Part 1
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REPORT OF THE MANAGING DIRECTOR OF URBAN VISION PARTNERSHIP
LIMITED
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TO THE LEAD MEMBER FOR HOUSING
ON 13TH July 2006
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TITLE: LAND AT POETS CORNER/ IRWELL RIVERSIDE SITE, GERALD ROAD
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RECOMMENDATIONS: That Lead Member:
1.
Notes the background and current position in relation to this matter.
2.
Considers the proposal to acquire the site by Alderbrook Management Ltd for
the provision of a student flat development of Circa 170 units which would be
in addition to those for which planning consent has been granted on the
adjoining site.
3.
That subject to the decision in respect of item 2/ that Lead Member approves
the Planning/Development Brief for the site as a basis for the future
development of the site.
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EXECUTIVE SUMMARY:
The Council and Alderbrook have been in discussions about the development of this
site dating back to the land swap between the parties which resulted in Alderbrook
owning the adjoining site and the Council owning the Pioneer Western site.
It has not been possible to conclude a deal based on difficulties needing to be
resolved with the site, and the changing Housing and Planning requirements
associated with the development of the site since negotiations commenced.
The report brings Lead Member up to date with discussions and seeks a decision as
to whether a student development proposal from Alderbrook should be accepted or
whether Lead Member wishes to take forward the development of the site in
accordance with a Planning/Development Brief which is attached for approval.
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BACKGROUND DOCUMENTS:
Development Brief and correspondence from Alderbrook Management Ltd.
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ASSESSMENT OF RISK: Medium
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SOURCE OF FUNDING:
It is anticipated that the receipt from the sale of the site will cover the cost of the
roadway and associated works required by the Planning Brief.
LEGAL IMPLICATIONS: Whilst there is no legal agreement to sell the land to
Alderbrook, a decision to proceed to sell the site to another party is likely to lead to
an adverse reaction from Alderbrook.
FINANCIAL IMPLICATIONS: Determination of the way forward will dictate the likely
capital receipt arising from the site
COMMUNICATION IMPLICATIONS: Local people will be interested in decisions
associated with this site and have requested the use of the site as a kick
about/football area
VALUE FOR MONEY IMPLICATIONS: The report considers the options associated
with the future of the site and seeks the views of Lead Member on this issue.
CLIENT IMPLICATIONS: The views of the Housing and Panning Directorate and the
NDC team have been reflected in the report.
PROPERTY: The report deals with a Property Issues and seeks a view on the future
of a site and the associated development issues.
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HUMAN RESOURCES: N/A
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CONTACT OFFICER: PETER OPENSHAW 0161 779 6126
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WARD(S) TO WHICH REPORT RELATE(S): Kersal
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KEY COUNCIL POLICIES:
Regeneration and associated Housing and Planning policies
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TITLE: LAND AT POETS CORNER/ IRWELL RIVERSIDE SITE, GERALD ROAD
1.0
Introduction
1.1
This site was excluded from a land exchange in 2004 between the Council
and Alderbrook Developments Limited, whereby an adjoining Housing
clearance site fronting onto Seaford Road was exchanged for land in
Alderbrook’s ownership at Douglas Green (the old Pioneer Western site). A
student apartment/studio scheme is presently underway on the Seaford Road
site.
1.2
Alderbrook sought to acquire the Irwell Riverside site, and Lead Member
approved an exclusive negotiation with Alderbrook, being the owner of the
adjoining Seaford Road site and thus a Special Purchaser. It is however now
questionable as to whether there is justification for a one to one sale to
Alderbrook as the access to the site will be taken from Gerald Rd and is
therefore not conditional on reaching agreement with the adjoining landowner.
To further complicate matters it has become clear from discussions with
Alderbrook that their role in acquiring the site is likely to be a middleman role
which will ultimately see the sale of the site and the subsequent development
of the site, by a third party.
1.3
Negotiations have been ongoing for some time and have proved difficult to
bring to a conclusion due to difficulties associated with the upgrading of
Gerald Rd and changing Housing and Planning policy guidance since 2004.
2.0
Information
2.1
After protracted discussions involving proposals to develop the land, shown
edged red on plan 1 attached, for a residential development, Alderbrook have
produced a development proposal which would, by merging the Irwell
Riverside site with the Seaford Road site, enable the expansion of the student
apartment scheme on Seaford Road by approximately 170 student units. If
this proposal receives planning approval, the Council could secure a
substantial capital receipt from the sale of the Irwell Riverside site to
Alderbrook.
Unquestionably this is the highest possible capital receipt that the site could
deliver in the current market.
2.2
The key issue is whether such a use is considered acceptable bearing in
mind that the Council’s Planning and Housing Policies have developed
considerably since the Seaford Road site received planning consent for
student accommodation.
2.3
The collective view of Housing and Planning officers and the New Deal team
is that further student accommodation in this location should not be
supported. Any additional provision would be contrary to Policy H7 of the
UDP as it would lead to an over concentration of such accommodation, and
be detrimental to the character of the area. In addition, the proposal would not
be compatible with wider regeneration objectives for the area.
2.4
In order to specify the type and form of development that is considered
acceptable in terms of current Planning and Housing Policy guidance, and to
ensure that the key development issues are flagged up so they can be
addressed through the development process a Planning/Development Brief
has been prepared, and is attached at Appendix 1.
Key components include :The desire to see a residential scheme encouraging owner occupation with a
defined requirement for affordable housing.
The desire to see a mix of residential units.
The desire to see Gerald Rd used as the sole access route, which would
require Gerald Rd being brought up to adoptable standards.
2.5
Mr Williams of Alderbrook has advised that he, and he believes no other
developer, cannot viably develop the Irwell Riverside site in accordance with
the Development Brief.
2.6
Lead Member has previously approved the appointment of OPUS (Miller
Homes and Inspired Developments) as the Councils preferred development
partner for the New Deal area, and it is suggested that if Lead Member
endorses the Planning/ Development Brief as the preferred way forward that
the opportunity to put forward proposals for the site should be offered in the
first instance to OPUS.
2.7
A recent request has been received by the New Deal team, from residents on
the Albion Estate next to the site, seeking authority to have the site allocated
as a kick about /football area.
It is suggested that before this option is considered further, the opportunity for
the redevelopment of the site should be explored as detailed above.
3.0
Financial Details
3.1
Whilst the student flat proposal would generate the highest capital receipt for
the site this is meaningless if such a scheme was not supported by the
Council.
3.2
Whether the required proposals as set out in the Planning/Development
agreement are attractive to the private sector will need to be tested.
This will determine what if any capital receipt would be forthcoming.
4.0
Recommendations
That Lead Member:1.
Notes the background and current position in relation to this matter.
2.
Considers the proposal to acquire the site by Alderbrook Management
Ltd for the provision of a student flat development of Circa 170 units
which would be in addition to those for which planning consent has
been granted on the adjoining site.
3.
That subject to the decision in respect of item 2/ that Lead Member
approves the Planning/Development Brief for the site as a basis for
the future development of the site.
5.0
Conclusion
Approval of the recommended course of action will hopefully enable
development proposals for the site to be considered in accordance with the
guidance set out in the Planning/Development Brief.
Progress will be regularly reported to Lead Member.