Upper Brook Street, Manchester
Project Overview
The Upper Brook Street development is a major regeneration scheme that will create a new mixed-use life sciences and student district in south east Manchester. Spanning several plots between the city centre, the Oxford Road Corridor, the university campus and Manchester Royal Infirmary, the masterplan delivers almost 1,800 student beds and more than 700,000 sq ft of life sciences workspace, supported by new public squares, pedestrian links and community amenities.
The project is being brought forward by two development partnerships. McLaren Property and Kadans Science Partner will deliver 737 student beds across 9 and 23 storey PBSA buildings, alongside a 216,000 sq ft technical real estate and laboratory facility. Property Alliance Group and Moda Living will deliver 550,000 sq ft of life sciences workspace and 983 student beds across several mid- and high-rise buildings, including a landmark tower scaled down during consultation.
The vision is to establish a connected innovation district that integrates research facilities, academic uses and high quality PBSA. Flexible, future-proofed laboratory buildings will allow conversion between office and lab space, while ground floor activation and publicly accessible lab frontages aim to bring science into the public realm. Across the neighbourhood, more than three acres of new public realm and two new public squares will open up routes between surrounding communities and encourage social interaction.
Timeline & Progress
Planning Approval:
Approval was secured after an extended planning committee session, with councillors voting 8–5 in favour. The decision followed strong public engagement, consultation, design revisions and a detailed assessment of the need for modern PBSA and high quality lab space along the Oxford Road Corridor.
Pre-Construction and Enabling Works (2024):
Both development teams are targeting a start on site from spring. This phase includes site preparation, demolition where required, utilities coordination and mobilisation of construction partners.
Construction Phase (2024–2031):
The scale of the scheme means delivery will be phased over approximately seven years. Early phases are expected to prioritise PBSA buildings and the first life sciences blocks to support Manchester’s growing research and innovation demand. Ongoing coordination between McLaren, Kadans, PAG and Moda will ensure infrastructure, public realm and site connections develop in tandem.
Public Realm Delivery:
New pedestrian and cycle routes, landscaped areas and public squares will be delivered in stages to maintain access through and around the site as construction progresses.
Completion and Occupation:
Full completion of the district is expected by the early 2030s, with phased occupation as buildings come online. Once complete, the development will represent one of Manchester’s most significant regeneration and science-led investment projects, relieving PBSA pressure in Ardwick and strengthening the Oxford Road innovation cluster.
Location & Access
The Upper Brook Street site sits at the heart of Manchester’s key academic and healthcare corridor, positioned between the city centre, University of Manchester, Manchester Metropolitan University, and Manchester Royal Infirmary. Its strategic location links several high-density inner-city neighbourhoods and forms part of the Oxford Road Corridor development zone, one of the UK’s most advanced centres for research and innovation.
The masterplan opens up previously fragmented land parcels to create a permeable, walkable district with new north–south and east–west connections. New pedestrian and cycle routes will integrate with existing networks, improving access for students, researchers and local residents. Public squares and landscaped spaces extend green infrastructure through the site, offering clear wayfinding and shared community areas.
The area is well served by public transport, including frequent bus services along Upper Brook Street and Oxford Road. Proximity to Manchester Piccadilly and Oxford Road stations ensures strong local and regional connectivity. Access routes for construction will be coordinated to minimise disruption to surrounding residential areas, academic buildings and hospital operations.
Contractor Accommodation
YourShortLet offers serviced homes throughout Manchester, tailored for technical teams and project contractors. Each property includes furnished living and dining spaces, high-speed Wi-Fi, secure parking, regular cleaning and all utilities included.
Our flexible booking terms suit both short and long assignments, allowing project staff to stay close to site with minimal commuting and maximum comfort.
Need Accommodation?
LETS WORK TOGETHER AND SEE HOW WE CAN ACCOMMODATE!
Either for emergency accommodation or book in advance we have you covered