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Planning application

Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

Granted Manchester 137399/FO/2023 Full planning permission

Works: Demolition

Permission granted. Work must normally begin within three years of the decision or the permission lapses.

Proposal

Erection of a 6 to 9 storey building for Sci-Tech use (Use Class E (g)(ii)) and 265sqm of a cafe/bar (Use Class E (b)), and a 9 to 23 storey building for Purpose Built Student Accommodation (PBSA) (Use Sui Generis), comprising 737 bedrooms and 293sqm of community use (Use Class F2 (b)) and 80sqm of commercial floorspace (Use Class E), alongside new public realm, access, parking, and associated works following demolition of existing buildings

As published by the council, reference 137399/FO/2023

Application record

Reference
137399/FO/2023
Type
Full planning permission
Status
Final
Decision
Granted As published: Approve
Received
11 Jul 2023
Validated
4 Aug 2023
Decided
29 Nov 2024
Ward
Ardwick
Decision by
Committee
Postcode
M13 9TD

Site history

Applications at this address on the Manchester register

This site has had 11 applications since 2023: 10 approved, 0 refused.

  • OTH-2026-000614 Granted

    Land bounded by Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Discharge of Condition 9 (Materials) in relation to Planning Permission 137399/FO/2023.

    Decided 14 Sep 2026 Conditions
  • CDN/26/0171 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Discharge of Condition 64 (Fume extraction Sci Tech Building) attached to planning permission 137399/FO/2023 as amended by 143909/NMC/2025.

    Decided 13 Apr 2026 Conditions
  • CDN/26/0132 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Discharge of Condition 65 (Guard Rail) attached to Planning Permission 137399/FO/2023.

    Decided 25 Mar 2026 Conditions
  • CDN/25/1132 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Discharge of condition 61 (Flood Mitigation) attached to planning permission 137399/FO/2023 for the life scieneces only

    Decided 2 Feb 2026 Conditions
  • CDN/25/0981 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Discharge of condition 8(a) (Local Labour) attached to planning application ref no 137399/FO/2023.

    Decided 17 Nov 2025 Conditions
  • CDN/25/0938 Split decision

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Discharge conditions 22a (Acoustic Insulation Non residential areas), 23a (acoustic insulation PBSA), 25 (Waste), 38 (accessible bedrooms), 52b (BNG), 57 (Wind) and 63 (Landscaping between phases) pursuant to permission 137399/FO/2023 relating to the PBSA phase only.

    Decided 17 Dec 2025 Conditions
  • 143909/NMC/2025 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Non-Material Amendments to Planning Permission 137399/FO/2023 to reconfigure the internal layout, elevational alterations and updates to the landscaping

    Decided 1 Oct 2025 Amendments
  • CDN/25/0739 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Discharge of Conditions 7 (CMP), 8a (Local Labour), 9 (Materials), 11 (Ground Conditions), 14 (Invasive Species) and 61 (Flood Mitigation) attached to planning permission 137399/FO/2023 for the PBSA phase only

    Decided 3 Oct 2025 Conditions
  • 143469/JO/2025 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Variation to condition 30 (Use of Building) attached to planning permission 143450/JO/2025 to allow use of building outside of term time

    Submitted 16 Jul 2025 Amendments
  • 143450/JO/2025 Granted

    Land Bounded By Upper Brook Street, Cottenham Street & Kincardine Road Manchester M13 9TD

    Variation of planning conditions 2, 5 and 19 attached to planning permission 137399/FO/2023 to remove tree T21

    Decided 18 Aug 2026 Amendments

Timeline

Dates from the published record

  1. 11 Jul 2023

    Received by Manchester

  2. 4 Aug 2023

    Validated

    Checked as complete and ready for consideration.

  3. 29 Nov 2024

    Decision issued: Approve

  4. 13 Aug 2026

    Added to PlanIndex

Who's behind it

Company information only, from the register and Companies House

AshtonHale Ltd Agent, registered in Ashton-Under-Lyne

Active · incorporated 2023 · Ashton-Under-Lyne

66 applications on PlanIndex · across 13 councils · 100% granted

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Documents

Plans, drawings, consultee responses and the officer's report

137 documents on file for this application

A planning file usually holds the application form, drawings and site plans, consultee responses, the officer's report and the decision notice.

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What this grant of permission means

Manchester granted permission on 29 November 2024, subject to any conditions on the decision notice. Work must normally begin within three years or the permission lapses. More in our guide to what happens after a planning decision.

About full applications

A full application seeks permission for a complete, detailed proposal in one go, with siting, design, access and landscaping all fixed at this stage. More in our guide to planning application types.

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