Block C, Plot 11, First Street

Welcome to our consultation website

Below you’ll find information on our updated proposals.

Introducing Downing

Downing is a leading property developer, constructor, operator and manager. A family-owned company founded over 30 years ago, we have a track record of success and many years of combined knowledge across the residential, commercial and educational property sectors. We pride ourselves on our ability to transform city centre locations into high-quality places for people to live, work and enjoy life.

Downing is the UK's longest-standing private PBSA provider. For over three decades, we have steadily built a residential portfolio, creating inspirational student and market residential accommodation facilities in leading university cities. With £1.4bn of developments successfully completed, we currently manage over 6,000 student bedspaces across the UK. Our commitment remains unwavering in providing exceptional student living spaces and making a positive impact in the communities we serve.

Background

The Site is located to the south of Plot 11 First Street South and is bound to the east by existing student accommodation (Parkway Gate and New Medlock House - operated by Unite Students); to the south by the A57; and west by Medlock Street.

Aerial image of the site (courtesy of Google Maps).

Policy context

The Site is located within the First Street Development Framework (FSDF) area. Manchester City Council adopted the latest FSDF in 2020, which provides a positive vision for the development of the First Street area and sets clear guidelines to ensure that all new development achieves the highest standards of quality and design.

First Street is in the process of undergoing extensive regeneration, with a range of retail, leisure, office, residential, and student accommodation schemes approved over recent years.

Plot 11, First Street

Plot 11, First Street

What’s happened at Plot 11 so far?

Following a public consultation, planning permission was granted in March 2021 for the erection of four buildings varying from 10 storeys to 45 storeys on Plot 11, comprising 3,804 co-living bedspaces, associated amenity facilities and public realm. As part of this, Block C site received permission for a part-17, part-13, part-10 storey block comprising of 322 co-living bedspaces.

In March 2022, Downing began construction works in relation to the first two phases of development (comprising Blocks A, B and D).

Works in relation to Phase C (comprising Block C) have not started on-site, and we are now pursuing an alternative Purpose-Built Student Accommodation (PBSA) scheme for Block C.

Plot 11, First Street

Overview of our updated proposals

Our revised proposals for Plot C is a single 28-storey building, comprising 555 student bedspaces. The podium at lower levels of the building will include student amenity space and active frontages, which will be set within a larger area of public realm. 

In summary, our updated proposals would:

  • Deliver much-needed, high-quality student accommodation, in an accessible location.

  • Help to free-up standard residential housing within the surrounding area.

  • Ensure the full delivery of Plot 11; helping to achieve MCC’s regeneration ambitions for the area.

  • Secure qualitative and quantitative improvements to the public realm.

  • Lead to a range of socio-economic benefits, including increased employment opportunities during construction, increased spend in the local economy.

Purpose Built Student Accommodation (PBSA)

The demand for PBSA in Manchester

Our updated proposals seek to diversify the residential offer within First Street through the delivery of PBSA within Block C, in place of the currently approved co-living bedspaces.

There is an established need for high-quality PBSA across Manchester, and specifically in accessible locations such as this, in close proximity to the University of Manchester and Manchester Metropolitan University Campuses, public transport linkages as well as key services and amenities located within the City Centre.

As well as meeting an identified need, the proposed student use would free up standard residential homes within the surrounding area for families; and result in a range of socio-economic benefits (during construction and operation). The proposed development would also complete the development of Plot 11, which is currently being delivered at pace – helping to fulfil long-standing regeneration ambitions.

Managing PBSA

Downing is a well-known, reputable student accommodation developer and operator - we currently operate over 20 sites across the UK (providing 8,000 student bedspaces).

Downing understands the importance of preparing and implementing comprehensive student management strategies. Such strategies are imperative in supporting the wellbeing of student residents, as well as ensuring that future residents positively integrate with existing communities.

The development will be managed in a similar way to Downing’s other PBSA developments:

  • The building will be monitored on a 24-hour basis, with a member of the management team in residence each weekday during working hours. Outside of these hours the management and monitoring of the site will be supplemented via a combination of in house wardens, security and a remote management team as required.

  • Anti-social behaviour by the students will not be tolerated and they will be required to adhere to a strict disciplinary code. As an ultimate sanction, tenancy agreements may be terminated for persistent offenders.

  • A CCTV system will supplement the on site staff and security presence.

  • The congregation of students and the drinking of alcohol and smoking within the common outside areas of the building will be prohibited.

A full Student Accommodation Management Plan will be submitted alongside the planning application. The management strategy will set out Downing’s commitment towards developing a constructive and harmonious relationship with the local community; and set out measures regarding breaches of acceptable behaviour.  Local residents and members of the community will be afforded the opportunity to be able to link directly with the management team to discuss any issues arising and agree how best to resolve any ongoing problems.

Downing is fully committed to the long-term ownership, professional management and operation of the Downing Living proposals at First Street.

Design

Block C Site layout

The proposed development will read cohesively with Blocks already under construction within Plot 11. The proposed development will have a stronger relationship with Block D to the north (the tallest element of Plot 11). Block D (45 storeys) and the revised Block C (28 storeys), together, will clearly demarcate the north to south route through the site. This route will act as an important, high-quality pedestrian and cycle connection between Hulme, First Street and the city core beyond.

Being at the southern edge of the Plot 11 masterplan, the scale and mass is intended to step down from the River St/One Medlock schemes on the other side of the roundabout, which in turn step down from the scale of the Great Jackson St masterplan. This reinforces the townscape of the city centre threshold to Hulme, stepping down and respecting the more residential areas to the south of Block C.

The positioning of the new Block C has been considered from key viewpoints in both the city centre and Hulme in order for it to sit within the overall silhouette of the consented massing of Buildings A, B and D currently being constructed.

CGI of Block C

Materiality

The materiality of the tower will match that of the rest of the masterplan with fritted glazed panels to the tower and a more grounded solid podium element. The orientation of lighter and darker faces of the tower will be considered to distinguish it against the backdrop of the rest of the masterplan.

Proposed materiality

Daylight, sunlight and privacy

The application will be submitted alongside a robust Daylight, Sunlight and Overshadowing Assessment, as well as a Solar Glare Assessment. Initial assessments show that the proposed development will adhere to BRE Guidance, with no material differences as compared to the extant scheme. This is owing to the fact that the proposed building will fall within the silhouette of Block D (45 storeys), to the north.

In terms of privacy, the Block C is shielded from nearby residential units by other Plot 11 buildings, currently under construction. The nearest habitable rooms can be found at the Unite student development (25m to the east), and Loxford Court (68.5m to the south). Both are considered to be a sufficient distance away to maintain high levels of privacy. With regards to Loxford Court specifically, this is separated from Block C by the A57(M).

The proposed development will accord with adopted planning policy, key principles set out within the FSDF, and MCC Planning Guidance. The application will provide full details in relation to the height, scale and massing, architectural design and landscaping design.

Public realm

In comparison to our previous plans for Block C, the revised building plan will have a smaller footprint, allowing for improvements to the quality and quantity of public realm.

Plan showing the previous footprint of Block C (red boundary) in comparison to the new footprint (blue boundary)

Improved public realm alongside Block C

The major benefit of the new proposal is an increase to the public park within the masterplan, which also allows us to increase the number of trees planted, improve pedestrian and cycle routes and deliver a net increase in Biodiversity Net Gain.

Both Medlock Street and Newcastle Street will also benefit from significant increase in passive surveillance and active frontage making the routes from the city centre to the new crossing points into Hulme safer and more enjoyable.

New public square at Plot 11, First Street

The increased aspect of the park will allow it to become a key entry point into the city centre, while also having significant benefits to the connections to and from Hulme.

Improved connections through the park

Owing to the Site’s accessibility, and as per the extant scheme, the development will be car-free (other than 2 blue badge bays on Chester Street). All residents taking up accommodation will be informed of the car parking limitations and restrictions in place within the surrounding area. This information will be provided as part of the travel information pack sent to each resident before the start of their tenancy.

The proposed development comprises 86 cycle parking spaces (equating to 15% provision) – with a mix of standard racks, and those available via a cycle hire scheme. This level of provision reflects the accessible nature of the area, as well as anticipated levels of demand.

In terms of servicing and deliveries, there is expected to be a decrease in the number of HGV trips, resulting from the proposed development. Under the extant scheme, Block C was anticipated to generate 3 HGV’s per day, and under the current scheme, the only HGV’s will be refuse vehicles which would visit the site 2 days per week. There is anticipated to be 13 light goods / smaller service vehicle trips per day; and the impact of this upon the local highway is considered negligible. The proposal includes a servicing and deliveries layby on Newcastle Street (on the site frontage), as approved under the extant scheme. A Transport Assessment (considering the net transport impacts of the proposal) and Travel Plan will be submitted alongside the forthcoming application.

Parking, servicing and deliveries

Have your say 

This consultation is now closed.

While the deadline to submit feedback on the proposals has now passed, if you have any questions you can still get in touch with us via email: info@firststreet-plot11.com

Consultation drop-in session

As part of this consultation, we held an in-person drop-in session. This was an opportunity to find out more about our plans, talk to members of the project team and let us know your views.

Location: HOME (2 Tony Wilson Place, First Street, M15 4FN)

Date: Wednesday 1 November 2023

Time: 4pm - 7pm

The event display can be viewed by clicking here.


Timescales

Following the conclusion of the consultation, all of the feedback received will be taken into account by the team and a Statement of Community Involvement, which details how comments have been considered and responded to, will be submitted as part of the planning application. An application for the Proposed Development is due to be submitted to Manchester City Council in November 2023. 

Once the application has been submitted, you will also have the opportunity to make comments directly to the Planning Authority.