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PEEL HOLDINGS TOLD NOT TO INSULT SALFORD PEOPLE’S INTELLIGENCE AT BROADOAK INQUIRY
 

Star date: 20th March 2018

PEEL TRIES TO USE HOMELESSNESS AND AFFORDABLE HOUSING ARGUMENTS IN WORSLEY PLANNING INQUIRY

Peel Holdings was told today that its arguments about homelessness and affordable housing to justify building up to six hundred 'aspirational' homes on the Worsley Greenway was "simply an insult to our intelligence" by Councillor Robin Garrido, representing the RAID residents group.

Today was the last day of the Broadoak Planning Inquiry, where final submissions were made to Planning Inspector, Michael Boniface.

Full details here...


At the Novotel in Worsley this morning, residents in the public gallery laughed at Peel Holdings' attempts to use homelessness and affordable housing in its arguments to justify building up to 600 'aspirational' houses in the Worsley Greenway.

Peel's past attempts to build houses and a marina in the Broadoak area were originally thrown out by Salford City Council, and subsequently, on appeal, by both the Planning Inspector and the then Secretary of State, Eric Pickles.

However, Court of Appeal cases regarding developments in Cheshire East and Suffolk allowed Peel to have the decisions quashed, hence the planning inquiry re-run which has been taking submissions for two weeks, concluding today with the summing up on all sides.

The case centres on Broadoak, the fields on either side on Worsley Road, which are classed as part of 'Worsley Greenway' and protected in Salford Council policy EN2 as "a strategically important green wedge...of great value to the city and local area".

Over the past weeks, residents, civic groups, councillors, the local MP and City Mayor have made representations to the Inquiry stressing the importance of keeping the area intact.

Peel Holdings has now added into the 600 (or 550) house scheme from the original Inquiry, 165 houses it also wants to build in the area that were rejected in the planning stage.

The company argued at the Inquiry that its schemes would "address the clear and compelling need for high quality market housing", would "respond to the chronic shortage of affordable housing in the city" and would provide "important recreational facilities, not least the marina"...

Salford Council's and the residents' case rested on the previous Inspector's decision that overruled the 'housing need' argument in favour of the importance of the Greenway.

Indeed, the Council's QC, Christopher Katkowski, pointed out that even when the Council could not demonstrate a five year supply of housing, Peel's appeal was dismissed on the grounds of protecting the Greenway. Now the Council can demonstrate around ten years of housing supply, the case against Peel is even stronger.

Meanwhile, Peel's extensive arguments about affordable housing were met with derision. In the company's summing up, 'affordable' was mentioned over fifty times by Peel's QC, Martin Kingston.

However, it was explained by the Council's QC that, with Salford needing 760 affordable homes to be built every year, Peel's offer of between 50 and 180 affordable homes, built over two years, had a minor relevance in citywide terms. In any case, he added, the housing mix itself wasn't an issue within this Inquiry.

Peel's witness, a Mr Stacey, had earlier brought growing homelessness and lack of cheap rents into the equation, but even he had admitted that the so-called 'affordable homes' would not be occupied by homeless people or those looking for cheap rents.

Indeed, in summing up, Councillor Robin Garrido, representing the RAID residents group, added: "To suggest that the proposed developments will make any meaningful contribution to tackling homelessness or improving health is simply an insult to our intelligence".

Instead, Garrido concentrated on traffic, air quality, the lack of services, particularly GPs, and the need for the Greenway, even ending with a poem written by a resident, beginning with the lines... "The leafy glades in Worsley Woods/Provide a needed lung/Of greenery and open space/For both the old and young..."

Essentially the judgement, like it did last time, will centre on the importance of the Broadoak environment. Salford Council is intending to further protect this area by designating it as Green Belt and Local Green Space in its future planning policies, although it has come too late for this planning application.

Meanwhile, as Salford Council's QC said in his summing up, "If the planning system cannot defend against this audacious grab of Greenway it would be very difficult indeed to draw the line elsewhere..."

The Broadoak Inquiry has now concluded in public, with a site visit by the Inspector tomorrow...


For more background see previous Salford Star articles...

Salford Council Battle With Peel Holdings Begins Again – click here

Peel Holdings Applies To Build in Proposed Green Belt – click here

Peel Holdings Refused Planning for Broadoak – click here

Peel Holdings Worsley Plans Slammed By Residents – click here

Peel Holdings Wins Excellence in Wrecking Salford Award - click here

Mike Corless wrote
at 21:52:22 on 22 March 2018
In response to Wrote - Not a supporter of Peel but need to point out that John Whittaker who created Peel made several acute purchases in the 70's and 80's such as the Manchester Ship Canal Company which came with the Bridgewater Canal and Bridgewater Estates and more recently Hulton Park at Westhoughton. Bridgewater Estates came with great swathes of land, particularly in Astley, Walkden, Worsley and Boothstown, They have gone on to buy up property either side of the River Mersey in Birkenhead and Liverpool and are creating 'The Atlantic Gateway' project which includes the Port Salford scheme. Boysnope Golf Course and the Worsley Garden Centre were recent purchases from private owners. I am not aware that Salford Council have actually sold any land to Peel. Phil is correct they are immensely powerful with plenty of financial clought but hopefully they get the knock back on the Broadoak Park scheme.
 
Phil wrote
at 21:52:08 on 22 March 2018
Wrote, what you fail to understand is that Peel Holdings are too big for SCC to dance with. If the Council try enforcing things on Peel, in order to raise money, if Peel wanted, they could in all probability, bankrupt the Council via a process of costly court action. It wouldn't really cost Peel much, as their lawyers are in house. The potential litigation could run for years and years. Salford City Council's lawyers would try their best but we be totally outclassed. Also it would be a little bit like a game of high stakes poker. Peel would be able to keep raising as they have a bottomless pit of money, the Council don't. This is why the Council have to pussyfoot around Peel. They are simply out of their depth.
 
wrote
at 09:03:10 on 22 March 2018
yes Phil tell us why Labour allowed Peel all the land what made them billions of pounds. Time to check all the agreements in a public audit. Who signed what. Check every dot and dash. The need for a Donnygate scrutiny perhaps to clear the air. What is needed in Salford is someone able to steer public transparency. Can you suggest someone fitted with guts able to take on Peel.
 
Back to the people wrote
at 18:33:07 on 21 March 2018
So I take it Felsey will be moving back to HIS Doncaster and letting a native of Salford benefit. Where does Felsey live? Where did all the development in Salford start? Was it Salford Quays by any chance?
 
short term memory loss wrote
at 16:18:38 on 21 March 2018
short-term memory loss, the bridge, the fracking, same in Liverpool. They offshore all the profits and get millions of the public money. Shameful family.
 
Phil wrote
at 16:18:32 on 21 March 2018
What commentorss need to understand about Peel is that they are phenomenally powerful. They have assets worth many billions of pounds. The people at the council are in a different league when they attempt to deal with them. Peel have the best lawyers, the best financial advisors ... The council, regrettably, don't. As a result the council are always going to come off second best, and can only ever really appeal to Peel's better nature, and sadly, Peel don't have have one of those.
 
Felsey wrote
at 10:29:56 on 21 March 2018
I do not want to insult the intelligence of Peel, but I believe they must pay into Salford Council a percentage of profits made from Salford land values in a claw back levy. This with other financial measures can give a £6800 cash boost to each home in Salford. I say reject every local plan by giving the decisions to local legal appointed Citizens Courts, give £6800 to each Salford home and use the sale of our Manchester and Stanstead Airport shares to meet the needs to local people. Give Salford back to its people. My week of reflection has given me clarity on these alternatives.
 
Mary ferrer wrote
at 06:12:58 on 21 March 2018
We should be used to having our intelligent being questioned. Our council are doing it on a regular basis.they have had good teachers Peel.if you get in bed with the devil you pick up some of their ways.And as for the Garridos,only find their voice when it's in their back garden.where are they when Salford Labour council make decision after decision that is not in the best interests of the rest of the city.They are no where,because the rest of us don't count.
 
Diane collins wrote
at 06:12:49 on 21 March 2018
Why is there never an enquiry for green land taken and built on outside of Worsley ? I’ve had flats put at the end of my street and wasn’t consulted on it. neither was the people who’s houses back on to them. Seems like double standards to me. Same old same old “ not in my backyard” but in everybody’s else’s
 
Gareth L wrote
at 21:00:10 on 20 March 2018
It seems to me that Peel thinks that it can do as it wishes. Hopefully the councillors which helped create this monster in Salford will one day be brought to account.
 
Kay Wheeler wrote
at 19:12:26 on 20 March 2018
Its exactly as Councillor Garrido has said such an insult to Salfordians intelligence! Diabolical outragious attempt ofPeel Holdings to blind the residents with the homelessness and lack of affordable housing promises! They should be ashamed of themselves. We need this area as a protected Greenbelt for our future generations of young people so they can have the pleasure of this amazing magnificent area of natural beauty with all its thriving wildlife.
 
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