No, it's not April 1st yet, but the massive 157 acre site for the proposed RHS Bridgewater Garden in Worsley is actually an "inappropriate development" within the city's Green Belt according to a report by Salford City planning officers which will be considered by councillors next week.
The proposal for the site, situated in the grounds of the former Worsley New Hall, includes a masterplan on how the Garden will be developed over the next ten to fifteen years for which the scheme is looking for outline planning permission.
Detailed planning permission is also being sought for the construction of a new Welcome Building with associated landscaping and a new lake, car and coach parking, a junction and access road, and service yards and roads.
The work is classed by officers as "inappropriate development" within the Green Belt, and while work such as restoration of the walled garden, the service yard and lakes are seen as allowed exceptions, developments including the Welcome Building, car parking and access works, the lakeside restaurant, glasshouse and parts of the perimeter fence "do not fall under the exceptions and would not maintain the openness of the Green Belt" states the officers' report.
"Considering the RHS Bridgewater proposals as a whole, the development is considered to be inappropriate development in the Green Belt which, by definition, is harmful to the Green Belt (NPPF paragraph 87)" the report explains, adding that it "would introduce a significant level of new development to the site."
However, the officers go on to explain the 'special circumstances' which should allow such development... 'Improvements to the local natural and historic environment'; 'Improving the tourism offer locally and regionally'; 'Benefits of the proposed development to the local and regional economy' (creating 'up to 326 direct and indirect jobs' by 2029); `Enrichment of the RHS's education agenda and community involvement' and 'Improving health and well-being'...
The case for building the Garden within the Green Belt concludes... "The City Council considers the proposed development to be of strategic significance not only to Salford but to the North West of England... On this basis, and in light of the benefits outlined by the applicant, it is considered that the case for very special circumstances to justify granting planning permission for inappropriate development in the Green Belt has been made."
Meanwhile, parts of the proposed Garden are a Site of Biological Interest (SBI)... "The proposed development would result in the removal of trees within Middle Wood and the provision of public access into the SBI" states the officers' report "...The illustrative masterplan for the site indicates that there would be some potentially harmful impacts on the SBI arising from the development, including tree thinning and opening up the woodland to large numbers of visitors..."
They add, however, that "Greater Manchester Ecology Unit (GMEU) has reviewed the report submitted by the applicant and has advised that overall the impact of the proposed development on the SBI are viewed as potentially positive for wildlife..."
There are also five active bat roosts on the site, for which the developer will possibly be applying for a bat mitigation licence, and evidence of use of the site by badgers, which might involve a badger Method Statement to ensure they are not harmed.
Meanwhile the "woodland within the site contains a large number of breeding common birds" and it is recommended that "all vegetation clearance and tree removal should be undertaken outside of bird breeding season"...
The report adds that while the RHS intends to "retain as many old, historic or veteran trees as possible within the wider landscape...It would be necessary to remove a significant number of trees from the site..."
The RHS hopes to mitigate this by a "significant amount of tree planting and improved tree management and ultimately greater diversity in terms of species and age range across the entire site over time".
The Council has had 24 objections to the proposals, and 34 letters of support. Objections include loss of trees on the site, loss of greenspace and inappropriate development on Green Belt land.
Some residents, together with Councillors Clarkson, Compton and Robin Garrido have 'strong reservations regarding the transport proposals for the development'... "The development will increase traffic congestion, Leigh Road is already congested at rush hour, the area cannot cope with any further increase in traffic..." wrote one resident.
The Council's Planning Panel is expected to rubber stamp the application next week.
* Salford City Council agreed to subsidise the Garden in December 2015 to the tune of £19million, including £9million for Peel Holdings which owns the site. A Council report at the time stated there could be "consequential pressure on the City Council's revenue budget"...
When the finance for the Garden was passed the then Environment Lead Member, Gena Merrett, said "We will get criticism" as she congratulated the Council on having "the political courage to take this forward"...
For full background see previous Salford Star articles...
Salford Council To 'Contribute' £19million to Royal Horticultural Society Garden click here
Salford Council Approves £19million RHS Garden click here
Salford Council Wins Green Fingers award click here
Main graphic, the classic Nature Still Draws A Crowd, by Jamie Reid
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