GALLERY | Latest look at Manchester’s Rylands
Gearing up for phased openings starting later this year, investor AM ALPHA and contractor Domis Construction took Place North West on a tour of the grade two-listed building – and shared the final CGIs showing its future.
After years of being emptied out behind hoardings, Rylands on Market Street in Manchester is slowly, but surely, coming back to life.
Scroll down to the bottom of this article for a gallery of CGIs of Rylands
2025 saw a flurry of activity inside the 500,000 sq ft former Debenhams department store as Domis’ team raced from the roof to the building’s basement: drilling, excavating, piling, and putting everything in place to strengthen the historic structure, readying it for its 40,000 sq ft, four-storey rooftop extension. As a result, work on the cores finished in November, months ahead of schedule.
The iconic clock made its return after a much-needed refurbishment. A new sign was illuminated. Change is happening, and it is clear from the street.
Continuing the momentum, steelwork has already started to be installed on the roof. Fit-outs of the heritage spaces will commence around Easter.
“2025 has been a success – but wait to see what we do in 2026,” said Paul Hodgkiss, senior project manager at AM ALPHA, in December.
The Rylands roof in December 2025. Credit: PNW
Hodgkiss’s passion for the building is practically tangible. His pride in the work is clear and mirrored in the Domis team.
Hodgkiss praised Domis’ attention to detail, professionalism, and keenness to go above and beyond when it comes to delivery. He noted that he was often asked what else the team could be working on, so different elements of the project are being delivered simultaneously rather than one after another.
No detail is too small to capture Hodgkiss’s attention. As he walked around the building, he stepped into a prototype showroom set up by the contractor. The marble panelling, he mused, is perhaps too much. Over at one of the historic stairways, he noted how they have had issues finding tile replacements, with some hues deemed just a touch “too tangerine-y”.
There is care to be taken here, and Hodgkiss is aware of the responsibility he has taken on when it comes to restoring Rylands.
This, he said, is “Manchester’s building”.
When asked if he ever wished he was overseeing a demolition and new build on the site rather than a restoration, he responds with a sharp, borderline-horrified, “never.”
“I can’t understand how anyone would want to take a building down that’s got soul,” he said. “This building has lived.”
Later, he showed a stripped-back column, highlighting the marks of builder’s notes. These were, he said, being seen for the first time in nearly a hundred years. Soon, they will return to obscurity, covered up and not to be seen for another century. Working on Rylands was a bit like time-travelling, with chances to encounter the past at every step.
Historic elements in the building include some of the stained glass elements of the windows. Credit: PNW
The historical element of the building has brought its challenges. Plant from when the building was constructed in 1932 was still present, as were its subsequent replacements and their replacements and so on. Asbestos had to be removed. The building, of course, had to be strengthened.
It also had to be designed to achieve modern-day sustainability ambitions. AM ALPHA is targeting a BREEAM rating of Excellent and NABERS five-star accreditation for the building.
Gary Lewis, senior project manager at Domis, described the project as “Tetris on a giant scale”. He also contended that it was unlike any other building he had worked on in his 20+ year career.
It means more to him than just a job. Manchester-born and bred, Lewis had memories of walking by this building all his life.
For him, it’s a symbol of Manchester and working on its revival is borderline civic duty.
“It’s good to play my small part in it,” he said.
Expect to see the phased opening of the building begin towards the end of this year. Credit: PNW
Hodgkiss pointed out that the project has already made an impact on its city to the tune of more than £10m through its construction and conservation programme.
“Even before we open the doors of this building, the investment into Manchester is huge,” he said.
And once it does open, it will hopefully bring in a series of new occupiers. JLL and OBI are the joint agents for the 300,600 sq ft of offices at Rylands, while Barker Proudlove is charged with finding tenants for the 36,700 sq ft of ground-floor retail.
A first tenant has already been found – London-based food hall Market Place will be making its Northern debut at the complex, having signed a 15-year lease for 14,000 sq ft last summer.
Rylands’ revival was designed by Jeffrey Bell + Co for AM ALPHA, which acquired the building in 2017 for £87m. Planning permission was secured in 2021 and can be found by searching reference 127881/FO/2020 on Manchester City Council’s planning portal.
The project team includes Arcadis, Real Estate Media Marketing, Stephen Levrant Heritage Architecture, Matic Building Services, Woolgar Hunter, Max Fordham, Domis Utilities, NOVO, DFC, Jensen Hughes, BWB, Andrew Jameson, and Deloitte.
Click on any image to launch gallery. All images by JB+CO.
I’m really looking forward to this – it looks like its going to be great.
By Anonymous
Absolutely beautiful classic building and looking forward to it.
By G J Kitchener
Fantastic project. Can’t wait to see this beauty restored and brought back to life.
By Steve
What a beaut’!
I’m really glad theyve set the roof top extension back to preserve the view of the original building.
By Anonymous
That look like a wonderful restoration of a great Manchester landmark. Even though my nostalgia still yearns for a department store, reality says those days are gone. I still remember it as Pauldens with the ‘Gentleman’s outfitter’ Horne Bros at the side where we’d get our school uniforms as well.
By Anonymous
Anonymous at 12.31pm – lovely to hear a bit more about the history of the building – can Place NW add any more detail and timelines.
By Lizzy Baggot
This is brilliant news.
Congratulations to all involved.
Very much looking forward to the phased opening.
By Niall Power
Can’t wait for this to open. Fantastic project. Lovely to hear about the time and efforts being taken to preserve and enhance this iconic building.
By Anonymous
Lizzy, there’s a lot of pictures of the Rylands building ( not to be confused with John Rylands library another Manchester landmark in various Facebook groups. Also the wonderful treasure of the MMU archive. I remember Horne brothers in the 60’s and 70’ being on the Tib st entrance, that whole area was a Mecca for kids uniforms , shoes etc as the Army and Navy stores around there were one of the places us poor kids on Free dinners could go to get school outfits . Being dressed as a Japanese admiral for the first two years at St Greg’s was definitely sub optimal but my memories of Pauldens..shortly after to become Debenhams, are strangely and delightfully rose tinted.
By Anonymous