212 affordable homes at Princess Road, Manchester

What was proposed

The application proposed six residential blocks and seven townhouses providing 212 homes, with access, parking, landscaping, amenity space and other works.

“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…”

Officer report

The site and its setting

The largely vacant site is bounded by Moss Lane East, Princess Road, Barnhill Street and Raby Street, with nearby commercial, residential and community uses.

“The application site covers approximately 0.648 hectares and comprises a roughly rectangular parcel of land bounded by Moss Lane East to the north, where the Heineken brewery is located – a significant local employer, the A5103 Princess Road to the west, Barnhill Street to the east where the West Indian Sports and Social Club is located – a longstanding community facility, and Raby Street to the south, where the development known as the Clockworks is located.”

“The site is largely vacant, save for seven terraced dwellings in the south-east corner which are proposed to be demolished as part of the application proposals and a large advertisement hoarding fronting Princess Road. The wider area is characterised by a mix of commercial property fronting Princess Road and residential uses beyond.”

Officer report

Earlier site history

The site was previously occupied by residential and commercial properties, which were demolished over time; seven terraced homes and an advertisement hoarding remained.

“The open part of the site was previously occupied by residential and commercial properties. These were demolished over time and this area has largely been vacant since. One of the now demolished properties was home to the Reno Club, an important focal point for the city’s West Indian community. The remains of the club were excavated in 2017.”

Officer report

What officers recommended

Officers recommended approval, considering the scheme a positive reuse of an underused site providing affordable homes in an accessible and sustainable location.

“The proposed development represents a positive reuse of an undertilised site. It would deliver good-quality affordable residential accommodation, contributing to the city's housing mix in a location that is both highly accessible and sustainable. The scheme aligns with both local and national objectives to increase housing supply and is fully compliant with relevant planning policies.”

“The site is situated within an area of the city where residential development is considered acceptable in principle and would deliver a significant proportion of much- needed affordable family over 55’s housing. In this context, the development is considered to be in accordance with Core Strategy Policies H1 (Overall Housing Provision) and H5 (Housing Mix).”

Officer report

The main objections

The objections said the development was too intensive, lacked parking and family housing, and could harm the West Indian Sports and Social Club and local community.

“The area has parking problems, this relates in particular to the Church of God of Prophecy, Powerhouse Youth and Community Centre, and the West Indian Sports and Social Club. Also within this area is a triangle of land between Raby Street, Westwood Street, and Moss Lane East. This site includes a discount furniture store, and the Brotherhood of the Star and Garter. .”

“The Church of God of Prophecy, a black-led church, has operated from the church building next to the Powerhouse since 1968. In addition to services of various kinds it has provided a lunch club four days a week since the 1980s, and until recently had a weekly food bank.”

Officer report

Who spoke

An objector opposed the scheme, the applicant’s agent supported it, and Ward Councillor E Bell described continuing concerns while recognising the need for affordable housing.

What members discussed

Members discussed density, parking, affordable and accessible homes, older people’s accommodation, community consultation, and protection from brewery and community-use noise and odours.

“Manchester City Council Minutes Planning Committee 20 November 2025 Regarding the benefits of the scheme, this was 100% affordable housing, an appropriate mix of accommodation including fully wheelchair accessible units, over 55 accommodation and meeting space standards. The layout and other mitigation would protect residents from noise and odours. Regarding parking, 63 spaces were available on the site, survey were done and this was considered to be the correct balance.”

“The Planning Officer stated that the noises and odours from the brewery had all been assessed and that the scheme had been designed to protect residents from noise and odours from the brewery and nearby community uses. Appropriate levels of ventilation, heating and cooling would be achieved.”

Minutes

The committee’s vote

Councillor Andrews moved the officer recommendation and Councillor Richards seconded it.

“Councillor Andrews expressed his respect for the former councillor objecting today but stated that this application was for 100% affordable housing and therefore, he could not vote against it. He noted that no development would please everybody and moved the officer’s recommendation.”

“Councillor Andrews noted that he had moved the officer’s recommendation.”

Minutes

The decision

The committee resolved to approve the application for the reasons and subject to the conditions set out in the report.

“Manchester City Council Minutes Planning Committee 20 November 2025 The Committee resolved to approve the application for the reasons and subject to the conditions set out within the report.”

Minutes