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The length of Great Ancoats Street frontage within the Village Core should be refurbished and re-used for retail and commercial purposes, with residential / commercial uses on the upper floors. New buildings should have a similar mix of uses.

New buildings will maintain and enhance the complexity and density of the street elevations along Great Ancoats Street.

retail) on Blossom Street, providing animation onto the street, with the

vacant buildings, a vacant site on the Great

above. The scheme should include a taller

Ancoats Street frontage and an open site to

feature on the corner of Cotton Street, but

the rear. These two sites, which are bisected

should also address distant views of the

by Gun Street, are mainly in one ownership.

towers on Royal Mill and Murray's Mill.

The development principles are as follows:

Blossom Street is important, it leads from

i

The Great Ancoats Street/Blossom

the Northern Quarter/City Centre through

Street/Gun Street buildings (Baron's

to the heart of Ancoats. Along its length,

Building) could be retained as part of

any redevelopment.

active ground floor uses, preferably shops

ii Gun Street should be retained as a

and bars/restaurants, etc. Upper floors

through route, and certainly as a

could be residential or commercial, but

pedestrian route. There is potential for

must be uses which properly occupy the

the frontage on Gun Street to be

space and do not create inactive areas often

developed as small scale retail and

workspace accommodation.

seen above shops in some high streets. The recent public realm improvements have

The Baron's site comprises a mix of existing

potential for residential / commercial

and wherever practical, there should be

iii The vacant site on Great Ancoats Street

been designed to ensure the highest level of

should be developed for retail /

pedestrian priority. The impact of vehicles

commercial use on the ground floor,

will be minimised by means of the traffic

with upper floors being developed for

circulation system and speed limits.

other uses such as offices and/or

residential.

George Leigh Street and Sherratt Street are also key routes into the Village, and the

treatment of the streetscape should improve the pedestrian environment, these streets will have on-street parking, mainly time

limited except where it is specifically related to a “residents only” scheme. Tree planting could be used to improve privacy for the residents in Victoria Square and Anita Street. The axial view of St. Peter's Church along Sherratt Street will exploited with sensitive public realm treatment and the use of buildings to frame vistas.

iv Upper floors should rise to at least 3

storeys above ground floor on the

Great Ancoats Street frontage.

v The Jersey Street and Blossom Street

elevations should be at least two

storeys high and have ground floor

units which provide some animation

and activity onto the street.

vi Servicing of the site should be from

Gun Street.

vii Any redevelopment proposals should

include for the retention of 5 Jersey

Street (the 'Gun Street Warehouse').


Swan

Rochdale Canal Zone

t Stree

treet

Tib S

central open gutter. The relatively narrow plot

zone is shown on the plan opposite.

sizes and the diversity of materials and heights

treet

am S

Oldh

T AN

narrow alleyway with original flags and a

mills in Ancoats as well as the Canal itself. This

GREA

This area includes the most important cotton

create an intricate and memorable frontage onto the main road.

Character

Land on Great Ancoats Street between Redhill

The Rochdale Canal Zone is bounded by Great

Street and Jersey Street offers a significant

Ancoats Street, Jersey Street and the Rochdale

regeneration opportunity, subject to the

Canal. In this vicinity, the Canal has recently

constraints of a conservation area including the

undergone works to make it navigable as part of

need to retain historically and architecturally

a major phased restoration scheme. The line of

important features.

eet

r Str

Leve

mill buildings overlooking the canal forms a bold and dramatic street wall and skyline which captures the spirit of Ancoats. This relationship should be maintained and enhanced in all future developments proposed for the area. Together, the various mills provide a record of the technological advancement in mill building

Planning The most important factor which will influence the regeneration of this area will be the restoration and re-use of the area's historic mills.

design from the late 18th century through to

Conversion should aim to achieve publicly

the early 20th century.

accessible uses wherever possible on ground

The area contains a variety of other historic

the 1850s, and is the last surviving remnant of Manchester's important flint glass industry and is the largest non-textile industrial building to survive from the period. It is currently being refurbished as managed workspace, a use which is to be encouraged within the area. At the corner of Jersey Street and Great Ancoats Street is one of the most intact Victorian corner shops in Manchester, close to which lies a

floors upper storeys could be converted to accommodate a variety of uses with particular emphasis on commercial and residential use.

treet

eastern end of Jersey Street. This was built in

Port St

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buildings including the Flint Glass Works at the

tree

ton S

New


The line of mill buildings overlooking the canal forms a bold and dramatic street wall and skyline which captures the spirit of Ancoats.

OLDHAM ROAD OLDHAM ROAD

et

Radium Stre

igh Street

ge Le

h Street George Leigh

et

reet

Blossom Stre

Naval Stre

et

et

et

Street

Wadeford Close

on St

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t

Bengal Stre

Cott

y Str

Stree

Henr

Gun

reet

om St

Bloss

Bloom Stre

Poland Street

George Leig

T

TREE

ATS S

et

Bengal Stre et

et

Sherratt Stre

Cornell Stre

NCO

Geor

Hood Street

et

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y Str

Radium Stre et

ord S

RO

OATS

T ANC

treet

GREA

Bengal Street

Pickf

treet

Jersey Street

Murray Stre et

Jerse

Redhill Street

RO

L CHDALE CANA

New

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Stre

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STREE

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L E C A NAL


Overview of proposals for the Rochdale Canal Zone

The range of uses suitable for the Royal Mill and Murray's Mill may also be appropriate in principle for the New Little Mill. However, the

The major mill complexes should be restored

deeper floorplate of the New Little Mill could

for a variety of uses. Any infill development

make it less appropriate for residential use.

should respect the form and scale of

Consideration will be given to a range of

neighbouring buildings. Traffic calming will

other innovative uses.

be introduced along Redhill Street as part of the public realm improvements which will

It will be essential to develop the mill curtilages sensitively so that the architectural

hopefully be brought forward in conjunction

and historic qualities for which they were

with adjacent development.

listed, are enhanced. Particular attention will need to be paid to the treatment of internal courtyard space, which should not simply be

Proposals for the Rochdale Canal Zone

given over to car parking. ■

More detailed proposals for this zone are

basin in some form, within the Murray's Mill

as follows: ■

complex should be considered as part of any development proposal. Proposals should at

The Royal Mill Complex and the Murray's Mill

least ensure that the possibility of re-opening

Complex, both listed buildings, should be

the canal basin at some stage in the future, is

converted to accommodate a mix of uses,

retained. The missing wing of the Bengal Mill

including residential and commercial space,

should be replaced in a manner that respects

with active uses on the ground floor,

the form and scale of the remaining

museum/interpretation/visitor

buildings.

accommodation would be acceptable. Wherever possible, ground floor uses should be publicly accessible. Given the special status of these mill buildings, there will be a continuing need to involve and consult various bodies such English Heritage.

The possibility of restoring the internal canal

Traffic calming measures along Redhill Street will be required and their implementation will be considered in detail in parallel with development proposals.

The recreational potential of the canal should be exploited.


All historic artefacts and structures (bridges

ii New development should include

and locks, etc) associated with the canal

retail/commercial use on Great Ancoats

should be retained and enhanced.

Street frontage. It should also include

several upper floors offering

commercial and/or residential

accommodation.

Redevelopment of unsightly and undesirable industrial sites flanking the canal will be welcome. Possible uses include residential, commercial, and good quality industrial

iii The elevation to Redhill Street should

buildings. ■

Poor environments and existing modern industrial buildings should be screened from

to the north.

iv Retail/commercial units should front

onto Great Ancoats Street and Redhill

addition the rear and service areas of the

Street.

The southern corner of Redhill Street/Great Ancoats Street commands a view over a

The recreational potential of the canal

wide area. Its great prominence makes it

should be exploited. The scope for private

ideal for a strong visual statement, such as

temporary moorings along Redhill Street,

a major piece of public art, or high quality

close to the Royal Mill complex, should be

signage. Consideration should be given to

explored with the canal operator. Other

lighting the mills and their features along

active uses of the recently restored canal

Redhill Street.

will be encouraged. ■

'street wall' of the major mill complexes

screening from the canal and mills.

acknowledge and complement the

the canal and street by new planting. In Central Retail Park would benefit from

Redevelopment proposals for the former

The site at Redhill Street/Great Ancoats

Long Mill car park site should fully respect

Street/Jersey Street is a key gateway. Any

the special character of the area. Any

development proposals for this site should

redevelopment proposals should

have the following elements :

complement the scale of surrounding developments and their relationship with

i It’s role as a gateway location, both to

Ancoats and the City Centre, should be

reflected in the proposals for the site.

There is an opportunity for a prominent

corner structure at the Redhill

Street/Great Ancoats Street junction.

Quality will be of paramount

importance.

the street.


Oldham Road Zone

Ti

This area contains most of the remaining residential accommodation in the Ancoats

Planning

Conservation Area, as well as the biggest

The strategy for regenerating this area will

employer in the area. (See plan opposite).

largely revolve around encouraging re-use of the important buildings at the corner of Great Ancoats Street and Oldham road in conjunction

Character

with new development on the vacant land immediately adjacent. Improvements to the

The area contains a number of historically

environment and developing short stay lay-by

interesting buildings as well as three notable

parking to allow retail outlets to benefit from

listed buildings : the Crown and Kettle (Grade II,

passing trade will also be important.

Late 19th century), Victoria Square (Grade II, 1889 - 1894), and the so-called 'Black Glass'

Flexibility will be shown regarding the potential

Building (Grade II, 1939). Recent initiatives here

planning uses for historic buildings such as the

have included the refurbishment of the Black

Crown and Kettle and Virginia House. Office

Glass Building, a partial refurbishment of

use, leisure, food and drink uses would be

Victoria Square housing, some improvements to

acceptable at ground floor, although the ideal

the terraced housing off Anita Street and

would be to see the Crown and Kettle re-opened

George Leigh Street, and the enveloping of the

as a public house/restaurant. Commercial use of

Crown and Kettle.

Virginia House would be appropriate.

The 'Black Glass' Building was originally owned and occupied by United news & Media, along with many of its adjoining structures. However, printing activity had been declining for some time and the buildings have been sold on. The Black Glass building has been refurbished and let to Friends Provident. The Oldham Road shopping frontage has suffered decline partly as a result of the reduction in population in Ancoats and partly because of its failure to capitalise on passing trade as a result of parking restrictions which make stopping and shopping difficult.

Old


Flexibility will be shown regarding the potential planning uses for historic buildings such as the Crown and Kettle and Virginia House.

Swan t Stree

reet

OLDHAM ROAD

ib St

Radium Stre et

et

et

igh Street

ge Le

et

on St

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t

reet

Blossom Stre

et

Street

Naval Stre

et

et

reet

om St

Bloss

Bloom Stre

Bengal Stre

Cott

y Str

Stree

Henr

George Leigh

Poland Street

George Leig

h Street

Gun

t Stree

ton New

Bengal Stre

et

Geor

EET

S STR

COAT

r

Leve

Sherratt Stre

Cornell Stre

T AN

GREA

dham

OLDHAM ROAD

t Stree

Hood Street

t

Stree

Jersey Street

RO

OATS T ANC

treet

ord S

GREA

Radium Stre et

Pickf

Port Street

Bengal Street

Murray Stree t

eet

y Str

Jerse

Redhill Street

NAL

ROCHDALE CA

New

Uni

on

Stre

et

T

STREE

treet

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N

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Overview of Proposals for the Oldham Road Zone

Proposals for the Oldham Road Zone

For the most part, the main road frontages in

More detailed proposals for this zone are as

this zone are intact and should be preserved

follows:

and enhanced. There is some land at the west end of Oldham Road near its junction with

The re-use of historic buildings will be important, particularly in relation to vacant

Great Ancoats Street which is vacant, and some

but important buildings. However, the

buildings between Henry Street and Cornell

opportunity does exist for a substantial new

Street which will need to be the subject of

development on under used land fronting

further investigation to determine their future.

Oldham Road, adjacent to the Crown and Kettle public house. Where the built form of the 'street wall' has been lost, there should be new infill buildings of a character and quality befitting a major radial route into the City Centre and forming the boundary of one of the City's most significant historic conservation areas. ■

A major new mixed use development could be created on the corner of Cornell Street/ Henry Street/Oldham Road. Servicing to any redevelopment of the Cornell Street/Henry Street/Oldham Road block should be off Oldham Road, using Henry Street.

The accommodation to the rear of the Black Glass Building could be appropriate for a variety of uses. Employment-generating uses would be welcomed, although a mixed-use scheme could be equally satisfactory. Office use would be appropriate, together with new technology operations, or leisure uses such as sport, cinema, or theatre. The City Council and the Urban Village Company would be willing to work closely with applicants with innovative proposals to ensure that this building becomes a recognised feature of City life.

Upgrading the appearance of shop fronts, and the replacement of unsightly shop front security, needs to be considered as part of a programme of improvements to the appearance of Oldham Road.


Where feasible, the historic buildings on

Short stay lay-by/street frontage parking for retail units fronting Oldham Road between

and Bengal Street should be refurbished and

Cornell Street and the boundary of the

enhanced with the aim of achieving full

Conservation Area with Miles Platting

occupancy for retail and service use on

should be developed wherever possible.

upper floors to commercial and residential uses.

Oldham Road between Great Ancoats Street

ground floors, as well as the conversion of

Victoria Square and the terraced housing on George Leigh Street/Anita Street are fine and contrasting examples of early municipal housing. There should be on-going consultation and involvement of residents regarding their needs, and a rolling programme of physical and environmental improvements should be prepared.


Swan

The Poland St Zone t Stree

treet

OLDHAM ROAD

Tib S

This is a run down area, extending from the

along this part of Oldham Road. Some of the retail

Rochdale canal through to Oldham Road and

/ non-retail units are of historic interest and have ldham St O group value within the Conservation Area.

T AN

GREA

including a combination of retailing, business

reet

COAT

uses, industry and a small area of vacant local authority land, including a block of multi-storey

Planning

ran through the area have been filled in, however,

redevelopment, of some of the larger sites for new

building over them has been limited. The street

buildings.

area are deteriorating, particularly around Portugal Street, Silk Street and Oldham Road. To

and the Wheatsheaf. The Germanic style warehouses on George Leigh Street are particularly striking buildings. Many of the shop units on Oldham Road have gone over to non-retail uses or are vacant and in a very poor condition. Some remain as communitysupporting traditional shops - albeit scattered

that the zone will have an artisan feel with small industrial, commercial and office space, interrupted by residential uses. It will be desirable for all such uses to address the street and, wherever possible, open onto the pavement in order to create activity and interest.

REET

houses include the Cross Keys, The Shamrock Inn

terms of scale of development, it is envisaged

treet

together with very early workers' housing. Public

Port Street

activities will be acceptable in principle. In

S Tariff

engineering buildings of the period have survived,

light industrial and other employment-related

ATS ST

Street, where some small industrial / workshop /

industrial character of this area, retailing,

treet

buildings are concentrated around Portugal

e

y Str

Jerse

within this zone. Given the commercial /

ANCO

the area's links with Miles Platting. Small historic

A range of land uses are considered appropriate

T GREA

cul-de-sac industrial estates. These have severed

treet

ton S

New

ord S

pattern has been lost and replaced by modern

reet

om St

Bloss

Pickf

the east of Poland Street even the grid iron street

t

frontages and small scale nature of parts of the

eet

there will be appropriate development and

historic fabric should be retained; infill

y Str

development will be of compatible scale; and

part of old Ancoats. The canal arms which once

Henr

The Poland Street Zone is the least well-preserved

Stree

three issues- the presumption that important

igh Street

ge Le

Gun

Character

eet

r Str

Leve

Geor

EET

The regeneration of this area needs to focus on

S STR

flats. (See plan opposite).


OLDHAM ROAD

et

et

et

Radium Stre

Bengal Stre

Sherratt Stre

et

Cornell Stre

George Leigh

reet

Jersey Street

et

RO

L CHDALE CANA

Radium Stre

t

Bengal Street

Murray Stree

Redhill Street

Rodney St

et

Hood Street

eet

et

re

Naval Stre

et

et

St

reet

Blossom Stre

Street

Wadeford Close

Bengal Stre

et

on St

Cott

Bloom Stre

Bu t l e r

h Street

Poland Street

George Leig

RO

New

Uni

on

CH DA

L E C A NAL

Stre

et

N

N


New housing will be encouraged, particularly the conversion of upper floors of retail units, would be welcomed at the eastern end of the

Detailed proposals for the Poland Street Zone

Village. This will bring life after working hours

More detailed proposals for this zone are as

and provide better security through increased

follows:

activity. The retail frontage of Oldham Road will need to be enhanced and will form a shop

existing street frontages, particularly on

window for the area. Current parking and

Oldham Road and Portugal Street. New

access problems to this frontage will need to be

development for commercial or residential

addressed as part of the wider scheme of

uses should generally be between 2 - 4

improvements for Oldham Road.

storeys.

In terms of new development, there is scope for infill development or redevelopment in the

Where possible, new build should reinforce

A wide range of infill sites exist in this zone particularly around Silk Street and Portugal

block bounded by Oldham Road, Radium Street,

Street and at the Poland Street/Jersey Street

Bengal Street and George Leigh Street, as well as

junction. Development here should respect

in the area around Butler Street/Rodney Court.

the plot size of original curtilages. ■

Overview of proposals for the Poland Street Zone

The enhancement and full occupancy of historic industrial buildings is particularly desirable, especially for employment generating uses. Along Oldham Road, the

The area around Rodney Court could be

emphasis is upon obtaining full occupancy of

redeveloped for commercial and/or residential

the ground floors for retail and servicing, with

uses, this would best be facilitated by the

the conversion of the upper floors to

production of a development brief following

commercial and residential.

local consultation, which would include consideration of the future of the open space.

There are some heavy industrial uses in Jersey Street. Their redevelopment for uses more

This area has several infill opportunities and a number of derelict backland sites. It will primarily be an employment area, although certain bad-neighbour industries or environmentally damaging activities will be discouraged. The Oldham Road frontage is in need substantial improvement.

compatible with the wider objectives for the area would be welcome.


The Public Realm Priority for the implementation of public realm works has been given to Blossom Street and George Leigh Street. These are the two major

Streetscape ■

The selected palette of materials should be

routes into the city centre and have been

in keeping with the character of the local

designed to set a new standard. Further phases

area, of high quality and physically robust.

for key routes will be undertaken in a similar style, feature areas adjacent to important or

'Conservation' kerbs will be provided

listed buildings may be subject to further

throughout.

enhancement or special treatment to reflect their importance, for side streets, some degree

Pavements will use high quality materials.

of simplification may be appropriate.

Granite setts recovered from underneath modern highway tarmac or from within courtyards should, where possible, be stored for re-use within the area.

Boundaries and Gateways ■ ❃

Quarter.

Streets should be designed as safe places for people.

Existing pedestrian crossings are being improved and one new crossing is being

A style palette will be developed for street furniture.

advertise Ancoats as well as the Northern

Great Ancoats Street should be used to

Street surfaces and crossings and hard surfaces in courtyards, should incorporate

provided to encourage greater pedestrian

smooth pathways and other facilities to

flow to and from the area. The opportunity

enable ease of use by disabled people.

for public art along this important route should be explored, tall structures located on the central reservation islands could fulfil that role without impairing highway safety. ❃

Lighting ■

A street lighting system will be implemented

Oldham Road offers a similar opportunity to

which meets public safety needs without

promote the area and will be considered in

intrusion, but which has a colour spectrum

subsequent phases of public realm

that enables natural building colours to

improvements.

show through. ■

The style of lighting column has been selected to work well against a background


The core of the area would be given character by urban art features and the use of innovative materials and design.

of both new buildings and Georgian/

The core of the area would be given character

Victorian mill buildings. Columns should

by urban art features and the use of

also be capable of supporting banners

innovative materials and design. Although

etc. for public events.

level changes may be required, access for disabled people must be provided.

Appropriate lighting of prominent buildings will be encouraged, provided

Public spaces should be easy to maintain,

the interests of any residents living in

with a clear sense of 'ownership' of the space

or near the building are safeguarded.

by the community.

Urban Art

Public Space ■

At such an early stage in the area’s

built forms and transient images to communal

development, it is not helpful to be too prescriptive about the form and size of

This term covers a range of meanings, from events. The opportunity exists for all of these

the

public spaces. They should be capable of

in Ancoats, in order to identify an area, to

evolving in response to activities and

enhance the existing heritage, to point out

developments in the adjacent area.

new development, and to give animation to the Village in a way which involves visitors

Public spaces must be capable of being

and the local community - both workers and

implemented and working in isolation, before

residents.

any surrounding buildings bring functions or activity to the space. This could be achieved

Priority locations for urban art will be the

by having programmes of events, or

gateways/crossing points on Oldham Road,

encouraging existing local activities to use

Great Ancoats Street, and in public spaces.

them as a focus.

Other opportunities within the Village will be identified.

Depending upon adjoining development opportunities, the public space could be

Interpretation panels and the Blue Plaque

positioned to the north or the south of

scheme of the Ancoats Buildings Preservation

Sherratt Street. Either possibility will involve

Trust should be used on buildings and

land acquisition. The intention is that Sherratt

structures of historic interest in order to create

Street will remain open to traffic, albeit in a

a heritage trail which includes the Rochdale

restricted form.

Canal.


Implementation A Comprehensive Approach

Delivery

The City Council, through the Ancoats Urban

agency promoting redevelopment in the area, it

Village Company, is promoting major

will continue to undertake this role within the

refurbishment and renewal. This approach is being

context of the wider plans for East Manchester

adopted because Ancoats has a concentration of

which are being co-ordinated by New East

problems which require comprehensive action.

Manchester.

Working with the diversity of interests in Ancoats to achieve regeneration and widespread environmental improvements is an ongoing commitment. In order to achieve the changes necessary, integrated and co-ordinated action is important and Supplementary Planning Guidance is part of that process. The City Council, through the Ancoats Urban Village Company is working with Eastside Regeneration, New East Manchester, the Ancoats Buildings Preservation Trust and a variety of other partners, including English Heritage and the North West Development Agency, to ensure that improvement and investment takes place as quickly as possible, in accordance with a consulted-upon and agreed strategy. The amount of dereliction in Ancoats and the scale of opportunity to be seized can only be tackled by concentrating the resources of all agencies, to secure comprehensive renewal in a way that will meet the aspirations of both the present and the future communities of Ancoats.

The Ancoats Urban Village Company is the lead

The Ancoats Urban Village Company will work closely with all stakeholders to achieve a sustainable, mixed use quarter which adds to the wider economic and social objectives of its partners.


The Ancoats Urban Village Company will work closely with all stakeholders to achieve a sustainable, mixed use quarter which adds to the wider economic and social objectives of its partners.

Conclusion This Supplementary Planning Guidance has been the subject of consultation with landowners, interested parties and members of the public before being adopted by the City Council. It should be read in conjunction with existing policy documents and further development guidance for specific sites, which may be produced in future. However, all development proposals will be subject to the usual statutory processes, including applications for planning permission, listed building and conservation area consents. Where necessary, the use of Planning Agreements under Section 106 of the Planning Act may be appropriate. These, and traffic management measures, will all be the subject of further public consultation. Should it become apparent that compulsory purchase powers need to be used, appropriate action will be taken.


Appendix PLANNINGPOLICYCONTEXT

Part One of The Unitary Development Plan

Regional Planning Guidance for the North West (RPG13)

The Unitary Development Plan (the UDP) was

This guidance was published in April 1996. It refers

period of public consultation. Ancoats is the

to the region's rich built heritage and its artefacts,

subject of policies in Part One of the Plan together

monuments and buildings of the Industrial

with a policy contained in Part Two.

Revolution. Para. 3.3 of the Guidance says local authorities should pay particular regard to locations, densities and mixes of development which can be served by public transport and assist

adopted in July 1995 following an extensive

The most relevant Part One policies are summarised on a topic basis, as follows : ■

Housing - Policy H1.1 encourages new

in reducing the need to travel. Para 4.7 says that

housing and policy H1.2 encourages a wider

the towns and cities of the Industrial Revolution

variety of housing.

have potential for urban tourism, and development of this potential can contribute to

upper floors of commercial buildings to be

economic regeneration. It urges that

used for residential purposes.

Development Plans should contain policies for conserving, enhancing, and realising the

Mixed Uses - Policy H1.4 allows for the vacant

Employment Uses - Policy I1.1 seeks to

economic potential of the built heritage. Para 6.4

promote a diversity of employment

urges the re-use or conversion of existing sites

accommodation in East Manchester, and

and premises in order to provide new housing

particularly adjoining the Regional Centre.

accommodation.

Policy I1.3 seeks to promote managed workspaces. ■

Tourism - Policy I1.8 seeks to promote Manchester as a tourist destination, both for conventional and business tourism, because there is scope for a considerable growth in tourist-related employment.


Listed Buildings - Policy E2.7 seeks to ensure

standards of energy efficiency in new

architectural or historical interest are retained,

development; and Policy E1.6 requires

maintained and, where necessary, restored.

building materials used in new development and refurbishment schemes to be

Safety in Design - Policy E3.5 promotes

environmentally friendly wherever possible.

measures which will lead to a safer environment by appropriate design of

buildings and streets.

towns and

Manchester's role as an international and

Disabled Access - Policy E3.7 states that the improvements that improve conditions for

Industrial Revolution

regional centre for arts and culture.

havepotential

individual works and areas for outdoor

the City Council will continue to develop

performance and displays.

Street Cafes - Policy L1.9 promotes further

Conservation Areas - Policy E3.8 seeks to

provision of street cafes in order to add to the

enhance the appearance of conservation

vibrancy of appropriate streetscapes. ■

Urban Art - Policy L1.8 encourages art as part

and vision is impaired; and under policy T3.5

areas. ■

of the environment, involving buildings,

for urban tourism

disabled people and people whose mobility

routes and facilities for disabled people. ■

Arts and Culture - Policy L1.7 promotes development that will strengthen

City Council will promote environmental

cities of the

Sustainability - Policy E1.5 encourages high

that buildings and areas of special

Highways - Policy T2.1 seeks to maintain the

Shopping - Policy S2.1 seeks to ensure that all

existing highway network rather than embark

parts of the City have reasonable access to

on major new construction. The main

essential shopping facilities. New shops to

emphases will be on making the network

meet local needs will be encouraged where

safer, improving residential areas, and

current provision does not adequately meet

improving conditions for pedestrians and

requirements.

cyclists. Existing traditional road surfaces will be maintained. Policy T3.1 will ensure that the particular needs of pedestrians and cyclists are catered for. ■

Pedestrian Priority - Policy T3.3 will support the encouragement of further pedestrian priority schemes; create new and improved squares; widen pavements and introduce measures to restrict access to general traffic in areas of high pedestrian use.

Rochdale Canal - The Canal runs along the southern margin of the Conservation Area and in policy E3.4 it is designated a Major Recreational Route where it is intended to improve access and amenity.


The most directly relevant Part Two policy is EM14 which says that :

Reason for Policy EM14 To enable change to be managed in a way which reflects the heritage value of the Ancoats area and

“Policy EM14”

to use conservation strategies as a means of

Within the Conservation Area, the Council will

the area. The Council will be guided by the broad

take positive action to secure :

conclusions of the Ancoats Study, which builds

the conservation of both the overall character of the area and the important individual buildings within it, including in particular the Ancoats Mills;

refurbishment projects involving a mixture of residential, business, hotel and leisure uses; and,

securing the economic and social regeneration of

not just on the area's historical importance, but its closeness to the City Centre and the potential attractions of the Rochdale Canal frontage as a location for investment." City-wide Development Control Policies are also contained within Part 2 of the UDP. They provide detailed guidance for potential applicants and other interested parties. The ones with especial

the promotion of Ancoats as a heritage area

relevance for Ancoats are :

which reflects the City's unique place in world industrial and urban history. Particularly priority will be given to the need to make greater use of multi-storey buildings which

DC9 - Access for Disabled People.

DC10 - Food and Drink Uses.

DC12 - Commercial Uses above shopping

are presently vacant or under-used above the

frontages.

ground floor. ■

DC14 - Shop fronts and related signs.

DC15 - Advertisements, Hoardings and Posters.

Underpinning the Guide is the belief that the creation of quality townscapes can be an important instrument in enhancing a community’s sense of well-being.

DC15 - Street landscapes.

DC18 - Conservation Areas.

DC19 - Listed Buildings.

DC26 - Development and Noise.


The Guide to Development in Manchester This was prepared following the advice of an independent Advisory Panel, consisting of people with a variety of development and design interests in the City. The panel worked over a period of several months to produce a draft which was the subject of a wide public consultation. The Guide was adopted in April 1996 as Supplementary Planning Guidance to the UDP. Underpinning the Guide is the belief that the creation of quality townscapes can be an important instrument in enhancing a community's sense of well-being. It places great emphasis on making the City more user-friendly, easy to understand, and secure. It can be made so by opening areas up to as many groups of users as possible and by creating a shared sense of ownership of streets and other facilities. Good access must be provided, and a clear sense of difference between spaces. Buildings, streets, squares, and public spaces must be accessible and clearly linked.

Special Needs and Supported Housing

The Conservation Areas Leaflet No. 24 about Ancoats

In April 1998 Supplementary Planning Guidance was adopted for Special Needs and Supported Housing. In this policy, Ancoats is described as an area of 'High Provision' and 'High Unsustainability'. This means that there is a concentration of Special Needs Accommodation and Supported Housing in an area of social and economic difficulties where the local community would find it difficult to absorb a higher provision. As a general rule, additional schemes would not be supported. Where a local unmet need is identified, change of use of an existing project may be appropriate but only exceptionally would a new project be supported.

This leaflet was published by Manchester City Council in 1991, and documents the importance of Ancoats and the need for controls to protect the area's heritage. The conservation leaflet aimed to encourage development which ensures the prosperity of the area whilst paying attention to its special architectural and historic quality. Designation as a conservation area has helped to bring about an awareness of the history and character of Ancoats. In turn, this has increased confidence which is assisting progressive regeneration through the re-use of historic buildings and complementary new development.


List of Credits

Ancoats Buildings Preservation Trust Graphics

BDP Design

Photography

Len Grant

Aerial Photography

Urban Splash

By kind permission for use of their miscellaneous images: Axis, Gleesons, Ian Finlay, Stevenson Bell, Artisan H and Urban Splash.

All plans reproduced by permission of Ordnance Survey on behalf of the Controller of Her Majesty’s Stationery Office, Š Crown Copyright AR 100032520.


For further information, please contact: Dave Brettell (Deputy Group Leader)

Lyn Fenton

Environment & Development Planning Division

Ancoats Urban Village Company

Forward Planning & Regeneration Group

Beehive Mill, Jersey Street, Ancoats,

PO Box 463, Manchester M60 3NY

Manchester M4 6JG

Telephone 0161 234 4602

Telephone 0161 211 1012

Fax 0161 234 4528

Fax 0161 950 0302 E-mail: admin@auvc.co.uk www.auvc.co.uk


SPG PDF Part b