The Expansion of Manchester’s Commuter Towns

In part two of the discussion, the question moved from city‑centre towers to the expansion of inner-city destinations and the fast‑growing commuter towns that ring Greater Manchester. What role should government regulation play in guiding sustainable expansion? What infrastructure is essential to ensure new developments stand the test of time?

Connection is key

“Manchester has expanded to include superb ‘destination’ areas but they are all disconnected, and in order to get from one to another there is all this space in-between that is not connected – and in some cases, unsafe. We have to think about how they actually connect together.”

– Dr Catalina Ionita, Senior Architect – Chapman Taylor

Mid‑century viaduct arches, severed towpaths and busy radial roads leave fantastic destinations such as Mayfield Park, New Islington and MediaCity feeling like isolated islands. But who pays for ‘in‑between’ space?

Participants pushed back on the idea that public funds alone should bankroll public realm. Section 106 and Community Infrastructure Levy were seen as blunt tools. Suggestions floated included:

1.     Putting more responsibility on developers.

“The onus needs to come from the developers rather than just plonking whatever it is they are building there. If they want it to be part of the skyline, then they need to make sure it fits within the environment as well.”

– Lee Welshman, Project Development Manager – Polypipe Building Services.

2.     Cross-organisation collaboration/funding.

“We should be thinking about how we work across organisations, and how to gain funding from different sectors in different organisations.”

– Gareth Field (He/Him), RISE Learning and Development Operational Lead and Sustainable Communities Team Senior Consultant – Turner & Townsend.

3.     Putting place-making high on the agenda.

“If we prove place as one of the elements of a planning application, we have to prove that the occupants of these spaces can walk within 20 minutes and get to schools, shops, work spaces etc. The developers need to be forced to solve these issues. Planners need to really step up to the plate and start to push that.”

– Samantha McCabe, Passive House Lead UK, WSP & Sustainable Buildings Lead Scotland WSP.

The need for more green space

As Manchester’s skyline grows taller, its ground-level greenery is shrinking.

“The last time I went up a tall building here, the thing that really struck me was the lack of green space. There’s almost none for three or four miles of the city centre.”

– Jamie Ratcliff, Deputy Chair – The Housing Forum.

Compared to other European cities, the city centre lags in accessible green space per resident, leaving office workers and residents with limited access to shade, air purification, or a quiet place to unwind. Attendees want to see the industry:

• Prioritising usable green – space where people actually want to spend time. Lawns, pocket parks, community growing plots, over decorative landscaping as a tick box exercise.
• Embedding green infrastructure into planning policy – every major development should deliver functional ecological value on-site or within walking distance.
• Reclaiming redundant road space – from surface car parks to underused verges, every m² counts in the drive to green the grid.

With tools like modular blue–green roof systems and integrated SuDS solutions, developers can turn even constrained plots into part of a living, breathing network of green.

Finding the viability sweet‑spot

Every building regulation and sustainably target is adding further layers to what is viable, with tightening budgets and often unrealistic/deliverable timeframes. For example;

• Biodiversity Net Gain – applauded in principle, but city‑centre plots struggle to deliver onsite habitat. Off‑setting 20 miles away does little for residents. Swap tick‑box BNG for a system that ranks habitat and social value.

“It is the planners who need to drive the biodiversity net gains. There has been a transformation for Scotland because it’s coming through as a regulation from the planners. It’s them who have to force developers to spend a certain part of their budget on it, and make sure they deliver.”

– Samantha McCabe, Passive House Lead UK, WSP & Sustainable Buildings Lead Scotland WSP.

• Swift Bricks & Homes for Nature – well‑meant pledges, yet examples were shared where commitments remain undelivered.

“About three months ago, Sheffield University did a study on 150 developments, where Homes for Nature had been signed up to – 70% of the commitments hadn’t been fulfilled.”

– Gareth Wright, Sales Director – Manthorpe Building Products.

The general consensus was that planning must move from rule‑stacking toward outcome-led briefs that let teams trade metrics (e.g., carbon vs. habitat) while keeping overall public benefit constant.

The case for a cohesive Greater Manchester growth strategy

As cranes rise and planning applications multiply across Manchester and its suburbs, a central theme emerged in the roundtable discussion: growth without coordination risks delivering disconnected places, strained infrastructure and missed opportunities for climate resilience.

“There’s no strategy at local level in Manchester, to deliver the best enhancements to the locality. It’s all assessed on a site-by-site basis.”

– Ben Townend, Design & Technical Lead – Great Places Housing Group.

Attendees called for:

• A city region-wide spatial strategy with clear growth zones, infrastructure investment and environmental goals.
• Devolved powers that let local councils capture land value and reinvest in public realm, transit and SuDS.
• Early collaboration with all involved to ensure the best outcomes

“There’s often a chasm between specialist contractors and architects, where the contractor is in the middle, thereby the architects and design team miss out on early conversations. Whereas if we’re able to resolve any challenges or issues at the early design stages, then in theory, you have more time to deliver efficiently.”

– Nicola Phiri, Project Architect – DB3 Group.

As participants stressed, Manchester’s next chapter isn’t just about what gets built, it’s about how and where it gets built, and whether that growth delivers lasting value for every community.

Looking beyond the city centre

With demand for housing and infrastructure rising fast, Greater Manchester’s commuter towns are no longer just spillover zones; they are pivotal players in the city-region’s growth story. But how do we make it happen? The group discussed:

• Strategic densification: Town centre infill, brownfield redevelopment, and mid-rise living can help meet demand without losing local identity or overburdening the green belt.
• Infrastructure development is vital: Proximity to Metrolink, rail, and bus routes will make these hubs ideal for low-car, high-access living, allowing people to live in the suburbs and easily commute into the city centre.
• Place-based investment: Growth must come with high streets, green spaces, schools, and digital infrastructure – not just homes.

“I think Manchester is probably at saturation point. Places such as Stockport, Rochdale and Oldham have a greater part to play. A one bedroom flat in Manchester costs £300,000. That is not going to solve the housing crisis. The same structure in Oldham is £140,000.”

– Chris Smith, Head of New Build – Polypipe Building Products.

Oldham’s mills, Stockport’s viaduct district, and Ashton’s canals, all offer heritage-led regeneration opportunities, if backed by joined-up planning and public-private collaboration. Devolving funding and decision-making to the local level, while retaining alignment through a central regional strategy, was seen as key.

Manchester’s growth isn’t just about what happens in the city; it’s about building a wider ecosystem where each town adds to the resilience, sustainability, and character of the region as a whole.

“Reinforcing the importance of these peripheral old mill towns, and ensuring that they develop, will make Manchester stronger in my view.”

– Charles Lucas FRICS, Group New Business Director – Centrick

From talk to action – how Polypipe Building Products can help

Whether you’re re‑imagining a Victorian mill or stacking a 25‑storey tower, robust, low‑carbon water management underpins long‑term value and compliance.

From performance‑modelled drainage stacks for MMC and traditional builds, to geo‑cellular storm‑water tanks that slot beneath new roads, Polypipe Building Products can partner with design teams from day one to help build a sustainable solution for your project.

To continue the conversation, reach out to our technical team for project-specific guidance or CPD sessions that dig deeper into the solutions discussed above via technical.training@polypipe.com.