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PEEL HOLDINGS REFUSED SALFORD PLANNING FOR BROADOAK GREENFIELD SITE
 

Star date: 7th November 2013

PEEL SENT PACKING IN WORSLEY

Salford Council planning panel today refused to hand Peel Holdings subsid, Peel Investments (North) Ltd, and Taylor Wimpey permission to build up to six hundred houses on greenfield land at Broadoak in Worsley.

Residents, who had launched a huge opposition campaign under the RAID banner, cheered and clapped as councillors voted down the application.

Full details here…


The Peel Holdings subsidiary company, Peel Investments (North) Ltd, and Taylor Wimpey today had their application to build six hundred houses on greenfield sites in Broadoak, Worsley, rejected by Salford City Council's planning panel, despite Council planning officers recommending acceptance.

The Salford Suite at the Civic Centre was packed with around one hundred people opposing the plans, who jeered as Peel, firstly, asserted that this was "not an area of outstanding beauty", and then tried to persuade the panel that local residents were in favour of the development by handing out glossy pie charts and screening a vox pop of a few people who had shown an interest in the houses. The company also dangled a marina "which can only be delivered through this development".

Residents, under the RAID campaign banner, objected to Peel's plans on numerous grounds, including traffic and lack of school places, but the most compelling argument was the loss of green space, which won the day with councillors voting on the application.

Undeterred by Peel's veiled threats at the meeting that "unless you begin to make hard decisions on greenfield sites, you will have more applications for the green belt", Councillor Derek Antrobus reiterated the Council's policies and its previous stance on the Worsley Greenway, known as policy EN2

"In the old Worsley plan we decided that this area should be protected and in the UDP [Unitary Development Plan] we protected Worsley Greenway" he explained "The local policy is very clear."

Officers had cited the Government's National Planning Policy Framework (NPPF) brought in by Eric Pickles, the Secretary of State for Communities and Local Government. This hated policy - dubbed `a charter to concrete over the green belt' - makes an assumption in favour of developers, particularly where councils don't have a `local plan' in place setting out housing needs and potential sites.

Salford's `Core Strategy' plan was torn up by planning inspectors after Peel got involved (see here, see here and see here), but Councillor Antrobus agreed with RAID's objection that it would be `premature' to build on a site which would be protected in a new plan, no matter how many new houses had to be built.

"We saved this area knowing what the need for housing will be" he argued "How can we be credible if we suddenly think Eric Pickles knows more about the value of Salford than we do?"

Approving housing on the land, he added, would undermine any future policies which would protect Worsley Greenway. Taking this lead, councillors voted down Peel's plans on the grounds of policy EN2 and `prematurity', much to the joy of campaigners.

"I'm absolutely delighted, more than pleased" said local resident Pauline Williamson "Of all the applications that have happened in our area, going back many years, this one is the one that would alter the area forever. Because Peel and Taylor Wimpey are so powerful and strong I wasn't sure which way it was going to go right up until the moment when they decided.

"Peel are a massive, massive company and they've bought a big tranche of land going right to Liverpool really, and all they are interested in is building on every single bit of land that they own" she added "They really don't think of any other people because it's all money, money, money…that's all they're interested in. And none of their people, including the big cheese himself, lives here so they couldn't care less."

Bill Newham, who is on the RAID committee, emphasised that the campaign against Peel's plans was not a NIMBY protest, and stressed its importance for the whole of Salford.

"It defies all common sense to build on that land" he said "This is a very nice area and we want to keep it as a nice area, not just for the residents of Worsley, it's for everyone in Salford. This had much wider implications for the city."

The campaign, which began with over six hundred residents meeting in a local hall in February this year (see here), has since drawn in residents who were either experts in related fields or who became experts in planning rules in order to fight off one of the richest companies in the North West.

"It takes some strong people to plan things, a lot of hard work and a community spirit; if you don't get together you're just a lone voice" said another RAID campaigner "I've just been to Kent and Rugby and seen all those green areas down there, beautiful countryside. We've got that one small area here and they want to build on it and take everything away. We've got to have some space that's green."

Not in Peel's concrete dreams. The company is expected to appeal the decision…

* See previous Salford Star article - Peel drives concrete mixer through Salford's green sites - click here

* At today's planning meeting councillors also approved plans for up to 140 homes off Green Lane in Eccles by developers Sky Properties and Chester Developments with the support of Investec Bank. The site was formerly earmarked for an incinerator but after this was refused permission in August 2012 (see here) the housing option came to the fore.

Unanymous wrote
at 23:13:04 on 27 March 2014
It appears Peel Holdings are now making attempts to build on the land in the Wardley Area - Again Green Belt Land. Whilst also claiming to set up meetings that all are welcome too, yet most local residents are not notified.
 
Brian F Kirkham wrote
at 00:27:30 on 15 November 2013
Interesting idea from mr felse - falls down on one key element though....Location. The Old Quays falls on the wrong side of the Local Authority Boundary (unless the BC has let Salford/Peel swallow up that land)...Its in Trafford. So if he wishes to offend some more councillors/locals let him cross the bridge and see how far his cheerleading for Peel gets him with Trafford BC.
 
Tony Blair, say's wrote
at 00:27:01 on 15 November 2013
@white, locals have concerns. so do's the rest of salford when we face these type of developments, but our views are ignored by the council when we object, just Worsley seems it is special because it is a affluent area. I think what is missing in Worsley is cheap shops ie pound shops, kabab shops, betting shops, charity shops. We also need cheap social housing in Worsley so the next influx of cheap immigrant labour have some where to live in Worsley, time the affluent in this country suffer some of the problems we at the bottom of the ladder suffer on a day to day basis, labour caused the housing shortage, by allowing mass cheap labour immigration to this country, but the Tories and the affluent never gave a damn because they got cheap labour and forced down the wages of the poorest in the country. I think it only right that the affluent suffer the same problem poor area suffer when it comes to immigration, maybe then the affluent might think twice before coming up with these policies that affect the poorest in society
 
White wrote
at 04:44:37 on 14 November 2013
Tony Blair, say's I think if you take the trouble to study those proposals for that area you'll see that social housing was not what was planned. Peel and Taylor Whimpey are only interested in more up-market housing that brings them a greater profit. And the residents of Worsley and the other nearby areas had justifiable concerns about the pressure the development would bring on already crowded roads and overstretched services.
 
Tony Blair, say's wrote
at 06:01:07 on 13 November 2013
Let worsley experience what the rest of salford has and do's experience when it comes to shite development's. no the people of Worley are more bothered about their property prices and not having social housing near them or the scum that comes with it, maybe the people and Tory councillors of Worsley will be a bit more vocal when this council trash the rest of salford with shite development's. Time for councillor Garrido to start standing up for the rest of salford, instead of the privileged few in salford.
 
Kenneth w mckelvey wrote
at 22:27:42 on 09 November 2013
If Salford Council really care about Salfords green bits why not just make developers build on Salfords Brown field sites first of which their is an extremely large Amount /South Langworthy road is being started at long last when they are going to finish North Langworthy/ It seems to have been going on forever/ They have been playing on there since 1990/ It only took 12 Yrs to build the Little Hulton Estate/If my memory serves me right though the locals got the Race course stopped. So surely houses are a bigger blot on the landscape then a manicured Race Course. So why are the same people not screaming their Protests
 
Bunga Bunga wrote
at 07:31:31 on 09 November 2013
Of course Peel will get their way in the end. The rape of Worsley is inevitable. This sad pretence at democratic process is pathetic.
 
White wrote
at 18:44:06 on 08 November 2013
Mr Felse; I agree that it is excellent news that the planning panel has turned down this proposal but I do fear that this may not be the end of the story. If an appeal is made and it eventually gets as far as Mr Pickles, I would not chance betting against him approving it. As for the suggestion of the company instead building in the Pomana/Cornbrook area I would think that this would not offer the environment that was wanted, where the houses could be advertised and sold as up-market dwellings in a semi-rural picturesque area at prices far from affordable by the majority of Salford’s present residents.
 
Michael Felse wrote
at 12:39:20 on 08 November 2013
Excellent campaign by local people. I congratulate all those residents and pressure groups for winning against the odds to save a greenfield site. I urge Peel and Wimpey not to give up on the building plan but to amend it to an alternative site. I suggest the old Quays (Pomona to Cornbrooke off Chester Road) as the promising canal triangle for 600 new dwellings.
 
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