The Planning Committee of Manchester City Council met on Thursday, 24 September 2026, to consider two significant planning applications. The committee resolved to approve the change of use of Ryebank Fields to a community woodland and meadow, and to defer a decision on a proposed 17-storey apartment building on Rochdale Road pending a site visit.

Ryebank Fields Change of Use Approved

The committee approved the application to change the use of land at Ryebank Fields, Manchester, M21 9WW, from former university playing fields to a community woodland and meadow. The proposal aims to enhance community health and wellbeing, protect biodiversity, mitigate the impact of the climate crisis, and encourage community cohesion.

Despite an objection from the landowner, Manchester Metropolitan University (MMU), citing contamination and their own development plans for the site, the committee noted that land ownership is not a planning consideration. The applicant, Ryebank Fields Community Group, highlighted the ecological value of the site, its potential as a carbon sink, and the strong community support for its preservation as green space. Ward Councillors also spoke in favour of retaining the land as a green space, citing its benefits for wildlife, climate change mitigation, and residents' mental and physical health.

Concerns regarding ground contamination were addressed by the Planning Officer, who confirmed that Environmental Health colleagues had been consulted and that the applicant had agreed to implement necessary conditions, including site monitoring and the use of dead hedges to define wildlife-only areas. The risks associated with contamination were deemed low, and the applicant's commitment to necessary conditions was accepted. The committee resolved to approve the application, subject to conditions outlined in the officer's report. Councillors L Bell, Easterby-Smith, and Rawson declared prejudicial interests and withdrew from the discussion and vote. Councillor Astley arrived during the discussion and took no part in the vote.

Rochdale Road Development Decision Deferred

The committee deferred a decision on the erection of a 17-storey residential apartment building at 85 Rochdale Road, Manchester, M4 4HY. The proposal, which includes 153 homes, public realm improvements, and landscaping following the demolition of an existing vacant building, received 93 objections and one letter of support.

Key objections were raised by the Marble Arch Public House, the Victorian Society, and the Campaign for Real Ale (CAMRA), primarily concerning the impact of the 17-storey building on the Grade II listed Marble Arch Public House. Objectors argued that the scale and proximity of the proposed tower would cause significant harm to the setting and architectural significance of the pub, overshadowing its beer garden and diminishing its prominence. Concerns were also raised about the lack of affordable housing, the viability assessment, and the potential structural impact of construction on the historic building.

The applicant highlighted the scheme's contribution to regeneration, the provision of much-needed homes in a sustainable location, and its environmental credentials. They stated that a 13-metre landscaped area would separate the tower from the pub, and that technical assessments had been conducted.

The Planning Officer acknowledged the differing opinions on the degree of heritage harm, with the Victorian Society deeming it less than substantial and the Marble Arch's heritage expert suggesting it could be substantial. The officer noted that the harm to the setting of the listed building was considered medium, but that the public benefits, including the delivery of new homes and regeneration, would outweigh this harm. The lack of affordable housing was also discussed, with the applicant's viability assessment indicating that providing affordable housing would render the scheme unviable.

Following discussion, the committee resolved to defer the decision to undertake a site visit to better assess the potential impacts of the 17-storey building on the Grade II listed Marble Arch Public House.