CODA
PROJECT OVERVIEW
Bansco was appointed principal contractor by Network Space Developments to deliver Coda @ City Works, the final phase of City Works Business Park in Openshaw, Manchester – a prime brownfield regeneration on a 4.44-acre site formerly part of Manchester College.
The scheme creates modern, flexible industrial/warehouse units with office space, strategically located on Ashton Old Road (A635) for excellent access to Manchester City Centre, East Manchester, and major motorways. Under a prime cost contract, Bansco maintains an open-book approach to value engineering, collaborating closely with the design team to optimise costs and deliver sustainable, occupier-ready space with features like 98 car parking spaces, 20 EV charge points, and enhanced landscaping for biodiversity.
CHALLENGES
- Discovery of buried relic structures (including brick arches and potential old kilns) during groundworks, requiring excavation and re-engineering to ensure site stability
- Poor ground conditions on the brownfield site necessitate extensive improvement works to support new foundations
- Managing construction in a live urban-industrial area with adjacent sites, existing substation, underground services, and traffic conflicts.
- Coordinating a 62-week fast-track programme while minimising environmental impacts like dust, noise, and waste in a constrained location
SOLUTIONS & APPROACH
Bansco adopted a proactive, partnership-driven strategy, with early engagement and open-book value engineering, to overcome site complexities and deliver transparent value under the prime cost contract.
Key works included:
- Excavation and removal of relic brick arches/structures (down to 5.3m in places), followed by vibro compaction for ground improvement and stable foundations
- New steel-framed units with high-performance cladding, roof systems, and integrated office spaces
- Full M&E services, including energy-efficient installations, 20 EV charge points, and sustainable drainage
- External works encompassing service yards, roads, fencing, and landscaping with biodiversity enhancements
OUTCOMES & RESULTS
The project is progressing on programme, with phased delivery enabling early marketing and potential pre-lets in this high-demand location. Ground re-engineering has created a robust platform for long-term durability, while value engineering has optimised efficiency without compromising it.
Coda @ City Works will provide essential Grade-A industrial space, boosting the local economy through job creation and modern facilities. A showcase of Bansco's brownfield expertise: turning challenging sites into sustainable, high-quality developments that deliver real client value and community benefits.
