Student accommodation use at Land Bounded By Upper Brook Street, Manchester

What was proposed

The application sought to vary condition 30 so that up to 35% of student rooms could be used outside term time for specified students.

“Proposal Variation to condition 30 (Use of Building) attached to planning permission 137399/FO/2023 to allow use of building outside of term time…”

“Planning condition 30 aimed to restrict the use of the building outside term time. The applicant seeks permission to use 258 rooms (35%), during non-term time. The minimum tenancy would be one week. It would be used by students attending summer schools, undertaking internships or placements, or transitioning between tenancies only.”

Officer report

The site and approved scheme

The site forms part of a wider masterplan and already has permission for science, student accommodation and public realm development.

“Planning permission was granted in November 2024, for a 6 to 9 storey building for Sci-Tech use and a 9 to 23 storey building for Purpose Built Student Accommodation (PBSA) with public realm.”

“The site is to the south of the former Williams site (subject to planning permission 137401/FO/2023 for a Sci Tech and PBSA Buildings granted in November 2024). Both sites form part of a larger masterplan to bring forward a comprehensive development in this area.”

Officer report

Earlier committee history

The application had previously been deferred because members were minded to refuse over possible negative effects on residential amenity.

“143469/JO/2025 - Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road, Manchester, M13 9TD - Ardwick Ward…”

“The application had appeared at the previous Planning Committee meeting in October and had been deferred as members were minded to refuse due the possible negative impact on residential amenity.”

Minutes

What officers recommended

Officers recommended approval, finding that the limited occupancy, management arrangements and existing controls would prevent unduly harmful impacts.

“The maximum occupancy of 35%, or 258 bedrooms, is not considered to be excessive and represents a worst-case scenario. The bespoke arrangements proposed alongside the agreed operational and management arrangements, would help to minimise impacts. The short travel distances to teaching accommodation and amenities, which is away from the residential area separated by a major road, would ensure that students would be away from the site whilst learning would take place.”

“It is recommended that a bespoke non term time management plan is agreed prior to first use and that there are clear arrangements in place for monitoring and reviewing its effectiveness.”

Officer report

Responses to the application

Nine objections and a ward councillor’s objection raised concerns about noise, traffic, parking, community cohesion, need and precedent, while highways and environmental health had no objections.

“- Noise and Disturbance to Local Residents - While the applicant claims impacts will be minimal, summer short-term occupancies are more transient in nature, often with higher turnover and less community integration.”

“These traffic and parking issues have been continually raised as core community concerns about how the proposal will worsen a critical situation, during construction and once operational. Despite extensive pressure from councillors, these fundamental issues remain unresolved.”

Officer report

Who spoke

No objector attended, the applicant’s agent had nothing to add, and the planning officer had nothing to add to the written report.

What members discussed

Councillor Andrews said there were no grounds to refuse and moved the officer’s recommendation, which Councillor Hassan seconded.

“The Chair invited the Committee to ask questions or make comments.”

“Councillor Andrews noted that there were no grounds available to the Committee in order for them to refuse the application and moved the officer’s recommendation.”

Minutes

The committee’s decision

The committee resolved to be minded to approve the application, subject to signing a section 106 agreement and the stated conditions.

“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, subject to the signing of section 106 agreement.”

Minutes