The Planning Committee of Manchester Council met on Thursday 28 May 2026, approving several planning applications and confirming two Tree Preservation Orders. Key decisions included the approval of a new rooftop pavilion and enclosed walkway at 1 Piccadilly Gardens, the conversion of vacant units at Units 1 and 3, NQ Building, Bengal Street for commercial use, and the temporary retention of a car park at 1 City Road East for 12 months. The committee also approved the erection of a new apartment building at 404 Wilbraham Road and minded to approve plans for new sports facilities at Wythenshawe Town FC, subject to referral to the Secretary of State and a Section 106 agreement. Finally, two Tree Preservation Orders were confirmed: one for a Scots Pine tree at 85 Manley Road and another for a Beech tree at 63 High Lane.

1 Piccadilly Gardens, Manchester

The committee approved plans for the creation of a new rooftop pavilion, external terrace, and lift access at 1 Piccadilly Gardens. The proposal also includes the enclosure of a ground-level walkway to create new internal floorspace, along with associated elevational alterations and the installation of photovoltaic (PV) panels on the roof. Concerns were raised by councillors regarding the impact of closing the walkway on footfall and its significance as a right of way. However, the Planning Officer clarified that while the walkway is used by approximately 2,000 people daily, the majority are accessing the offices, with only a small number using it as a cut-through. Alternative routes are available, and the impact on overall movement and permeability through the area was deemed not significant. The decision was made to approve the application, subject to conditions.

Units 1 and 3, NQ Building, Bengal Street

Plans to convert vacant office space at Units 1 and 3, NQ Building, Bengal Street, into flexible commercial units (Use Class E) and drinking establishments (Sui Generis), with external elevation works, were approved. Councillors discussed the potential for noise disturbance from drinking establishments and the capacity of the existing residential bin store. The Planning Officer confirmed that the hours of operation for these units would be restricted to 11 pm, and Condition 16 requires further acoustic testing once the specific use of each unit is determined. The application was approved, subject to conditions.

1 City Road East, Manchester

The committee approved the temporary retention of a car park at 1 City Road East for a period of 12 months. The proposal includes associated boundary treatment, hardstanding for access, CCTV, and lighting, with modifications to the boundary treatment. Councillors raised questions about the long-term use of the site, the environmental impact of a car park in relation to the council's carbon-neutral ambitions, and the inclusion of electric vehicle (EV) charging points. The Planning Officer explained that the site has existing planning permission for two office buildings, and this temporary car park use is considered acceptable in the context of the regeneration framework. It was noted that including EV charging points was not considered viable due to the short-term nature of the car park's use. The application was approved, subject to conditions.

404 Wilbraham Road, Manchester

The erection of a 3/4-storey building to provide eight two-bedroom apartments at 404 Wilbraham Road was approved. The scheme includes access, informal amenity space, landscaping, and associated works. Swift bricks were added to Condition 16. The agent for the applicant highlighted the development of a neglected site, engagement with council officers, the provision of apartments with gardens and balconies, and a biodiversity net gain exceeding 10%. Concerns raised by neighbours regarding parking and daylight were addressed. The application was approved, subject to conditions.

Wythenshawe Town FC, Timpson Road

Plans for new sports facilities at Wythenshawe Town FC, including a 3G football pitch, tennis/multi-use courts, padel courts, shipping containers for a cafe and changing facilities, associated parking, and cycle storage, were minded to approve. The decision is subject to referral to the Secretary of State and the completion of a Section 106 Agreement for the provision of a replacement grass pitch. Ward Councillors Evans and Marsh expressed strong support, emphasising the community benefits and free play opportunities. The applicant highlighted the increased usability of the site and the surprise at Sport England's continued objection despite mitigation measures. The Planning Officer noted that Sport England's concerns had been addressed through conditions for a Community Use Agreement and the off-site replacement pitch. The committee expressed full support for the scheme, urging the Secretary of State to consider the proposal favourably.

Confirmation of Tree Preservation Order at 85 Manley Road

The committee resolved to instruct the City Solicitor to confirm the Tree Preservation Order (TPO) for a Scots Pine tree at 85 Manley Road, Manchester. The TPO was made due to the tree's high amenity value and the potential threat of significant pruning works. An objector argued that the tree lacked public amenity value and failed legal thresholds, citing administrative errors and an inflated Helliwell score. The applicant and supporting neighbours highlighted the tree's visual contribution, ecological benefits, and the joy it brings. The Planning Officer confirmed the tree was in good health and worthy of protection, with its amenity value recognised from both public areas and neighbouring properties.

Confirmation of Tree Preservation Order at 63 High Lane

The committee resolved to instruct the City Solicitor to confirm the Tree Preservation Order (TPO) for a mature Beech tree at 63 High Lane, Chorlton-cum-Hardy. The tree is located within the Wilbraham Road/Edge Lane conservation area and was subject to a felling notice. The City Arborist deemed the tree to be of high amenity value and worthy of a TPO, noting that issues such as damage to the boundary wall and driveway could be addressed with modern techniques. An objector raised concerns about the tree's size, potential risk to property, and the costs associated with bird droppings and maintenance. The committee concluded that the tree's significant contribution to the conservation area and urban landscape outweighed the concerns raised.