Welcome
Welcome to our consultation website on proposals for high-quality student accommodation on Charles Street, Manchester: Zone H of the Sister masterplan
Below, you’ll find more information on the site, our plans, the consultation process, and our next steps.
CGI: View of the proposed building from Altrincham Street courtyard
Introducing Sister
Sister is a partnership between The University of Manchester and Bruntwood SciTech that will revitalise an underused area of Manchester city centre over the next 15 years.
Previously home to the University’s North Campus, the 18-hectare site is situated between Piccadilly Station and Oxford Road. Sister will transform this site into a vibrant new neighbourhood and business innovation district. This transformation is already underway with the Renold Innovation Hub opening in autumn 2024 as the keystone of the Sister ecosystem and a new home for Manchester’s most promising entrepreneurs, start-ups and spin-outs.
Recognising that residential development is a specialist area that requires particular skills and expertise, the Sister partnership has decided to bring in an experienced development partner to design and deliver Zone H of the Sister masterplan.
For more information on Sister, go to www.sistermanchester.com
Introducing RG Real Estate
RG Real Estate – part of the RG Group – has an impressive track record in delivering high quality student accommodation in city centre environments. As a highly experienced contractor, they have built several successful student developments within Manchester and across the UK.
RG Real Estate will manage all aspects of the development of this site from design through to construction. They will work closely with the Sister partnership to support the wider aspirations of the neighbourhood, including a clear commitment to community engagement throughout the development process.
The Zone H site
Zone H forms a crucial part of Sister as it provides the important western gateway into the neighbourhood.
Located in between Charles Street, Princess Street, Altrincham Street and Sackville Street, the site is currently unattractive and unwelcoming. Its successful transformation is essential to help create an open, welcoming and vibrant entrance to this new neighbourhood, and link it more successfully into the rest of the city centre.
The site is currently occupied by the now-closed Charles Street multi-storey car park and former retail units fronting Sackville Street. The car park is noted in the Strategic Regeneration Framework as being no longer fit for purpose. A planning application was recently submitted for the demolition of these buildings, which would create the opportunity to bring forward these proposals for the complete regeneration of the site.
Photos of the site today
The Strategic Regeneration Framework
A Strategic Regeneration Framework guides the ongoing development of Sister to ensure this place works for everyone.
The vision for Sister was introduced in July 2023 through a Strategic Regeneration Framework, which was endorsed by Manchester City Council in December 2023. Local residents and businesses were invited to share their views through a public consultation process.
The Strategic Regeneration Framework outlined the opportunity and the ambition to drive economic growth and high-skilled jobs, drawing on Manchester's distinctive strengths in science technology and creative industries.
It also shared the vision and place-based design principles that will shape the development of Sister over time. These include ambitions to:
Create a place that brings together a diverse mix of people and companies, creating an inclusive, safe and welcoming community that builds on the collaborative spirit of Manchester.
Ensure Sister feels connected, open and accessible to the wider city, with easy travel routes to and across the site.
Create buildings and spaces that are sustainable, regenerative and resilient to climate change.
Bring life to the site with creative early uses of buildings, animated ground floors and outdoor spaces activated with events, community activities and amenities.
To read more about the SRF, please click here.
Our vision
Our vision is for a landmark development which provides a high quality entrance to the Sister neighbourhood and brings new life and vibrancy to the local area.
The vision has been guided by the placed-based principles set out in
the Strategic Regeneration Framework.
Connected, open and accessible
The Zone H proposals will help to knit Sister into the rest of the city by making major improvements to Altrincham Street and Charles Street (providing east-west connections) as well as to Sackville Street and the significant junction between Charles Street and Princess Street.
There will be wide pathways, cycle spaces and active ground floor uses, which should encourage footfall and help to create a vibrant and dynamic neighbourhood.
Providing a platform for the future
Although these proposals don’t include the viaduct arches, the transformation of Altrincham Street to create a welcoming pedestrian route is an important step to support the future reactivation of the arches. The long term vision is for commercial uses within the arches which would further enhance Altrincham Street as a vibrant and attractive link between Piccadilly Station and Oxford Road.
Living landscapes
The intention to retain the mature trees on the corner of Charles Street
and Princess Street will help to create a green entrance to the Sister
neighbourhood – Princess Square. The square's green environment will be
carried through the new public realm and link through to Vimto Park,
with wildlife-friendly planting and biodiversity enhancements.
Supporting the wider Sister ecosystem
Successful innovation districts need a varied mix of spaces and people to foster collaboration, encourage the exchange of ideas, and create a sense of community. Students will bring energy and vibrancy to this neighbourhood, supporting local businesses and creating the conditions to support further investment at Sister.
Flexible ground floor uses, including commercial units and student amenity spaces (such as lounges and social spaces) will create active, transparent frontages on Charles Street and Altrincham Street, providing strong foundations of a regenerative local economy.
CGI showing the ground floor plan for Zone H
Diagram explaining the ground floor spaces shown in the CGI below
The proposals
The development will deliver modern, bespoke student accommodation and amenities in this prime location to nurture development and support academic attainment.
Our proposals include:
A mix of c.8, c.10 and c.38 storey elements.
Approximately 1,041 study bedrooms in a balanced mix of studio apartments and shared 6-bed cluster apartments.
High-quality amenity spaces, including study zones, lounges and social rooms, designed to support and enhance community life.
Ground floor activation with around 600 m² of flexible commercial space and student lounges that open out onto Charles Street and Altrincham Street.
Cycle storage, including accessible provision.
A development proposed to be managed by an experienced student accommodation operator (operator TBC), ensuring high standards of service, safety and community integration.
Respecting our neighbours
The proposals have been developed to respect the residential properties to the north of the railway line along Granby Row. The three towers envisaged in the Strategic Regeneration Framework have been replaced by a single tower, offset from the residential properties, and lower block, and the distance between the building and its neighbours has been maximised being well over 20 metres at its closest point.
An inviting palette of materials
The design combines modern materials with a contextual approach that reflects Manchester’s heritage and references the Modernist heritage of the former campus while signalling its future.
The building’s light, modern feel has been designed to create a contrast with the abundance of existing red brick in this area – for instance in the railway arches and the Sackville Building. This also combines well with the neighbouring Renold building, which also has neutral tones and a unique design.
Bronze Aluminium
Pre-cast stone-effect concrete
Glazing
CGI: View from Charles Street
Sustainability features
The development and surrounding landscaping has been thoughtfully designed with sustainability and accessibility at the forefront of the proposal.
20 new trees and a 60% increase in existing public green space will create a biodiverse ‘Living Landscape’ throughout Zone H. Pathways weaving through existing mature trees form a 'Nature Corridor' that connects the city to the west and links into the wider Sister masterplan.
The building itself is being designed with the aim of meeting a high standard of sustainability and energy efficiency (targeting BREEAM Excellent).
Public realm
and movement
Zone H provides an unmissable opportunity to create an active public realm, putting sustainable public spaces at the heart of these proposals.
Creation of Princess Square – a new urban greenspace as an accessible place for people to discover and dwell in, either on approach to the building or as part of a longer journey through the city.
Awakening Altrincham Street – Establishes a principal pedestrian route through Sister, with improved surfaces, soft landscape and lighting, linking directly east–west between Piccadilly Station and the Oxford Road Corridor.
Enlivening Charles Street – A new footway along the northern side of the road and rearranging the street to better accommodate cyclists meaning that Altrincham Street can be pedestrian-focused.
Protecting green assets – Mature trees fronting Princess Street will be retained and incorporated into a new green gateway into Sister.
Promoting green streets – New trees and planting will strengthen biodiversity and create opportunity for people to connect with nature and contribute to Sister’s wider natural realm.
Future proofing public realm - Proposals support potential future activation of railway arches along Altrincham Street, envisaged in the Strategic Regeneration as potential spaces for commercial and community uses.
CGI: View overlooking Princess Square
CGI: View overlooking Princess Square
Vibrancy at street level
These proposals seek to activate the streets on both the north and south side of the site.
Characterful connections through welcoming and illuminated public realm
New soft landscape along Altrincham Street making a green connection with Sister
Step-free, accessible routes along primary routes and secondary greenspace
Places to sit, rest and enjoy the surroundings
Cycle parking integrated into new public realm
Student amenity facilities at the ground floor to create active frontages
Three commercial units, with flexibility in their future use
A well-managed approach to vehicular drop off and deliveries
CGI: Aerial view of Princess Square
Have your say
The consultation on our proposal for Zone H will be open for three weeks from Thursday 27 November to Tuesday 16 December 2025.
As part of the consultation, we’re keen to hear your views on our plans. If you would like to provide feedback, you can do so by completing our online questionnaire.
Alternatively, you can also tell us your views or ask any questions via email: info@zoneh-sisterconsultation.co.uk
All comments will be reviewed by the project team and considered as we look to finalise our designs and submit a planning application to Manchester City Council.
Come and meet the team
As part of this consultation, we’re holding an in-person drop-in session on Monday 8 December from 4pm to 7pm at Renold Cafe, Renold Building, 32a Altrincham St, Manchester M1 7JR. This will be an opportunity to view more information on the plans, speak to members of the project team, and provide feedback directly.
If you’re unable to attend the event, don’t worry as all the information that will be displayed is available to view by clicking here.
Next steps on potential demolition activity
A planning application to demolish the multi-storey car park and retail units has already been submitted to Manchester City Council and is currently under consideration, with the deadline for determination on 5 December 2025.
Subject to receiving planning approval, demolition activity could start in the new year. Local residents and businesses will be provided with more information before any work begins on site.