PART 1
(OPEN TO THE PUBLIC)
ITEM NO.
REPORT OF THE STRATEGIC DIRECTORS OF HOUSING AND PLANNING AND OF
ENVIRONMENT
TO: LEAD MEMBER FOR PLANNING:
21ST NOVEMBER 2005
LEAD MEMBER FOR ENVIRONMENT:
21ST NOVEMBER 2005
LEAD MEMBER FOR CUSTOMER AND SUPPORT SERVICES: 21ST NOVEMBER 2005
TITLE: RIVER IRWELL WALKWAY –REFURBISHMENT AND MAINTENANCE
RECOMMENDATIONS:
1
That approval is given to the proposed scheme for restoration and remedial
works to key sections of the River Irwell walkway in Central Salford.
2
That the financing of the capital cost of the scheme to restore the River Irwell
Walkway (estimated at £98,800 in total, including fees) from contributions
received pursuant to planning obligations under section 106 of the Town and
Country Planning Act 1990 in connection with new residential developments in
Ordsall be approved in principle and that the Head of Planning and Building
Control be authorised to allocate specific section 106 contributions to the
walkway improvement scheme having regard to the wording of the relevant
obligations.
3
That provision of £55,813 per annum for the estimated future maintenance
costs, rising with inflation, is made in the revenue budget from 2006/07.
EXECUTIVE SUMMARY:
It has, for many years, been the objective of the city council to develop a continuous
walkway on the Salford banks of the River Irwell through Central Salford. So far, a
permanent riverside walkway has been completed along some 5 kilometres of the route.
The city council is responsible for maintenance and public safety on the majority of the
completed walkway. However, with the exception of small areas in housing control, no
revenue funding has ever been dedicated to its maintenance.
As a result, the walkways are in very poor condition. Public safety along the walkway is
compromised by the lack of a revenue budget. The energy costs of the street lighting along
the walkway are not currently being met.
The success of recent regeneration initiatives within Central Salford and increasing
developer interest is focusing attention on the poor condition of the walkway. Increasing
numbers of residents and businesses overlook the river and walkways, and complaints
about the lack of maintenance are increasing.
It is proposed that a programme of remedial works be carried out to key sections of the
existing walkways and that a revenue budget be identified to secure their continued phased
restoration and maintenance thereafter.
The estimated cost of the proposed scheme for restoration and remedial works is £98,800.
It is proposed that this be funded from S106 contributions.
The estimated cost of maintaining the walkways thereafter is £55,813 per annum, at today’s
prices.
If these costs cannot be met, consideration should be given to closing the walkways on
grounds of public safety.
BACKGROUND DOCUMENTS:
(Available for public inspection)
 Budget cost estimates.
ASSESSMENT OF RISK: High: Failure to refurbish and maintain the existing walkways is
likely to undermine the regeneration of Central Salford and increases risk to public safety
and the risk of third party claims against the council for alleged accidents.
THE SOURCE OF FUNDING:
 Capital cost of remedial works: S106 contributions
 Future revenue costs: central revenue budget for future maintenance costs of
completed capital schemes from 2006/07.
COMMENTS OF THE STRATEGIC DIRECTOR OF CUSTOMER AND SUPPORT SERVICES
(or his representative):
1. LEGAL IMPLICATIONS
Provided by: Richard Lester
0161 793 2129
2. FINANCIAL IMPLICATIONS
Provided by: John Spink
0161 793 3230
Provided by: Peter Smith
0161 793 3718
PROPERTY:
HUMAN RESOURCES (if applicable):
Not applicable
CONTACT OFFICERS:
Barry Whitmarsh
Housing and Planning
Dominic Clarke
Environmental Services
Peter Smith
Urban Vision Partnership
0161 793 3645
0161 925 1105
0161 793 3718
WARDS TO WHICH REPORT RELATES:
Irwell Riverside and Ordsall
KEY COUNCIL POLICIES:
Pledge 7: Enhancing life in Salford (ensuring the cleanliness and maintenance of the
city).
Pledge 6: Creating prosperity in Salford (maximising public and private investment to
regenerate the city).
Regeneration of Central Salford.
2
1
PURPOSE OF REPORT
1.1
To establish a basis for putting the River Irwell Walkway into a good state of
repair and to establish a maintenance budget for the existing riverside walkway,
in order to help improve the image and profile of the city, investing in the
regeneration of the city and ensuring the cleanliness and maintenance of the city.
BACKGROUND
1.2
It has, for many years, been the objective of the city council to develop a
continuous walkway on the Salford banks of the River Irwell through Central
Salford. The walkway is intended to provide a safe and pleasant pedestrian route
for recreational use between Peel Park to Salford Quays (a total length of around
7 kilometres), to open up views of the river, and to create an attractive setting for
existing and new developments.
1.3
So far, a permanent riverside walkway has been completed along some 5
kilometres of the route. This includes continuous sections between Adelphi
footbridge and Trinity Way and between Regent Road and Salford Quays, and
other isolated sections. The majority of the work was carried out during the
1990’s, either by the city council, by the former Trafford Park Development
Corporation or, in few cases, by riparian developers.
1.4
The attached plan and schedule 1 describe each completed and planned section
of the walkway in more detail.
1.5
Typically, the walkway comprises a hard-paved surface, with a waterside safety
rail, street lighting columns, seats, litterbins, trees and areas of shrub planting.
There are two large structures along the walkway (a staircase from street level to
water level at Adelphi Crescent and a cantilevered walkway east of Trinity Way)
and a number of smaller decorative features.
1.6
The city council is responsible for maintenance and public safety on the majority
of the completed walkway. No part of the walkway is adopted highway.
However, with the exception of small areas in housing control, no revenue
funding has ever been dedicated to its maintenance.
1.7
Most of the walkway is open to the public, without restriction. However, a length
of the walkway through Ordsall is closed at night time, addressing security
problems encountered by neighbouring businesses; this is seen as a temporary
measure pending the redevelopment of waterside sites with uses creating more
casual surveillance.
1.8
There has never been any routine landscape maintenance of the walkway.
There has been no routine inspection and programmed maintenance of
structures, streetlights and railings etc. Litterbins have not been emptied or litter
removed. Capital funds have occasionally been secured for one-off remedial
improvements of some sections (including the removal of vandalised street
furniture), but these improvements have not been sustained.
1.9
Generally, grounds maintenance budgets across the city have been pooled into a
single green budget. However, the riverside walkways have not benefited from
this arrangement, as there has never been any revenue budget for their
maintenance that could be pooled.
1.10
As a result, the walkways are in very poor condition. Some older sections have
received no significant investment in fifteen years. In some areas, overgrown
3
shrubbery and overhanging trees obstruct the path. Several trees are dead or in
poor condition, never having had tree stakes removed. Areas of paving are now
infested with weeds. Many lighting columns and other street furniture are
vandalised; most have defective paintwork. Litter has accumulated in some
areas; elsewhere, it is assumed to blow into the river, increasing problems further
downstream.
1.11
Most of the litterbins originally installed along Ordsall Riverside have been
removed, given the lack of funding for their emptying. The cost of emptying bins
should be highlighted as a particularly expensive item. There is limited vehicular
access along much of the walkway and this is, therefore, a labour intensive
exercise.
1.12
Lighting columns along the walkway are connected to an un-metered supply.
However, there is no record of the energy costs ever having been paid and an
appropriate budget needs to be established.
1.13
A recent survey of the structural condition of the staircase and cantilevered
walkway has concluded that they are generally in sound condition.
1.14
Public safety along the walkway is compromised by the lack of a revenue budget.
Funding has occasionally been vired from other budgets to address urgent public
safety issues (for example replacing broken safety fencing). However, this has
been ad-hoc, with no formal routine of safety checks and programmed
maintenance of safety features.
1.15
The success of recent regeneration initiatives within Central Salford and
increasing developer interest is focusing attention on the poor condition of the
walkway. Our waterways and proximity to Manchester are identified as key
attributes in the marketing of the city and waterside sites are seen as particularly
attractive locations. Increasing numbers of residents and businesses overlook
the river and walkways, and complaints about the lack of maintenance are
increasing.
1.16
Developer interest in areas such as Adelphi and Greengate offer opportunities to
complete the missing links in the walkway. Urban Splash, who are developing
plans for a riverside development at Springfield Lane, demonstrate the
importance attached to the riverside walkway. Not only is this developer
expected to remodel the walkway fronting their site, but they also commissioned
Ian Simpson Architects to develop concept proposals to extend and develop the
walkways throughout the regional centre.
1.17
In parallel, the Environment Agency commissioned a report from consultants,
APEM, on the value of the river to the economy and image of the city. This also
stresses the value of the walkway system and the importance of a clean, litterfree river.
1.18
The draft vision and regeneration strategy published by the Central Salford
Regeneration Company also stresses the importance of improving the walkway.
Improvement and extension of the walkway is identified as a key project.
1.19
Provided that the safety and cleanliness of the existing walkways can be
ensured, they can be promoted as an important asset of Central Salford. They
should form a key part of the walking strategy for the area, providing car-free
routes between communities and to the regional centre. They offer attractive
recreational opportunities for residents, worker and tourists, through areas of
environmental, architectural and historic interest, and there is potential to include
them in the developing “health walks” programme.
4
PROPOSALS
1.20
It is proposed that a programme of remedial works be carried out to key sections
of the existing walkways and that a revenue budget be identified to secure their
continued phased restoration and maintenance thereafter. The proposals relate
to sections of the walkway in council ownership or control, where previous
infrastructure works have not been maintained.
1.21
In May 2005, members approved proposals to restore the Trinity Riverside
section of the walkway, at a cost of £40,000, as part of the streetscape schemes
programme funded by HMR and ERDF. This work is due to be carried out this
financial year. However, no budget has yet been identified for the future
maintenance of this restored section.
1.22
This report seeks approval to carry out restoration of the sections of the walkway,
at Greengate Riverside and Ordsall Riverside and the major structures, and
seeks a commitment to revenue funding for routine maintenance of all the
completed sections controlled by the city council. Schedule 2 identifies the
specific sections.
1.23
The remedial works typically include the removal and pruning of overgrown trees
and shrubbery, removal of weeds from paved areas, repairs to lighting units,
replacement of items of street furniture and repairs to safety fencing. It is
proposed to carry out a repainting programme of fencing, lighting columns and
decorative features along the sections of Ordsall Riverside in greatest disrepair.
1.24
The remedial works to the two major structures entail the cutting back of trees
and shrubbery and pressure washing of the metalwork.
1.25
The estimated total cost of the proposed remedial work is £98,800. A summary
of the costs is set out at schedule 2.
1.26
Following completion of the remedial works, the proposed annual maintenance
regime would comprise:








1.27
6 visits per year to sweep paths\litter pick and empty litter baskets.
2 applications of herbicide per year.
1 visit per year to cut back overhanging vegetation and to check and raise
crowns on trees if and when required.
Maintenance of shrubs as required.
Inspection and programmed repainting of safety fencing, lighting columns and
other street furniture, adopting an 8-yearly painting programme (averaged per
year).
Energy costs of street lighting.
Regular maintenance of lighting units, relamping every three years and
testing every six years.
Inspection and programmed repainting of the major structures (6 year major
inspection and 12 year repainting programmes averaged per year)
The annual cost of the maintenance programme is estimated as £55,813 per
year, using 2006/07 prices. This includes estimated lighting energy costs of
£8,595 per year. A summary of proposed remedial and programmed
maintenance costs is shown in the attached schedule 2.
5
FUNDING
1.28
The remedial works to the Trinity Riverside phase are included in the approved
Streetscape Scene programme of the Housing Market Renewal Fund for the
current financial year. A full year’s revenue budget would be required from
2006/07.
1.29
The remedial works proposed in this report are to be funded from S106
contributions from housing developments in the area. It is anticipated that works
would be mostly carried out in 2005/06, with a revenue budget required from
2006/07.
1.30
The anticipated phasing and proposed sources of funding are as follows: 2005/06
S106 contributions
Total
£70,000
£70,000
2006/07
£28,800
£28,800
Total
£98,800
£98,800
1.31
Sufficient funds are available, and eligible for the proposed works, either from
S106 payments already received or from payments due this financial year.
1.32
The subsequent routine maintenance costs are to be funded from the central
revenue budget for future maintenance costs of completed capital schemes from
2006/07.
Lighting Energy Costs
Other Maintenance Costs
TOTAL
2006/07 and future years (plus inflation)
£8,595
£47,218
£55,813
FUTURE WORKS
1.33
The costs set out in this report make no allowance for further enhancement of the
walkways, or for replacement of sections of fencing, seats and bins removed
since the walkways were first opened. If for example members considered that
additional litterbins were a priority, in the interests of litter reduction, it would be
necessary to increase the budgets to allow the bins to be installed and
subsequently emptied.
1.34
Policy DES6 of the draft replacement UDP requires that all new development
adjacent to the River Irwell, and other waterways, will be required to facilitate
pedestrian access to and along the waterside. Proposals are currently emerging
for several new developments that better take advantage of the riverside setting;
these include Cambridge Riverside, Springfield Lane, Greengate and Ordsall
Riverside. The emerging plans of the Central Salford Urban Regeneration
Company also indicate that additional areas of walkway will be developed.
1.35
The extent of walkway to be maintained by the council will therefore increase as
the regeneration of Central Salford continues.
1.36
Unless proper provision can be made for the maintenance of new sections of
walkway, it would be better to forego additional public access to the river.
Similarly, it is unlikely that prospective development partners will agree to
6
develop new sections of walkway if the council is unable to resource
maintenance of existing sections.
CONCLUSION
1.37
The lack of maintenance of the riverside walkway is an increasing source of
complaint and detracts from the appearance and image of the city. With the
increasing pace of regeneration and growing appreciation of the water as an
amenity, it is becoming a potential obstacle to regeneration.
1.38
The revenue funding sought is considered to be the minimum required to
maintain the existing sections of walkway. Without funding to maintain waterside
safety fencing and other features or to energise street lighting, it would be
prudent to close the walkways on grounds of public safety, although there might
be legal difficulties in securing a permanent closure if a section of walkway could
be shown to have achieved highway status.
1.39
The level of funding sought will only allow urgent remedial works to be
addressed, with a gradual enhancement of other features as the routine
repainting schedule is progressed. A significantly larger initial budget would be
required to restore all sections to their original condition in one go. The
availability of S106 funding facilitates the initial remedial work, but it would be
inappropriate to use these funds for longer-term maintenance, given the
uncertainty of when such funds will be available, the limitations on their use and
the increasing demands for their contribution to alternative projects.
1.40
It is suggested that funds to secure the restoration and long-term maintenance of
existing sections be identified as a high priority, in order to help improve the
image and profile of the city, investing in the regeneration of the city and ensuring
the cleanliness and maintenance of the city.
1.41
Accordingly it is recommended:

That approval is given to the proposed scheme for restoration and remedial
works to key sections of the River Irwell walkway in Central Salford.

That the financing of the capital cost of the scheme to restore the River Irwell
Walkway (estimated at £98,800 in total, including fees) from contributions
received pursuant to planning obligations under section 106 of the Town and
Country Planning Act 1990 in connection with new residential developments
in Ordsall be approved in principle and that the Head of Planning and Building
Control be authorised to allocate specific section 106 contributions to the
walkway improvement scheme having regard to the wording of the relevant
obligations.

That provision of £55,813 per annum for the estimated future maintenance
costs, rising with inflation, is made in the revenue budget from 2006/07.
MALCOLM SYKES
Strategic Director of
Housing and Planning
BRUCE JASSI
Strategic Director of
Environment
7
SCHEDULE ONE
RIVER IRWELL WALKWAY
DETAILS
1
Section
Irwell Valley Way.
Peel Park frontage
Length
683m
Status
Definitive footpath. Part owned by University and
part by environmental services.
2
Crescent to weir
161m
3
Weir to Adelphi
footbridge
273m
4
Adelphi footbridge to
Broughton Bridge
625m
Permanent walkway completed in 1993. Cul-desac. Includes staircase structure. Most in private
ownership.
No existing route. Potential implementation
through riparian development. Planning
permission granted for redevelopment of part of
frontage.
Complete. Now very overgrown. Development
services ownership.
5
Broughton Bridge to
Springfield Lane
564m
6
Springfield Lane to
Trinity Way
246m
7
Trinity Way to New
Bridge Street
119m
8
New Bridge Street to
Blackfriars Bridge
Blackfriars Bridge to
Chapel Wharf (The
Edge)
Chapel Wharf
(tbc)
9
10
Complete. Remodelled as part of flood defence
work. Occupied by development services, but
little ownership.
Complete. Development services ownership.
Likely to be remodelled by Urban Splash.
Current Maintenance
Assumed to be in maintenance by
environmental services. Highway status places
statutory obligations.
No maintenance budget. Steps structure in
poor condition. Heavily littered.
Maintenance Proposal
Continue existing arrangements.
N/a
N/a
Capital funding for restoration approved under
streetscape schemes programme. No
maintenance funding.
Generally in good condition. No maintenance
budget.
Aim to place in routine maintenance from April 2006.
To be reviewed following Urban Splash
development. No maintenance budget.
Defer significant capital investment until adjacent site
redeveloped. Aim to bring street lighting, grounds
maintenance and cleansing into routine maintenance from
April 2006.
Aim to place major structure into routine maintenance from
April 2006. Review remainder as part of Urban Splash
and Greengate developments.
Permanent walkway complete. Includes
cantilevered walkway and underpass under Trinity
Way. Part owned by development services (but
not the cantilevered section).
No existing route. Potential implementation
through Greengate partnership.
Opened in 2004 by Countryside Properties.
Private ownership.
No maintenance budget. Poor condition.
170m
Opened in 1997.
114m
11
Chapel Wharf to
New Bailey Street
170m
No existing route. Potential implementation
through riparian development. Planning
permission for bar/restaurant granted.
12
New Bailey Street to
Irwell Street
249m
Completed as part of Ralli Quays development.
Assumed to be in private ownership. Status of
public right of way uncertain.
Aim to place in maintenance from April 2006.
Capital funding for restoration not required. Aim to place
in routine maintenance from April 2006.
N/a
N/a
Assumed to be by Countryside.
Continue existing arrangements.
Maintenance agreement in place with Chapel
Wharf Limited.
N/a
Continue existing arrangements.
Not currently maintained.
N/a
10
N/a
13
Irwell Street to
Hampson Street
Hampson Street to
Regent Road
342m
15
Regent Road to
Woden Street (RIW
ph 1)
400m
16
Woden Street to
Everard Street (RIW
ph 2)
848m
17
Everard Street to St
Modwens (RIW ph
3)
116m
18
Colgate frontage
(RIW ph 4)
245m
19
Colgate to Trafford
Road (RIW ph 5)
272m
20
Trafford Road to
Clippers Quay (RIW
ph 6)
Cottenham Lane
bridge to City border
214m
14
21
436m
95m
Temporary walkway. Development services own
northern end. Most in private ownership.
Temporary walkway. No street lighting.
Development services ownership. Completion
possible through development of Wilburn Street
site. Legal status of walkway and possible public
liability uncertain.
Permanent walkway completed in 1988. Part
funded by TPDC. Development services
ownership. Some remedial works carried out in
2000.
Permanent walkway completed in 1991. Funded
by TPDC. Includes landscaped footpath link to
Ordsall Lane. Development services ownership.
Some remedial works carried out in 2000.
Permanent walkway completed in 1993. Funded
by TPDC. Development services ownership
following TPDC acquisition. Some remedial
works carried out in 2000.
Permanent walkway completed in 1991 (but not
opened until 2001). Funded by TPDC.
Development services ownership following TPDC
acquisition. Some remedial works carried out in
2000.
Permanent walkway completed in 2001. Funded
by TPDC. Development services ownership
following TPDC acquisition.
Permanent walkway completed in 2001.
Development Services ownership.
Not currently maintained.
N/a
Becoming overgrown. Some capital
investment needed before routine maintenance
could start. No maintenance budget.
Defer until adjacent site redeveloped.
No maintenance budget. Some capital
investment needed before routine maintenance
could start.
Capital funding for restoration sought. Aim to place in
routine maintenance from April 2006.
Salford Quays maintenance budget.
Continue as existing.
Long-standing, unpaved walkway. No street
lighting. Development services ownership.
Not currently maintained.
Continue as existing.
No maintenance budget. Some capital
investment needed before routine maintenance
could start.
No maintenance budget. Some capital
investment needed before routine maintenance
could start.
No maintenance budget. Some capital
investment needed before routine maintenance
could start.
Informal arrangement for maintenance by
Exchange Quay.
11
SCHEDULE TWO
ESTIMATED COSTS
Trinity Riverside
No. on
schedule 1
Section 4
(625 metres)
Cost of remedial works
Grounds maintenance
Repairs to safety fencing and
other street furniture
Street lighting repairs
[£33,000]*
[£7,000]*
SUBTOTAL
Greengate North
(A)
Section 5
(564 metres)
N/A
Grounds maintenance
£0
Repairs to safety fencing and
other street furniture
Street lighting repairs
Greengate North
(B)
Sections 6 & 7
(365 metres)
£500
Grounds maintenance
£2,000
Repairs to safety fencing and
other street furniture
Street lighting repairs
£16,000
12
£1,650
£130
Testing, relamping and maintenance of street
lighting equipment
Lighting energy costs
Inspection and programmed repainting of safety
fencing and other street furniture
SUBTOTAL
Grounds maintenance, cleansing and bin
emptying
Programmed repainting of lighting columns
£0
£13,400
SUBTOTAL
Grounds maintenance, cleansing and bin
emptying
Programmed repainting of lighting columns
£0
£500
SUBTOTAL
Annual revenue costs (excluding inflation)
Grounds maintenance, cleansing and bin
emptying
£1,800
Programmed repainting of lighting columns
£1,365
Testing, relamping and maintenance of street
lighting equipment
£160
Lighting energy costs
£945
Inspection and programmed repainting of safety
fencing and other street furniture
£350
£4,620
SUBTOTAL
£15
£90
£35
£1,920
£1,100
£910
Testing, relamping and maintenance of street
lighting equipment
Lighting energy costs
Inspection and programmed repainting of safety
fencing and other street furniture
SUBTOTAL
£105
£630
£230
£2,975
Ordsall Riverside
Sections 15 to
19
(1,881 metres)
Grounds maintenance
£8,000
Repairs to paving, safety
fencing and other street
furniture
Street lighting repairs
£9,000
Cantilevered
walkway
Section 2
Section 7
£3,000
Routine inspections and programmed
maintenance
£11,500
£3,000
Routine inspections and programmed
maintenance
£11,500
TOTAL
£55,813
£48,000
£76,300
Repairs to major structure
Repairs to major structure
TOTAL
£1,251
£8,562
£23,298
First phase repainting contract
Adelphi Staircase
£5,400
Testing, relamping and maintenance of street
lighting equipment
Lighting energy costs
Inspection and programmed repainting of safety
fencing and other street furniture
SUBTOTAL
£11,300
SUBTOTAL
Grounds maintenance, cleansing and bin
emptying
Programmed repainting of lighting columns
£98,800*
*TOTAL excludes capital cost for Trinity Riverside, already funded from HMR/ERDF
13
£1,155
£6,930