Economy

Adopted Unitary Development Plan

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Introduction

4.1 A healthy economy is fundamental to urban regeneration and to the UDP's goal of enhancing the quality of life for Salford residents. The UDP can be a major influence on commercial and industrial activity through the allocation of land, measures to improve working environments and the provision and improvement of support infrastructure such as road and rail links.

4.2 This section of the UDP deals with the industrial and commercial sectors of Salford's urban and rural economy. Tourism, retailing and mineral extraction are also important commercial activities which are dealt with elsewhere in the plan.

4.3 The city's economy is not an independent entity but is an integral part of the economy of Greater Manchester and the North West Region. This relationship can be illustrated, for example, by the high proportion of Salford residents who work outside the city's boundaries, particularly in Manchester City Centre and Trafford Park, and by the large number of jobs within Salford which are occupied by people who live outside the city. The city's economy is also strongly influenced by national and international forces.

4.4 New technology, changing investment patterns and moves towards a more fully integrated European market have had a dramatic effect on Salford over the past 20 years. Major job losses have occurred in the city's traditional industries such as engineering, chemicals and the Docks. Between 1965 and 1989, Salford lost over 45,000 jobs, more than 32% of its total, despite gains in service sector employment. Job losses were particularly acute in the Inner City areas and among the older and younger members of the workforce. The shifting emphasis from manufacturing to service sector employment has also led to changes in the type and quality of new jobs becoming available and this has implications for training and re-training initiatives.

4.5 The City Council has actively pursued a policy of economic revitalisation, often involving partnership between the public and private sectors. Examples of this policy in action can be seen in the development of Salford Quays, the redevelopment of the former Enterprise Zones and the renewal of the three existing Industrial and Commercial Improvement Areas (ICIA's) at Patricroft, Chapel Street and Pendleton and the two former ICIA's at Bury New Road and Cambridge Street. The establishment of the Trafford Park Urban Development Corporation is another example of regeneration based on partnership with the aim of promoting regeneration of the older industrial areas on both the north and south sides of the Manchester Ship Canal including the former Irlam Steel Works at Northbank and the industrial areas at Eccles and Weaste.

Strategy (Part I)

4.6 The Plan's economic strategy is based on two broad objectives:

strengthening the local economy through consolidation, diversification and growth; and
maximising job opportunities for Salford residents to combat high unemployment.

4.7 The plan's economic strategy needs to be sufficiently dynamic and flexible to attract new jobs and create the right kind of conditions in which new firms can flourish. Proposals have been designed to capitalise on the City's many strategic assets such as its excellent communications network, proximity to the Regional Centre and the presence of higher education establishments with a track record of business enterprise. The strategy also needs to be geared towards protecting existing sources of employment and towards enabling Salford residents to compete in the jobs market.

4.8 A significant part of the strategy is the identification of a broad range of economic development sites, in terms of size, location and environmental characteristics, in order to accommodate a wide variety of employment uses, and secure an appropriate distribution of employment opportunities. This `balanced portfolio' approach is set out in the plan in order to ensure the supply of industrial and (non-retail) commercial land in relation to the requirement for different types of sites. The categories of this portfolio do not necessarily relate to those set out in the Town and Country (Use Classes) Order and will be interpreted and applied flexibly as land requirements may change over the next 10 years. They do however represent preferred uses for the sites within the total land supply.

4.9 Salford's balanced portfolio includes two major high amenity sites for high-technology industry in strategic locations at Barton and Agecroft which are seen as sites of regional importance, in accordance with Strategic Planning Guidance. It also contains specific sites for office development which are in addition to further opportunities likely to arise in many of the zones within Central Salford (see Chapter 13). These allocations take advantage of opportunities afforded by the establishment of Salford Quays as a major office location and the proximity of much of Central Salford to the Regional Centre. Finally, land is allocated for business/hi-tech and industrial/warehousing uses, in order to accommodate anticipated development needs over the plan period, and to reflect the availability of suitable sites.

4.10 Another strand of the strategy is consolidation and improvement of the City's existing employment areas, particularly those which suffer from environmental, access and infrastructure problems. The council's approach, tailored to individual need, will seek to ensure the success of existing improvement areas, will encourage the declaration of new improvement areas, and will promote selective improvement measures to other industrial estates.

4.11 Major investment will be required in the fields of education and training to increase Salford residents' accessibility to jobs. Whilst this is largely outside the scope of the UDP, the plan can help by promoting the improvement of the City's transportation network and identifying land for training facilities.

4.12 The plan also has an important role to play in reconciling potential conflicts between economic revitalisation and environmental quality. A thriving economy does not always go hand-in-hand with a better environment. UDP policies are geared towards the careful control of economic development in environmentally sensitive areas such as housing areas, the Croal-Irwell Valley and the Green Belt, the relocation of bad neighbour uses, and the improvement of industrial and commercial environments. The strategy also recognises the concept of sustainability as an important part of the planning system. This is reflected in many of the policies particularly in relation to the Agecroft site (EC10/2) and policy EC6 "Existing Enterprises in Environmentally Sensitive Areas".

4.13 Priorities will focus on:

the direction of activity towards the Investment Priority Area and the Corridor of Opportunity;
the promotion of a balanced portfolio of development sites, including major high amenity sites for high technology industry at Barton and Agecroft;
schemes which result in the creation of jobs which are accessible to Salford residents; and
schemes which assist with the retention and expansion of existing firms.

4.14 This strategy is in accordance with Strategic Planning Guidance which calls for revitalisation of the sub-regional economy, identification of a comprehensive range of development sites, the provision of high amenity sites for high technology industries, the regeneration of the upper reaches of the Manchester Ship Canal and support for the Mersey Basin Campaign.

A Balanced Portfolio of Sites

Policy (Part I)

EC1 - The City Council will seek to ensure the provision of an adequate supply of land for industrial, warehousing, business and office development, through the allocation of approximately 340 hectares of land for employment purposes. The City Council will also seek to maximise the range and choice of sites available for such development through the identification of a `balanced portfolio' of development opportunities. Categories within the balanced portfolio will comprise:

   A. Major High Amenity Sites for High Technology Industry in Strategic Locations;
   B. Sites for Office Development;
   C. Sites for Business and High Tech Uses;
   D. Sites for Industry and Warehousing; and
   E. Sites/Premises for Small and Starter Firms.

In seeking to identify sites within specific categories of the balanced portfolio the following criteria will apply:

A. Major High Amenity Sites for High Technology Industry in Strategic Locations

   i. a minimum size of 20 hectares;
   ii. existing or potential high quality private and public transport links;
   iii. existing or potential high quality environmental setting; and
   iv. location preferably within the urban area.

B. Sites for Office Development

   i. preference for the following locations:
       a. Central Salford;
       b. Salford Quays;
       c. The Crescent; and
       d. Salford's District Centres
           (Eccles, Swinton and Walkden Town Centres and Salford Precinct);
   i. good communications;
   ii. a high quality environment;
   iii. ability to accommodate adequate car parking and servicing; and
   iv. compatibility with other relevant policies and proposals of the UDP.

C. Sites for Business and Hi-Tech Uses

   i. good communications;
   ii. a high quality environment;
   iii. links to higher education establishments; and
   iv. compatibility with other relevant policies and proposals of the UDP.

D. Sites for Industry and Warehousing

   i. good communications;
   ii. ability to meet the expansion and relocation needs of local firms;
   iii. compatibility with the surrounding area; and
   iv. compatibility with other relevant policies and proposals of the UDP.

E. Sites and Premises for Small and Starter Firms

   i. compatibility with the surrounding area;
   ii. ability to accommodate adequate parking and servicing; and
   iii. compatibility with other relevant policies and proposals of the UDP.

Reasoned Justification (Part II)

This policy reflects the need for a supply of land and premises which can accommodate a wide variety of modern business requirements, and allow for the provision of employment opportunities in accordance with regional and local needs. The supply, or portfolio, of land and premises includes two strategic high amenity sites for high technology industry, at Barton and Agecroft, which together total approximately 167ha (412.5 acres), as well as a range of sites for different types of industrial, warehousing, storage and office development. In total, approximately 340 hectares (840 acres) of land has been allocated in the plan for different types of economic development. Not all of this land is immediately available for development, and indeed a significant number of sites making up the total supply require reclamation and the provision of infrastructure which is likely to take a number of years, possibly longer than the plan period, to achieve. Over the period 1981 to 1991, approximately 180 hectares of land were developed for industrial and office uses and, bearing in mind the qualifications outlined above, it is felt that the 340 hectares allocated in the plan provides an appropriate supply for the period up to, and possibly beyond, 2001.

A. Major High Amenity Sites for High Technology Industry in Strategic Locations

In Strategic Planning Guidance, the Secretary of State, invited the local authorities within the conurbation to jointly identify opportunities in strategic locations for the provision or creation of major high amenity sites for high technology industry. Such sites will be attractive to investors from outside the region and therefore, help to develop and diversify the local economy.

The criteria listed in this category are those used for the purposes of the Association of Greater Manchester Authorities' Strategic Sites Study and two sites have been identified as a result of this work - Barton and Agecroft Valley (See Policy EC10).

B. Sites for Office Development

This category refers in particular, to high density office developments normally associated with central business districts. Office developments of this type will help to diversify the City's economic base by encouraging the growth of the service sector.

In general, investment will be encouraged to concentrate in established centres, thereby helping to maintain their prosperity. However, it is recognised that not all office uses are suited to such locations and consideration will be given to `out-of-centre' proposals, especially office headquarter uses on the Barton high amenity site for high technology industry.

Also, in appropriate circumstances, the re-use of non-commercial buildings for offices will be considered.

C. Sites for Business and Hi-Tech Uses

In general these sites will accommodate research and development and light industrial uses, carried out in buildings of good quality design and offering a significant degree of flexibility. Again, it is intended that the provision of this type of site will encourage uses which will help to diversify the City's economic base. Whilst the allocation of major high amenity sites will do most to attract hi-tech uses, more indigenous and smaller hi-tech business orientated firms can be accommodated by providing a wider range of smaller sites.

The definition of hi-tech business use is often unclear and it is intended here that it should include firms which are:

a. accommodated in buildings constructed to a high specification and with a degree of flexibility; and

b. engaged in a range of hi-tech uses (for example research and development or advanced engineering processes).

In allocating sites, full advantage will be taken of existing and potential links between local higher education establishments and industry.

D. Sites for Industry and Warehousing

This category refers to general industrial and storage/(non-retail) distribution uses and in appropriate circumstances may include special industrial uses and uses such as scrap yards. Light industrial uses are also included in this category.

The identification of sites for traditional industry and warehousing will provide opportunities for the City to maintain it's existing industrial base. These uses provide jobs suited to the skills of many of the City's residents. Different types of industrial and warehousing uses have different locational requirements and this is reflected by allocating a range of sites. However, activity in this sector can often be achieved by encouraging infill developments or minor expansions of existing industrial and commercial areas. In accommodating these uses, care will be taken not to adversely affect the amenity of the surrounding area.

It is likely that a significant level of resources will be required to bring forward land in this category for development as much of the land in question is constrained.

E. Sites and Premises for Small and Starter Firms

This category refers to small scale, workshops, light industrial, craft and office uses. It is aimed at encouraging small scale companies and starter firms, including community businesses. If these businesses are based in residential areas, it is essential that they are compatible with surrounding uses. The provision of suitable and reasonably priced sites and premises will be essential for the encouragement of new firms which not only provide locally based employment but also have potential to develop into the large employers of tomorrow. The provision of sites and premises alone is unlikely to be sufficient to stimulate activity however, and proposals will often need to be worked up in tandem with other initiatives, such as training. In implementing this policy, encouragement will be given to the use of various public sector grants. These grants are particularly focused on stimulating activity in the inner city.

Preparing Land for Development

Policy (Part I)

EC2 - The City Council will encourage and assist in preparing land for industrial and commercial development. Priority will be given to schemes which are:

i. within the Investment Priority Area; and/or
ii. broaden the range of sites available for economic development.

Reasoned Justification (Part II)

Much of the existing industrial land supply is to varying degrees either physically constrained and/or not immediately available for development. In many cases, a significant amount of investment will be needed in order to bring these sites forward for development. In view of limited resources, priorities for this investment will need to be determined. Activity should focus on the Investment Priority Area where economic problems are most acute. However, in maintaining the supply and range of sites, it may also be necessary to encourage investment in selected sites outside the Investment Priority Area.

In schemes which involve the reclamation of derelict land, Policy EN9 in particular, will also apply.

Re-Use of Sites and Premises

Policy (Part I)

EC3 - Where existing industrial and non-retail commercial sites and/or premises become vacant, the City Council will seek to re-use or redevelop them for similar or related uses, except where one or more of the following criteria apply:

   i. the sites and/or premises could be used for other purposes without a resulting material or unacceptable shortfall in the range of sites and/or premises available for economic development;
   ii. alternative employment generating development would be more appropriate (for example, tourism/leisure uses); or
   iii. there is a strong environmental case for rationalising land uses or creating open space.

Reasoned Justification (Part II)

A significant amount of economic activity arising during the plan period can be accommodated within existing premises, either by increasing the capacity of existing firms or reusing vacant premises.

Although there is a presumption in favour of re-using industrial and non-retail commercial buildings and land for similar uses, this will be conditioned by market demand and scope for achieving wider environmental benefits.

As far as the change of use or redevelopment of a sui generis use is concerned, the council will treat each planning application on its merits and assess it against normal development control criteria and other relevant policies of the UDP.

Improvements to Employment Areas

Policy (Part I)

EC4 - The City Council will seek to improve employers operating conditions by encouraging the improvement of land and premises and promoting improvement of employment areas generally. The City Council will give priority to those schemes which:

   i. are within the Investment Priority Area;
   ii. maintain or create employment;
   iii. maximise levels of investment by combining a number of funding sources;
   iv. result in a significant improvement in the wider environment; or
   v. improve security.

Reasoned Justification (Part II)

The operating conditions of existing employers can be greatly assisted by physical works and environmental improvements. This will be particularly useful where firms are undergoing restructuring.

Apart from enhancing the image of the City, the improvement of the environment in existing industrial and commercial areas will benefit employees' working conditions, create confidence for employers and encourage further investment.

Specific measures include:

   i. access improvements;
   ii. the preparation of land for expansion;
   iii. provision of improved car parking, loading and unloading facilities;
   iv. improvements to services;
   v. repairs and improvements to the structure of buildings including schemes which enhance security;
   vi. encouraging the improvement of prominent buildings;
   vii. encouraging the clearance and redevelopment of obsolete buildings and vacant land;
   viii. landscaping of vacant sites, where appropriate, taking the opportunity to create wildlife habitats;
   ix. declaration of industrial and commercial improvement areas (ICIA's) where a combination of measures is appropriate.

Conversion of Existing Buildings to Employment Generating Uses

Policy (Part I)

EC5 - In considering planning applications for the change of use of an existing building or buildings to employment generating uses, the City Council will have regard to the following factors:

   i. the likely impact on residential amenity;
   ii. the ability of the land associated with the building or buildings to accommodate parking and servicing requirements;
   iii. the availability of other suitable sites or premises within the local area;
   iv. whether the proposal comprises a suitable re-use for a listed building in accordance with Policy EN12;
   v. whether the proposal complies with relevant policies and proposals of the UDP; and
   vi. whether the proposal would assist and support the diversification of the rural economy.

Reasoned Justification (Part II)

Certain existing non-commercial buildings such as large houses, churches or schools, can provide opportunities for conversion to employment generating uses, such as offices or workshops. This can provide valuable local job opportunities and may support the vitality of a local centre. In certain instances it may be one of only a few viable options for preserving a listed building.

However, these changes should not be encouraged if they detract from the surrounding environment or residential amenity. Conversion schemes will only be permitted where they comply with relevant policies and proposals of the UDP.

Existing Enterprises in Environmentally Sensitive Areas

Policy (Part I)
EC6 - In considering proposals from firms to expand in environmentally sensitive areas, the City Council will require that the applicant demonstrates that there is an exceptional economic, physical or other justification for such proposals. Where proposals are considered to be acceptable in principle, particular weight will be given to scale, siting and design.

Reasoned Justification (Part II)

A number of the City's employers are situated in environmentally sensitive areas such as the Croal-Irwell Valley. Whilst recognising the contribution these firms make to providing employment opportunities, any development proposals in these areas will need to have full regard to the policies as set out in the Environment Section of this plan (See Chapter 5). Furthermore, proposals must be in accordance with Policy DEV1, and particular emphasis will be given to scale, siting and design in order to take full account of existing environmental conditions.

Industry and Commerce in Residential Areas

Policy (Part I)
EC7 - The City Council will support employment initiatives within residential areas where they do not have an unacceptable effect on the character, environment or amenity of these areas.

This policy refers to new development, changes of use, and the extension of existing premises.

Reasoned Justification (Part II)

Many small-scale manufacturing and service industry activities [especially those classified as B1 in the 1987 Town and Country Planning (Use Classes) Order] can be carried out in residential areas without adverse environmental effect. Indeed, when located in such areas they often provide a valuable source of local employment.

Relocation of Bad Neighbour Uses

Policy (Part I)
EC8 - The City Council will encourage the relocation of uses which do not conform with and which have a serious detrimental effect on the character, environment or amenity of their surrounding area.

Reasoned Justification (Part II)

An acceptable balance will be sought between supporting existing industry and the pursuit of other objectives such as environmental improvement and housing amenity. Direct action by the City Council will be subject to the availability of the necessary resources.

Hazardous Uses

Policy (Part I)
EC9 - The City Council will strictly control the location and operation of further hazardous installations (including the expansion/intensification of existing installations). Proposals for hazardous installations will not normally be permitted unless the City Council, as far as it is able, is satisfied that there is no risk to the public.

Reasoned Justification (Part II)

Some industrial activities, as a result of the processes involved or the type and quantity of material used and stored, create risks which affect a wider area. The Government has identified these as `hazardous installations'. The City Council will attempt to prevent the creation of any further hazardous installations where significant adverse effect on land, people or buildings may occur. In considering such proposals the City Council will consult with the Health and Safety Executive.

Major High Amenity Sites in Strategic Locations

Policy (Part II)
EC10 - The following sites are allocated as major high amenity sites for high technology industry.

Barton (116.3ha)
Agecroft Valley - land comprising the former Agecroft Colliery and the former Brindle Heath Junction (51.2ha)

Reasoned Justification (Part II)

The Secretary of State's Strategic Planning Guidance for Greater Manchester requires Unitary Development Plans to identify opportunities in strategic locations for the provision or creation of major high amenity sites for high technology industry. Such sites should preferably be within the existing urban area and have good access to motorways and public transport. Within Salford two such sites have been identified.

1. Barton

Barton lies between Eccles and Irlam, to the south of the A57, close to the M62. It has been included in the Greater Manchester Strategic Sites Study and represents a development opportunity of importance to the whole conurbation.

The site is considered to represent an opportunity to allocate a major high amenity site for high technology industry in accordance with the criteria set out in Policy EC1A:

i. it is 116.3 hectares in size;
ii. it is adjacent to a major motorway interchange and the Manchester Ship Canal;
iii. the site is both large enough to create it's own internal environment and is within a good environmental setting;
iv. it is in a location, which is likely to be attractive to a range of high technology users; and
v. it is within easy access of Manchester International Airport.

Full development of the site will require the provision of a link road between the A57, Liverpool Road and the M62 Motorway (see Policy T6ii). Prior to considering any planning application to develop the whole site (or in the event of a phased development, prior to the consideration of each phase), a Traffic Impact Assessment will be carried out jointly with the Department of Transport, to assess the accessibility of the site and the impact of any proposed development on the existing and future trunk and local road network. This will help to achieve a reasonable balance between land use and infrastructure and ensure that the development is successful by indicating the way in which the safe and efficient flow of traffic on the road network can be achieved.

A planning brief for the site will be prepared in full consultation with the relevant land owners. The planning brief will emphasise the need for high quality development and will provide more detailed guidance on the following issues in particular:

    a. the desired mix of uses;
    b. the amount of land which is to be reserved for high technology uses;
    c. the design and layout of development;
    d. the phasing of development
    e. the provision of on and off site infrastructure, including the proposed link to the M62 motorway (see Policy T6ii);
    f. the provision of public transport facilities;
    g. the provision and/or protection of open space;
    h. the need to preserve a line for a proposed strategic recreation route alongside the Manchester Ship Canal;
    i. the protection of existing public rights of way where possible; and
    j. the account to be taken in any development of the Salteye Brook which runs through the site.

The planning brief will comprise Supplementary Planning Guidance as defined in paragraph 1.5 of the Written Statement.

2. Agecroft Valley

Agecroft Valley is situated between the Manchester to Liverpool and Manchester to Glasgow railway lines, south of Agecroft Road. It is a large site suitable for modern industrial development and is close to a highly populated inner city area. It represents a major high amenity site for high technology industry in accordance with the criteria set out in Policy EC1A.

   i. it is 51.2 hectares in size;
   ii. it adjoins a number of existing bus and rail routes;
   iii. it lies within the Croal Irwell Valley; and
   iv. it is located within the urban area and partly within the inner city.

In addition, an ideal opportunity exists to create links between uses on this site and Salford University.

Environmental considerations are seen as particularly important given the site's location in the Croal-Irwell Valley and as a result of this, a manufacturing park with a strong environmental theme is seen as an ideal use.

A planning brief will be prepared which will provide detailed guidance on how the site will be developed. Necessary works will include links to the highway and rail networks, environmental improvements, provision of open space and the protection of existing public rights of way where possible. Particular attention will be given to the preservation of the amenity of existing residents. The brief will also consider the desired mix of uses and, in particular, define the amount of land that is to be reserved for high technology uses. The planning brief will comprise Supplementary Planning Guidance as defined within paragraph 1.5 of the Written Statement.

In tandem with the site's primary role to attract development with an environmental theme, it is also recognised that part of the site may be suitable for firms relocating from elsewhere in the City. This particularly relates to the southern part of the site which adjoins the Cobden Street area, itself subject to improvement proposals (see Policy EC14/3).

Sites for Office Development

Policy (Part II)
EC11 - The following sites are allocated as office locations within the balanced portfolio in accordance with Policy EC1B:

Huron and Erie Basins, Salford Quays, Ordsall (5.8ha);
Ontario Basin, Salford Quays, Ordsall (0.8ha);
Trafford Road, Salford Quays, Ordsall (1.3ha);
Furness Withy, Salford Quays, Ordsall (0.75ha);
Derwent Street, Ordsall (1.2ha);
Middlewood Street, Blackfriars (1.3ha);
Chester's Brewery, Blackfriars (2.1ha);
Adelphi Street, Blackfriars (0.8ha);
Swinton Hospital, Partington Lane, Swinton North (1.0ha).

Reasoned Justification (Part II)

1. Huron and Erie Basins, Salford Quays, Ordsall

Office development on this site will consolidate Salford Quays' position as a major office location. It is intended that the development will be capable of attracting leading international companies and have scope to incorporate other uses such as an hotel and small scale speciality shopping.

2. Ontario Basin, Salford Quays, Ordsall

The development of this site for offices, or for a mixed use development incorporating offices and speciality retailing, will continue the regeneration of Salford Quays and consolidate its position as a major office location. Part of the site is currently occupied by the Quays Project Office which will need to be cleared to make way for the new development. The site is therefore unlikely to be released until the regeneration of the Quays is nearing completion.

3. Trafford Road, Salford Quays, Ordsall

The mixed development of this site for offices, an hotel, housing and related retail uses will contribute to the regeneration of Salford Quays and help to establish the Quays as a major development location.

4. Furness Withy, Salford Quays, Ordsall

A mixed development comprising offices, leisure and related retail uses in this location would be compatible with the surrounding area and with the regeneration of Salford Quays.

5. Derwent Street, Ordsall

The preferred use of this site is for office development, capitalising on its excellent road links. Alternatively some form of leisure development may be acceptable.

6. Middlewood Street, Blackfriars

This allocation comprises two closely related sites north and south of Middlewood Street. Development for offices will consolidate and improve the surrounding established industrial and commercial area.

7. Chesters Brewery, Blackfriars

This prominent collection of buildings, some of which are listed, is suitable for re-use and refurbishment for a mix of office, leisure, managed workshops and non-food retail uses. A scheme which seeks to retain the listed buildings with selective redevelopment of the remainder of the site would be acceptable.

8. Adelphi Street, Blackfriars

The preferred use of this prominent riverside site is for office or business development, due to its location within an area of predominantly public, commercial and office uses. Its proximity to the Trinity area also makes housing an acceptable alternative.

9. Swinton Hospital, Partington Lane, Swinton North Swinton

Hospital has recently been declared surplus to requirements by the Health Authority. The site is situated close to the Civic Centre and redevelopment for offices is therefore considered appropriate although housing may be a suitable alternative. Consideration may also be given to the use of the site in association with the proposed Law Courts development on the adjacent former Albert Mill site (see Proposal SC15).

Sites for Business and Hi-Tech Uses

Policy (Part II)
EC12 - The following sites are allocated for business and high tech uses within the balanced portfolio in accordance with Policy EC1C:

Frederick Road, Pendleton (0.8ha);
Land off Broadway, Weaste & Seedley (2.6ha);
Broadway, Weaste & Seedley (3.6ha);
Bute Street, Weaste & Seedley (0.6ha);
Albion Way, Blackfriars (4.4ha);
Mode Wheel Locks, Ordsall (5.9ha);
Royal Ordnance Factory, Eccles (10.3ha).

Reasoned Justification (Part II)

1. Frederick Road, Pendleton

A suitable site for the expansion of the University Business Park and well located to increase the links between the University and industry and commerce. It is envisaged that this location will appeal to both indigenous and incoming firms.

2. Land off Broadway, Weaste and Seedley

This site will comprise the final phase of the Metroplex Business Park. It lies within the former Enterprise Zones and is surrounded by other business uses.

3. Broadway, Weaste and Seedley

Whilst development of this site for business uses would add to the success of the adjacent former Enterprise Zones, potential also exists for uses which would take operational advantage of the site's location alongside the Ship Canal. The site is bisected by the proposed Parkway/M602 Link Phase III (see Proposal T16/6) which will improve access to the site for development purposes.

4. Bute Street, Weaste and Seedley

This site is suitable for business development due to its location within the former Enterprise Zones and its good access to the motorway network.

5. Albion Way, Blackfriars

This site enjoys a prominent location on a major road frontage and is close to both the Regional Centre and Salford University. For these reasons it is ideally suited for redevelopment as a business park, complementing nearby developments in the former Enterprise Zones.

6. Mode Wheel Locks, Ordsall

Known as the Chrysalis Business Park, this site will continue the successful development of the former Enterprise Zones. The site benefits from a prominent location close to Salford Quays and the motorway network. Development should allow for public access along the Canal corridor in accordance with Policy R7.

7. Royal Ordnance Factory, Eccles

Redevelopment and re-use of the Royal Ordnance Factory for a science/technology park will retain the site for employment generating uses in an area of high unemployment. Uses are likely to be orientated towards precision engineering and will attract support facilities related to this, including provision for training. A significant amount of infrastructure, including improvements to site access, will be required to bring this site forward for development. The site is adjacent to the Bridgewater Canal, a Site of Biological Importance and this together with the issue of public access to the canal will need to be taken into account when any development plans are being considered.

Sites for Industry and Warehousing

Policy (Part II)
EC13 -The following sites are allocated for industrial and warehousing use within the balanced portfolio in accordance with Policy EC1D:

Weaste Quarry, Weaste and Seedley (18.2ha);
West Egerton Street, Blackfriars (6.0ha);
Windsor Street, Blackfriars (2.6ha);
Upper Wharf Street, Blackfriars (1.6ha);
Eccles New Road, East of Stott Lane, Weaste & Seedley (0.7ha);
Bute Street/Kintyre Avenue, Weaste & Seedley (0.5ha);
Land off Mode Wheel Locks, Ordsall (4.4ha);
Woden Street, Ordsall (1.0ha);
Springfield Lane/Trinity Way, Blackfriars (0.8ha);
Upper Camp Street/Great Clowes Street, Blackfriars (0.6ha);
Duchy Road (North), Pendleton (5.5ha);
Duchy Road (South), Pendleton (0.7ha);
Orchard Street, Pendleton (5.8ha);
Langley Road South, Pendlebury (1.1ha);
Holloway Drive, Swinton North (1.5ha);
Shield Drive, Swinton North (3.0ha);
Invar Road, Swinton North (0.9ha);
Pendlebury Road, Pendlebury (0.8ha);
Lynwell Road, Eccles (0.4ha);
Irwell Grove, Barton (1.4ha);
Lansdowne Road, Particroft (1.8ha);
Cleggs Lane, Walkden North (8.3ha);
Former Lakefield Mill, Norfolk Street, Walkden North (1.5ha);
Moss Lane/Manchester Road, Walkden North (1.3ha);
Moss Lane (West), Walkden North (1.6ha);
Moss Lane (East), Walkden North (1.4ha);
Sharp Street, Walkden North (2.4ha);
Rothwell Street/Manchester Road North, Walkden North (0.9ha);
Lester Road (West), Little Hulton (1.5ha);
Lester Road (East), Little Hulton (1.1ha);
Northbank, Cadishead (42.0ha);
Fairhills Road, Irlam (4.1ha);
Woodrow Way (North), Irlam (0.6ha);
Woodrow Way (South), Irlam (0.5ha);
Liverpool Road, Irlam (1.4ha).

Reasoned Justification (Part II)

1. Weaste Quarry, Weaste and Seedley

The construction of the proposed Parkway Link, connecting Trafford Park with the M602 (Transport Policy T16/4) will open up this site for development. The site is in a predominantly industrial area and, therefore, is suitable for industrial and warehousing development. It has been extensively excavated and tipped and a large proportion may therefore be unsuitable for development. In this case, open space may be an appropriate alternative use. Any development would need to take account of the adjoining Ladywell Hospital.

2. West Egerton Street, Blackfriars

Development of this site will need to be complementary to that at Albion Way (EC12/5). Business uses and general industry will both be suitable on this site. An element of A2 use will also be considered as part of a wider industrial/business proposal. Ground condition problems associated with the site will need to be overcome. This site may also offer potential for the provision of rail freight facilities.

3. Windsor Street, Blackfriars

The site is located in an industrial area close to the motorway and is suitable for industrial and business uses. An element of A2 use will also be considered as part of a wider industrial/business proposal. However, the site's development is dependent on the removal of the gas holders which may give rise to problems of ground contamination. This may eventually restrict the re-use of the site.

4. Upper Wharf Street, Blackfriars

A site within an industrial and commercial area suitable for industrial/warehousing development. Any development should pay attention to the location of the former Manchester, Bolton and Bury Canal in accordance with Policy EN27.

5. Eccles New Road, East of Stott Lane, Weaste and Seedley

Located in an industrial area this site is suitable for industrial, non-retail commercial or warehousing uses, taking advantage of good communication links.

6. Bute Street/Kintyre Avenue, Weaste and Seedley

This site lies adjacent to the former Enterprise Zones and is situated within an area of industrial and business uses thus making it suitable for industrial or warehousing development. The site adjoins Weaste Cemetery and a local school and these boundaries will need to be treated sensitively in any redevelopment scheme.

7. Land off Mode Wheel Locks, Ordsall

This site is allocated for port related activities to take account of its location on the upper reaches of the Manchester Ship Canal. If demand for port uses does not arise then the site is considered suitable for leisure, business or office uses. The development should allow for public access along the canal corridor, in accordance with Policy R7.

8. Woden Street, Ordsall

This is a vacant site within an established industrial and commercial area. A brief has been prepared for the site which requires the provision of a footpath link along Woden Street to allow pedestrian access between the Ordsall Estate and the River Irwell Walkway. The brief will form Supplementary Planning Guidance as defined in paragraph 1.5 of the Unitary Development Plan.

9. Springfield Lane/Trinity Way, Blackfriars

This site, which is within an area of high unemployment and adjacent to other industrial uses, is suitable for industrial and warehousing development. Provision will need to be made for a riverside walkway.

This proposal carries forward the substance of Policy E1F of the Central Salford Local Plan.

10. Upper Camp Street/Great Clowes Street, Blackfriars

Development of this site will consolidate the Bury New Road industrial and commercial area, providing opportunities for expansions and relocations.

11. Duchy Road (North), Pendleton

This site lies between the Pendleton industrial area and Irlams o'th' Height and is separated from Agecroft Valley (EC10/2) by the Manchester to Liverpool railway line. Two broad options exist for development, the first involving light industrial and commercial uses, taking account of the environmentally sensitive boundaries and the need to secure satisfactory highway access, the second allowing for a mix of housing and open space. Further consideration of both development options will be undertaken in association with work on Agecroft Valley.

12. Duchy Road (South), Pendleton

This site is located adjacent to an existing industrial area and has potential for development for industrial and non-retail commercial uses, subject to the provision of suitable access.

13. Orchard Street, Pendleton

Development at Orchard Street will consolidate the Charlestown industrial area, providing opportunities for industrial development. The site is adjacent to the line of the former Manchester, Bolton and Bury Canal and recreational access issues must be taken into account when considering proposals for this site (see Proposal EN27).

14. Langley Road South, Pendlebury

The development of this site will consolidate the existing industrial development along Langley Road South. The site is adjacent to the line of the former Manchester, Bolton and Bury Canal and recreational access issues must be taken into account when considering proposals for this site (see Proposal EN27).

15. Holloway Drive, Swinton North

Development of this site will consolidate the Wardley Industrial Estate providing an opportunity for light industrial or non-retail commercial uses.

16. Shield Drive, Swinton North

This is the largest remaining site on the Wardley Industrial Estate, offering opportunity for industrial or warehousing development.

17. Invar Road, Swinton North

This site is situated at the northern end of the Wardley Industrial Estate and has planning permission for a number of small industrial units.

18. Pendlebury Road, Pendlebury

The development of this site will consolidate the Pendlebury Industrial Estate, providing an opportunity for light industrial uses.

19. Lynwell Road, Eccles

Development of this site will consolidate Lyntown Trading Estate, providing an opportunity for light industrial or warehouse development.

20. Irwell Grove, Barton

This allocation consolidates an industrial and commercial area, providing an opportunity for industrial development. The area was previously used for petroleum storage and is likely to be contaminated. The site lies within Trafford Park Urban Development Area. Access will be greatly improved on completion of the M602/Parkway Link Phase II (Eccles Town Centre By-Pass) - see Proposal T16/5.

21. Lansdowne Road, Particroft

This site is adjacent to the former Royal Ordnance Factory and has planning permission for business uses, general industry and storage and distribution.

22. Cleggs Lane, Walkden North

This site is allocated for industry in order to complement adjacent industrial development and provide opportunity for light industry or commercial uses close to an area of high unemployment. Development could incorporate access to the Oakhill Trading Estate from Cleggs Lane. Much of the site has been used for tipping and ground conditions could necessitate extensive reclamation. This may delay development to the end of the Plan period. The potential for a footpath link between the proposed Blackleach Country Park (R11/2) and Dukes Gate (R12/11) would be taken into account in the development of the site in association with the development of the adjacent former Cory Coal site for recreational purposes (see Proposal R12/10). Dependent on site investigations and the method of reclamation, the City Council will consider some flexibility on site between R12/10 and EC13/22 to achieve the appropriate overall development for recreation and industry.

23. Former Lakefield Mill, Norfolk Street, Walkden North

This is a cleared site within the Norfolk Street/Southern Street industrial area. The site enjoys a prominent location on a major road frontage and is overlooked by housing to the south. Light industry and warehousing are the preferred uses.

24. Moss Lane/Manchester Road, Walkden North

Development of this site will consolidate the Linnyshaw Industrial Estate providing opportunities for light industrial uses. Development will need to take account of adjoining housing.

This proposal is carried forward from the Walkden and Little Hulton Local Plan (Proposal I1A).

25. Moss Lane (West), Walkden North

This site lies on the edge of the Linnyshaw Industrial Estate and has the benefit of outline planning permission for light industry and warehousing. In view of its sensitive location next to the Blackleach Country Park, particular attention will need to be paid to boundary treatment undertaken as part of the development.

This proposal is derived from Proposal I1C of the Walkden and Little Hulton Local Plan.

26. Moss Lane (East), Walkden North

This site, which is within the Linnyshaw Industrial Estate, is suitable for industrial development, subject to access improvements being undertaken.

This proposal is derived from Proposal I1C of the Walkden and Little Hulton Local Plan.

27. Sharp Street, Walkden North

The development of this site will consolidate the Linnyshaw Industrial Estate. The site is thought to suffer from adverse ground conditions and these will need to be overcome as part of, or prior to, development.

This proposal is derived from Proposal I1B of the Walkden and Little Hulton Local Plan.

28. Rothwell Street/Manchester Road North, Walkden North

This site is situated on the Linnyshaw Industrial Estate and has planning permission for the erection of a new factory. Land immediately to the south has recently been redeveloped for a cash and carry unit. Development for industry or warehousing will consolidate the Linnyshaw industrial area.

29. Lester Road (West), Little Hulton

This site is situated on the Lester Road Industrial Estate which is within an area of high unemployment. Development of the site will need to take account of the adjacent Greenheys Marsh which is a Site of Biological Importance (see Policy EN5).

This proposal is derived from Proposal I1H of the Walkden and Little Hulton Local Plan.

30. Lester Road (East), Little Hulton

This allocation provides a site suitable for industrial or non-retail commercial uses in an existing industrial area and an area of high unemployment.

31. Northbank, Cadishead

This large site is within the Trafford Park Urban Development Area. The City Council support in principle, the Development Corporation's policy to develop Northbank for employment generating uses, including a port facility, industry and warehousing. The site has benefited from the recent completion of phase 1 of Cadishead Way but comprehensive development will also be helped by the provision of satisfactory access to the M62, a new road link to the Carrington area (Transport Policy T6), and investigation of the site's rail freight potential. The scope for extending public access by the creation of pedestrian routes through the site will be examined, with particular reference to the Ship Canal corridor.

32. Fairhills Road, Irlam

The development of this site should complement adjacent industrial and commercial uses. The site is suitable for industrial development with business uses on the Fairhills Road frontage.

33. Woodrow Way (North), Irlam

Development of this site, for industry will help consolidate an existing industrial and commercial area but should take account of adjacent housing.

34. Woodrow Way (South), Irlam

Development of this site for industry will help consolidate an existing industrial and commercial area.

35. Liverpool Road, Irlam

Development should complement adjacent industrial and commercial uses and provide an opportunity for light industrial development.

Improvement Proposals

Policy (Part II)
EC14 - In addition to the general improvements to industrial and commercial estates as set out in Policy EC4, the City Council will specifically seek improvements in the following industrial and commercial areas:

Chapel Street, Blackfriars;
Greengate South, Blackfriars;
Pendleton;
Patricroft, Barton/Eccles.

Reasoned Justification (Part II)

1. Chapel Street, Blackfriars

The Chapel Street Industrial and Commercial Improvement Area (ICIA) will continue as a framework for implementing improvements within the area by enabling the assembly of development sites, aiding building renewal/renovation, improving the environment and increasing the operational efficiency of the area.

The Chapel Street area forms an integral part of Central Salford. Its improvement will be in accordance with policies contained in Chapter 13 of the Plan.

2. Greengate South, Blackfriars

The City Council will consider plans to maintain, renew and develop the industrial area around Greengate within an improvement and development framework such as the declaration of an ICIA.

The Greengate area provides many jobs and the City Council aims to maintain and increase these through improvement to the existing fabric, development of available sites and improvement of the torturous road pattern, thus bringing the area into more effective use. Greengate South forms part of Central Salford and the improvement and redevelopment of the area will proceed in accordance with policies contained in Chapter 13 of the Plan, particularly policy CS3.

3. Pendleton

The City Council will seek to improve the built environment and vehicular access and circulation within the industrial area centred around Cobden Street and Langley Road.

The Pendleton area has been declared an ICIA. The City Council will prepare a strategy to guide the comprehensive improvement of the area in order to maintain existing employment and render the area more attractive to incoming firms. In pursuing this course of action care will need to be taken to safeguard the amenity of the Brindleheath residential area.

4. Patricroft, Barton/Eccles

In order to complement and extend existing improvements, the City Council will seek to maintain ICIA status in the Particroft area for as long as this action is effective.

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This page was last updated on 4 October 2009