8 Former Odeon Cinema Building Oxford ST

Manchester City Council
Planning and Highways Committee
Application Number
102859/FO/2013/C2
102840/CC/2013/C2
Date of Appln
24th Jun 2013
Item 8
15 August 2013
Committee Date
15th Aug 2013
Ward
City Centre Ward
Proposal
Erection of 14 storey building plus roof top plant room (offices at floors
1-13 and reception area at ground floor) with 3 levels of basement
parking following demolition of former Odeon Cinema
Location
Former Odeon Cinema Building, Oxford Street, Manchester, M1 4PD
Applicant
Hines UK Limited and Manchester and Metropolitan Properties, C/o

Agent
Agent
Miss Jessica Stanley, Deloitte LLP, 2 Hardman Street, Spinningfields,

Manchester, M3 3HF
Background
The Executive endorsed a Regeneration Framework for the Civic Quarter in February
2010 and identified a number of key public sector projects, transport improvements
and private sector projects that would collectively transform this area and create a
new focus in the region for commercial and business activity. Many of these projects
are now being brought forward including the comprehensive refurbishment of the
Town Hall Extension and Central Library, the development of No1 St Peters Square
and the landscaping works for the redesigned and expanded St Peters Square. Work
on Library Walks Link and the relocation of the Cenotaph will commence later on this
year. It is also anticipated that work will commence on the second city metrolink
crossing, including the creation of an interchange facility in St Peters Square, once
the TWA Order has been confirmed. These works will dramatically transform the
function and appearance of the area and create a new destination in the City and it is
within this changing context that these applications have been submitted.
Manchester city centre is the largest driver of employment growth in the North West
and is at the centre of its economic, social and cultural life. The St Peters Square
area has a diverse mix of uses that provide vitality and activity and which combine to
make a major contribution to the wider city centre and regional economies. Since the
introduction of the metrolink tram stop, it has become a key arrival point in
Manchester and therefore plays a crucial role in defining the image and perception of
Manchester.
The broader area forms part of the civic core and is close to cultural attractions such
as the City Art Gallery, the Bridgewater Hall and Manchester Central, all of which
attract significant numbers of people. The area is also close to The Oxford Road
Corridor, and contained one of the largest concentrations of education and health
institutions in Europe, and is the focus for Education, Health and knowledge-based
industries in the region.
Planning permission and Conservation Area Consent were granted by the Planning
and Highways Committee in February 2007 (under application ref nos 081626/FO
and 081627/CC) and applications for an extension of time for implementation were
subsequently granted under delegated powers for a further 3 years in September

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15 August 2013
2010 (under application ref nos 092315 and 093216). The current consents expire in
September and these applications have been submitted to extend the timescale for
implementation of the proposals. Whilst the proposals are largely identical to those
that secured the previous consents, a number of adjustments have been made,
principally to ensure that the proposals are capable of securing a BREEAM
Excellent rating and meeting current policy requirements and standards with regard
to Sustainability and energy efficiency
The current applications have of course been assessed in the context of policies
contained in the now adopted Core Strategy and National Planning Policy
Framework which were not in place at the time that the previous scheme was
considered.
Description of the Site
The application site is rectangular, measures approximately 0.18 hectares and is

bounded by Oxford Street, George Street, St James Street and Dickenson House (a
grade II listed building at the junction of Dickenson Street and George Street). The
former Odeon Cinema, which has been vacant for a number of years, occupies much
of the site with car parking to the rear. It also incorporates a cleared area adjacent to
Dickenson House which has some tree planting.
The building was constructed as a Paramount Cinema designed by T Verity and
Samuel Beverly and was opened in 1930. It was designed as a single screen cinema
with an auditorium accommodating 3000 people. During its lifetime it has undergone
considerable change, with the addition of screens in 1973, 1979 and 1992 and many
of the original features have been removed.
The building is not listed but is within the George Street Conservation Area and is
adjacent to the St. Peters Square/Deansgate Conservation Area. The George Street
Conservation Area was designated in 1985 and is bounded by Mosley Street,
Charlotte Street, Portland Street, Oxford Street and Dickinson Street. It largely
contains commercial activity. The St Peter's Square Conservation Area was
designated in 1973, and contains a mixture of uses, with building of differing ages
and types including some with a civic character and an imposing scale notably
Central Library, as well as large footplate commercial buildings.
Oxford Street varies considerably in character with a mixture of building ages,
architectural styles and materials, ranging from the neo-baroque Portland Stone of St
James Buildings, the glazed terracotta and brick of Churchgate House and the
Palace Hotel and the limestone clad contemporary style 1950's Peter House. The
development of No1 St Peters Square will provide a further high quality
contemporary building.
The uses around the site are mostly commercial, with a number of hotels and some
residential (Tuscany House to the rear of the site on Dickenson Street) along with
entertainment type uses. The site is also adjacent to the civic quarter of the City
which comprises public buildings and spaces in St. Peter's Square and Albert
Square.

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15 August 2013
Since the original consents were granted in 2007, investment levels in this part of the
City have started to increase. A major transformation is taking place within St. Peters
Square and the Civic Quarter to create a Grade A business destination. Similarly
there has been ongoing investment within The Corridor Manchester, one of the
regions greatest assets and critical to the flow of people, goods and ideas through
the Greater Manchester area.
A major programme of public investment is underway in St. Peters Square including
c185m in the Town Hall Complex and St. Peters Square. A significant level of
investment has also been committed to further improving public transport
connectivity, including the Cross City Bus Package (including enhancements to the
Oxford Road Bus Corridor) and the delivery of the Metrolink Second City Crossing
through St. Peters Square and Cross Street, which will increase capacity and enable
further extensions of the network.
This investment has acted as a catalyst for further private sector investment, with the
construction of the 50 million One St. Peters Square. Consent has also been
granted for the construction of 12 storey B1 office building on the site of Peterloo
House and a planning application has recently been submitted for the redevelopment
of 77/79 Mosley Street and Century House for a 12 storey office building with ground
floor retail/commercial uses (application ref nos 102356 and 102327).
Within the Corridor, the University of Manchester has embarked on the next phase of
the implementation of its masterplan that will see a further investment programme of
around 1 billion.
The buildings around St. Peters Square and in the wider area beyond are civic in
character with an imposing scale and footprint. They are mainly masonry buildings
comprising Portland stone or similar; with the notable exception being the Midland
Hotel which is red brick and ceramic. One St. Peters Square will be in a tone similar
to the Portland Stone around St. Peters Square. These buildings have in common a
civic grandeur that in part comes from their vertical emphasis and detailed facades.
However, there is a mix of styles including the neo-baroque of the Central Library
and Town Hall extension and the 1950s contemporary Peter House.
Beyond, on Oxford Street and Princess Street, buildings have a mix of materials
typical of their age including red brick with sandstone or terracotta detailing. These
buildings are based on the 19th Century warehouse palazzo style and have a
simple and repetitive fenestration, with a vertical emphasis, with elements often
grouped.
Description of the Proposals.
Consent is sought for the erection of a 14 storey building plus a roof top plant room
and 3 levels of basement parking, following the demolition of the former Odeon
Cinema. The building would provide 22,575 square meters of grade A office space
with a reception area at ground floor level.
The 3 basement levels would provide car parking spaces for 116 spaces which would
be accessed via a ramp access from George Street and provision for 43 cycle

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parking spaces. Refuse would be stored in a dedicated storage area at ground floor
level and the building would be serviced via a loading bay off St. James Street.
The main structural grid would have deep reveals and windows would be grouped
together across 3 floors in a similar way to other buildings in the area. The
proportions of the building would combine both vertical and horizontal emphasis.
The main elevations would be heavily modelled through the provision of recessed
elements and the top three storeys would be set back to form a 'pergola'. The
building would be primarily constructed of a mixture of glazing and reconstituted
stone of a colour and texture similar to the Portland Stone buildings around St Peters
Square and St James Building. External lighting would focus on the ground floor and
the sky gardens and pergola at the upper level through uplighting.
The development is expected to achieve a BREAAM excellent rating.
The site edged red includes land on existing footways which form part of the highway
which are in the City Councils ownership.
In support of the application the applicants have stated that the scheme will deliver a
landmark office building of an internationally high architectural standard, which is
capable of attracting major office occupiers / company headquarters and would:
Provide Grade A office space within a building of the highest architectural

quality, which would be befitting of St. Peters Squares status as a key arrival
point in Manchester City Centre and would act as an anchor to further
development activity along The Corridor Manchester;
Provide Grade A office accommodation of a suitable standard for a major
company headquarters;
Target a BREEAM New Construction 2011 Excellent rating and incorporate a
range of sustainable design features;
Allow flexibility and adaptability to provide accommodation for either a single
occupier or multi-tenant use;
Provide architectural value and synergy with other landmark buildings
characteristic of the immediate environs, as well as a considerable visual
enhancement over the existing building by virtue of its superior design and
architectural qualities;
Enhance the Citys distinctive quality of architectural and historic fabric,
making a positive contribution to George Street Conservation Area; and
complement the proposals to create a new world class civic space here by coordinating the public realm proposals with the wider St Peters Square
proposals and emphasising the importance of Oxford Street by positioning the
large reception area on to this frontage
Environmental Impact Assessment The proposal does not fall within Schedules
1 or 2 of the Town and Country Planning (Environmental Impact Assessment)
(England and Wales) Regulations 1999 (as amended 2011)
This planning application was the subject of a pre-application Screening Opinion for
an Environmental Assessment. The Screening Opinion concluded that as the scale

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of the development is appropriate for a City Centre context, that it would reuse a
previously developed site, allow greater use of public transport, would improve
conditions for pedestrians, would assist regeneration of the City, is unlikely to result
in significant or unusual adverse impact for local residents, that the impact of the
development would not have more than a local impact and would support the Citys
objectives of making the City Centre a better place to live, shop, invest, and visit and
that as such the scheme is not likely to have significant effects.
Having taken into account the EIA Directive, Regulations and Circular 2/99 it is
therefore considered that an Environmental Assessment is not required in this
instance.
Consultations
Publicity The occupiers of adjacent premises have been notified about the
applications and they have been advertised in the local press as follows:
102859 Major development, affecting the setting of a listed building and affecting
the a conservation area;
102840 Affecting a conservation area.
Site notices have also been places adjacent to the application site. One
representation has been received from an adjacent resident who states that they are
the Director of Tuscany House Management Ltd.
The basis of the objection is as follows:
That the development would remove a building of historic importance and

architectural merit giving rise to substantial change of character to a
conservation area to its detriment.
That the demolition works and redevelopment of the site in addition to other on
going and planned development would be unreasonably disruptive to the
normal lives of the occupants of Tuscany House and that there would be
adverse impact on safety to residents within the Dickinson St area with vehicle
movements causing major disruption and hazard extending beyond the
construction site as has been the case with One St Peters Square.
That demolition work risks vibration and damage to Tuscany House, and
would create substantial safety risk to residents. The works to demolish
Elisabeth House prior to construction of One St Peters Sq were inadequately
managed with substantial shaking of the building and decorative damage and
it would seem unlikely that further such works can be executed without either
major disruption directly to our building as well as road disruption on Oxford
road or a safety risk and disruption to the residential area of Dickinson St.
That the proposed development is out of keeping to the other buildings in the
area and given the terrible architectural impact of One St Peters Square upon

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St Peters Square itself there cannot be justification for further damage to the
conservation area.
That the proposed buildings height is ruinous of the appearance of Oxford St,
the light to all surrounding buildings and generally out of keeping with the area
despite many being of recent construction this change of ambition for
building height is not beneficial for anyone bar the developer.
That the height and character of the development is unreasonable in view of

its proximity and lack of accommodation to the Grade II listed building
Dickinson House.
That there is no demand for this office space for the foreseeable future, nor
infrastructure to support its use and the additional office space would l be
deleterious to occupancy of existing office space in the city centre
That the height of the building will further screen television, telephone and
radio reception for the residents of Tuscany House beyond the point of
reasonableness both during the period of construction and thereafter
That the extended period of construction works (5+ years) that would result
from this development in conjunction with others developments in immediate
proximity to Tuscany House creates a period of continuous work which is
unreasonably disruptive of the lives of residents.
The Head of Environmental Health - Has no objections subject to the proposals

being implemented in accordance with the information on acoustic insulation and
refuse storage and disposal submitted with the application. They have recommended
conditions that relate to the acoustic insulation of plant and equipment and delivery
times.
The Head of Engineering Services Has made comments in relation to potential
impacts of the development in terms of traffic generation on adjacent road junctions,
access to the basement parking and potential impacts on adjacent traffic, access for
cyclists to the parking area and about the servicing of the development.
Greater Manchester Police (Design for Security)- Have no objections subject to
the recommendations of the Crime Impact Assessment being implemented as part of
the proposals.
Greater Manchester Archaeological Advisory Service Are satisfied that the
proposed development does not threaten the known or suspected archaeological
heritage.
English Heritage - Acknowledging that this application would include minor
changes to a previously consented scheme have no objections and recommend
approval.
Manchester Conservation Areas and Historic Buildings Panel - Given the nature
of the changes to the scheme the Panel have not been reconsulted on this new

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application. However commenting on the original application The Panel noted the
importance of the existing Odeon Cinema building and its uniqueness within
Manchester's 'entertainment' corridor. They felt that the existing building was eligible
for consideration for listing and it was noted that evidence exists that its exterior,
internal features and internal; spatial character remain substantially intact.
They stated that whilst on plan the existing building does not adequately complete
the urban block, it does respect the scale and massing of the character of the George
Street conservation area and the listed building still standing to the rear of the site.
The Panel considered that the existing building does make a positive contribution to
the character of the conservation area and that the applicant has failed to provide
adequate justification for its demolition. The Panel asked if the existing building had
been marketed for re-use, as no evidence to illustrate this was shown to them.
The Panel considered the proposed replacement building to be massively overdominant in mass, scale and height, and of a design and appearance alien to the
street scene and the conservation area. The applicant's attempts to justify the nature
of the proposals as an analysis with reference to St. James Buildings and the Palace
Hotel were considered to be facile and not valid, especially as all these examples
are ones where the primary faade is aligned along the principle road or space,
thereby guaranteeing access to light and space.
The proposal's design was considered to be fundamentally flawed with the expansive
service core and subsequent elevational treatment to George Street being
particularly poor. It was felt that a building of this size would require enveloping with
clarity and order due to its high visibility and prominence. The Panel considered the
proposals to be architecturally illiterate and called for a natural stone cladding
material rather than the reconstituted stone proposal.
The Panel felt strongly that this site was not the correct location for a 'landmark
building' being in the centre of the city block between St. Peter's Square and Portland
Street being at 90 degrees to the main street. It was felt that buildings of this nature
would be more appropriately site in the resurgent 'Spinningfields' or CBD area rather
than on little infill sites in city centre conservation areas.
The Panel considered that the proposed design would be a particularly 'rude'
neighbour to the Grade II listed Dickenson House, which would be dominated and
left in isolation by the proposal.
In summary , the Panel considered the proposed design to be out of scale, confusing
and generally not good enough for Manchester. The proposal would have a negative
impact on the character of the George Street Conservation Area and the setting of
the adjacent listed buildings and St. Peters Square Conservation Area.
The Panel considered that the adjacent (and now demolished) 'Elizabeth House' site
would be a more appropriate location for an appropriately designed landmark
building within enhanced public realm areas. The Panel requested to see the
masterplan for this site at an early stage for comment.

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The Panel recommended that, should the demolition of the Odeon be approved, the
City Council must ensure that no demolition works be undertaken until contracts for
the construction of then new building have been provided and exchanged. This
should avoid a repeat of the recent situation at Brown Street / Chancery Place.
Recommend : Refuse.
The Cinema Theatres Association - Object to the application. They consider that
the former Paramount Cinema could be restored and become a performing arts or
conference venue for central Manchester and they do not believe that the building is
surplus to the requirements for entertainment, cultural, community and tourism
requirements in Manchester and that the City could use another large multi purpose
entertainment venue. They believe that the auditoriums potential future use for the
community should be carefully considered prior to demolition.
The Theatres Trust - Regret the loss of the former Odeon/Paramount theatre
building for its potential use as a cultural asset/theatre/community building and as a
significant building within the conservation area. Whilst they understand that
permission was granted for a fourteen-storey building for office use, with rooftop plant
and basement parking in 2006 (ref: 081626/FO/2006/C2), which was then extended
in 2010 (ref. 092315/REP/2010/ C2), for redevelopment of the former Odeon Cinema
site, they state that the Trust was not consulted on these applications.
To summarise their comments they state:
That the NPPF has set out new guidance on the importance and protection of
cultural assets which they believe is relevant for this application which was not
in place when the original consents (or the extensions of time for
implementation) were granted and point out that the promotion and protection
of culture and cultural wellbeing is now enshrined as a core planning principle
within the NPPF.
That one of the Core Planning Principles in the NPPF is to take account of
and support local strategies to improve health, social and cultural wellbeing for
all, and deliver sufficient community and cultural facilities and services to meet
local needs and that with reference to the above, believe that there is a need
for Manchester City Council to reconsider if the Odeon/Paramount is surplus
for cultural and community requirements within the catchment area before
granting consent for the redevelopment of the site or if the cinema could be
reactivated as a live entertainment or conference venue, contributing to the
regeneration of the Civic Quarter.
That there is no reasoning that the building is surplus for cultural and
community requirements within the submission and that the Planning,
Regeneration & Economic Justification Statement prepared by Deloitte only
addresses the need for office space in Manchester.
They do not believe that sufficient evidence that the Odeon/Paramount

building cannot be reused or incorporated into the new development has been
presented.

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That the Odeon/Paramount clearly has architectural and historic merit within
the conservation area and is a building of quality and that when determining
applications the authority should take into account the objectives as expressed
in the NPPF particularly paragraphs 131 and 132 the desirability of sustaining
and enhancing the significance of all heritage assets (whether designated or
not) and putting them to viable uses consistent with their conservation and the
positive contribution that conservation of heritage assets can make to
sustainable communities, including their economic vitality and that great
weight to be given to their conservation in all decisions.
They have requested that If consent were to be given for redevelopment on the site,
a condition should be imposed to record the Odeon/Paramount prior to the
commencement of the works to add to their substantial collection of material relating
to theatre buildings.
Issues
Relevant National Policy
The National Planning Policy Framework set out the Governments planning policies
for England and how these are expected to apply. The proposed development
complies with the following policies or parts thereof.
The central theme to the NPPF is to achieve sustainable development. The
Government states that there are three dimensions to sustainable development: an
economic role, a social role and an environmental role (paragraphs 6 & 7).
Paragraphs 11, 12, 13 and 14 of the NPPF outline a presumption in favour of
sustainable development. This means approving development, without delay, where
it accords with the development plan. Paragraph 12 states that:
Proposed development that accords with an up-to-date Local Plan should be
approved and proposed development that conflicts should be refused unless other
material considerations indicate otherwise.
The proposed development is considered to be consistent with sections 1, 2, 4, 7, 10
and 12 of the NPPF for the reasons outlined below.
Section 1 - Building a strong and competitive economy The proposals would bring
into active economic use a currently vacant, previously developed site, delivering a
new office building within an area identified as having significant opportunities for
economic growth particularly focused on high density office development, in a
location identified in the adopted Manchester Core Strategy a primary focus for
employment growth in B1 office use. The site is in a highly sustainable location within
the City Centre, with easy access by foot to its range of services and facilities as well
as excellent access to a choice of means of public transport. This would assist in
building a strong economy on several levels in terms of creating employment during
construction along with permanent employment from the proposed offices.

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Section 2 Ensuring the Vitality of Town Centres, - the proposal would develop a key
site within the Civic Quarter.
Section 4 Promoting Sustainable Transport The proposal is in a highly accessible
location in close proximity to a number of sustainable transport options including the
Oxford Road Station, St Peters Square metrolink interchange and the important bus
corridors at Oxford Road and Princess St. Development here would be highly
sustainable and contribute to wider sustainability and health objectives and give
people a real choice about how they travel.
A Travel Plan would facilitate sustainable patterns of transport use and the City
Centre location would minimise journey lengths for employment activities
Section 7 Requiring Good Design - The proposed scheme was the subject of
significant design consideration, consultation and evolution at the time of the original
application and this has been revisited and some minor revisions made as the
development process has progressed. The building and associated public realm
would be of a high quality and would complement the high standard of design
generally in the area. The development would be integrated into the natural and built
environment and its scale and form is appropriate to its context.
Section 10 Meeting the challenge of climate change, flooding and coastal change
The application site is in a highly sustainable location and would aim to secure a
BREEAM excellent accreditation.
Section 12 Conserving and enhancing the historic environment - The supporting
information submitted with the application recognises that the existing building on the
site is a heritage asset. However, it concludes that the loss of the former Odeon
Cinema would lead to less than substantial harm to the character of the conservation
area and that when weighed against the public benefits of the proposals including
securing its optimum viable use it is considered for the reasons outlined below that
on balance the proposals are acceptable in terms of their impact on the affected
heritage assets.
Relevant Local Policies
Core Strategy
The Core Strategy Development Plan Document 2012 -2027 ("the Core Strategy")
was adopted by the City Council on 11th July 2012. It is the key document in
Manchester's Local Development Framework. The Core Strategy replaces significant
elements of the Unitary Development Plan (UDP) as the document that sets out the
long term strategic planning policies for Manchester's future development.
A number of UDP policies have been saved until they are replaced by further
development plan documents to accompany the Core Strategy. Planning applications
in Manchester must be decided in accordance with the Core Strategy, saved UDP
policies and other Local Development Documents.

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The adopted Core Strategy contains a number of Strategic Spatial Objectives that
form the basis of the policies contained there in as follows:
SO1. Spatial Principles This provides a framework within which the sustainable
development of the City can contribute to halting climate change. This development
would be in a highly accessible location and reduce the need to travel by private car.
SO2. Economy This supports a significant further improvement of the Citys
economic performance and spread the benefits of this growth across the City to
reduce economic, environmental and social disparities, and to help create inclusive
sustainable communities. The scheme would provide new jobs during construction
along with permanent employment and facilities in a highly accessible location.
S05. Transport This seeks to improve the physical connectivity of the City, through
sustainable transport networks, to enhance its functioning and competitiveness and
provide access to jobs, education, services, retail, leisure and recreation. This
development would be in a highly accessible location and easily accessible by all
forms of public transport. This should help to reduce the need to travel by private car
and make the most effective use of existing public transport facilities.
S06. Environment The development would be consistent with the aim of seeking to
protect and enhance both the natural and built environment of the City and ensure
the sustainable use of natural resources in order to:
mitigate and adapt to climate change;
support biodiversity and wildlife;
improve air, water and land quality;
improve recreational opportunities; and
This would help to ensure that the City is inclusive and attractive to residents,
workers, investors and visitors.
Policy SP 1 (Spatial Principles) The development would be highly sustainable and
be consistent with the aim of bringing forward economic and commercial
development within the Regional Centre. The development would enhance the
Regional Centres commercial office offer by delivering exceptional quality, modern,
large floor plate office space that meets an identified shortfall. The proposals form a
key part of the aspirations for, and as such would be wholly consistent with the Civic
Quarter Regeneration Framework.
The development would provide exceptional access to sustainable transport
provision, maximise the potential of the Citys transport infrastructure and make a
positive contribution to neighbourhoods of choice by enhancing the built and natural
environment, creating a well designed place that would both enhance and create
character, reuse previously developed land and reduce the need to travel
Policy EC1 Land for Employment and Economic Development The City Centre is
a key location for major employment growth and the proposals would create new
jobs during the construction phase and in operation which would in turn contribute to
economic growth. The proposals would support the Citys economic performance by
developing a site within a location that has been identified as a key focus for the

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development of high density offices to provided for employment growth. The site is in
a highly accessible location and thus the development would be capable of spreading
the benefits of growth across the City thereby helping to reduce economic,
environmental and social disparities creating inclusive sustainable communities.
The application site is well connected to the Citys existing transport infrastructure
and as such the development would be well placed to maximise the promotion of the
use of public transport, walking and cycling.
.
The development proposal which forms the basis of the planning application would
provide new office space capable of meeting the requirements of the next generation
of office occupiers and help strengthen the commercial offering of the Civic Quarter.
The design would make good use of the site in terms of efficient use of space,
enhance the sense of place within the wider area and provide an appropriate and
acceptable environment for users and employees in terms of transport modes and
the reduction of opportunities for crime.
Policy EC3 The Regional Centre This office development would be in an area that
has been identified as a priority for the development of major commercial office
buildings. It would have good connections with sustainable transport modes to both
the City Centre and residential areas, and its scale would deliver much needed
employment space within the City Centre.
Policy CC1 Primary Economic Development Focus (City Centre and Fringe This
office development would be in an area that has been identified as a priority for the
development of major commercial office buildings identified in Policy CC1 as a focus
for primary economic development. The proposals would assist in the delivery of the
broader objectives for an area that has now become a focal point for investment and
one of the key areas of regeneration within the City. The proposals would deliver a
product that would complement other schemes in the development pipeline.
Policy CC5 Transport The proposed use due to its location would contribute to
improving air quality by being accessible by a variety of modes of public transport.
Policy CC6 City Centre High Density Development The proposal would be a high
density development and would maximise the efficient use of the land.
CC9 Design and Heritage- The proposed new building would have a high standard
of design appropriate to its context and the character of the area and it would not
have an adverse impact on the character of the George Street Conservation Area or
the setting of the adjacent listed buildings. The loss of the former Odeon Cinema
Building would cause harm but this harm would be less than substantial and this loss
would be outweighed by the positive public benefits of the proposed development.
Policy CC10 A Place of Everyone The proposals would deliver new areas of hard
landscaping of a high design quality which would complement the ongoing wider
regeneration of the Civic Quarter
Policy T1 Sustainable Transport The proposed development would help to
encourage a modal shift away from car travel to more sustainable alternatives and

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would include improvements to pedestrian routes and the pedestrian environment

which would prioritise pedestrian and disabled people, cyclists and public transport.
Policy T2 Accessible Areas of Opportunity and Need The proposed development
would be easily accessible by a variety of sustainable transport modes and would
help to connect residents to jobs, local facilities and open space.
Policy EN1 Design Principles and Strategic Character Areas - The proposal
involves a good quality design, and would result in development which would
enhance the character of the area and the overall image of Manchester. The design
responds positively at street level and would improve the public realm in its
immediate vicinity. The positive aspects of the design of the proposals are discussed
in more detail below.
Policy EN3 Heritage The Heritage Statements submitted with the applications
demonstrate that the proposed development would preserve the character and
significance of the Conservation Area and would provide a considerable visual
enhancement over the existing building and demonstrates that the proposals would
not result in any significant harm to the setting of surrounding listed buildings. The
proposals would deliver significant public benefits to the wider area and the City as a
whole.
Policy EN4 - The developments energy efficiency would be improved by minimising
energy consumption by the adoption of passive design principles where possible and
by high performance systems and control measures.
Policy EN6 Target Framework for CO2 reductions from low or zero carbon energy
supplies - being over 1,000 sqm the development would be expected to comply with
the target framework for CO2 reductions from low or zero carbon energy supplies.
Information has been submitted with the application, which sets out how the
proposals will meet the requirements of this policy.
Policy EN 8 -Adaptation to Climate Change - The application is supported by a
BREEAM Pre-Assessment, which identifies measures through design and
arrangement of the systems that should ensure that the development would reach a
target rating of Excellent. The proposals have been formulated around a collective
approach to implement a sustainable development incorporating environmentally
sound methods of construction, low or zero Carbon Emissions and Passive design
techniques.
Policy EN14 Flood Risk The application site is located in an area that is not prone
to flooding and is below the 0.5 ha threshold for preparation of flood risk
assessments outlined within the SFRA
Policy EN 16 - Air Quality The proposal would be highly accessible by all forms of
public transport and reduce reliance on cars and therefore reduce emissions from
traffic generated by the development.

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Policy EN 18 - Contaminated Land and Ground Stability- A desk study which

identifies possible risks arising from ground contamination has been submitted with
the application.
Policy DM 1- Development Management sets out the requirements for
developments in terms of BREEAM and outlines a range of general issues that all
development should have regard to. Of these the following issues are of relevance to
this proposal:
Appropriate siting, layout, scale, form, massing, materials and detail;

Design for health;
Adequacy of internal accommodation and amenity space.
Impact on the surrounding areas in terms of the design, scale and appearance
of the proposed development;
That development should have regard to the character of the surrounding
area;
Effects on amenity, including privacy, light, noise, vibration, air quality and
road safety and traffic generation;
Accessibility to buildings, neighbourhoods and sustainable transport modes;
Impact on safety, crime prevention and health; adequacy of internal
accommodation , external amenity space, refuse storage and collection,
vehicular access and car parking; and
Impact on biodiversity, landscape, archaeological or built heritage, green
Infrastructure and flood risk and drainage.
These are considered in detail in below.

Saved UDP Policies
DC18.1 Conservation Areas The proposed development would not have an
adverse impact on the character of the George Street Conservation Area or the
adjacent listed buildings. The policy states that consent for the demolition of buildings
will only be granted where it can be shown that the building is wholly beyond repair,
incapable of reasonably beneficial use, or where its removal or replacement would
benefit the character of the area. It is considered that on balance, the case for
demolition has been made and the principle of the demolition of the former Odeon
Cinema is discussed in more details below.
DC19.1 Listed Buildings The proposed development would not for the reasons
outlined in more detail below have an adverse effect on the setting of adjacent listed
buildings.
Policy DC20 Archaeology Consideration of the application has had regard to the
desirability of securing the preservation of sites of archaeological interest.
DC26.1 Development and Noise - Which details how the development control
process will be used to reduce the impact of noise on people living and working in the
City this issue is looked at in detail below.

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DC26.5 Development and Noise - Which states that the Council will control noise
levels by requiring where necessary, high levels of noise insulation in new
development as well as noise barriers where this is appropriate. This issue is looked
at in detail below
Guide to Development in Manchester Supplementary Planning Document and
Planning Guidance (April 2007) - Part 1 of the SPD sets out the design principles
and standards that the City Council expects new development to achieve, i.e. high
quality developments that are safe, secure and accessible to all. The proposals are
consistent with these principles.
Manchester City Centre Strategic Plan- The Manchester City Centre Strategic Plan
(published in 2009) presents a vision for the City Centre and sets out the strategic
action required to work towards achieving this over the period from 2009 2012. The
Plan considers the contribution to be made towards achieving the overall vision by
each of the distinct components of the City Centre and recognises the key role of
Manchester City Centre in providing a positive image and framework for inward
investment and explains that its continued strong economic performance within a
high quality urban environment will be fundamental to the prosperity of both
Manchester and its city region.
The site of the current planning applications fall within the area where the City
Council will to continue to work with its partners and target key sites for further
investment and development with particular attention being paid to broadening and
diversifying the nature of activity in this area. New, high quality commercial
development would be particularly advantageous, by complementing the
conferencing and hotel facilities that are located here.
The site is adjacent to the Central Business District which is the focus for the largest
regional concentration of financial and professional services in the UK, and is crucial
to providing a diversified commercial product within the City Centre. Major
redevelopment programmes have brought a new vibrancy and commercial
confidence to the area and there is a need to maintain the momentum of
development and change. The Plan highlights the need to strengthen the commercial
positioning of St Peters Square through a comprehensive approach to development
and this is identified as one of the key priorities for the Central Business District.
The proposals for Landmark would be consistent with the delivery of these
objectives.
Civic Quarter Manchester Central Regeneration Framework This was
endorsed by the Executive in February 2010 and is a material consideration in the
determination of relevant planning applications. It aims to guide development and
investment in the Civic Quarter and deliver transformational change. The City Council
has identified the Civic Quarter as a highly sustainable location to focus investment,
which will be pivotal to the next phase of growth of the city centre economy.
The development of the former Odeon Cinema is identified as one of the key private
sector-led projects that will ensure that the full regenerative benefits of the public
sector expenditure within St Peters Square will be captured and amplified within the

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framework area, through the delivery of an office scheme which will improve the
views into St Peters Square on the approach from Oxford Road.
St Peters Square a Framework for Regeneration - In September 2012 the
Executive endorsed an updated Regeneration Framework for St Peters Square. The
Framework confirms that the area has the potential to be an exemplar of the very
best in Manchester civic architecture and to showcase and reflect the Citys growing
international status if it is addressed comprehensively.
The Framework aims is to deliver a new vibrant commercial quarter around St.
Peters Square and to bring forward significant new commercially-based activities
during the next 5 to 10 years, with a view to establishing a major commercial
destination and Civic Quarter.
The redevelopment of this site is seen as one of a number of essential ingredients
which are necessary to achieve this comprehensive and integrated vision, which
seeks to improve the functioning, amenity provision, and employment potential of this
unique heritage area.
Conservation Area Declarations
George Street Conservation Area Declaration
The George Street Conservation Area is bounded by Mosley Street, Charlotte Street,
Portland Street, Oxford Street, George Street and Dickenson Street. The area was
designated in 1985, and effectively consolidated several conservation areas by
linking those of Whitworth Street, St Peters Square, Albert Square and Upper King
Street.
It is a busy commercial district but the range of uses has expanded to include shops,
restaurants, banks and housing. The area is best known as the location of
Manchesters China Town.
Streets are laid out in a regular grid pattern, established in Georgian times, and this
is still in evidence.. Historically, the area has been a changing dynamic place, partly
due to fluctuating economic circumstances.
The continued use of existing buildings and, where appropriate, modern building
proposals will be given freedom to develop as long as they do not detract from the
existing quality of the built environment.
As with all new development, new proposals are considered in their context. This
may mean preparing designs which relate to an entire street, or to long vistas seen
from the junction of two streets, rather than evolving a design which could be located
anywhere in Manchester.
St Peters Conservation Area declaration:
St Peter's Square conservation area is situated in Manchester city centre. It is an
area which contains a mixture of commercial, cultural and civic buildings. The name

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derives from St. Peter's Church, which stood in the centre of St Peter's Square from
1788 to 1907.
The main characteristic of St Peter's Square conservation area is primarily one of
civic grandeur, but it also contains some commercial property. The earliest building in
the conservation area is the Friends' Meeting House on Mount Street, designed by
Richard Lane and completed in 1830. It is in Greek Classical style with Ionic
pedimented portico and replicates the Temple of Ilissus in Attica, a province of
Greece. The area also contains a number of other listed buildings, including the
Midland Hotel (Grade II* Listed), which is the epitome of the grand style in late
Victorian architecture.
When opened in 1934 by King George V, the Central Library (Grade II* Listed) was
the largest public library in the country. It is a Classical-style building in Portland
Stone which takes inspiration from the Pantheon in Rome, with its circular plan and
the central lantern light at the top of the dome. Its huge portico, supported by six
Corinthian columns, emphasises the importance of St Peter's Square.
The Central Library and the Town Hall Extension were designed at the same time,
and together they form a single composition with a walkway between them.
Scope for improvements in St Peter's square is limited to refurbishment of listed
buildings and redevelopment of the others. Any proposals should relate to the
existing building context in form, scale, height, massing and material, and be
complementary to the character of adjacent listed buildings.
New and refurbished buildings in the area should be neither diluted nor superficial
reflections of historic buildings but should have a vitality of their own. Bland copies
would make no positive contribution but would simply devalue the historic character
of the area.
Legislative requirements
Section 66 of the Listed Building Act provides that in considering whether to grant
planning permission for development that affects a listed building or its setting the
local planning authority shall have special regard to the desirability of preserving the
building or its setting or any features of special architectural or historic interest which
it possesses.
Section 72 of the Listed Building Act provides that in the exercise of the power to
determine planning applications for land or buildings within a conservation area,
special attention shall be paid to the desirability of preserving or enhancing the
character or appearance of that area. Therefore, a key issue is whether a case can
be made to justify the buildings demolition. This is considered in detail below.
S149 Equality Act 2010 provides that in the exercise of all its functions the Council
must have regard to the need to eliminate discrimination, advance equality of
opportunity and foster good relations between person who share a relevant protected
characteristic and those who do not. This includes taking steps to minimise

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disadvantages suffered by persons sharing a protect characteristic and to encourage

that group to participate in public life. Disability is a protected characteristic.
S17 Crime and Disorder Act 1998 provides that in the exercise of its planning
functions the Council shall have regard to the need to do all that it reasonably can to
prevent crime and disorder.
The Schemes Contribution to Regeneration
Regeneration is an important planning consideration. The City Council has had a
considerable amount of success over the past fifteen years regenerating large parts
of the city centre. The work in the city centre renewal area, Piccadilly, Spinningfields,
Manchester Central, the Northern Quarter, First Street and Castlefield all being good
examples. However, much remains to be done if the city centre is to remain
competitive, and it is important to ensure that investment in Manchester does
continue.
The Civic Quarter and The Corridor have been identified as regeneration priorities by
the City Council. It is envisaged that the area around St Peters Square will become a
new commercial destination providing opportunities for large floorplate, Grade A
commercial offices similar to those developed successfully at Spinningfields, the
commercial core and Piccadilly. This is considered to be essential to the ongoing
success of the City Centre. The application site offers one of a small number of
opportunities to provide the type of commercial product identified for this area and
therefore its development would be wholly consistent with the Citys regeneration
objectives.
In order to fully contribute to the regeneration of the area, the site should be
developed to the highest quality. The proposal would help to: create an urban
environment which is attractive to all those who want to work in and visit the area and
help to ensure that the City Centre is competitive with the other regional cities
nationally and beyond; strengthen the retail and business sectors and would be
accessible to all users offering a safe and accessible environment; add to the
diversity of vital functions and activities, promote additional investment opportunities
and enhance the Citys distinctive quality of architectural and historic fabric;
demonstrate economic confidence in both the civic quarter and the city centre; create
a major economic benefit in terms of job creation and investment; would emphasise
the importance of Manchester city centre as a major office location; and, therefore,
help to continue the successful regeneration of the city centre and its economy.
In addition this scheme would:
Deliver of a new landmark office building capable of attracting major office

occupiers / company headquarters;
Deliver up to 1,383 FTE jobs once occupied;
Increase activity / bringing more people into the area adding to its vitality and
leading to increased spending in the local economy;
Make a major contribution towards strengthening the commercial positioning
of St Peters Square, helping to establish the Civic Quarter as a new office
destination that diversifies the commercial product within the City Centre;

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Help to drive forward the next phase of growth of the City Centre economy
and contribute towards the development of St Peters Square and The
Corridor;
Promote regeneration through redevelopment and provide a catalyst for
development in other areas of the City Centre and beyond, including First
Street and Whitworth Street West, through improving accessibility and
pedestrian connectivity and encouraging further investment;
The proposal would help to strengthen the commercial positioning of the area and
assist in the establishment of St Peters Square as a high quality location. The
creation of a new office destination would help to drive forward the next phase of
growth in the city centre economy, and therefore promote regeneration.
There is an acknowledged shortage of Grade A office development in the city centre
which has to be addressed if the City is to remain competitive. Assessments of
existing office stock in the area conclude that almost without exception, the buildings
in this area do not meet the requirements of modern occupiers, let alone the next
generation of office occupiers and this highlights an urgent need for investment in
commercial-led regeneration. The St Peters Square area has been identified as one
of the locations where this shortage can be addressed. The current proposal would
meet the requirements of known market requirements in terms of footplate, layout,
flexibility, location and setting.
Economic Justification
Manchester is the UK City outside London that is most likely to be able to increase its
long term growth rate, to access international networks and enjoy strong connections
to the rest of the world. It has the essential economic assets such as size, scale,
connectivity, institutions, suitable housing / amenities and concentration of skilled
workers, to provide it with a route to long term growth that would make a meaningful
difference to the UK economy as a whole. Creating the conditions to support growth
in Manchesters key sectors is critical, and an important action is the need to provide
new commercial development in the right locations.
Manchester City Centres supply of Grade A office floorspace is diminishing and the
limited number of new office schemes in the development pipeline mean that there
could be an acute shortage of new large-scale Grade A office floorspace in the
foreseeable future.
Manchester City Council is promoting the Civic Quarter as a major new commercial
destination to provide new Grade A office floorspace and in order to help to keep
pace with the market over the next 5 10 years office development must provide the
right product to attract growth and therefore be of the highest quality, comprising
modern and flexible floor plates. The proposals would provide such a product.
Deliverability
It is important for the proper planning of the area and in order to deliver the City
Councils regeneration ambitions that the planning process secures realistic and
deliverable outcomes. There has been permission in place on this site for nearly 6

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years but development has not commenced. As a consequence, the site has become
semi derelict. It is appropriate therefore to consider the likelihood of any further
approval for an office development on this site being delivered
An experienced team is now in place that has extensive success in delivering
schemes of this nature. The implementation of the regeneration strategy through the
schemes set out in this report have established a level of confidence that will
encourage others to commit to the area.
The proposed developments would be in keeping with the objectives of the Civic
Quarter and St Peters Square Conservation Area and the City Centre Strategic Plan
and in view of the above, the proposed development would complement and build
upon Manchester City Councils current and planned regeneration initiatives and as
such would be consistent with sections 1 and 2 of the National Planning Policy
Framework, and Core Strategy policies SP1, EC1, CC1, CC7, CC8, CC9 and EN1
Impact on the Character and Appearance of the Heritage Assets

Sections 16, 66 and 72 of the Listed Buildings Act requires that special consideration
is given to the desirability of preserving the building or its setting or any features of
special architectural or historic interest which it possesses and to the desirability of
preserving or enhancing the character or appearance of that area.
Development decisions should accord with the requirements of Section 12 of the
National Planning Policy Framework which notes that heritage assets are an
irreplaceable resource and emphasises that they should be conserved in a manner
appropriate to their significance.
The NPPF requires that applications that cause substantial harm ought to provide
clear and convincing justification for the harm. Where development will lead to less
than substantial harm to the significance of a listed building, this harm should be
weighed against the public benefits of the proposal, including securing its optimum
viable use.
The scheme involves the demolition of a non-listed building situated within the
George Street Conservation area. It also has an impact on the character of the
George Street and St Peters Square Conservation Areas. The former Odeon is
considered to be a heritage asset particularly in relation to its history and long
association with the area. The building itself is not listed, however the site does
though holds an important position within the Conservation Area, being seen in long
and wide views from a number of nearby streets. Apart from the principle front
elevation, which is considered to be of limited quality, the building consists of
utilitarian structures of no architectural merit. Over the years the cinema has
undergone numerous changes and alterations to the interior and exterior in order the
meet the changing requirements of contemporary cinema and most of the interior,
which would have given the building its particular character and significance has
been removed and sub-divided. As a consequence it is understood that the buildings
interiors have little or no original material of significance.

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The return elevations are oppressive and have no active frontage and the loss of the
original vertical centrepiece that formed the name sign and the over painting, staining
and damage of the faience casted corner returns has eroded much of the original
quality of the buildings main faade onto Oxford Street. The large plain pitched roof,
which has been recently re-clad in profiled metal sheeting, is visible from St Peters
Square and Oxford Street and in this respect has a negative impact. The mass of
brickwork and the cheap sheeted roof are considered to be negative contributers to
the conservation area.
There is no possibility of retaining the proposed building in its previous use as there
is a restrictive covenant on the use of the building as a cinema for which it would in
any case be unsuitable. Whilst the building could be reused for some purpose, it is
considered that conversion to another economically viable use within the existing
building envelope would be extremely difficult due largely to the specific nature of the
design for its original use, and the fact that the building requires constant and
extensive maintenance in order to merely preserve the envelope. In light of the
above, it is considered that the loss of the building would involve less than substantial
harm.
In view of the above it is considered that the proposed development would on
balance be consistent with the development would be consistent with sections 7 and
12 of the National Planning Policy Framework policies SP1, DM1, EN3 and CC9 and
of the Core Strategy and saved UDP policies DC18.1 and 19.1.
Benefits of the Proposed Redevelopment of the Site/ Design Issues
The new development would make a positive contribution to the area through its
siting, scale, height, physical form and architectural detail. It would be a high quality
building on an important site. The proposal would be taller than some of the
surrounding buildings but this can be justified by the prominence of the site, the
existing urban pattern of Oxford Road and the quality of the architecture. Oxford
Street is already punctuated by taller landmark buildings such as the Palace Hotel
and St James Buildings and the scale of buildings proposed around St Peters Square
would be consistent with this.
The layout and three dimensional form would reinforce the importance of Oxford
Road as a major entry route to the City Centre and the proposed building would have
a good modern design enhanced by a palette of high quality materials.
The building would incorporate a representation of the tripartite sub-division in which
the building comprises a distinct base, middle and top element. This faade
modulation helps to break up the scale of the elevations.
In view of the above the proposals would be consistent sections 1, 2, 4, 6, 7 and 8 of
the National Planning Policy Framework and policies SP1, DM1, EN1, EN2, EN3,
CC6 and CC9 of the Core Strategy
Impact on Conservation Areas and nearby Listed Buildings

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The site is in the vicinity of a number of listed buildings, within the George Street
Conservation Area and adjacent to the Peter Street / Deansgate Conservation Area.
In view of this it is necessary to consider the impact that the proposals would have on
the setting of the conservation areas and listed buildings.
As a result of redevelopments at different times over the past 100 years, there is very
little consistency in the appearance of the immediate context of the application site
and the buildings in the area around the site represent a variety of architectural
styles. However in general terms the character of Oxford Street and adjacent areas is
one of larger commercial buildings. The proposed building would be in keeping with
this character. In addition the materials chosen are intended to reflect the historical
palette of materials used in buildings in the vicinity of the application site and the
building would provide considerable visual enhancement of the site.
The building would be seen in views with a number of listed buildings within the
adjacent areas. However it is considered that the new building would not have a
detrimental impact on the settings of listed building within areas adjacent to the site.
The proposed building would acknowledge the historic environment and reinforce key
characteristics of the conservations areas and the historic setting of nearby listed
buildings. English Heritage has been consulted on the proposed design and visual
assessment and have commented that the proposals would be a positive addition to
the Conservation Area.
In view of the above it is considered that the proposed development would on
balance be consistent with the development would be consistent with sections 7 and
12 of the National Planning Policy Framework policies SP1, DM1, EN3 and CC9 and
of the Core Strategy and saved UDP policies DC18.1 and 19.1.
Effects on Local Environment
In assessing the merits of this application, consideration needs to be given to the
impact that the proposed building would have on the local environment for local
residents, particularly those in Tuscany House to the rear of the site on Dickenson
Street. An assessment has been submitted with the application to assess the
potential impact of the proposed development on the daylight and sunlight enjoyed to
windows in this residential accommodation. The assessment was undertaken in the
light of the approach advocated in Building Research Establishment (BRE) guidance
to the current British Standard for the code of practice for daylighting. The results of
the analysis show that whilst there would be some adverse impact on some of the
windows in Tuscany House as a result of the development, in the context of this City
Centre site the levels of daylight and sunlight that would be enjoyed would continue
to be sufficient and that overall the adverse impact would not be material.
In view of the above the proposals would be consistent with policy DM1 of the Core
Strategy.
Parking, Servicing and Access

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116 parking spaces are proposed as part of the development. The City Council in
conjunction with its partners has invested heavily in public transport and the
promotion of the use of more sustainable forms of transport by all those who use the
City Centre. However, the promotion of more sustainable forms of transport does not
mean that there will no longer be a requirement for car parking and such provision
does form part of a balanced approach to transport provision. It should be noted that
in the past 10 to 15 years sites on a number of surface car parks have been
redeveloped and this has reduced the parking options within the City Centre. Given
this, whilst the policy objective is for more of trips to be made by public and other
more sustainable modes of transport, there is a need to provide for car parking, in
appropriate circumstances to ensure that the City remains competitive.
The impact of the proposals on parking and the highway network has been
considered in the Transport Assessment. It is considered that adequate car and
cycle parking would be provided as part of the development.
Contribution to Public Spaces and Facilities
The proposals would improve the immediate environment, by replacing pavements
and installing dropped kerbs for example. The public realm works would also include
the relocation of car parking spaces on George Street.
The proposals are designed to co-ordinated with the public realm works envisaged
as part of the Civic Quarter Regeneration Framework.
In view of the above the proposals are consistent with section 4 of the National
Planning Policy Framework, and Core Strategy Policies SP1, DM1 and T2.
Green Travel Plan / Cycling
The proposal recognises the need to encourage those employed within the
development and visitors to travel to work and business by sustainable transport
modes and is committed to the development and implementation of a Travel Plan,
that would promote cycling, walking, public transport and emerging initiatives such as
the City Centre Car Club as alternatives to the use of the private car, thereby
reducing the demand for on-site parking spaces.
Secure on site cycle parking along with showering facilities would be provided within
the car parking area.
In view of the above the proposals are consistent with section 4 and 10 of the
National Planning Policy Framework and Core Strategy policies DM1 and T2.
Sustainability
It is considered that the proposal would be highly sustainable in terms of energy
conservation, carbon reduction, use of passive systems such as solar shading, use
of materials and waste minimisation, reuse and recycling and the proposals is
expected to gain a BREAAM rating of excellent

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The following measures have been modelled and are to be incorporated to the
development:
Air Source Heat Pump, water loop type connected to water cooled VRV
installations to deliver heating and cooling services to the Tenant Floor Areas.
Solar hot water collectors for domestic hot water service generation.
Photovoltaic panels to contribute to the reduction in building energy use.
Low energy lighting utilising L.E.D. technology.
Rain Water harvesting to minimise water usage within the building
In view of the above the proposals are consistent with section 4 and 10 of the
National Planning Policy Framework and Core Strategy policies SP1, DM1 and T2
Access
The principle entrance to the building would be level and lifts providing full access to
all floors would be located within close proximity of this entrance area. Six of the 116
parking spaces would be laid out for disabled people. The allocated spaces would be
within easy reach of the lift that serves the basement from the office lobby area.
In view of the above the proposals are consistent with Core Strategy policy DM1.
TV Reception
A TV and Radio reception study has been undertaken that identifies potential
shadowing and reflection of signals. A condition that requires further detailed surveys
to precisely identify the effect of the proposals and for the developer to undertake
appropriate measures to mitigate any effects is capable of being attached to any
consent granted.
In view of the above the proposals are consistent with Core Strategy policy DM1.
Crime and Disorder
It would be expected that an enhanced level of personal security for those using the
area would result from this development as a result of the improvements to the level
of ground floor activity on the site. Greater Manchester Police have been involved in
pre-application discussions on the scheme and have provided a crime impact
assessment. Greater Manchester Police have raised no objections to the proposals
and it is expected to achieve Secured by Design accreditation. A condition requiring
that the development seeks to achieves that accreditation is capable of being
attached to any consent granted.
In view of the above the proposals are consistent with Core Strategy Policy DM1.
Noise
The acoustic report submitted with the application outlines how the premises can be
sufficiently acoustically insulated to prevent the disturbance of residents from

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adjacent noise sources and these measures are capable of being a condition of any
consent granted.
It is considered that subject to compliance with conditions relation to the hours during
which deliveries can take place and the acoustic insulation of any associated plant
and equipment that there would be no adverse impact on amenity as a result of the
proposed use.
In view of the above subject to compliance with conditions the proposals would be
consistent with Core Strategy Policies SP1 and DM1 and saved UDP policies
DC26.1 and DC26.5.
Amenity
The proposal would create activity at ground floor level and along with a high quality
approach to carrying out improvements to the public realm immediately surrounding
the site, would serve to enhance the area's amenity.
In view of the above the proposals would be consistent with Core Strategy Policies
SP1 and DM1.
Response to Objectors Comments.
The comments of the majority of objectors have been addressed above but in
addition it should be noted that:
Issues in relation to highway safety, noise and disturbance including from vibration
during construction and demolition works would be dealt with under Environmental
Health Legislation. These issues could also be considered by the City Council as part
of its evaluation of a Construction Management Plan the submission of which could
be a condition of any consent granted.
In terms of the extended period of disruption that residents have and would be
exposed to it should be noted that Tuscany House lies within a busy City Centre
environment where development on the scale and over the time period for the
implementation of this and adjacent consented developments would not be unusual.
As detailed above measures are capable of being put in place as part of a
Construction Management Plan to ensure that disruption to residents is minimised
and this would for example include limitations on the hours during which construction
and demolition works can take place. Given this and the fact that the regeneration of
the Civic Quarter and St Peters Square is the focus of one of the Citys current major
regeneration initiatives and would bring great improvements to the wider city in terms
of employment generation and at a more local level to improvements in the overall
amenity of the area, it is considered that on balance some minimal impact on
residents over the period of time during which the regeneration is taking place is
acceptable.
Panels Comments / Cinema Theatre Association/ The Theatres Trust

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The comments that were received on the original application in relation to the
importance and condition of the existing building were noted. It should be noted that
the request for the 'spot listing' of the building was rejected. It is important to note that
as the building is not listed, a thorough analysis of its condition (and particularly its
external appearance) has been undertaken and the proposal has been taken forward
in discussion with English Heritage who have no objection to the demolition or to the
proposed replacement building. Whilst it should be acknowledged that the building
does have some worthy qualities, it is important to strike a balance between this and
the benefits that the proposed scheme would bring to this location and the City
Centre generally.
There is no requirement within the NPPF to demonstrate that given its former use the
building is surplus for cultural and community requirements within the catchment area
before granting redevelopment of the site. The building has been vacant for over 9
years and as such would not represent the loss of a valued facility or service or
reduce the communities ability to meet its day to day needs.
The requirement to take account of and support local strategies to improve health,
social and cultural wellbeing for all, and deliver sufficient community and cultural
facilities and services to meet local needs and that with reference to the above is only
one of the Core Planning Principles in the NPPF. This report has considered the
above within the context of all of the relevant Core Principles including finding ways
to enhance and improve the places in which people live their lives; proactively driving
and supporting sustainable economic development, seeking to secure a high quality
design and good standard of amenity for all existing and future occupants of land and
buildings; encouraging the effective reuse of land; and encouraging effective reuse of
land. Given all of these considerations, the relative significance of the heritage asset
and the availability of many alternative facilities and opportunities within the City for
community and cultural opportunities as demonstrated above the demolition of the
former Cinema is considered on balance to be acceptable.
CONCLUSION
Government advice is that Local Planning Authorities should have regard to the
desirability of preserving or enhancing the character or appearance of conservation
areas and of ensuring that new buildings fit in with an historic area, rather than stand
alone within it. These concerns are also reflected in the City Councils own approved
planning policies contained within the Core Strategy and saved UDP policies. The
existing building which is vacant and has been the subject of numerous changes over
the years which have diminished its appearance and quality is not considered to
enhance the conservation area and is considered to make a neutral contribution.
The development would assist in the ongoing regeneration of this part of the City
Centre and it is considered that the applicant has provided sufficient justification for
the demolition of the building and the subsequent redevelopment which it is
considered would enhance the character of the George Street and adjacent Peter
Street Conservation Area. The loss of the former Odeon Cinema would lead to less
than substantial harm to the character of the conservation area and that when
weighed against the public benefits of the proposals including securing its optimum

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15 August 2013
viable use it is considered for the reasons outlined above below that on balance the
proposals are acceptable.
The recent take-up of office space, the numbers of office occupier requirements and
the limited number of new office schemes in the development pipeline indicate that
within the next 1 2 years there will be an acute shortage of new, large-scale, Grade
A office floorspace within the City Centre.
The proposed development would provide new office space capable of meeting the
requirements of the next generation of office occupiers and help to strengthen the
commercial offering of St Peters Square, in accordance with the City Councils
objectives to transform this area into a major new commercial destination. This would
be pivotal to the next phase of growth of the City Centre economy, which is of major
significance in view of its role as the primary driver of the wider Manchester City
region economy.
The planned investment in the framework area will deliver sustainable development
and strengthen the already rich mix of civic, business, cultural, tourism and leisure
uses and it is anticipated that it will create a vibrant cosmopolitan meeting place.
The Civic Quarter is ideally located to support the key growth sectors
of the economy and to accommodate new buildings which can keep pace with the
demands of the market over the next 5 10 years. It can also provide an
environment and setting for business that complements and can be differentiated
from other existing and more established and emerging locations, such as
respectively Spinningfields and First Street.
It is anticipated that the planned public, civic and commercial investment in the Civic
Quarter will increase the existing floorspace by 67% - to almost 500,000 square
metres providing first class facilities and Grade A office space to equal the offer of
Spinningfields. This will, in turn, cater for an estimated 8,875 new full time jobs and
amount to an estimated construction investment in the region of 950 million.
There are several indicators of need for new office space within Manchester City
Centre including current supply, historic take-up rates, schemes in the development
pipeline and future demand and current requirements. Evidence submitted with the
application identifies a very real and pressing need for the delivery of new Grade A
floorspace on a scale that can deliver what the market requires within the City
Centre.
The majority of office based schemes that have been recently developed or are
under construction have significant levels of pre-let and as such there is a relatively
small amount of speculative grade A accommodation available within the market
place. Such a situation must be a cause for concern as it would constrain growth in
the City. As such, it can be seen that the provision of high quality, grade A office
based accommodation would make a major contribution to regeneration in the City.
Human Rights Act 1998 considerations This application needs to be considered
against the provisions of the Human Rights Act 1998. Under Article 6, the applicants
(and those third parties, including local residents, who have made representations)

Item 8
15 August 2013
have the right to a fair hearing and to this end the Committee must give full
consideration to their comments.
Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a
persons home, other land and business assets. In taking account of all material
considerations, including Council policy as set out in the Core Strategy and saved
polices of the Unitary Development Plan, the Head of Planning has concluded that
some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and
other occupiers and owners of nearby land that might be affected may be interfered
with but that that interference is in accordance with the law and justified by being in
the public interest and on the basis of the planning merits of the development
proposal. She believes that any restriction on these rights posed by the approval of
the application is proportionate to the wider benefits of approval and that such a
decision falls within the margin of discretion afforded to the Council under the Town
and Country Planning Acts.
Recommendation
Application ref no 102859 APPROVE

Application ref no 102840 APPROVE
Article 31 Declaration
Officers have worked with the applicant in a positive and pro-active manner to seek
solutions to problems arising in relation to dealing with the planning application. This
has included on going discussions about delivery of the scheme and design
developments and the acceptability of these which has resulted in this new
application.
Conditions to be attached to the decision
102859
1) The development must be begun not later than the expiration of three years
beginning with the date of this permission.
Reason - Required to be imposed pursuant to Section 91 of the Town and Country
Planning Act 1990.
2) The development hereby approved shall be carried out in accordance with the
following drawings and documents:
(a) Site plan 05011 C645 P AL 001;
(b) Dwgs 05011 C645 P B4 001, B4 001, B3 001, B2 001, B1 001, 00 001 Rev A, 01
001, TY 001, 11 001, 12 001, RF 001;
(c) Dwgs 05011 C645 E SW 001 Op2, SE Op02, SW 001, SW002, SE001, NW 001
Rev A, NE002, NE00;
(d) 05011 C645 S AA 001 and BB 001;

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15 August 2013
(e) 05011 C645 BS 00 001, TY 001, T2 001;

(j) Recommendations contained in section's 5,6,7,8 and 9 of Crime Impact
Assessment Version A dated 17th June 2013;
(k) Details contained in Landmark Refuse Strategy stamped as received on 24-0613; and
(j) Recommendations contained in Sections 5.0 and 6.0 of Sol Acoustics
Environmental Noise Study dated June 2013.
Reason - To ensure that the development is carried out in accordance with the
approved plans. Pursuant to Core Strategy SP 1, EC1, CC1, CC4 , CC5 , CC6 ,
CC7, CC8, CC9 , CC10, T1, T2 , EN1, EN2 , EN3 , EN6 , EN 8, EN 16 , EN 18 ,
EN1, DM 1 and saved Unitary Development Plan polices DC10.1, DC18.1,
DC19.1and DC26.1.
3) The wheels of contractors vehicles leaving the site shall be cleaned and the
access roads leading to the site swept daily in accordance with a management
scheme submitted to and approved in writing by the City Council as local planning
authority prior to any works commencing on site.
Reason - In the interest of pedestrian and highway safety, as specified in policies
SP1 and DM1 of the Core Strategy.
4) The development hereby approved shall achieve a post-construction Building
Research Establishment Environmental Assessment Method (BREEAM) rating of
excellent. Post construction review certificate(s) shall be submitted to, and approved
in writing by the City Council as local planning authority, before any of the buildings
hereby approved are first occupied.
Reason - In order to minimise the environmental impact of the development,
pursuant to policies SP1, T1-T3, EN4-EN7 and DM1 of the Core Strategy, and the
principles contained within The Guide to Development in Manchester SPD (2007),
and the National Planning Policy Framework.
5) The development hereby approved shall not commence unless and until a
Construction Management Plan, including details of the following
Hours of site opening / operation
A Site Waste Management Plan,
Air Quality Plan;
A plan layout showing areas of public highway agreed with the Highway Authority for
use in association with the development during construction;
The parking of vehicles of site operatives and visitors;
Loading and unloading of plant and materials;
Storage of plant and materials used in constructing the development;
Construction and demolition methods to be used, including the use of cranes;
The erection and maintenance of security hoarding;
Measures to control the emission of dust and dirt during construction and;

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15 August 2013
A scheme for recycling/disposing of waste resulting from demolition and construction

works;
Details of and position of any proposed cranes to be used on the site and any
lighting;
A detailed programme of the works and risk assessments;
Details on the timing of construction of scaffolding,
A Human Impact Management Plan
has been submitted to and approved in writing by the City Council as local planning
authority..
The approved CMP shall be adhered to throughout the construction period.
Reason: In the interests of the amenity of the area, pursuant to policies DM1, EN15,
EN16, EN17 and EN18 of the Core Strategy and Guide to Development 2 (SPG)
6) a) Before the development hereby approved commences, a report (the
Preliminary Risk Assessment) to identify and evaluate all potential sources and
impacts of any ground contamination, groundwater contamination and/or ground gas
relevant to the site shall be submitted to and approved in writing by the City Council
as local planning authority. The Preliminary Risk Assessment shall conform to City
Council's current guidance document (Planning Guidance in Relation to Ground
Contamination).
In the event of the Preliminary Risk Assessment identifying risks which in the written
opinion of the Local Planning Authority require further investigation, the development
shall not commence until a scheme for the investigation of the site and the
identification of remediation measures (the Site Investigation Proposal) has been
submitted to and approved in writing by the City Council as local planning authority.
The measures for investigating the site identified in the Site Investigation Proposal
shall be carried out, before the development commences and a report prepared
outlining what measures, if any, are required to remediate the land (the Site
Investigation Report and/or Remediation Strategy) which shall be submitted to and
approved in writing by the City Council as local planning authority.
b) When the development commences, the development shall be carried out in
accordance with the previously agreed Remediation Strategy and a
Completion/Verification Report shall be submitted to and approved in writing by the
City Council as local planning authority.
In the event that ground contamination, groundwater contamination and/or ground
gas, not previously identified, are found to be present on the site at any time before
the development is occupied, then development shall cease and/or the development
shall not be occupied until, a report outlining what measures, if any, are required to
remediate the land (the Revised Remediation Strategy) is submitted to and approved
in writing by the City Council as local planning authority and the development shall be
carried out in accordance with the Revised Remediation Strategy, which shall take
precedence over any Remediation Strategy or earlier Revised Remediation Strategy.

Item 8
15 August 2013
Reason - To ensure that the presence of or the potential for any contaminated land
and/or groundwater is detected and appropriate remedial action is taken in the
interests of public safety, pursuant to Section 11 of the National Planning Policy
Framework and policies DM1 and EN18 of the Core Strategy.
7) No development that is hereby approved shall commence unless and until
samples and specifications of all materials to be used on all external elevations of the
development along with jointing and fixing details and a strategy for quality control
management have been submitted to and approved in writing by the City Council as
local planning authority.
Reason - To ensure that the appearance of the development is acceptable to the City
Council as local planning authority in the interests of the visual amenity of the area
within which the site is located, as specified in policies SP1 and DM1 of the Core
Strategy.
8) Before development commences or within a timescale as otherwise agreed in
writing by the City Council a scheme for the acoustic insulation of any externally
mounted ancillary equipment associated with the hotel use to ensure that it achieves
a background noise level of 5dB below the existing background (La90) in each
octave band at the nearest noise sensitive location shall be submitted to and
approved in writing by the City Council as local planning authority in order to secure a
reduction in the level of noise emanating from the equipment.
Reason - To safeguard the amenities of the occupiers of nearby residential
accommodation, pursuant to policies SP1 and DM1 of the Core Strategy and saved
UDP policies DC26.
9) Deliveries, servicing and collections including waste collections shall not take
place outside of the following hours:
07.30 to 20.00, Monday to Saturday, and
10.00 to 18.00 Sundays and Bank Holidays.
Reason - In interests of residential amenity in order to reduce noise and general
disturbance in accordance with saved policy DC26 of the Unitary Development Plan
for the City of Manchester and policies SP1 and DM1 of the Core Strategy.
10) Before the development hereby approved is completed, details of the materials,
including natural stone or other high quality materials to be used for the footpaths
and for the areas between the pavement and the line of the proposed building, along
with a surfacing strategy for the, vehicular crossings, and vehicular carriageways
around the site and details of building threshold levels and footway widths shall be
submitted to and approved in writing by the City Council as local planning authority.
All works approved in discharge of this condition shall be fully completed before the
development hereby approved is first occupied,
Reason - In the interests of amenity and to ensure that paving materials are
consistent with the use of these areas as pedestrian routes and in accordance with
Core Strategy policies SP1 and DM1.

Item 8
15 August 2013
11) The details of an emergency telephone contact number shall be displayed in a

publicly accessible location on the site and shall remain so displayed for the duration
of the construction and fitting out of the development.
Reason: In the interests of local amenity, pursuant policies SP1 and DM1 of the
Core Strategy.
12) Before the development commences, studies containing the following with
regard to television reception in the area containing the site shall be submitted to and
approved in writing by the City Council as local planning authority:
a) Identify, before the development commences, the potential impact area in which
television reception is likely to be adversely affected by the development. The study
shall be carried out either by the Office of Communications (OFCOM), or by a body
approved by OFCOM and shall include an assessment of when in the construction
process an impact on television reception might occur.
b) Measure the existing television signal reception within the potential impact area
identified in (a) above before development commences. The work shall be
undertaken either by an aerial installer registered with the Confederation of Aerial
Industries or by a body approved by the Independent Television Commission, and
shall include an assessment of the survey results obtained.
(c) Assess the impact of the development on television signal reception within the
potential impact area identified in above within one month of the practical completion
of the development or before the development is first occupied, whichever is the
sooner, and at any other time during the construction of the development if requested
in writing by the City Council as local planning authority in response to identified
television signal reception problems within the potential impact area. The study shall
identify such measures necessary to maintain at least the pre-existing level and
quality of signal reception identified in the survey carried out in (b) above. The
measures identified must be carried out either before the building is first occupied or
within one month of the study being submitted to the City Council as local planning
authority, whichever is the earlier.
Reason - To provide an indication of the area of television signal reception likely to
be affected by the development to provide a basis on which to assess the extent to
which the development during construction and once built, will affect television
reception and to ensure that the development at least maintains the existing level
and quality of television signal reception. In the interest of residential amenity, as
specified in policy DM1 of Core Strategy.
13) Before development commences or within a timescale as otherwise agreed in
writing by the City Council details of the measures to be incorporated into the
development (or phase thereof) to demonstrate how secure by design accreditation
will be achieved have been submitted to and approved in writing by the City Council
as local planning authority. The development shall only be carried out in accordance
with these approved details. The development hereby approved shall not be
occupied or used until the Council as local planning authority has acknowledged in
writing that it has received written confirmation of a secure by design accreditation
unless otherwise agreed in writing.

Item 8
15 August 2013
Reason - To reduce the risk of crime pursuant to policies SP1 and DM1 of the Core
Strategy.
14) Before first occupation of any part of the development, a Travel Plan including
details of how the plan will be funded, implemented and monitored for effectiveness,
shall be submitted to and approved in writing by the City Council as local planning
authority. The strategy shall outline procedures and policies that the developer and
occupants of the site will adopt to secure the objectives of the overall site's Travel
Plan Strategy. Additionally, the strategy shall outline the monitoring procedures and
review mechanisms that are to be put in place to ensure that the strategy and its
implementation remain effective. The results of the monitoring and review processes
shall be submitted in writing to the local planning authority and any measures that are
identified that can improve the effectiveness of the Travel Plan Strategy shall be
adopted and implemented
Reason: In accordance with the provisions contained within planning policy guidance
and in order to promote a choice of means of transport, pursuant to policies T2 and
EN16 of the Core Strategy
102840
1) The works to which this consent relates must be begun not later than the
expiration of three years beginning with the date of this consent.
Reason - Required to be imposed pursuant to Section 18 of the Planning (Listed
Buildings and Conservation Areas) Act 1990 as applied and modified in relation to
buildings in conservation areas.
2) The demolition hereby permitted shall not be undertaken before a contract for the
carrying out of the building works for the redevelopment of the site approved under
102859/FO/2013/C1 has been made, and evidence of that contract has been
supplied to the City Council as local planning authority.
Reason - In the interests of visual amenity and for the avoidance of doubt, and to
ensure that redevelopment of the site takes place following demolition of the existing
building pursuant to saved policy DC18 of the Unitary Development Plan for the City
of Manchester, policies SP1, EN3 and DM1 of the Core Strategy and the National
Planning Policy Framework.
Local Government (Access to Information) Act 1985
The documents referred to in the course of this report are either contained in the
file(s) relating to application ref: 102859/FO/2013/C2 held by planning or are City
Council planning policies, the Unitary Development Plan for the City of Manchester,
national planning guidance documents, or relevant decisions on other applications or
appeals, copies of which are held by the Planning Division.
The following residents, businesses and other third parties in the area were
consulted/notified on the application:

Contaminated Land Section

Highway Services
Environmental Health
City Centre Renegeration
English Heritage (NW Region)
Transport For Greater Manchester
Greater Manchester Police
Corridor Manchester
3 Oxford Court, Manchester, M2 3WQ
12 Oxford Road, Manchester, M1 5QA
6 Oxford Road, Manchester, M1 5GA
34 Oxford Street, Manchester, M1 5EL
40 - 42 Oxford Street, Manchester, M1 5EJ
24 Oxford Court, Manchester, M2 3WP
133 Portland Street, Manchester, M1 4PY
Fourth Floor, 117 - 119 Portland Street, Manchester, M1 6FB
63 George Street, Manchester, M1 4NS
67 - 73 Oxford Street, Manchester, M1 6EQ
75 Oxford Street, Manchester, M1 6EQ
81 Oxford Street, Manchester, M1 6EG
Flat 39, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX
Item 8
15 August 2013

Item 8
15 August 2013

Peterloo House, Dickinson Street, Manchester, M1 4LF
Basement, 2 Harter Street, Manchester, M1 6HY
Ground Floor And First Floor, 2 Harter Street, Manchester, M1 6HY
Second Floor, 2 Harter Street, Manchester, M1 6HY
Third Floor, 2 Harter Street, Manchester, M1 6HY
Fifth Floor, 2 Harter Street, Manchester, M1 6HY
Fourth Floor, 2 Harter Street, Manchester, M1 6HY
Ground Floor, 87 - 89 Mosley Street, Manchester, M2 3LR
First Floor And Second Floor, 8 Oxford Court, Manchester, M2 3WQ
Blueprint, Oxford Court, Manchester, M2 3WQ
Odeon Cinema, Oxford Street, Manchester, M1 4PD
Ninth Floor Block D, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Third Floor, Basil House, 107 Portland Street, Manchester, M1 6DF
Fourth Floor And Fifth Floor, Basil House, 107 Portland Street, Manchester, M1 6DF
Basement, 109 Portland Street, Manchester, M1 6DN
Ground Floor, 109 - 111 Portland Street, Manchester, M1 6DN
Basement And Sub Basement, 111 Portland Street, Manchester, M1 6DN
Basement, 28 - 32 Princess Street, Manchester, M1 4LB
Third Floor, Century House, 11 St Peter`s Square, Manchester, M2 3DN
34 Princess Street, Manchester, M1 4JY
87 - 89 Mosley Street, Manchester, M2 3LR

Item 8
15 August 2013

1 St Peter`s Square, Manchester, M2 3DE
Gainsborough House, 109 Portland Street, Manchester, M1 6DN
117 - 119 Portland Street, Manchester, M1 6EH
2 Harter Street, Manchester, M1 6HY
111 Portland Street, Manchester, M1 6DN
28 - 32 Princess Street, Manchester, M1 4LB
109 Portland Street, Manchester, M1 6DN
109 - 111 Portland Street, Manchester, M1 6DN
32 Princess Street, Manchester, M1 4LB
Century House, 11 St Peter`s Square, Manchester, M2 3DN
First Floor, Peter House, Oxford Street, Manchester, M1 5AN
First Floor, Century House, 11 St Peter`s Square, Manchester, M2 3DN
Ground Floor, Peter House, Oxford Street, Manchester, M1 5AN
Second Floor, Century House, 11 St Peter`s Square, Manchester, M2 3DN
St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
First Floor, Basil House, 107 Portland Street, Manchester, M1 6DF
106 Portland Street, Manchester, M1 4RJ
110 Portland Street, Manchester, M1 4RJ
44 Oxford Street, Manchester, M1 5EJ
Fifth Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW
Wing F Fourth Floor Room 480, St James Buildings, 79 Oxford Street, Manchester,
M1 6FQ
Wing F Fourth Floor Rooms 481 And 482, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
Basement, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Ground Floor, Century House, 11 St Peter`s Square, Manchester, M2 3DN
Bank Of China Rear Of 67 To 69, Mosley Street, Manchester, M2 3JE
Basement And Ground Floor, 67 - 69 Mosley Street, Manchester, M2 3JE
Basement Room B, Abbey House, 74 Mosley Street, Manchester, M2 3WL
Ground Floor And Basement Elemental, 47 Oxford Street, Manchester, M1 6EQ
Wing F Fourth Floor Rooms 477 To 479, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
M1 6FQ
Basement Ds16, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Basement Store Ds6, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
M1 6FQ
Basement Office S4, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Basement Strongroom S3, St James Buildings, 79 Oxford Street, Manchester, M1
6FQ
Basement Store Ds 5, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ

Item 8
15 August 2013
Basement Strongroom S1, St James Buildings, 79 Oxford Street, Manchester, M1

6FQ
Basement, St James Building, 61 - 65 Oxford Street, Manchester, M1 6EQ
Ground Floor Room 2, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Ground Floor, Basil House, 107 Portland Street, Manchester, M1 6DF
Manchester Advertising Promotions Ltd, St Peter`s Square, Manchester, M2 3DF
Fifth Floor, 83 - 85 Mosley Street, Manchester, M2 3LG
Basement Room D, Abbey House, 74 Mosley Street, Manchester, M2 3WL
Wing F Second Floor Rooms 287-288, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
Wing D Second Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Second Floor, Basil House, 107 Portland Street, Manchester, M1 6DF
Ground Floor Left, 113 - 115 Portland Street, Manchester, M1 6DW
Suite Ga, 117 - 119 Portland Street, Manchester, M1 6ED
Second Floor 201, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
Third Floor 3b, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
First Floor 1c, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
Second Floor Office 205, Gainsborough House, 109 Portland Street, Manchester, M1
6DN
6DN
6DN
First Floor 107, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
Offices, 16 Oxford Street, Manchester, M1 5AE
Lower Ground Floor And Ground Floor, 8 Oxford Court, Manchester, M2 3WQ
Buildings Suite 1B, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Buildings Suite 1A, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Buildings Suite 1C, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ

Item 8
15 August 2013
Buildings Suite 1E, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Buildings Suite 3A, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
First Floor Commissionaires Room, Royal Buildings, Mosley Street, Manchester, M2
3AB
Second Floor 212a, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
First Floor, Royal Buildings, 2 Mosley Street, Manchester, M2 3AB
Buildings Suite 3C, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Buildings Suite 3E, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
First Floor, Bartle House, Oxford Court, Manchester, M2 3WQ
Buildings Suite 1da, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Basement To Third Floor, 79 Mosley Street, Manchester, M2 3LQ
Fourth Floor 4b, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
First Floor Office 102, Gainsborough House, 109 Portland Street, Manchester, M1
6DN
Third Floor 301, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
Manchester Art Gallery, Mosley Street, Manchester, M2 3JL
Basement, Century House, 11 St Peter`s Square, Manchester, M2 3DN
Basement Left, Century House, 11 St Peter`s Square, Manchester, M2 3DN
Basement Right, Century House, 11 St Peter`s Square, Manchester, M2 3DN
Basement And Ground Floor, 131 Portland Street, Manchester, M1 4PY
Wing D Third Floor Front, St James Buildings, 79 Oxford Street, Manchester, M1
6NT
First Floor 1b, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
Block C And Ninth Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Buildings Suite 3b1, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Buildings Suites 2a/2b And 3b2, Portland Buildings, 127 - 129 Portland Street,
Manchester, M1 4PZ
Fifth Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6EQ
Ground Floor Rear, Beaver House, 125 Portland Street, Manchester, M1 4QA
Ground Floor Front, Beaver House, 125 Portland Street, Manchester, M1 4QA
Premier Inn, 7 - 11 Lower Mosley Street, Manchester, M2 3DW

Item 8
15 August 2013
Buildings Suite 3F, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Second Floor Room 209, Gainsborough House, 109 Portland Street, Manchester, M1
6DN
Buildings Suite 3D, Portland Buildings, 127 - 129 Portland Street, Manchester, M1
4PZ
Second Floor Room 210, Gainsborough House, 109 Portland Street, Manchester, M1
6DN
Column 11 Opposite Portland Hotel, Portland Street, Manchester, M1 3ZZ
Prema Health And Fitness Centre, 7 - 11 Lower Mosley Street, Manchester, M2 3DW
Henry`s Cafe Bar, 7 - 11 Lower Mosley Street, Manchester, M2 3DW
Fourth Floor, Permanent House, 71 Mosley Street, Manchester, M2 3JN
Fifth Floor, Permanent House, 71 Mosley Street, Manchester, M2 3JN
Temple Of Convenience, Great Bridgewater Street, Manchester, M1 5JN
Ground Floor Unit 5, Abbey House, 74 Mosley Street, Manchester, M2 3FX
Basement And Ground Floor, Bishopgate, 7 - 11 Lower Mosley Street, Manchester,
M2 3DW
Fourth Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW
Third Floor Inscape, Abbey House, 74 Mosley Street, Manchester, M2 3LW
Third Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW
Wing F Fourth Floor Rooms 488-490, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
Wing F Fourth Floor Rooms 491-494, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
Wing F Third Floor Rooms 391-392, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
Manchester, M1 6FQ
The Paramount, 33 - 35 Oxford Street, Manchester, M1 4BH
Manchester Travel Inn Metro, 112 - 114 Portland Street, Manchester, M1 4WB
Unit 3a, 116 Portland Street, Manchester, M1 4RL
Ibis Hotel, 96 Portland Street, Manchester, M1 4GX
First Floor, Abbey House, 74 Mosley Street, Manchester, M2 3LW
Third Floor, 113 - 115 Portland Street, Manchester, M1 6DW
Unit 1 Springbok Bar, The Circus, Oxford Street, Manchester, M1 4BH
Second Floor, 113 - 115 Portland Street, Manchester, M1 6DW
Suite 1a, 113 - 115 Portland Street, Manchester, M1 6DW
Suite 1b, 113 - 115 Portland Street, Manchester, M1 6DW
Novotel Manchester Centre Hotel, 21 Dickinson Street, Manchester, M1 4LX
Ground Floor, Bartle House, Oxford Court, Manchester, M2 3WQ
Block F Seventh Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Ground Floor And Second Floor, Sussex House, 83 - 85 Mosley Street, Manchester,
M2 3LG
Eighth Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Ground Floor, Peter House, Lower Mosley Street, Manchester, M2 3WQ
Wing F Third Floor Suite 1, St James Buildings, 79 Oxford Street, Manchester, M1
6FN
Manchester, M1 6FN
Wing F Second Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ

Item 8
15 August 2013
First Floor Suite 1.2.01, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Second Floor Suite 2.1.01, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Third Floor Suite 3.3.01, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Fifth Floor Suite 5.3.01, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Sixth Floor Suite 6.05, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Seventh Floor Suite 7.05, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Eighth Floor Suite 8.05, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ

Item 8
15 August 2013
Tenth Floor Suite 10.05, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Second Floor Between Suites 2.2.02 And 2.6.01, Peter House, 2 - 14 Oxford Street,
Manchester, M1 5AZ
Third Floor Between Suites 3.1.01 And 3.8.01, Peter House, 2 - 14 Oxford Street,
Manchester, M1 5AZ
Fifth Floor Between Suites 5.1.01 And 5.8.01, Peter House, 2 - 14 Oxford Street,
Manchester, M1 5AZ
Sixth Floor Between Suites 6.01 And 6.07, Peter House, 2 - 14 Oxford Street,
Manchester, M1 5AZ
Seventh Floor Between Suites 7.01 And 7.07, Peter House, 2 - 14 Oxford Street,
Manchester, M1 5AZ
Eighth Floor Between Suites 8.01 And 8.07, Peter House, 2 - 14 Oxford Street,
Manchester, M1 5AZ
Tenth Floor Between Suites 10.01 And 10.07, Peter House, 2 - 14 Oxford Street,
Manchester, M1 5AZ
Fourth Floor Left, 113 - 115 Portland Street, Manchester, M1 6DW
Fourth Floor Right, 113 - 115 Portland Street, Manchester, M1 6DW
Basement And Ground Floor, 113 - 115 Portland Street, Manchester, M1 6DW
First Floor Suite 1.1.01, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Unit B4, The Exchange, Mosley Street, Manchester, M1 4AJ
Wing D And Wing E Fourth Floor, St James Buildings, 79 Oxford Street, Manchester,
M1 6FQ
Ground Floor Unit 6, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Charlies Night Club, 1 Harter Street, Manchester, M1 6HY
Unit 5, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
First Floor Suite 10, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
The Piazza, 96 Portland Street, Manchester, M1 2GX
Block A And Block B And Block E Third Floor, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
Ground Floor To Third Floor, 117 - 119 Portland Street, Manchester, M1 6ED
Unit B3, The Exchange, Mosley Street, Manchester, M1 4AJ
Fourth Floor And Fifth Floor, Beaver House, 125 Portland Street, Manchester, M1
4QA

Item 8
15 August 2013
Wing C And Wing E Fourth Floor, St James Buildings, 79 Oxford Street, Manchester,
M1 6FQ
Midland Hotel, Peter Street, Manchester, M60 2DS
Arora Internation Hotel, 18 - 24 Princess Street, Manchester, M1 4LY
Block F Sixth Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Lower Ground Floor, 117 - 119 Portland Street, Manchester, M1 6ED
Ground Floor Left, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
First Floor To Sixth Floor, 87 - 89 Mosley Street, Manchester, M2 3LR
Wing C And Third Floor Blocks D And E, St James Buildings, 79 Oxford Street,
Manchester, M1 6FQ
Fourth Floor Impromptu Publishing, 117 - 119 Portland Street, Manchester, M1 6ED
First Floor Sacco Mann Ltd, Bartle House, Oxford Court, Manchester, M2 3WQ
Second Floor, Bartle House, Oxford Court, Manchester, M2 3WQ
Buildings Suites 1db/2c/2d And 2E, Portland Buildings, 127 - 129 Portland Street,
Manchester, M1 4PZ
Basement Suite Ba And Ground Suite Ga, Portland Buildings, 127 - 129 Portland
Street, Manchester, M1 4PZ
Units 3 And 4, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Fourth Floor And Fifth Floor 4c, Gainsborough House, 109 Portland Street,
Manchester, M1 6DN
First Floor Front, Permanent House, 71 Mosley Street, Manchester, M2 3JN
First Floor Rear, Permanent House, 71 Mosley Street, Manchester, M2 3JN
Second Floor Blocks A And B And C And E And Block F, St James Buildings, 79
Oxford Street, Manchester, M1 6FQ
Second Floor Right, Basil House, 107 Portland Street, Manchester, M1 6DF
Second Floor Front Left, Basil House, 107 Portland Street, Manchester, M1 6DF
Fourth Floor To Thirteenth Floor, Bank House, Faulkner Street, Manchester, M1 4EE
Dickinson House, 20 Dickinson Street, Manchester, M1 4LF
Peter House, Lower Mosley Street, Manchester, M2 3WQ
16 Oxford Street, Manchester, M1 5AE
Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
61 - 65 Oxford Street, Manchester, M1 6EQ
Peter House, Oxford Street, Manchester, M1 5AN
The Circus, Oxford Street, Manchester, M1 4BH
Bartle House, Oxford Court, Manchester, M2 3WQ
Basil House, 107 Portland Street, Manchester, M1 6DF
116 Portland Street, Manchester, M1 4RL
Beaver House, 125 Portland Street, Manchester, M1 4QA
131 Portland Street, Manchester, M1 4PY
Portland Buildings, 127 - 129 Portland Street, Manchester, M1 4PZ
The Piazza, St James Street, Manchester, M1 4PH
1 Chepstow Street, Manchester, M1 5FW
Cobden House, 12 - 16 Mosley Street, Manchester, M2 3AQ
83 - 85 Mosley Street, Manchester, M2 3LG
Sussex House, 83 - 85 Mosley Street, Manchester, M2 3LG
Abbey House, Mosley Street, Manchester, M2 3LW
Royal Buildings, Mosley Street, Manchester, M2 3AB
The Exchange, Mosley Street, Manchester, M1 4AJ
Ninth Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ

Item 8
15 August 2013
105 Portland Street, Manchester, M1 6DF

Apartment 1, 26 Princess Street, Manchester, M1 4LB
Apartment 10, 30 Princess Street, Manchester, M1 4DA
St James Buildings, 61 - 73 Oxford Street, Manchester, M1 6EQ
Unit A, St James Buildings, 61 - 73 Oxford Street, Manchester, M1 6EQ
Unit B, St James Buildings, 61 - 73 Oxford Street, Manchester, M1 6EQ
Unit C, St James Buildings, 61 - 73 Oxford Street, Manchester, M1 6EQ
Basement, 67 - 73 Oxford Street, Manchester, M1 6EQ
Suite 9, 67 - 73 Oxford Street, Manchester, M1 6EQ
Fourth Floor 4A, Gainsborough House, 109 Portland Street, Manchester, M1 6DN
Second Floor, Beaver House, 125 Portland Street, Manchester, M1 4QA
Third Floor, Beaver House, 125 Portland Street, Manchester, M1 4QA
31 Oxford Street, Manchester, M1 4BH
112 Portland Street, Manchester, M1 4WB
Yang Sing Oriental Hotel, 36 Princess Street, Manchester, M1 4JY
3 - 7 Lower Mosley Street, Manchester, M2 3WS
Fourth Floor, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ
Ninth Floor, Peter House, 2 - 14 Oxford Street, Manchester, M1 5AZ

Item 8
15 August 2013
Third Floor, St. James Building, 79 Oxford Street, Manchester, M1 6HT

St. James Safe Deposit Company Ltd, 77 Oxford Street, Manchester, M1 6EG
Fourth Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Sixth Floor, Peter House, Oxford Street, Manchester, M1 7ED
Second Floor, Peter House, Oxford Street, Manchester, M1 5AN
Eighth Floor, Peter House, Oxford Street, Manchester, M1 5AN
First Floor, St James Building, 79 Oxford Street, Manchester, M1 6FQ
Fourth Floor, 61 - 73 Oxford Street, Manchester, M1 6EQ
Third Floor, 61 - 73 Oxford Street, Manchester, M1 6EQ
Ground Floor, 61 - 73 Oxford Street, Manchester, M1 6EQ
Car Spaces, Beaver House, 125 Portland Street, Manchester, M1 4QA
Second Floor, Linley House, Dickinson Street, Manchester, M1 4LF
Fourth Floor, Linley House, Dickinson Street, Manchester, M1 4LF
Fifth Floor, Linley House, Dickinson Street, Manchester, M1 4LF
Sixth Floor, Linley House, Dickinson Street, Manchester, M1 4LF
Car Spaces, Linley House, Dickinson Street, Manchester, M1 4LF
T-MOBILE 66226, Linley House, Dickinson Street, Manchester, M1 4LF
VODAFONE 13176, Linley House, Dickinson Street, Manchester, M1 4LF
Ground Floor, St James Buildings, 79 Oxford Street, Manchester, M1 6FQ
Sixth Floor, St. James Building, 79 Oxford Street, Manchester, M1 6HT
Third Floor, Sussex House, 83 - 85 Mosley Street, Manchester, M2 3LG
Fourth Floor, Sussex House, 83 - 85 Mosley Street, Manchester, M2 3LG
Fourth Floor, Century House, 11 St Peter`s Square, Manchester, M2 3DN
Fifth Floor, Century House, 11 St Peter`s Square, Manchester, M2 3DN
Representations were received from the following third parties:
Contaminated Land Section
Relevant Contact Officer :
Telephone number
:
Email
:
Angela Leckie
0161 234 4651
a.leckie@manchester.gov.uk

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Manchester City Council

Planning and Highways Committee

Former Odeon Cinema Building, Oxford Street, Manchester, M1 4PD

Hines UK Limited and Manchester and Metropolitan Properties, C/o

Miss Jessica Stanley, Deloitte LLP, 2 Hardman Street, Spinningfields,

Manchester City Council

The application site is rectangular, measures approximately 0.18 hectares and is

Manchester City Council

Manchester City Council

Provide Grade A office space within a building of the highest architectural

Manchester City Council

That the development would remove a building of historic importance and

Manchester City Council

That the height and character of the development is unreasonable in view of

The Head of Environmental Health - Has no objections subject to the proposals

Manchester City Council

Manchester City Council

They do not believe that sufficient evidence that the Odeon/Paramount

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

would include improvements to pedestrian routes and the pedestrian environment

Manchester City Council

Policy EN 18 - Contaminated Land and Ground Stability- A desk study which

Appropriate siting, layout, scale, form, massing, materials and detail;

These are considered in detail in below.

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

disadvantages suffered by persons sharing a protect characteristic and to encourage

Deliver of a new landmark office building capable of attracting major office

Manchester City Council

Manchester City Council

Impact on the Character and Appearance of the Heritage Assets

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

Manchester City Council

Application ref no 102859 APPROVE

Manchester City Council

(e) 05011 C645 BS 00 001, TY 001, T2 001;

Manchester City Council

A scheme for recycling/disposing of waste resulting from demolition and construction

Manchester City Council

Manchester City Council

11) The details of an emergency telephone contact number shall be displayed in a

Manchester City Council

Manchester City Council

Contaminated Land Section

Manchester City Council

Flat 8, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX

Manchester City Council

Flat 25, Tuscany House, 19 Dickinson Street, Manchester, M1 4LX

Manchester City Council

Basement Strongroom S1, St James Buildings, 79 Oxford Street, Manchester, M1

Manchester City Council