Student accommodation tower at 2 Gloucester Street, Manchester

What was proposed

The application proposed demolishing the former Hotspur Press and creating purpose-built student accommodation with commercial or community uses, public realm and highway works.

“Proposal Demolition of the former Hotspur Press Complex (Medlock Mill) and partial rebuilding and redevelopment of the site to provide Purpose Built Student Accommodation (Sui Generis Use Class) above ground floor commercial or community uses (Use Classes F(e), F2(a)(b) and E(b)),within a part 4/5-storey and part 36-storey (plus plant level and parapet) associated ancillary internal and external amenity space, public realm (including a new public square), hard and soft…”

Officer report

The site and building

The 0.28-hectare site contains remnants of a former Victorian industrial complex beside the railway viaduct, streets and River Medlock.

“This 0.28 ha site is bounded by the Railway Viaduct, Cambridge Street / Gloucester Street and the River Medlock. Oxford Road Station is to the north east. It is in a part of the City Centre known as First Street and contains remnants of the Hotspur Press complex. Prior to the fire, it was a former Victorian industrial complex of four buildings, built between 1801 and 1882.”

“The buildings had broadly retained the character and external appearance of an industrial textile mill complex. The mill was the oldest surviving non-fireproof cotton mill in Manchester and was the last remaining cotton mill on the River Medlock. Hotspur House was assessed for listing by Historic England in 2019 and again in 2025 but did not meet the criteria.”

Officer report

Earlier decisions and the fire

The Committee was minded to approve an earlier scheme, but a 2025 fire destroyed much of the building and required the facades to be reconstructed.

“On 31 May 2024 the Planning and Highways Committee was ‘minded to approve’ the development of the site, subject to a S106 agreement to secure affordable student housing, commercial waste disposal and the retention of the scheme architect during delivery. An outstanding objection from the Environment Agency (EA), has since been resolved but the S106 agreement has not been concluded, and a decision notice has not been issued.”

“A subsequent request to list the building was not granted but created a considerable uncertainty, and progress on implementation paused. The applicant used this time to refine and develop the detailed design and to address the outstanding EA comments and submitted plans for an amended scheme in April 2025. In June 2025, a major fire broke out which destroyed the majority of the building and only parts of its façade now remain.”

Officer report

Why officers supported it

Officers considered the proposal policy-compliant and said regeneration, economic, social and environmental benefits would outweigh heritage harm.

“The proposal would develop a derelict site in need of investment. PBSA has been demonstrated to be the only viable form of development. The building would be sustainable with high quality materials and elevational treatment and addresses street frontages. Others benefits include job creation and public realm improvements.”

“Some harm would be caused to heritage assets but this would be less than substantial and would be outweighed by the public benefits of the proposal, socially, economically and environmentally. The total demolition of a NDHA has been demonstrated to be necessary due to its condition following the fire.”

Officer report

Consultation responses

Highways, emergency, environmental and heritage bodies generally raised no objections or sought conditions, while the university objected to the lack of affordable accommodation.

“Highways Services- No objections subject to conditions relating to cycling, off-site highways work, student Move In / Move Out strategy, Delivery and Servicing Management Strategy, servicing and waste management, travel plan and construction management and provision of disabled parking.”

“Manchester Metropolitan University - The University expect there to be a reasonable proportion of affordable rooms in the scheme (at least 20% at rents no more than 80% of the maximum student maintenance grant). They would not support planning permission being granted without this minimum level of affordable rooms. They are concerned that with only 44% of the beds being clusters, that this scheme will deliver a product which not affordable.”

Officer report

Who spoke

The applicant highlighted earlier support, the fire’s destruction and the proposed recreation of the mill façade.

What members discussed

Members questioned the fire-related changes, costs, affordable rooms, viability, retaining the oldest section and Historic England’s involvement.

“The Committee enquired about the nature of the revised scheme due to the fire, the cost of this, the inclusion of affordable units as part of the previous scheme and whether increasing the height of the proposed building would result in improved viability and therefore allow for affordable units to be included as part of the revised scheme.”

“Manchester City Council Minutes Planning Committee 12 March 2026 The Committee responded that there was still a desire to secure affordable housing for students, regardless of the lack of any specific policy and would hope that Planning Officers take the same approach. Enquiries were then made about the potential retention of the oldest section of the site from 1801 and the lack of any input from Historic England.”

Minutes

The committee decision

The Committee resolved to be minded to approve the application, subject to the consultation period expiring and a section 106 agreement being signed.

“The Committee resolved to be Minded to Approve for the application, for the reasons and subject to the conditions set out in the officer report, and subject to:”

“The expiry of the consultation period relating to the updated Townscape and Visual Impact Assessment in the Environmental Statement, pursuant to Regulation 25 of the Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 2017; • The signing of a section 106 agreement to secure private waste collections in perpetuity in respect of the development, to provide payment by way of mitigation for impacts on Holcroft Moss Special Area of…”

Minutes