Following the publication of the Greater Manchester Spatial Framework (GMSF) this week*, Salford City Council has now also published its own Revised Draft Local Plan which sets out development in the city until 2037.
"Some of the major decisions regarding Salford's future development will be taken through the GMSF, and the Local Plan will provide a more detailed set of local policies to complement this" the Council explains.
Within the Local Plan – a document over 300 pages long with loads of appendices – there are proposals for 32,680 new dwellings until 2037, at a rate of 1,720 per year.
A lot of the report is just smoke and mirrors 'jam tomorrow' about a 'fairer Salford' and a 'more inclusive Salford', when past practice just doesn't bear this out – the city is still the 16th most deprived area in England, despite all the recent 'regeneration'. Indeed, the Plan points out that "Housing affordability in Salford is worsening and is a major challenge for many households".
The Council reckons it needs 613 new 'affordable' homes per year to solve "the backlog of need", with 5,867 households on the deliberately hacked back housing list as of last March. Information contained within the GMSF, and repeated in the Local Plan, specified that Salford will be looking for a minimum of 20% affordable housing on all new developments, although there's still loads of loopholes for developers.*
53% of all new homes will be in Salford Quays (6,750 or 21%) and what is now titled 'City Centre Salford' – Greengate, New Bailey, Chapel Street and Islington, Adelphi, the Crescent and the University (10,460 or 32%), with 27% (8,920) in the rest of Central Salford.
Eccles (1,010 or 3%), Irlam and Cadishead (1,570 or 5%), Swinton and Pendlebury (740 or 2%), Walkden and Little Hulton (2,350 or 7%), and Worsley and Boothstown (880 or 3%) make up the remainder of proposed development.
74% of new dwellings (24,230) will be apartments and 26% (8,450) will be houses.
In addition to development on the Green Belt, detailed in the GMSF*, twelve large sites are specifically earmarked for housing...
Land west of Hayes Road, Cadishead (5.9hectares, 165 houses, 35 apartments)
Castle Irwell, Irwell Riverside (13.3hectares, 400 houses, 100 apartments)
Land east of Langley Road, Irwell Riverside (9.8hectares, 250 houses, 70 apartments)
Brackley golf course, Little Hulton (26hectares, 590 houses, 100 apartments)
Land at Ladywell Avenue, Little Hulton (1.1hectares, 40 houses)
Land south-west of Hilton Lane, Little Hulton (6.9hectares, 200 houses)
Land west of Kenyon Way, Little Hulton (5.7hectares, 150 houses)
Land at Orchard Street, Irwell Riverside (10.1hectares, 370 houses, 100 apartments)
Land south of the Church of St. Augustine, Pendlebury (2.8hectares, 60 houses)
Land south of Hill Top Road, Walkden North (1.7hectares, 60 houses)
Land south of Moss Lane, Walkden North (2.3hectares, 80 houses)
Land north of Lumber Lane, Worsley (3.8 hectares, 60 houses)
Most controversial look set to be development on greenfield land near St Augustine's Church with potential loss of sports pitches; and up to fifty houses on part of the Duncan Matheson Playing Fileds, which the Plan acknowledges "will raise concerns with the local population" (see previous Salford Star article – click here).
There's also going to be development on greenfield land at Hill Top Road which, again, the Local Plan acknowledges, will not be popular...
"Given the results of previous consultations the development of this site is likely to be considered by those living around it as having a negative impact on amenity by way of issues relating to the loss of green space, traffic generation, noise and demand for local services" it states.
"Redevelopment of the site will lead to the loss of land currently designated as being part of Blackleach Country Park" it adds "in practice however this site does not form part of the country park and comprises unimproved open scrubland. There is no funding or delivery mechanism currently identified to incorporate the site into the Country Park. There will be some impact on townscape but this is not considered significant..." Try telling that to the local community! (see previous Salford Star article – click here)
Meanwhile, the Local Plan says nothing about the Eccles New Road, Liverpool Street and Cambridge areas, which it understates "are coming under increasing redevelopment pressures", adding that "Masterplans will be developed for each area to manage any change within them, and they will continue to be protected as existing employment areas unless such masterplans indicate otherwise".
Virtually every business along Liverpool Street has either been 'relocated' or is in the process of being 'relocated', while the Salford Gas Holders are in the final phase of demolition. There are also very strong rumours that Countryside Properties are moving in on the Cambridge area of Lower Broughton to 'redevelop'. That the Local Plan says almost nothing about all this shows that it's almost dated before it's published. Nor does it give any detail about the 'Swinton Transformation Plan' which the Council has been concocting behind closed doors.
The Local Plan also has much to say about 'minimising contributions to climate change' and 'minimising carbon emissions', without once mentioning fracking or its stance on shale gas drilling. On a positive note, the Plan does map out areas that could use 'minewater heat extraction', hydropower and district heating networks, although there is very little detail.
The Plan also produces a 'Transport hierarchy', which puts pedestrians first, followed by cyclists, public transport users, commercial deliveries and, lastly, other motor traffic...
"It is anticipated that the amount of surface car parking within the City Centre will continue to reduce significantly" it states "with new provision normally in the form of high quality multi-storey car parks, undercrofts and basements", ie parking will be ridiculously expensive.
The Plan has a section on Heritage, and states that, "The positive use of heritage assets will be encouraged, helping to ensure that they are appropriately maintained". The Council might want to look at the Victoria Theatre and its own Buile Hill Mansion, now that the Dirty Old Town gas holders have almost gone, the Salford Quays Cranes have been demolished plus numerous old pubs.
The public consultation on the Revised Draft Local Plan runs between 22nd January and 22nd March, and comments can be made by emailing email@example.com
Or online using the comments form at www.salford.gov.uk/reviseddraftlocalplan
Or by post to Revised Draft Local Plan Consultation, Spatial Planning, Salford Civic Centre, Chorley Road, Swinton M27 5BY
To read the full Revised Draft Local Plan and appendices see the agenda for the 15th January meeting of the Lead Member for Planning and Sustainable development – click here
* See previous Salford Star article on the Greater Manchester Spatial Framework for more details – click here