effect
to its setting. During the occupation phase the effect upon the setting of the
Anglican Church of St. Benedict is considered to be moderate beneficial.


15.0 Order Lands

15.1 The Order Lands lie within the West Gorton Neighbourhood within the
electoral ward of Ardwick. The Order Lands are bounded by Hyde Road,
Bennett Street, Kniverton Road, Wenlock Way and Pottery Lane.

15.2 The Order Lands, appendix 1, comprise 2 residential houses, and private
ownership, retail units with an associated car park and public realm, a Medical
Centre and areas of vacant and derelict land and miscellaneous sites.

Residential interests

15.3 There are 2 homes within the Order Lands and these are listed on the
schedule at Appendix 7.

15.4 The Neighbourhood Plan has been subject to several revisions as a result of
community consultation during which the amount of proposed housing
clearance was reduced to the minimum consistent with achieving the vision
identified in section x of this report. There remain 2 homes within the Order
Lands that are in private ownership both of which are proposed for demolition.
These properties were originally acquired through the Right to Buy. Demolition
of these homes is necessary to assemble the land that will be used to build
new homes for sale, and enable development of the new and improved public
realm with its new parks and the new road and pedestrian layout, that will
improve connections and movement both within the neighbourhood and within
adjacent areas.

Commercial interests

15.5 There are three existing retail properties within the Order Lands located on the
parade of shops on Gortonvilla Walk, together with an empty retail unit that
had been used as Community Rooms until this provision was moved into the
nearby Fujitsu Complex on Wenlock Way. A small car park sits behind these
retail units together with an electricity substation that will need to be relocated.
Adjoining these retail units are the derelict remains of the former Gortonvilla
Social Club which ceased trading following a fire in 2013. The intention is that
replacement retail provision will be delivered in the new Community Hub and
that these properties will be acquired and demolished to provide housing
development sites in line with the approved Neighbourhood Masterplan. Full
details of the location, current physical state and trading position of these
properties can be found at Appendix 8.

West Gorton Medical Centre

15.6 The West Gorton Medical Centre is located on Wenlock Way. The intention is
that the Medical Centre will be relocated into the new Community Hub and the
current building will be demolished and the site made available for housing
development in line with the approved Neighbourhood Masterplan.

Environment

15.7 There are a number of vacant and cleared sites within the Order Lands in
Council and private ownership and these are listed in a schedule at Appendix
9.

16.0 Proposed redevelopment of the Order Lands

Residential

16.1 The redevelopment of the order lands will deliver 400 residential units. A
conditional sale agreement was completed between Keepmoat and the City
Council on the 14 J uly 2014 for the option to take a development lease of
three phases shown on appendix 4 which will deliver the 400 residential units.
Keepmoat submitted a reserved matters application (Ref No
105914/MO/2014/N2) on the 6 J une 2014 which seeks consent for 254 new
homes with associated open space and infrastructure in line with the
requirements of the existing Environment and Design Framework and Outline
Planning Application ref 099219/OO/2012/N2 which obtained approval on the
1
st
November 2012 .

16.2 All of the houses will be two-storeys. There will also be a four storey apartment
block. This will be in compliance with the parameters established in the outline
planning application.

Layout

16.3 The proposals have resulted in a layout that retains the concept and design
principles of the AECOM masterplan whilst providing an effective and
deliverable housing layout. The layout creates a series of well defined
perimeter blocks. Streets and open spaces are positively addressed by the
fronts of dwellings. Secure and private areas are created to the rear. Parking
is accommodated in-curtilage, in a manner that minimises impact on the
streetscene. The layout accommodates a mix of housing types within a
coherent framework.

Appearance

16.4 The new houses which will be constructed to Level 4 within the Code for
Sustainable Homes Standard will have a robust appearance, using a
restrained materials palette, ensuring the houses will be both contemporary
and long-lasting in their visual appeal. Houses have contemporary features,
such as larger window openings, grey window and door frames, short clipped
eaves and clean lines - giving them a crisp look, and responding to recently
completed housing in the area. The new houses will be built of robust red brick
giving them simple look that responds to the traditional Mancunian character.
Other colours are used to provide variety and interest, for example the use of
blue brick for architectural detailing.

16.5 The apartment block is designed to have a visual presence on the corner of
Hyde Road and Pottery Lane, which is an important nodal point. The
developer proposes a quiet but nonetheless powerful contemporary building
made from local clay bricks in the tradition of established Mancunian houses.
This robust material will ensure the building requires minimal maintenance,
weathers well and so has a longevity rare in many modern buildings. Windows
are generous to provide comfortable, well lit interiors, carefully placed on
elevations to respond to key aspects and vistas on this prominent corner site.
A feeling of protection from the busy roads is offered by deep reveals while the
use of corbelling adds texture and visual interest.

16.6 The Environment and Design Framework and Outline Planning Application ref
099219/OO/2012/N2 which obtained approval on the 1
st
November 2012 also
shows an apartment block to be built on the plot opposite the Hub site on the
corner of Clowes Street and Hyde road in order to provide a gateway into the
neighbourhood from a major arterial route. The City Council owns the site
however; there are some historic titles interests which need to be addressed
before redevelopment of this site can be delivered in accordance with the
approved environment and design framework.

17.0. Benefits of intervention by CPO social, economic and environmental
well-being

17.1 Section 226(1)(a) of the Town and Country Planning Act ,1990 enables
acquiring authorities with planning powers to exercise their compulsory
purchase powers if they think that acquiring the land in question will facilitate
the carrying out of development, redevelopment or improvement on or in
relation to the land being acquired. However, section 1(A) provides that an
acquiring authority must not exercise the power unless they think that the
development, redevelopment or improvement is likely to contribute to
achieving one or more of the following objectives, namely the promotion or
improvement of the economic, social or environmental wellbeing of the area
for which the acquiring authority has administrative responsibility.

Residential development

17.2 There will be a diverse mix of new housing types and development densities
throughout the Order Lands including a greater proportion of owner-occupier
housing and a substantial increase in family housing for sale. The housing
types will consist of a range of styles including terraced houses, town houses,
court blocks and apartment buildings. The urban design concept emphasises
simplicity in that the dwellings give a strong feel to the urban street which is
reinforced by the use of simple architectural language composed from a
selective standard palette of quality materials.

17.3 The Neighbourhood Plan approved in December 2009 promoted a maximum
total new build (including the re-provision of Council homes) of up to 1,000
homes. As scheme details have been firmed up this total has reduced to
approximately 780 new units and this figure has been reduced further by the

proposals for the HS2 rail line and the revised proposals in respect of the
former Armstrong Pumps site noted at paragraph 4 above.

17.4 Owner occupation is likely to increase significantly from its current level, which
will lead to a more sustainable neighbourhood by creating a market for local
services such as shops, schools and health, facilities. The majority of the new
homes built (435 out of the 647) will be for market sale or rent sale. Of these
approximately 70% will be houses and 30% apartments.

17.5 The proposals will make West Gorton a neighbourhood of choice to both live
and invest in.

17.6 The development of new housing for sale will create an independent housing
market in West Gorton where none currently exists, thereby helping to secure
the investment of existing owner occupiers who might otherwise suffer from
negative equity if the area continued to decline.

17.7 The newly built accommodation will be designed to integrate into the existing
neighbourhood.

17.8 Secured by Design is the UK Police flagship initiative supporting the principles
of "designing out crime" by use of effective crime prevention and security
standards. Research shows that Secured by Design can reduce burglary and
car crime by 50% and criminal damage by 25%. It supports one of the
Government's key planning objectives - the creation of secure, quality places
where people wish to live and work. All newly built areas will achieve police
Secured by Design accreditation.

17.9 The new housing development will promote and improve the social and
economic wellbeing of the West Gorton Neighbourhood.

Retail development

17.10 In accordance with the West Gorton Neighbourhood Plan, a new Community
Hub will be developed on the corner of Clowes Street and Hyde Road,
comprising a new Medical centre, a Pharmacy, new retail provision and office
space.

17.11 The improvement of retail provision in the West Gorton neighbourhood is
dependent on the acquisition and demolition of surplus and poor quality retail
sites to ensure that the volume of retail provision more accurately reflects
demand and a sustainable high standard of retail is maintained in the future.

Environmental Well-Being

17.12 The proposed development would bring a number of environmental benefits to
the West Gorton neighbourhood, enabling the re-design of the streets and
open spaces within the area with safety in mind, by ensuring that spaces are
located adjacent to and are overlooked by active uses in well-populated areas,
benefiting from a large degree of natural surveillance.


17.13 The proposed development would enable the redesign of the street hierarchy,
including the creation of new roads where appropriate, to ensure the retention
of the residential character of the area and improve permeability without
encouraging any unnecessary through traffic.

17.14 Through the proposed development, accessible pedestrian friendly routes
throughout the neighbourhood will be developed; this environment will be
designed to embrace accessibility and safety issues including dropped kerbs,
rumble strips and other measures in accordance with Manchester policies.

17.15 The blight created by current large areas of derelict clearance land will be
removed in favour of new, purposeful, high quality public amenity spaces.

17.16 As a result of the new build programmes all new build homes will reach Level
4 within the Code for Sustainable Homes Standard as minimum by including
energy efficiency measures, such as the installation of new condensing boilers
and double-glazing. These measures will benefit the resident in terms of lower
fuel bills, and the environment by the reduction in resultant greenhouse
emissions. During development the developer will implement an
environmentally friendly management system on site and will be encouraged
to use sustainable products.

17.17 The proposed development would contribute significantly to the improvement
of the public realm and environmental wellbeing of the West Gorton
Neighbourhood of Manchester.

18.0 Residential Relocation

18.1 The City Council and its partners recognise the special value to the West
Gorton community of the residents who have chosen West Gorton as their
home and who have lived in the neighbourhood for many years.

18.2 At the outset of the regeneration programme the City Council made a
commitment to meet the accommodation needs of those existing residents
that would be displaced by redevelopment. The redevelopment proposals
enable the Council to meet this commitment through the provision of high
quality new homes for sale or for social rent. A Housing Needs Survey was
undertaken to ascertain which residents in the Order Lands wished to remain
in the neighbourhood in the future. This was followed by re-housing interviews
to award Band 1 priority status to all those residents who wished to remain as
council tenants or who wish to revert to a council tenancy. A programme of re-
housing and relocation has been successfully delivered by the City Council,
working in partnership with GNC.

Council Tenants

18.3 There are no City Council tenants remaining within the Order Lands.

Owner Occupiers


18.4 There are 2 properties that are privately owned that comprise part of the Order
Lands. One of these properties is occupied allegedly by the owner. However,
negotiations undertaken to date indicate that the occupier also owns other
property and is not occupying the property as their only or principal home
accordingly the offer made to this owner has been on the basis of the market
value of the property; excluding relocation assistance. The remaining property
is unoccupied and derelict and has been the subject of extensive vandalism
rendering the property uninhabitable.

Private Tenants

18.5 There are no remaining private tenants remaining within the Order Lands.

19.0 Commercial Relocation

19.1 The Council has made contact with the owners of all the commercial sites the
comprise the Order Lands to discuss the implications of the approved
Neighbourhood Plan and is involved in ongoing negotiations with commercial
owners to acquire their properties, to determine the levels of disturbance
payments and compensation where necessary and to endeavour to maintain
and relocate their business where possible and desirable.

19.2 The Outline Planning Application has set out plans for the provision of local
retail and community services in a new Community Hub located on the arterial
route to increase accessibility and improve viability. Local retailers will be
provided with the opportunity to agree commercial terms for the lease of retail
space with the developer who will deliver the new Community Hub, where
appropriate. Alternatively, assistance will be provided, where appropriate,
within the disturbance and compensation settlement provided to retailers to
assist in their relocation to another area within Manchester if they so wish.

20.0 Implementation

20.1 Part B of this report shows that the scheme is fully financed and deliverable
using funds from Manchester City Council.

20.2 Keepmoat Homes have submitted a detailed planning application for Phases
One of Two of their house building programme in J une 2014 to facilitate a
2014 start on site, subject to obtaining planning approval.

21.0 Power to make a Compulsory Purchase Order

21.1 Section 226 of the Town and Country Planning Act 1990 as amended by the
Planning and Compulsory Purchase Act 2004, enables the Council to
compulsorily acquire land if it thinks that the acquisition will facilitate the
carrying out of development, redevelopment or improvement on or in relation
to the land, provided that this will contribute to the promotion or improvement
of the economic, environmental or social well-being of Manchester. It is the
appropriate power for the purpose of this redevelopment scheme.


21.2 The Council must ensure that its actions are a necessary and proportionate
response to the current situation in order to ensure compliance with its
obligations under the Human Rights Act 1998.

Human Rights - The Right to a Home

21.3. It is acknowledged that the compulsory acquisition of the Order Lands will
amount to an interference with Article 8 of the European Convention on
Human Rights (which provide that every person is entitled to respect for his
home and private life). However, that interference will be justified if the action
is proportionate and in accordance with the law.

21.4 As set out in Section 11 above, generous relocation arrangements, ensuring
that owner-occupiers have access to more than the legal minimum
compensation, have been made available to provide owner-occupiers with the
opportunity to remain in owner occupation.

21.5 Tenants residing in the area have been provided with access to suitable
alternative accommodation and the housing conditions of Council tenants
have been improved.

The Right to a Property

21.6 It is acknowledged that the compulsory acquisition of the Order Lands will
amount to an interference with Article 1 of the First Protocol (which provides
that every natural or legal person is entitled to peaceful enjoyment of his
possessions). However that interference will be justified if it is in accordance
with the law.

21.7 All property owners (whether commercial or residential) will receive
compensation for their loss of property at market value. In addition disturbance
compensation will be paid. As set out above the Council will provide active
advice and assistance as appropriate to those seeking to relocate as a result
of or in anticipation of this CPO.

21.8 Although the making of the CPO will displace some local residents and
businesses:

Those displaced by the CPO will receive compensation in the form of home
loss and disturbance payments.
Owner occupiers displaced by the CPO will be able to benefit from the
Council Relocation Assistance if appropriate.
No Council tenants will be displaced by the CPO but if they had, they
would have been offered a replacement council home either within West
Gorton neighbourhood or in another part of Manchester if they choose to
leave the area.
No Private sector tenants will be displaced by the scheme but if they had
they would have been offered a replacement council home or assistance
with re-housing in suitable alternative accommodation.


21.9 The Council should only make a CPO if it is satisfied that there is an
overwhelming case in the public interest. The making of the proposed CPO is
in the public interest because:

Without new housing to increase housing choice, the West Gorton
neighbourhood will continue to decline as an isolated area blighted by poor
living conditions, high levels of crime and high levels of poverty.
Without a revitalised environment and thriving community in the West
Gorton neighbourhood, East and Central Manchester will continue to lag
behind the rest of the City in terms of economic opportunities.
The proposed intervention is likely to create a vibrant and diverse housing
market.
Comprehensive redevelopment will deliver a coherent and high quality
environment.
An increase in the number of economically active households in the area
will generate benefits for local businesses.
An economically active community will provide the best support for quality
public services.
The local community is broadly supportive of the redevelopment proposals
contained in the Neighbourhood Plan.
Those residing in the regenerated West Gorton neighbourhood will benefit
from safer, cleaner, more energy efficient housing and a well planned, well-
maintained environment.
The regeneration of the Order Lands will contribute to the wider
regeneration of Central Manchester and the City economy.

22.0 Conclusion/Recommendation

22.1 Notwithstanding the acknowledged impact that the CPO will have with regard
to some aspects of the Human Rights Act 1998, the benefits identified in this
report present an overwhelming case in the public interest for making the
proposed CPO and compensation will be payable under the statutory
compensation code.

22.2 The Executive is therefore requested to approve the recommendations
outlined at the start of this report and authorise the use of compulsory
purchase powers to ensure the redevelopment of the West Gorton
neighbourhood in accordance with the approved master plan principles.

23.0 Implications for Council policies

23.1 The implications of this report for the Councils environmental policies are that
the project will attract significant investment to the West Gorton
neighbourhood and substantially improve the environment. The remodelling of
the neighbourhood will increase permeability and reduce crime, making the
estate a more attractive and sustainable area for residents to live.

23.2 The implications of this report for Human Rights are dealt with in paragraph 21
above.


23.3 The implications for the Councils equal opportunities policies are that the new
housing, commercial development and the environment created will be
accessible for all sections of the community. A Residents Steering Group has
been involved throughout the development of the Regeneration Programme
and will continue to be provided with further opportunities to engage directly
with and influence the delivery of the programme on an ongoing basis.

23.4 The implications for the Councils policies for combating poverty and
disadvantage are that the improvements will address social exclusion and
enhance the quality of life for the residents by improving both the overall social
conditions and employment opportunities in the area. In addition, the re-
provision of new housing for rent and ownership will provide residents with
new housing which will be financially accessible.

Performance of the economy of the region and sub region

The regeneration of the West Gorton neighbourhood will deliver a range of
good quality homes in a variety of types and tenures significantly extending
housing choice and increasing the prospects of retaining and attracting
economically active residents, helping to build a sense of place and
positioning West Gorton as a neighbourhood of choice.

Reaching full potential in education and employment

The delivery of the West Gorton Regeneration programme will provide training
and employment opportunities for the residents of the area via the
establishment of appropriate local labour agreements with the developers
concerned.

Individual and collective self esteem mutual respect

The regeneration of the West Gorton neighbourhood will improve individual
and collective self esteem by providing new build homes for residents and
improving the local environment. The proposals will, through excellence in
design and neighbourhood management, reduce crime and disorder and
create safe and secure neighbourhoods.

Neighbourhoods of Choice

In line with the Community Strategy, the delivery of the West Gorton
Regeneration Programme will create a socially integrated neighbourhood by
improving housing choice, quality and mix, providing modern homes for rent
and sale, at a range of values, types and sizes, retaining existing residents
and attracting newcomers. The project will help build a sense of place and
unique identity for West Gorton and will make a positive contribution to the
urban fabric of the City.

24.0 Risk Management


24.1 The risks associated with the project will be managed by the Strategic
Development and Housing Teams using the Manchester Method Project
Management methodology. The risk log is reviewed and updated regularly.

25.0 Legal Considerations

25.1 A representative from the City Solicitor has advised on legal aspects of the
project to date.

Manchester City Council Appendix 1 - Item 10

Appendix 1: Map of the Order Lands


Appendix 2: The West Gorton Neighbourhood


Appendix 3: Revised West Gorton Masterplan as approved by Executive in June 2014


Appendix 4: Keepmoat Homes Development Land


Appendix 5: Matrix Home Development Plot Clowes Street


Appendix 6: Summary of Consultation

The City Council has undertaken a significant amount of public consultation on
proposals for the comprehensive regeneration programme in West Gorton over the
period 2008 - 2014. Consultation has been undertaken at every stage in the process
from the development of the revised Masterplan in 2008/09 to the development of
proposals for specific planning applications. A summary of consultation events and
processes is set out in the table below.

A Residents Steering Group chaired by a local resident and comprising
representatives from all of the local Tenants and Residents Associations and Elected
Members for Ardwick ward meets on a monthly basis.

Date
Event / MCC
Report Purpose
2008
12 March 2008 Executive Report
Housing Investment Options - Stock Transfer
Update
01 J une 2008 Flyer GNC Open Day Flyer
01 J une 2008 Newsletter Stock Transfer Newsletter
01 J une 2008 Newsletter A brighter future for West Gorton
22 October 2008 Open Day Advice Session/ Drop-in
28 October 2008 Flyer GNC Update
29 October 2008 Flyer Open Day Flyer
29 October 2008 Open Day
Opportunity for residents to comment on
masterplan proposals
01 November
2008 Leaflet GNCHA Workshops Leaflet
13 November
2008 Open Day Advice Session/ Drop-in
26 November
10 December
2009
01 February
2009 Newsletter West Gorton News
01 March 2009 Newsletter
01 August 2009 Letter Update on Proposals
13 August 2009 Letter
Important News About West Gorton Regeneration
Proposals
10 September
2009 Executive Report
Homes and Communities Agency Local Authority
New Build Programme Round 2 Bid West Gorton
15 October 2009 Letter
We would like to hear your views on the future
plans for your home
01 November
2009 HNS Consultation with Armitage and Ashover residents
24 November
2009 Flyer Invitation to update on the regeneration plans
26 November Open Day


2009
01 December
2009 Letter Regeneration Back On Track
16 December
2009 Executive Report
The Regeneration of West Gorton Summary of
Progress to Date and Revised Proposals for
Delivering the Regeneration of the Neighbourhood
2010
01 J anuary 2010 Letter Letter to residents affected by reprovision
11 J anuary 2010 Letter
West Gorton Regeneration Masterplan Plan - How
will it affect you and your home?
11 May 2010 Open Day
Opportunity for residents to comment on new build
proposals from Bowker Sadler Architects at
Community Room
15 J une 2010 Open Day
Opportunity for residents to comment on Bowker
Sadler Plans at Community Room
01 J uly 2010 Open Day
Opportunity for residents to view Bowker Sadler's
property designs
14 J uly 2010 Statement
Bowker Sadler Statement of Community
Consultation
04 August 2010
Planning
Application
Ref. 093786/V0/2010/N2. Plot 2. Land bounded
by Pottery Lane/ Wenlock Way/ Miles Street, West
Gorton. Erection of 2 x 4 storey apartment
buildings and associated car parking and
landscaping (LANB)
11 August 2010 Flyer
GNCHA flyer about Workshops held throughout
November
12 August 2010
Planning
Application
Ref. 093772/VO/2010/N2. Plot 2.1. Land
Bounded By Pottery Lane/ Wenlock Way And
Lilford Close, West Gorton. Erection of a four
storey apartment building (24 x 2 bedroom
apartments in total) and associated car parking and
landscaping. (LANB)
12 August 2010
Planning
Application
Ref. 093758/FO/2010/N2. Land Bounded By
Clowes Street, Ashover Avenue And Armitage
Primary School. West Gorton. Erection of
residential development of 29 houses including
new access roads and associated boundary
treatments. (GNCHA)
12 August 2010
Planning
Application
Ref. 093757/VO/2010/N2. Land Off Rostron Ave/
Reabrook Avenue, West Gorton. Plot 8. Erection
of new build residential development of 13 houses
and 6 bungalows including repositioning of
secondary pedestrian entrance to Armitage
Primary School, with associated access roads and
boundary treatments. (LANB)
12 August
2010

Planning
Application
Ref. 093756/VO/2010/N2. Land Bounded By
Clowes Street/Hyde Road/Deepdene Street And
Passageway Abutting Fairhaven Street And
Ainsdale Street, West Gorton. Plot 5. Erection of
28 Houses and 32 Apartments with associated car
parking, landscaping and security gates to
alleyway, with new roadways and boundary
treatments. (LANB)


12 August 2010 Newsletter Issue 1. GNCHA Newsletter
11 September
2010 Letter
The future of your block in the regeneration of
West Gorton
12 September
2010 Letter Regeneration Plans Get the Go-Ahead
2012
01 September
2011 Newsletter
THE BUZZ - More reasons to call West Gorton
home
01 December
2011 Open Day
Outline Planning Application Pre-Submission
Consultation Event at Armitage Primary School

Outline Planning Application for housing-led mixed
use redevelopment comprising: a maximum of 565
new dwellings; a Community Hub building(s)
comprising Class A1 retail, Class A2 offices, Class
A5 hot food takeaway (maximum floorspace 120
sq.m in total), Class B1office floorspace and Class
D1 health centre and ancillary pharmacy use
(maximum 1650sqm GFA non-residential space in
total); new recreation open space; and associated
access and infrastructure provision , following
demolition of existing buildings. Land Between
Hyde Road/Pottery Lane/Bennett Street West
Gorton Manchester M12 Ref. No:
099219/OO/2012/N2 Received: Fri 27 Apr 2012
Validated: Wed 09 May 2012 Status: Application
Approved
2012
September 2012 Newsletter
The Buzz Newsletter providing an update on
progress and date of the Planning and Highways
Committee meeting that would consider the Outline
Planning Application
2013
8 November
2013 Drop in Event
Pre Submission consultation for planning
application to build 29 houses on Plot I.
11 December
2013
Proposed erection of 29 no. two-storey, two and
three bedroom houses with associated new
highway, car parking, landscaping and boundary
treatments - Land To The South Of Clowes Street,
Between Hoyland Close And Donnison Street
Gorton Manchester - Ref. No: 104445/FO/2013/N2
Received: Wed 11 Dec 2013 Validated: Tue 17
Dec 2013 Status: Application Approved
2014


25 March 2014 Drop in Event
Pre-Submission consultation jointly held by
Keepmoat Homes and LSP Developments

RESERVED MATTERS application for approval of
appearance, landscaping, layout and scale for
erection of 254 new homes with associated open
space and infrastructure Ref. No:
105914/MO/2014/N2 Received: 6 J une 2014
Status: Application Approved.

RESERVED MATTERS APPLICATION relating
details of access, appearance, landscaping, layout
and scale for the erection of part single, part 2-
storey medical centre, pharmacy and retail unit, car
parking with vehicular access point from Clowes
Street. Land At The J unction Of Clowes
Street/Hyde Road Ardwick Manchester M12 5FJ
Ref. No: 106341/MO/2014/N2 | Received: Mon 21
J ul 2014 | Validated: Tue 22 J ul 2014 | Status:
Application Approved


Appendix 7: Schedule of Residential Homes within the Order Lands

4 Basechurch Walk
West Gorton

5 Conquest Close
West Gorton


Appendix 8: Schedule of Commercial Properties within the Order Lands

Retail Units Currently Trading

Pharmacy
24 Gortonvilla Walk,
West Gorton
Manchester
M12 5ES

Convenience Store
26-28 Gortonvilla Walk
West Gorton
Manchester
M12 5ES

Chinese Hot Food Take-away
30 Gortonvilla Walk
West Gorton
Manchester
M12 5ES

Former Retail Unit - Community Room (now un-used)
32 Gortonvilla Walk
West Gorton
Manchester
M12 5ES

Former Social Club now derelict
34 Gortonvilla Walk
West Gorton
Manchester
M12 5ES

Medical Centre
West Gorton Medical Centre
6a Wenlock Way
West Gorton
Manchester
M12 5LH

The retail units are housed in a purpose built parade dating from the 1970s. The
parade was primarily built to serve the Council estate which had lost population and
fallen into decline, impacting on the trading position of the shops. As a result of
demolition activity to clear unpopular and obsolescent housing stock the parade is
increasingly physically isolated.


Appendix 9: Schedule of vacant and cleared sites within the Order Lands

Plot of land to the west of Clowes Street (bordered by Hyde Road to the south and
Heywood Street to the north) and comprises a largely cleared site, together with a
warehouse building. The site was acquired by the City Council in 2011 with a sitting
tenant who was operating a used car sales business. This tenancy has been
terminated and the site is being used on a temporary basis to provide off-street car
parking for contractors building the extension to Armitage Primary School.

The site contains 23 different sub-plots under various freehold/ leasehold/
possessory title interests. The site has been included within the CPO to enable the
City Council to obtain clean title for the site in advance of redevelopment for
residential purposes.


Appendix 10: Recent significant planning applications affecting the proposed
Order Lands

RESERVED MATTERS APPLICATION relating details of access, appearance,
landscaping, layout and scale for the erection of part single, part 2-storey
medical centre, pharmacy and retail unit, car parking with vehicular access point
from Clowes Street. Land At The J unction Of Clowes Street/Hyde Road Ardwick
Manchester M12 5FJ Ref. No: 106341/MO/2014/N2 Received: Mon 21 J ul
2014 Validated: Tue 22 J ul 2014 Status: Application Approved

RESERVED MATTERS application for approval of appearance, landscaping,
layout and scale for erection of 254 new homes with associated open space and
infrastructure Ref. No: 105914/MO/2014/N2 Received: 6 J une 2014 Status:
Application Approved.

Proposed erection of 29 no. two-storey, two and three bedroom houses with
associated new highway, car parking, landscaping and boundary treatments -
Land To The South Of Clowes Street, Between Hoyland Close And Donnison
Street Gorton Manchester - Ref. No: 104445/FO/2013/N2 Received: Wed 11
Dec 2013 Validated: Tue 17 Dec 2013 Status: Application Approved

CITY COUNCIL DEVELOPMENT Erection of new double height extension to
eastern end of existing building, a single storey ancillary building (following
demolition works covered by 102773/DEM/2013/N2) , 2 no. single storey
security lodges, the provision of a new vehicular site entrance onto Wenlock
Way and the reconfiguration of the existing entrance onto Vaughan Street, all
with associated boundary treatments and landscaping, in association within the
existing B1 Use Class (new Drama Production Hub). Wenlock Way Gorton
Manchester M12 5DH Ref. No: 102895/VO/2013/N2 Received: Mon 01 J ul 2013
Validated: Wed 03 J ul 2013 Status: Application Approved

Erection of 8 no. dwellinghouses with associated landscaping, boundary
treatments and car parking following demolition of existing buildings. J unction of
Clowes Street/Ashover Avenue/Haverford Street West Gorton Manchester M12
Ref. No: 099635/FO/2012/N2 Received: Wed 13 J un 2012 Validated: Tue 19
J un 2012 Status: Application Approved

Outline Planning Application for housing-led mixed use redevelopment
comprising: a maximum of 565 new dwellings; a Community Hub building(s)
comprising Class A1 retail, Class A2 offices, Class A5 hot food takeaway
(maximum floorspace 120 sq.m in total), Class B1office floorspace and Class
D1 health centre and ancillary pharmacy use (maximum 1650sqm GFA non-
residential space in total); new recreation open space; and associated access
and infrastructure provision , following demolition of existing buildings. Land
Between Hyde Road/Pottery Lane/Bennett Street West Gorton Manchester M12
Ref. No: 099219/OO/2012/N2 Received: Fri 27 Apr 2012 Validated: Wed 09
May 2012 Status: Application Approved

CITY COUNCIL DEVELOPMENT Erection of 2 x 4 storey apartment buildings
(68 apartments in total) and associated car parking and landscaping Plot 2


Land Bounded By Pottery Lane/ Wenlock Way/ Aines Street And Miles Street
West Gorton Manchester Ref. No: 093786/VO/2010/N2 Received: Tue 20 J ul
2010 Validated: Fri 06 Aug 2010 Status: Application Approved

CITY COUNCIL DEVELOPMENT Erection of a four storey apartment building
(24 x 2 bedroom apartments in total) and associated car parking and
landscaping Plot 2.1 Land Bounded By Pottery Lane/ Wenlock Way And Lilford
Close West Gorton Manchester Ref. No: 093772/VO/2010/N2 Received: Fri 16
J ul 2010 Validated: Fri 06 Aug 2010 Status: Application Approved

CITY COUNCIL DEVELOPMENT Erection of 28 Houses and 32 Apartments
with associated car parking, landscaping and security gates to alleyway, with
new roadways and boundary treatments Land Bounded By Clowes Street/Hyde
Road/Deepdene Street And Passageway Abutting Fairhaven Street And
Ainsdale Street West Gorton Manchester Ref. No: 093756/VO/2010/N2
Received: Fri 16 J ul 2010 Validated: Fri 06 Aug 2010 Status: Application
Approved

Erection of residential development of 29 houses including new access roads
and associated boundary treatments Land Bounded by Clowes Street, Ashover
Avenue and Armitage Primary School. West Gorton Manchester Ref. No:
093758/FO/2010/N2 Received: Fri 16 J ul 2010 Validated: Fri 06 Aug 2010
Status: Application Approved

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Manchester City Council Item 10

Executive 29 October 2014

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