Land and Development: Mayfield Site Development Proposal Report

This report presents a comprehensive development proposal for the Mayfield site, evaluating its history, site characteristics, and neighborhood context. It examines various development options, including mixed-use scenarios with retail and residential components, considering market demand, plan...Read More

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DEVELOPMENT PROPOSAL
By Name
Course
Instructor
Institution
Location
Date

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Development proposal for Mayfield
Introduction
The report is about an appraisal development of the Mayfield site. This given report covers the
policy, legislation, planning, social economic and the market aspects which are necessary to
come up with the right decision to develop the site, these given these aspects are highly
important for clients who intend to develop the specified site, as it gives them an inclusive
overview about the development environment in the site (Miley, 2016, p. 653).
It is imperative that Mayfield is one of the highest possible qualities, both in its design, execution
and maturity. This particular true that the teller the elements within the Mayfield area, which
will become very prominent features on the mancuian skyline, specifically from the eastern
approach. Through the road and the rail and from the inner ring of the roads.
The Mayfield area will be able to deliver a number of many regeneration benefits which will
be able to help in driving the wider economic growth within the area and all the adjacent
neighborhood, For that to be achieved the following objectives must be met.
Place marking which will offer an exceptional design which will respect and be able to restore
the heritage of Mayfield, in order to create a well-loved and a well-used public spaces.
New jobs: this will involve the creation of new jobs which will be accommodated in the newly
developed commercial and business spaces (Brewer, 2014, p. 542).
Offering high quality working spaces: 154,800 sq.m. GEA HS2. Benefits of investment at
Piccadilly Station, including in a location which will capitalize on the economic strengthening

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the city’s inward investment offer, high quality floor space in the city center, and of office space,
meeting the growing demand for
On one hand, Mayfield can be considered as a residence area. However, Mayfield is a hub of
labors and workers as well and the average of population age within 30 min drive from Mayfield
is younger than average of population age in UK as a whole (Engineers, 2018, p. 673).
SITE HISTORY & HERITAGE
Thomas Holye is known as the person who established the Mayfield print works on a county
building which was located at the edges of Manchester in 1782.Mayfield was selected by
Thomas because he needed a site which was readily accessible to water from river Medlock.
The works which were carried out mastered different printing techniques of printing
specifically the purple onto calico cloth, which was pushing the boundaries of the scientist
knowledge of those days (Mayfield, 2017, p. 672).
The print works comprised of a cluster of different buildings of different scales which were
arranged in a non-linear urban grain. With that a string of many buildings lodged directly on
the walls of the river to make better application of the river access. In 1800s, the city’s ware
were transported around the world hence producing an incredible wealth and at the same
time unleashing the productivity of the tens of thousands in different parts of the world. Due
the economy was changing because there were cheaper imports which eroded the prices
(Templeton, 2016, p. 210).
By the beginning of the 19th century the Mayfield print works were destroyed and then a new
Mayfield train station was constructed in 1910 by the London and the Northwestern Railway
this was aimed at removing the pressure of the number of passengers which was increasing at a

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much faster rate on the London road Station. With that five platforms were offered and the
passengers could be able to reach London station Directly through a very high level
footbridge.
During the golden age of steam, the Mayfield was considered a relief station which was used
by the extra trains services to the South of Manchester.it came into its own for a brief period
during the modernization and electrification of the Piccadilly station which took place in the
late 1950s, the moment the services were diverted to it (Dworkin, 2011, p. 21).
Mayfield station was used as an overflow station until August 1960 when the additional
capacity at the Piccadilly rendered the Mayfield jobless. The buildings in the Mayfield Station
where not in use since the station was rendered redundant, the buildings were reopened in 1970
as parcel depot. The royal mail constructed a sorting office on the opposite side of the main
line and connected it to the Mayfield with an overhead conveyor bridge which crossed at
the throat of the Piccadilly station. The parcel depot also closed in 1986 due to the decision
which was made to abandon the rail transport in favor of the road haulage; with decision
being implemented the railway tracks were removed three years later. The overhead conveyor
bridge which constructed initially was removed in 2003 and the Mayfield building was
destroyed by fire in 2005 (Administration, 2018, p. 72).
The Mayfield Depot has for a long time remained discussed ever since , with the odd-
exception the sorting office was later briefly reused as an indoor karting track and the
station ‘ interior have been for a long time been used for the purpose of filming. The May
field has also been used for production as part of the of the Manchester International festival in
the recent years. After years of abandonment and many proposed development schemes, the
station roof was dismantled in February 2013.

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Site characteristics:
Site neighborhood
The western side of the site is occupied by the MacDonald Hotel and a number of building
blocks which were mainly built to serve as the student accommodation. The land which is
remaining is occupied by the low rise industrial units and warehousing , which are
intercepted with open scrub land and surface car parking (Odiorne, 2017, p. 737).
The area where the site is located has many historic building and many other structures which
are highlighted in the diagram below.
o The Star and Garter public house (Grade II listed); 01

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o The Mayfield Depot; 02
o Temperance Street railway arches; 03 and
o The Baring Street Bridge over the River Medlock. 04
Site features
A number of the meandering course of the Medlock, with the land topography with the lowest
levels forming a valley along Street to the west. The Mayfield area has a varied warehouses and
surface car parking around Nether a further section of the river is culvert beneath rising from a
culvert under Hoyle Street in the east. The River Medlock flows through the Mayfield area.
Access to nearby public services:
The Mayfield are is well connected to the public transport network through the existing
bus/metro/rail hub at the Piccadilly station. It will also be linked into the existing cycle and

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pedestrian routes which will be able to connect to the city center and other local amenities
such as Churches, Mosques, schools and hospital. There is a very important opportunity, hence,
to develop a highly sustainable development in transport means.
The better connection of the transport network will increase sense of the place and the overall
pride of the place for all the people who are living close to the regenerated Mayfield. The main
vision of the Mayfield area is to create an inclusive development
Retail and leisure policies:
Increase physical activities for children and young people to reduce the high level of obesity
among them. As well, Mayfield calls to increase the amount of new major retail, private
investments, leisure services and office floor spaces. As per the proposal map of Mayfield which
adopted by Mayfield Council, the site is located at retail zone
Housing
These will involve the creation of new high quality residential houses which will be able to
attract professional and skilled workforce, this will be very essential in supporting the
continued economic productivity and growth in Manchester. The recent completions which
have been completed are covering up for the shortfall in the developments which have been done
in the recent years. The housing development in Mayfield will be very essential part of the
future development of the City Centre and this will play a great role in achieving the target of
25,000 New homes in the period of 2016- 2026 as it is set in the MCC’s residential Growth
strategy. The housing undersupply which has greatly affected the city has contributed to the
continuous increase in the housing rates which are period in the city.

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Development Options
Following is an assessment for three development options. The required policies, spaces, demand
approach, planning history and the type of each unit is set to deliver a general overview that
helps is choosing the best options.
Development option Details of the option Assessment of the options
Option 1 Mixed-use: Option 1 Mixed-use: 3
Story building (GF + 1st F +
2nd F)
4 Retails @ GF
(Each retail area = 137.5 m2)
Total retails area = 550 m2
Rent Price PA = £ 314 pm2
Total Rent price PA = £
172,700
- 13 (2 Bedroom Duplex
Apartments) (2 Bed Rooms +
Kitchen + Hall + Bath + WC)
(Each apartment area = 80m2
= 40 m2 1st F + 40 m2 2nd F)
Average sale price for each
apartment is £120,000 -
Planning History
Sensitive to building material
submission
Mayfield Policies P10, P16,
P25, P25 and Proposal Map
Market Demand
High Quantifiable

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Target Market: (Wealthy
Achievers community sector)
Option 2 Mixed-use: Option 2 Mixed-use: 3 Story
building (GF + 1st F + 2nd F)
- 4 Retails @ GF (Each retail
area = 137.5 m2) Total retails
area = 550 m2 Rent Price PA
= £ 314 pm2 Total Rent price
PA = £ 172,700 - 3 Offices @
1s F (Each office area =
165m2) Average price for
each office is £300,000 - 13
(2 Bedroom Duplex
Apartments) (2 Bed Rooms +
Kitchen + Hall + Bath + WC)
(Each apartment area = 80m2
= 40 m2 1st F + 40 m2 2nd F)
Average sale price for each
apartment is £120,000
- Target Market:
(Wealthy Achievers
community sector)
Planning History
No planning history
Mayfield Core Strategy
Addresses Policies P10, P13,
P16, P25, P25 and Proposal
Map Market Demand
High Quantifiable
Option 3 Mixed-use: Option 3 Mixed-use: 3 Story Planning History

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building (GF + 1st F + 2nd F)
- 4 Hot food Takeaway @ GF
(Each retail area = 137.5 m2)
Total retails area = 550 m2
Rent Price PA = £ 314 pm2
Total Rent price PA = £
172,700 - 11 (3 Bedroom
Duplex Apartments) (3 Bed
Rooms + Kitchen + Hall + 2
Baths + WC) (Each
apartment area = 94m2) (47
m2 1st F + 47 m2 2nd F)
Average sale price for each
apartment is £210,000 -
Target Market: (Wealthy
Achievers community sector)
No planning history
Mayfield Core Strategy
Addresses Policies P10, P13,
P16, P25, P25 and Proposal
Map Market Demand
High Quantifiable
Justification for Preferred Options
According to the assessment of the three development options available regarding the council
policy context, sale price, type of space economic and demographic analysis. It is very clear that
in the first option which is made up of four retails and thirteen (2 Bedroom Apartments) is the
most appropriate development option. The Justification of the selection of the first option of

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development is because it was population growth which is anticipated in the Mayfield hence an
increased demand of housing in Mayfield. The economy of this area is also expected to grow.
The statistics in the council clearly shows that the population of Mayfield will increase at a much
faster rate by 2022. More than a third of the Mayfield population is regarded as wealthy
achievers. This demonstrates that the people of Mayfield have a higher purchasing power and
hence they have interests of living in the higher standards situations. On the other side, Mayfield
is located out of industrial zones, which gives no mean for the second option. With that it’s much
better to have the first floor allocated for the residential purposes then having the first floor
being allocated for the offices. From that argument it is very clear that option one and option
three are the most viable development options. Secondly, as per the Greater Manchester
Forecasting Model development by Oxford Economics, the economic growth as food and
accommodation are concerned is much higher as compared to the retail sector. Nevertheless, as
per the proposal map which was developed by the Mayfield Council the site is considered to
be located in a retail zone, whereby the best option for the ground floor is the retail business., by
taking into considerations that there are many restaurants in the nearby . Due to that the first
option will be the most appropriate development option as compared to the third option. Thirdly
according to the Mayfield Housing needs and the demands the 2 bed room apartments sales
more as compared to the one bedroom and three bedrooms. While there is always a dramatic
decrees in other apartment types such as one and two bedroom apartments. So, it’s better to go
for 2bed apartment choice than other 3 bed apartment
Sensitive Analysis of Evaluation
There is a variety of factors which is likely to affect the profitability, this is because there are
many uncertainties within this area which require to be tasted in order to obtain a general

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overview of the profitability margins. In fact the selling price of land in Mayfield is constant,
with that there will be other factors which will have a further negative or positive impact of
the profitability margins.
The three key factors are the apartment selling price, retail rent price and the overall building
costs. Nevertheless,, the entire past figures are set upon the mean rate which is delivered by
the survey similar type of development developed in the same type of area. Nevertheless,
these given figures are not 100% accurate as they can be able to decrease or increase according
to the prevailing conditions. Hence, it is much better the facts of this given figures upon the
profitability. First, 10% increase in retails rental prices will lead to an increase of 10.17% in
profitability, as the profit will jump from 68.83% to 79%. On the other hand, if there is a 10%
reduction in retails rental prices, the profit will decrease from 68.83% to 58.61%, this mean there
will be a reduction of 10.22% in profitability. Second, 10% increase in apartments sell prices will
lead to an increase of 7% in profitability, as the profit will jump from 68.83% to 75.83%. On the
other hand, if there is a 10% reduction in apartments sells prices, the profit will decrease from
68.83% to 61.82%, this mean there will be a reduction of 7.01% in profitability. Third, 10%
increase in building costs will lead to a decrease of 13.42% in profitability, as the profit will
decrease from 68.83% to 55.41%. On the other hand, if there is a 10% reduction in building
costs, the profit will jump from 68.83% to 84.80%, this mean there will be an increase of 15.97%
in profitability. In conclusion, the worse scenario will happened if there is a 10% decrease in
retails rental prices and a 10% decrease in apartments sell prices, while there is a 10% increase in
the building costs. In this case, the profitability will reduce from 68.83% to 39.46%. In contrast,
the best scenario will happened if there is a 10% increase in retails rental prices and a 10%

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increase in apartments sell prices, while there is a 10% reduction in the building costs. In this
case, the profitability will increase from 68.83% to 103.45%
Conclusion and Recommendation
The site gives a great opportunity to invest in property development project that will deliver a
four sizable retails and thirteen (2 Bedroom Duplex Apartments), providing the much needed
type of developments to the location and Mayfield as a whole. The residual appraisal has shown
that the development is highly viable. But, there are still many sensitive issues in the market that
can affect theses values and prices. So, it’s recommended to sit with all stakeholders such as
development finance banks, contractors, developers, estate agents, legal advisors, and council
officials to come up with agreed actual values and prices (Administration, 2016, p. 54).
Thomas Holye is known as the person who established the Mayfield print works on a county
building which was located at the edges of Manchester in 1782.Mayfield was selected by
Thomas because he needed a site which was readily accessible to water from river Medlock.
The works which were carried out mastered different printing techniques of printing
specifically the purple onto calico cloth, which was pushing the boundaries of the scientist
knowledge of those days.
The western side of the site is occupied by the MacDonald Hotel and a number of building
blocks which were mainly built to serve as the student accommodation. The land which is
remaining is occupied by the low rise industrial units and warehousing , which are
intercepted with open scrub land and surface car parking.
The Mayfield area will be able to deliver a number of many regeneration benefits which will
be able to help in driving the wider economic growth within the area and all the adjacent

14
neighborhood, For that to be achieved the following objectives must be met. Place marking
which will offer an exceptional design which will respect and be able to restore the heritage of
Mayfield, in order to create a well-loved and a well-used public spaces. New jobs: this will
involve the creation of new jobs which will be accommodated in the newly developed
commercial and business spaces (Dworkin, 2011, p. 870).
References
Administration, U. S. F. H., 2016. Mayfield: Environmental Impact Statement. 3rd ed. Kiev:
Northwestern University.

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Administration, U. S. F. H., 2018. Templeton Foundation Press. 3rd ed. Chicago: Northwestern
University.
Brewer, N., 2014. Psychology and Policing. 4th ed. Chicago: Psychology Press.
Dworkin, D. L., 2011. Class Struggles. 1st ed. Texas: Routledge.
Engineers, U. S. A. C. o., 2018. Mayfield Creek and Tributaries Snagging, Clearing:
Environmental Impact Statement. 3rd ed. Texas: United States. Army. Corps of Engineers.
Mayfield, J. B., 2017. A Subnational Outreach Programme: Proposed Action Steps and Training
for Primary Health Care Implementation. 2nd ed. London: UNICEF International Child
Development Centre.
Miley, G., 2016. Portlaw County Waterford: Conservation Plan. 3rd ed. London: Heritage
Council,.
Odiorne, G. S., 2017. What's wrong with appraisal systems. 3rd ed. Paris: Institute of Labor and
Industrial Relations, University of Michigan-Wayne State University.
Templeton, J., 2016. Colleges That Encourage Character Development. 3rd ed. Chicago:
Templeton Foundation Press.