A new skyscraper would tower over the Northern Quarter and Ancoats districts of Manchester, according to newly-submitted plans.
Cheshire-based Select Property Group, which is run by prominent businessman Mark Stott, is behind the proposals for a large site at the corner of Port Street and Great Ancoats Street in the city centre, currently used for surface car parking.
It includes two build-to-rent towers, one at 11 storeys and another at 31 storeys, which would provide 449 homes in a mix of one, two and three-bed apartments.
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The scheme would also feature co-working space, cinema rooms and a residents' gym and would be managed by Affinity Living, a subsidiary of Select.
The site is at the edge of the area described by Manchester Council as Piccadilly Basin.
In the most recent regeneration framework from 2016, the site was identified as suitable for a 'taller building' that would 'create a sense of arrival' to the area.
However the proposal has been met with a mixed response with some arguing it would overshadow the smaller buildings in the area,
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The tower would be adjacent to Brownsfield Mill, the Grade II-listed building said to have Manchester's oldest surviving chimney, which is only five storeys tall.
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Directly opposite, the shops and restaurants on Great Ancoats Street are mostly four storeys.
Some were more positive, welcoming development of an 'eyesore' car park and suggesting that it may benefit local independent businesses.
In its proposal, Select points out that the Strategic Framework had envisioned two towers at 22 storeys and 33 storeys.
"We have undertaken detailed analysis informed by expert heritage, overshadowing and wind microclimate advice to design a more sensitive, fitting response to the site's context," it reads.
"Many options have been considered to find the best solution that delivers a high-quality building that respects both its historic context and neighbouring communities.
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"Rather than two towers, as envisaged in the SRF, a single tower is proposed, offset from the road, with a lower perimeter block that repairs the streetscape.
"Key benefits of this move are reducing the visual impact on nearby historic buildings, reducing overshadowing of neighbouring buildings, and improving the wind environment on the streets around the building.
"The offset taller element with a lower perimeter block ties the building into its existing context and creates a more human scale along Great Ancoats Street and Port Street.
"A new public open space is created in the heart of the Piccadilly Basin, creating the opportunity to make new connections through the area and to the canal when neighbouring development sites come forward."