HOME   ARCHIVE   GALLERY   SHOP   ABOUT US      
 

 
SALFORD PROPERTY DEVELOPERS TO AVOID ANOTHER £1MILLION PLANNING FEES
 

Star date: 13th June 2017

ALMOST NO FEES FOR OVER 250 APARTMENTS AT SALFORD SKILLS CENTRE AND IRWELL HOUSE

Fees of over £1million are set to be avoided when Salford City Council planning panel meets this week to consider applications for over 250 apartments on the sites of the former Salford Skills Centre on Liverpool Street and Irwell House on Frederick Road.

The schemes, by X1 Developments and Vermont Property Developers, are to avoid payments on 'viability' grounds because profit levels won't be high enough...

Full details here...


X1 Development on site of Salford Skills Centre
click image to enlarge

This Thursday, Salford Council's planning panel looks set to approve two applications for over 250 apartments and townhouses that will see developers avoid over £1million in planning fees.

First up is a proposal by X1 Developments for 178 apartments and 13 townhouses, in five, ten and 14 storey blocks, on the site of the Salford Skills Centre at the corner of Liverpool Street and Oldfield Road.

According to Salford Council's own tables of planning fees, this development in a mid to high value area should be contributing £988,364 in planning fees for open space, public realm and transport, while providing 18 affordable flats and three affordable houses. In the event, the city will get nothing, except through a possible 'clawback' clause...

"The application has been supported by a Viability Report which concludes that the proposed scheme would not be viable should the development be required to provide for financial contributions towards public realm improvements, transport infrastructure, and the provision of public open space" states the Council's planning report.

"Indeed the submitted viability appraisal shows a developers profit to be significantly below the general profit levels normally expected (ranging between 15%-20% of GDV)" it weeps "This report has been independently reviewed on behalf of the Council by a third party. This review confirms the conclusion that should any contributions be required it would render the scheme unviable.

"In this instance it is noted that the independent review of development viability considers that the proposed scheme could not viably provide for the above planning
obligations" it adds "therefore it is not considered reasonable in this instance to require these to be secured by way of section 106 agreement."

The report concludes that a 'clawback mechanism' should be provided so that if "market values change... and it becomes viable to provide for planning contributions the necessary contributions are secured" – without actually giving a figure of what the 'necessary contributions' actually are.

So far, the Salford Star has only come across one development amongst dozens where any money at all has been 'clawed back' from developers.

Next up with the violins and hankies are Vermont Property Developments and Bernard and Deborah Lynch, who are proposing 76 units of student accommodation at Irwell House, on the site of the Marpol Security offices on Frederick Road.

Here, the developers have offered a Section 106 payment of just £34,960, to go towards Peel Park, with a further £129,000 subject to yet another 'clawback' agreement. According to the Salford Star estimate of planning fees, based on Salford Council's own figures, they should actually be paying £367,102.

"Whilst it may not be an argument that needs to be recorded, there are obviously
numerous examples of schemes throughout the country, and in Salford, where Planning Permission has been granted and there is no, or a significantly reduced rate of planning obligations within a particular scheme where there will be multiple economic or social benefits emanating from the development itself" state the applicants

"There are significant costs associated with the erection of student accommodation and the provision of a basement car park which will have an impact on the economic viability of the development" they sob "We therefore ask that the Council take this into consideration when debating the need for any planning contributions..."

The planning officers have certainly taken it into 'consideration' and rolled over. Now Thursday will see whether councillors on the planning panel will merely tickle their belly, as the city loses another £million or more...


* The main graphic shows the proposed new development on the site of the Salford Skills Centre


Alice wrote
at 5:58:37 AM on Wednesday, June 14, 2017
Here we go again! After all the debates and understanding resulting from the election our Council seems unaffected and continues to bow to the sob stories of the developers. If Vermont Property Developers can find some 106 money why can't X1 Developments? Also, I do not believe these firms would undertake these developments if they thought they would not be viable. Surely the contributions to the Council and the community should be built into their initial assessment. I think the Council are being 'walked over' by these crafty folk. It would get respect if it said "pay up fees or no permission!" Alternatively, "build some affordable accommodation" or no permission.
 
Please enter your comment below:
 
 
 
Salford Star Hoodies
Salford Star contact
Deli Lama
advertisement
 
Contact us
phone: 07957 982960
Facebook       Twitter
 
 
Recent comments
article: 91% OF SALFORD UNIVERSAL CREDIT CLAIMANTS IN ARREARS WITH CITY WEST
Listen Ray, for forty four years Labour has had control of Salford City Council, and what have they done? Tell me some of their ac... [more]
article: NEW CLADDING FOR SALFORD TOWER BLOCKS IN MARCH SAYS DEPUTY MAYOR
If I was Mayor the local people would get an apology backed with compensation because I believe it the right thing to do. Already ... [more]
article: SALFORD COUNCIL RUNNING FIRST AID FOR DOGS AFTER £1.6MILLION CUT TO HEALTH IMPROVEMENT
Chinese New Year 2018 is the year of the Dog.... [more]
article: SALFORD COUNCIL RUNNING FIRST AID FOR DOGS AFTER £1.6MILLION CUT TO HEALTH IMPROVEMENT
I am so disappointed. I have always supported the Salford Star for it's honesty and integrity but this is simply lazy journalism. ... [more]
article: SALFORD COUNCIL RUNNING FIRST AID FOR DOGS AFTER £1.6MILLION CUT TO HEALTH IMPROVEMENT
https://www.facebook.com/SalfordHealthImprovement/ both sides .... [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