Grosvenor, the property company controlled by the Duke of Westminster, has broken ground on a £40m repositioning of The Hive in Manchester’s Northern Quarter, in a move that takes the group’s directly managed flexible workspace model outside London for the first time.
The Lever Street landmark, which extends to 78,000 sq ft, will be reimagined as a destination office building anchored by 25,500 sq ft of flex space and a hospitality-led amenity offer. Ground-floor units fronting Lever Street will house a deli and a restaurant, both run by what Grosvenor describes as “well-known Manchester names”, with a launch pencilled in for autumn 2026.
For Grosvenor’s UK property arm, the project is the most visible test yet of a regional strategy launched in 2020 that now stretches across roughly 500,000 sq ft in Manchester, Birmingham, Bristol and Leeds. The portfolio is currently 90 per cent let, a figure that compares favourably with a regional office market still wrestling with hybrid working and a flight to quality.
The group has appointed x+why, the B Corp-certified workspace operator, to run more than 22,000 sq ft of the flex floors under a management agreement. The deal extends a partnership that began in 2023 at Fivefields, Grosvenor’s social-impact workspace in Victoria, and signals a growing appetite among traditional landlords to plug operating expertise into their own buildings rather than cede space to third-party flex providers on conventional leases.
Interiors will be designed by x+why’s in-house team, whydesign, with a deliberate nod to local craftsmanship. Pieces by Manchester-based furniture designers and artists including Aiden Donovan, Jesse Cracknell, Matt Dennis and Mima Adams will be woven into the scheme, while elements from the fit-out installed by previous tenant The Arts Council are to be repurposed, a small but pointed gesture towards the building’s creative heritage.
The bet on Manchester reflects a wider conviction inside Grosvenor that the city’s office market remains one of the most resilient outside the capital, underpinned by a deep talent pool, inward business migration and a structural shortage of grade-A space. The landlord’s nearby Ship Canal House is, it says, close to full occupancy following a run of new lettings and renewals.
Fergus Evans, office portfolio director at Grosvenor Property UK, said the Hive scheme typified the group’s regional playbook of taking “a prime asset in a great location and repositioning it to meet the evolving needs of today’s occupiers”. He added: “Manchester continues to perform strongly for us, and our investment in The Hive reflects sustained demand for well-located, high-quality offices, particularly from the city’s growing digital and creative economy. Combining x+why’s experience in creating design-led, community-focused workspaces with our approach to active asset management, we are well placed to deliver a distinctive, flexible offer that responds to local demand.”
Rupert Dean, chief executive and co-founder of x+why, said the operator was “delighted to be partnering with Grosvenor again to bring The Hive into its next chapter”. He added: “The Northern Quarter is one of the most exciting and entrepreneurial parts of the UK, and The Hive will reflect that energy, offering a workspace that is not only functional, but inspiring and socially driven.”
For SMEs and scale-ups in Manchester’s digital and creative cluster, the very occupiers Grosvenor and x+why are courting, the arrival of a higher-end, hospitality-led flex product on Lever Street is likely to sharpen competition with established players such as WeWork, Bruntwood and Department, and could nudge headline rents in the Northern Quarter higher when the doors open next autumn.
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Grosvenor takes flex workspace model out of London with £40m bet on Manchester’s Northern Quarter