Urbanvillage
Supplementary Planning Guidance Ancoats Urban Village
Foreword Ancoats was the world's first
The City Council is committed to
industrial suburb. At the height of its
delivering a sustainable future for
success, it was an innovative area
Ancoats. Supplementary Planning
driving Manchester's premier position
Guidance for the area is one of the
as a manufacturing and trading City.
means of achieving this objective. It
As many as 13,000 people lived and
sets out the planning framework for
worked here, where neither living
regeneration, recognising that Ancoats
nor working conditions were good,
is a heritage area of outstanding value
something we often forget when
that needs to look forward if it is to have
looking at buildings from another era.
a long-term and viable future.
If Ancoats is to become more than
The key message contained within
a fading monument to its past, our
this Guidance is quality - quality of
challenge is to renew its purpose.
concept, quality of design and quality
This means grasping the tradition of
of implementation. Ancoats deserves
innovation and putting old buildings
nothing less.
back into new uses and constructing new buildings of quality to complement those that already exist. Most of all, it means getting people to
Councillor Richard Leese
Leader of the Council
once again live, work and play here in
Councillor Val Stevens
Executive Member for
an environment that reflects our
Planning & Transport
modern aspirations.
Jim Ramsbottom
Chairman -
Ancoats Urban Village Company
Contents
Foreword
Introduction 1
The Vision for Ancoats 2
Conservation Character of Ancoats 3 Development principles in Ancoats 4
Economic Development Principles
Housing Development Principles
Urban Design Principles
Conservation Principles
Public Realm Principles
Highway Network Principles
Car Parking Principles
Sustainability Principles
Stewardship and Security
Village Core 5
Rochdale Canal Zone 6
Oldham Road Zone 7
Poland Street Zone 8
The Public Realm 9
Implementation 10
Appendix
Planning Policy Context
Introduction This document has been produced to help convey the vision for Ancoats as a vibrant area of the City which will contain a variety of uses, both within buildings and within the area, with sufficient living and working population to ensure its long term future. The content has been the subject of much discussion with key stakeholders (particularly English Heritage) as well as the more formal consultation process. This has been a time consuming process involving changes to reflect the passage of time as well as taking on board the comments of consultees.
Supplementary Planning Guidance is a means by which a local planning authority can prepare planning guidance which can expand the policies and proposals of the relevant statutory development plan to address particular circumstances, and which can be helpful for those preparing planning applications. Whilst by virtue of Section 54A of the Town
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with the UDP, and other agreed planning
and Country Planning Act 1990, only policies
policy documents as set out in Appendix 1;
in the development plan can have a special status, supplementary planning guidance may
its proposals derive from and are consistent
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it provides advice/interpretation, additional
be taken into account as a material
justification, and information on key parts of
consideration. Planning Policy Guidance Note
the UDP relating to Ancoats;
number 12, "Development Plans and Regional
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it has been approved by the Council for
Planning", Paragraph 3.19, states that ..."the
interim development control purposes and
weight accorded to it (the SPG) will increase if
will be a material consideration in the
it has been prepared in consultation with the
determining of planning applications;
public and has been the subject of a council
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it provides a framework which will help decision - making by funding agencies about
resolution."
bids and schemes that may come forward; In 1995, the City Council adopted The Manchester Plan, which is the Unitary Development Plan for
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it is a policy document which sets the context for agreeing priorities for regeneration.
the City. In Part 1 of the UDP (as modified and adopted in December 1998), Ancoats has been
This guidance will be used in the determination
designated as an urban renewal area under Policy
of planning and other applications, and
R1.1. In Part 2 of the UDP, Policies 14, 15, 16, 17,
therefore, applicants will be expected to
and 18 in Area Proposals 4(c) relate specifically
demonstrate how their proposals address
to Ancoats. This Supplementary Planning
the issues that it covers. Also, applicants are
Guidance for Ancoats was endorsed by the City
advised to refer to the full text of the Unitary
Council for the purposes of consultation with a
Development Plan, and "A Guide to
view to formal adoption. It does not form part
Development in Manchester", together with
of the statutory Unitary Development Plan but:
relevant guidance from Central Government, for example, Planning Policy Guidance Notes, and especially "Planning and the Historic Environment" - PPG15.
Developers are advised to have early discussions with the local planning authority and the Ancoats Urban Village Company regarding their proposals for the area.
Ancoats Ancoats contains some of the earliest urban
Ancoats is one of four neighbourhoods
steam-driven mill buildings and was the world's
(together with the Northern Quarter, Miles
first industrial suburb. It has one of the largest
Platting, and the Ashton Canal Corridor) which
concentrations of Grade II and Grade II* Listed
fall within Eastside Regeneration, a Single
Buildings in the City of Manchester, some dating
Regeneration Budget 2 (SRB2) initiative. This SRB
from the 1790s. Much of the Georgian and
Partnership is committed to the regeneration of
Victorian architecture survives to this day.
all parts of the SRB area. As well as protecting
The significance of the area was first formally
and enhancing Ancoats, Eastside Regeneration
recognised in 1989 with its designation as a
seeks to ensure that Ancoats is better keyed in
conservation area. More recently, the area has
to City Centre initiatives. Of equal importance
been accepted, along with other areas of canal
is the need to guide investment in Ancoats in
heritage, onto the UK shortlist of sites for
such a way that it contributes to social and
nomination to the UN for World heritage Site
community regeneration within the wider
status. The listed buildings and the conservation
Ancoats and Miles Platting communities.
area boundary are shown on the adjacent plan. Swan Stree
Between 1996 and 1999, a successful Council and English Heritage operated in Ancoats, judicious use of repairs notices and
in some
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Conservation Area Partnership between the City treet
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cases, Urgent Works notices, alongside the carrot
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5 Bengal Street
Murray Stree t
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Company's wider regeneration framework.
ord S
STREE
the area, within the context of the Urban Village
10 9
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economic future uses for key historic buildings in
OATS T ANC
dedicated to preserving and securing viable and
GREA
Port Street
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Council has nominated the Company as its Buildings Preservation Trust is a registered charity
Bengal Stre et
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primary delivery agent for the area. The Ancoats
on St
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implementation of projects. Manchester City
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6
Hood Street
ary ound
of the Village, through to managing the
Blossom Stre
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New
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regeneration of the area and, in addition, will
reet
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ervat
has a broad strategic responsibility for the physical
Bloom Stre
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Cons
development of the Urban Village. The company
George Leig
h Street
Stree
company, set up to facilitate the overall
undertake a wide variety of tasks from promotion
igh Street
ge Le
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Urban Village Company is a not-for-profit
Bengal Stre et
Geor
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et
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Sherratt Stre
investment to bring the area back to life.
et
13
COAT
the rot�, what is needed now is the appropriate
Le
Cornell Stre
T AN
irretrievable damage. This action helped to “stop
pursue the regeneration of Ancoats. The Ancoats
a Boundary
14
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Stree
Two organisations have been established to
Conservation Are
GREA
am of financial assistance, saved many buildings from Oldh
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OLDHAM RO
11
8 Redhill Street
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2 3 NAL
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In the wider context of East Manchester, one of the first new Urban Regeneration Companies has been established, along the lines suggested in the Urban Task Force Report. New East Manchester was launched in November 1999 and has assumed a strategic responsibility for all existing initiatives in Ancoats, Miles Platting, Clayton, Beswick and Openshaw. All activity within Ancoats will need to complement this wider perspective. One of the key objectives of this SPG is to ensure congruence between these different levels of decision-making.
The objective is to create a living and working quarter, immediately adjacent to the City Centre of Manchester. OLDHAM ROAD
et
Radium Stre
Bu t l e r
Street
Poland Street
George Leigh
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Rodney St reet
Wadeford Close
Naval Stre
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Radium Stre
Jersey Street
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New
Uni
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L E CANA1 L Beehive Mill 2 New Little (Dixon) Mill 3 Fireproof (Waulk) Mill 4 Union Mill/Murray Mill 5 Jersey Mill 6 St Peter’s Church N 7 Victoria Square 8 Sedgwick Mill 9 Sedgwick New Mill 10 Paragon Mill 11 Royal Mill 12 Derros Building 13 Daily Express Building 14 Crown & Kettle
The Vision for Ancoats
Ancoats will become a place where people will want to live, work, and visit. There will be a wide choice of housing, varying in price and tenure in new buildings, as well as in the historic mills. There will be business premises of varying size and type, from small workshops to office suites. People will find local shops, restaurants and pubs. Ancoats will be a lively but safe place in which to live and work. There will be more jobs and new types of work, as new businesses are attracted to the area. Ancoats will also be attractive to visitors. There will be new public spaces, overlooked by shops, cafes, bars, restaurants and pubs. Leisure uses such as clubs, community facilities, galleries and museums will also have
The key strategic aims for development in Ancoats are as follows : ■
work and visit so that Ancoats becomes
a place in the life of this neighbourhood.
To provide an attractive place to live, a sustainable extension of the city.
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To safeguard and protect the valuable built heritage of Ancoats, to ensure it plays its full part in the regeneration of the area.
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To reflect locally, the principles of the Guide to Development in Manchester.
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To develop a sustainable, diverse, and integrated residential and business community.
Conservation Character of Ancoats
Located to the north of Manchester's City Centre, Ancoats holds a unique place in the history of the western world's industrialisation and organisation of society. It was the world’s first industrial suburb, and still has buildings, streets and artefacts dating from the end of the 18th century. The complex of mill buildings in close proximity to the canals, residential buildings housing the mill workers and associated buildings containing other facilities, survive in varying degrees to provide one of Britain’s most dramatic townscapes.
Form The rectangular shaped area is bounded on its south-western edge by Great Ancoats Street, a major traffic route and part of the Inner Ring Road surrounding the City Centre. This street separates Ancoats both physically and psychologically from the commercial activity associated with the City Centre. Another major trafficked route provides the longer north-western boundary, Oldham Road, being a radial connecting the city centre with towns to the north and the motorway network. The north-eastern boundary is less well defined taking in some 1980s industrial units, but running parallel with Poland Street. The south-eastern boundary is defined by the Rochdale Canal which is included in the conservation area. The evocative 19th Century illustrations of the Ancoats Mills aligning Redhill Street, alongside the canal, have ensured that the area is known the world over. The area is traversed by a series of streets in both a north-west/south-east and north-east/ south-west axis, creating a grid network similar to that in the City Centre. This grid is almost consistently at 90Âş, with the notable exception of the area closest to the south-western boundary. Here a second grid is angled
parallel to Great Ancoats Street. The clash between the two geometries permits some interesting architectural forms. The grid system allows for permeability of movement, although it is less well defined at its north-eastern end. Block sizes between the streets vary, although most remain rectangular in plan form. There are no major changes in land levels throughout the area, however, there is a slight and gradual increase in level from the south-west to the north-east. Consequently, land levels have not influenced building form although the mill buildings grouped to the south-east of the area are clearly related to the Rochdale Canal which is set in a cutting two or three metres lower than the surrounding streets. Only one street crosses the canal in the area, providing an interesting architectural feature in the bridge. Views into the conservation area are obtained from the two roads which form the southwestern and north-western boundaries, but there are long-range views from the City Centre along Oldham Street and Newton Street, and from the Rochdale Canal Basin off Ducie Street. The substantial brick massing of the Ancoats mills can also be viewed from the Ashton Canal to the east.
Given the relatively level character of the land
The same principle is adopted in the early
and the lack of high surrounding land or man-
residential scheme of Victoria Square.
made features, there is little opportunity to view the area other than from ground level. Nevertheless the different heights of individual buildings combine with a variety of pitched roofs, chimneys, towers, gables and turrets to create a skyline of considerable interest.
Along the two main boundary roads a contrasting mix of scales within neighbouring buildings is evident. Individual three-storey, domestically scaled, properties align the road alongside massive buildings like the former Express Newspaper Building (the "Black Glass Building"). Significantly different from both of
Scale
these forms are the terraced properties centred
There is little consistency in the scale of
these buildings are constructed to the back of
buildings within the area. Individual two storey
pavement and all contribute to the street-wall
domestic properties contrast with massive mill
character. Nevertheless, plot widths vary
buildings rising to 6-7 storeys. The footprints
dramatically, with domestically-scaled sites
similarly vary. Most of the 19th century
situated on the two main road frontages as
buildings consist of solid brickwork with
well as in the centre of the conservation area,
window openings, the rhythm of which helps
sitting alongside the massive plots occupied by
establish the scale of built form.
the mills and properties like the residential
on Anita Street. Interestingly, however all
Victoria Square and the "Black Glass" building. The mill buildings located in the east of the area are generally built to the back of pavement following the street pattern, helping to establish the 'street-wall' concept, so well
Material & Details
defined in Manchester generally. Some mills
The Georgian, Victorian and Edwardian
have been grouped around a central courtyard.
buildings follow the general palette of
There is little consistency in the scale of buildings within the area. Individual two storey domestic properties contrast with massive mill buildings rising to 6-7 storeys high.
materials employed elsewhere in the City
which contain them, are important components
Centre: red/orange brick, terracotta and/or
of the area's industrial archaeology.
buff coloured sandstone details, pitched slate roofs. On the main road frontages other coloured stone, tiles and glass are added to the
Landmark Buildings
general range and it is here that the tri-partite subdivision of elevations common to the
By a combination of their physical dimensions
commercial areas of the City Centre is
and their historical significance to western
displayed, i.e. over-large ground floors, often
society far beyond Manchester, the Royal and
heavily modelled, with a more regular middle
Murray groups of mills dominate the area.
portion and topped by a varied upper level
Together with the New Little Mill and Fireproof
containing a variety of rooftop devices to
Mill, these brick edifices are closely related to
create an interesting skyline. The industrial
the adjacent Rochdale Canal, although the
buildings in the centre of the conservation
canal arms which formerly stretched into the
area are more utilitarian with a repetitive
Conservation Area have been filled in. Beehive
similarity in terms of window proportions
Mill on Jersey Street is situated in the middle of
at all levels. However individual towers and
the area. Originally it too had a canal arm
identifying features create some variety to
connection. Whilst construction techniques
the respective mills.
varied as technical developments took place, accompanied by the need to fireproof the mills,
Whilst two 1930s buildings on Great Ancoats
all of them display red brick elevations.
Street display horizontally-proportioned window fenestration, the majority of earlier
In the heart of the area, situated on the axis of
buildings exhibit the traditional characteristics
Sherratt Street, lies the Romanesque style
of vertically proportioned window openings
church of St. Peter's. Although small in
with the plane of glass set well back from the
comparison to the mills, it is an important
plane of brick or masonry. It is this
landmark with its architectural form, significant
combination of proportions and deep reveals
tower and swept roof.
in the repetitive window pattern that establishes the architectural character of the mill buildings. There is less emphasis on the corners of buildings in Ancoats compared with the city centre, but individual buildings do respect street junctions with architectural devices, e.g. Victoria Square.
The contrasting form of the 6 storey residential block of Victoria Square, with shops at ground floor level, architectural emphasis on its four corners and varied rooftop treatment, sets it apart as a landmark in the area. Daringly different is the Black Glass Building, constructed in 1938 in a combination of black (Vitrolite) and
Floor surfaces have been modified since being
clear glass. Although a great contrast to the
originally laid down. Originally, large gritstone
other properties on Great Ancoats Street, the
setts covered the carriageways with substantial
seven-storey building is constructed to the back
stone kerbs restraining riven stone paving
of pavement and forms part of the street wall.
flags, randomly sized but positioned at right angles to the buildings. A number of modifications have taken place in the intervening years with modernised carriageways and man-made kerbs and paving flags. The courtyards to the former cotton mills were mostly covered with a variety of stone setts bonded in ways which best served the demands of delivery and service vehicles. These surfaces, together with the mill buildings
Whilst buildings such as the above can be clearly identified, the townscape character of the area is more accurately defined by the grid street system with a variety of buildings filling the blocks. Together, buildings on both sides of a street create the street wall character of Ancoats, in common with other parts of the City Centre.
Development Principles
Economic
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continuance of suitable low-cost workspace,
The intention is to protect and enlarge the existing economic diversity in Ancoats. Mixed
Every effort will be made to ensure the in order to safeguard established businesses and employment.
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Careful small-area planning and other
use, high density developments will be
measures such as sound proofing, will be
encouraged to promote vitality and reduce the
lively public realm (together with a night-
needed to ensure that the provision of a time economy) does not conflict unduly
need for commuting.
with the legitimate needs of a residential community. However, it is not intended to create a suburban environment, and
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potential occupants will need to balance
Ground floors should be encouraged for
potential disturbance against the greater
active uses which generate pedestrian
convenience of a central location.
movement and offer the opportunity in appropriate buildings for window displays e.g. retail, food and drink sales, leisure, small scale office suites or professional services. This will help to develop a lively
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Existing businesses will be encouraged to remain in Ancoats, except where they are seen as damaging to wider amenity and to regeneration possibilities.
public realm. ■
Upper floors of buildings could provide opportunities for a variety of uses including residential, hotel, leisure, workspace or office use.
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Individual developments should be mixed use wherever practicable.
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Housing There should be a diversity of residential types in terms of size, tenure, and price. The City Council wishes to promote a genuine balance in the Ancoats residential community
Cultural industries and IT-based uses will be
and to create real choice for residents of all
encouraged.
income ranges. Some high value housing for sale, including loft apartments, will be encouraged, as will entry-level housing for sale and/or market renting. Existing supported housing will be retained. Other forms of housing provision will be encouraged if they help to ensure that residents on lower incomes are able to live in a community which offers housing and employment close to the City Centre. Whilst it is anticipated that much of the residential development will be flats/ apartments, the appropriate development of a wider range of housing types will not be discouraged, if opportunities arise.
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Historic frontages and building lines should be reinstated where they have begun to
Ancoats contains an historic fabric which is
break down. Wherever practicable, plot
ready for rejuvenation, combining what is
sizes should be respected in new designs,
valued from the past with the best of the new,
in order to give a varied and organic look
whilst retaining the essential character of the
to street facades. New buildings should
area. The adjacent plan shows landmark and
maintain the complexity and density of
skyline features which will be helpful in this
the street elevations along Great Ancoats
context :
Street. The intention is to ensure the
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Within their plots, buildings should be sited
area. ■
applications should include both condition
frontages, including return frontages,
and photographic surveys to record original
should be treated as part of the main
architectural details.
elevation where they contribute to the
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buildings and the spaces between them.
some form of built enclosure. Temporary
New developments must also reflect
measures might include tree planting or tall
these relationships.
railings, but would not include surface level ■
height, plot ratio, massing, and alignment,
Infill developments should be of the highest
complimentary to the particular part of Ancoats in which they lie.
long lasting materials, which reflect and ■
New development should retain the
Victorian character of Ancoats. Quality
traditional street pattern. Permeability
development will always be sought, as
should not be compromised by the
distinct from a particular architectural or
development of 'superblocks' which
historic style. By following this approach,
subsume existing streets, and which alter
future buildings will take their place as
the established grain of the area.
important elements in the ongoing evolution of Ancoats.
treet
contemporary design, using good quality compliment the established Georgian and
Development schemes should be at a scale, S Tariff
The unique sense of place in Ancoats is the buildings and of the relationship of
buildings wherever possible, or at least by
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New
heightened by the diverse scale both of
Street corners should be reinforced by
car parking or open service yards.
Refurbished buildings should retain and far as this is reasonably practical. Planning
defined street frontage. All visible
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enhance the character of the original, so
so as to create or contribute to a clearly-
street scene.
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buildings with massing appropriate to the
space.
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retention of the urban grain and create
Building entrances should generally front onto streets and other areas of public
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Swan
Urban Design
Ancoats contains an historic fabric which is ready for rejuvenation, combining what is valued from the past with the best of the new, whilst retaining the essential character of the area.
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Conservation Are
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Conservation of the historic character of Ancoats is a prime consideration in relation to development proposals.
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Variety of building heights and styles along frontages can produce interest. New developments should contribute to
Conservation
Conservation of the historic character of
this variety, but not be a pastiche of
Ancoats is a prime consideration in relation
other building forms. (Planning applications
to development proposals.
for new buildings should include street elevations showing the context of adjacent/
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or architectural importance should be
nearby historic buildings). ■
retained, safeguarded, and restored, in accordance with PPG15.
Landmark buildings should be protected, and new ones created, where appropriate. ■
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Buildings which are listed for their historic
For other non-listed buildings in the
Protection is needed for axes and vistas,
conservation area there remains a general
and opportunities should be sought to
presumption in favour of retention, where
create new ones. Skyline features such as
they make a positive contribution to the
traditional roof lines, mills, chimneys and
character or appearance of Ancoats.
the church tower should be respected.
Account will be taken of the part played by the building in the architectural or
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Former canal arms could, in the long-term,
historic interest of the area and in
be re-opened. Where redevelopment is being
particular, of the wider effects of
proposed across the line of a former canal,
demolition on the building's surroundings
the implications for future canal traffic
and the conservation area as a whole.
should be considered carefully. The presumption will generally be against
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The interior structures and plan forms of
permanent closure. Where new building
historic buildings may well be of great
occurs prior to potential canal re-opening,
interest. Developers should provide listed
new buildings should address former canal
building impact assessments for all
arms, as well as the street.
conversion schemes involving listed buildings and comprehensive appraisals
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All new developments and changes of use
in other cases.
requiring approval from the City Council will be examined against the policies for
Prospective developers in Ancoats should in all
promoting access for disabled people.
cases include as part of their research into the development potential of the site, an initial assessment of whether the site is known as likely to contain archaeological remains. Where necessary, redevelopment should be preceded by the implementation of a programme of works in accordance with a written scheme of investigation, approved by the City Council.
Public Realm
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Pedestrian movement should be promoted by providing safe, well lit footpaths and using
Public realm works will be undertaken which
measures that give priority to pedestrians
will reconcile the different requirements of
over traffic.
users of the public space. Vehicular movement will not be the predominant consideration, in
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be emphasised with bands of setts, which will
this assessment. Improvements to the public
be integrated into details of new
realm will also upgrade the appearance of the
developments as they appear. Road edges will
shared environment and be a visible
have setted bands, which can be coloured
demonstration that change is taking place in
where required to show road markings.
Ancoats. The use of quality, durable materials
Traditional iron kerb edgings will be retained.
will be essential. ■
Great Ancoats Street has scope for
public
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people for accessibility about the area.
activity in Ancoats and the Northern Quarter, which should respect local heritage.
Design and use of materials in the public realm will recognise the needs of disabled
art and signage to advertise the increased
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Pavement edge details and other features will
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The style and quality of street lighting will be enhanced to provide for security and general
Improved pedestrian access across Great
amenity. Specific lighting schemes for
Ancoats Street is essential.
particular buildings such as St. Peter's Church ■
Traffic management within the area will
tower, will be encouraged.
facilitate essential movement by vehicles, but at controlled speeds. Whilst there should be
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A public space will be created at the heart of Ancoats. The space will evolve as the area
parking for local people, commuter parking
regenerates, responding to the developments
will be discouraged. These objectives will be
as they are created, but the intention is to
met by modifying the traffic management
ensure that an area adjacent to St. Peters'
regime, narrowing streets, waiting restrictions
becomes the focal point of public activity
and some permit holder parking for residents.
within the area. ■
Ancoats presents an opportunity to include good quality urban art in the rejuvenation process. Building owners or developers will be encouraged to commission works of art as part of their overall investment in regeneration.
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More detailed proposals for the Public Realm are set out in Section 8 below.
Highways Network
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The traffic management system will allow for easy access through the area for a
It is accepted that Ancoats is a small
possible bus route.
neighbourhood which cannot be seen in isolation from City wide transportation matters.
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Linkages to the adjacent areas of Miles Platting and the Cardroom Estate will be
Nevertheless, the following principles should be
improved in order that adjoining
highlighted.
communities can readily benefit from ■
Traffic calming measures will increase public
the increasing employment opportunities
safety by lowering vehicle speeds as
in Ancoats.
described in the Public Realm Section 3.5 above. Rat running through Ancoats will be discouraged through traffic management measures.
Car Parking Some level of secure car parking is essential for
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Proposals will be implemented to create strong north-south and east-west movement, by:
i
a south to north route along George
Leigh Street;
Centre means that commuter car parking could inhibit development in Ancoats. ■
combination of Jersey Street and
Blossom Street;
of residents and the level of business activity increases. Residents only parking schemes will be considered.
iii an east to west route along Bengal
Street;
Developers should plan for a likely increase in car ownership in Ancoats, as the number
ii a north to south route using a
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Ancoats. However, its proximity to the City
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Car parking within Ancoats should be
iv a west to east route along Radium
provided and managed in order to provide
for local need.
Street.
Road layout and traffic management
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In the short-term, existing surface parking
proposals will reflect the City Council's
will continue to be used. However, there
policy about the hierarchy of road users,
will be a presumption against new
to ensure that the highest priority is given
commuter parking.
to the most vulnerable, such as pedestrians, cyclists and disabled people.
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Any temporary surface car parking to meet local needs must be appropriately enclosed
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Clear pedestrian and vehicular routes
and landscaped, secure and supervised. The
should be established into Ancoats, in
visual impact of surface car parking should
particular into the heart of the Village from
be minimised.
the Northern Quarter. The three pedestrian crossings over Great Ancoats Street should
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Wherever possible, developers should
be upgraded using materials and detailing
provide parking within the curtilage of
appropriate for the street and to aid
the site, or in shared multi-storey facilities.
visibility. A fourth crossing could be
Limited-stay, on-street parking will be
provided on the west side of the Lever
provided to ensure that people visiting
Street junction.
Ancoats for business or pleasure will be able to park.
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Provision for secure bicycle parking should be included in development schemes and
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Car parking at basement level or inside
within the public realm works where
internal courtyards may be acceptable.
possible.
In historic buildings, particularly the mills,
such car parking arrangements would be acceptable only where it did not harm the
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internal and external character of the
Safety and security are vital elements in any
building. It will not be acceptable to have
urban development. Planning and Architecture
frontage car parking which sets buildings
can make a significant contribution to
back from the street.
everyone's sense of security. One of the most
For business premises, the emphasis will be upon workable rather than ideal servicing arrangements. Car parking will be restricted to the operational minimum needed to make the scheme work.
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Stewardship and Security
effective measures for community safety and crime prevention is the creation of lively, lived-in urban areas and public spaces that are easy to overlook and supervise. ■
of facilities, which will bring life and
For residential schemes, the required level of
animation to Ancoats. Density of
parking will depend upon the nature of the
development and mixed uses will enhance
development and the anticipated needs of
people’s sense of personal safety and well-
the occupants. Parking will be provided
being by encouraging a diversity of activity
where practicable, but where appropriate,
on the streets throughout the day and
car-free schemes will be encouraged.
night. ■
Sustainability Successful development should be both
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street.
possible. Adaptability of development can help ■
change over time.
Conversion of existing buildings to new activities will be encouraged.
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Streets should encourage activity, and buildings allow casual surveillance of the
be incorporated into developments, wherever
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Security measures which foster a 'fortress mentality' should be avoided.
energy and insulation efficiency, waste
to guarantee long-term durability as uses
Good quality crime prevention measures should be included in designs from the start.
sustainable and flexible. The latest standards of management and ICT communications, should
The objective is to achieve a vibrant mixture
There should be a variety of routes through the area.
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There must be good accessibility for all people in a safe and secure environment.
New buildings should be, energy efficient, easy to maintain, vandal-resistant and adaptable.
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New developments should have sufficient refuse storage space for segregated waste collection.
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All new buildings should seek to attain at least "good" on the Building Research Establishment's Environmental Assessment Method (BREEAM) of assessing the
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Adaptability of development can help
environmental impact of new buildings.
to guarantee long-term
Salvaged materials should be re-used where
durability as uses change
practicable, both building materials and setts in the highway.
over time.
Village Core This zone is bounded by Great Ancoats Street, Jersey Street, Radium Street, and George Leigh Street. At its core is St.
Planning Considerations
Peter's Church where there is the potential to create an
The key to understanding this area is the dense small-scale
area of public open space. This zone is shown on the
pattern of development which once existed at its core,
opposite page.
packed closely around the narrow grid iron street pattern. The continuous street frontages are, however, breaking down and are gradually being lost, this is most evident
Character
around the Smiths Arms, where the rest of the block has been lost altogether.
This is the historic core of Ancoats, and contains many buildings which helped provide for the needs of the working population that once lived here. These buildings include St. Peter's Church, St. Michael's Church and School, the George Leigh Street School with its roof top playground, the Women's night shelter, the Men's Hostel, and various public houses such as the Edinburgh Castle. The Great Ancoats Street frontage is characterised by a range of highly distinctive buildings representing a variety of times and styles. Many of the historic buildings survive today including workshops, warehouses, engineering works and mills such as the Beehive Mill. The area attracted a wave of Italian immigrants some of whom went into business within the area, serving local need. Some of these buildings are still in use but many are now vacant and at significant risk.
There is scope to exploit Ancoats' long associations with the Italian community, it was the key area in Manchester and indeed the North West, in the history of Italian immigration. Many Italian families have some connection with the area and for many, this connection still exists as a result of various Anglo-Italian societies, particularly related to the Catholic Church of St. Michael's. The regeneration of this area will be driven by a combination of refurbishment projects and new build. Restoration and re-use of historic buildings together with good quality new development which respects the existing urban grain and street pattern, will continue the evolution of the area. There is a real opportunity to achieve a strong mix of old and new built form containing a variety of quality residential, commercial, retail and workspace premises. A vital step in the realisation of opportunities in this area will be the creation of a new public space which will enhance the setting of St. Peters', linking areas of opportunity and providing a framework around which buildings can fit.
The key to the regeneration of the area will be restoration and re-use of historic buildings together with good quality new development which respects the existing urban grain and street pattern.
Swan t Stree
treet
OLDHAM ROAD
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igh Street
ge Le
Radium Stre
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et
George Leig
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Naval Stre
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Murray Stree
Hood Street
treet
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Street
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Blossom Stre
Bengal Stre
et
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t
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Blos
Bloom Stre
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George Leigh
Poland Street
Geor
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rS
Leve
Sherratt Stre
Cornell Stre
T AN
GREA
am
Oldh
OLDHAM ROAD
t Stree
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Jersey Street
REET
treet
S Tariff
ATS ST
ANCO
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ord S
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Bengal Street
Pickf
Port Street
Radium Stre
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Redhill Street
NAL
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New
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Overview of proposals for the Village Core
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form on the other side of the street. ■
The relationship of new development to Victoria Square should be carefully
combination of refurbished buildings and new
considered, particularly with regard to
construction. This is one part of a wider scheme
daylight standards and the activities
to improve the quality of the public realm in
generated on George Leigh Street, such as
Ancoats. The restoration of St. Peter's Church
servicing to units or active shop fronts.
should include an element of community use, and the building known as the Ice Plant (29-33
The scale of any new buildings on George Leigh Street should respect the existing built
There should be a hard landscaped open space at the heart of the area enclosed by a
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St. Peter's Church, through the efforts of
Blossom Street) should accommodate a range of
the Ancoats Buildings Preservation Trust,
activities. New, lively uses are to be
has already undergone substantial
encouraged, with an emphasis upon
restoration works to its structure. The
employment, leisure, and residential uses. The
Church building sits at the heart of the
variety of built form along Great Ancoats Street
Village, and it is anticipated that it could be
should be retained as vacant sites are
developed for mixed use, with an element
redeveloped.
that fulfils a community/social function. The Ancoats Buildings Preservation Trust is currently considering the most appropriate
Proposals for the Village Core
means of developing the Church, both in terms of design, development funding and end users.
More detailed proposals for this zone are: ■ ■
St. Peter's Church should be enhanced by
important building in the history of the
the provision of quality urban space around
area, and played a major role in its
it, which can become a recognised meeting
development. Its refurbishment would have
place. Development around this space
a significant impact on Ancoats. Any
should incorporate activities which spill out
development scheme could include active
onto it. The provision of active ground-floor
retail / commercial uses on the ground and
uses (for example, shops, bars, restaurants)
first floor, with at least three floors of
that attract people is essential. Other uses
residential / commercial above. Restoration
could include new cultural activities, hotels,
of the Victorian Italianate architectural
residential, sports, commercial and
detailing of the facade should be
community activities. The design of the
undertaken. There is potential for a new
public space must be of the highest quality
build extension of the Ice Plant to the west,
and take account of adjoining uses. ■
extending the building line to Sherratt Street, to provide a strong, quality edge to
The new public space will unite existing and
the new public space.
new buildings which frame the space. It is important that the space created reflects the quality of urban life which should develop here. This will involve careful consideration of all aspects of the space from the surface materials to the lighting and signage. High quality detailing will be required.
The Ice Plant (29 - 33 Blossom Street) is an
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Opposite the Ice Plant on Blossom Street is a group of existing run-down properties. Active ground floor uses with residential/commercial above will be encouraged. The site is in several ownerships, part of which may be required for open space around St. Peter's Church. Development principles should include small units (possibly workshops or