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SALFORD COUNCIL POLICY ALLOWS DEVELOPER TO AVOID AFFORDABLE HOUSING FOR ALMOST 300 FLATS IN LOWER BROUGHTON
 

Star date: 28th June 2018

OVER 1MILLION AVOIDED BY LOWER BROUGHTON DEVELOPER

"There is no policy requirement for affordable housing on an apartment only scheme in this area" Salford City Council

Salford City Council's appalling planning policy is once again set to help developer Countryside Properties avoid the provision of any affordable housing and Section 106 payments for its proposed six blocks of 299 apartments on Clarence Street in Lower Broughton.

The Salford Star has calculated that the developer should be paying 828,083 in Public Open Space payments alone, never mind affordable housing etc, which brings the loss to the city to well over 1million.

Full details here...


Lower Broughton development
click image to enlarge

Next week, Salford Council planning panel councillors will once again consider a scheme for private rent apartments for which the developer will pay no Section 106 costs nor provide any affordable housing.

At the last planning panel, when councillors questioned developer avoidance on fees and affordable housing they were basically told to shut up by panel chair Councillor Ray Mashiter (see previous Salford Star article click here).

For this latest application by Countryside Properties to build 299 private rent apartments in six blocks on Clarence Street in Lower Broughton, the report by a planning officer makes it absolutely clear that it is Salford City Council policy alone that is driving developer avoidance of affordable housing and Section 106 financial contributions...

"The development proposes apartments only and the site is located within a low/mid value area" it states "As per the Planning Obligations Supplementary Planning Document the scheme does not currently trigger any requirement for planning obligations with regard to Education, Public Realm and Open space and it is not considered that the scheme submitted would require any site specific obligations.

"A number of neighbour representations have raised the issue that the scheme does not include any affordable housing and that this would not comply with council standards" it adds "However it should be noted that there is no policy requirement for affordable housing on an apartment only scheme in this area. Furthermore, as can be seen from the table above, a significant number of affordable units have already been delivered across the wider site."

When this scheme was first submitted to Salford Council in April, the Salford Star reported on the so-called 'significant number of affordable units' that had been 'delivered across the wider site'... Only 17% of new houses and only 20% of new flats in Lower Broughton had been classed as 'affordable', compared to 100% of affordable housing in the area before the 'regeneration' took place.*

Furthermore, Countryside explained in its application about "the key aspiration of the Development Agreement [with Salford City Council] to significantly reduce the proportion of affordable housing"**

The proposal is that the six blocks, ranging from four to six storeys (110 one bed units/189 two bed units/10 three bed units) would be owned and managed by Sigma for private rent.

In the previous article, the Star calculated that Public Open Space payments alone would have amounted to 828,083 (1,039 per bed space) for the developer, never mind costs of affordable housing etc. In the event, unless councillors object next week, the developer will pay nothing, thanks to Salford Council's own shocking planning policy.

Meanwhile, twelve objections have been received from local residents, which range from the lack of affordable housing, to changed plans (they believed the development would be for housing or three storey blocks), to increased flooding risk, and increased traffic and pollution.



* Strangely the housing figures given in the initial application have since changed in the report to councillors, with 118 properties 'missing' from the latest tables.

** See previous Salford Star article Salford Developer Admits That 'Key Aspiration' of Lower Broughton Regeneration Was To Reduce The Proportion of Affordable Housing click here

Bob the regular wrote
at 15:29:15 on 03 July 2018
I think we have all missed a point here. The land we are talking about here was all Salford council land, that they got by being given government money to CPO it. how much did they flog it to the developers for, and why did they not take free housing instead of the cash? I know ,we cannot be told because its commercially sensitive.

wrote
at 06:32:23 on 29 June 2018
Someone best get Rossi out of bed quickly to tell us gentrification and lack of affordable housing is "Progress!" and "Socialism". The closer to Manchester city centre and the Quays you go, the more you'll see development, the type of development which is far beyond the average Salfordian. Who will inevitably be moving elsewhere to housing over-spill areas like Little Hulton because there's a lack of affordable housing in East Salford. And while all this happens people just clap, shake hands and marvel at the Socialist utopia that doesn't have a place for the average Salford, that is unless you count us serving these people food and drink or cleaning their windows and homes.

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