HOME   ARCHIVE   GALLERY   SHOP   ABOUT US      
 

 
SALFORD CITY COUNCIL FINALLY TO TIGHTEN UP DEVELOPER PLANNING FEE EVASION
 

Star date: 27th October 2016

COCK-EYED COUNCIL POLICY ON DEVELOPER EVASION TO BE CHANGED

After years of Salford Star exposes of developers avoiding and evading their planning obligations, Salford City Council is finally proposing to change its policy, forcing the speculators to provide a minimum of 10% affordable housing, rising to 40% in some areas, for all building schemes of eleven properties or over.

The Council states that this is "in response to changing levels of viability" – ie the reality that developers are making fortunes without giving anything back to the city. Only problem is that the policy change won't come into force until January 2019. Horses, stable doors and bolting come to mind...

Full details here...


Salford Council Area Values
click image to enlarge

Over the last few years, the Salford Star has documented in great detail, not only the loss to the city of an estimated £42million in planning fees, but also the loss of over 1,000 affordable homes that should have been provided by developers as a part of their payback to Salford for throwing up huge blocks of unaffordable apartments and houses*.

Planning fees, or `planning obligations', are payments that developers should be making for things like transport, public realm, open space, education and affordable housing. However, by submitting `viability assessments' showing that their profits won't be big enough if they had to stand by these obligations, developers have managed to avoid and evade them – also thanks, in part, to Salford Council's own re-drawing of `value areas' and obligation scales only a few years ago in its updated Supplementary Planning Document, or SPD.

Graphic tables were drawn up showing how much developers stood to lose - after making over 17% profit of course - if they had to make these payments and provide affordable housing. Salford Council planners obliged by carving the city into areas by `value' – low, mid, high and premium – and tearing up any need for developers to provide affordable housing according to these areas' value.

So, there was no requirement for affordable housing in all high density apartment schemes, except for those in `premium' areas. Neither did developers have to provide any at all in low value areas; and only between 10% and 20% for low density housing schemes in mid, high and premium areas.

Even these guidelines were thwarted by many developers, as they submitted `viability assessments' showing that their profits just wouldn't be high enough if they had to abide. Many of the housing schemes and luxury apartments subsequently sold out before they were even built, despite developers crying that they weren't `viable'.

While some planning panel councillors objected to the lack of fees and affordable housing, applications were invariably passed – and the city lost fortunes in cash and over 1,000 affordable houses which Salford desperately needs. It's been the biggest scandal in the city for years (give or take a Hazel Blears or two and some Salford Reds).

Now, Salford Council is finally admitting that something is horribly wrong. A new draft Local Plan for Salford, which is 250 page document that sets out how the city should develop over the next twenty years has been published, which is set to go out to consultation from November 8th**.

Within the Plan is a section on Planning Obligations which represents a u-turn by the Council on its attitude towards developers...

Whereas previously planning fees were only applicable to developers building 25 or more properties, this is to change to eleven or more properties. Proposals also state that all high density apartment blocks should have to provide 10% affordable housing***

"There is clear evidence that the high density apartment market is very successful in Salford" states the Plan, understating what everyone in the city already knows, adding that "it is anticipated that there will increasingly be the potential to deliver affordable housing as part of such schemes".

Meanwhile, housing schemes in high value areas should provide a 40% proportion of affordable properties and 20% in mid density apartment schemes, the Plan states, while in premium areas and those nicked from the green belt (see here) 40% of housing and 25% of mid density apartments should be turned over to affordable housing. In mid to high value areas, it's 25% of housing and 10% of mid density apartments; and low, mid to low and mid value areas it's 10% affordable housing for everything.

The Council states that this is all "in response to changing levels of viability" ie developers taking the piss out of the city and cleaning up with their profits.

The community shouldn't get too excited, however. There are loopholes all over the place, and the Plan merely states "All developments should contribute to the delivery of affordable housing as far as practicable". However it is a start...

...Except that the Local Plan doesn't come into effect until 2019 – by which time there will be no valuable scrap of land left that isn't developed, or has planning permission, particularly around the Manchester border. The profit jockeys will have well bolted by then...


***The term `affordable' housing is misleading these days, covering social rent, the more expensive `affordable rent' and `intermediate' properties, which are basically houses and flats bought via various help schemes. All the `affordable housing' in high density apartments is intermediate.

** For further details on the full draft Salford Local Plan –  click here

*For Salford Star articles on related issues see...

Salford Star print issue 10 – The Salford Planning Scandal – for electronic version click here and for an update on the £42million scandal - click here

Salford Council Enshrines Huge Developer Profits into Planning Process – click here

Salford Council Gives City To Developers – click here

See also around fifty articles on specific planning applications – use the Archive button or search engine on the Star front page.

For the dire state of Salford's Affordable Housing - see here

Michael James Felse wrote
at 4:13:17 AM on Friday, October 28, 2016
You are correct SalfordLad. If someone has a business or property in Salford they do not have to be living here to be a Councillor. I could stand in Nottingham, Yorkshire, Derbyshire, Cumbria or in five parts of Manchester but I prefer to think of Salford as the best. I do however think any MP should have to live in the area they represent because of big decisions they have to make that rule our futures. Has any MP condemned destroying the Green Belt land of Salford for instance?
 
Salford lad wrote
at 11:09:56 PM on Thursday, October 27, 2016
Manchester is expanding into Salford as there is no cheap available land south of Manchester City. Ultimately Salford which is already a sattelite of Manchester will cease to exist as we know it. Devomax will rein us in and pull the strings. The Councillors have for several years sold their souls, some don't even reside within the Salford boundaries.
 
Please enter your comment below:
 
 
 
Salford Star Hoodies
Salford Star contact
Deli Lama
advertisement
 
Contact us
phone: 07957 982960
Facebook       Twitter
 
 
Recent comments
article: NEW CLADDING FOR SALFORD TOWER BLOCKS IN MARCH SAYS DEPUTY MAYOR
Reading Kevin if he is Salford Labour member he is in the wrong party. Makes me realise what is wrong with the local Labour lot. I... [more]
article: ‘ETHICAL’ AVIVA TRIES TO EVICT NEW MANCHESTER HOMELESS SQUAT
The lying piece of crap, they were street homeless getting warmth and shelter and were discarded like rubbish by the police!! . Th... [more]
article: CONTROVERSIAL SALFORD CHARITY TO BRING IN INDEPENDENT MEDIATOR
Local Councillor for Charlestown just listen to the community who voted for you and support them as they supported you.... [more]
article: NEW CLADDING FOR SALFORD TOWER BLOCKS IN MARCH SAYS DEPUTY MAYOR
This year, Old Felsey will be demanding and urging. He will change the party he supports on at least a monthly basis. He will stan... [more]
article: NEW CLADDING FOR SALFORD TOWER BLOCKS IN MARCH SAYS DEPUTY MAYOR
I haven’t seen anything that would make me vote for Mr Felse, especially with regards to this. How does asking Mr Merry to give £5... [more]
 
 
 
 
 
Days
Hours
Minutes
Seconds
 
 
 

Donate

Help the Salford Star...

all donations welcome

 
 

More articles...

SALFORD COUNCIL RUNNING FIRST AID FOR DOGS AFTER £1.6MILLION CUT TO HEALTH IMPROVEMENT

Star date: 19th January 2018 

DOGS FIRST AID COURSE AFTER HUMAN GROUPS CUT

"An insult to the people of Salford..."

Salford City Council is using its Health Improvement Team to run First Aid For Dogs courses, after slashing £1.6million from its budget which helped improve the lives of humans.

The courses, run in conjunction with the PDSA, cover doggy bloat, doggy bandaging and resuscitating doggies... "It's an insult to the people of Salford that managers are putting the health of dogs before the health of people" says one resident affected by the Health Improvement cuts.

Full details here...

‘ETHICAL’ AVIVA TRIES TO EVICT NEW MANCHESTER HOMELESS SQUAT

Star date: 18th January 2018

MANCHESTER COUNCIL SAYS 17 HOMELESS PEOPLE 'WOULD NOT BE INTERESTED IN RELOCATION BECAUSE THEY ARE ACTIVISTS'

After the brutal eviction of 17 homeless people from occupied offices above BetFred in Manchester centre on Monday morning, they have taken refuge in a new building on King Street owned by Aviva Investors Pensions Ltd. Tomorrow, the company is taking the homeless people to court to face further eviction, despite its 'social purpose' statement that "one of our values is to 'care more'"...

Meanwhile, the homeless people are furious about a statement purportedly made by Manchester City Council on the court papers that "they would not be interested in arranging any relocation because they are activists"...

Full details here...

91% OF SALFORD UNIVERSAL CREDIT CLAIMANTS IN ARREARS WITH CITY WEST

Star date: 18th January 2018

HUGE INCREASE IN SALFORD RENT ARREARS DUE TO UNIVERSAL CREDIT

91.3% of City West tenants claiming Universal Credit are currently in arrears with their rent payments, compared to 42.3% of tenants in arrears who are not claiming Universal Credit.

Relating the figures to yesterday's full meeting of Salford Council, City Mayor Paul Dennett added that there was "a clear correlation between the introduction of Universal Credit and increased use of collection orders.

Full details here...

NEW CLADDING FOR SALFORD TOWER BLOCKS IN MARCH SAYS DEPUTY MAYOR

Star date: 17th January 2018

PENDLETON BLOCKS WILL HAVE NEW CLADDING IN MARCH

At today's full meeting of Salford City Council, Deputy Mayor, John Merry, said he was "fairly confident" that new cladding will be put on the nine Pendleton tower blocks, beginning in March. He added that residents' safety had been put "top of the list...I don't think anyone can complain".

John Merry disclosed that documentation relating to cladding on blocks owned by Salix and City West had been sent to councillors, although nothing has been published for the public. He added that a report into how the dangerous cladding was put onto the blocks in the first place will soon be available.

Full details here...

SALFORD HOMELESSNESS CONFERENCE EXCLUDES HOMELESS AT OVER £325 PER TICKET

Star date: 16th January 2018

SALFORD UNIVERSITY CONFERENCE PROMISES 'UNIQUE INSIGHT INTO CAUSES OF HOMELESSNESS' – WITH NO HOMELESS PEOPLE PRESENT

A University of Salford conference which promises to "provide unique insights into the underlying causes and potential solutions to the homelessness crisis" is charging £325+VAT per ticket, thus excluding not only the homeless but also grass roots housing organisations.

One of the speakers is Salford City Mayor, Paul Dennett, while a panel will ask 'How can we most effectively improve services to vulnerable homeless households and individuals?'...without any 'vulnerable homeless' people there to share their views.

Full details here...

 



written and produced by Salfordians for Salfordians
with attitude and love xxx