Baring Street Manchester M1 2YP Data via plota.co.uk

145635/FO/2026 - Full planning permission Under Consideration

Proposal

Erection of 11 storey office (Use Class E) development including mezzanine and plant level, ground floor retail, cafe and / or restaurant uses (Use Class E), and/or bar (Sui Generis), with partial basement, rooftop amenity spaces, terraces, public realm, and associated works. Data via plota.co.uk

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View original council record ↗Last checked 26 Oct 2026, 13:21

Application progress

✓

Received

8 Apr 2026

✓

Validated

12 May 2026

Decision

Expected by 30 Oct 2026

Under consideration

No decision has been issued yet. Plota predicted a decision around 28 Oct 2026; it is now day 169.

The consultation period closed on 3 Jul 2026.

Documents 99

Statements & assessments 45

Plans & drawings 22

Application forms 1

PDF 811170.pdf Application Form · 8 Apr 2026 View ↗

Consultation & comments 1

PDF Response Note to EA comments 07 07 26 PDF · 7 Jul 2026 View ↗

Site constraints 6

Flood zone 3, rivers and sea

High chance: a 1 in 100 or greater annual chance from rivers, or 1 in 200 from the sea. Any development here needs a flood risk assessment. Defences are not counted.

The Environment Agency flood map for planning. Homes in zone 3 must also pass the sequential test. Surface water flooding is a separate map.

Flood map ↗

Air quality management area: Manchester AQMA

The council has declared the area as failing an air quality objective.

Schemes that add traffic, parking or combustion plant are assessed against the area's action plan and may need an air quality assessment.

Council record ↗

Also on the record

Flood defence about 5 m from the postcode pin (natural high ground, designed for a 1 in 5 year flood); Coalfield, development low risk area; 1 listed building within 150 m of the postcode pin; Inside the Manchester built-up area.

Not affected

Not green belt · No scheduled monument at the site

Checked on 6 October 2026. The pin for this application is the centre of its postcode rather than the building, so distances to nearby designations are measured from the postcode and can be out by the width of the postcode area. Historic England, the Environment Agency, Natural England, the Mining Remediation Authority and council datasets, Open Government Licence. A boundary can run through a site and the council holds the definitive record: confirm with the council before relying on this.

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Other new applications on this street

25 May 2026Approved

Baring Street Manchester M1 2PY

Variation of conditions 2 (Drawings and Plans), 4 (Highways Works), 5 (Wayfindin...

145636/JO/2026

11 May 2026Approved

Baring Street Manchester M1 2AD

Discharge of condition 3b (Materials) attached to planning permission 141645/JO/...

OTH-2026-000274

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Important details

Council: Manchester
Application type: Full planning permission
Postcode: M1 2YP
Received: 8 Apr 2026
Validated: 12 May 2026
Ward: Piccadilly
Case officer: Show
Target decision: 30 Oct 2026
Decision level: Delegated Decision
Applicant: Show
Agent: Michael Percival

Decision outlook

Day 169, past the statutory target. 83% of commercial and major works in Manchester are decided within thirteen weeks; extensions of time are common, and the council need not decide on the day. Last seen undecided on 26 Oct 2026.

target

predicted

Day 169113 days past the 56-day target

66%decided within 8 weeks

81%approved

10%go to committee

Plota live figures for commercial and major works decided by Manchester in the last twelve months, from validation. Manchester decision record →

Public comments

No public comments yet.

Last counted 26 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by: 3 Jul 2026

Historical activity at this location

25 nearby applications on record - archival context, not part of the live application.

Within ~100m

Nearby activity

2023 Approved

Land At Baring Street Adjacent To The River Medlock Manchester M1 2PY

Erection of 9 storey office development with mezzanine and plant level (Class E) with gro…

137263/FO/2023 18 Sep 2023

2022 Approved

11 Baring Street Manchester M1 2PY

Part retention and part temporary change of use for a three-year period of rooftop area o…

134588/FO/2022 27 Jan 2023

2020 Approved

Piccadilly Point Berry Street Manchester M1 2AD

Recladding of existing facades from 1st floor upwards

127520/FO/2020 16 Sep 2020

2020

Baring Street Manchester M1 2PY

Construction of a 7,11,14 storey building with roof top plant area and basement, comprisi…

127486/FO/2020 3 Aug 2020

2019 Approved

Land Bounded By Mayfield Depot Building, Hoyle Street, Mancunian Way (A635), Baring Street, Buxton Street & Berry Street (inclusive) & McDonald Hotel Along With Associated Roads & Junctions Manchester M1 2AD

Phased creation of circa 2.4 ha (6 acres) of public park, including hard and soft landsca…

124972/FO/2019 14 Feb 2020

2018 Approved

Unit 3 Baring Street Manchester M1 2PY

Phased demolition of six buildings and structures, comprising Phase 1: a one storey build…

121901/DEM/2018 19 Dec 2018

2018 Approved

Site Off Baring Street Manchester

Retention of Gatehouse and GRUB four storey building comprising office, event and exhibit…

121245/FO/2018 4 Dec 2018

2018 Approved

Mayfield Depot Fairfield Street Manchester M1 2QF

Temporary change of use of the Mayfield Depot for use as a theatre and live music venue (…

121133/FO/2018 17 Oct 2018

2017 Approved

Site Off Baring Street Manchester

Erection of temporary four storey building with event and exhibition space (sui generis)…

115237/FO/2017 5 Apr 2017

2016 Approved

Unite Integrated Solutions Plc Development Buxton Street Manchester M1 2AD

Display of 2 no. sets of internally illuminated letter and logo signs at high level on no…

112502/AO/2016 6 Jan 2017

2016 Approved

Flat 1 Liberty Point 29 Berry Street Manchester M1 2AR

Installation of 3 no. high level internally illuminated signs consisting of individual le…

112307/AO/2016/C2 11 Aug 2016

2025

Baring Street Manchester M1 2PY

Discharge of conditions 4 (Highways Works), 37 (Phase D CMP) and 38a (Phase D Materials)…

CDN/25/0931 30 Sep 2025

2025 Approved

Baring Street Office 2 Manchester M1 2AD

Discharge of Conditions 10 (SuDS), 13 (Sustainability Circularity) and 23 (Surface Water)…

CDN/25/0055 10 Apr 2025

2024 Approved

Land Bounded By The Mancunian Way To The South, Mayfield Depot To The North, Baring Street & MacDonald Hotel To The West And Temperance Street & Hoyle Street To The East Manchester

Discharge of Conditions 5 (Wayfinding) and 24 (Phase B CMP) attached to Planning Permissi…

CDN/24/0051 13 Mar 2024

2023 Approved

Baring Street Manchester M1 2PY

Non Material Amendment to application ref no 132255/JO/2021 to revise to the description…

137219/NMC/2023 21 Sep 2023

2023 Approved

11 Baring Street Manchester M1 2PY

Discharge of conditions 4 (Opening Hours Area B), 6 (Noise Area B), 7 (Plant Noise Area B…

CDN/23/0273 18 Jul 2023

2022 Approved

Mayfield Baring Street Manchester

Non Material Amendment application to amend wording of Conditions 25 (sustainability stra…

134743/NMC/2022 25 Aug 2022

2021 Withdrawn

Mayfield Phase 1 Manchester M1 2AD

Discharge of Conditions 67 (landscape and ecological management plan), 71a (Phase F) (Cir…

CDN/21/0274 8 Aug 2022

2021 Approved

Mayfield Phase 1 Manchester M1 2AD

S73 application to vary conditions 2 (Approved Dwgs), 3 (Highways Works), 5 (Wayfinding)…

132255/JO/2021 29 Jul 2022

2020 Approved

Mayfield Phase 1 Manchester M1 2AD

Discharge of conditions 6A (UXB risk assessment and mitigation), 7a and b (Contaminated L…

CDN/20/0690 28 May 2021

2020 Approved

Mayfield Phase 1 Manchester M1 2AD

Discharge of Conditions 10 (EA1 -Programme), 16 (Suds 1) and 22 Phase A (EA 1- hydrologic…

CDN/20/0691 5 May 2021

2020 Approved

Mayfield Phase 1 Manchester M1 2AD

Discharge of condition 12 (Japanese Knotweed management ) and condition 66 (Extent and ti…

CDN/20/0866 27 Apr 2021

2020 Approved

Mayfield Phase 1 Manchester M1 2AD

Discharge of Conditions 3 (Phasing), 5 (Wayfinding), 9 (Depot Access) and 11 (Park Levels…

CDN/20/0689 16 Apr 2021

2021 Approved

Mayfield Phase 1 Manchester M1 2AD

Discharge of condition 23 (Bats - Licensing) attached to application ref no 124972/FO/2019

CDN/21/0098 26 Feb 2021

2020 Approved

Piccadilly Point 23 Berry Street Manchester M1 2AD

Discharge of condition 3 (Materials) attached to application ref no 127520/FO/2020

CDN/20/0608 16 Oct 2020

Manchester

Planning Authority Score

6.8/10

Good

#68 of 296 councils

Relevant to this application:

Householder decisions

Manchester ranks #146 out of 296 councils for householder decision speed. Householder applications are slightly more likely to be approved here (95%) than the national average (90%).

These figures are council-wide context, not a prediction for this application. View full council performance

Manchester decision statistics

Based on MHCLG data, the year to March 2026

87%

Overall approval rate

Above avg (87%) #174 of 296

95%

Householder approved

Above avg (90%) #84 of 296

65%

Decided in 8 weeks

Above avg (63%) #146 of 296

31%

Extended time limit

Below avg (41%) #59 of 296

76%

Minor dwellings approved

82 decided (1-9 homes)

94%

Major dwellings approved

54 decided (10+ homes)

65%

Change of use approved

49 decided

1,924

Total decisions

242 refused in the year to March 2026

Baring Street Manchester M1 2YP Data via plota.co.uk

Proposal

Application progress

Documents 99

Statements & assessments 45

Plans & drawings 22

Application forms 1

Consultation & comments 1

Other documents 30

Site constraints 6

Other new applications on this street

Nearby new applications

Important details

Decision outlook

Public comments

Consultation & key dates

Nearby activity