Housing
Adopted Unitary Development Plan
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Introduction (Part I)
6.1 The City is `home' for almost a quarter of a million people and contains approximately 98,000 dwellings. Housing has a profound influence on the quality of life enjoyed by residents, and on the social, economic and physical well-being of the City generally. Sound housing is, and should continue to be, a basic right.
6.2 The plan's commitment to urban regeneration is reflected in proposals to renew outworn housing areas, allocate land for new housing, and improve the environment of residential areas - in short, to promote the whole of Salford as a pleasant place in which to live. The right balance must be struck between the allocation of land for new housing and the need to maintain and enhance amenity. There is a particular duty to protect open land both within the urban area, and beyond, from development. The present and predicted future housing requirements of the existing resident population and of those likely to look to Salford for housing over the plan period, need to be addressed. Although the City's population is likely to remain broadly at its present level over the plan period, changes in its age structure and marital composition will result in the formation of an additional 2,000 households and a reduction in average household size. There will consequently continue to be a demand for smaller dwellings suited to the needs of young adults, pensioners and to the single, widowed and divorced; groups which have traditionally relied very heavily on the provision of suitable local authority accommodation. Land should be allocated for a broad range of housing to help accommodate this demand and to assist economic regeneration and attract inward investment.
The plan therefore addresses three main issues:
- the housing requirements of the existing and future population of the City;
- the quality of the existing housing stock and its environment; and
- the provision of land to cater for anticipated future demand.
The Legislative and Financial Context
6.3 During the 1980's the Government increased its control over local authority expenditure, and housing was one of the main targets for reduced spending. Legislative changes and new financial controls led to a significant shift away from public housing provision in Salford to an increased reliance upon the private sector to meet the City's housing requirements. Almost 5,300 dwellings were removed from City Council control as tenants exercised their `right to buy' and as stock was transferred to the private sector or to housing associations as part of public/private partnership agreements to rehabilitate dwellings in poor condition.
6.4 Recent legislation has introduced a number of financial and procedural changes which profoundly affect the City Council's ability to confront problems both within the public sector housing stock, including the specific challenges of high-rise accommodation, and a decaying older private sector stock. The City Council acknowledges the extent of these problems and that changing circumstances and Central Government policy may dictate different approaches to them over the plan period. The UDP therefore provides a broad framework for tackling unfitness, funding improvement works, replacing unsuitable accommodation and providing new dwellings.
Existing Housing Stock
The Private Sector
6.5 The City contains a high proportion of older terraced dwellings. Almost one fifth of the City's housing stock (18,000 dwellings) was built prior to 1914. This older housing is predominantly in inner area pockets at Langworthy/Seedley, Charlestown, Broughton, Albert Park, Claremont, Eccles and parts of Swinton. Whilst the number of properties lacking basic amenities (currently estimated to be approximately 2%) has been reduced since the recent change in fitness standards, there are currently over 33,000 dwellings which are in some way unfit or in need of renovation. This represents over 62% of the City's total private dwelling stock. The problem of unfitness is often exacerbated by poor environmental conditions. Improvement is not keeping pace with deterioration, a trend which could lead to future slum clearance if not arrested.
6.6 The Local Government and Housing Act 1989 introduced two major amendments to house improvement legislation - `Renewal Areas' and a new grant regime. The Renewal Area has replaced both the Housing Action Area and the General Improvement Area as the main instrument of area improvement. The Secretary of State's Strategic Planning Guidance for Greater Manchester acknowledges the value of the area-based approach and states that funds should be targetted at neighbourhoods where unsatisfactory conditions exist. However, the City Council estimates that many older private housing areas will not be eligible for inclusion in a Renewal Area on the basis of size, location, tenure characteristics and prevailing physical and personal financial circumstances. The present grant regime requires the City Council to administer grant allocation on a demand-led, city-wide basis which may dilute the effectiveness of the `Renewal Area' approach to regeneration.
Additionally, the City's General Improvement Areas and Housing Action Areas, which are concentrated mainly in the Langworthy/Seedley area, were terminated during April/May 1991 as a result of statutory changes.
The Public Sector
6.7 In Salford, a greater proportion of people live in Council rented accommodation than in most other authorities. Some 36% (35,200 dwellings) of the City's stock is owned by the local authority; considerably more than the national and Greater Manchester County averages. Of this total, approximately half are conventional houses but the remainder are flats (often in tower blocks) and maisonettes, many of which do not provide adequate family accommodation and are unpopular with residents. Salford has one of the highest concentrations of high-rise stock in the country being one of only 25 housing authorities with over 50 multi-storey blocks.
6.8 There has been a significant deterioration in the condition of the Council's housing stock since the mid-1980's despite extensive clearance, conversion and improvement programmes implemented by the Council, often in partnership with private developers. Estimates derived from recent stock condition surveys indicate that almost 27,600 dwellings are in need of renovation and a further 3,000 are in some way unfit - or put more simply, almost 90% of the Councils dwelling stock is in need of some form of improvement or repair.
6.9 Many of the City's public housing areas have a variety of physical environmental, social and economic problems. On some estates, notably those containing high-density, high-rise dwellings within the inner city (Ordsall and Pendleton) but also those at Little Hulton (the Kenyon Estate) the combination of problems gives rise to multiple deprivation. The problems facing a socially and economically disadvantaged population are compounded by poor housing and environment. The key to effective regeneration and lasting improvement will be the simultaneous rehabilitation of the social and physical fabric of these areas. This approach is currently being applied to the Ordsall estate.
New Housing (Housing Land Supply)
6.10 During the clearance programmes of the 1960's and early 1970's very limited provision was made for owner occupied housing. There was an outflow of the younger and more mobile sections of the population from Salford, with many people looking beyond the City to satisfy their housing requirements. The City Council subsequently identified the need to widen available housing opportunities and the range of housing types to stem this migration. This assumption was accepted in the GMC Structure Plan's housing land release policy. It is still a valid one and is therefore carried forward in the UDP.
6.11 Statutory Local Plans adopted during the early to mid-1980's reflected the need to retain and attract people to Salford, particularly to the inner areas, by maximising opportunities for new housing and extending choice. Large sites were allocated for housing development both within the inner areas and on attractive greenfield sites in Boothstown and Ellenbrook. However, site constraints have delayed the development of much of this land. Consequently, a number of the large allocations still remain substantially or wholly undeveloped. Major housing opportunities remain at Boothstown, Ellenbrook and Trinity. Strategic Planning Guidance recognises the difficulties associated with sustaining a smooth land release and development programme and requires Councils to "identify priority housing sites within the urban areas, and take early action to encourage their development - including measures to remove impediments to housing development and to improve the local environment as necessary". It also states that the private sector should "play a major part in achieving the levels of development required".
Strategy (Part I)
6.12 The UDP addresses many aspects of housing, including the City Council's own reduced role as a housing provider. The aim of housing policies is to contribute to the process of urban regeneration and improve the quality of life for residents. Policies are directed towards:
- satisfying the housing requirements of all groups;
- improving the quality of the housing stock and its environment, in order to allow for the retention of much of the existing stock as possible;
- allocating land for new development to meet likely future requirements and provide a broad range of new housing.
6.13 The 1988 Housing Act has led to an important change in the Local Authority's contribution to housing provision, from being a provider of housing to having an enabling role. The Secretary of State's Strategic Planning Guidance, has defined the scale of housing provision for Salford over the plan period. In the light of these requirements, equal emphasis is placed on improving the housing stock and its environment and providing land for new housing. Priority will be given to:
- schemes to provide new or refurbished housing within the Investment Priority Area;
- provision of new housing on allocated sites elsewhere in the City to meet the requirements specified in Strategic Planning Guidance; and
- initiatives which will bring about an improved environment in the City's housing particularly within the Investment Priority Area.
6.14 Provision is made for major works to complete the ongoing improvement programme at Langworthy/Seedley and to concentrate resources on the older housing areas of Eccles. Problems of Council-owned stock will be tackled as resources permit, with short-term priority given to Ordsall and Pendleton, and then to other estates within the Investment Priority Area.
6.15 Strategic Planning Guidance identifies a minimum requirement for the provision of 3,000 new dwellings over the period mid 1986 to mid 2001 to cater for an increase in the number of households and to satisfy market demand. Additional provision must also be made to accommodate a requirement for new dwellings arising from clearance over this period. The City Council estimates that clearance will result in a requirement for land sufficient to accommodate an additional 3,000 new dwellings. This figure accounts for the current condition of the housing stock and the limited resources likely to be available for tackling its problems. The City Council will therefore seek to maintain a supply of land, on a range of sites sufficient to accommodate at least 6,000 new dwellings over the plan period (mid 1986 to mid 2001).
6.16 However, if during the plan period, resources are made available to accommodate a requirement for new dwellings arising from clearance which is in excess of 3,000 or conversely should resources be so limited as to prevent even this requirement from being met, there will be a need for some flexibility in matching land supply to future demands. Additional land for housing, over and above the strategic requirement expressed in Policy H4 is available to accommodate a more optimistic view of clearance requirements should the need arise.
6.17 The total housing land supply for the period mid 1986 to mid 2001 is sufficient to accommodate approximately 9,500 new dwellings. Of this total, land for 3,700 dwellings on sites over 0.4ha is allocated in the UDP. Approximately 4,000 dwellings have already been built and a further 500 are on sites which are currently under construction (June 1992). It is estimated that over the remainder of the plan period (mid 1992 to mid 2001) a further 1,300 dwellings will be built on presently unidentified sites - 900 on sites up to 0.4ha and 400 on sites ranging from 0.4ha to 1.0ha in size. There is therefore sufficient land to accommodate the strategic requirement and to allow for a measure of flexibility, should the need arise, for example, from an increased level of clearance activity. The above figures do not take into account the two sites under construction and allocated in the Wigan Deposit Draft UDP (April 1993), which were transferred from Wigan to Salford in the April 1994 boundary changes. If these two sites were included within the total housing land supply for the plan period, there would be sufficient to accommodate 9,829 new dwellings.
6.18 The plan's housing strategy, given fuller expression in the policies and proposals which follow, is in accordance with Strategic Planning Guidance which, in addition, to the specific housing targets outlined above, indicates that housing choice within urban areas should be widened, and that regular assessments of housing land supply and market demand should be undertaken. The City Council will maintain its efforts to meet both these requirements.
Meeting Housing Needs
Policy (Part I)
H1 - The City Council will endeavour to ensure that the City's housing stock is able to meet the housing requirements of all groups within Salford by promoting the following measures:
i. the maintenance and improvement of public and private housing and its environment;
ii. the release of land to accommodate new house-building;
iii. the provision of family housing;
iv. the provision of accommodation suitable for elderly people;
v. the provision of accommodation specifically designed for disabled persons;
vi. the encouragement of community development in some public sector and older private sector housing areas; and
vii. pursuing partnership schemes with other housing agencies.
Reasoned Justification (Part II)
The City Council is firmly committed to maintaining an adequate public and private sector housing supply in order to:
- safeguard assets and ensure that the best use is made of the existing housing stock and to enhance residential amenity for all the City's residents;
- meet future housing requirements and provide a wide range of housing choice;
- more effectively tailor the existing housing supply to current and future requirements and to meet an immediate need for family accommodation in some areas;
- provide housing that will meet the needs of specific groups of people. (For example, the 1993/94 HIP bid document highlights the City's need for elderly persons accommodation with 17.3% of the population being over 65 at the 1991 Census. In particular the City has an increasing proportion of people aged over 75; this age group saw an increase of virtually 30% over the period 1981-1991);
- provide accommodation which is suitable for all types of disabled persons. (As with affordable housing the Council will achieve provision of accommodation suitable for such groups of people through negotiation and partnership deals with the private and independent sector);
- ensure that the location of sheltered and disabled persons housing results in good access to services, facilities and the public transport network, whilst also seeking to achieve integration with existing residential communities; and
- promote a co-ordinated approach to the improvement of the physical and social fabric of some areas (the City Council recognises that for some of its estates and older private sector housing areas, physical improvements in housing and the immediate environment will not in themselves be sufficient to create stable housing areas. Community development can be a means of addressing other important issues in areas which are characterised by:
- a concentration of social deprivation;
- imbalances in the population structure;
- high unemployment; and
- a high incidence of crime.
Priorities for such an approach can change over time);
- diversify the existing stock, bring unpopular housing back into productive use and meet current and future requirements, provide new housing opportunities including social housing, attract additional resources and assist urban regeneration. Schemes with private developers and housing associations will be pursued in both public and private housing areas where appropriate.
Maintaining and Improving Public Sector Housing
Policy (Part I)
H2 - The City Council will seek to maintain and improve public sector housing by:
i. refurbishing and adapting the existing housing stock to meet local needs;
ii. improving security;
iii. improving the housing environment through the provision of private gardens, public open space and play areas and by improving the quality of landscaping;
iv. improving access and providing adequate parking facilities;
v. providing community and leisure facilities;
vi. promoting selective demolition where appropriate and securing the provision of new dwellings;
vii. considering alternative forms of tenure; and
viii. encouraging community involvement and community development including new employment and training initiatives.
Reasoned Justification (Part II)
It is important that the City's public housing estates are maintained as a strategic resource in accordance with the plan's themes of urban regeneration and an enhanced quality of life and that they continue to meet the housing needs of the future in terms of the quantity, quality and suitability of the stock.
Many public housing estates are characterised by a variety of physical, environmental, social and economic problems. In some areas, notably the Inner City and to some extent, Little Hulton, the combination of these individual problems gives rise to multiple deprivation. The problems facing a socially and economically disadvantaged population are compounded by poor housing and environment. The key to effective regeneration and long lasting improvement will be the simultaneous rehabilitation of the social and physical fabric of these areas. The objective thus being to secure not only a physical improvement, but also to foster the residents confidence in, and commitment to, the long-term future of their areas.
Maintaining and Improving Private Sector Housing
Policy (Part I)
H3 - The City Council will seek to maintain and improve older private sector housing and its environment on an area basis by promoting the following measures:
i. the improvement of the housing stock;
ii. selective clearance of housing not capable of improvement and the provision of new dwellings and open space;
iii. the redevelopment of vacant and cleared sites for uses compatible with a residential area;
iv. the improvement of the residential environment and the promotion of environmental care measures;
v. resistance to non-residential development which would be detrimental to residential amenity;
vi. the relocation of non conforming industrial uses (Policy EC8);
vii. traffic management schemes including access improvement and provision of adequate parking facilities; and
viii. community involvement and community development initiatives.
Reasoned Justification (Part II)
Many of the City's older private sector housing areas are characterised by the following broad range of physical problems:
- a poor and deteriorating stock condition;
- insufficient public open space and play space (this deficiency is exacerbated by an under-provision of defensible space, for example, many properties have only very small or no private gardens);
- conflict between housing and other activities, including industry; and
- poor vehicular access and circulation and inadequate parking facilities with usually little or no off-street provision. The unsuitability of rear passageways in some areas for vehicular traffic make traffic management and pedestrianisation schemes difficult or impossible.
In some areas the existence of these physical problems has a profound and detrimental impact on the quality of life enjoyed by an already socially and economically deprived population. The key to effective regeneration and long-lasting improvement will be, where possible, the simultaneous rehabilitation of both the social and physical fabric of these areas. The objective thus being to secure not only a physical improvement, but also to foster the residents' confidence in, and commitment to, the long-term future of their areas.
Even given the extent and scale of social and physical deprivation, the older terraced housing areas generally remain popular with residents and provide a source of relatively inexpensive accommodation which fulfils the market requirements of many first-time buyers and small households. It is therefore important that the life of these established residential communities is prolonged and enhanced in accordance with the plan's themes of securing urban regeneration and improving the urban environment and in order that they continue to meet the housing needs of the future.
The implementation of this policy will be dependent upon prevailing legislative requirements and the availability of resources.
Housing Land Allocation
Policy (Part I)
H4 - The City Council will ensure that housing land capable of accommodating 6,000 dwellings is available for development between 1986 and 2001 in accordance with Strategic Planning Guidance, to provide for new households and market demand and to compensate for dwellings lost through clearance.
Reasoned Justification (Part II)
Strategic Planning Guidance for Greater Manchester requires that provision is made for a minimum of 3,000 new homes over the period mid 1986 to mid 2001 to take account of the anticipated increase in the number of households and market demand. Additional provision must also be made to accommodate a requirement for new dwellings arising from clearance over this period. The City Council estimates that clearance will result in a requirement for land to accommodate an additional 3,000 new dwellings.
The City Council will therefore seek to maintain a supply of land sufficient to accommodate at least 6,000 new dwellings over the period 1986 to 2001.
The total housing land supply for the plan period is sufficient to accommodate 9,500 new dwellings and may be broken down as follows:
| Type | Number of dwellings |
|---|---|
| land allocated for housing in the UDP | 3,700 |
| dwellings completed mid 1986 to mid 1992 | 4,000 |
| dwellings awaiting completion on sites which are under construction mid 1992 | 500 |
| anticipated unidentified sites mid 1992 to mid 2001 based on past trends: | |
| on sites less than 0.4ha (100pa) | 900 |
| on sites 0.4ha - 1.0ha (40pa) | 400 |
| Total Plan Supply mid 1986 to 2001 | 9,500 |
Policy H9 identifies the major housing sites and allocates land for 3,700 new dwellings. This represents the supply of land currently available for development on large scale sites which are over 0.4ha in size.
NB. The two sites under construction and allocated in the Wigan Deposited Draft UDP (April 1993) which were transferred from Wigan to Salford in the April 1994 boundary change have not been included in the above figures. If these two sites were included within the total housing land supply for the plan period there would be sufficient to accommodate 9,829 new dwellings.
Dwellings Sub-Divided into Self-Contained Flats or in Multiple Occupancy
Policy (Part I)
H5 - The City Council will only permit proposals for the provision of dwellings in multiple occupancy, or the sub-division of dwellings into self-contained flats, where the following criteria can be satisfied:
a) the proposal would not have an unacceptably adverse effect on the amenity of neighbouring residential properties, or on the character of the surrounding area by reason of:
i. noise and disturbance;
ii. loss of privacy;
iii. the siting, design and appearance of any external alterations or extensions;
iv. the cumulative effects of the concentration of such uses and the intensity of occupation; or
v. the parking, and servicing requirements;
b) the development makes adequate provision of private amenity/open space;
c) the property should normally be of a larger type, no longer suitable for single family occupation, but applications to convert other types of property may be considered if the other criteria in this policy are satisfied;
d) the development would not have an unacceptably adverse effect on amenity or highway safety, by reason of traffic generated by the use; and
e) the development makes satisfactory provision for access, parking and servicing.
Reasoned Justification (Part II)
The conversion of one dwelling to a number of independent residential units or to a dwelling in multiple occupancy is likely to increase the number of occupiers and intensify the existing residential use. This could have an adverse effect on the amenity of adjoining residents and the character of the locality.
If, however, the proposal is carried out to a satisfactory standard, such a scheme could make a useful contribution to the housing stock whilst bringing a viable economic use to buildings. The City Council will give careful consideration to the effect of the proposal on the character of the area.
Open Space Provision Within New Housing Developments
Policy (Part I)
H6 - In considering planning applications for developments incorporating dwellings designed predominantly for family accommodation, the City Council will seek to ensure the adequate provision and future maintenance of facilities for informal open space and children's play.
Reasoned Justification (Part II)
This policy seeks to ensure that an adequate level of informal open space and children's play provision is made within new housing developments in order to meet the needs of local residents.
The creation of new areas of open space can be particularly important in densely developed areas of the City where the existing level and distribution of open space may be inadequate to meet the needs of the local community and where additional housing development will place increased strain on existing open space provision. Specific standards for open space provision within new housing developments are given in Policy H11.
Housing Area Improvement and Renewal - Private Sector
Policy (Part II)
H7 - The City Council will promote the improvement of the following areas in accordance with policy H3:
Reasoned Justification (Part II)
The following areas of predominantly privately owned housing have been identified as suffering from a variety of physical, environmental and social problems. In each case the City Council will promote an area based improvement initiative which will be tailored to meet the specific needs of each area and will adopt a co-ordinated approach to improvement in close co-operation with the local community.
The boundaries on the Proposals Map identify the core areas of housing which are of concern.
Central Eccles is characterised by a wide variety of different and sometimes conflicting uses and as a consequence, it suffers from a range of physical and environmental problems. The condition of much of the older terraced housing is deteriorating and the area suffers from problems of insufficient public open space and playspace, poor vehicular access and circulation and inadequate parking facilities. A comprehensive approach to improvement is therefore required. The most appropriate course of improvement action is likely to be through the declaration of the area as a "Housing Renewal Area".
The area includes the site of the former Bridgewater Hospital, which is allocated in the plan for provision of a new school (see proposal SC16/5) and housing (see proposal H9/24). The area is also bounded to the West by the Bridgewater Canal, which at this point is a Site of Biological Importance (EN5/ii). The careful planning of improvement works should serve to enhance the setting of the canal and integrate it more sympathetically with other uses in the canal corridor.
Langworthy/Seedley is one of the largest remaining concentrations of older terraced housing in the City. Despite the intensive concentration of physical and environmental improvement activity in the area in recent years, it is still characterised as a generally poor, and in parts deteriorating, housing area with insufficient public open space and inadequate parking facilities. Much improvement work has been undertaken in the area through the City Council's Declared Area Improvement Programme. However, there is still considerable scope for further improvement both to the housing stock and the environment.
Housing Area Improvement and Renewal - Public Sector
Policy (Part II)
H8 - The City Council will promote the improvement of the following areas in accordance with policy H2:
- Pendleton;
- Ordsall Estate;
- Lower Kersal Estate, Kersal;
- Cheetham Estate, Broughton;
- Lower Broughton Estate;
- Littleton Road, Lower Kersal;
- Kenyon Estate, Walkden.
Reasoned Justification (Part II)
The following local authority housing estates have been identified as suffering from a variety of physical, environmental and social problems. In each case the City Council will promote an area based improvement initiative which will be tailored to meet the specific needs of each area and will adopt a co-ordinated approach to improvement in close co-operation with the local community.
The boundaries shown on the Proposals Map identify the core areas of each estate.
Progress has already been made on improving the physical environment by converting maisonettes in the High Street area, security and environmental improvements to high rise blocks, and landscape schemes. Major refurbishment and redevelopment schemes are underway and further proposals for improving housing will be developed. The objective is to provide the type of accommodation and choice of tenure for people who want to live in the area, through partnership with tenants, the private sector and Housing Associations. Improvements to housing are part of the City Council's overall approach to the revitalisation of Pendleton.
In Ordsall it is particularly important that the problems of social deprivation are remedied along with the problems of physical decline. Physical improvements to the housing stock and to the environment will therefore run parallel with community development initiatives including the promotion of new employment and training opportunities. A Project Team and Neighbourhood Office have been set up to co-ordinate improvement activity.
3. Lower Kersal Estate, Kersal
The Lower Kersal Estate, is situated within the Croal-Irwell Valley and adjacent to the Kersal Vale/former Manchester Racecourse area and is therefore potentially a very desirable residential location. The City Council, in partnership with the private sector is promoting the comprehensive refurbishment of the estate including selective demolition and redevelopment to provide more suitable and popular forms of accommodation. The first phases of this development have now been completed. New forms of tenure, including owner-occupation and Housing Association rented accommodation, will help to secure the effective regeneration of this estate and will be promoted where appropriate.
The Cheetham Estate originally comprised a mixture of maisonettes and flats which suffered from both physical and environmental problems and which were consequently unpopular with tenants. The City Council, in partnership with the private sector, is promoting the comprehensive refurbishment of the estate through a combination of modernisation and selective demolition and redevelopment in order to provide more suitable and popular forms of accommodation and this action will be continued until the whole of the estate has been tackled. The provision of alternative forms of tenure in conjunction with refurbished Council rented accommodation will help to secure the effective regeneration of this estate and will be promoted where appropriate.
Improvement works will comprise conversion and adaptation of unsuitable stock and improvements to access and security arrangements.
6. Littleton Road, Lower Kersal
Improvement works will comprise conversion and adaptation of unsuitable stock and improvements to access and security arrangements.
Improvement works will comprise conversion and adaptation of unsuitable stock and improvements to access and security arrangements.
In addition to the improvement of the above estates, the City Council will also promote the improvement of the Islington, Trinity and Greengate North Estates within Central Salford (see Chapter 13).
Sites for New Housing
Policy (Part II)
H9 - The following sites are allocated for housing development in accordance with policy H4:
- Trinity Riverside, Blackfriars (8.3ha);
- Blackfriars Road, Blackfriars (0.8ha);
- Land west of Bridgewater Street, Blackfriars (1.1ha);
- Land east of Bridgewater Street, Blackfriars (1.1ha);
- Cleminson Street, Blackfriars (0.5ha);
- Windmill Street, Ordsall (0.4ha);
- Montford Street, Ordsall (0.4ha);
- Seedley Park Road, Langworthy (0.6ha);
- Land east of Weaste Road and north of Eccles New Road, Weaste (0.9ha);
- Land adjoining Broughton Cricket and Rugby Football Club, Yew Street, Broughton (0.5ha);
- Marlborough Road, Dudley Street, Broughton (0.9ha);
- Former Bus Depot, Frederick Road, Broughton (1.7ha);
- Former Halton Bank Primary School, Pendleton (0.9ha);
- Chaseley Road, Claremont (3.0ha);
- The Sutton Estate, Eccles Old Road, Pendleton (1.0ha);
- Lumns Lane, Agecroft, Pendlebury (3.3ha);
- Worsley Street, Little Moss Lane, Swinton North (3.0ha);
- Former Swinton Bus Depot, Worsley Road, Swinton (1.4ha);
- Site of Chorlton Brook Hostel Chorlton Fold, Eccles (0.6ha);
- Former School Building, Park Road, Monton, Eccles (0.6ha);
- Land east of Montonfields Road (0.4ha);
- Land west of Montonfields Road (1.8ha);
- Barton Lane, Eccles (2.7ha);
- Former Bridgewater Hospital, Green Lane, Eccles (2.6ha);
- Winton High School, Winton (1.6ha);
- Sharp Street, Walkden North (1.0ha);
- Former St. John's Ellesmere CE Primary School, Walkden North (0.4ha);
- Former Peel Hall Hospital, Peel Lane, Little Hulton (5.0ha);
- Former British Coal Workshops, Tynesbank, Walkden (4.5ha);
- Trent Drive, Walkden (0.5ha);
- Greenleach Lane, Worsley (0.7ha);
- Alfred Avenue, Worsley (1.4ha);
- Hazelhurst Hall, Worsley (0.6ha);
- Broadoak Park Garden Centre, Worsley Road, Worsley (0.8ha);
- Land to the East of Worsley Boat Yard, Worsley (1.9ha);
- Land south of the Bridgewater Canal, east of Barton Road, Worsley (1.4ha);
- Drywood Avenue, Worsley (0.5ha);
- Leigh Road, Chaddock Lane, Boothstown (0.8ha);
- Ellenbrook, Worsley (21.1ha);
- Vicars Hall Lane, Boothstown (15.7ha);
- Land to the south of Boothsbank Park and east of Booths Hall Way, Boothstown (2.9ha);
- Former Irlam Shopping Centre, Liverpool Road, Sandiway, Irlam (1.5ha);
- Platts Brook, Irlam (1.4ha);
- Fairhills Road, Irlam (9.5ha).
Reasoned Justification (Part II)
1. Trinity Riverside, Blackfriars
This site is situated within the Trinity Project Area and benefits from a riverside setting and close proximity to the Regional Centre. Wimpey Homes Holdings Ltd have been granted planning permission for the development of 30 houses and 57 flats on a substantial part of the site. This development incorporates an element of public open space provision and a riverside walkway.
The former Renault premises on Blackfriars Road is also suitable for residential redevelopment possibly incorporating a limited commercial element.
2. Blackfriars Road, Blackfriars
Planning permission has been granted to Portico Housing Association for the development of this site for 41 dwellings. Development of this site will compliment the improvement of the Greengate housing estate.
3. Land West of Bridgewater Street, Blackfriars
This site has planning permission in outline for residential development. Housing development will complement the improvement of the Greengate housing estate.
4. Land east of Bridgewater Street, Blackfriars
Redevelopment of this cleared site for housing will help to consolidate Greengate North as a housing area and help to meet the need for single and family dwellings. However, the site may also be suitable for light industrial or warehousing development.
5. Cleminson Street, Blackfriars
This site lies immediately to the north of St. Johns Cathedral in the Trinity Project Area. The former maisonettes on the site have recently been demolished and the site landscaped. However, the site remains suitable for redevelopment for a mixture of housing and flats. This will complement other improvement and renewal initiatives within the Trinity area.
Planning permission has been granted for residential development on this site as part of a wider scheme to refurbish adjoining properties within the Ordsall area.
This is a small site within the Howard Street Redevelopment area, much of which has now been redeveloped for housing. The site was previously considered for recreational use but local needs can now be met by the use of the former Stowell Street Memorial School playing fields (see proposal R12/1).
8. Seedley Park Road, Langworthy
This is a vacant site in the Langworthy Seedley Action Area. Redevelopment for housing will be compatible with surrounding land uses and will complement the recent redevelopment of the adjacent former bleachworks site.
9. Land east of Weaste Road and north of Eccles New Road, Weaste
This site comprises a mixture of vacant land and industrial premises. The City Council will encourage the relocation of the road haulage contractors and will investigate the potential for upgrading the shops fronting Eccles New Road. Redevelopment of the site for housing will help to consolidate the residential character of the surrounding area.
10. Land adjoining Broughton Cricket and Rugby Football Club, Yew Street, Broughton
Broughton Cricket and Rugby Football Club intend to release this small area of land for housing development in order to fund the refurbishment of their existing ground, thus providing facilities such as a new club house, an all weather training area and new cricket and rugby pitches. Although a small area of the ground will be lost, the proposal is considered to be broadly compatible with policy R1 of the UDP in that it will result in a considerable improvement in the quality of local recreation facilities.
11. Marlborough Road, Dudley Street, Broughton
The site lies on the boundary with the City of Manchester. It has been vacant for some years and its redevelopment for housing will be compatible with surrounding land uses and will complement recent adjacent housing development.
The site was allocated for housing development in the Great Cheetham Street Local Plan (H1A).
12. Former Bus Depot, Frederick Road, Broughton
The former bus depot has been demolished and planning permission granted for residential development.
13. Former Halton Bank Primary School
The school comprises an imposing building of Edwardian origin together with an extensive playground. The City Council is keen to foster the retention of the building which is an important local landmark. Planning permission has been granted for the conversion of the school building to flats and the development of the playground area for new houses. This scheme is now under construction.
The site comprises the former Pendleton Girl's High School which includes `Summer Hill', a Grade II listed building, together with former playing fields and school grounds, as well as Summer Hill Special School which is likely to become surplus to educational needs within the plan period.
The site will be developed to provide a mixture of housing and open space which are uses compatible with the surrounding area. The open space will play a particularly important role in maintaining the character and enhancing the setting of the Listed Building as well as Chaseley Field which is an adjacent Council office. Housing development will be set back from the Listed Building and concentrated on part of the former playing fields to the north east of Summer Hill and also on the site of the Special School and land to the west of the Listed Building. The Listed Building itself will be retained and improved for either some form of residential use or alternatively a use compatible with a residential area. A planning brief has been prepared to guide development. The site has the benefit of outline planning permission. Full planning permission has also been granted for 31 dwellings on the northern part of the site.
NB. The site shown on the proposal map extends to approximately 5.6ha (13.9 acres) of which it is anticipated approximately 3.0ha (7.4 acres) will be developed for housing and remainder retained as open space.
15. Sutton Estate, Eccles Old Road, Pendleton
Eleven blocks of flats within the Sutton Estate have been demolished and planning permission has been granted for the residential development of the site. The first phase of redevelopment has recently been completed. The residual area, shown on the Proposals Map will yield an anticipated 39 dwellings.
16. Lumns Lane, Agecroft, Pendlebury
Outline planning permission for the residential development of this site was granted in December 1987. The site lies on the edge of the proposed Slack Brook Country Park (R11/3) and pedestrian access to the Country Park from Agecroft Road should be provided as part of the housing development. The site was allocated for industrial development in the Swinton Local Plan (proposal C15). In the event of the site not being developed for housing, consideration will be given to a light industrial development or open space associated with the adjoining country park proposal.
17. Worsley Street, Little Moss Lane, Swinton North
The site comprises the Bridgewater Mill complex which is currently occupied by a number of `low key' industrial uses and contains several vacant and semi-derelict buildings. The site is situated in, and gains access through, a densely developed residential area. Relocation of existing businesses and redevelopment of the site for housing would considerably enhance the local environment and improve residential amenity. Housing is the preferred use of the site and in fact part of the mill complex has recently been converted to a nursing home. However, redevelopment for light industry (B1) or a mixture of light industry and housing would also be acceptable in principle. This proposal replaces proposal B6 of the Swinton Local Plan which allocates the mill for industrial improvement.
18. Former Swinton Bus Depot, Worsley Road Swinton
This site has planning permission for residential development comprising 50 houses and 10 flats.
19. Site of Chorlton Brook Hostel, Chorlton Fold, Eccles
This former Council owned hostel has recently been vacated. The surrounding area is predominantly residential and housing is considered to be the most appropriate use. The site suffers from a constrained access due to the narrow width of Chorlton Fold. Any redevelopment of the site will need to be low in density, giving rise to minimal traffic generation. Planning permission has been granted in outline for the redevelopment of the site for a maximum of 7 dwellings.
20. Former School Building, Park Road, Monton, Eccles
Following the reorganisation of Secondary School provision within the City the Monton Building is now surplus to educational requirements. The building is located within an established residential area and housing would be the most appropriate alternative use.. The building itself is in generally sound condition and may lend itself to conversion of flats. Alternatively the building may be demolished and the site redeveloped for housing.
21. Land east of Montonfields Road
The site has planning permission for residential development and work on site has recently commenced.
22. Land west of Montonfields Road
Redevelopment of this former industrial site will complement other recent housing development on adjoining land. The site already has the benefit of planning permission for housing development.
This comprises residual land within the Barton Lane redevelopment site which is situated within the Trafford Park Urban Development Area. Housing development will help to enhance the overall appearance of the canal corridor, will be compatible with established housing areas to the north and west, and will help to improve public access along the canal through provision of a canal side walkway.
24. Former Bridgewater Hospital, Green Lane, Eccles
The Bridgewater Hospital site is surplus to the Health Authority's requirements and is currently being cleared. This proposal covers the southern half of the site,, the northern half of the site is reserved for a new primary school (see proposal SC16/5). Residential development will help to broaden housing choice within central Eccles in accordance with proposal H7/1.
25. Winton High School, Winton
This school will shortly become surplus to educational requirements. There is a wealth of recreational land and public open space within the immediately surrounding area and redevelopment of the site for housing is therefore considered to be the most appropriate use. Redevelopment for housing will not result in the loss of any school playing fields as these are separated from the main school site and are to be retained in educational use. Any redevelopment should not be detrimental to the adjoining water course.
26. Sharp Street, Walkden North
Planning permission has been granted for the redevelopment of land at Sharp Street for 43 houses of which a small number have already been built. In developing the site care will be taken to minimise the impact of adjacent industrial premises and to retain as far as possible the existing hedge along Sharp Street.
27. Former St. John's Ellesmere CE Primary School, Walkden North
This site comprises part of the former St. John's Ellesmere School site which has the benefit of planning permission for housing development. Some houses have already been built on Jackson Street and it is anticipated that the remainder of the site will be developed in due course. In view of the proximity of St. Mary's Park and the proposed Blackleach Country Part (R11/2), there is little need to retain the school site for open space.
28. Former Peel Hall Hospital, Peel Lane, Little Hulton
This proposal identifies residual development land within the former Peel Hall Hospital site for which planning permission has been granted for 156 dwellings. The first phases of housing development have been completed. The remainder of the housing site comprises land to the south and east of the hospital buildings and the hospital buildings themselves, some of which are listed.
Favourable consideration will be given to the re-use of the hospital buildings for some form of residential use such as flats or a nursing home, subject to compliance with UDP policies.
Development of the site for housing is considered compatible with its location within the Investment Priority Area.
Mature woodland to the west of the hospital and open land immediately to the south will be protected and improved as an area of public open space (see proposal R12/12).
29. Former British Coal Workshops, Tynesbank, Walkden
This is a large derelict site close to the centre of Walkden. Redevelopment for a mixture of housing, public open space and outdoor leisure facilities will be in keeping with surrounding land uses and will greatly enhance the local environment. The City Council has prepared a development brief for the site which established the overall principles of layout and design. This envisages the provision of a landscaped frontage to High Street and the creation of a linear park along the eastern site boundary which will improve pedestrian access to the town centre and the former Tyldesley Loop railway line which is a Strategic Recreation Route. Residential development will be concentrated on the western and northern parts of the site with vehicular access off Tynesbank.
NB. The site shown on the proposals map extends to approximately 5.7ha (14 acres) of which it is anticipated that approximately 4.5ha (11 acres) will be developed for housing and the remainder as open space.
This site is within a predominantly residential area close to schools, public transport and areas of public open space. The site is vacant and overgrown and its development will help to improve the appearance of the local area. Any development should retain and enhance the water course which flows through the site. The proposal is carried forward from the Walkden and Little Hulton Local Plan (proposal H1N).
This former road haulage contractor's premises and nursery site has planning permission for residential development.
The current use of this site as a coal depot is considered to be inconsistent with its residential/edge of Green Belt location. Residential redevelopment will be more in keeping with surrounding land uses. Outline planning permission for housing has been granted. Any development that takes place on the site should, if possible, provide public access to Wardley Woods from the south east corner of the site. The proposal is carried forward from the Worsley and Boothstown Local Plan.
This site has several planning permissions for residential development including the conversion of the hall to self contained flats.
34. Broadoak Park Garden Centre, Worsley Road, Worsley
Outline planning permission was granted in April 1989 for the residential redevelopment of the garden centre site. The approved scheme would provide 13 detached houses with a new access road off Worsley Road. Several existing mature trees on the site would be retained. A footpath is located along the eastern edge of the site and will need to be retained in any development of this site.
35. Land to the east of Worsley Boat Yard, Worsley
This site adjoins the Worsley Village Conservation Area and the Bridgewater Canal which is an important environmental corridor. The present uses on the site are unsightly and detract from the surrounding area. Housing redevelopment will therefore considerably enhance the local environment. The housing development will need to be of exceptionally high quality, reflecting the character of the Conservation Area and exploiting the potential of a canalside setting. There may also be potential for a limited extension of the boat yard as part of the development.
This proposal modifies proposal D3 and D4 of the Worsley and Boothstown Local Plan.
36. Land south of Bridgewater Canal, east of Barton Road, Worsley
This site comprises a mixture of predominantly industrial uses many of which are housed in poor quality buildings. The site offers considerable potential for high quality residential development due to its canalside setting and proximity to Worsley Village. Its development would also form a natural extension to the adjoining Stablefold housing development. A substantial part of the site has the benefit of planning permission for housing development.
This proposal modifies proposal D5 of the Worsley and Boothstown Local Plan.
This site comprises residual land on the Drywood Avenue housing estate for which outline planning consent for housing development has been granted.
38. Leigh Road, Chaddock Lane, Boothstown
This proposal comprises residual land within the Leigh Road site for which planning permission for residential redevelopment was granted in December 1989. The Proposals Map identifies only that part of the site which was included within the city of Salford in April 1992.
This proposal comprises residual land within the Ellenbrook housing site for which outline planning consent has been granted for 900 dwellings. The development will be carried out in accordance with a planning brief approved in July 1986. It will include the provision of extensive landscaping and public open space along the East Lancashire Road frontage and at the eastern end of the site as well as the provision of two landscaped walkways through the site, linking the frontage open space to the former railway line to the north which is a Strategic Recreation Route. Brickfield Wood, a Site of Biological Importance will be protected and improved in accordance with policy EN5/ii to form an important feature of the open space provision.
Land on the Newearth Road frontage is reserved for the provision of a new Primary School to serve the needs of the new housing area (see proposal SC16/8).
The proposal carries forward the substance of proposals B7 and B8 of the Worsley and Boothstown Local Plan.
40. Vicars Hall Lane, Boothstown
This is a substantial site to the north of the Bridgewater Canal which was allocated predominantly for housing but with support facilities such as local shops, a public house, community uses, public open space and recreation uses in the Worsley and Boothstown Local Plan. The site will be developed for this range of uses in accordance with the broad principles established in a planning brief approved in May 1983. Outline planning permission has been granted and details of access and phasing approved on the eastern part of the site. Vehicular access to the site will be via a new loop road between Booths Hall Way and Leigh Road. This will necessitate the use of part of the grounds of St. Andrews C. of E. Primary School for which compensation will be made by the allocation of land to the south (see proposal SC16/6). Land between the housing site and the Bridgewater Canal will be retained for public open space and recreational use (see proposal R12/14). The provision of community facilities is seen as an integral part of the development and it is anticipated that the developer will assist in their provision.
NB. The site shown on the proposals map extends to approximately 16.3ha (40.3 acres) of which housing development will account for approximately 14.8ha and support facilities such as shops, community facilities recreation and open space will account for approximately 1.5ha.
This proposal carries forward the substance of proposals A1-A3 and A5-A11 of the Worsley and Boothstown Local Plan.
41. Land to the South of Boothsbank Park and East of Booths Hall Way, Boothstown
This is a vacant and untidy site which forms a natural extension to recent housing development at Boothsbank Farm and proposed housing at Vicars Hall Lane (H9/40). A small number of houses have also recently been built on land east of Booths Hall Way.
The site will be developed in conjunction with the restoration of the canal basin and provision of a pub/restaurant (see proposal TR7/3). This proposal amends proposals A17, A18 and A19 of the Worsley and Boothstown Local Plan.
42. Former Irlam Shopping Centre, Liverpool Road, Sandiway, Irlam
This proposal comprises residual land within the former shopping centre site which has been redeveloped for housing. Housing development will help to meet local housing needs.
Development of this site for housing will help to meet local housing need. Access to the site will be taken from Ferryhill Road. Housing development will be limited to land west of Platts Brook. Land to the east of Platts Brook will be laid out as an area of landscaped public open space by the developer (see proposal R12/17).
Planning permission has recently been granted in outline for the residential redevelopment of this substantial site between Fairhills Road and Ferry Road and between the Manchester Ship Canal and the River Irwell Old Course. That part of the site which adjoins the River Irwell Old Course forms part of a Site of Biological Importance (EN5/ii). A condition has been imposed on the planning permission to ensure that this area is protected and retained as open space. There will also be a need to ensure that the Irlam Bypass frontage to the site is adequately landscaped. A substantial amount of material will need to be removed from the site to facilitate development.
NB. The site shown on the proposal map extends to approximately 12ha (29.6 acres). Of this, a minimum of 2.5ha along the banks of the River Irwell Old Course (4.5ha including the water channel) will be retained as open space. The maximum size of the housing site is therefore 9.5ha.
Affordable Housing
Policy (Part II) H10 - As part of the overall housing provision the Council will continue to encourage the provision of affordable housing through negotiations and partnership agreements with the private and independent sector. Developers will be encouraged to build a range of house types, particularly on large sites, so that affordable housing becomes an integral part of housing development. Legal agreements may be used to ensure that property remains affordable to successive occupiers.
Reasoned Justification (Part II)
This policy seeks to meet the Community's need for affordable housing in accordance with PPG3. Affordable housing includes housing built for rent, shared ownership, or low cost sale and may include either new build or conversion schemes (including bringing vacant housing units above shops and offices back into use).
The need for affordable housing in Salford reflects the increasing levels of house prices and rents in recent years, the increasing level of owner occupation and the large number of people on the Council's accommodation waiting list.
Open Space Provision Within New Housing Developments
Policy (Part II)
H11 - For housing developments comprising more than 200 bed spaces, the developer, in conformity with Policy H6, will be required to provide open space in accordance with the following sliding scale:
200 bed spaces - 0.12ha (0.3 acres) of open space;
400 bed spaces - 0.24ha (0.6 acres) of open space;
600 bed spaces - 0.36ha (0.9 acres) of open space;
800 bed spaces - 0.48ha (1.2 acres) of open space;
1,000 bed spaces - 0.60ha (1.5 acres) of open space;
Over 1,000 bed spaces - 0.12ha (0.3 acres) for every additional 200 bed spaces provided.
This open space provision will normally consist of two thirds casual or informal open space and one third equipped children's play space.
For developments of between 50 and 200 bed spaces an area of open space shall be provided within the site commensurate with the scale of the development, or alternatively a contribution shall be made to the improvement of existing open space or recreation facilities within the local area, to the satisfaction of the Local Planning Authority.
Developers will normally be required to enter into legal agreements to secure the provision and maintenance of all Public Open Space of principal benefit to the development itself, or where appropriate, to secure the provision and maintenance of Public Open Space elsewhere in the local area commensurate with the likely increase in demand generated by the development.
Reasoned Justification (Part II)
This policy will ensure the adequate provision of open space in new housing developments in accordance with Policy H6.
The open space and children's play areas provided must be suitable in terms of size, location, topography and layout and should be designed as an integral part of the housing scheme. Fragmented areas of incidental open spaces and areas which are generally out of sight should be avoided.
For developments of less than 200 bed spaces the rigorous application of standards may result in the creation of small open space areas which may serve little or no real purpose. However, on the basis that any housing development of fifty bedspaces or more is likely to increase demands on existing local open space provision, the City Council may seek a planning obligation from the developer to undertake improvements to existing open space areas or recreation facilities.
Developers will normally be expected to enter into legal agreements to secure the proper maintenance of open space areas created in accordance with the requirements of this policy. This agreement will normally require that the open space is maintained by a specified person with an interest in the land to the satisfaction of the City Council, or alternatively, that a sum of money be paid to the City Council which should normally be the commuted equivalent of ten years' maintenance costs.
NEXT: Retailing and Town Centres
This page was last updated on 22 October 2009
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