The Mancunian Way: 'Not what we need'

George Tapp, a former local councillor and retired electrician, sits in his Salford Red Devils anorak and speaks quietly but with authentic passion.

"Many residents we have spoken to at the community centre do not know where they will go and how they will make ends meet once the shops are closed,” the 75-year-old said. “An oversupply of expensive luxury apartments is not what current and future residents need.

“It will further push up local property prices and rents making housing more unaffordable.”

George, who is Ordsall born-and-bred, is talking about plans to demolish Regent Retail Park at the heart of the district and replace it with 3,300 apartments - including what would be the tallest tower in the country outside London. As the development of Manchester city centre spreads ever outwards, the £1bn project has become the latest frontline in a battle against gentrification.

The stores at risk are cheap and accessible. They include Home Bargains, Poundland, Argos, TK Max, Boots, and three large charity stores as well JD Sports and a gym. Nearby and also potentially at threat is Sainsbury's.

They serve a community where 689 children under the age of 16 live in low-income families - 46 percent of all children in the area. The local child poverty rate is particularly high for older children, rising to 57 percent at age 11 to 15 years, the highest rate in the city.

More than 2,000 residents have signed a petition against plans. All three Labour councillors in the wards also object to the proposals, as does MP Rebecca Long Bailey, who fears it could make the city’s housing crisis worse.

For their part the developers Henley Investment Management, say there will be ample commercial space provided for retailers to return.