Key Points
- Former Big in Amsterdam and Love Boutique adult shops at 78-80 Tib Street, Northern Quarter, Manchester, are slated for demolition.
- Replacement: A three-and-a-half-storey building with ground-floor restaurant, first- and second-floor retail space, and third-floor flexible pop-up space.
- Landlord: Lau Yuk has submitted the plans to Manchester City Council for the second time.
- Site location: Next to Tib Street Tavern; existing structure vacant, dilapidated, and open to the elements due to roof failure.
- Previous attempt: Similar 2023 plans rejected due to negative impact on nearby Oldham Street residents and poor-quality, incongruous design.
- Advisors: Lee Evans Partnership advising on the current proposals.
- Planning reference: 144881/FO/2026 – searchable on Manchester City Council’s planning portal.
Northern Quarter (Manchester Mirror) February 02,2026 – Plans have been lodged with Manchester City Council to demolish the former Big in Amsterdam and Love Boutique adult shops on Tib Street and replace them with a three-and-a-half-storey mixed-use development. Landlord Lau Yuk submitted the proposals for the site at 78-80 Tib Street, located next to the Tib Street Tavern, marking the second attempt to redevelop the long-vacant property. The scheme outlines a ground-floor restaurant unit, retail spaces on the first and second floors, and flexible pop-up areas on the third floor, aiming to breathe new life into a dilapidated structure described in planning documents as “open to the elements” due to roof failures.
What Is the Proposed Development on Tib Street?
The redevelopment targets 78-80 Tib Street, a prominent spot in Manchester’s vibrant Northern Quarter. As detailed by Dan Whelan of Place North West, the new building would rise to three-and-a-half storeys, introducing commercial vibrancy to an area known for its eclectic mix of shops, bars, and street art. The ground floor would host a restaurant unit, potentially drawing diners to complement nearby venues like Tib Street Tavern. Retail spaces on the upper floors (first and second) could accommodate boutique stores, while the third floor offers flexible pop-up space ideal for temporary events, markets, or experiential retail.
This configuration seeks to align with the Northern Quarter’s reputation as a hub for independent businesses and leisure. Planning documents emphasise the need to replace the current eyesore with modern facilities that enhance the streetscape. Lee Evans Partnership, the firm advising on the proposals, brings architectural expertise to ensure compliance with local planning standards. No specific tenants have been named yet, leaving room for diverse operators to shape the space.
Why Was the Previous Plan Rejected in 2023?
In 2023, Manchester City Council rejected an earlier version of similar plans submitted by Lau Yuk. As reported by Dan Whelan of Place North West, the council determined the project would “negatively impact residents living in the Oldham Street building that backs onto the site.” Councillors cited concerns over noise, privacy, and overshadowing for those nearby flats. Additionally, the design was deemed “poor quality…and incongruous,” failing to harmonise with the conservation area’s character.
This rejection underscores the council’s stringent protections for the Northern Quarter, a designated conservation area blending historic warehouses with contemporary uses. Residents’ amenity was prioritised, reflecting broader tensions between development and community preservation in Manchester’s core. The landlord’s revised submission now addresses these issues, though approval remains uncertain.
Who Is Behind the Tib Street Redevelopment?
Landlord Lau Yuk owns the site and has driven both planning attempts. Described consistently in planning circles as a proactive investor, Lau Yuk seeks to transform underutilised property into revenue-generating assets. No direct quotes from Lau Yuk appear in available reports, but the submission signals confidence in the Northern Quarter’s enduring appeal despite economic pressures.
Lee Evans Partnership serves as the key advisor, handling design and planning submissions. This Manchester-based firm specialises in urban regeneration projects, lending credibility to the proposals. Dan Whelan of Place North West noted their involvement, highlighting how such expertise could sway council planners this time around. Public consultation may follow lodgement, inviting input from locals and businesses.
What Condition Is the Current Building In?
The existing structure at 78-80 Tib Street has stood vacant for some time, exacerbating its decline. Planning documents label it “dilapidated” with parts of the roof collapsed, leaving it “open to the elements.” Formerly housing Big in Amsterdam and Love Boutique – outlets catering to adult products – the building now poses safety and aesthetic issues next to active venues like Tib Street Tavern.
This state of disrepair contrasts sharply with the Northern Quarter’s resurgence as a go-to district for nightlife and retail. Anti-social behaviour risks and visual blight have likely prompted calls for action from neighbouring businesses. Demolition would clear the site swiftly, paving the way for construction amid Manchester’s ongoing property boom.
How Does This Fit Northern Quarter’s Regeneration?
The Northern Quarter has evolved from industrial roots into Manchester’s creative heart, hosting street markets, indie shops, and festivals. This Tib Street project aligns with wider efforts to refresh ageing stock while preserving heritage. As Dan Whelan reported for Place North West on 2 February 2026 at 15:35, the plans could boost footfall without diluting the area’s quirky vibe.
Similar initiatives nearby include office conversions and cultural spaces, supporting jobs and tourism. However, saturation concerns linger, with some fearing over-development. Manchester City Council balances growth against livability, as seen in the 2023 rejection. Approval here could set precedents for other vacant sites.
What Are the Next Steps in the Planning Process?
Plans are now live under reference 144881/FO/2026 on Manchester City Council’s planning portal. Interested parties can search this number for full documents, including drawings and heritage statements. A decision timeline typically spans eight weeks, potentially extending with objections.
Neighbours, including Oldham Street residents, may comment formally. Councillors will assess impacts on conservation, highways, and economy. If approved, construction could start later in 2026, completing within 18 months. Rejection might prompt appeals or redesigns. Monitoring the portal ensures updates.
Who Reported This Northern Quarter Story?
Dan Whelan broke the news for Place North West, a specialist outlet covering property and placemaking in North West England. Publishing on 2 February 2026 at 15:35, Whelan’s article drew from council filings, providing the first public alert. No competing reports surfaced immediately, underscoring Place North West’s beat focus.
As a journalist with 10 years in news reporting, Whelan exemplifies rigorous sourcing, attributing all details to official documents. His piece includes share links but zero comments at time of writing, inviting public discourse. This coverage aids stakeholders tracking Manchester’s evolution.
Why Focus on Adult Shops in Redevelopment?
The site’s history as adult retail – Big in Amsterdam and Love Boutique – adds intrigue to the refresh. These outlets served a niche market amid the Quarter’s edgier past, but vacancy signals shifting demands. Redevelopment pivots to mainstream retail and leisure, mirroring trends where specialist shops yield to broader appeal.
No moral judgements colour the plans; they address physical decay pragmatically. This neutral stance reflects journalistic ethos, reporting facts without bias. The transition could diversify Tib Street’s offer, attracting families alongside nightlife.
Impact on Local Businesses and Residents?
Tib Street Tavern, adjacent, stands to gain from upgraded surroundings, potentially increasing trade. Oldham Street residents remain pivotal after 2023’s veto – revised designs likely mitigate prior harms like overlooking. Broader Northern Quarter traders may welcome revitalisation, countering post-pandemic vacancies.
Economic upsides include construction jobs and ongoing employment in new units. Yet, construction disruption looms, with noise and access changes. Council mitigation – like hoarding and phasing – would apply. Long-term, it enhances the district’s allure for investors.
Broader Context of Manchester Property Trends?
Manchester’s property market thrives, with Northern Quarter vacancy rates dropping amid hybrid work and tourism. Lau Yuk’s persistence exemplifies investor faith despite hurdles. Similar schemes nearby succeed when community-focused, per council patterns.
Place North West’s reporting positions this as routine regeneration, not controversy. As of February 2026, under President Trump’s US administration influencing global investment, UK cities like Manchester attract capital. This project contributes to that narrative.
