Greengate Regeneration Strategy
Report of Consultation
Salford City Council
March 2014
Contents
1.0
Introduction
1
2.0
Approach to consultation
1
3.0
Consultation methodology
1
4.0
Changes to strategy
4
5.0
Table of formal comments and council response
5
1.0
Introduction
1.1
Salford City Council has adopted the Greengate Regeneration
Strategy. This strategy replaces the previously adopted Exchange
Greengate Development Framework (2005) and Greengate Planning
Guidance (2007).
1.2
Greengate comprises 13 hectares of strategically located land within
the heart of the regional centre. The area is currently characterised
primarily by surface car parking but has the potential to become a
vibrant new mixed-use urban quarter at the heart of the Regional
Centre, delivering a significant quantum of new commercial and
residential floorspace, jobs and growth.
1.3
This document describes the approach taken towards public
involvement in the preparation of this strategy, details the consultation
responses received and states how they have influenced the final
document.
2.0
Approach to consultation
2.1
The Greengate Regeneration Strategy does not form part of the Local
Development Framework. Whilst there are therefore no statutory
requirements for public involvement, the approach used closely
paralleled the process for producing a Supplementary Planning
Document (SPD). The approach to consultation has therefore been
developed with regard to the Town and Country Planning (Local
Planning) (England) Regulations 2012.
2.2
The purpose for taking a comprehensive approach to consultation is to
engage a wide range of stakeholders in planning for the future of
Greengate, and to support the weight that can be accorded to the
strategy as a material consideration in the determination of planning
applications.
2.3
The approach to consultation described in this Consultation Statement
was developed in accordance with Salford’s Statement of Community
Involvement (adopted in March 2008).
3.0
Consultation methodology
3.1
Public consultation was carried out over eight weeks between 19 June
2013 and 19 August 2013. These were aimed at key landowners,
statutory partners, local residents and other parties interested in the
Greengate area.
3.2
A key landowner workshop was held at Salford Civic Centre offices on
19 June 2013, with 19 people attending in total. One-to-one
stakeholder sessions were also organised with the two primary
1
landowners in the area – ASK Property Developments Ltd and Network
Rail.
3.3
Two staffed sessions were held for interested local residents,
businesses and visitors on Greengate Square on 10 July & 13 July
2013. 39 people attended these sessions over the course of the two
events.
3.4
In addition to this a letter was sent out to landowners and local
residents in the area informing them of the consultation events and how
to submit comments. A letter was also sent out to stakeholders
interested in the area. In total 1,122 letters was sent out informing
people of the consultation, with 20 responses.
3.5
The draft strategy was also available to download from the council’s
website from 8 July 2013.
3.6
The table overleaf summarises the different methods of consultation
and numbers of people attending or responding to the consultation.
2
Summary of consultations
Method
Date
Audience
Landowner workshop
19 June 2013
Stakeholder one-to-ones
Mailout responses
2 July 2013
n/a
Drop in sessions
10 July 2013 – Greengate Square
13 July 2013 – Greengate Square
Landowners
19
Elected Members
Landowners
4
Landowners,
local 20
residents & stakeholders
19
20
82
Total
3
Attendance
responses
/
4.0
Changes to the strategy
4.1
As a result of the consultation a number of changes have been made to
the strategy, detailed below. For a full schedule of representations and
how these have influenced the strategy please refer to Section 5 for
more detail.








In response to comments regarding the need to retain the key
principles set out in the 2007 Planning Guidance, updated key
principles have been added to relevant sections of the strategy.
Wording incorporated into section 8 to ensure maintenance of safe and
adequate routes for aviation is a key principle.
A range of views were expressed during the consultation with regards
to massing and the height of buildings in Greengate. Given the prime
city centre location of Greengate however it was felt that, subject to
other considerations, the development potential of Greengate should
be maximised. The maximum heights contained within the draft
consultation strategy have therefore been deleted.
A number of people and organisations expressed views on the
importance of the railway arches. Key principles have been included
within section 7 of the revised strategy which states... ‘Developments
should seek to bring the railway arches back into commercial use
where possible’
Some developers expressed concerns regarding the requirements of
the strategy and its impact on the viability of development. The strategy
is intended to be flexible and support the bringing forward of
development in the area rather than hamper it. The key principles in
section 7 have therefore been amended to reiterate that the strategy
will be flexible and take account of prevailing market conditions.
A number or organisation raised concerns regarding how best to
ensure appropriate and a consistent palette of materials, lighting etc is
used across Greengate. Whilst the strategy does not set out a specific
materials palette section 10 has been strengthened to promote a
quality and consistency to the materials used for the public realm and
good lighting.
Promoting and revealing the heritage of the area was an important
consideration for local residents and organisations such as English
Heritage. Section 10 of the strategy has been updated to set out the
importance of the heritage to the public realm strategy for the area.
A number of comments was received with regards to the infrastructure
requirements for the area and how these will be funded. Sections 6, 10
and 11 of the strategy have been strengthened to set out how the
infrastructure of the area will be enhanced as the strategy is
implemented.
4
5.0
Table of formal comments and council response
Introduction
The following table sets out a detailed log of all the key issues, comments, statements of support and the council’s response to the
queries and comments raised.
Where a specific agency or organisation has commented / raised an issue this is indicated in the organisation column. Where an
individual has commented / raised an issue, either at a drop in / specialist consultation session or via questionnaire, they are
indicated as a resident.
Stakeholder responses
No. Organisation (if
applicable)
General
1
English Heritage
Council’s interpretation of
representation
Council’s response / proposed change
Amendments to
masterplan
English Heritage supports your
proposed revision of the
masterplan given the current
difficult market conditions. We
agree that many of the changes
you propose, including
realignment of some urban blocks
to address current ownership
patterns will contribute to the
more effective delivery of the
plan. We do however question
how you intend to enforce
compliance if the masterplan is
not going to be adopted as an
Comments noted.
No changes
proposed.
5
The document is not intended to be
prescriptive but rather to act as a guide
to developers to ensure good design
principles are upheld and high quality
schemes are delivered befitting of
Greengate’s city centre location.
Once adopted the document will be an
approved regeneration strategy for the
Greengate area and as such will be a
material consideration in determining
planning applications.
2
Environment Agency
3
Greater Manchester Fire
and Rescue Service
4
Oldham Council
5
Public Health Service
6
The Coal Authority
SPD or enshrined in plan policy.
Overall we are supportive of the
revised masterplan, particularly
where it seeks to integrate with
the River Irwell and its waterfront.
Great news about the Greengate
Masterplan, all regeneration work
in Salford is hugely welcomed.
Oldham Council has no
comments to make on this
document.
Comment noted.
No changes
proposed.
Comment noted.
No changes
proposed.
Comments noted.
No changes
proposed.
We look forward to continuing to
work together in the future, in
particular in relation to our Duty to
Co-operate requirements.
This is a good plan to balance the Comment noted.
competing aspirations –
economic growth and ensuring
positive public realm.
Thank you for your consultation
Comments noted.
seeking the views of the Coal
Authority on the masterplan.
We can confirm that, as the
masterplan area falls outside both
the defined Development High
Risk area and surface coal
resource area, the Coal Authority
6
No changes
proposed.
No changes
proposed.
7
Transport for Greater
Manchester (TfGM)
8
Blueprint Studios
has no comments to make.
TfGM supports the revised
regeneration strategy. However
we are keen to ensure that the
key principles set out in the
Exchange Greengate Planning
Guidance (adopted 17th January
2007) are not lost or diluted,
despite changes to the quantum
and mix of development.
The company that have produced
this document have done so with
the people of Salford, Manchester
and Greater Manchester in mind.
They are aware that the world is a
smaller place now and that the
boundaries of old Manchester
and Salford no longer exist
except in the minds of the few.
They are aware that people vote
with their feet and will travel
somewhere given good enough
reason regardless of its moniker.
We have learnt this from the 10
years we have been operating
from Queen Street. Despite being
off the beaten track we created a
place for musicians that gave
7
Comment noted.
Additional sections
added to strategy
This strategy aims to build on the
incorporating key
principles enshrined in the original
principles set out in
Exchange Greengate Planning Guidance 2007 Planning
and the council acknowledges that the
Guidance.
document can be strengthened to set the
key principles out in more detail.
Comment noted.
The draft review was only a draft
document for consultation. As such
some changes to the document were
inevitable following the public
consultation. These changes are
outlined in this report of consultation.
No changes
proposed.
them good enough reason to
travel into an area neglected
since the Salford Blitz, not only
from across the Irwell but from all
over the world. Giving people a
good variety of reasons to cross
the Irwell into Greengate is key to
the success of this project. In our
opinion an excellent job has been
made to the proposal if the brief
was to make Greengate a
“gateway” to Salford.
9
Euro Car Parks
In general we thoroughly approve
of the plans should they remain
the same but it seemed there was
much scope for change during
our meeting and that the proposal
was just a rough idea. This is
where our concerns lie and would
like to request to be updated on
any changes beyond the current
proposal.
Whilst we have some concerns
with the current masterplan ECP
do wish to work with Salford City
Council and actively contribute to
the overall redevelopment
strategy and to ensure a
successful and sustainable
8
Comments noted.
The city council are keen to work with
landowners and developers to ensure
the re-development of Greengate
achieves its full potential. The council
wish to stress that this strategy presents
No changes
proposed.
10
Manchester Cathedral
11
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
12
Local resident
regeneration of the Greengate
area of Salford and maintain an
active commercial interest in the
area. ECP see the flexible
approach to the masterplan
document taken on by Salford
City Council as positive and are
keen to keep lines of
communication open with Salford
City Council and their
development partners going
forward.
The overall regeneration
ambitions identified in the draft
masterplan are welcomed by the
Cathedral.
We support the initiatives covered
by the Greengate Masterplan
Review. We also believe that this
proposal will benefit from and
complement other regeneration in
the area, such as that at
Spinningfields and along Chapel
Street.
The area has real potential to be
unique if the correct issues are
focussed on and could be a
pioneering development in terms
of urban vision, environmental
9
good opportunities for landowners such
as Euro Car Parks, not least the
proposed multi-storey car park.
Comment noted.
No changes
proposed.
Comment noted.
No changes
proposed.
Comments noted.
No changes
proposed.
The council is in agreement with regards
to the potential of the area and this
strategy aims to provide a strong and
13
Renaker Build
protection, conservation and
public spaces if allowed to be,
and not just turned into another
square full of ugly developments
with no heart or consideration for
the community of Greengate
Salford, even with the constraint
due to the current climate.
We understand that your
masterplan aims to set guides
and parameters in urban design
for a complete area so as to
promote the successful
regeneration of this important
district as opposed to any one
specific site or building.
Whilst we are, as owners of a
single key / dominant site within
the area, particularly interested in
how your review impacts upon
the proposals on our site, we also
appreciate that the success of the
wider regeneration is a key
ingredient.
We support your decision to
review the existing Greengate
Masterplan which we understand
is fundamentally in response to
10
robust framework to ensure that the redevelopment of Greengate is maximised.
Comments noted.
No changes
proposed.
the current economic climate and
aimed at promoting regeneration
and development.
We understand the difficulties,
and are operating in the
economic arena that persists and
is likely to remain for some time.
We understand the varying
challenges to overcome so as to
successfully deliver redevelopment.
We believe the basic premise to
retain the general masterplan
strategy, more specifically the
street layout, mix of uses and the
park, is entirely sensible.
Accessibility, Transport & Car Parking
14
City Mayor
Greengate needs to link to
surrounding areas too.
Comment noted.
One of the key factors in determining the
success of any new neighbourhood is
how well it integrates into its wider
surroundings. One of the key
considerations which this strategy has
sought to address is accessibility and
permeability, both into and from
Greengate.
11
No changes
proposed.
15
English Heritage
16
Greater Manchester Fire
and Rescue Service
In this respect the new footbridge over
the River Irwell and New Greengate are
intended to increase permeability into
and out of the site. Further
improvements, particularly around Trinity
Way / Blacfriars Road, are anticipated to
be undertaken as part of development
proposals.
Comment noted.
Incorporating a new car stack in
the area will require careful
design handling, your use of
precedents such as Ian
Simpson’s Shudehill transport
interchange and other national
award winning car parks is
appropriate in order to set a clear
benchmark for design quality.
With such a project, GMFRS
Comment noted.
would be keen to ensure our
emergency access routes are not
compromised and all proposals
are in line with the current Manual
for Streets and approved
documents, particularly with the
proposed high rise buildings.
In our experience hydrants,
access etc seem to get missed
12
No changes
proposed.
Wording in section 8
strengthened to
include....‘the need to
consult Manchester
Airport on structures
exceeding 90 metres
in height’.
17
18
Network Rail
Public Health Service
out at the end ‘Secured by
Design’ stage and it is important
that these are considered.
New building on corner of
Greengate / Chapel Street blocks
movement through to north of
viaduct.
Car parking is considered in
terms of ensuring it is not a core
use of land within the Masterplan
and that provision does not draw
traffic deep into the site which is
also a key issue for ensuring that
the public space supports social
interaction and cohesion.
13
Comment noted.
No changes
proposed.
The council does not believe that the
proposed building blocks movement
through to the north of the viaduct.
Greengate Link is still 16 metres wide
and the link will be further enhanced
once two thirds of the railway viaduct
comes down.
The proposed building will provide an
active frontage onto Greengate Square
which is important to the success of that
space and, in addition, there is a splayed
footpath to the east and west of the
proposed building to aid movement and
accessibility.
Comments noted.
No changes
proposed.
In addition to the existing parking
underneath the railway viaduct (c .450
spaces) which will remain, a multi-storey
car park is proposed in between King
Street and Queen Street with space to
accommodate 500 parking bays.
19
Transport for Greater
Manchester (TfGM)
It is not clear from the document
the proposed density of car
parking – given that this area is
close to a number of public
transport hubs (Victoria Station –
tram and train; Shudehill – bus
and tram) and that the location is
in the regional centre, access to
amenities should be supported by
walking and / or cycling.
It will be important to ensure that
an increase in the proportion of
trips made by public transport, by
cycling and on foot and a
reduction in the proportion made
by car. Measures such as
improving the pedestrian / cycling
environment on Greengate’s main
streets, consideration of bus
services into Greengate and
design that ensures links with
heavy rail and Metrolink services
at Victoria station are maintained
and improved will all still be
required to help achieve the
desired level of sustainable
transport to and from Greengate
developments. It would be helpful
if the Masterplan review could
reiterate these objectives,
14
Around 1,500 – 1,800 surface car
parking spaces will be lost as a result of
the re-development of this area and
whilst walking, cycling and public
transport will be promoted, car travel will
remain one of the key means of access
to the city centre and this strategy needs
to acknowledge and cater for this.
Comments noted.
The strategy places great emphasis on
creating a high quality, pedestrian
friendly public realm to encourage
sustainable travel such as cycling and
walking. The significant public
investment in Greengate Square and
Greengate Link and the more recent
investment in highway and footpath
improvements on Greengate itself are
evidence of delivering on this strategy.
In terms of public transport access to
Victoria Station has been improved via
the new footbridge over the River Irwell
and a new bus layover facility has been
installed on Gore Street in order to reroute services through Greengate.
No changes
proposed.
particularly in relation to the
review of the car parking strategy
for Greengate.
20
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
21
Local resident
Whilst the proposal for a multi-storey car
park is an addition to the strategy, this is
simply an acknowledgement that
between 1,500 – 1,800 car parking
spaces will be lost and some additional
provision will be needed whilst car travel
remains one of the key means of access
to the city centre.
The proposed improved access to Comments noted.
No changes
the area via ‘New Greengate’ is
proposed.
welcomed as well as improved
The primary signage in the area will be
views from Trinity Way. Therefore the signage installed as part of the Irwell
we trust that signposting for the
River park initiative.
individual historic buildings can
be included in the scheme. The
A Heritage Strategy is currently being
area around Collier Street is
developed by the council which will
currently well hidden and the
include proposals for Greengate.
Eagle would certainly benefit from
wider and more obvious access.
The original focus on
Comment noted.
No changes
pedestrianisation and use of
proposed.
public transport is being ignored.
The council does not agree with this
statement. The original Planning
Guidance and this strategy have never
proposed a fully pedestrianised
environment. The huge public
investment in Greengate Square and
Greengate Link, the recent investment in
highway and footpath improvements on
15
Greengate itself and the proposed new
public spaces at Greengate Park and
Collier Street are all focused however on
creating a pedestrian-friendly
environment and we have already
delivered on part of this strategy.
In terms of public transport access to
Victoria Station has been improved via
the new footbridge over the River Irwell
and a new bus layover facility has been
installed on Gore Street in order to reroute services through Greengate.. The
council, In discussion with TfGM, is
looking into proposals to further enhance
this to encourage more bus operators to
use the facility.
22
Local resident
A big concern is the inclusion of a
multi-storey car park which we
have been dreading but
unfortunately expecting to appear
16
Whilst the proposal for a multi-storey car
park is an addition to the strategy, this is
simply an acknowledgement that
between 1,500 – 1,800 car parking
spaces will be lost and some additional
provision will be needed whilst car travel
remains one of the key means of access
to the city centre.
Comment noted.
Between 1,500 – 1,800 surface car
parking spaces will be lost as a result of
No changes
proposed.
as the plans changed over time –
we are not happy about this part
of the development at all.
23
Local resident
the re-development of this area. Whilst
walking, cycling and public transport will
be promoted via schemes such as Irwell
River Park, car travel will remain one of
the key means of access to the city
centre and this strategy needs to
acknowledge and cater for this.
The strategy therefore makes provision
for a multi-storey car park with
approximately 500 spaces, which is a
substantial reduction on the amount of
car parking at Greengate currently.
Comments noted.
Need speed restrictions on
Gravel Lane and footpath
improvements.
Gravel Lane already has 20 mph speed
restrictions. Further speed restriction
measures will not therefore necessarily
solve the issue of speeding traffic. The
issue is one of enforcement, which is a
police issue.
Some footpath improvements will take
place on Gravel Lane as part of the
Greengate Park scheme when it comes
forward. As other development schemes
are built in the area we will also look at
complementing this private investment
with investment in the public realm
around development sites.
17
No changes
proposed.
Local resident
Car park will be detrimental to the
area.
Comment noted.
No changes
proposed.
Between 1,500 – 1,800 surface car
parking spaces will be lost as a result of
the re-development of this area. Whilst
walking, cycling and public transport will
be promoted via schemes such as Irwell
River Park, car travel will remain one of
the key means of access to the city
centre and this strategy needs to
acknowledge and cater for this.
24
Local resident
The strategy therefore makes provision
for a multi-storey car park with
approximately 500 spaces, which is a
substantial reduction on the amount of
car parking there currently.
Comment noted.
Illegal parking taking place
outside Abito.
No changes
proposed.
This is a parking enforcement issue and
Parking Services will be notified of the
issue.
Scale and massing
25
English Heritage
The reduction in the overall
quantum of development by
around 1/3 across the site is
welcome.
Comments noted.
We also support the reduction in
18
This strategy sets out the minimum
amount of development and minimum
block heights in Greengate. Given
Greengate’s prime location however, the
Massing strategy
amended to remove
maximum heights.
block heights, especially the
previously approved 48 storey
block behind the podium towers
to 12 storeys.
26
Environment Agency
27
Manchester Airport
city council will encourage and seek to
maximise the development potential of
this area, subject to the other
considerations set out in this document
being met. The maximum block heights
has therefore been removed.
Your proposal to establish
minimum and maximum heights
is also supported.
The reduction of scale and height Comment noted.
of development along this corridor
would benefit the integration of
This strategy sets out a minimum
the Irwell.
quantum of development and heights to
buildings in Greengate. The 2007
Planning Guidance envisaged that
buildings would be tallest (up to 40
storeys) along the River Irwell. Whilst we
do not envisage buildings of this height
coming forward in the near future, this
strategy does encourage development
along the Irwell to be of sufficient scale
to create an identifiable and
recognisable skyline. The strategy also
reaffirms the intention for developments
to open up access along the waterfront,
thereby benefitting the integration of the
River Irwell.
The document provides a useful
Comments noted.
guide to the design principles, mix
19
No changes
proposed.
No changes
proposed.
and scale of development that is
proposed. Our particular interest
in the development is with
regards to the physical
characteristics (principally
building height) that may have an
impact upon the safe and efficient
operation of aircraft at and in the
vicinity of Manchester Airport.
The Greengate site is located
within the blue zone on
Manchester Airport’s
safeguarding map. This means
that we must be consulted on
planning applications for all
buildings, structures, erections or
works that are intended to exceed
a height of 90m AGL within this
area.
Whilst the revised masterplan still
seeks to provide flexibility on
height across the site, we note
that the scale of development
being proposed will not now
reach the level that was originally
anticipated, reducing from a
maximum height of 40 storeys to
14 storeys. Despite the earlier
height aspirations not being
20
This strategy sets out the minimum
amount of development and minimum
block heights in Greengate. The
maximum block heights contained within
the draft masterplan review have been
removed from the strategy. Given
Greengate’s prime location it is felt that
taller buildings should be encouraged to
maximise the development potential of
this area, subject to other design
considerations set out in this document
being met.
28
29
ASK Developments Ltd
Blueprint Studios
realised, it is nevertheless
important to retain awareness of
the aerodrome safeguarding
requirements going forward to
ensure that aviation interests are
protected. This is applies to the
erection of temporary structures
such as cranes, which are likely
to be required during the
construction process.
We are of the opinion that should
the proposed pebble building (at
the junction of Greengate and
Chapel Street) be taller than two
storeys this could compromise
bringing forward a comprehensive
redevelopment of the west
podium, for which we have an
outline planning consent for. We
therefore request that the strategy
limits this building to no more
than two storeys high.
We are opposed to the heights of
buildings immediately
surrounding our company to
exceed the eaves of our own
buildings as stated. I would also
like to state that we would oppose
the same for The Eagle and the
21
Comment noted.
The council does not believe that should
the pebble building be developed at a
height above two storeys this would
compromise a comprehensive scheme
coming forward on the west podium. The
pebble building would also provide some
enclosure to Greengate Square and
generate activity around Greengate
Square should the appropriate use come
forward.
Comments noted.
This strategy sets out minimum heights
below which it is felt that the height of
the building will not provide sufficient
scale and presence to its urban setting.
No changes
proposed.
No changes
proposed.
old baths should it mean we were
to be dwarfed and the proposed
parks receive limited sunlight.
30
Manchester Cathedral
The detail of any particular development
proposal, including its scale and
massing, will be subject to the planning
process during which the applicant will
have to demonstrate that the
development is not detrimental to the
area, listed buildings in the area and is in
accordance with the saved policies of
the Unitary Development Plan and this
strategy.
Whilst the draft masterplan
Comments noted.
No changes
identifies a series of proposed
proposed.
minimum and maximum heights
The city council agrees that the medieval
which are reasonable, there
quarter of Manchester is historic and that
should be an explicit statement
retaining visibility to the medieval quarter
that any future planning
is extremely important. It is felt that it
applications need to demonstrate, would be too onerous however to require
via a detailed visual assessment, every applicant for planning in
that no adverse or damaging
Greengate to carry out a detailed visual
impacts would result on the
impact assessment. Whether an
setting or views of important
applicant is required to carry out a visual
historical and cultural buildings,
impact assessment will depend on the
including Manchester Cathedral.
type and nature of the proposed
We feel that there is limited
development. Developments of a
opportunity in Manchester city
significant scale or which may impact a
centre to find good views of the
listed building will be required to submit
city and its older buildings, and so a visual impact assessment as part of
anything that can be done to
their planning application. Smaller scale
ensure that the medieval quarter
developments and developments not
remains visible, and as such
impacting a listed building will not be
22
attracts more visitors to the area,
is essential.
We suggest that the draft
masterplan should additionally
state that Manchester Cathedral
will be an important consultee on
any future planning applications
within the draft masterplan area.
31
Euro Car Parks
Colleagues may wish to refer to a
recently submitted planning
application by Pinnacle
Developments which falls within
the Greengate area. The
proposed two buildings exceeds
the proposed maximum heights
identified within the draft
masterplan.
The revised approach taken by
the masterplan team to revising
the development heights to ECP’s
and surrounding sites to dictated
maximum heights purely based
on the fluctuations of the
economic backdrop raises a
number of concerns. We believe
a possible maximum physical
scale should be appropriate to a
site and context whether the
23
required to submit a visual impact
assessment. This will be determined via
discussions between the developer and
the Local Planning Authority on a caseby-case basis.
Manchester Cathedral has been added
to the council’s database as a mandatory
consultee on any future planning
applications in Greengate.
We are aware of the planning application
submitted by Pinnacle Developments
and the revised strategy only sets out
minimum heights to buildings.
Comment noted.
The maximum heights contained within
the draft consultation document have
been removed. Given Greengate’s prime
city centre location the city council will
encourage and seek to maximise the
development potential of this area,
subject to the other considerations set
out in this document being met.
Massing strategy
amended to remove
maximum heights.
32
33
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
Renaker Build
wider market economy can
support the development or not.
The proposal to limit the height of
proposed new build in the
surrounding area will help with
views and access as well as
making a proposed park a more
friendly and inviting space.
We believe the reduction in
density (with lower building
heights) proposed is a simplistic
proposition that will not promote
or encourage development in the
area. In fact, this approach places
additional restrictions that would
further stifle the viability and
prospect of development. We
would therefore propose that a
more flexible approach is adopted
so as to encourage development.
It is appreciated that minimum
heights are important to achieve
adequate mass to define streets
and public spaces whilst
maximum heights in certain
24
Comment noted.
The maximum heights contained within
the draft consultation document have
been removed. It is not felt however that
this will have a detrimental impact on
Greengate as views and vistas have
been one of the key considerations in
formulating the document.
Comments noted.
Greengate is a prime city centre location
and the city council should be
encouraging and seeking to maximise
the development potential of this area to
mirror the scale and height of
development in Manchester city centre,
subject to other considerations set out in
this strategy. The city council also
acknowledges that prescribing maximum
heights for buildings could unfairly
impede landowners and developers from
realising a fair return on their investment.
The maximum heights contained within
the draft consultation document have
therefore been removed.
No changes
proposed.
Massing strategy
amended to remove
maximum heights.
locations are appropriate so as to
avoid overwhelming space.
Height was encouraged
previously to the river and Trinity
Way and we believe this to be an
important and key characteristic
of the plan. We understand that
this is your preference and
believe this should be retained.
We feel that more flexibility in
these specific areas should be
adopted, not less, so as to
encourage development and
provide a broader range of
options to come forward. We
would suggest 8 to 40 storeys in
these specific areas and allow
planning controls to ensure
appropriate and quality design
(including the consideration of
height).
On the sites between Greengate
and the river, the masterplan
suggests parallel ‘high’ buildings
with linking 2 – 4 storey blocks.
We feel that prescribing a specific
building model may be restrictive
25
and compromise viability.
34
Local resident
35
Local resident
36
Local resident
We believe that the masterplan
should be flexible, encourage
development and allow each
individual site to contribute its
own personality to the holistic
approach.
Important that buildings should
Comment noted.
have sufficient minimum heights
so as to define key areas /
junctions
Maximum heights will reduce the Comment noted.
density of plots – have minimum’s
but no maximum
The massing strategy has been
amended to remove maximum heights
but the document retains minimum
heights below which it is felt that the
height of the building will not provide
sufficient scale and presence to its urban
setting.
Wouldn’t want to see
Comment noted.
development over 14 storeys –
would spoil the views.
Whilst the requirement to carry out a
visual impact assessment will be
determined on a case-by-case basis it is
anticipated that applications for
developments of 14+ storeys will be
required to carry out a detailed visual
26
No changes
proposed.
Massing strategy
amended to remove
maximum heights.
No changes
proposed.
impact assessment to accompany a
planning application. This will be used to
assess whether the application has a
positive or negative impact on views and
vistas.
Use / Mix of Development
37
English Heritage
38
Network Rail
We are interested in how the
authority intends to ensure that
the spatial mix of uses will be
achieved across the site. We are
of the view that treating the
masterplan as a parameter based
outline and defining use
capacities for each urban block
might be one way to ensure an
appropriate spatial distribution of
uses. Otherwise it may prove to
be a challenge for you to ensure
that all of your retail capacity, for
example, is not taken up in areas
where you least want it to achieve
your objectives.
We would like to ensure that the
masterplan recognises the
significance of the arches and
that these can present an
opportunity to be refurbished into
commercial space which could be
occupied for a variety of mixed
27
Comment noted.
No changes
proposed.
The spatial mix and quantum’s of
development outlined in section 4 are
indicative and represent the minimum
amount of development we anticipate
over the next 15 years.
The precise spatial mix that comes
forward may will be regulated via the
planning process as it will be subject to a
number of factors, primary amongst
which being viability, and is therefore
likely to change over time.
Comment noted.
The potential of the arches is recognised
by key stakeholders and by this revised
strategy.
The arches represent a superb
Key principles in
section 7 amended
to say
...’Developments
should seek to bring
the railway arches
back into
39
40
Network Rail
Public Health Service
uses therefore potentially
generating increased activity and
pedestrian footfall in the area. It is
important that specific design
principles do not prevent or
restrict access to these properties
and that they can be integrated
into the architects proposals for
larger schemes to provide
complementary activities.
Access, servicing and parking for
the occupiers of the arches will
need to be maintained to enable
them to be brought back into
economic / commercial use.
The masterplan provides
guidance on the type of retail use
that will be appropriate for the site
– an issue that will be very
important in ensuring that this is
an attractive place to live.
28
opportunity to provide additional
commercial space that will complement
the Greengate offer and drive increased
activity and footfall into the area.
commercial use’.
Agreed.
No changes
proposed.
The strategy actively supports bringing
the arches back into use and the council
have been mindful of this when
preparing this strategy.
The detail of how the access and
servicing arrangements will work for the
individual arches will be subject to
detailed planning applications and will be
regulated via the development control
process
Comments noted.
The detail of any proposed development
will be subject to the development
control process and / or the alcohol
licensing process and will be determined
No changes
proposed.
on a case-by-case basis.
The masterplan seems to
encourage a mix of uses in terms
of housing / flats and business.
Local balance between jobs and
housing reduces vehicle travel
and associated environmental
and health costs.
The proposals for land usage
may include bars and restaurants.
We should consider the impact of
licensing decisions that grant the
sale of alcohol given the existing
saturation of premises across the
city, and the association between
alcohol and crime. Potential local
levers for action should be
considered with detailed criteria
and health impact assessments
completed for any alcohol
licensing decisions. Alcohol
consumption has major public
health implications across
Salford. The Department of
Health North West has shown
that if it were not for alcohol
related deaths, Salford would
almost certainly have achieved
their objective to narrow life
29
41
Blueprint Studios
expectancy for males and be on
track to achieve the same for
females. Furthermore the recent
‘One on Every Corner’ study
looked at the association between
off-licence density and alcohol
harm amongst young people. The
findings from this described
Salford as having the highest
density of off-licences for all of
England (135.5 per 100,000
population) and raises a query
regarding the potential
relationship between alcohol
availability and alcohol misuse.
There are perfect opportunities
for shops, bars and restaurants
not only with new builds but by
using already existing areas such
as the railway arches that allow
Greengate to maintain its
industrial history and heritage.
Understandably landowners are
nervous about new builds, so with
the park and utilisations of the
present arches you have an ideal
starting point.
We are opposed however to a
‘manufactured’ creative quarter.
30
Comments noted.
This strategy seeks to encourage the
bringing back into use of existing areas,
particularly the railway arches, alongside
encouraging new development.
Whilst Greengate’s city centre location
naturally lends itself to being an
attractive location for bars, cafes,
restaurants, the council is not seeking to
manufacture a concentration of any
particular types of industry / businesses
in Greengate, including creative
businesses. The mix of occupiers in
No changes
proposed.
42
Blueprint Studios
43
Euro Car Parks
Greengate will be subject to market
demand and will be assessed and
controlled via the development control
process.
No reason to visit area at present. Comment noted.
Needs to be shops, retail, cafe,
bars to draw people into
The strategy encourages active ground
Greengate.
floor uses fronting onto primary
pedestrian routes and public spaces to
encourage activity and to draw footfall
into Greengate.
ECP wish to raise their concerns
Comments noted.
over the proposed use of their
land within the overall
The original 2005 Development
development area and
Framework and 2007 Planning Guidance
subsequent negative impact on
envisaged a large area of greenspace /
the land value in contrast to
public realm on the land part owned by
neighbouring sites. ECP are
ECP and this strategy reaffirms this
extremely concerned that their
aspiration.
land, whilst currently benefitting
from legitimate use as surface car The council recognises that no
parking, will have any future
landowner in the area should be
capital benefit and substantial
disadvantaged by this strategy however.
development value removed
The strategy has therefore been revised
should the masterplan be
from the original 2005 Development
eventually implemented as it
Framework to incorporate a commercial
currently stands.
building and 2 storey cafe / pavilion
building on ECP’s land. The council
The success of the proposed
would also point out the opportunities
31
No changes
proposed.
No changes
proposed.
44
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
45
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
46
North Manchester Branch
of the Campaign for Real
greenspace that sits on the ECP
site rests on at least two key
aspects. Firstly on the basis of a
tenant / owner occupier willing to
take on the railway arches in a
highly specialised niche market
and secondly a successful way of
mediating the substantial level
change that occurs across the
site. Both elements adding further
risk to ECP’s land value.
Proposals for a new and
improved ‘House 4 Life’ housing
in this area can only be of benefit
to a well run public house, and
vice versa.
There appears to be no mention
of the former ‘Waterloo’ public
house on Greengate. We
appreciate that this building has
been closed and covered in
scaffold for a number of years.
What is the proposal for this
building?
that this revised strategy presents,
particularly the proposed multi-storey car
park.
Collier Street Baths is rightly
included as part of the ‘historic
Comment noted.
32
Comment noted.
No changes
proposed.
Comment noted.
No changes
proposed.
The strategy does not detail what types
of development will happen on individual
plots. This will be subject to private
sector development proposals coming
forward that are consistent with the
saved policies of the Unitary
Development Plan and the broad
principles of this strategy.
No changes
proposed.
Ale (CAMRA)
building’ area but there does not
appear to be any mention of what
will actually happen to it.
Currently it is in a sorry state, are
there proposals to improve, or
even utilise the building?
The strategy does not detail what types
of development will happen on individual
plots. This will be subject to private
sector development proposals coming
forward that are consistent with the
saved policies of the Unitary
Development Plan and the broad
principles of this strategy.
Collier Street Baths itself is a listed
building and as such the structure, or
those parts of the structure that are
listed, have statutory protection and any
development proposal will have to
respect the building’s heritage.
47
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
Although just outside the
designated area the Black Friar
public house on Blacfriars Road
is a listed building. Will there be
any impact on this building due to
its proximity to the Greengate
area? Would it be possible to add
this to the ‘historic building’ area
due to its listed status? Any
improvement to this building
would be of benefit to the
Greengate Masterplan as it is
effectively on a gateway to the
33
Comments noted.
The Black Friar public house is outside
of the Greengate Regeneration Strategy
area. The building does occupy a
prominent corner position and at the
height of the market proposals did come
forward for this property, but were
subsequently never built out. The council
is keen to encourage the redevelopment
of this site and hopefully the proposals
for Greengate and other sites in this area
will encourage further interest in the
No changes
proposed.
area concerned.
48
Renaker Build
Black Friar public house in the future.
Whilst active ground floor uses
should be encouraged
commercial space can be
unviable, particularly in the
current market. Flexibility should
be built into ground floor uses to
allow for conversion to
commercial at a later date.
34
In terms of listed buildings a Heritage
Strategy is currently being developed by
the council which will include proposals
for Greengate and the wider area..
Comment noted.
The city council recognises that there
are viability issues, particularly in the
current market. Encouraging developers
to build flexibility into ground floor uses
to allow for conversion at a later date
seems a sensible principle to adopt.
Key principles in
section 7 amended to
say ...’Developments
should seek to
incorporate active
ground floor uses,
particularly on primary
pedestrian routes and
fronting onto public
spaces. Where a
developer considers
this to be uneconomic
in the prevailing
climate, they should
seek to build flexibility
into their schemes to
allow for conversion to
commercial at a later
date’.
49
Warburton Associates
Need active ground floor uses.
Comment noted.
50
Local resident
Needs to be space for SME’s too.
Comment noted.
51
Local resident
52
Local resident
53
Local resident
There will be a range of space available
within Greengate both within new build
developments and through conversion of
the arches to cater for all types and size
of business.
Private sector needs to be flexible Comment noted.
on leases.
Need to open up arches and get
Comment noted.
commercial use in there
The potential of the arches is recognised
by key stakeholders and by this revised
strategy.
The arches represent a superb
opportunity to provide additional
commercial space that will complement
the Greengate offer and drive increased
activity and footfall into the area.
Sustainable, family housing rather Comment noted.
than cheap buy-to-let would
integrate with the rest of inner
The strategy aims to encourage a
East Salford.
mixture of both family housing and
apartment dwellings, the precise ratio of
which will be subject to market
conditions and development proposals.
35
No changes
proposed.
No changes
proposed.
No changes
proposed.
No changes
proposed.
No changes
proposed.
That being said, however, it should be
recognised that Greengate is a city
centre location and higher density
housing will therefore be encouraged as
the primary type of dwelling in
Greengate.
Public Realm
54
English Heritage
55
English Heritage
The relocation of the pocket park
to create a more dynamic setting
for the retained heritage assets at
the top of Queen Street is to be
commended subject to its design.
Comment noted.
We also support the Greengate
Park proposal. The two new
blocks shown on this space could
help to animate this space.
There is scope to better define
Comment noted.
Greengate as a place through the
effective design and management
of streets and public space. I am
not convinced that relying on your
general Central Salford Design
Guide will be enough to ensure
the co-ordination of streetscape
materials and design details
between the urban blocks as they
are developed out. A simple
public realm strategy for
36
No changes
proposed.
Section 10 key
principles
strengthened to
state...’High quality
and durable
materials should be
used, whilst the
general design
approach to paving,
floorspace and road
surfaces should be
in keeping with the
56
57
Manchester Airport
Network Rail
Greengate building upon
Grontmij’s work might help to
achieve consistency and assist
with branding and marketing.
Consideration should also be
made to other factors of
development that could have the
potential to affect aircraft safety.
The need to carefully design any
associated lighting proposals to
ensure that lights are not
displayed which could confuse or
distract pilots should therefore be
noted.
Whilst the masterplan proposals
will generate a high level of
pedestrian activity into this area,
these need to be supported by
the introduction of appropriate
lighting and security measures
such as CCTV to make people
feel safe when entering the area.
neighbouring
materials palette’.
Comment noted.
Any lighting proposals will be subject to
detailed planning applications and will be
regulated via the development control
process
Comment noted.
Street lighting columns already exist in
the area and are due to be upgraded by
December 2013 via retrofitting new LED
lanterns. New lighting will also be
installed as part of any public realm
enhancement schemes.
In terms of CCTV the intention is that the
company that manages Greengate
Square currently will eventually have
their remit expanded to manage the
whole of the Greengate site. CCTV
provision is therefore something which
37
No changes
proposed.
Key principles in
section 10 amended
to say ...’Good
lighting, including
architectural lighting,
will be important to
address unsightly
and dark areas’.
58
Public Health Service
The Masterplan adheres to a
number of core public health
principles for good design –
enshrining public space for social
and physical activity.
Areas where there is high social
cohesion (mutual trust and
exchanges of aid) tend to have
lower mortality rates compared to
neighbourhoods that do not have
strong social bonds. Support,
perceived or provided, can buffer
stressful situations, prevent
feelings of isolation (which is a
growing concern in an ageing
population), and contribute to
self-esteem. Land use patterns
that encourage interaction and a
sense of community have been
shown not only to reduce crime,
but also create a sense of
community safety and security.
The presence of green
surroundings in urban settings is
associated with fewer crime
reports, after controlling for the
38
can be explored with the management
company in the future.
Comments noted.
No changes
proposed.
59
Public Health Service
number of apartments per
building, building height, vacancy
rate, and number of occupied
units per building.
The Masterplan has an aspiration Comment noted.
to create active streets which is to
be commended as access to
places for physical activity is
associated with increases in the
frequency of physical activity.
Living in proximity to green space
is associated with reduced selfreported health symptoms, better
self-rated health, and higher
scores on general health
questionnaires. A study in
Chicago showed that people
living in a housing project who
had some green space near them
scored higher on the ability to
manage major life issues and
perceived them to be less severe
and long-standing than those who
lived in barren surroundings,
demonstrating a correlation with
resilience. Green space also
encourages more social activities
and community events. A 1%
increase in park space can
increase physical activity in youth
39
No changes
proposed.
60
Blueprint Studios
by 1.4%. Evidence suggests
neighborhoods with attractive and
comfortable pedestrian facilities
and local destinations (such as
shops and public transport) are
associated with walking near
home.
We strongly believe the parks and
recreational areas are absolutely
key to drawing people into the
area. Whilst Manchester City
Centre is without any green
areas, creating one in Salford
would be the perfect ‘gateway’
the council state they desire.
Parks attract people and people
mean there is scope for business.
You will not be aware of this but
there is already a strong music
and arts community surrounding
Queen Street and Collier Street.
Owners and employees of both
Blueprint Studios and the Eagle
Inn are long time friends,
collaborators and colleagues but
this community can be grown with
the addition of the proposed park
between the two buildings. Given
the images used in the proposal it
40
Comments noted.
The council is also of the view of the
importance of the greenspaces to the
strategy for Greengate.
Greengate Square and Greengate Park
will be the main focus for events.
Greengate Square contains a three
phase power supply system and is
capable of holding music events. The
new greenspace around Collier Street is
intended to be more of an informal
space.
No changes
proposed.
61
Eagle Inn
62
Manchester Cathedral
seems it would be expected for
events to take place in this area
and given our line of business we
would desire to be involved here
and suggest that attention to
detail was placed on electrical
feeds to allow pop up stalls and
live music to take place. If events
were to take place it is important
that any new residential
developments were aware of this
possibility.
Greengate Park is crucial – this
needs to be developed first
alongside a cafe / bar to draw
people in and create and appetite
for the area.
Regarding the key objective of
the draft masterplan, to promote
the reconnection of the historic
cores of Salford and Manchester
via the provision of a high quality
public realm network, is
encouraged. We hope, however,
that these ambitions should not
be seen in isolation from the
revitalisation of Victoria Street
and the wider public realm
strategy being prepared by
41
Comment noted.
No changes
proposed.
Comments noted.
No changes
proposed.
Salford City Council are aware of the
plans for Victoria Street and the wider
public realm strategy being prepared by
Manchester City Council and we
continue to work with Manchester City
Council on joint areas of interest and
concern.
Whilst it is important that there should be
some coherence and consistency to the
63
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
Warburton Associates
64
Local resident
Manchester City Council. Design
quality, consistency of material
and treatments including street
furniture, lighting and signage
should be on the agenda for a
joint meeting. An implementation
programme also needs careful
consideration.
There is one surviving public
house within the designated area
which is the Grade II listed ‘Eagle
Inn’ on Collier Street. We feel that
the proposal to position a pocket
park on Collier Street as the
centre of a ‘historic building’ area
is appropriate.
Need to improve link along
Chapel Street to Police Station.
public realm of both cities and the quality
of design, differences in materials and
treatments used can help to reinforce the
distinctiveness and identity of each
place.
Comment noted.
No changes
proposed.
Comment noted.
No changes
proposed.
Some initial design work has been
undertaken looking at improvements
along this section. As development
schemes come forward along Chapel
Street the council will look at
complementing this private investment
with investment in the public realm
around development sites.
Comment noted.
If the area becomes very
developed there will be a need for
local people to have a green
A commercial building is now proposed
42
No changes
proposed.
65
Local resident
66
Local resident
Heritage
67
City Mayor
68
English Heritage
space and provision for the
increased number of residents to
have access to both public and
green space and amenities that
support urban living and we are
concerned that the park area now
appears to have a building on it of
3 storey’s in height.
Would love new green space at
Greengate.
Coherent visual corridor linking
performance space and green
area important.
on Greengate Park to provide the
landowner a return and to help with the
viability of the proposed greenspace.
Digital information boards should
be installed.
Comment noted.
Dialogue should be maintained
43
Comment noted.
Comment noted.
No changes
proposed.
No changes
proposed.
Once the east podium development
commences on site two-thirds of the
railway viaduct will come down and
Greengate Link, which connects
Greengate Square with the proposed
Greengate Park, will be completed. This
will create a coherent visual and physical
corridor between the two spaces.
No changes
proposed.
We will look to see whether we can
incorporate digital information boards as
we bring forward implementation of
signage and the public realm to the north
of the viaduct.
Comments noted.
No changes
69
70
English Heritage
North Manchester Branch
of the Campaign for Real
Ale (CAMRA)
with the Greater Manchester
Archaeological Advisory Service
to ensure that the archaeological
potential of this area including the
site of the former market cross
and court house are fully
appraised and appropriately
interpreted. Also the opportunity
to better reveal the significance of
other heritage assets throughout
the site is explored through your
masterplan. In terms of ‘placemaking’ NPPF policies 135, 141,
137, 129, 56-57, 59, 60-64 seem
particularly relevant.
Your masterplan area contains
Collier St. Baths, a Grade II listed
building on the National Buildings
at Risk Register. The building
might be suitable for community /
sports facilities if the area around
it is to be developed for social /
affordable housing.
The Eagle, along with the other
buildings in this area (Collier
Street Baths and Blueprint
Studios) are equally important,
and although outside our
campaign’s remit, we support the
44
proposed.
The Greater Manchester Archaeological
Advisory Service have been engaged on
various aspects of the development of
Greengate to date and will continue to
be engaged on appropriate schemes but
particularly with regard to the former
market cross and court house area as
detailed designs come forward for this
area.
This strategy is intended to support local
and national planning policies in terms of
place making and other items.
Comment noted.
The building is in private ownership and
the end use for the building will be
determined via proposals being brought
forward by the owner which are
satisfactory to the Local Planning
Authority.
Comment noted.
The heritage of the area is important and
it makes sense for the strategy to
incorporate guidance with regards to
interpretation.
No changes
proposed.
Key principles in
section 10 amended
to say ...’The
heritage of the area,
and in particular the
former Market Cross
71
Local resident
River Irwell
72
Environment Agency
proposals to include them.
Perhaps there could be provision
of interpretation boards around
the pocket park or even more
widely explaining the history of
the buildings and the area.
We are concerned that the
Comment noted.
heritage of the medieval history of
Greengate is not squashed or
Greengate is the historical core of
given low priority.
Salford and the intention has always
been to reference the medieval history of
the area within proposals for the public
realm. This is still the intention of the
strategy and more explicit guidance /
wording will be included within section
ten. The council’s emerging Heritage
Strategy will also make reference to the
heritage of Greengate.
and Salford Cross
should be
incorporated into the
public realm to
interpret the city’s
medieval origins’.
Key principles in
section 10 amended
to say ...’The
heritage of the area,
and in particular the
former Market Cross
and Salford Cross
should be
incorporated into the
public realm to
interpret the city’s
medieval origins’.
Whilst it is acknowledged that the
provision of an Irwell River Park
walkway can be complex and
difficult to deliver (given site
constraints), we would welcome
further expansion and
enhancement of the river corridor
as part of any redevelopment
near Trinity Way. This would
No changes
proposed.
45
Comments noted.
The intention of the Irwell River Park
project and of this strategy is to open up
access to the river where feasible. The
council will also encourage
developments in the wider area to open
up linkages to the river where feasible.
This principle is consistent with policy
73
Greater Manchester
Ecology Unit
create a high quality riparian
environment with a safe
pedestrian link to the existing
walkway north of Trinity Way. It
would also enable the removal of
the existing piered walkway within
the river which would further
enhance the river corridor.
The re-development along the
Irwell Waterfront represents an
opportunity for strengthening the
ecosystem services provided by
the River Irwell e.g as a wildlife
corridor and as a visual amenity.
We feel the masterplan is lacking
in this area.
For instance we are disappointed
that it is proposed to pull the
Irwell River Park away from the
Irwell reducing the potential visual
amenity gain. We do not
understand the technical and
structural difficulties in taking a
walkway as far as the railway
viaduct given that it is proposed
to construct buildings up to 12
storey’s high adjacent to the river.
We believe that any re-
46
DES6 of the council’s Unitary
Development Plan, which requires ‘all
new development along the River
Irwell...to facilitate pedestrian access to,
along and, where appropriate, across the
waterway’.
Comments noted.
The technical and structural difficulties to
following the course of the river in this
area relate to the changes in levels and
the fact that to construct a DDA
compliant walkway would require us to
cantilever this off the river wall,
something which the Environment
Agency is opposed to due to structural
stability concerns.
No changes
proposed.
74
75
Manchester Cathedral
Local resident
Community Infrastructure
76
Manchester Cathedral
development along the river
should be expected to enhance
the wildlife value, visual amenity
value and recreational potential of
the river. We have however
restricted our detailed comments
to ecology.
We suggest that more could be
made of the potential of the River
Irwell and its ability to connect
Greengate to the wider city
region.
Comment noted.
The Irwell River Park initiative connects
many of the region’s tourism, leisure and
business destinations together between
Trafford, Manchester and Salford and
Greengate forms an integral part of Irwell
River Park. We therefore feel that the
potential of the River Irwell to connect
Greengate to the wider city region is
exploited by the strategy.
We support the conservation and
improvement of the River Irwell.
Support noted.
The draft masterplan does not
provide a meaningful commentary
on the accompanying
infrastructure which would
support the creation of the
residential and commercial
communities resulting from the
Comment noted.
47
No changes
proposed.
No changes
proposed.
Sections 6, 10 and
11 strengthened to
The strategy provides high level
provide commentary
information with regards to infrastructure, on infrastructure
for instance with regards to car parking,
requirements and
energy and the public realm. As
how this will be dealt
development sites come forward
with over the lifetime
Ecology
77
Greater Manchester
Ecology Unit
78
Greater Manchester
Ecology Unit
development of the targeted
1,400 dwellings and 75,000m2 of
business space. The draft
masterplan identifies the
provision of approximately
207,000m2 (c. 2.2m ft2) over a
period of 15 years and there
needs to be a detailed community
infrastructure programme
accompanying this development.
additional infrastructure requirements
may be needed and these will be dealt
with through the development control
process.
of the strategy.
There are no specific ecological
constraint to the redevelopment
of this site, other than those
required of all developments
where building demolition and site
clearance occur, such as checks
for bat roost, nesting birds and
schedule 9 part 2 species, such
as Japanese knotweed.
We feel however that the
opportunity to enhance the
ecosystem services provided by
the Irwell is being missed.
The NPPF states that the
planning system should
contribute to and enhance the
natural and local environment and
goes on to state that it should
Comment noted.
No changes
proposed.
48
Policies EN9 and EN23 of the saved
policies of the council’s Unitary
Development Plan provides protection
and requires enhancements to wildlife
corridors and environmental
improvement corridors. The council feel
therefore that the statutory development
plan for the city provides a robust set of
policies to ensure that the ecosystem
services of the Irwell is enhanced.
Comment noted.
Policies EN9 and EN23 of the saved
policies of the council’s Unitary
Development Plan provides protection
No changed
proposed.
provide net gains in biodiversity
where possible and to establish
coherent ecological networks that
are more resilient to current and
future pressures. This would
appear to be an ideal opportunity
to put this guidance in to practice.
In terms of existing wildlife of
more than local interest, it is
known that sand martin,
kingfishers and bats utilise the
Irwell in this area to either forage,
commute or both. It is also
believed that the otter’s recent
colonisation of the Irwell in Bury
and Rossendale was via the city
centres. The city centres are also
known for black redstart a GM
biodiversity action plan species.
The Exchange Greengate area
falls within the priority area for
enhancement measures for this
species. The masterplan
therefore represents an
opportunity to enhance the local
populations of one or more of
these species.
Enhancement could be achieved
49
and requires enhancements to wildlife
corridors and environmental
improvement corridors. The council feel
therefore that the statutory development
plan for the city provides a robust set of
policies to ensure that the ecological
network the Irwell provides and
biodiversity is enhanced. This will be
assessed, however, on a case-by-case
basis as development sites come
forward for planning permission.
through the provision of artificial
roosts for bats, nesting holes for
sand martin and kingfisher and
couches for otter within the
channel, bridges and retaining
walls of the Irwell. Developers
could also look to incorporate
features in to new buildings
beneficial to black redstart.
In addition whilst accepting that
greening of the riparian edge ie
making the Irwell more permeable
as a wildlife corridor for terrestrial
fauna, is generally not feasible
owing to vertical retaining walls,
appropriate wildlife friendly
planting should be utilised where
it is adjacent to the river.
Finally rather than deal with
ecosystem services on a
development by development
basis, we believe that an
ecological enhancement plan
should be produced as part of the
masterplan and that developers
would be expected to buy in to it.
Environmental sustainability
79
Environment Agency
Our published flood map shows
50
Comment noted.
No changes
80
Environment Agency
that parts of the masterplan area
are at risk of fluvial flooding. In
accordance with the national
Planning Policy Framework
(NPPF) the masterplan should
seek to apply the sequential
approach to the location of land
uses so that the more vulnerable
development is located in areas
of lowest flood risk. The council
has produced a Strategic Flood
Risk Assessment (SFRA) and this
should be used to inform this.
The council’s SFRA also shows
that the area is within a ‘critical
drainage area’. Such locations
are particularly sensitive to an
increase in the rate of surface
water runoff and there are
specific drainage requirements in
these areas to help reduce local
flood risk. The SFRA advises that
development should seek to
reduce surface water run-off by
50% on brownfield areas.
The masterplan provides an
opportunity to take a holistic
approach to the management of
surface water in this area. A
51
proposed.
As stated the council has a Strategic
Flood Risk Assessment and individual
landowners / developers will be required
to submit a Flood Risk Assessment as
part of any planning application for sites
located in a flood zone.
Comments noted.
Policies EN19 and EN20 of the saved
policies of the council’s Unitary
Development Plan provides the statutory
framework for development with regards
to drainage. The council’s Strategic
Flood Risk Assessment provides further
guidance to applicants looking to bring
forward development at Greengate.
Applications will be assessed on a caseby-case basis, via the development
control process, to ensure they
contribute to and are consistent with the
statutory policy framework.
No changes
proposed.
81
82
Manchester Airport
Public Health Service
range of options could be
considered including the
implementation of SuDs,
increasing the capacity of sewers
or watercourses, storing excess
water and managing exceedance
flows through urban design and
green infrastructure.
The Greengate site is located
within Manchester Airport’s
statutory wind turbine
consultation area (which extends
to a radius of 30km from the
aerodrome). Although not
referred to in the masterplan
document, should any schemes
for the provision of wind energy
be incorporated into the
development framework at any
point, we draw your attention to
the need to consult the
Safeguarding Authority for
Manchester Airport on this matter
too.
There are a number of proposals
to ensure that some green space
is preserved which is very
important in countering urban
heat island effects.
52
Comment noted.
No changes
proposed.
Manchester Airport Group will be
consulted on a variety of issues as a
statutory consultee as and when
planning applications come forward.
Comments noted.
No changes
proposed.
83
Local resident
Trees mitigate temperatures in
cities (preventing heat-island
effect), thus decreasing energy
consumption and associated
costs for heating and cooling;
reduce the amount of storm water
runoff (thereby improving water
quality and management - also
reducing energy consumption);
increase oxygen production; and,
reduce levels of smog, thereby
improving air quality. The leafy
canopy of trees not only reduce
surrounding temperature and
provides natural shade.
We are supporters of the
Biospheric Foundation and would
welcome plans that included an
acknowledgement of an
environmentally conscious way of
living and developing the area
and would welcome the
involvement of local people in
developing or preserving the
green spaces. Using local
volunteers to help maintain
gardens, borders and public
green areas would be brilliant and
give people a real sense of
53
Comments noted.
The council is currently investigating the
feasibility of introducing a district heating
centre in Greengate to source energy
locally.
We will look into the possibility of setting
up a volunteer group for the area when
the proposed greenspaces are nearer to
being delivered.
Section 5 key
elements
strengthened to
say... ‘To ensure
development has the
minimum impact on
the environment,
including
encouraging
sustainable and local
energy production’.
ownership of the new
development.
Amenity
84
Blueprint Studios
One of our concerns that will
probably only apply to us on a
business level, but I’m sure will
affect the lives of residents and
other business owners alike, is
the level of noise that will occur
during construction. Given the
nature of our work, high levels of
noise that may permeate our own
substantial soundproofing could
affect recordings so we would
also like to request a detailed
timeline of construction closest to
our premises well in advance of
scheduled starts to allow planning
for potential disruption.
On the same subject, since the
construction of the new Spectrum
development we have had for the
first time noise complaints from
residents who after research were
not informed they were moving
next to a recording studio. At the
time of its development and the
original regeneration plans we
54
Comments noted.
The council is happy to share details of
construction timescales once we know
them as we would want to minimise
disruption to existing businesses in the
area.
In terms of noise complaints regarding
the Spectrum development the council
has now powers to enforce or compel
developers / estate agents to inform
prospective residents of neighbouring
uses unfortunately. This is something
that the council is happy to raise with
developers but is not something that we
can police.
No changes
proposed.
had met with members of the
council and the developers to
ensure something exactly like this
didn’t happen. Clearly residents
are not being told the nature of
our business which we believe is
grossly unfair on them and
ourselves and I would like to
ensure that this problem doesn’t
escalate with any new residential
development.
Branding & Events
85
City Mayor
86
Network Rail
Need to remove barriers to
events.
Comment noted.
The masterplan should identify
the opportunity of creating a new
identity for the Greengate area
and this should be supported
through positive urban design
principles including advertising /
55
There is a premises licence in place for
Greengate Square which will simplify the
process of applying to hold an event.
There is also a central point for
registering interest in holding events at
Greengate. However, there will always
be a need for some paperwork relating
to events such as risk assessments and
health and safety.
Comments noted.
The area has historically been called
Greengate and will continue to be so in
the future. In terms of branding the
public realm and Irwell River Park
No changes
proposed.
No changes
proposed.
signage and public realm
activities. The type and form that
this should take should be
defined collaboratively with all
relevant stakeholders to maintain
a consistent approach.
87
88
Blueprint Studios
Euro Car Parks
89
Various
90
Local resident
It is the uses of the buildings
constructed, who occupies them
and how it is marketed that will
determine whether people are
attracted to the area. With that in
mind we think the naming of the
site should stay as Greengate.
Could a new postcode be created
to define area?
signage will provide a coherent palette
which will provide a distinctive identity for
the area. In addition the events
programme which has started to be
rolled out is being promoted under the
Greengate banner.
Individual developments will of course
undertake their own branding but the
council will encourage developers to
incorporate reference to Greengate to
further enhance the areas identity.
Comment noted.
This area has historically been called
Greengate and the council agrees that
the name of the area should remain
Greengate
Comment noted.
This is something that would need to be
discussed with the Royal Mail Group but
is considered unlikely.
Comment noted.
The area needs to be branded as
branding will affect who is
attracted to the site.
Area will be branded as Greengate.
Need refreshments sold on
Comment noted.
Greengate Square to draw people
56
No changes
proposed.
No changes
proposed.
No changes
proposed.
No changes
proposed.
in.
91
Local resident
Need to link to wider festivals e.g
Manchester International Festival.
A commercial operator is in the process
of setting up a coffee pod at Greengate
Square to cater for visitors. Longer term
the aspiration is to open up the arches
overlooking Greengate Square to allow
for retail and leisure operators to spill
onto Greengate Square and provide
activity and a critical mass of footfall to
the area.
Comment noted.
No changes
proposed.
Events on Greengate Square to date
have linked in to citywide events such as
Dig the City Festival and Manchester
Weekender. As Greengate Square
establishes itself as an events space we
will aim to put more and higher profile
events on the space.
Ownership / Partnership Working / Maintenance
92
Manchester Cathedral
We would encourage the
inclusion in the draft masterplan
of a section on the importance of
working with key partners to
secure the regeneration of the
Exchange Greengate area
including Manchester Cathedral.
Our relationship with Salford City
Council and its regeneration
agency is strong and provides an
57
Comment noted.
The city council recognises that to bring
about the comprehensive regeneration
of the area as set out in this strategy it
will be important for all partners –
landowners, developers, stakeholders
and local residents to work together
collaboratively.
Wording in section
11 strengthened to
highlight the
importance of
partnership working.
93
94
Local resident
Local resident
excellent platform to extend this
dialogue, focussed on the
Cathedral’s mission, including the
physical enhancement project as
well as volunteer and social
programmes.
We feel that the plans should
work to provide residents with a
sense of ownership of the area
and a feeling of being able to
input into making the area a
pleasant and beautiful place to
live.
Need better street cleansing
regime for area.
Comment noted.
No changes
proposed.
We will look into the possibility of setting
up a volunteer group for the area when
the proposed greenspaces are nearer to
being delivered.
Comment noted.
No changes
proposed.
The council acknowledges that the
environment in Greengate currently is
poor. The council has employed a
management and maintenance company
to manage the public space at
Greengate Square and we are looking to
rollout an enhanced regime for the area
in the future. The council will also seek
to encourage landowners in the area to
also maintain their land, through the use
of enforcement where necessary.
Deliverability / timescales
95
Network Rail
No discussion on phasing within
draft masterplan document.
58
Comment noted.
No changes
proposed.
96
Renaker Build
What is the plan for deliverability?
The document does not discuss phasing
in any great detail as the redevelopment
of Greengate will be led by the market
and will therefore be subject to
developers bringing schemes forward,
which the council has limited influence
on. However, we do envisage that
development to the south of the viaduct
is likely to happen first, with development
to the north of the viaduct then following
afterwards.
The document does not discuss phasing No changes
in any great detail as the redevelopment proposed.
of Greengate will be led by the market
and will therefore be subject to
developers bringing schemes forward,
which the council has limited influence
on. However, we do envisage that
development to the south of the viaduct
is likely to happen first, with development
to the north of the viaduct then following
afterwards.
The council’s role will be to deliver the
public realm enhancements that this
strategy outlines and will take a
proactive role in trying to encourage
development to come forward facilitate
meetings between developers and
landowners
59
97
Local resident
Pace of development seems
slow.
Comment noted.
No changes
proposed.
The city council is actively working with
landowners and developers interested in
the area to bring forward the
redevelopment of Greengate.
That being said however we have
experienced the deepest recession since
records began and there remain
substantive obstacles to overcome in the
current climate relating to viability and
financing before schemes are
successfully delivered.
Section 106 and Community Infrastructure Levy
98
English Heritage
It would be helpful if there were to
be S106 or CIL contributions from
future developments to help
secure new uses for underused
or derelict buildings in the
Greengate area such as Collier
St. Baths.
99
Manchester Cathedral
The draft masterplan is silent on
how future Section 106 monies
and revenue generated by the
Community Infrastructure Levy
are to be spent. We would
suggest that this masterplan
ought to include a section on the
60
Comment noted.
Any developments within Greengate will
be subject to the city council’s Planning
Obligations SPD.
Comment noted.
Any developments within Greengate will
be subject to the city council’s Planning
Obligations SPD.
Section included
within document
discussing S106
Planning Obligations
(section 11).
Section 11
strengthened to
discuss Section 106
Planning
Obligations.
creation of a comprehensive
schedule of public realm
enhancements and social
programmes to be funded by
future Section 106 Agreements
and Community Infrastructure
Levy payments.
61
62