https://democracy.manchester.gov.uk/ieListDocuments.aspx?CId=147&MId=616&Ver=4
Street hierarchy & connectivity
As the Deansgate railway viaduct and the River Medlock act as physical
and psychological barriers to pedestrian movement, the masterplan places
significant importance on creating and enhancing walking routes. These
improved connections will integrate Knott Mill with adjoining areas and
bridge the separation which exists between these districts.
The existing street hierarchy remains largely unchanged in terms of
vehicular traffic, however, the introduction of traffic calming measures are
proposed, which will create a more welcoming environment for
pedestrians.
3.4 Public realm & amenity
The masterplan includes a proposal to create a new “pocket park” at the
junction of Commercial Street and Constance Street, surrounded by
independent cafés. It is envisaged that enhancing the public realm within
the area will provide an appropriate setting for the existing and new
buildings of high architectural quality.
The Masterplan proposes the extension of the existing riverside walkway
provided by the Hills Quay development, within the masterplan area. The
walkway could potentially extend across the Little Peter Street car park site
to enhance pedestrian connections between Knott Mill and First Street. It
could also enhance the amenity asset of the River Medlock.
A further key part of the place-making strategy is to ensure Knott Mill is
well connected to neighbouring large public spaces at First Street and the
Deansgate Square (Owen Street) development, part of the Great Jackson
Street framework area.
The potential provision of a pedestrian bridge across the River Medlock
would connect the Deansgate Square’s public plaza, the Great Jackson
Street developments, First Street and the city centre. A significant
pedestrian route runs south-west to north-east as part of the Great
Jackson Street SRF and this route terminates within the Owen Street
development. This route could be extended via a pedestrian bridge link to
Commercial Street, and the new “pocket park”, via the 4 Commercial Street
and Commercial Wharf plots.
3.5 Height & density
The proposals are underpinned by economic analysis which informs the
identified uses and quantum of development. The vision for the area is to
mediate the scale of development between the city centre and emerging
development areas at the southern edge of the city centre. A limit on scale
has been set to ensure development height is appropriate. Heights are
therefore capped well below the scale of the Great Jackson Street and
Whitworth Street West developments, to ensure a more gradual transition
and rhythm of scale along the southern edge of the city centre.
New developments will respond appropriately to the form and size of
development plots, the street pattern, the character, density and scale of
surrounding developments.
New development or refurbishment of existing buildings should be
designed to support active frontages, particularly along the main
pedestrian routes, to promote street activity and to animate the street
scene.
3.6 Masterplan Area
The masterplan area identifies three distinct zones within the area and sets
out the most appropriate uses and scale of development for each zone:
The Band - The strip of mid-rise development along the northern edge of
the masterplan boundary, which includes a mix of recently developed
buildings either side of the character assets of 8 Hewitt Street and the
former St Peters School
The Core - The central, lower rise heart of Knott Mill, which comprises the
remnants of the historic buildings of most character value.
The Fringe - The larger plots and larger scale developments along the
river edge, linking with the higher density Great Jackson Street
developments.
Development on the sites within the “zone of influence” are included for
context. The plots adjacent to Rowendale Street and Cameron Street are
occupied by existing buildings, and 10 – 12 Whitworth Street has an
existing planning permission for 327 residential apartments.
Network Rail is promoting the redevelopment of its land interests adjacent
to Deansgate railway station at land bounded by Whitworth Street West
and Bugle Street. Proposals will provide for the retention of the existing
Grade II listed building, with works to enhance the station’s entrance,
internal environment, prominence and accessibility. The parts of the site
that do not form part of the original station currently do not make best use
of its prominent city centre location. As such, redevelopment options are
being considered for the non-listed buildings, which currently include the
potential for a hotel and / or residential building with the potential for other
complementary retail and leisure uses within the lower levels of the
development.
