Piccadilly Gardens Piccadilly Manchester M1 1LS Data via plota.co.uk

PLA-2026-001348 - Full planning permission Approved
Commercial & major worksSchools, care & communityTrees & landscapingUtility infrastructure

Proposal

City Council Development - Redevelopment and reconfiguration of Piccadilly Gardens comprising works to the public realm including public open space and use of space for events, together with decommissioning and removal of the existing fountain; creation of play space, lawn area, hard and soft landscaping; lighting; and drainage and other associated infrastructure; and a severable plot for a future ancillary structure with associated interim landscaping. Data via plota.co.uk

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View original council record ↗Last checked

Application progress

✓
Received
13 Aug 2026
✓
Approved
25 Sept 2026

Approved on 25 Sept 2026 · Delegated Decision · Last checked 26 Sept 2026

Documents 47

Decision & officer reports 1

PDF Decision Notice - PLA-2026-001348 Decision · 25 Sept 2026 View ↗

Statements & assessments 18

PDF Health Impact Assessment Supporting Information · 13 Aug 2026 View ↗ PDF BNG - The Statutory Metric Ecology report · 13 Aug 2026 View ↗ PDF Tree Survey Tree survey or information · 13 Aug 2026 View ↗ PDF Biodiversity Net Gain Design Stage Report Ecology report · 13 Aug 2026 View ↗ PDF Statement of Community Involvement Supporting Information · 13 Aug 2026 View ↗ PDF Public Benefit Statement Supporting Information · 13 Aug 2026 View ↗ PDF Transport and Access Note Transport or Travel information · 13 Aug 2026 View ↗ PDF Arboricultural Impact Assessment Tree survey or information · 13 Aug 2026 View ↗ PDF Combined Flood Risk Assessment and Drainage Strategy Report Flood Risk Assessment or Drainage · 13 Aug 2026 View ↗ PDF Archaeological Desk-based Assessment Supporting Information · 13 Aug 2026 View ↗ PDF Design and Access Statement Design & Access Statement · 13 Aug 2026 View ↗ PDF Preliminary Ecological Appraisal Ecology report · 13 Aug 2026 View ↗ PDF 20260813 FINAL PG - Planning Statement Supporting Information · 13 Aug 2026 View ↗ PDF Heritage Assessment Heritage Statement · 13 Aug 2026 View ↗ PDF Crime Impact Statement Supporting Information · 13 Aug 2026 View ↗ PDF Tree Constraints Plan Tree survey or information · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-0008-Existing Topographic survey Plan · 13 Aug 2026 View ↗ PDF Phase 1 Desk Study Ground Survey · 13 Aug 2026 View ↗

Plans & drawings 21

PDF 4004-PLA-XX-XX-DR-L-1000-Hardworks General Arrangement Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-0001-General Arrangement Plan · 13 Aug 2026 View ↗ PDF Construction Management Plan Supporting Information · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-4000-Furniture_ Lighting and CCTV Plan Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-2002-Soils Plan Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-3000-Levels Plan · 13 Aug 2026 View ↗ PDF 4475-CIV-XX-ZZ-D-C-20001 Proposed Finished Levels Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-2000-Softworks - Trees Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-0010-General Arrangement - Severable Plot Overlay Plan · 13 Aug 2026 View ↗ PDF Landscape Management and Maintenance Plan Supporting Information · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-2003-Softworks - Planting Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-3003-Typical Section G-G Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-3001-Typical Section F-F Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-0007-Site Location Plan Location Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-2004-Softworks - Planting Schedule Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-2001-Tree Retention and Removal Plan · 13 Aug 2026 View ↗ PDF Site Waste Management Plan Waste Management · 13 Aug 2026 View ↗ PDF 4475-CIV-XX-XX-D-C-22001 - PROPOSED SITE SECTIONS Site Plan · 13 Aug 2026 View ↗ PDF Construction Environmental Management Plan Supporting Information · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-0005-General Arrangement Render Plan Plan · 13 Aug 2026 View ↗ PDF 4004-PLA-XX-XX-DR-L-3004-Typical Section H-H Plan · 13 Aug 2026 View ↗

Application forms 1

PDF Application Form_Redacted Application Form · 13 Aug 2026 View ↗

Other documents 6

PDF PDE 09661200 Rev A PDF · 24 Aug 2026 View ↗ PDF 4004-ID-015-02-Piccadilly-Gardens-Non-Technical-Planning-Application PDF · 24 Aug 2026 View ↗ PDF Piccadilly Gardens - Cover Letter 13.08.2026 Correspondence · 13 Aug 2026 View ↗ PDF External Lighting Strategy Supporting Information · 13 Aug 2026 View ↗ PDF Employment and Labour Proposal and Reporting Template Supporting Information · 13 Aug 2026 View ↗ PDF Utilities Report Supporting Information · 13 Aug 2026 View ↗

All documents on the council site ↗

Site constraints 5

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 ↗
13 listed buildings within 150 m
Nearest: Queen Victoria Monument, Grade II, 39 m away · 13 Grade II
The site itself is not listed. Listed building consent is needed for work that affects the special interest of a listed building, inside or out, on top of planning permission. Setting can be a consideration for buildings nearby; there is no fixed radius.
Show all 13 with distances
Historic England ↗
Also on the record
Conservation area 50 m away: Stevenson Square; Coalfield, development low risk area; Inside the Manchester built-up area.
Not affected
Outside flood zones 2 and 3 · Not green belt · No scheduled monument at the site

Checked on 6 October 2026. 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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Important details

Council
Manchester
Application type
Full planning permission
Postcode
M1 1LS
Received
13 Aug 2026
Validated
13 Aug 2026
Ward
Piccadilly
Case officer
Show
Target decision
8 Oct 2026
Decision
Approve
Decision date
25 Sept 2026
Decision level
Delegated Decision
Applicant
Show
Agent
Show

How this decision compares

Decided in 43 days from validation, 13 days faster than Manchester's median of 56 for commercial and major works. Approved, as 81% of commercial and major works here are.

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 Sept 2026

Read the comments on the council site ↗

Consultation & key dates

Comments by
7 Sept 2026

Historical activity at this location

26 previous applications on record - archival context, not part of the live application.

This property

Previous applications at this address

2019 Approved
CITY COUNCIL DEVELOPMENT for temporary change of use of public open space for the purpose…
125164/VO/2019
Within ~100m

Nearby activity

2025 Refused
Footpath Outside No. 11-13 Piccadilly Manchester M60 1AY
Installation of digital LED totem.
144120/FO/2025
2025 Refused
Piccadilly Outside No. 11-13 Manchester M60 1AY
Installation of 2no internally illuminated digital display screens.
144199/AOH/2025
2025 Approved
Piccadilly Gardens Manchester
City Council Development for the temporary change of use of public open space for the pur…
143890/VO/2025
2025 Withdrawn
Piccadilly Gardens Manchester M1 1RG
Use of land for the operation of a temporary bar with associated development until 30th S…
143158/FO/2025
2025 Approved
16 Oldham Street Manchester M1 1JQ
Use of the property as a fast food restaurant and takeaway (Sui Generis use).
141282/FO/2024
2025 Refused
130 Market Street Manchester M60 1AY
Installation of 1no. internally and externally illuminated fascia sign.
141893/AO/2025
2024 Approved
Piccadilly Gardens Manchester
City Council Development - Temporary change of use of public open space for the purpose o…
140996/VO/2024
2024 Approved
19 - 25 Piccadilly Manchester M1 1LU
Installation of 3no internally illuminated fascia signs and 2no internally illuminated pr…
140463/AO/2024
2024 Withdrawn
130 Market Street Manchester M60 1AY
Installation of 1no internally illuminated fascia sign and 2no internally illuminated pro…
140221/AO/2024
2024 Refused
130 Market Street Manchester M60 1AY
Use of vacant Bank (E(c) use class) as a betting shop (Sui Generis use class) including a…
140220/FO/2024
2024 Approved
130 - 132 Market Street Manchester M60 1AY
Elevational alterations including installation of a new shopfront.
139269/FO/2024
2024 Withdrawn
130 - 132 Market Street Manchester M60 1AY
Installation of 1no. illuminated fascia signage and 1no. illuminated projecting signage.
139468/AO/2024
2024 Approved
Superdrug 7 - 9 Piccadilly Manchester M1 1LZ
Elevational alterations to shopfront glazing including the removal on 1no existing double…
138945/FO/2024
2024 Approved
Superdrug 7 - 9 Piccadilly Manchester M1 1LZ
Installation of 1 no. internally-illuminated projecting sign
138946/AO/2024
2024 Refused
1-3 Piccadilly Manchester M1 1LZ
Proposed digital menu board to be displayed internally.
138782/LO/2023
2023 Approved
GREGGS 7 - 9 Piccadilly Manchester M1 1LZ
Installation of 1no non-illuminated projecting sign.
138825/AO/2023
2023 Withdrawn
Wellington House 39 Piccadilly Manchester M1 1LQ
Temporary Display of a Static Illuminated Shroud Advertisement
138135/AOH/2023
2023 Approved
Piccadilly Gardens Manchester
City Council Development - Temporary change of use of public open space for the purpose o…
138487/VO/2023
2023 Approved
Piccadilly Gardens Manchester
City Council Development - Temporary change of use of public open space for the purpose o…
138487/FO/2023
2023 Approved
17 Piccadilly Manchester M1 1LS
Installation of temporary banner adverts to the building.
138268/AO/2023
2016 Approved
33 Piccadilly Manchester M1 1LQ
Elevational alterations including the removal of three redundant ATMs and making good the…
110999/FO/2016/C2
2016 Approved
11-13 Piccadilly Manchester M1 1LY
The change of use of the public footpath highway to create an outside seating area compri…
111737/FO/2016/C2
2016 Approved
1 Piccadilly Manchester M1 1LZ
Listed Building Consent application for the display of one externally illuminated project…
110963/LO/2016/C2
2016 Approved
1 Piccadilly Manchester M1 1LZ
Creation of external seating area adjacent to Tib Street elevation.
110961/FO/2016/C2
2016 Approved
1 Piccadilly Manchester M1 1LZ
Display of signage including one externally illuminated projecting sign and one new windo…
110962/AO/2016/C2
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
Source: MHCLG planning statistics · See full council rankings