Next week, Salford City Council's Planning Panel of councillors will assess a planning application from the Jerrold Manufacturing Pension Fund proposing an eight storey block of 49 one and two bedroom apartments, plus commercial space, opposite Bexley Square on Chapel Street.
Normally this is the realm of the English Cities Fund (ECf) for which all official planning obligations have been waived in favour of payments into a secretive Development Trust Account, which cross subsidises the organisation's building to boost profits.*
This development, however, sits outside those weird regulations but, thanks to Salford City Council planning policies, still manages to avoid providing any affordable housing.
Normally, developers building apartments in a mid-high value area such as Chapel Street would have to provide at least ten per cent affordable housing but 'high density' apartments are exempt...
"Following the pre-application it has been determined that in accordance with the Salford City Council adopted SPD for Planning Obligations that the site is located in a mid-high value area, and on the basis of viability, affordable housing would not be required on-site" states the developer in its planning statement "Contributions for affordable units off-site would also not be required. Similarly, contributions for new and improved local education would not be required."
The developer will, however, pay a modest £217,518 in open space and public realm contributions, which will go towards improving Stephen Street Gardens, near Trinity Way, and Cathedral Walk.
The development is slap bang in front of Islington Park but no money is going towards it, as the site is being refurbished via other developments...
"The building would also assist in better activating this stretch of Chapel Street and the adjacent interface of Islington Park" states the Council's planning report "These outcomes should be considered public benefits in accordance with Paragraph 196 of the NPPF [National Planning Policy Framework]."
The report also states that the development "would cause less than substantial harm" to nearby heritage assets..."The surrounding area is subject to significant and ongoing change and this must be considered when assessing development proposals in close proximity to listed assets" it explains.
"Whilst the proposed building would indeed form a notable part of the settings of nearby listed buildings, in the context of the master plan and Schedule, a more liberal approach to national and local heritage policy should be applied here in the interests of achieving sustainable development" it adds "To this end, given the site is highly accessible and forms part of the Regional Centre, a larger building form is warranted.
"It is considered that the scale and design of the proposed building is sufficiently tempered so as to ensure that it adequately complements the settings of surrounding listed buildings in accordance with the provisions of Retained Policies CH2 and CH8 of the Salford UDP and the related paragraphs of the NPPF" the report concludes, recommending that councillors accept and pass the application.
Meanwhile, further up the road, the Shalimar convenience store, which has served the community for over 35 years, is still under threat of eviction.**
*See previous Salford Star article: Nothing Back To Salford Community From Chapel Street Developments click here
**See previous Salford Star article: Mo To Be Forced Out With Two Week Ultimatum click here
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