9.1 The Greater Manchester Spatial Framework identifies that around 227,200 additional homes will be delivered across the conurbation over the period 2015-2035. 34,900 of these dwellings will be in Salford, with the city therefore making a significant contribution to meeting the overall requirement for new housing in Greater Manchester.
9.2 Delivering the correct number of additional dwellings will not itself be sufficient to support economic growth and ensure that people are able to find residential accommodation that meets their needs. It will also be necessary to ensure that the new dwellings are coming forward in the most appropriate locations, and are of a suitable type and value. For example, if too few houses come forward then the city will not be able to accommodate some types of households particularly families. However, if too few apartments come forward then Salford will not be able to provide for those households that may want to locate in an area but are unable to afford a house, or who simply want a low-maintenance property.
9.3 Different areas of the city fulfil different housing roles within the conurbation. This is particularly the case for a city like Salford which has a share of the City Centre and locations such as Salford Quays, where inevitably a significant proportion of new dwellings will be higher density apartments, whereas some other parts of the city will be characterised much more by lower density houses. Nevertheless, it is important that Salford seeks to provide a good mix of residential opportunities both for existing and potential residents, and supports housing diversity and economic growth across Greater Manchester. To assist in achieving this, the Local Plan allocates greenfield and Green Belt land in west Salford specifically for houses.
9.4 Indoor minimum space standards for new housing are considered to be an integral element of ensuring that residential development is sustainable and contributes both to economic growth and the achievement of social objectives. Poorly designed housing with inadequate space standards may be cheaper to build and purchase, but ultimately it will harm the prospects of the city. For example, it would be likely to reduce its ability to attract the labour necessary to occupy the job opportunities and start businesses, limit its capacity to evolve to the changing needs of individual households and society as a whole, and potentially have an adverse impact on the health of residents.
9.5 It will be important to ensure that all types of household can access appropriate accommodation to meet their needs, whilst supporting an improvement in the quality of the city’s residential areas. The Local Plan includes a range of policies accordingly, for example relating to student housing, accommodation for travelling people, the conversion of existing dwellings, accessible and adaptable housing, and housing for older people.
9.6 It is estimated that the current need for affordable housing exceeds 750 dwellings per annum. In practice, reductions in public funding availability and the economic viability limitations of securing major contributions from the private sector mean that it will be challenging to meet the identified need for affordable housing, even if this were prioritised over all other considerations. However, the delivery of affordable housing as part of creating sustainable communities is a key priority for the city council. Given this the city council will seek to maximise the delivery of new affordable dwellings through a variety of delivery mechanisms, including planning obligations and through working with partners such as the Homes and Communities Agency and Registered Providers. The private rented sector will have an essential complementary role, and consequently it will be important to support its expansion whilst ensuring that it provides high quality and well-managed accommodation.
A wide range of coordinated measures will be implemented to ensure that Salford’s existing and future housing stock fully meets the needs and demands of all sections of the community within attractive neighbourhoods where people want to live.
The key components of the spatial strategy for housing in Salford over the period 2015-2035 are to:
Reasoned justification
9.7 If Salford is to be successful in the long-term then it will be essential that the quality, adaptability and affordability of its housing are improved. This applies as much to the dwellings that already exist as it does to those which will be constructed during the Local Plan period. It should be possible to provide more than 80% of new dwellings on previously-developed land and through the conversion of existing buildings, with a strong focus on the City Centre, Salford Quays and the surrounding areas helping to support the overall spatial strategy for the city and the regeneration of its existing neighbourhoods. However, the limited release of greenfield land and taking some land out of the Green Belt in west Salford, where new housing supply is generally most constrained, is considered appropriate to enable a better mix of dwellings to come forward in sustainable locations.
9.8 It will also be vital to ensure that the needs and demands of all types of household are satisfactorily met, and the character and attractiveness of residential areas are protected and enhanced. The housing stock will need to be used as efficiently as possible so as to minimise the use of primary resources and the emission of greenhouse gases through the construction and use of new dwellings.
9.9 Achieving this will not only help to meet social objectives, but will also be essential to ensuring that the economic growth of Salford and Greater Manchester is fully supported. Housing that is of a low quality and which fails to meet the full range of needs and demands within Salford will only detract from the city’s economic success, and will prevent the full benefits of residential development from being realised.
At least 34,900 net additional dwellings will be provided in Salford over the period 1 April 2015 to 31 March 2035, and at an average of 1,745 dwellings per annum.
The distribution and mix of these additional dwellings will be broadly in line with the table below. Higher levels of housing in individual parts of the city will be permitted where this is consistent with the overall strategy of the plan.
| Area | Net additional dwellings in Salford 2015-2035 | |||
| Net additional dwellings | Broad mix of dwellings | |||
| Total | Proportion of city total | Houses | Apartments | |
| City Centre | 11,500 | 33% | Vast majority of dwellings will be apartments | |
| Salford Quays and Ordsall Waterfront | 7,200 | 21% | ||
| Rest of Salford | 16,200 | 46% | 65-70% | 30-35% |
| Salford total | 34,900 | 100% | 30-35% | 65-70% |
There is no minimum requirement for the proportion of houses in individual developments within the City Centre, Ordsall Waterfront, Salford Quays and the other town centres, but such developments should contribute to a broad mix of dwelling sizes in those areas.
In the rest of the city, at least 80% of the net increase in dwellings resulting from individual developments should be houses. A lower proportion of houses may be acceptable where:
Definitions
For the purposes of this policy, a dwelling is defined as a self-contained unit of accommodation. Self-containment is where all of the rooms (including the kitchen, bathroom and toilet) in a household’s accommodation are behind a single door which only that household can use. Non-self-contained household spaces at the same address are counted as a single dwelling. Therefore, a dwelling can consist of one self-contained household space, or two or more non-self-contained household spaces at the same address.
Reasoned justification
9.10 Approximately 34,900 new dwellings will be provided in Salford between 2015 and 2035, equating to an annual average of 1,745 homes per annum over the plan period, which represents around 15% of the total housing requirement for Greater Manchester. This requirement for Salford is informed by the latest population and household forecasts, together with a desire to improve the access of younger adults to housing and to deliver a broad mix of dwellings across the city, including a significant supply of new houses.
9.11 The proposed distribution of housing fully supports the overall spatial framework for the city, providing a significant proportion of new housing within or close to the City Centre, thereby helping to minimise the need to travel. It is expected that each area should be able to deliver the scale of housing identified in the table above. A higher level of development will be acceptable in an area if it is consistent with the overall spatial strategy and policies of the Local Plan.
9.12 It will be important to ensure that a good range of housing comes forward across Salford, in terms of type, value and location. Therefore the Local Plan allocates a number of greenfield sites in the western part of the city, which is the area where the availability of previously-developed land is most constrained, including some land to be taken out of the Green Belt. This will help to diversify the supply of new dwellings in Salford and increase the amount of housing in locations where highly skilled workers want to live.
9.13 Over 30% of the total 34,900 dwellings that will come forward up to 2035 are expected to be in the form of houses. Delivering this proportion of houses will require strict controls over the mix of dwellings on individual sites. It is important to recognise that some sites will be much more appropriate for apartments than houses due to their location, context and characteristics. In particular, the City Centre and Salford Quays have a key role at the sub-regional level in providing a significant number of high quality apartments. However, wherever possible it is considered appropriate to seek to maximise the number of houses coming forward so as to ensure a good overall mix of dwellings across the city. The fact that some sites will only deliver apartments means that it will be necessary for many other sites to provide high proportions of houses in order to achieve the overall mix identified.
Please see Figure 5 Housing Areas and Figure 6 Dwelling Mix In New Development available in the downloadable documents section.
The following sites are allocated for housing:
(28.9 hectares)
The area between the existing settlement of Boothstown and the RHS Garden Bridgewater site, between Leigh Road and the Bridgewater Canal, will be developed for around 300 houses. The site will be developed at a low density and to an exceptional quality, targeting the top end of the housing market with the intention of attracting and retaining highly skilled professionals within Greater Manchester.
The development of the site will need to:
Reasoned justification
9.14 This site to the east of Boothstown offers one of a small number of opportunities within Greater Manchester to deliver very high value housing in an extremely attractive environment, benefiting not only from an established premium housing market but also a location immediately next to the proposed RHS Garden Bridgewater. It is essential that the development of the site fully maximises the opportunities presented by this location, and delivers the highest quality living environment.
9.15 Compensation for the loss of the Green Belt will need to be provided by contributing to the enhancement of Chat Moss as an integrated nature conservation resource with improved public access, which will play an important role in meeting the recreation needs of the development. Water vole and bird surveys will be required prior to any development, as will a desk-based archaeological assessment of the whole site and an historic building assessment of Boothsbank Farm.
(19.9 hectares)
The land to the west of Boothstown and north of the Bridgewater Canal, extending to the city boundary with Wigan, will be developed for around 300 dwellings.
The development of the site will need to:
Reasoned justification
9.16 The site comprises open agricultural and scrub land on the western edge of the city, adjoining Boothstown. It forms part of a larger development site that has been identified in the draft Greater Manchester Spatial Framework, extending into Wigan between the Bridgewater Canal and the A580 as far as Higher Lane, which in total could deliver around 1,000 homes. This larger site will need to be carefully coordinated as a whole, particularly in terms of how access is provided to the Salford part of the site and supporting infrastructure is delivered.
9.17 The allocation of the site for housing involves its removal from the Green Belt, which is considered necessary in order to provide an appropriate range of new housing across the city. The site is not currently accessible by public transport, and its delivery should follow on from the provision of rapid transit services to the north along the A580, which would enable easy access to the City Centre without use of the private car.
9.18 The design and layout of development would need to maximise walking and cycling connections to nearby facilities, including the RHS Garden Bridgewater, and take full account of the environmental features of the site such as Stirrup Brook. A desk-based assessment of archaeological potential and an amphibian survey will be required, to determine whether further mitigation measures are needed. Site investigations will also be required in order to assess land stability associated with former mining activities and potential contamination from landfill that is understood to have taken place in the centre of the site.
9.19 Most of the site lies within the minerals safeguarding areas for brick clay and coal as identified by the Greater Manchester Joint Minerals Development Plan Document, which requires prior extraction where practicable so as to ensure that important mineral resources are not lost.
9.20 Compensation for the loss of the Green Belt will need to be provided by contributing to the enhancement of Chat Moss as an integrated nature conservation resource with improved public access, which will play an important role in meeting the recreation needs of the development.
(5.9 hectares)
The site will be developed for around 200 dwellings, predominantly in the form of houses.
Any development will need to:
Reasoned justification
9.21 The site currently consists of a collection of occupied and vacant employment sites. It has previously been identified by the city council in the Cadishead South Regeneration Strategy as being suitable for redevelopment to housing, offering the potential to support the enhancement of the Cadishead neighbourhood.
9.22 The accessibility and design context of the site means that it would be suitable for a reasonably high density of houses, delivering a total of around 200 dwellings. A buffer to the remaining employment site to the west will have to be provided, and previous technical work has indicated that this may need to be 30-50 metres wide. An attractive green frontage to Cadishead Way will also be required, providing green infrastructure functions as well as ensuring a positive image for this gateway into Salford.
(289.2 hectares)
The area extending west of Irlam, with the M62 motorway to the north, the Irlam rail line to the south and the city boundary to the west, will be developed to provide a high quality extension to the Irlam neighbourhood. Around 2,250 new homes will be constructed by 2035, together with supporting facilities, and the scheme will be characterised by a high level of green infrastructure extending into Chat Moss to the north.
The development of the site will need to:
1) Provide a broad mix of housing, including:
A) A significant number of affordable homes, equating to around 40% of the total dwellings on the site;
B) Higher value properties to diversify the type of accommodation across the Irlam and Cadishead area;
C) Higher density dwellings close to Irlam station to take advantage of the accessible location; and
D) A significant amount of housing targeted at older people, potentially including a retirement village close to a new local centre;
2) Provide a very large amount of green infrastructure throughout the site, including the protection of New Moss Wood and the retention of landscape features such as mature trees and hedgerows, and create attractive access routes through to Chat Moss to the north;
3) Naturalize the Glaze Brook, incorporate full mitigation for any flood risk associated with it, and retain a strategic recreation route alongside it;
4) Protect and enhance the heritage assets within the site, and their settings, particularly the grade II listed Greater Woolden Hall, the promontory fort to its west, which is a scheduled ancient monument, and the wider archaeological landscape;
5) Include a new, centrally located neighbourhood park and sports pitches to provide a range of facilities for all ages including play areas, multiple sports pitches, other outdoor sports with ancillary facilities (changing rooms and car parking);
6) Provide a small local centre within the site, incorporating a new health centre offering GP and dental services;
7) Promote walking and cycling through a range of measures, including:
A) Enhancing existing, and providing new, walking and cycling routes through the site, connecting new housing to local facilities, employment opportunities and the wider pedestrian and cycling network; and
B) Providing significant cycle parking with any new facilities located within the site, and enhanced cycle parking at Irlam station;
8) Ensure that vehicular access to the site does not compromise the quality of existing residential areas;
9) Incorporate appropriate noise mitigation along the M62 motorway;
10) Integrate existing dwellings and their gardens;
11) Set aside land for new schools, both primary and secondary, to serve the additional demand for school places generated by the new homes;
12) Minimise the loss of the carbon storage function of the peat and avoid any adverse impacts on the hydrology of Chat Moss, whilst ensuring that there is no potential for future problems of land stability or subsidence;
13) Make a significant contribution to the enhancement of Chat Moss in accordance with Policy GI3; and
14) Be guided at all phases by a masterplan for the whole site, adopted by the city council and produced through an inclusive community planning process, involving local residents, businesses and the voluntary sector.
Reasoned justification
9.23 The site offers one of a small number of opportunities across Greater Manchester to deliver a large-scale, sustainable urban extension. It is very well-located for accessing a wide range of employment opportunities, with the nearby Irlam station providing easy access to the City Centre and Trafford Park, bus routes to Port Salford and Eccles, and Northbank Industrial Park just to the south of the site. The size of the site provides the potential to deliver a very varied mix of housing, helping to deliver a highly inclusive neighbourhood.
9.24 The large number of new residents will help to support existing shops and services in Irlam and Cadishead, such as the nearby Lower Irlam Local Centre, but it will also be necessary to provide new facilities on site. This will include a small local centre that will help to act as a focus for the new development. The site will be an attractive location for families, and it is anticipated that this will generate an additional demand for school places, at least part of which will need to be accommodated within the site. A significant amount of new recreation space will need to be provided to meet the needs of the new residents, and this should also be accessible to the existing urban area so as to aid community cohesion.
9.25 Most of the site has significant depths of peat across it, which has been degraded due to decades of drainage and agricultural activity. Nevertheless, it still performs an important carbon storage function, and should be retained wherever possible. However, this will need to be balanced against the need to ensure that there is no risk of subsidence for development on the site, or for surrounding infrastructure such as the M62 motorway. Compensation for the loss of the peat, mossland and Green Belt will need to be provided by contributing to the enhancement of Chat Moss as an integrated nature conservation resource with improved public access, which will play an important role in meeting the recreation needs of the development. Water vole and bird surveys will be required prior to any development. There will also be a need to undertake a detailed archaeological desk-based assessment, including aerial photograph analysis, field walking, historic building assessment, and coring/evaluation trenching of the peatlands, leading to further investigations and recording, reflecting the sensitive archaeological landscape.
(37.8 hectares)
The site will be developed for around 1,310 dwellings.
Any development will need to:
A) Incorporate active town centre uses at ground floor level on the Cromwell Road and Littleton Road frontages that fall within the defined Cromwell Road Local Centre;
B) Provide for vehicular access to the Castle Irwell changing rooms and the Castle Irwell flood basin;
C) Provide appropriate replacement and/or compensation for the loss of the sports pitches and changing rooms; and
D) Incorporate high levels of green infrastructure and walking routes through the site, retaining mature trees where practicable, integrating it into the rest of Charlestown.
Reasoned justification
9.26 Charlestown Riverside is located just a couple of kilometres from the City Centre and comprises a series of sites extending along the southern side of the River Irwell, including: a former employment site that is being temporarily used for recycling of construction waste at the western end; scrubland at the rear of existing terraced housing; a small employment area; a large area of housing, open space and a former school that has planning permission for redevelopment; and the former Castle Irwell student village at the eastern end.
9.27 The riverside setting provides the opportunity to deliver a series of attractive housing developments providing a wide range of dwellings that diversifies provision within Charlestown. The focus should be on delivering houses, particularly in the western parts of the sites unless there are significant improvements in public transport along Langley Road, but some apartments may be appropriate on the former student village site primarily around the local centre. The benefits of the riverside setting should be maximised, both through high quality design and the provision of walking and cycling routes and green infrastructure. However, the location next to the river also means that significant parts of the site are at risk of flooding, and the layout and design of development will need to carefully mitigate this risk and ensure that the risk of flooding elsewhere is not increased.
(24.7 hectares)
The site will be developed for around 500 houses.
Any development will need to:
Reasoned justification
9.28 The site is currently in use as a golf course, but has limited patronage. It offers the opportunity to diversify housing provision in the Little Hulton area without utilising Green Belt land, and is well-located in relation to the major employment opportunities at Logistics North. The location on the edge of the urban area means that it is most suited to the development of houses rather than apartments.
9.29 There are some constraints that will impact on the layout of any development and the total number of dwellings that could be accommodated, including the need to address the potential impacts of the adjacent M61 motorway on residential amenity, and to ensure that the overall biodiversity value of the site is enhanced. Great crested newt and bird surveys will be required prior to development, as will a detailed archaeological desk-based assessment, primarily relating to previous farming landscape and prehistoric potential.
9.30 The loss of the golf course facility will require adequate compensation through a combination of on-site recreation provision and the improvement of off-site facilities. The whole site lies within the minerals safeguarding areas for brick clay and coal as identified by the Greater Manchester Joint Minerals Development Plan Document, which requires prior extraction where practicable so as to ensure that important mineral resources are not lost. Land remediation and stabilisation may also be required, as there is evidence of previous mining activity on the site and a former reservoir.
(1.1 hectares)
The site will be developed for around 35 houses.
Any development will need to:
Reasoned justification
9.31 The site is an existing grassed area, and is surrounded by residential properties on all sides. Although its development would result in the loss of some amenity space function, this could be adequately compensated for through the improvement of other amenity spaces in the local area. Site investigations will be required in order to assess the potential impacts of former mining activities on land stability.
(6.9 hectares)
The site will be developed for around 200 houses.
Any development will need to:
Reasoned justification
9.32 The site is located off Hilton Lane, and was formerly used as grazing land together with a school playing field that has been declared surplus to requirements. It provides a natural extension to the Burgess Farm residential development just to its east.
9.33 A nature park is being provided within the site of biological importance as part of the adjacent Burgess Farm development. This site should further enhance the biodiversity value of that designated nature conservation site, with particular regard to protected great crested newts. The layout of the site should accommodate opportunities for the movement of wildlife into and out of the nature park, and this could be combined with landscape features that also have a sustainable drainage function.
(5.3 hectares)
The site will be developed for around 150 houses.
Any development will need to:
Reasoned justification
9.34 The site comprises an area of land between the existing housing along Kenyon Way and the proposed Cutacre Country Park that will be delivered as part of the Logistics North development. Its development provides an opportunity to connect the two together, as well as delivering a significant number of new homes. The location on the edge of the urban area means that it will be best-suited to houses rather than apartments.
(3.1 hectares)
The site will be developed for around 100 dwellings, predominantly in the form of houses.
Any development will need to:
Reasoned justification
9.35 Despite the construction of new office buildings, this business park has suffered from high vacancies and represents an opportunity to deliver new housing in a sustainable location. However, some employment uses are likely to remain to the west, and it will be important that the redevelopment of this site does not result in complaints about the operation of those uses. Mitigation will also be required for the M60 motorway to the north, which could require some sort of acoustic barrier, but it should be possible to design a scheme that delivers a reasonable level of amenity for its residents.
9.36 Surface water modelling suggests some risk which would need to be mitigated. Land remediation and stabilisation may also be required, as there is evidence of former mining and tipping activity on the site.
(2.6 hectares)
The site will be developed for around 60 houses.
Any development will need to:
Reasoned justification
9.37 The eastern part of the site is currently used as a playing field for the adjoining primary school, and this function would need to be retained within the site, although it could potentially be moved within the boundary in order to deliver a better design. The rest of the site was formerly used as a miners’ welfare. This included a now disused bowling green, and adequate off-site recreation improvements would be required to compensate for the loss of on-site recreation potential.
9.38 The site is in a very sensitive location, adjoining the St. Augustine’s conservation area, which includes one of Salford’s most important buildings, known as the miner’s cathedral. Any scheme would therefore need to be very carefully designed to ensure that it makes a positive contribution to this historic setting. The site is well-located in relation to Swinton Town Centre, Victoria Park and public transport routes, and the layout of any development should respond to this in terms of the provision of walking and cycling routes.
(11.6 hectares)
The coordinated redevelopment of the Swinton Hall Road employment area for housing will be supported, delivering around 550 dwellings.
Any redevelopment will need to:
Reasoned justification
9.39 The Swinton Hall Road employment area is of moderate size with a variety of units and businesses. It is one of a relatively small number of opportunities in the city to deliver a large number of new houses very close to a town centre and rail station. Consequently, although it is judged to be important to protect most existing employment areas in the city in order to ensure a good range of business sites and premises, in this instance it is considered more appropriate to support the area’s redevelopment for residential uses. However, this will need to be carefully managed, both in terms of ensuring the minimisation of disruption to existing businesses, relocating them within Swinton or elsewhere in the city wherever possible, and avoiding conflicts between new housing and remaining employment uses.
9.40 It will be very important to maximise the benefits of the very accessible location, since these justify the redevelopment. Ensuring good walking and cycling links to the station and town centre will be a key part of this. Although the area is largely built-up, the rail line currently acts as a wildlife corridor, and this role should be protected and enhanced.
(1.7 hectares)
The site will be developed for around 60 houses.
Any development will need to:
Reasoned justification
9.41 The site currently comprises open scrubland, and is excellently located on the edge of Blackleach Country Park but only a short distance from Walkden Town Centre and other local facilities. Site investigations will be required to determine whether there is any land instability relating to previous mining activities beneath the site.
(2.3 hectares)
The site will be developed for around 75 houses.
Any development will need to:
Reasoned justification
9.42 This area of grassland is bounded to the east and south by new housing developments, and to the west and north by industrial uses. The north-west corner of the site falls within the hazardous installation middle notification zone for a gas depot, and this will need to be reflected in the design of any development in accordance with health and safety guidance. The site would need to be accessed via Moss Lane to its north, but this section is currently an unmade track and would need to be upgraded to accommodate vehicles as well as pedestrians and cyclists.
(23.9 hectares)
Land at Hazelhurst to the east of the M60 and south of the A580 East Lancashire Road will be developed for around 450 houses.
The development of the site will need to:
Reasoned justification
9.43 The site benefits from close proximity to stops for the Leigh-Salford-Manchester busway, providing rapid transit access to the employment and leisure opportunities in the City Centre. It is important to the sustainability of the development of the site that it is designed to maximise the use of those services, and this is likely to require some off-site improvements to pedestrian routes to the stops as well as influencing the on-site layout. The landscape features within and around the site are important to the character of the wider area, and their retention will help to differentiate its development and ensure a high quality residential environment. Part of the site is already designated for its nature conservation importance, and the development should secure further improvements. A desk-based assessment of the site’s archaeological interest will be required.
(3.8 hectares)
The site will be developed for around 60 houses.
Any development will need to:
Reasoned justification
9.44 The site is bounded to the north by the A580 East Lancashire Road, and to the south and east by recreation routes along former rail lines. It is only a short distance from the rapid transit route into the City Centre provided by the V1 and V2 services on the Leigh-Salford-Manchester busway, and a fifteen minute walk to Walkden Town Centre, and so there is the potential for a large proportion of journeys to be made by sustainable modes.
9.45 There are a number of constraints affecting the site that will require very careful design and mitigation, including the existing trees and other landscape features that contribute to its attractiveness and distinctiveness, the context of the adjoining conservation area, the traffic along the A580, and the need to take access via Hardy Grove and across the existing loopline recreation route. Site investigations will be needed to assess ground conditions associated with former mining activities beneath the site.
The following sites are allocated for open space together with enabling housing development:
(8.6 hectares)
The site will be comprehensively enhanced for recreation purposes, focusing on the provision of outdoor pitches and ancillary facilities but potentially also including some indoor recreation facilities. A limited amount of residential development will be permitted to support financially the delivery of the recreation improvements, which will be kept to the minimum necessary and is unlikely to exceed 100 dwellings. The layout of the recreation facilities, features such as floodlights and vehicular access arrangements will all be carefully controlled to ensure that there is no significant adverse impact on the amenity of surrounding residents, particularly in terms of potential noise and light pollution. The site design should also incorporate sustainable drainage features to mitigate the fluvial and surface water flood risk affecting the site.
Reasoned justification
(31.6 hectares)
The large majority of the site will be improved as a strategic natural greenspace of at least 20 hectares in size, with full public access. This will incorporate a nature park, a new play area, and replacement allotment provision.
Some enabling housing development will be permitted in order to cross-fund the enhancement of the rest of the site for recreation purposes.
Two hectares of the site will be set aside for the provision of a new primary school to serve the housing development and surrounding area.
Any built development on the site should:
Reasoned justification
9.47 Various sections of the site provide playing fields, community woodland and a play area connected by a number of footpaths. Former allotments are situated in the western part of the site. There is currently a deficiency of strategic natural greenspace in this area of the city and, by enhancing the existing functions through habitat creation and sustainable drainage systems in particular, there is potential to improve the site to fill this gap and help meet the local standard. Replacement allotment provision will also need to be incorporated within the site, as there is a shortage across the city. The significant investment necessary is only likely to be forthcoming if there is some enabling development on part of the site but this should be of a scale, layout and design consistent with a high quality and accessible strategic natural greenspace.
In order to ensure that a good mix of dwellings comes forward across the city, all developments providing net additional dwellings should comply with the following requirements:
A) A minimum of 75% of houses should contain at least three bedrooms; and
B) A minimum of 60% of apartments should contain at least two bedrooms.
The gross internal floor area of all new dwellings should as a minimum achieve the nationally described space standards(1) (or any subsequent standards).
These national space standards apply to new build developments and houses in multiple occupation. They also apply to the addition of dwellings through changes of use and conversions wherever possible, having regard to any physical constraints associated with the existing building. However, the requirements do not apply to purpose-built student accommodation, hotels, residential institutions (including secure institutions), and dwellings with furnished layouts.
Reference (1) Department for Communities and Local Government (March 2015 – updated 19 May 2016) Technical housing standards – nationally described space standard.
A summary of the nationally described space standards is shown in the table below; the full standards are at Annex A of this Local Plan.
Table 1 – Minimum gross internal floor areas and storage (m2)
|
Number of bedrooms (b) |
Number of bed spaces (persons) | 1 storey dwellings | 2 storey dwellings | 3 storey dwellings | Built-in storage |
|---|---|---|---|---|---|
| 1b | 1p | 39 (37)* | - | - | 1.0 |
| 2p | 50 | 58 | - | 1.5 | |
| 2b | 3p | 61 | 70 | - | 2.0 |
| 4p | 70 | 79 | - | ||
| 3b | 4p | 74 | 84 | 90 | 2.5 |
| 5p | 86 | 93 | 99 | ||
| 6p | 95 | 102 | 108 | ||
| 4b | 5p | 90 | 97 | 103 | 3.0 |
| 6p | 99 | 106 | 112 | ||
| 7p | 108 | 115 | 121 | ||
| 8p | 117 | 124 | 130 | ||
| 5b | 6p | 103 | 110 | 116 | 3.5 |
| 7p | 112 | 119 | 125 | ||
| 8p | 121 | 128 | 134 | ||
| 6b | 7p | 116 | 123 | 129 | 4.0 |
| 8p | 125 | 132 | 138 |
*Where a 1b1p has a shower room instead of a bathroom, the floor area may be reduced from 39 square metres to 37 square metres, as shown bracketed.
Communal areas shared with other dwellings, garages, balconies, and buildings detached from the main dwelling do not contribute towards meeting the minimum space standards. Built in storage areas are included within the overall gross internal areas.
Developments that do not meet the minimum space standards because they incorporate furnished layouts will be permitted subject to a condition or planning obligation requiring them to be first occupied and retained in perpetuity as furnished accommodation.
Reasoned justification
9.48 Smaller dwellings are generally less adaptable and will only be able to meet the needs of a relatively limited proportion of households. If too many are provided then this could restrict the type of households that are able to live in Salford and the ability of people to remain in their home or find a new home within the same community as their needs evolve. Good internal space standards can allow more people to work from home, thereby supporting economic growth whilst minimising the need to travel. Small homes can also negatively impact on health.
9.49 Good internal space standards are a key aspect of this for all new dwellings. The fact that it is often impossible to increase the internal size of an apartment once constructed heightens the importance of ensuring that new apartment developments offer a range of sizes that are flexible enough to meet a variety of needs.
9.50 The policy allows for a good mix of houses and apartment sizes to be provided, whilst ensuring that small dwellings do not dominate.
All residential developments should be designed to:
The delivery of homes to meet the optional standard in Building Regulations Part M4(3) for wheelchair user housing (either wheelchair accessible or wheelchair adaptable) is encouraged.
Reasoned justification
9.51 Delivering an inclusive built environment is a key aspiration of the Local Plan, and will become increasingly significant with a projected growth in the number of older people. It will be important to enable people to stay within their own homes wherever possible as their needs change, rather than having to move to more specialist accommodation. Designing new dwellings to meet the national standard for accessible and adaptable dwellings will assist in this, enabling easier adaptation.
9.52 The requirement for accessible and adaptable dwellings will apply to all new dwellings. However, it is recognised that there may be site specific factors such as vulnerability to flooding, site topography, and other circumstances which may make a site less suitable for the standard. Clear justification should be provided to the city council where a developer considers that there are such site specific circumstances. In giving consideration to any justification provided, the city council will seek to ensure that the number of dwellings built to the accessible and adaptable standard is maximised as far as is practicable. Where step-free access cannot be achieved or is not viable, the requirement will not be applied.
9.53 In recognition of the impact on development viability, this policy does not set a minimum requirement for wheelchair accessible (a home readily useable by a wheelchair user) or wheelchair adaptable (a home that can be easily adapted to meet the needs of wheelchair users) dwellings. However, in order to meet the needs of those who require wheelchair accessible or wheelchair homes, the city council will encourage the provision of these dwellings and will work with public and private sector partners to enable their delivery.
9.54 It is essential that new housing is designed so as to ensure that its occupiers enjoy a high standard of amenity in the long-term, and this will have health benefits as well as helping to ensure that Salford is an attractive place to live. The availability of private usable amenity space in developments is vital as it contributes to more functional and adaptable dwellings, supports a higher quality of life and better health and is an important part of the city’s green infrastructure network. Issues such as the availability of natural light are also particularly significant for Salford given the large proportion of new dwellings that are likely to be in the form of apartments and terraced houses.
9.55 Poor quality recycling facilities have been a problem within some residential developments (particularly high density apartments), and have a significant impact on the ability to meet targets to reduce the amount of waste being disposed of through landfill. It is important therefore that developments are designed to ensure that it is as easy as possible for occupiers to recycle their refuse and that appropriate provision is made for its storage and collection.
Ensuring that all residents are able to access affordable accommodation that meets their needs is fundamentally important for achieving a sustainable Salford, and is a key priority for the city council. In order to support this objective, a significant increase in the supply of affordable housing will be sought in all areas of the city, helping to ensure that identified housing needs can be met.
All developments should contribute to the delivery of affordable housing as far as practicable. Consideration should be given to a variety of ways of incorporating affordable housing provision within new developments, including by partnering with registered providers and accommodating affordable homes financed through various sources such as the Homes and Communities Agency, investment funds and commuted sums from other sites, as well as by complying with the specific policy requirements set out below.
Developments that provide 11 or more net additional dwellings should incorporate affordable housing in accordance with the proportions and tenures set out in the table below or any future update published by the city council in a supplementary planning document in response to changing levels of viability.
| Residential value area | Dwelling type | Affordable housing requirement (rounded to the nearest dwelling) | |
|---|---|---|---|
| Proportion of affordable housing | Tenure mix of affordable housing | ||
| All value areas | High density apartments A | 10% | 100% intermediate |
| Premium or land currently designated as Green Belt | Houses | 40% | 37.5% social rented 37.5% affordable rented 25% intermediate |
| Mid density apartments B | 25% | ||
| High | Houses | 40% | 37.5% social rented 37.5% affordable rented 25% intermediate |
| Mid density apartments B | 20% | ||
| Mid/high | Houses | 25% | 37.5% social rented 37.5% affordable rented 25% intermediate |
| Mid density apartments B | 10% | 100% intermediate | |
| Mid | Houses | 10% | 100% intermediate |
| Mid density apartments B | 10% | Flexible | |
| Low/mid | Houses and mid density apartments B | 10% | Flexible |
| Low | Houses and mid density apartments B | 10% | Flexible |
| A High density apartment schemes are those comprising six or more storeys. B Mid density apartment schemes are those comprising less than six storeys. |
|||
The residential value areas to which the above requirements apply are shown in figure 7.
It is recognised that viability considerations may make it challenging for developments to fully fund the 10% requirement in the low and low/mid value areas, and in the mid value area for developments of mid density apartments. In such circumstances, developers should work with the city council, registered providers and other stakeholders to identify other potential funding mechanisms that could help to deliver the 10% requirement, so as to ensure that housing needs are being met and sustainable communities delivered. Developers should clearly set out that all practicable options have been exhausted if affordable housing provision below the requirements in the table is to be justified.
The mechanism for providing the affordable housing should be agreed with the city council, having regard to local factors and the desirability of delivering mixed communities. In some circumstances this will mean that on-site provision is most appropriate, whereas in other circumstances the payment of a commuted sum may enable the more effective delivery of affordable housing to meet local needs. The value of any commuted sum will be calculated on the basis of the above table, or any subsequent update in a supplementary planning document, and spent having regard to the latest evidence of need.
Given that there is a demonstrable need for all types and sizes of affordable housing, in the first instance the city council will expect that the affordable dwellings should reflect the dwelling mix across the development as a whole.
A different mix of tenures, types and sizes may be appropriate on an individual site where there is clear evidence that this would help to better meet specifically identified local needs and address site-specific circumstances. The identification of any such need will be informed by discussions with the city council, and registered providers where they are to manage the affordable housing, having regard to the:
Within mixed tenure developments, the affordable dwellings should normally be “pepper-potted”, with small clusters of up to ten typically being acceptable given the practicalities of managing and maintaining units, although larger clusters may be necessary where a high proportion of units are affordable.
All affordable housing should be designed and built to appropriate and agreed standards.
Early involvement of the city council and registered providers in site discussions and design is strongly encouraged, preferably at the pre-application stage, in order to ensure that the affordable housing will meet relevant standards and requirements.
The provision of affordable housing will be secured through a section 106 agreement.
Definitions
Affordable housing is defined in annex 2 of the National Planning Policy Framework (NPPF). It includes social rented, affordable rented and intermediate housing, provided to eligible households whose needs are not met by the market.
Affordable housing should include provisions to remain at an affordable price for future eligible households or for the subsidy to be recycled for alternative affordable housing provision.
“Low cost market” housing is not considered to be affordable for planning purposes, and therefore its provision will be separate to any affordable housing requirements.
The requirement for affordable housing set out in this policy applies to all types of self contained residential development including retirement dwellings. Housing that is not in the form of individual units of self contained accommodation, as may be seen for example in care homes, nursing homes and some student accommodation, will not be required to provide affordable housing.
Reference (1): Salford Home Search allows those who are eligible and registered as having a need for affordable housing to make a ‘bid’ for affordable properties when they become available for letting. Data that Salford Home Search provide includes the number of bid per property by size, type and location
Reasoned justification
9.56 The national planning policy framework (NPPF) emphasises the importance of the delivery of high quality housing across all tenures, including affordable housing. Paragraph 50 of the NPPF requires that where a need for affordable housing is identified, policies for meeting this need should be set.
9.57 Evidence of the need for affordable housing in Salford(10) demonstrates that there is a lack of affordable housing across the city. The latest 2016 assessment of need using the methodology in the national planning practice guidance identifies a need for 760 affordable homes per annum, whilst as of 31 March 2016 there were 9,863 households on the housing register. Consequently, it will be important for all housing developments to support the delivery of new affordable homes as far as possible, so as to ensure that inclusive communities are achieved and housing needs are met. The city council will seek to work in partnership with registered providers, developers and landowners to maximise opportunities for affordable housing delivery. As part of this, the city council will negotiate the provision of affordable housing in all residential schemes of 11 or more dwellings.
9.58 The requirements within the policy are a starting point for negotiations. As required by the NPPF they are based on a range of viability appraisals that considered various sizes and dwelling mixes in different parts of the city, as part of an assessment of the viability of residential development. The detailed methodology and assumptions that informed the approach are set out in full within the assessment(11).
References:
(10) Evidence of the need for affordable housing in Salford” – Salford City Council (December 2014)
(11) Local plan - Assessment of residential viability” – Salford City Council (November 2016)
9.59 Separate requirements are set for different types of schemes in different areas, reflecting the fact that the viability assessments demonstrate that there are significant differences between them in terms of their viability and therefore their scope to support affordable housing. The viability appraisals indicate that the provision of affordable housing in high density apartment schemes (at a 10% level made up of intermediate dwellings) would only be viable currently in the premium sales value areas. However, there is clear evidence that the high density apartment market is very successful in Salford, and it is anticipated that there will increasingly be the potential to deliver affordable housing as part of such schemes, helping to ensure more inclusive developments. It is therefore considered appropriate to apply a 10% affordable housing requirement comprised of intermediate dwellings for all high density apartment schemes across the whole city.
9.60 All areas of the city have a minimum requirement of at least 10% affordable housing, given the very high importance that the city council attaches to meeting affordable housing needs. Recent viability evidence indicates that the provision of developer-subsidised affordable housing, when taken together with other planning obligation requirements, could make development unviable in the low and low/mid locations. However, this will not always be the case, and there will be opportunities in such locations to deliver developer-funded affordable housing. Where this is not possible, developers should consider alternative means of funding affordable housing provision on their sites, for example through partnership arrangements with registered providers. This approach is flexible enough to respond to site-specific viability issues, whilst maximising the delivery of affordable housing and ensuring that all developments contribute to sustainable communities.
9.61 Where a scheme as a whole exceeds the thresholds for when the policy applies, and comprises both houses and apartments, the relevant affordable requirements will be applied proportionately to the houses and the apartments. For example, in a development of 100 dwellings, comprising 60 houses and 40 mid density apartments in the high value area, the following requirements would apply:
| Dwelling type | Total dwellings in scheme | Affordable housing requirement | Affordable dwellings |
|---|---|---|---|
| Houses | 60 | 40% | 24 |
| Mid density apartments | 40 | 20% | 8 |
| Total | 100 | 32 |
9.62 The required tenure mix in the policy has been derived from a range of housing and other socio-economic data including the 2011 Census; the findings of the city council’s and Greater Manchester’s published Strategic Housing Market Assessment and evidence of the need for affordable housing; the objectives of securing mixed communities and greater diversity in the stock; the longer term sustainability of neighbourhoods; and financial viability. Furthermore, regard has been had to criterion 1 of policy H1 relating to new developments being required to contribute towards a balanced mix of dwellings in the local area.
9.63 It is recognised that there may be site-specific circumstances where a lower level of provision, a different tenure mix or no provision at all may be appropriate given the financial viability of development. Policy DP3 (Planning conditions and obligations) of the Local Plan sets out when development will be permitted if an applicant cannot provide the full obligations required to mitigate its impact.
9.64 There is a demonstrable affordable housing need across the city for houses and apartments, and properties ranging from one bedroom to four bedrooms or more. It is considered impracticable and potentially undeliverable for each individual development to make provision to meet all of the varied needs that have been identified. Therefore, the approach set out in the policy is that where affordable housing is required, the starting point is that the type and size of the affordable dwellings should reflect the development as a whole. Given that new developments across the city when taken on a cumulative basis will provide a full range of types and sizes, this approach will ensure that new developments will be making provision that contributes towards meeting the identified affordable housing need for different property types and sizes.
9.65 Where a registered provider (RP) is involved, the developer should normally build the dwellings to the specification of the RP and sell them to the RP at an agreed discount on the sale price. This discount will be based on the projected rental income and the RP’s borrowing limits, and will vary by location, property type, number of bedrooms, and tenure to be provided.
9.66 The desirability of providing affordable housing on-site, or funding off-site provision through a commuted sum, will be determined on a case-by-case basis. Any such decision will take into account the benefits of securing a mix of housing within the site and/or the local area, as well as how the funding available could be most effectively used to meet the identified housing need within Salford. Where a financial contribution is considered appropriate, the approximate cost of on-site provision to the developer will be established and the developer will pay this value to the city council. The cost to a developer of providing affordable housing is different by tenure and location, and so account will be taken of the tenure mix and proportion of affordable housing that would normally be sought on-site when calculating the value of the financial contribution. The spending of the commuted sum may vary from the exact basis for that calculation if this would more effectively meet the latest evidence on housing need at the time of expenditure.
9.67 Where a financial contribution has been agreed the city council will expect the developer to enter into a section 106 agreement which will set out details including the timing of the payment and the point at which it is calculated, and the timescale within which it will be used. Any payment received will be held in a ring-fenced account and will be used to support affordable housing delivery.
9.68 The government has recently consulted on changes to national planning policy to expand the definition of affordable housing to include a wider range of products, including discounted market sale “starter homes”(12). The response from government to these consultations is unknown at the time this policy was drafted; given the uncertainty around this the city council’s draft Local Plan policy on affordable housing only gives consideration to the delivery of affordable housing tenures currently defined in Annex 2 of the NPPF. This may need to be amended depending on the government’s response to the consultations, but initiatives such as Starter Homes and Help to Buy sit outside the definition of affordable housing for the purposes of this policy.
Please see Figure 7 Residential Value Areas available in the downloadable documents section.
Reference:
(12) Homes offered to buyers at a minimum 20% discount off open market value exclusively to first-time buyers under the age of 40.
The conversion of existing houses into any of the following uses will be carefully controlled to ensure that a good supply of houses is maintained within Salford and the positive character of neighbourhoods is protected:
A) Apartments
B) Student housing
C) Houses in multiple occupation
D) Hotels and guest houses
E) Residential institutions
F) Hostels, children’s homes and similar uses
G) Non-residential uses such as offices
Conversions to any of the above uses will only be permitted where it can be demonstrated that the proposal would not, either individually or cumulatively with other completed developments and schemes with planning permission:
1) Have an unacceptable impact on the positive residential character of the surrounding neighbourhood, having particular regard to potential increases in:
a) Noise and disturbance;
b) On-street car parking;
c) Waste management; and
d) Population turnover levels that could reduce community stability; and
2) Result in any house that is in use as a single dwelling being immediately adjacent to more than one property in any of the above uses.
New build developments in categories C-G will be judged by the same criteria.
Some changes of use may constitute development but not require planning permission because of permitted development rights set at the national level. If there is evidence that such changes of use are having a significant negative impact on the character of residential neighbourhoods then the city council will introduce an Article 4 Direction covering part, or all, of Salford to remove the relevant permitted development rights.
Reasoned justification
9.69 More than half of all new dwellings in Salford will be in the form of apartments, and it will be important to ensure that the supply of existing houses is protected and maintained as far as possible so as to ensure that there is a good mix of housing opportunities across the city. This supply of new apartments will mean that there should be little need for existing houses to be converted into apartments, except where this is required to meet an unmet need in a particular local area. Where conversions do take place, it is important that they meet the same size standards as new build properties identified in policy H5, to ensure an appropriate level of amenity for their occupiers.
9.70 There are a number of other residential uses that are essential to a successful society and sustainable communities, such as nursing homes, children’s homes and hostels. Finding appropriate and cost-effective accommodation that helps to integrate the occupants into the local community rather than separating them from it can be difficult, and the conversion of houses that are currently being used as single dwellings may sometimes provide the best opportunity.
9.71 It is important that conversions to other residential uses, and to more commercial uses such as offices and hotels, are carefully controlled so that they do not compromise the attractiveness of the wider neighbourhood as a residential location. Some uses can be quite transitory in nature, having a relatively rapid turnover of occupants, and consequently a high concentration of such uses can adversely affect the stability of a neighbourhood. Some uses can also increase the pressures on their surroundings, due to an increase in the number or a change in the type of occupants, which for example can result in significant increases in demand for on-street car parking in areas which may already struggle to meet existing demand, and greater levels of activity that can adversely impact on residential amenity. Waste management can be a problem for apartments in particular, given the number of different bins required for effective recycling and the limited outside space that may be available. It is also beneficial if uses such as hostels, care homes and children’s homes can be spread across the whole city so that they are easily accessible for all communities.
9.72 In determining the potential for any individual proposal to adversely impact on the character of an area, it will be necessary to take into account the effects of changes of use that have already taken place as well as those that have planning permission but have yet to be implemented. Some of the changes of use that have taken place may not have required planning permission, but could still contribute to a cumulative impact with new proposals.
9.73 To avoid any individual house that is being used as a single dwelling from suffering from a disproportionate impact, it is considered appropriate to avoid a situation where they could have more than one of the uses identified in the policy immediately next to them. This would include properties directly behind and opposite, as well as to either side of them. Where appropriate, a more relaxed approach will be taken on main roads near town and local centres, where a broader mix of uses can generally be expected.
9.74 Article 4 Directions can be introduced to bring certain changes of use under planning controls so that they would require planning permission rather than being permitted development. The city council considers that there is evidence to justify introducing an Article 4 Direction to require planning permission for the change of use from a single dwelling house to a small house in multiple occupation (that falls under use class C4). The city council will take the necessary steps to put this Direction in place by the end of 2017 and will keep the potential introduction of other Article 4 Directions under review throughout the plan period.
9.75 It is important to note that some of the uses covered by this policy may not always require planning permission for a conversion from a house being used as a single dwelling, because they may be subject to permitted development rights or the proposed use may be judged not to be materially different from the existing use. It will therefore not be possible to apply this policy in such situations.
A broad range of housing choices will be secured for older people in Salford, maximising their ability to live independent lives and retain control over their accommodation and services, including through:
A) Requiring almost all new dwellings to meet the accessible and adaptable standards under Requirement M4(2) of the Building Regulations (see Policy H6);
B) Measures that enable people to stay within their existing homes, such as physical adaptations and energy efficiency enhancements provided there is no unacceptable impact on the amenity of neighbouring properties; and
C) The improvement of existing, and the development of new, specialist accommodation, including sheltered housing, extra care housing, nursing homes and residential care homes.
New residential accommodation specifically targeted at older people should:
Given the increased scale of demand, where practicable, major new residential developments should incorporate housing provision specifically targeted at older people.
Reasoned justification
9.76 The latest projections produced by the Office for National Statistics indicate that one-third of the population increase in Salford over the period 2015-2035 will be people aged 65 or over, equating to almost 15,000 people overall(13). Although this is a significant increase, the speed of growth in the number of older people is expected to be even greater for the North West as a whole, where people aged 65 or over are forecast to account for all of the region’s population growth. Similarly, the number of households in Salford in which the household head is aged 65 or over is forecast to increase by 44% over the period 2015-2035(14).
9.77 This increase in the number of older people and households in Salford is to be welcomed, but it is likely to present some challenges particularly in terms of ensuring that appropriate housing is available to meet everyone’s needs. The relationship between housing quality and health is especially important for older people, and so providing suitable accommodation has much wider benefits.
9.78 A key principle in meeting the housing needs of older people will be to maximise their ability to live independently for as long as they are able and wish to do so. It will also be vital that they feel empowered to make choices regarding their accommodation and housing-related services.
9.79 Many of the 10 key design elements for new housing identified by HAPPI are recognisable from good design but they have particular relevance to the spectrum of older persons’ housing needs. The design elements relate to: space and flexibility; daylight in the home and in shared spaces; balconies and outdoor space; adaptability and ‘care ready’ design; positive use of circulation space; shared facilities and ‘hubs’; plants, trees and the natural environment; energy efficiency and sustainable design; storage for belongings and bicycles; and external shared services and ‘home zones’.
9.80 The housing needs of older people will vary enormously, and so the emphasis in the Local Plan is on ensuring that there is a wide range of measures and types of accommodation, rather than focusing on any single solution. The requirement in Policy H6 that new dwellings be designed to meet an accessible and adaptable standard will be particularly important, as it will help to maximise the adaptability of new housing and the ability of people to remain in their homes as their needs and circumstances change.
9.81 Although the majority of older people will live in mainstream housing, it is likely that new specialist accommodation will be required during the Local Plan period, and such provision can help people to downsize and free up family houses for others. The precise amount and type of specialist accommodation required will depend on a range of factors including the choices of individual people and households. Identifying sites for such provision can be challenging, and it may therefore be appropriate in some circumstances for major new housing developments to incorporate some provision specifically for older people.
9.82 Where specialist accommodation is provided, it will be important to ensure that it functions effectively, is integrated with rather than isolated from the wider area, provides residents with a high level of amenity, and enables them to live independently as far as possible for example by ensuring it is located close to local facilities and services. For some types of accommodation, the requirements of Policy H8 (Conversion of existing houses, and new build residential developments of non-self-contained units) will be relevant. Policy H7 (Affordable housing) will not be applied to residential institutions and other types of accommodation for older people that do not fall within the definition of a dwelling set out in Policy H2.
9.83 As well as considering housing needs, it will also be important to ensure that the requirements of older people are appropriately reflected in development more generally, for example in terms of the design of public spaces and the type of recreation facilities that are provided. This will help to ensure that all areas of the city embody the concept of “lifetime neighbourhoods” as far as practicable.
References:
(13)"2014-based sub-national population projections” – Office for National Statistics (June, 2016)
(14) “2014-based household projections” – Department for Communities and Local Government (July 2016)
10 new pitches (5 permanent and 5 transit) for gypsies and travellers will be provided in Salford, with land to meet this need being allocated at land off Duchy Road, Irwell Riverside (allocation H10/1).
76 additional plots for travelling showpeople will be provided in Salford. In addition the current Fairways travelling showpeople site in Lower Broughton, which accommodates around 50 plots, will be relocated due to it being at risk of flooding. Work is ongoing to identify a site or sites to meet the identified need.
New sites to meet the needs of gypsies and travellers and travelling showpeople will be supported where they
Reasoned justification
9.84 Salford is already well served with sites for travelling people, with one site for gypsies and travellers at Duchy Road providing 31 pitches, and three sites for travelling showpeople at Lower Broughton, Charlestown and Little Hulton collectively providing 99 plots.
9.85 The latest Greater Manchester Gypsy and Traveller Accommodation Assessment (GTAA)(15) identifies a need in Salford for five additional permanent pitches and five transit pitches over the period 2014-2034. The Duchy Road allocation (H10/1) is 1.4 hectares in size and forms a natural extension to the existing permanent gypsy and traveller site on Duchy Road. It is capable of accommodating around 35 pitches in total, and will be protected to ensure that Salford can meet the need for gypsy and traveller accommodation in the much longer term.
9.86 The GTAA also identifies a need for 76 additional travelling showpeople plots over the period 2014-2034. The existing ‘Fairways’ site for travelling showpeople at Clarence Street in Lower Broughton, which is the largest in the city providing around 50 plots, is subject to a greater than 1 in 100 year risk of flooding. Given the potential implications for health and safety, the relocation of this site is considered to be an important priority within the city as far as the provision of new sites for travelling showpeople is concerned.
9.87 The criteria in the policy reflect the issues that are most likely to be significant for new sites, both in terms of determining planning applications, and allocating a site or sites for travelling showpeople.
Reference:
(15) “Greater Manchester Gypsy and Traveller Accommodation Assessment: final report” ARC4 (December 2014)
New purpose-built student housing in Salford should be concentrated within and immediately adjacent to the University of Salford campuses at Peel Park/Frederick Road and Salford Quays, in order to minimise the need to travel and maximise the vitality and vibrancy of those areas.
The limited provision of purpose-built student housing elsewhere will be permitted where:
Reasoned justification
9.88 The universities within the City Centre, including the University of Salford, are essential facilities that contribute to the economic growth and social advancement of Greater Manchester. It is therefore important that appropriate housing is available to accommodate the students of those universities. Some of this accommodation will be open market housing (for example in shared houses or in new private rented sector (PRS) apartment schemes), but a significant amount is likely to be designed specifically for students and it is this type of purpose-built accommodation that is covered by this policy.
9.89 The provision of significant levels of on-site student accommodation is an integral part of the university’s vision for transforming its main Peel Park and Frederick Road campus. It will enhance the liveliness and successful functioning of the campus, thereby helping to attract and meet the aspirations of students. This will in turn support the university’s role as a key economic driver and educational facility. Consequently, the campus is considered to be a priority location for new purpose-built student housing. Alongside the Peel Park and Frederick Road campus, part of Salford Quays is also a priority location, given the proximity to the MediaCityUK campus where over 1,500 students are currently taught.
9.90 It will be important to minimise private car use and encourage walking and cycling as far as possible, particularly given the existing high levels of traffic in the areas around the university campuses and their good public transport accessibility. It will also be important to ensure that students have good access to the everyday facilities and services on which they rely. This all points towards focusing any off-campus student accommodation in the areas immediately around the campuses, and along the main Chapel Street corridor into the heart of the City Centre, where accessibility levels and student-oriented facilities are greatest.
9.91 The future scale of demand for student accommodation is difficult to determine and is constantly evolving as it is influenced by a broad range of factors, including the overall quantity of accommodation, tuition fees, private sector rental levels and graduate employment prospects. It is therefore essential that any new student accommodation is designed to be easily converted to apartments or other uses in a way that would meet policy requirements on the size and mix of dwellings, so that any potential oversupply due to changing patterns of demand does not result in redundant, unusable buildings. It will also be important for development proposals to demonstrate as far as possible that there is likely to be sufficient demand for them so as to minimise the potential need for such conversions. Early discussions with the University of Salford and Salford City Council are therefore encouraged.
9.92 High concentrations of student accommodation can significantly change the character of an area. Within the City Centre and parts of Salford Quays, this is unlikely to be a major issue on most sites, provided that schemes are of a modest scale, given that people will generally expect a busier and more vibrant atmosphere in these parts of the city. However, within lower density housing areas there is much greater potential to negatively impact on neighbourhood character and so large numbers of student units are unlikely to be appropriate. It will be essential that the design of student housing meets the same high quality standards that would be expected of any other type of development, so that it makes a positive contribution to the local area.
Monitoring
9.93 The main indicators that will be used to monitor this chapter are:
| Indicator | Target |
|---|---|
| Net additional dwellings | 34,900 (2015-2035) |
| Net additional dwellings by sub-area | See Policy H2 |
| Net additional dwellings since 2015 compared to phasing in Policy H2 | No under-provision |
| Proportion of new dwellings that are houses | At least 30% (2015-2035) |
| Proportion of dwellings that are vacant | Less than 3% by 2021 |
| Supply of suitable, available and achievable sites for housing | Five-year supply at all times |
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