Planning submitted for 78–80 Tib Street, Northern Quarter

Planning proposals have now been submitted for the regeneration of 78–80 Tib Street in the heart of Manchester’s Northern Quarter.

Located within the Smithfield Conservation Area, the site currently comprises a vacant three-storey building that has fallen into significant disrepair. Despite its prominent position on Tib Street, the property detracts from the vibrancy and architectural integrity that characterise this part of the Northern Quarter. LEP’s proposals seek to revitalise the building through a sensitive, design-led intervention that responds to its historic context while bringing it confidently into the 21st century.

A mixed-use scheme rooted in place

The proposed development is a mixed-use commercial scheme (Use Class E), carefully arranged to support the area’s dynamic character. The ground floor will accommodate a new restaurant and dining space, activating the street frontage and reinforcing Tib Street’s pedestrian-friendly environment.

Upper floors will provide flexible retail and commercial space, designed to adapt over time to the evolving needs of independent businesses. At roof level, a set-back pop-up space and terrace will create a distinctive elevated social space, with minimal visual impact on the surrounding streetscape.

The design has evolved through a clear and logical process, responding to site constraints, neighbouring amenity, and daylight considerations. The building form has been shaped to protect nearby residential properties on Oldham Street, with careful recessing and massing adjustments informed by detailed daylight and sunlight analysis.

Contemporary expression, contextual sensitivity

The façade strategy draws on the material traditions and vertical rhythms of the surrounding buildings. A brick-led palette reflects the character of Tib Street and Manchester’s wider architectural heritage, incorporating depth, articulation and craftsmanship through recessed panels and detailed brickwork. Subtle horizontal alignments and vertical recesses mediate between neighbouring façades, ensuring the proposal integrates seamlessly into the established streetscape.

At ground level, a distinct material treatment and carefully angled entrance create a welcoming and legible point of arrival, while respecting the horizontal datums of adjacent shopfronts.

An integrated LEP approach

The project benefits from a fully integrated approach by the Lee Evans team, bringing together our Architecture, Planning, and Heritage teams to deliver a scheme that balances commercial viability with conservation sensitivity.

Hannah Wilson, LEP Planner, said: “By working closely with the client and the Local Authority, and drawing on LEP’s expertise, this scheme has emerged as a considered and sensitive addition to the Northern Quarter. It aims to transform vacant and unusable floorspace into vibrant restaurant and retail uses, enhancing both the vitality and the visual appeal of the site. We’re excited to see the proposals submitted, as they really showcase the strength of LEP’s integrated approach, where architecture, planning, and heritage all come together to create something thoughtful and lasting.”

By reworking a neglected building within a highly valued conservation area, the proposals aim to enhance Tib Street’s ongoing regeneration – strengthening its reputation as a hub for independent retail, food, culture, and creativity, while improving the quality and longevity of the built fabric.

We look forward to working with stakeholders and the local authority as the application progresses.