Ancoats Annual Review 2008/09 Maintaining Momentum
1
Contents
Introduction The Ancoats Regeneration Programme Progress with the Ancoats CPO Development Progress Business Growth Public Realm Enhancements Relocation of Howarth Metals Interim Evaluation Maintaining Momentum — Closer Working with Developers — Enhanced Estate Management — Review of Area-Wide Crime Prevention Measures — Increasing Connectivity and Better Infrastructure Provision — Attracting More Footfall — Closer Working with Businesses and Residents Progress Made by Ancoats Neighbours Looking to the Year Ahead Status of Developments: March 2009 Progress Against Outputs Progress Against Expenditure Conclusions
05 06 07 09 13 15 19 21 23 24 25 26 27 28 29 32 33 34 36 37 38
Introduction
The Northwest Regional Development Agency (NWDA) Annual Review for Ancoats outlines the progress being made by the NWDA and New East Manchester to stimulate the regeneration of the mixed use community on the edge of Manchester city centre.
The report concluded that the Agency’s investment had supported a 22% rise in employment for the area, levering in £126 million private sector investment. The evaluation also showed that without the Agency’s investment and leadership, the project would not have happened.
The financial year 2008-09 was both challenging and successful for the regeneration of Ancoats. The economic downturn continued to have an effect upon the regional and national economy, which in turn delayed and deferred the planned development of a number of schemes by private sector partners in the area. However, there were also a number of notable successes in Ancoats, including the completion of Cutting Room public square, and continued progress at Flint Glass Wharf.
The Impact of Regional Development Agency Spending report, which was commissioned by The Department of Business, Innovation & Skills (BIS) and published in March 2009, singled out the strategic added value of the Ancoats Regeneration Programme in terms of leadership and partnership working.
Public sector partners were quick to react to the economic downturn, developing the Maintaining Momentum Strategy, which has and will implement a number of measures to ensure the regeneration of Ancoats continues to move forwards. Another positive was the findings of an independent interim evaluation undertaken during 2008/09 – the Ancoats Regeneration Programme: Evaluation Report.
The economic downturn will continue to create challenges for 2009/10, and public sector partners will need to continue to provide timely support to ensure Ancoats is in pole position to take advantage of the green shoots of recovery when they emerge. Ancoats has always been underpinned by strong partnership working, and the continuation of a well co-ordinated approach between these partners will help ensure the regeneration of Ancoats continues.
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The Ancoats Regeneration Programme
What The Ancoats Urban Village Strategy aims to reverse 50 years of decline in the physical fabric of Ancoats, historically a thriving industrial quarter on the edge of Manchester City Centre, to create a sustainable mixed use urban village having a resident population of 3,000 to 5,000 people and a viable economy providing for 3,000 jobs within the 20 hectare site. Where Ancoats is located north-east of Manchester City Centre, being a 10 minutes walk from the retail and commercial core and the two principal railway stations of Piccadilly and Victoria. Ancoats lies at a gateway into the City Centre, being at the junction of the A62, Oldham Rd, with the inner ring road (which is called Great Ancoats Street at this point). The Rochdale Canal runs alongside Ancoats, separating it from New Islington. Why In the 1990s, the area was considered a “no go” area for investment due to a perception of: dereliction, a threatening and intimidating place; and a place where vandalism, fly-tipping and street crime flourished.
Who The project is being delivered by the NWDA and New East Manchester urban regeneration company, with other key stakeholders including Manchester City Council, English Heritage and Heritage Works (formerly the Ancoats Building Preservation Trust).
Progress with the Ancoats Compulsory Purchase Order
Background to the Compulsory Purchase Order The Ancoats Compulsory Purchase Order (CPO) – which was confirmed in September 2002 – gave control of the land and property in Ancoats to the NWDA. The CPO allows the NWDA to acquire freeholds as well as ensuring that developments are brought forward within acceptable timescales.
When The regeneration project was inherited by the NWDA from English Partnerships at the NWDA’s inception in 1999. The Compulsory Purchase Order (CPO) was made in 2002. The NWDA’s investment in the project is to complete in 2013.
The £43.5 million CPO addressed the problems of land speculation and lack of confidence – which were major contributors to the decline in the area. Its purpose was to:
How Ancoats is a three part strategy comprising of interlinking elements:
— Bring forward development by owners, through legally binding Implementation Agreements
(i) the implementing of quality design in the built environment via detailed planning guidance;
— Acquire freeholds and assemble sites either for developers already involved in the area or for disposal on the open market.
(ii) public realm works; and
Following the acquisition of 197 individual plots under the CPO, these have been parcelled up into 45 development plots, of which 18 have now been completed.
(iii) an underpinning CPO and Gap Funding for developments.
Progress made with Compensation Cases during 2008/09 Since 1 April 2008, the total estimated compensation and costs outstanding and statutory interest accruing has been reduced from £4.7 million to an estimated £1.5 million. Compensation Cases Settled A further 10 outstanding compensation cases – and one case at 90% payment – were settled during the 2008/09 financial year at a cost £2.7 million. Following detailed and lengthy discussions between former land owners and the NWDA and their advisors, settlements were agreed for the following cases: Electric Sub-Station at Henry Street & Jersey Street 16 Blossom Street Junction of Blossom Street & Gun Street Land at the corner of Henry Street & Jersey Street 27 Blossom Street 2−4 Looms Street 29 Sherratt Street 56 Loom Street 41 Bengal Street 46 Radium Street New Little Mill (90% advance payment) Please Note: In addition to the funding being made available under the CPO Project, the NWDA has committed other resources to the area, such as gap funding of circa £26 million on six projects – including Royal Mills (£9 million), Murray’s Mills (£5 million), Ice Plant (£3 million) and Howarth’s Metals (£4 million) – all complemented by a comprehensive programme of public realm works.
Progress made with Compensation Cases during 2008/09
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Action type
Number of Plots Compensation agreed and completed
162
Unknown owner
18
Action not yet appropriate
7
Expect settlement
1
Lack of response, may only resolve by starting Lands Tribunal procedure
3
Strong reasons for Land Tribunal action
6
Total
197
Lorem Ipsum
Development Progress
Flint Glass Wharf Flint Glass Wharf comprises 136 apartments and penthouses, ranging from 450 sq ft to just under 1,800 sq ft, and offers residents luxury canal-side living with secure underground parking and the latest in contemporary styling. There are also a small number of commercial/retail units. The majority of apartments overlook the Rochdale Canal, with ground floor apartments having terraces directly to the canal bank. Large expanses of glass give views out over the canal to Sports City and the penthouses on the top have large outside space with views over the conservation area and cityscape. The modern design of the two distinct blocks contrasts sharply with some of the world’s most historic industrial buildings. To the rear of the blocks there is a private and secure landscaped courtyard for residents. Work started during March 2008 and continued throughout 2008/09, with the scheme scheduled for completion by Autumn 2009. With an original design concept by Stephenson Bell, the scheme was taken forward by Falconer Chester Architects and was built by Linford Group. Off-plan sales of the apartments were brisk.
Deferred Developments The Ancoats Regeneration Programme has been affected by the current market conditions of the construction industry arising from the economic downturn. New purchases and construction contracts to develop are being deferred, initially because of a temporary lack of demand due to the lack of mortgage funding. Of the 14 projects where commitments from developers where in place at the beginning of the 2008/09 financial year, 11 are subject to some form of delay. Three of these sites – Sarah Point, Ice Plant and Bengal Mill – have halted midway through construction works. Steps are being taken in each case to ensure that development gets back on track. Many schemes in Ancoats are currently being reworked with investors to ensure that: they are attractive to the anticipated market when it returns; without compromising design quality.
Flint Glass Wharf
Business Growth
An analysis of employment undertaken during 2008/09, showed that employment within Ancoats has increased by 22% over the past 10 years. This data has been drawn from the Yell.com database. Looking at future forecast oor space calculations, it is estimated that as a result of investment to date, over a further 1,000 jobs will be accommodated over the next ďŹ ve years.
As well employment growing in Ancoats, the proportion of high value jobs is increasing, with lower value jobs decreasing. There has been a 29% increase in real estate, renting and business activities.
Movement of Number of Employees with Ancoats (by sector) Sector Type
1999
2009
Movement -/+
Public Administration and defence; Compulsory Social Security
0%
0%
0%
Education
0%
2%
2%
Transport, storage and Communication
6%
6%
0%
Health and Social Work
1%
5%
4%
Hotels and Restaurants
4%
5%
1%
Other Community, Social and Personal Service Activities
8%
4%
-3%
Wholesale and Retail Trade
32%
14%
-19%
Manufacturing
38%
25%
-14%
Real Estate, Renting and Business Activities
10%
40%
30%
1%
0%
-1%
1999
2009
Movement -/+
999
1284
22%
Construction
Total Number of Employees
Actual Level of Employment in Ancoats 1400 1200 1000 800 600 400 200 0
1999
2000
2001
2002
2003
Employment Levels
2004
2005
2006
2007
2008
2009
Linear (Employment Levels)
Movement of Ancoats Businesses (by sector) Sector Type
1999
2009
Movement -/+
Public Administration and defence; Compulsory Social Security
0%
1%
1%
Education
0%
3%
3%
Transport, storage and Communication
5%
3%
-2%
Health and Social Work
1%
4%
2%
Hotels and Restaurants
10%
6%
-3%
Other Community, Social and Personal Service Activities
14%
11%
-3%
Wholesale and Retail Trade
35%
16%
-19%
Manufacturing
24%
17%
-7%
Real Estate, Renting and Business Activities
10%
39%
29%
1%
0%
-1%
Construction
Public Realm Enhancements
The Ancoats Public Realm Strategy was prepared by New East Manchester and approved by Manchester City Council in 2002. Key aspects of Ancoats new public realm include: — — — — —
Using high quality robust materials Building footways to carriageway strength Reducing street clutter On street parking Reduced carriageway width and pedestrian priority — Introducing elements of shared surface The public realm strategy is being delivered through eight phases of activity, totalling around £10 million public sector investment from the NWDA and European Regional Development Fund, with additional private sector contributions to come via Section 106 agreements. Phase 6 The largest of the eight phases, Phase 6 reached Practical Completion during November 2008. Works were delivered by the main contractor Caseys at: Henry Street, Cotton Street, Blossom Street, Hood Street, Jersey Street, Murray Street, Loom Street and Naval Street. Importantly, this phase also included upgraded lighting to all these streets, which had been keenly sought by businesses and residents. Phase 7 Cutting Room Square is a new piece of public open space situated in the heart of Ancoats. The square is located between Blossom Street and Hood Street, and forms part of the wider Public Realm Strategy for the area.
The glass artwork images – designed by the artist Dan Dubowitz – are housed in five narrow concrete “frames”. The images are of the “cutting rooms” of the Ancoats mills – where, prior to their refurbishment, cloth was cut in to pieces of garments before being sewn together. The square has been designed by the landscape architects Camlin Lonsdale and funded by the NWDA. Works completed on site during November 2008. The new square will not only provide a focus for the community of Ancoats, but also a showpiece for the village and an attractive space where future public events can be held. Phase 8 During 2008/09, under the Maintaining Momentum Strategy, approval was given to Phase 8, an investment of £824,000 solely by NWDA. This final phase will consist of completing public realm enhancements to remaining street sections in the Ancoats CPO area: — George Leigh Street (between junctions with Great Ancoats Street and Cornell Street) — Carriageway of Radium Street (between Redhill Street and Jersey Street) — Southern footpath of Jersey Street (between Radium Street and Poland Street) — Raised junction on Jersey Street/ Poland Street) — Correctly install pavement lights and windows within Murray’s Mill (on Redhill Street and Bengal Street)
The sunken square has been developed to create an “outside room” which increases the level of safety for young children playing within the square as well as providing an edge to the square as a meeting place where people can sit down. Furniture within the square includes glass artwork images, bespoke timber seat cubes and benches, a tree and steel litter bins. Lighting is made up of inlaid feature LED lighting and lighting columns to light the glass artwork.
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Cutting Room Square
Relocation of Howarth Metals
Jersey Street In 2008/09, Bill Howarth Metals Ltd relocated their aluminium recycling plant from Jersey Street in Ancoats to Rondin Road in Ardwick – an area in East Manchester to the east of Ancoats. Smelting ceased at the Jersey Street plant once the company had used up their remaining stocks of fuel oil, and the furnaces and chimneys were decommissioned and dismantled.
The move will unlock the potential of the Jersey Street site and help to pave the way for its redevelopment. Removal of this heavy industrial facility will play an important part in the drive to transform Ancoats into a mixed use area that has been the core objective since work first began, creating real benefit to local residents, occupiers and surrounding neighbourhoods.
Interim Evaluation
In February 2008, the NWDA commissioned an interim evaluation of Ancoats. The scope of the Ancoats Regeneration Programme: Evaluation Report was to explore the impact of public funding to date. The evaluation involved face-to-face consultations with businesses located in the area, a focus group attended by local residents, consultations with key stakeholders and delivery partners, and a review of existing literature and data sources. The evaluation showed that much of the regeneration would not have happened without public funding, that the area would have developed at a slower rate and that the existing quality and design standards would not have been achieved i.e. between 78% and 88% of what has been achieved would not have happened without public sector investment. When comparing actual outputs with forecast outputs for the Programme’s lifespan, the report found that, by February 2008: — 650 of the proposed 1,900 job opportunities had been created — 13,215 sq m of the proposed 60,000 sq m commercial floor space had been created — 251 of the proposed 1,800 planned residential units had been created — £42 million of the proposed £330 million private sector investment had been levered in — 1.86 hectares of the proposed eight hectares of brownfield land had been restored to productive end use The report also found that the outputs in progress which would be completed by the end of the Programme would achieve between 55% and 100% of the proposed outputs – with that increasing to between 98% and 122% when planned outputs were included.
The report recognises significant progress made against four of the projects seven original strategic objectives: — Bringing historic vacant buildings back in to use: 11 such buildings now being at the right standard, but with some still vacant — Creating new living and working opportunities: with the residential housing volume now significantly increased, the population of Ancoats has more than doubled since 1998 — Creating a range of new housing types: the residential housing volume now significantly increased — Creating a unique new quarter in Manchester: preserved industrial heritage as buildings have been adapted to new uses. The evaluation recognises that progress has been made against the remaining three objectives, but notes that further work is required: — Creating a community focus, with supporting services: a new residents association and business forum, together with the public square, will create a community focus. New community services and facilities are also to be developed in neighbouring New Islington and good access to these will be important — Improving safety and security: a review of safety and security of the local environment was encouraged — Developing new activities to attract visitors: the “Peeps” artworks and heritage works will contribute towards this objective, though the occupancy of all the business spaces to be created and end use of the former St Peter’s Church will have a determining factor. Other recommendations made in the report include: — The NWDA/New East Manchester working with developers to understand how they can assist through the economic downturn — The need to promote and market unoccupied commercial space — The need to reassure both residents and businesses of the long term vision for the area and ensure they are engaged and aware of planned development activity The report concluded that “the programme has been a good use of public funds and... has generated wider benefits and significant added value”.
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Maintaining Momentum
The Maintaining Momentum Strategy supports the regeneration of Ancoats through the global economic downturn through maintaining a clear sense of direction for Ancoats which is communicated to investors, businesses and residents.
Increasing Connectivity and Better Infrastructure Provision New canal bridge planned/ parking review underway/ Great Ancoats Street Corridor Spatial Study underway, Planning Advice to be refreshed and a further phase of public realm improvement
The Strategy also reviews strategic priorities, planned activities and available resources for 2009/10.
Attracting More Footfall The letting and occupation of existing vacant floor space - including the former St Peter’s Church, alongside a promotional Cutting Room Square event
As a result of the Strategy, the NWDA and New East Manchester have embarked upon the following series of targeted measures, which have been assembled in direct response to the current difficult economic climate. Closer Working with Developers The market now expressing a preference for more viable lower rise residential development alongside greater proportions of commercial floor space Enhanced Estate Management Improving the security and maintenance of certain NWDA sites alongside upgraded fly-tipping removal. Review of Area Wide Crime Prevention Measures A package of improved measures being assembled
Closer Working with Businesses and Residents Networking with residents associations, and establishing a bespoke Ancoats Business Forum All of the above priority activities are focused around the key challenge of helping Ancoats to be resilient and to emerge out of the economic downturn even stronger than before. The progress made towards delivering these activities will be reported in the Ancoats Annual Review 2009/10, which will be published during the Autumn of 2010.
Maintaining Momentum Closer Working with Developers
Marketing conditions are continuously monitored by the NWDA and New East Manchester, with the implications of these conditions being regularly reviewed. A consistent approach has been adopted regarding working alongside developers, which is based on: — Understanding what can realistically be expected of developers in the current market conditions — Reconsidering some schemes to consider lower rise residential and greater commercial floor space — The experience that, generally, it is best to work with developers already in place to facilitate their ideas, including resetting milestones where necessary (Where commitments are already in place, changing to other developers rarely improves ability to effect regeneration)
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— The NWDA not relaxing control – although small extensions of time can be adopted where necessary — Monitoring the rates of progress on different schemes (Where a developer’s action can not be understood, is unreasonable, or is out-of-step with progress being made by others in the same market, public sector partners may withdraw their support) — Supporting work to improve the image of the area, upgrade health and safety, or to prepare a site, where main works can not be started
Maintaining Momentum Enhanced Estate Management
As landlord for the Ancoats estate, the NWDA will continue to undertake the management of the site and ensure that local businesses and residents remain aware of the public sector commitment to the area. Given the slower rate of developments now coming on stream, a number of measures are being progressed: Mothballing of Certain Sites, Security & Maintenance For those development plots which are currently vacant and awaiting schemes to start on site, the NWDA has improved security and maintenance of the sites alongside upgraded fly-tipping removal.
Promotional Site Hoardings Rolled Out Promotional site hoardings were erected to the two Northern Group developments during 2008/09, at the Ice Plant and at Flint Glass Wharf (the later of which has now been removed as the site has been completed). Following the receipt of favourable feed back from the local business community, this approach will be rolled out to other sites during 2009/10. Package of Interim Site Treatments Interim site treatment is needed to ensure sites awaiting development do not deter adjacent investment. Seven semi-derelict sites will be scheduled for re-surfacing treatments. Green slate is identified as the preferred material, subject to sign off by the local planning department. Works will be taken out to tender and delivered during 2009/10.
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Maintaining Momentum Review of Area Wide Crime Prevention Measures
In November 2008, the NWDA commissioned surveys for both business and local residents to: — Review crime and security issues — Present proposals to deal with these issues — Assess the potential benefits of an extended and improved CCTV system Of the businesses that responded, 55% felt safer now than when they arrived in the area, with 45% feeling less safe. The main issues highlighted by businesses were the need for: — Enhanced lighting — An increased police presence — and more pro-active work by Wardens and Police — More CCTV cameras — Increasing the population — Getting building work finished and vacant properties occupied — Tidying up vacant sites to improve appearance
The main issues highlighted by residents were: — — — —
Lighting Sankeys Nightclub Litter Derelict land and buildings
Action Plan Following completion of the study, a draft Action Plan has been compiled, which includes a number of recommended measures including: — Introduction of a specific Ancoats area wide management regime — Installation of new CCTV cameras — Improved CCTV signage — Co-ordinate presence of Wardens — Facilitate occupation of empty buildings — Pursue demolitions — Focus on addressing of street litter and fly-tipping — Temporary treatments to vacant land — Accelerate regeneration plans for lands at the rear — Implement a Home/ Business Watch Scheme
Maintaining Momentum Increasing Connectivity & Better Infrastructure Provision
Alongside the regeneration work in Ancoats, is the regeneration work in New Islington, which is on the other side of the Rochdale Canal. New Islington is a £250 million mixed use development on a 12.5 hectare site which will deliver over 1,400 new homes and 29 new retail units. New Islington Provision Even though it is a smaller site, New Islington will deliver significant community facilities that will be of direct benefit to the residents of Ancoats: — — — —
Biffins Bridge Biffins Bridge will provide a direct pedestrian route between Ancoats and New Islington, improving integration between the two communities. Parking Review In 2008/09, a review of parking supply and demand in Ancoats was commissioned, to find out if there was a forecast shortfall in provision. Once this review is complete, the information will be used to help formulate a wider parking and accessibility strategy for Ancoats.
A new health centre A new primary school A park and marina A new tram stop, connecting the area to the Manchester tram network.
(NB Enhanced lighting is already in place, the implementation overlapping with the conclusions of the survey).
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Maintaining Momentum Attracting More Footfall
Attracting more businesses, residents and visitors to Ancoats is an important element of responding to the current economic climate.
During 2009/10, the NWDA will use a dedicated sales and letting agent to aid with the selling and letting of vacant properties to suitable new occupiers.
Emphasis on Using and Letting Vacant Floor Space The Ancoats CPO included a number of unoccupied premises which are still vacant. As well as not contributing to footfall, unoccupied premises are vulnerable to theft and malicious damage, arson attacks and graffiti, and are a magnet for anti-social behavior.
Cutting Room Square Event Cutting Room Experiment, the world’s first user-generated event consisting of hourly mass participation activities based on the flash-mob concept, was scheduled for Ancoats new public square in June 2009.
Maintaining Momentum Closer Working with Businesses & Residents
During 2009/10, the NWDA and New East Manchester will be working more closely with businesses and residents in the area.
— To offer networking opportunities at both business meetings and outside of formal gatherings
Ancoats Business Forum The NWDA and New East Manchester will seek to establish an Ancoats Business Forum, which will meet quarterly. The purposes of establishing this body are:
— To build strong communication links with other commercial and community representative groups in the area and to foster influential relationships for the benefit of those involved with the Forum
— To share relevant information relating to the regeneration plans for the area with the local business community
— To provide a useful point of contact and practical support for those wishing to conduct business in the local area or intending to set up a business in Ancoats
— To raise awareness of the level of support that is available to businesses — To create and foster goodwill, friendship and unity amongst the business community in general in the context of a common mutual advantage in the success and strength of the Ancoats economy — To provide the local business community with a voice in order represent their views
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Ancoats Residents Forum During 2009/10, the Ancoats Residents Forum will also be established along similar lines to the Ancoats Business Forum. Following networking with the Tenants & Residents Associations of Royal Mills and MM2 during 2008/09, the chairs of Ancoats various tenants and residents groups will come together on a quarterly basis to discuss issues and proposals affecting their community.
Royal Mills internal space
Progress Made by Ancoats Neighbours
The regeneration of Ancoats is not progressing in isolation, with a number of neighbouring initiatives advancing well and spreading benefits that are being felt in Ancoats. As well as the New Islington development, Ancoats has benefited, or will benefit from: — Rochdale Canal opening — SportCity — Manchester City Centre’s growing strength as a European City — A new Metrolink stop — New East Manchester plans for Beswick, Openshaw, Miles Platting
Chips, New Islington Chips is the first of a fleet of buildings to take advantage of New Islington’s exceptional location. The Chips building is surrounded by water on three sides as it sits between the first of the newly created canal arms. Instead of being a rectangular block, the site is sliced horizontally into three storeys that angle against each other, like chips on a plate – hence the name Chips. Health Centre, New Islington Replacing the Ancoats Clinic, New Islington’s state-of-the art new £6.5 million health centre is located on Old Mill Street, near the site of the former hospital. The 24,500 sq ft facility, which overlooks the new water park, is one of the largest Primary Care Centres in Manchester and houses local GP practices as well as other related health care services.
Looking to the Year Ahead
In addition to the six targeted measures highlighted in the Maintaining Momentum Strategy, 2009/10 will focus on delivering the recommendations of the Great Ancoats Street Corridor Spatial Strategy. To provide an evidence base for the Great Ancoats Street Corridor Spatial Strategy, a Great Ancoats Street Corridor Spatial Review (covering the Great Ancoats Street Corridor and key radial corridors running north and east) is being undertaken. The review will focus on: — Measures to reinforce the connectivity both between neighbourhoods in East Manchester and from East Manchester into the City Centre — Hotels either side of the northern portion of the inner ring road and in key locations in both North Manchester and East Manchester — Considering the need for and optimum position of food/non-food retail provision, within the context of the mixed use nature of the area and the increasing population
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— Regular review of market conditions to monitor how they influence how and when integrated mixed use development opportunities might be brought forward — Reviewing measures needed to promote and reinforce the “Arc of Employment”, as stated in New East Manchester’s Strategic Regeneration Framework 2008-18, which will help secure the quality and range of development that will continue to attract a wide range of knowledge based businesses already associated with Ancoats and the neighbouring Northern Quarter Planning Advice The findings of the Great Ancoats Street Corridor Spatial Review will be used to inform the refresh of Planning Advice. This advice will guide how the lands at the rear of Ancoats which sit north west of Radium Street, located behind the CPO, might best be renewed.
Status of Developments March 2009
Name/Address
Developer
Comment
Status
Name/Address
Developer
Comment
Status
1
Waulk Mill, Redhill St/Bengal St
Urban Splash
Successful redevelopment of Grade II listed mill
Completed
24
Hood St scheme
Northern Group
New build mixed use
Planning approved
2
Express Networds II
Artisan
Conversion to apartments and workspace with underground car park.
Completed
25
32-40 Oldham Rd
Gore & Khan with Artisan
Mixed use redevelopment of site
Planning approved
3
8 Loom St
Water Street Company Ltd
Redevelopment to office and residential use
Completed
26
17-19 Jersey St
Private Investor
Conversion from residential to office use
Planning approved
4
Crown & Kettle
Artisan
Refurbishment of Grade II listed Public House
Completed
27
Heart of Ancoats
Artisan
Town houses, apartments and leisure
Planning change approval to be sought
5
Virginia House
Artisan
Refurbishment of offices and art gallery
Completed
6
Express Networks III
Artisan
New build contemporary apartments and workspace
Completed
28
Stockbridge Airco site
Worksharp (Developments) Ltd
Apartments above ground floor commercial uses, eight floors and basement car park
Planning approved
7
George Leigh St School
ASK
Redevelopment of former school to offices
Completed
29
Murrays Mills (inc. Dixon Mill/New Little Mill)
Burrell/InPartnership
Historic structure secured, for developer to fit out
Planning re-approval sought
8
41 Bengal St
City South Developments
Apartments above commercial uses, seven floors with ground level car park
Completed
30
Royal Mills Phase 2
ING
Redevelopment of Grade II* listed mill to residential and commercial uses
Pre-planning application
9
Flint Glass Works, 64 Jersey St
Northern Group
Conversion of glass works to workspace
Completed
31
Blossom St/ Henry St
Gleeson/Persimmon Homes
New build apartments+ shops on main road frontage
Completed
Blossom Street Renewal Ltd
Mixed use pub/commercial/residential on seven floors
Pre-planning application
10
MM2 Gt Ancoats St/Redhill St
11
32
66 Jersey St
MCR Properties
New build apartments
Canal Side Square
NWDA/New East Manchester
Public open space adjoining canal
Completed
Pre-planning application
33
30-34 George Leigh St
---
Mixed use residential and retail
12
Coates School, 2 Jersey St
Private developer
Conversion of former school to office use
Completed
Pre-planning application
13
27 Blossom St
Harcastle Investments
Office refurbishment
Completed
34
St Peter’s Church
---
Shell repair complete – tenant sought
Pre-planning application
14
2-4 Loom St
Harcastle Investments
Workshop to office refurbishment
Completed
35
Car Park
Sam’s Foundry, 46 Radium St
Harcastle Investments
Refurbishment for three-storey offices
Completed
NWDA/ New East Manchester
Car park
15
Planning application withdrawn
16
62 Jersey St
Private Investor
Conversion to shop, restaurant and flat
Completed
36
St Michael’s Church Prestbytery
---
Residential opportunity
17
Royal Mills Phase 1
ING Real Estate
Redevelopment of Grade II* listed mill to residential and commercial uses
Completed
Pre-developer selection
37
Jactin House
Building not yet available
18
Cutting Room Square
NWDA/ New East Manchester
Public square providing setting for surrounding
Completed
Redevelopment opportunity. Building not yet available
Pre-developer selection
38
Site not yet available
Site assembly not yet complete
19
Flintglass Apartments, 64a Jersey St
Northern Group
New build apartments
On site
30 Poland St/ 109 Jersey St (not part of CPO)
Pre-developer selection
20
Public Realm
NWDA/ New East Manchester /Section 106 etc funded
Step change in highway surface and furniture
On site
39
6 Loom St
Site not yet available
Redevelopment opportunity not yet available
Pre-developer selection
40
87-91 Great Ancoats St
Site not yet available
Redevelopment opportunity not yet available
Pre-developer selection
41
Blossom St/Hood St (no developer)
Site not yet available
New build opportunity not yet available
Pre-developer selection
42
St Michael’s Church
Seeking community facility promoter
Initially seeking sustainable community use
Pre-developer selection
43
Electric sub-station, 15 Jersey St
Comet Estates
Conversion for office use
Pre-developer selection
44
Ghulam House
Freedia Fabrics
Existing use (multi let commercial)
None required
21
Sarah Point, Great Ancoats St
B S C Developments Ltd
Residential and ground floor commercial on main road frontage, with two-storey basement car park.
On site - stalled
22
Ice Plant
Northern Group
Apartments above ground floor commercial uses, nine floors and two-level basement car park
On site - stalled
23
Bengal Mill, 45-47 Bengal St
City South Developments
New build apartments and offices
On site - stalled
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35
Progress Against Outputs
Output Category
Progress Against Expenditure
Total Gross
Achieved to 31/03/09
Under Construction 31/03/09
1,730
578
492
Commercial Floor Space (m2)
61,882
26,857
4,968
Gross Jobs Accommodated
2,093
747
215
Private Sector Leverage (£m)
324
126
77
Estate Costs (N0002195)
Public Sector Leverage (£m)
24.3
3
10
Total CPO Expenditure
8.4
2.6
3.4
Residential Units
Brownfield land restored to productive uses (ha)
Ancoats CPO Project (£Ms)
Ancoats CPO During 2008/09, the project costs have kept within the re-approval of £43.5 million and are forecasted to keep within the approval that also includes contingency. The project has seen settlement with further compensation being paid out during the year, which has amounted to £2.68 million being paid out. This represented 61% of the outstanding payments that were due at the beginning of 2008/09 being completed. Overall, 92% of compensation has been agreed on best case scenario.
Total NWDA investment on Ancoats The total NWDA spend to date is £63.9 million, with a further £8.1 million to be spent over the next four years. Private Sector Investment Once complete, the project will have levered in £330 million private sector investment.
00/01
01/02
02/03
03/04
04/05
05/06
06/07
07/08
08/09
Total to Date
09/10
10/11
11/12
Future Years
Project Total
0.1
-
4.0
1.6
1.0
0.7
15.1
1.2
-0.7
23.0
2.5
1.5
0.7
-
27.8
-
-
-
-
-0.9
-
7.0
0.8
3.1
10.0
-3.1
-
-
-
6.9
0.1
0.5
0.3
0.6
0.3
0.2
0.3
0.4
0.5
3.2
0.7
0.3
0.2
0.1
4.5
-
-
-
0.0
0.3
0.1
0.7
1.0
0.3
2.4
0.6
0.5
0.5
0.5
4.4
0.2
0.5
4.3
2.2
0.7
1.0
23.1
3.4
3.2
38.5
0.7
2.3
1.4
0.6
43.5
-
-
-
-
-0.3
-0.1
-0.5
-0.3
-1.0
-2.2
-0.0
-0.1
-0.2
-13.7
-16.2
0.2
0.5
4.3
2.2
0.4
0.9
22.5
3.1
2.2
36.3
0.7
2.2
1.2
-13.1
27.3
00/01
01/02
02/03
03/04
04/05
05/06
06/07
07/08
08/09
Total to Date
09/10
10/11
11/12
Future Years
Project Total
Murray Mills Shell Repair
-
-
-
0.7
0.5
2.9
0.6
0.1
0.0
4.8
-
-
-
-
4.8
Royal Mill
-
-
-
0.1
2.3
4.8
1.5
-
-
8.7
-
-
-
-
8.7
St Peters Church Shell Repair
-
-
-
0.1
0.3
0.3
0.0
-
-
0.7
-
-
-
-
0.7
Howarth Metals
-
-
-
-
-
-
0.1
3.4
-
3.5
0.1
0.2
-
-
3.7
0.5
0.1
-
-
0.7
0.9
0.5
1.4
1.4
5.4
0.9
0.0
-
-
6.3
The Ice Plant
-
-
-
-
-
-
-
-
0.6
0.6
1.2
0.3
-
-
2.5
Flint Glass Works
-
0.1
-
-
-
-
-
-
0.0
0.1
-
-
-
-
0.1
GT Ancoats St MM2
-
-
-
1.0
-
-
-
-
-
1.0
-
-
-
-
1.0
Derros & Hudson
-
-
0.1
0.7
-0.2
-0.0
-
-
-
0.5
-
-
-
-
0.5
Total other Project Expenditure
0.5
0.2
0.1
2.5
3.6
8.9
2.7
4.9
2.0
25.4
2.6
0.5
-
-
28.5
Total Ancoats Expenditure
0.7
0.7
4.4
4.8
4.3
9.9
25.8
8.2
5.2
63.9
3.3
2.8
1.4
0.6
72.0
Land Purchase (incl. accrural) Write Downs Resource Spend
Income (£Ms) Total Income Net CPO Expenditure
Other Ancoats Projects (£Ms)
Public Realm All Phases
37
Conclusions
Whilst the global economic downturn has had some effect on the Ancoats Regeneration Programme, the longterm vision for Ancoats remains to bring the area firmly into the 21st century as a vibrant mixed use part of Manchester relevant to the people who live and work in it. The regeneration work will celebrate and enhance the area’s unique historic character, with new uses found for historic buildings so their long-term future can be secured. One of the largest initiatives to be funded by the NWDA, the Programme promises to be a success of public sector funding and good leverage from the private sector. The Impact of Regional Development Agency Spending report, which was commissioned by The Department of Business, Innovation & Skills (BIS) and published in March 2009, singled out the strategic added value of the Ancoats Regeneration Programme in terms of leadership and partnership working.
The report, produced by PricewaterhouseCoopers, found that partners within the Programme had shared expertise within an integrated intervention framework – which was used as no single partner was seen as capable of delivering the activity on their own due to its scale, complexity and individual partner remits.
Awards & Accolades
Both New East Manchester and the NWDA remain committed to providing the strategic leadership and interventions needed to ensure that Ancoats is fully regenerated. During the next year, partners will continue to focus on those projects and activities required to implement the Programme, as laid out in sections 9 and 10, in order to maintain the momentum of the Programme and build upon the considerable successes achieved to date.
Manchester Civic Society Public Realm Award 2004
CABE Exemplar Case Studies Public Realm 2007
Waterways Renaissance Award, run by Waterways Trust and BURA Area Regeneration Category 2006
RTPI North West E Government Category 3D Model 2007
Property Week North West Property Awards Mixed Used Development Category Royal Mills 2007
Georgian Group Architectural Awards Restoration of a Georgian Building in an Urban Setting – Murrays Mills 2007
North West Regional Construction Awards CCI – Murrays Mills 2007
RTPI National Awards E-Government Category 3D Model 2008
RICS North West Regeneration Category Royal Mills 2007 Construction Category Murrays Mills 2007
Overall Outcomes Envisaged
1800 new residential properties 60,000 square metres of new commercial floor space 1900 new jobs accommodated 8 hectares of derelict / underused brownfield land transformed into viable new uses £330million new private sector investment secured
38
39
Northwest Regional Development Agency Renaissance House Centre Park Warrington WA1 1QN T 01925 400 100 F 01925 400 400 www.nwda.co.uk
New East Manchester 187 Grey Mare Lane Beswick Manchester M11 3ND T 0161 223 1155 F 0161 230 8966 www.neweastmanchester.co.uk