Room Piccadilly, Lamington Group, p planning docs

The scheme would feature a museum aimed at raising awareness of environmental issues and impacts. Credit: via planning documents

Lamington presses ahead with 32-storey Manchester hotel 

The 251-bedroom hotel, billed by the developer as the UK’s first net zero tower, would be built next to the long-vacant grade two-listed Union Bank Building. 

Lamington Group has submitted a planning application for the 32-storey tower having revealed its plans for the site in spring. 

The scheme, which has a GDV of £90m, is aiming to be “the country’s first net zero tower”, according to the developer.  

The hotel’s operator Room2 – part of Lamington Group – has previous when it comes to sustainable hotels. Its Chiswick venue is billed as the “world’s first fully whole life net zero hotel”, according to a planning statement by Avison Young. 

The team behind the Manchester project is aiming for an embodied carbon level of less than 500kgCO2e/m2. 

As well as the tower, which features an angled glass canopy roof, the adjoining grade two-listed Union Bank Building will be converted into hotel rooms. 

Room hotel , Lamington, p.consultation documents

The scheme includes the redevelopment of the listed Union Bank building. Credit: via planning documents

Designed by Bennetts Associates, the development, located at 12-16 Piccadilly, will also feature several publicly accessible spaces.  

These include a 130-cover rooftop restaurant and a net zero lifestyle museum aimed at providing information on environmental issues and impacts. 

Avison Young is advising Lamington Group on planning. Planit, Waterman, and Price & Myers make up the project team. 

To learn more about the scheme, search for reference number 137794/FO/2023 on Manchester City Council’s planning portal. 

Lamington acquired the site last September after several failed attempts to redevelop it.  

The plot has an extant planning permission for 22-storey tower proposed by Japanese hotel group Toyoko, from whom Lamington bought the plot.  

Lamington is a family-owned developer based in London. 

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Love the top!!

By Tom

Does everyone remember the old versions of the St Michael’s Tower by Make . . .

By Allergic to Squirrels

Looks good, fills a void and saves the Union Bank building. However it does need to be the highest quality materials and the lower part should be the same height at the current building, the same materials would be even better.

By GetItBuilt!


By Anonymous

I like this….love the way it looks at street level as it blends fairly well with the building next to it. As for the remainder of the tower; I love that too. It’s nice to see something different from the usual rectangular box we get in Manchester.

By Manc Man

Nice design made better by the use of the old Union Bank building next door. Also it’s not a flat top!

By Simon

Love it. The tower has character, green credentials and restoring a historic building – full marks!

By Anthony

It looks a great building but it won’t happen, we’ve seen this all before on this site


This looks lovely

By We're just Normal men

Zero chance this gets built

By KatieT

DH or should I say Katie. One day you’ll say something positive on this site. This is a great design. Stop always being so negative about everything. Also this is Manchester so it will be built!

By Cal

Well that seems to have universal acclaim except for the usual moaning Minnie’s. My only slight moan would be they should build two of them and put one on top of the other…you can see where I’m going with this. However a nice little 32 story here would be a great addition if they keep the quality.


Ridiculously over-scaled. Completely inappropriate design but this is what you get when you have a lax approach to planning

By Anonymous

Looks great, 32 stories is fine but more wouldn’t go amiss

By Anonymous

Splendid addition to Manchester, I wonder why DH thinks it won’t be built? Inside information or just natural pessimism? Even Cal was positive now and again. This is the ideal location too.

By Anonymous

one of the best towers i’ve seen proposed, once again hats off to manchester!

By Anonymous

Agree this looks more like a way to bump up the value of the site by another company no one has heard of, before passing it on, again.
Although with added greenwashing – skyscrapers are always more energy-intensive both in construction and operation, whatever else they have going for them, so every possible trick would need to be used if even possible to account for the carbon.

By Rotringer

Waldorf will have to up it’s game for the new neighbours

By John


By Jeff Blair

Would be fantastic to see some life in and around the Union Bank – my only aside, I wouldn’t have the best impression of Manc. if I were heading back to my hotel room by Picc. Gardens…!

By Anonymous

It’s better than nothing. Not a great design. They should raise to the ground the awful orange cladded buildings built in the 90s just next.

By John

Brilliant design, pass it, keep the quality and it will be one more great asset to the city. Renaker , we love you and all that but this is what a sloping top looks like. This or a pointy one for your next 70 plus story would be just dandy.

By Rob

Ok it has a pent roof, a tad more interesting than a standard flat top, but for a building that could be standing there for 150 years, un
imaginative. Nothing has been learned since New York’s Chrysler building and others of the 1930’s era. Come on mega developers, inject some flair into the design of these ambitious structures, because they will be on out sky lines for a long time.

By Anonymous

Is Giant Skyscraper Fan out of office?

By Tom

Personally, i would rather they completely glaze over exposed trees at the top so that its totally indoors. Apart from that small detail, its good to see something different.

By MrP

@Tom don’t worry I am now here to pass judgment. 32 stories feels too small for a prime city centre site like this, I would have liked to have seen 50 here

By Giant Skyscraper Fan

Finally something that looks good. Id much rather have something of this design quality any day over the oppressive blank face of deansgate square cluster.

By Clag

Some character….hopefully more will take on the challenge to push MCR’s design bar….get it built

By cheggers

More of the same dreary build.

By Anonymous

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