The report of the Director of Planning, Building Control and Licensing is enclosed.

The Committee considered the report of the Director of Planning, Building Control and Licensing that described that the proposal was for the erection of 2 Angel Square, a 14 storey building (excluding roof top plant) to form a mixed use office development (Use Class Egi) with two flexible commercial units at Upper Ground floor Level (Use Classes Ea, b, c, e, f, and / or Use Class Sui Generis (p) and (q)), and with a flexible office (Use Class Egi) and/or restaurant (Use Class Eb) space at Level 12, along with Lower Ground Level car and cycle parking, hard and soft landscaping and other associated works and 3 Angel Square, a 13 storey building (excluding roof top plant) to form a mixed use office development (Use Class Egi) with two flexible commercial units provided over Lower and Upper Ground Floor Levels (Use Classes Ea, b, c, e, f, and / or Use Class Sui Generis (p) and (q)), a further flexible commercial unit at Upper Ground Floor Level only allowing for ancillary seminar space and / or Sui Generis Use Class (t) Cinema space, together with an ancillary gym space at Upper Ground Floor, as well as Lower Ground Level car and cycle parking, hard and soft landscaping and other associated works.

The proposal would create 44,525 sqm of Grade A office space in two building of 13

and 14 storeys, with significant areas of public realm as part of NOMA.

There had been one neutral comment and four objections.

The Planning Officer had nothing further to add to the printed published report.

The agent addressed the Committee on the application, stating that this application was submitted by NOMA subsidiary GP who have already been involved in transforming this part of Manchester, including half a million square feet of existing building and public realm spaces. The application is consistent with the strategic regeneration framework and would utilise what is currently an underused car park. A revised scheme has been developed to address the need for Grade A office space in a post-pandemic city scenario. Consideration had been given to the lifecycle of the development, taking account of construction, operation and future adaptability.

A further key benefit of the revised scheme would be the enhanced linkages with the adjoining sites to deliver a more active ground floor environment with retail space and local amenities on all sides of the buildings. This would be complemented by high quality public realm that includes tiered gardens with seating. Lift access would address accessibility concerns. Enhanced linkages with Angel Gardens and Angel Square would be created with the latter helping to facilitate the delivery of some separate public realm proposals for Angel Square that are to be submitted by the applicant. The proposals also include 20 less car parking spaces, which is beneficial in supporting a shift to sustainable forms of transport in a highly accessible location. A key consideration for the proposed development has been in relation to its impact on adjoining residential uses. The proposed development has resulted in an increase in height across part the site but has been configured and tested to ensure that impacts on daylight and sunlight are no greater than were identified as part of the planning permission on the site. The increase in height has also been necessary to underpin the viability of the scheme. The proposals would transform an important regeneration site for the city and directly support the continued evolution and prominence of NOMA and the Northern Gateway and deliver numerous economic, social and environmental benefits. The construction alone would deliver 400 full-time equivalent jobs and, once operational, support a further 4,400 full-time equivalent jobs and generate GVA of over £130 million per year. A considerable amount of this money will be spent in the local area. Should planning permission be granted, then the applicant fully intends to progress with an aim to start on site in early 2023.

The Planning Officer had nothing further to add.

Councillor Lyons stated that a flexible approach to office space was in high demand but there had to be a balance with residents living nearby. Councillor Lyons proposed a condition whereby noisy construction (this would not affect construction activity itself) was moved back one hour later to 08:30, to cut back on noise disruption for nearby residents in order to agree the officer’s recommendation of Approve for the scheme.

The Planning Officer stated that the Planning team could take this proposal forward to be amended in the management plan, rather than as a separate condition, specifically for noisy construction activities.

Councillor Lyons agreed with the Planning Officer’s approach, that no specific condition would be necessary.

Councillor S Ali seconded the proposal.

Decision

The Committee resolved to Approve the application for the reasons and subject to the conditions set out in the printed report.