498-home residential development at Former Riverpark Trading Estate, Manchester

The site and surroundings

The 7.40-hectare former industrial site lies between Riverpark Road, a railway line, Ten Acres Lane and Briscoe Lane, near Philips Park and listed heritage assets.

“This 7.40 ha site is bounded by Riverpark Road, the Manchester to Huddersfield railway line, Ten Acres Lane and Briscoe Lane.”

“Phillips Park is to the south and includes Philips Park Cemetery, with two Grade II Registered Park and Garden (‘RPG’) designations covering both the cemetery and the park. A number of buildings and structures in the cemetery are Grade II listed, including the cemetery chapel and the entrance lodge; cemetery office; and gates and railings at the main entrance on Briscoe Lane.”

Officer report

Earlier site history

Earlier proposals included an outline scheme for 340 homes that lapsed, a height variation that was approved, and demolition approved in 2024.

“110486/JO/2015/N1: Variation of Condition 4 (height parameters) of 106592/OO/2014/N1 to change height of block one to between part 4 and part 5 storeys Approved 3 November 2016”

“141383/DEM/2024: Prior Approval for the demolition of existing buildings Approved 21 November 2024”

Officer report

What officers recommended

Officers recommended approval subject to a legal agreement because the scheme accorded with the development plan and provided homes, affordable housing, regeneration and environmental benefits.

“The proposal would develop a strategic site for housing which would contribute to the supply of homes and affordable housing. Active frontages would make a positive contribution to Riverpark Road and Briscoe Lane.”

“Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Core Strategy and saved polices of the Unitary Development Plan, the Director of Planning, Building Control & Licensing has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and…”

Officer report

Consultation and objections

Highways, environmental and other consultees identified conditions and mitigation, while Sport England objected over sporting provision; two public objections were received.

“Two objections have been received as follows:”

“Sport England objects as the proposal would generate demand for sporting provision, and this is not adequately addressed in the proposal.”

Officer report

Who spoke

The applicant’s agent supported approval, while Ward Councillor Flanagan requested fuller consultation and raised parking, local lettings and temporary housing concerns.

What members debated

Members discussed parking, local lettings, accessible parking and the informal play area, with officers confirming how these matters could be addressed.

“Councillor Andrews had concerns regarding the addition of 20% local lettings and parking issues, asking if these could be written down. He wanted a guarantee on these issues as conditions to avoid a Minded to Refuse decision.”

“Manchester City Council Minutes Planning Committee 20 November 2025 The Director of Planning confirmed that there was a parking condition and added that she aspect could be guaranteed. In terms of the local lettings policy, it was understood this was already signed into the application via the Housing Team at the council so this would not be duplicated in a Planning Condition but would confirm this resolution from the Committee.”

Minutes

The committee’s decision

Councillor Andrews moved approval with additional arrangements, Councillor Chohan seconded it, and the committee resolved to be minded to approve.

“Councillor Andrews was satisfied and moved the officers recommendation with these additional conditions to be made in consultation between the Director of Planning and the Chair of the Planning Committee.”

“The Committee resolved that it was Minded to Approve the application, for the reasons and subject to the conditions set out in the report, and subject also to: • the signing of a legal agreement to secure a viability review and BNG monitoring fee • the delegation to the Director of Planning, Licensing and Building Control, in consultation with the Chair of Planning Committee, of authority to amend agreed conditions or include additional conditions to ensure that the proposed…”

Minutes