879-home mixed-use development at Mayfield Phase, 1B Hoyle Street, Manchester

What was proposed

The application proposed 879 homes in four tall buildings, with commercial and community uses, public realm, highways works and site remediation.

“Proposal Phased development comprising (a) site remediation and reprofiling; and (b) erection of two residential plots of development comprising 879 no. new homes (Use Class C3) contained within four buildings ranging from 7 storeys to 23 storeys in height (Plot J) and 9 to 28 storeys in height (Plot K), with upper and lower ground floor commercial spaces comprising restaurant and / or retail units (Use Class E(a) and/or E(b) and / or Local Community Uses (Class F2) and Gym…”

Officer report

The site and surroundings

The vacant 1.66-hectare brownfield site lies beside Mayfield Park, the Mancunian Way and Hoyle Street, close to Piccadilly Station and Metrolink.

“This 1.66ha site is bounded by Mancunian Way, Mayfield Park, Hoyle Street and Phase 1a, with the Republic (Plot M) being the most immediately adjacent building.. The SRF has been broken down into developable sub-areas and this application relates to a plot bounded by Mayfield Park, the Mancunian Way and Hoyle Street which lies within the Hoyle Street West sub area as illustrated above.This application relates to Plots J and K.”

“The site is close to Piccadilly Station and Metrolink. There are surface car parks at Baring Street and Buxton Street, 100m to the west.”

Officer report

Earlier development

The site was cleared in 2019 and used as a construction compound, while permission for Mayfield’s first phase was granted in 2020.

“Permission for the first phase of development at Mayfield (Phase 1a) was granted in February 2020. Application ref no 124972/FO/2019 granted consent for two office buildings, a multi-storey car park (488 spaces) and a Park. The Park was completed in 2022 and has brought activity into the SRF Area. Consent was also granted for the erection of a 13-storey office building (The Republic) (application ref no 125248/FO/2019).”

“The site was cleared in 2019, and it was used as a compound for materials during the construction of the Park. It has since remained vacant and comprises hard landscaping and areas of made ground. There is some low-quality scrub and self- seeded vegetation including some trees around its perimeter. The proposal would be the second phase of development at Mayfield.”

Officer report

What officers recommended

Officers recommended approval subject to a Section 106 agreement, citing regeneration, housing, public realm, sustainability and the outweighing of heritage harm by public benefits.

“Legal Agreement The proposal would be subject to a legal agreement under section 106 of the Planning Act to secure an appropriate reconciliation payment for offsite affordable housing through a further review at an agreed point with a mechanism to re-test the viability should there be a delay in the implementation of the proposal as explained in the paragraph with the heading ‘Affordable Housing’.”

“Construction impacts can also be mitigated to minimise the effect on the local residents and businesses. There would be some harm to heritage assets but this would be less than substantial and would be outweighed by the public benefits.”

Officer report

Consultation responses

Most consultees raised no objection, with recommended conditions covering highways, drainage, contamination, archaeology, construction, biodiversity and other safeguards; Sport England objected.

“Head of Highways- No objection subject to conditions relating to cycle parking provision on site, off-site highways works, a review of signalling as a result of the closure of Hoyle Street, a Travel Plan and a construction management plan.”

“Head of Regulatory and Enforcement Services – (Street Management and Enforcement) - No objections and recommends conditions relating to mitigation of any contamination, acoustic insulation of the premises and any plant and equipment, management of noise within external areas, the storage and disposal of refuse, the hours during which deliveries can take place, air quality management, impacts from light pollution and the management of construction.”

Officer report

Who spoke

The agent described regeneration, trees, green space, commercial uses and community benefits, while ward councillors discussed design, affordable housing, construction and play space.

What members discussed

Members focused on the lack of affordable housing, construction effects, the Mancunian Way barrier, access to Mayfield Park and opportunities for an on-site play area.

“Councillor Wheeler addressed the Committee as a Ward Councillor. He said that he had been involved in extensive discussions with the developer. He commented that the design and public realm were well designed and would be accessible to all with the same assurances obtained as to the use of Mayfield Park.”

“Manchester City Council Minutes Planning Committee 31 July 2025 areas during construction would be addressed via a construction management plan. The impact of the barrier effect of the Mancunian Way on Ardwick ward, is being considered in the context of the delivery of Mayfield. The landscaping has been designed to encourage play rather than a formal pay area, but this could be discussed further with the applicant.”

Minutes

The vote

Councillor Andrews moved the officer recommendation with an amendment, and Councillor Ali seconded the motion.

“Councillor Andrews moved the Officer’s recommendation to be Minded to Approve subject to the signing of a Section 106 Agreement to secure a future viability review on an open book basis to capture any improvement in position to provide an affordable housing contribution, to ensure the project architect is retained and to secure on-site BNG monitoring fee.”

“Councillor Ali seconded the motion with the amendment.”

Minutes

The committee’s decision

The committee was minded to approve subject to the Section 106 agreement and asked officers to discuss opportunities for an on-site play area.

“The Committee resolved to be Minded to Approve subject to the signing of a Section 106 Agreement to secure a future viability review on an open book basis to capture any improvement in position to provide an affordable housing contribution, to ensure the project architect is retained and to secure on-site BNG monitoring fee. Planning Officers are also to discuss with the developer opportunities to deliver and onsite play area.”

Minutes