Land Between Junctions Moss Lane East And Barnhill Street Princess Road Manchester M14 4TE Data via plota.co.uk

143777/FO/2025 - Full planning permission Approved

Proposal

Erection of six residential blocks, following demolition of existing buildings and structures, to provide a total of 212 dwellings (Use Class C3) comprising: one 10-storey building accommodating 86 apartments; four buildings of 5 to 6 storeys (including attic storeys) accommodating a total of 119 apartments; and 7 three-storey townhouses; together with ancillary communal facilities, associated access, car and cycle parking, refuse storage, landscaping, amenity space, signage, and other associated works Data via plota.co.uk

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View original council record ↗Last checked 17 Oct 2026, 06:34

Application progress

✓

Received

19 Aug 2025

✓

Approved

21 Nov 2025

Approved on 21 Nov 2025 · Committee · Last checked 14 Oct 2026

Planning committee

Decided by Manchester Planning Committee on 20 Nov 2025.

Approved

As officers recommended.

An objector raised concerns about density, parking, family housing, design, natural light and effects on the West Indian community.
The committee resolved to approve the application after members moved and seconded the officer recommendation.

Read how the committee decided The proposal, site, objections, officer assessment, committee debate and decision.

Source: Plota analysis of Manchester's committee minutes of 20 Nov 2025.

Documents 136

Decision & officer reports 1

PDF 761332.pdf Decision · 21 Nov 2025 View ↗

Statements & assessments 28

Plans & drawings 70

Application forms 1

PDF 725717.pdf Application Form · 19 Aug 2025 View ↗

Consultation & comments 24

Associated applications 7

FullApproved21 Nov 2025143777/FO/2025This application
Erection of six residential blocks, following demolition of existing buildings and structures, to provide a total of 212…
Conditions 17, 18, 40a discharged · 8, 22a, 23a, 25, 27, 28, 29, 31 awaiting decision · 20, 38 decided (outcome not recorded)
- ConditionsDischarge of Conditions 28 (Non Native Species) and 29 (Habitat Management) attached…7 Oct 2026OTH-2026-001896
- ConditionsDischarge of Condition 8 (Surface Water Drainage), 22a (Noise), 23a (External Plant), 25…15 Sep 2026OTH-2026-001647
- ConditionsApplication to discharge Conditions 17 (Demolition Management Plan) and 18 (Construction…19 Aug 2026OTH-2026-001397
- Show 3 earlier · 1 approved, 1 withdrawn, 1 decided
  - ConditionsPartial discharge of condition 40a (local labour agreement) from planning approval…24 Jun 2026OTH-2026-000798
  - ConditionsDischarge of condition numbers 17 (Demolition Management Plan) and 18 (Construction Management…Withdrawn20 May 2026OTH-2026-000426
  - ConditionsApplication to discharge condition nos. 20 (Contam Land) and 38 (Air Source Heat Pump details)…14 May 2026OTH-2026-000329

Site constraints 5

Flood zone 2, rivers and sea

Medium chance: between a 1 in 100 and 1 in 1,000 annual chance from rivers, or 1 in 200 to 1 in 1,000 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

Nature recovery project: Lost Wetlands; 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 13 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 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: M14 4TE
Received: 19 Aug 2025
Validated: 19 Aug 2025
Ward: Moss Side
Case officer: Show
Target decision: 21 Nov 2025
Decision: Approve
Decision date: 21 Nov 2025
Decision level: Committee
Applicant: Show
Agent: Show

How this decision compares

Decided in 94 days from validation, 38 days slower than Manchester's median of 56 for full applications. Approved, as 82% of full applications here are.

This one94d

Council56d

UK56d

59%decided within 8 weeks

82%approved

632decided in the last year

Plota live figures for full applications decided by Manchester in the last twelve months, from validation. Manchester decision record →

Public comments

No public comments yet.

Last counted 14 Oct 2026

Read the comments on the council site ↗

Consultation & key dates

Committee: 20 Nov 2025

Historical activity at this location

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

Within ~100m

Nearby activity

2025 Approved

Land At Barnhill Street & Raby Street Manchester

Request for Screening opinion under Part 2, Regulation 6 of The Town and Country Planning…

EIASCR/25/007 30 Jul 2025

2019 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Erection of proposed single storey rear extensions and creation of car parking area

124312/LO/2019 27 Nov 2019

2019 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Erection of proposed single storey rear extensions and creation of car parking area

124311/FO/2019 27 Nov 2019

2018 Refused

119 Raby Street Manchester M14 4ST

Erection of a three storey building to form five, one bed self contained flats

120375/FO/2018 30 Oct 2018

2018 Approved

Vacant Land At Barnhill Street, Raby Street And Moss Lane East Manchester M14 4SX

Creation of temporary site compound including 12 no. cabins arranged over two storeys for…

120259/FO/2018 31 Aug 2018

2017 Approved

Land To The North Of 95 Princess Road Bounded By Princess Road, Raby Street, Barnhill Street And Great Western Street Manchester

Erection of part four, part five and part six-storey building to form 105no. two-bedroom…

116831/FO/2017 26 Oct 2017

2016 Refused

93 Princess Road Moss Side Manchester M14 4TH

Siting of catering trailer and seating area

111545/FO/2016/S1 9 May 2016

2022 Refused

1-6 Westwood Cottages Raby Street Manchester M14 4SU

Application to discharge condition nos. 2 (contam land) and 5 (landscaping) attached to p…

CDN/22/0550 24 Aug 2022

2022 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of condition number 11 (Flood Risk) from planning approval reference 124311/FO/…

CDN/22/0475 25 Jul 2022

2022 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Variation of condition number numbers 2 (specified plans) and 10 (on-site car parking) at…

133528/JO/2022 16 Jun 2022

2022 Refused

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of condition numbers 6 (retained trees); 7 (no tree or vegetation clearance); 8…

CDN/22/0174 10 May 2022

2021 Approved

Land To The North Of 95 Princess Road Bounded By Princess Road Raby Stree, Barnhill Street And Great Western Street Manchester M14 4BG

Variation of condition numbers: 3 (Specified plans), 4(Landscaping), 7(Car parking),13(Hi…

130144/JO/2021 21 Jul 2021

2021 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of condition numbers 7 (Method statement for masonry), 8 (Method statement for…

CDN/21/0058 28 Jun 2021

2021 Withdrawn

1-6 Westwood Cottages Raby Street Manchester M14 4SU

Discharge of Condition numbers 5 (Rainwater goods) and 6 (windows and rear extension deta…

CDN/21/0104 28 Jun 2021

2021 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of condition 5 (Rainwater goods) and 6 (Windows) from listed building consent r…

CDN/21/0255 9 Jun 2021

2020 Refused

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of Conditions 5 (Rainwater Goods), 6 (Windows), 7 (Masonry), 8 (Vegetation Remo…

CDN/20/0590 13 Nov 2020

2020 Refused

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of condition numbers: 7 (Method statement for the removal of masonry/cleaning r…

CDN/20/0591 11 Nov 2020

2020 Refused

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of condition numbers: 13 (Method statement of clearance/ repair work); 14 (Meth…

CDN/20/0611 11 Nov 2020

2020 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of Condition numbers 4 (Method statement /bat/ecology survey) and 5 (Protected…

CDN/20/0602 29 Sep 2020

2020 Approved

Westwood Cottages Raby Street Manchester M14 4SU

Discharge of condition numbers 3 (Method statement /bat/ecology survey) and 4 (protected…

CDN/20/0601 29 Sep 2020

2020 Approved

The Clockworks 119 Raby Street Manchester M14 4ST

Discharge of Conditions 12 (Secured By Design Certification) and 21 (Contaminated Land) a…

CDN/20/0475 17 Sep 2020

2019 Approved

Land Off Princess Road Manchester M14 4BG

Discharge of Condition no. 20 (Acoustic Insulation) attached to planning permission 11683…

CDN/19/1041 17 Feb 2020

2019 Refused

Land Off Princess Road Manchester M14 4BG

Discharge of Condition 20 (Acoustic Insulation) attached to planning application 116831/F…

CDN/19/0877 16 Dec 2019

2019 Approved

Land Off Princess Road Manchester M14 4BG

Discharge of condition no. 16 (lighting scheme) attached to planning permission 116831/FO…

CDN/19/0850 3 Dec 2019

2019 Refused

Land Off Princess Road Manchester M14 4BG

Discharge of Condition 20 (external equipment) attached to planning permission 116831/FO/…

CDN/19/0685 8 Oct 2019

Manchester

Planning Authority Score

6.8/10

Good

#68 of 296 councils

Relevant to this application:

Major dwellings

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

Land Between Junctions Moss Lane East And Barnhill Street Princess Road Manchester M14 4TE Data via plota.co.uk

Proposal

Application progress

Planning committee

Documents 136

Decision & officer reports 1

Statements & assessments 28

Plans & drawings 70

Application forms 1

Consultation & comments 24

Other documents 12

Associated applications 7

Site constraints 5

Other new applications on this street

Nearby new applications

Important details

How this decision compares

Public comments

Consultation & key dates

Nearby activity