Weaste Seedley Claremont Neighbourhood Plan
Baseline and Issues Report
1
Introduction
What is the Weaste Seedley Claremont Neighbourhood Plan?
1.1
The Weaste Seedley Claremont Neighbourhood Plan will be a non-statutory
document which will set out a shared vision for the area to guide its future
development.
1.2
The city council is preparing a Neighbourhood Plan for Weaste, Seedley and
Claremont in order to co-ordinate regeneration activity and secure the future
stability of the area. The Neighbourhood Plan will achieve this in a number of
ways, by:
 drawing together the existing policy and investment context for the area
in order to co-ordinate activity and identify gaps;
 engaging the local community and key stakeholders to develop a shared
vision and direction for the area;
 identifying those areas where there is greatest need for public sector led
intervention; and
 identifying those areas with significant potential to act as a catalyst to
regeneration.
NB - this will need to be amended so that the purpose is consistent with that for the
other Neighbourhood Plans that are proposed to be produced across the City.
1.3
The Neighbourhood Plan will be adopted by the Council as non-statutory
guidance. It will be used as a basis to inform the preparation of Salford's
Local Development Framework in order to secure a supportive planning
context for the delivery of the vision. The Neighbourhood Plan will also be
used to guide future activity and investment within the area through the
identification of priorities for intervention.
2
Weaste Seedley Claremont - context
2.1
The Weaste, Seedley and Claremont area lies approximately 4km to the
west of Manchester City Centre. Housing is the predominant land use within
the area, however there exists a significant range of light industrial and other
employment uses in the area to the south of the M602. Whilst the residential
areas are generally well established and stable, there do exist several
concentrations of deprivation where action is needed to reverse decline.
2.2
The area covered by the Neighbourhood Plan is shown in Figure 2.1. It is
broadly consistent with the boundaries of the two wards of Weaste &
Seedley, and Claremont1.
1
The only deviation in boundary being that the eastern half of Buile Hill Park falls within Langworthy
ward. It has however been included within the Neighbourhood Plan boundary in order to consider the
park as a whole and to form a consistent boundary with the Pendleton Area Action Plan area to the east.
1
Figure 2.1 - Weaste Seedley Claremont - Context
2.2
The area has excellent access to the strategic highway network, with the
M602 and the A580 / A6 running through the area as key east-west links
which give access to the regional centre. The dominance of these routes
does however also act to divide the area and one of the key challenges will
be to reduce this impact where possible.
2.3
The area benefits from its proximity to Salford Quays which lies immediately
to the south east of the plan area, with the Manchester Ship Canal forming
the area's southern boundary. Hope Hospital is another key asset and is an
important source of employment for the wider Salford area.
2.4
The majority of the residential area benefits from an attractive built
environment with a mix of housing types which largely date from the late
19th to the mid 20th century. The area's other major asset is its wealth of
green spaces including the historic Buile Hill Park, together with Lightoaks
Park, Oakwood Park and a wide range of playing fields and recreation
space.
3
Strategic Context
Regional Spatial Strategy for the North West
3.1
Regional Spatial Strategy for the North West (RSS) forms part of the
development plan for all local planning authorities within the region. It must
therefore be read alongside Salford's Unitary Development Plan in setting
2
the planning policy framework for the City. RSS identifies the North West
Metropolitan Area, focused on the conurbations of Greater Manchester and
Merseyside, as the primary area of growth in the region. The city centres
and surrounding inner areas of Manchester/Salford and Liverpool are
highlighted in Policy SD1 of RSS as the highest priority for investment,
development and regeneration. For the purposes of that policy, the Weaste
Seedley Claremont area falls within the inner area of Manchester/Salford,
and can therefore be seen as a high regional priority.
Salford's Unitary Development Plan
3.2
Salford's Unitary Development Plan (UDP) is currently under review and it is
anticipated that the new UDP will be adopted in June 2006. The
Neighbourhood Plan will therefore be prepared in the context of the new
UDP.
3.3
It should however be recognised that one of the purposes of the
Neighbourhood Plan is to identify a shared vision and direction for the
Weaste Seedley Claremont area which can be used to inform the
preparation of relevant documents as part of Salford's Local Development
Framework. In this way, whilst the Neighbourhood Plan will work within the
context set by the new UDP it may identify further spatial issues which could
be addressed through relevant Local Development Documents, including the
Core Strategy Development Plan Document (DPD), the Site Specific
Allocations DPD, and other Supplementary Planning Documents where
appropriate.
3.4
The UDP Spatial Framework identifies five sub-areas within the City (Figure
3.1); Central Salford; Salford West; the Regional Centre, the Western
Gateway, and the Urban Fringe and Countryside. The majority of the
Weaste Seedley Claremont area is within the Central Salford area. The
northern part of the plan area lies within the Salford West area, whilst the
area to the south of the M602 in addition to lying within the Central Salford
sub-area, is also identified within the Western Gateway area.
3.5
The UDP identifies the following priorities for each of these sub-areas:
 Central Salford - during the Plan period, Central Salford will be the major
focus for regeneration and investment within the City. The UDP seeks to
help develop Central Salford as one of the most popular and attractive
places to live within the inner areas of Greater Manchester, mixing easy
access to the facilities and opportunities of the Regional Centre, with
high quality housing, an attractive environment, and a myriad of
recreation and leisure opportunities. The area will be subject to major
housing market renewal, complementing similar activity in New East
Manchester, North Manchester, and South Manchester that will help to
transform the conurbation's inner city areas.
 Salford West - during the Plan period, the emphasis will be on continuing
to develop Salford West as a series of attractive and thriving
neighbourhoods that offer the best of all worlds, with easy access to the
regional transport network and the opportunities of the Regional Centre,
but in a suburban location on the edge of the countryside. The UDP
identifies a number of important development and recreation
opportunities that will help to consolidate the successes of the area,
whilst also supporting measures aimed at addressing and preventing
further problems of decay.
3

Western Gateway - the UDP recognises that the area is a major
economic driver for the region that is of more than local importance, and
that co-operation with Trafford MBC and other key agencies will be
necessary in some areas. The UDP encourages further economic
investment within the Western Gateway during the Plan period. Most
relevant to the Weaste Seedley Claremont area is its identification of
Dock 9 at Salford Quays, and Weaste Quarry as key development sites.
In addition the UDP makes provision for transport infrastructure to
support this development, including the Broadway Link.
4
Figure 3.1 - Weaste Seedley Claremont - UDP Spatial Framework
3.6
Figure 3.2 highlights the land and sites identified on the Revised UDP
proposals map for the Weaste Seedley Claremont area:
Mixed-Use Development
 Policy MX1/3 - identifies Salford Quays as a location to be developed as
a vibrant mixed-use area.
5
Housing
 Policy H9/36 - allocates the former Weaste Tram Depot site for
residential development.
Employment and the Economy
 Policy E3/14 - allocates the 6.6ha Centenary Way site for employment
development.
 Policy E3/15 - allocates the 0.8ha site north of Eccles New Road and
east of Stott Lane for employment development.
 Policy E3/16 - allocates the 1.4ha site to the south of Centenary Way for
employment development.
 Policy E3/17 - allocates the 0.7ha site south of Pacific Way for
employment development.
Retail and Leisure Development
 Policy S2/11 - identifies Irlams o'th' Height as a neighbourhood centre.
 Policy S2/12 - identifies Hope as a neighbourhood centre.
Accessibility
 Policy A9/2 - safeguards the route of the Broadway link road.
The City's Heritage
 Policy CH8/1 - protects the character and setting of Buile Hill Park.
 Policy CH8/2 - protects the character and setting of Weaste Cemetery.
 Policy CH5/10 - seeks to preserve and enhance the character and
appearance of the Irlams o’th’ Height conservation area.
 Policy CH5/12 - seeks to preserve and enhance the character and
appearance of the Radcliffe Park Road conservation area.
Figure to be inserted.
Figure 3.2 - Weaste Seedley Claremont - UDP Proposals Map
Salford's Community Plan and the Claremont and Weaste Community
Action Plan
3.7
Salford's second Community Plan, 'Making the Vision Real', was published
in December 2005. It identifies the following vision for the city:
In 2016, Salford will be a beautiful and welcoming city, driven by energetic
and engaged communities of highly skilled, healthy and motivated citizens,
who have built a diverse and prosperous culture and economy which
encourages and recognises the contribution of everyone for everyone.
3.8
The Community Plan identifies seven themes that will assist in the
achievement of this vision:
1) A Healthy City - improving health outcomes and reducing health
inequalities;
2) A Safe City - reducing crime and disorder and improving feelings of
community safety;
3) A Learning and Creative City - raising education and skill levels and
developing, and promoting culture and leisure;
6
4) A City Where Young People Are Valued - investing and focusing
resources and efforts in services, activities and opportunities that will
support children and young people, and help them to achieve their full
potential;
5) An Inclusive City - tackling poverty and social inequalities, and increasing
the involvement of local people and communities in shaping the future of
the city;
6) An Economically Prosperous City - enabling local people to fulfil their
potential and supporting the local economy by encouraging business
development and economic investment in the city; and
7) A City That Is Good To Live In - protecting and improving the
environment and providing access to decent, affordable homes that meet
the needs of local people.
3.10
Each of the eight neighbourhood areas within Salford has its own
Community Committee made up of representatives from the local community
and voluntary organisations, together with ward councillors. The Claremont
and Weaste Community Committee covers the area that lies within the
Weaste Seedley Claremont plan area. The Committee is responsible for
preparing an annual Community Action Plan which sets out the
neighbourhood priorities for the year ahead. The Claremont and Weaste
Community Action Plan 2006/07 is the current plan for the area and is
updated quarterly with progress reports.
Manchester Salford Housing Market Renewal Pathfinder Partnership
and Central Salford Arms Length Management Organisation
3.11
In February 2003 the Office of the Deputy Prime Minister announced a
funding package of £500 million for investment in 9 identified HMR
pathfinder areas as part of the Sustainable Communities: Building for the
Future plan. The Manchester Salford area was one of the identified
pathfinders and the Partnership was established to take forward the
programme and deliver a fundamental restructuring of the area's housing
market. HMR programme investment for Central Salford over the period
2003/06 has been as follows:
 2003/04 - £8.8million
 2004/05 - £15.8million
 2005/06 - £24.1million
3.12
The Manchester Salford HMR Pathfinder boundary includes the eastern half
of the plan area (Figure 3.3). Within the Weaste Seedley Claremont area,
two Neighbourhood Renewal Areas were identified in April 2003 to act as
the focus for intervention:
Weaste Renewal Area - comprises the area bounded by:
 Edward Avenue and the rear of New Cross Street (northern boundary);
 Weaste Lane (eastern boundary);
 M602 (southern boundary); and
 Weaste Cricket Ground and Tootal Drive (western boundary).
Eccles New Road Renewal Area - comprises the area bounded by:
 M602 (northern boundary);
 Dolbey Street and Kirkham Street (eastern boundary);
 James Corbett Road / Borough Road / Eccles New Road / Kintyre Road
7

(southern boundary); and
Bolivia Street / Eccles New Road / Hessel Street (western boundary).
Figure 3.3 - Weaste Seedley Claremont - Housing Market Renewal Pathfinder
3.13
A Scheme Update was submitted to central government in September 2005
8
which will inform the allocation of future resources from ODPM for 2006/07
and 2007/08. A determination on the allocation is anticipated from ODPM in
spring 2006.
3.14
The Scheme Update focuses on two neighbourhood typologies:
 Major Intervention Areas - where HMR, URC and other key partners and
private sector funding is deployed to deliver transformational change,
from which a renewed market can spread out to surrounding areas.
 Areas of Stabilisation - where predominantly non-HMR funding is sought
to deliver targeted and specific interventions aimed at stabilising those
areas displaying early evidence of decline to stem any further decline.
Expenditure is likely to be in terms of improvements to the existing stock,
environmental works, selective demolition, streetscape works and
community safety activity.
3.15
The part of the Weaste Seedley Claremont plan area which falls within the
HMR programme is identified as a Stabilisation Area within the Scheme
Update. The Scheme Update divides the actions within Areas of Stabilisation
into three main typologies:
 Investment to stabilise areas in advance of neighbourhood planning;
 Modest intervention to lift market position; and
 Consolidating investment.
3.16
The Weaste area is identified as an area for investment to stabilise areas in
advance of neighbourhood planning. The Scheme Update recognises that
the area has localised housing market weakness, particularly concentrated
around Eccles New Road.
3.17
The Claremont area is identified as an area for modest intervention to lift its
market position, however the focus of intervention within the Claremont area
relates to the Duchy Housing Renewal Area which falls outside the Weaste
Seedley Claremont Neighbourhood Plan boundary.
Central Salford Arms Length Management Organisation
3.18
Following extensive tenant consultation as part of the Housing Options
Review, it is proposed that an Arms Length Management Organisation
(ALMO) is established for Central Salford to manage the Council's housing
stock within the area and co-ordinate investment. The Central Salford ALMO
would have the same boundary as the Urban Regeneration Company and
would therefore include all of the Weaste Seedley Claremont plan area. The
ALMO would cover up to a maximum of 9,100 local authority homes within
the Central Salford area, of which 750 are within Weaste and Seedley ward,
and 30 are within Claremont ward. The Council is due to submit a bid to
government for £86million under the 2 star ALMO in ??date??.
Central Salford Urban Regeneration Company
3.19
The Central Salford Urban Regeneration Company (URC) brings together
private and public sector partners with the mission of driving forward the
transformation of Central Salford and helping to create a vibrant, modern
city. The URC was formally approved by central government in January
2005, and forms a partnership between Salford City Council, the Northwest
Regional Development Agency, and English Partnerships.
9
3.20
A Draft Vision and Regeneration Framework has been the subject of
extensive community and stakeholder consultation. The finalised document
is anticipated to be published in spring 2006. The Weaste Seedley
Claremont plan area lies fully with the URC boundary.
3.21
The Draft Regeneration Framework identifies five transformation areas as
priorities where focused investment will have the greatest potential for
stimulating long-term regeneration:
 Chapel Street / The Crescent;
 Central Station Area;
 Pendleton District and Shopping Centre;
 The Quays and Waterfront; and
 The Irwell Corridor.
3.22
Although the Weaste Seedley Claremont area is not one of the
transformation areas, the five areas identified will have widespread effects
on surrounding areas. The transformation areas which can be anticipated to
have the most direct impact for the Weaste Seedley Claremont area include
the Quays and Waterfront, and the Pendleton District and Shopping Centre.
3.23
The Draft Regeneration Framework envisages that direct contributions will
be made to areas including Seedley / Langworthy, and Weaste and
Claremont neighbourhoods through strategic investment in street
improvements, public open spaces, heritage restoration and environmental
enhancements. These investments are intended to provide a foundation for
local intervention, complement housing market renewal investment, attract
private sector development partners and build investor confidence.
10
4
Key Baseline Statistics
4.1
Population




4.2
The population of the Weaste Seedley Claremont plan area was
recorded at over 21,400 at the 2001 census. This represents
approximately 10% of Salford’s total population. Both wards are broadly
equal in terms of population with 10,913 residents recorded for Weaste
and Seedley, and 10,503 for Claremont.
The population profile broadly follows the Salford and national averages.
Deviations include a lower proportion of persons between the 0-9 and
25-39 age ranges, with a higher proportion of persons in the 45-79 age
ranges. This suggests the area may have difficulty in attracting younger
families, and will need to consider the issues associated with having a
higher proportion of older residents.
Ward boundary changes prevent a direct comparison of population
trends, however using old ward boundaries both wards saw a population
decline over the period 1981 - 2001. Where Salford as a whole had a
population decline of 10.5%, the population of the former Weaste ward
fell by 16.5%, whilst the population of the former Claremont ward fell by
8.9%.
Within the wards of Weaste and Seedley, and Claremont, around 5%
and 3% of residents respectively are of a non-white ethnic origin. Of
those residents of non-white ethnic origin, Asian is the dominant ethnic
group.
Deprivation




Out of the 20 wards within Salford, Weaste and Seedley ranks 9th, and
Claremont ranks 18th within the City according to the Index of Multiple
Deprivation 2004.
Within this however there exist pockets of deprivation which are partly
masked by the ward level data. Sub-ward level analysis shows that
approximately 28.6% of the population of Weaste and Seedley ward are
within the 7% most deprived nationally, and 85.7% of the ward's
population are within the 30% most deprived nationally.
The most significant concentrations of deprivation within the plan area lie
within Weaste and Seedley around the Tootal Drive area and to the
eastern end of the Eccles New Road corridor between the Weaste Road
and Langworthy Road junctions (Figure 5.1).
Levels of deprivation within Claremont ward are significantly lower by
comparison, with none of the area's population falling within the 7% most
deprived nationally and only 25% of the area's population within the 30%
most deprived nationally.
11
Figure 4.1 - Weaste Seedley Claremont - Index of Multiple Deprivation
4.3
Economy

Economic activity within Weaste and Seedley falls just below the Salford
average, whilst Claremont has an economic activity rate that exceeds the
Salford, Greater Manchester, and national averages. The principal
causes of the lower economic activity rate within Weaste and Seedley is
12


a high proportion of persons identified as permanently sick and disabled.
Unemployment within Weaste and Seedley was recorded at 5.2% in
March 2006, exceeding both the average for Salford (4.4%) and the UK
(3.6%). Within Claremont, levels of unemployment were lower at 2.6%.
Mean household income within Claremont is above both the Salford and
Greater Manchester averages. By contrast, whilst from 2002 - 2004,
Weaste and Seedley exceeded the Salford average, by 2005 it had
fallen below. Of particular note is that the rate of growth in household
income for Weaste and Seedley has lagged behind the Salford and
Greater Manchester averages by a considerable margin. Where Salford
achieved annualised growth in household income of 20.6% and 19.5%
over the period 2003-04 and 2004-05, the rate of growth in Weaste and
Seedley was only 15.8% and 8.9% respectively. If this trend continues,
household income in Weaste and Seedley would continue to fall further
behind the Salford average. There is a clear need to ensure that Weaste
and Seedley is more fully able to benefit from Salford's future economic
growth.
CACI Mean Household Income
Trends
2002
2003
2004
2005
Change 2003-04
Change 2004-05
Claremont
22,200
23,100
27,900
32,000
20.6%
14.7%
Weaste & Seedley
19,000
20,700
23,900
26,100
15.8%
8.9%
Salford
18,300
19,400
23,400
28,000
20.6%
19.5%
13
Greater Manchester
19,700
21,200
25,200
n/a
19.0%
n/a
Source: CACI
Figure 4.2 - Weaste Seedley Claremont - Household Income Trends
35,000
CACI Mean Household Income
30,000
25,000
20,000
15,000
10,000
5,000
0
2002
2003
Claremont
2004
Weaste & Seedley
Salford
2005
Greater Manchester
Source: CACI


4.4
In terms of workplace based employment, 2004 data records 1,849
persons in employment within a workplace based in the Claremont ward.
By contrast there were 11,798 persons recorded as in employment within
a workplace based in the Weaste and Seedley ward. This reflects the
fact that Claremont is predominantly residential in character, whilst
Weaste and Seedley includes a significant employment area to the south
of the M602 together with Hope Hospital which is a major employer.
Weaste and Seedley has low levels of car ownership with 44.4% of
households not having a car. This is above the average for Salford
(39.2%), Greater Manchester (32.8%) and nationally (26.8%). Claremont
ward has higher levels of car ownership with 25.8% of households not
having a car. Supporting good public transport services within the
Weaste and Seedley area will therefore be important in order to enable
residents to access jobs and services and to prevent social exclusion.
Housing
Tenure

There were 9107 households recorded within the plan area at the 2001
14



census. In terms of tenure, Claremont ward has a particularly high level
of owner occupation at 83.7%, which considerably exceeds the Salford
and national averages (Figure 4.3). Weaste and Seedley has a level of
owner occupation at 56.8% that broadly matches the Salford average but
falls below the Greater Manchester and national averages.
Weaste and Seedley has a high proportion of local authority dwelling
stock at 21.4%. Although this is below the Salford average (25.7%), it is
above the Greater Manchester (17.7%) and national averages (13.2%).
The majority of local authority dwelling stock is located within the Tootal
Drive / Fairhope Avenue and Eccles New Road areas (Figure 4.4).
Claremont has a very low proportion of local authority stock at 2.8%.
The proportion of housing association stock displays a similar pattern,
with Weaste and Seedley at 8.5% having a higher proportion than the
Salford and national averages, and Claremont at 4.7% having a
proportion which is below the Salford and national averages. The
proportion of privately rented stock for both Weaste and Seedley and
Claremont broadly matches the Salford and national averages.
Within Claremont, 46.2% of dwellings have been subject to Right to Buy,
whilst in Weaste and Seedley the corresponding figure is 29.6%. These
are relatively high levels of Right to Buy, particularly for Claremont ward,
and demonstrate the area's general stability.
15
Figure 4.3 - Weaste Seedley Claremont
TenureClaremont - Tenure
Weaste- Seedley
100%
90%
% of all Households
80%
70%
Other Rented
Private Landlord
Housing Association
Local Authority
Owner Occupier
60%
50%
40%
30%
20%
10%
0%
Weaste and
Seedley
Claremont
Salford
Greater
Manchester
Source: Census 2001
16
England and
Wales
Figure 4.4 - Weaste Seedley Claremont - Distribution of Local Authority and Registered
Social Landlord stock
Dwelling Type

Both Weaste and Seedley and Claremont have a very limited supply of
detached dwellings, at 3.6% and 7.8% respectively. This falls below the
averages for Salford (8.6%), Greater Manchester (13.2%) and nationally
17



(22.8%).
Claremont has a notably high proportion of semi-detached dwellings
(61.0%), reflecting its suburban character. These are mostly inter and
post-war private dwellings and form the basis of the area's stability as an
established residential area. The proportion of semi-detached dwellings
within Weaste and Seedley broadly reflects the Salford and Greater
Manchester average.
Weaste and Seedley has a proportion of terraced dwellings (33.7%) that
broadly matches the Salford and Greater Manchester average, but runs
above the national average.
The proportion of flats and apartments in Weaste and Seedley is
particularly high at 27.0%. This considerably exceeds the average for
Salford (21.8%), Greater Manchester (15.9%), and nationally (19.2%).
Claremont has a low proportion of flats and apartments at 8.7%. The
higher proportion of flats and apartments in Weaste and Seedley in part
reflects its vicinity to the regional centre. This will however need to be
considered in terms of diversifying the type of housing within the area.
Figure 4.5 - Weaste Seedley Claremont - Dwelling Type
100%
90%
80%
% of all Dwellings
70%
60%
Flats / Apartments
Terraced
Semi-Detached
Detached
50%
40%
30%
20%
10%
0%
Weaste and
Seedley
Claremont
Salford
Greater
Manchester
England and
Wales
Source: Census 2001
Vacancy

The area has generally low levels of vacancy, with 3.8% of dwellings
being recorded as vacant in Weaste and Seedley, and 2.9% in
Claremont. This is slightly below the averages for Salford (4.5%) and
Greater Manchester (4.6%).
House Prices and Affordability

Average house prices within both Weaste and Seedley and Claremont
are below both the Salford and Greater Manchester averages. Most
18

significantly, whilst over the period 2002 - 2004 Claremont broadly kept
pace with the percentage rises in house prices at Salford, Greater
Manchester and England averages, house prices within Weaste and
Seedley have not increased to the same degree with only a 5.0%
increase in 2002-03, and a 15.3% increase in 2003-04. This suggests
significant localised weakness within the area's housing market.
Data indicates that lack of housing affordability within the Weaste
Seedley Claremont area is not a major issue. Weaste and Seedley ward
has the second lowest income to house price ratio within Salford, with
average house prices in 2004 being 3.3 times mean household incomes.
Similarly, Claremont has the fourth lowest income to house price ratio at
3.7. This compares with the Salford and Greater Manchester average of
5.1. Although a low house price to income ratio can in part reflect a weak
housing market, it also presents an opportunity for the area to strengthen
its liveability and quality of life whilst also remaining an affordable and
inclusive residential area.
Mean House Prices
Trends
2002
2003
2004
Change 2002-2003
Change 2003-2004
Claremont
£68,784
£88,179
£104,210
28.2%
18.2%
Weaste & Seedley
£65,224
£68,510
£79,007
5.0%
15.3%
Salford
£73,695
£90,073
£118,655
22.2%
31.7%
Greater Manchester
£87,920
£102,735
19
£129,665
17.9%
27.3%
England**
£125,509
£148,531
£168,770
17.4%
26.8%
Source: Land Registry
** Data relates to Quarter 1 only.
20
Figure 4.6 - Weaste Seedley Claremont - Average House Price Trends
£180,000
£160,000
Average House Price
£140,000
£120,000
£100,000
£80,000
£60,000
£40,000
£20,000
£0
2002
Claremont
Weaste & Seedley
2003
Salford
Greater Manchester
2004
England
Source: Land Registry
4.5
Education


4.6
Health

4.7
A relatively high proportion of residents aged 16-74 within Weaste and
Seedley have no qualifications (38.2%). This is above the average for
Salford (35.5%), Greater Manchester (32.7%) and nationally (29.1%).
The proportion within Claremont is considerably lower with 30.3%
residents aged 16-74 having no qualifications.
Interestingly, despite generally lower levels of educational attainment
within Weaste and Seedley, the area exceeds Claremont in terms of the
proportion of residents with a degree or higher level qualification. Where
15.5% of residents aged 16-74 within Weaste and Seedley have a
degree or higher level qualification, this proportion drops to 14.7% for
Claremont. This suggests that Weaste and Seedley may have a higher
proportion of young professionals, in part reflecting the nature of its
housing stock. It is a positive indication and the area could seek to retain
this group through diversifying its housing type. Both wards exceed the
Salford average (14.4%) in terms of degree or higher level qualifications,
but lag behind the average for Greater Manchester (17.0%) and
nationally (19.8%).
The standardised mortality rate for the old ward boundaries over the
period 1998-2002 was 110 for Claremont and 151 for Weaste. Whilst
these both fall below the Salford rate of 172, they exceed the England
average baseline at 100.
Listed Buildings and Conservation Areas
Much of the Weaste Seedley Claremont area benefits from an attractive and
intact inner-suburban townscape dating from the late 19th to mid 20th
21
centuries. There are two conservation areas within the Weaste Seedley
Claremont Plan area:
 Irlams o’th’ Height
 Radcliffe Park Road
In addition, the following listed buildings and structures lie within the plan
area:
 St Lukes Church, Liverpool Street
 St James Hope Church, Eccles Old Road
 Buile Hill Mansion, Buile Hill Park
 Weaste Cemetery Lodge
 Cemetery Road - gates and railings, together with several monuments in
Weaste Cemetery
Baseline statistics - summary of key issues
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
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The Weaste Seedley Claremont plan area has seen a population decline
over the past decades, with the former Weaste ward seeing a 16.5%
decline in its population over the period 1981 - 2001.
There are significant pockets of deprivation within the Weaste and
Seedley ward, focused around the Tootal Drive and Eccles New Road
areas.
Whilst mean household income in Claremont ward exceeds both the
Salford and Greater Manchester averages, within Weaste and Seedley
ward growth has failed to keep pace with the Salford and Greater
Manchester averages and there is evidence that it is slipping further
behind.
Weaste and Seedley ward has particularly low levels of car ownership.
There is therefore a need to support good public transport services within
the area to enable access to jobs and to prevent social exclusion.
There is a high proportion of local authority and housing association
stock within Weaste and Seedley ward. By contrast Claremont ward has
very high levels of owner occupation.
Weaste and Seedley ward has a particularly high proportion of flats and
apartments. Whilst this in part reflects its vicinity to the regional centre, it
will need to be considered in terms of diversifying the housing type within
the area.
Over recent years, average house prices within Weaste and Seedley
ward have not increased in line with the Salford and Greater Manchester
averages. This implies significant localised weakness within the area's
housing market.
Data indicates that housing affordability within the Weaste Seedley
Claremont plan area is currently not a major problem, with both wards
having a relatively low house price to income ratio.
22
Key Thematic Issues
5
Housing
5.1
The majority of the Weaste Seedley Claremont plan area is comprised of
stable and well established residential neighbourhoods. The areas to the
north of Eccles Old Road are generally the most stable, being dominated by
attractive suburban housing. There are however several areas where the
housing market is less stable. These include the Weaste Renewal Area
focused around the Salford Reds RLFC stadium, and the Eccles New Road
Renewal Area to the south of the plan area. There also exist a number of
areas outside of the identified Renewal Areas which are showing signs of
decline.
5.2
The URC Draft Vision and Regeneration Framework identifies the potential
for the Central Salford area to provide for a greatly improved range of quality
family housing in order to support employment growth in the regional centre.
The regional centre has a recognised shortage of such housing and
therefore Central Salford has the potential to fill this gap. The Weaste
Seedley Claremont area offers significant potential in realising this objective.
Its proximity to the regional centre together with its extensive range of quality
greenspace and attractive residential built environment would enable the
area to meet this objective in a sustainable way that will strengthen the
area's existing communities.
Draft Housing Supplementary Planning Document
5.3
A draft Housing Supplementary Planning Document (SPD) has been
prepared by the Council and will be the subject of a formal 6-week period of
public consultation from 19th May to 29th June 2006. The purpose of the
SPD is to ensure that future residential development in Salford helps to
deliver the vision and strategy of the UDP, the Housing Strategy, and the
Community Plan. It will also ensure that new housing contributes to
establishing and maintaining sustainable communities and tackles specific
housing and related issues that Salford faces.
5.4
An analysis of housing and socio-economic data has been used to identify a
series of broad housing zones across the City (Figure 5.1). In relation to the
Weaste Seedley Claremont plan area:
 The southern part of the plan area is broadly identified within Zone 1.
This zone covers most of Central Salford and is generally characterised
by very high levels of deprivation, a lack of variety in its residential
accommodation and high proportions of social rented properties and
small dwellings.
 The northern part of the plan area is broadly identified within Zone 4.
This zone is characterised by low levels of deprivation, a high proportion
of semi-detached and detached dwellings, a low proportion of
apartments and low-levels of social-rented housing.
 Salford Quays is identified as a distinctive sub-area within these
typologies, being dominated by high value, high density apartments.
23
Figure 5.1 - Draft Housing SPD Zone Typology
5.5
The key implications of the policies contained within the Draft SPD for the
Weaste Seedley Claremont area include:
 Type of New Dwellings (Policy HOU1) - within Weaste and Seedley
ward, 60% of new dwellings in every new build development should be
provided in the form of houses (as opposed to apartments or other
dwelling forms). For Claremont ward, this figure rises to 75%. The
purpose of this policy is to encourage the development of more housing
suitable for families and diversify the City's housing stock. The policy
does however permit for lower proportions of houses where it can be
clearly demonstrated that achieving the minimum proportion of houses
would be inappropriate due to the characteristics of the site. Examples of
when a lower proportion of houses may be acceptable include the site
having very high levels of public transport accessibility (i.e. adjacent to a
Metrolink stop), that the scheme consists wholly of affordable housing, or
that the design context requires a scale of building that could not be
achieved in the form of houses.
 Size of New Dwellings (Policy HOU2) - at least 75% of any houses
provided should have at least 3 bedrooms, although lower proportions
may be considered where the scheme involves the replacement of
existing homes of a smaller size, or consists wholly of affordable housing
for which there is a demonstrable need.
 Replacement of Large Dwellings (Policy HOU3) - the residential
redevelopment of the site of large dwellings will only be permitted where
the replacement housing consists wholly of dwellings of 3 bedrooms or
more. This policy is intended to prevent the replacement of large
dwellings with apartments and housing that is less suitable for families. It
24

may have most impact within the Weaste Seedley Claremont area in
terms of the larger properties at the southern end of Lancaster Road.
Provision of Affordable Housing (Policy HOU5) - on all residential sites of
more than 1 hectare, at least 20% of dwellings should be in the form of
affordable housing. The policy does include an element of flexibility,
recognising that a standard proportion of affordable dwellings will not
always be appropriate because of the potential impact on the financial
viability of the development.
Housing Market Renewal Areas
5.6
The Weaste Renewal Area and Eccles New Road Renewal Area lie within
the Weaste Seedley Claremont plan area:
Weaste Renewal Area
5.7
The Weaste Renewal Area comprises principally of late 19th century
terraced properties. The Salford Reds Rugby League Football Club (RLFC)
stadium at Willows Road occupies a significant part of the area, together
with the Willows conference and entertainment venue, and associated
parking and facilities. Subject to the proposed future relocation of the Salford
Reds it will be important to secure a positive future use for the Willows Road
sites. The Weaste Cricket Ground to the north of the area is in a poor
condition and is currently an under-utilised resource. The Community Action
Plan identifies the need to explore options for this area of land.
5.8
Within the Weaste Renewal Area there has been over £2.3m of investment
to date in housing and environmental improvements. This has included block
improvement works to properties on Kennedy Road, Barff Road, Weaste
Road, Glendore and New Cross Street, together with environmental works
including new boundary walls and alleygating. Intervention has reduced
vacancy rates within the area and improved its stability.
5.9
The Weaste Renewal Area has a range of assets including its attractive built
environment with generally intact terraced housing of a higher standard than
many areas of Salford, its proximity adjacent to Buile Hill Park, and its
proximity to the established and stable suburban residential areas of Gore
Avenue / Gore Crescent. The combined effect of these factors offers
significant potential for the area to stabilise as an attractive residential area.
Eccles New Road Renewal Area
5.10
The Eccles New Road Renewal Area is generally fragmented with a range of
housing and industrial uses. There are isolated clusters of late 19th century
terraced housing at Bolivia Street and Hazel Grove, Belmont Street and
Thornfield Street, and around Smyrana Street and Kirkham Street. The area
was subject to significant demolition in the mid-20th century and was left
isolated from its surrounding area following the construction of the M602. It
is this history which has led to its current fragmented appearance. Recent
development has also been generally piecemeal in approach and has failed
to stabilise the area.
5.11
The area around the junction with Derby Road was subject to redevelopment
in the late 1980s with new local authority housing stock. The development
does however suffer from the design principles of its era, with Radburn-type
25
layouts where the houses are formed around courtyards and alleys, and with
minimal overlooking of the street.
5.12
More recently, a number of private residential apartment schemes have
been developed to the north of Eccles New Road. Whilst these have
introduced private tenure housing into the area, the developments have
typically failed to integrate with their surroundings and have done little to
stabilise the area.
5.13
The area is identified within the HMR Pathfinder Scheme Update as having
localised housing market weakness. The Scheme Update identifies that
HMR funding will continue to support strategic investment activity around the
Stowell / Bridson Street area and at Nelson Street where a series of terraced
properties are being acquired to create a 0.64 hectare site for future
redevelopment.
5.14
The major asset of the Eccles New Road corridor is the Metrolink line which
runs along Eccles New Road giving rapid access to Salford Quays and
Manchester City Centre. The existence of the Metrolink line offers the
opportunity to increase residential density along the Eccles New Road
corridor, however the extent to which this is the best solution to secure the
stabilisation of the area will need to be considered. The development of
additional housing within the area would serve to improve the viability of
local services and retail facilities, which would in turn reduce the area's
dependency on the areas to the north of the M602 and thereby reduce the
effect of severance.
5.15
There exists some degree of conflict between the light industrial uses and
residential uses within the area. Whilst the area to the north of Eccles New
Road is broadly residential in character, the area to the south is a piecemeal
mix where the proximity to industrial uses is clearly having a negative impact
on the appearance of the area and its attractiveness as a place to live.
Humber Street and Borough Road are clear examples of this where
residential properties sit isolated within an industrial area and are showing
significant signs of decline as a result. There is a need to address this
tension to improve the liveability of this area. Extending the housing area
would be one way of achieving this, however the UDP policy context must
be considered in this respect. Policy E5 of the Review UDP offers strong
protection to the City's employment land uses and may therefore act to
prevent the extension of residential uses within the area to a consolidated
boundary.
5.16
The Former Weaste Bus Depot site lies to the south of Eccles New Road at
its junction with Weaste Road / Hessel Street. The site is allocated in the
new UDP for housing redevelopment (Policy H9/36) and planning
permission was granted in 2004 for the development of 200 apartments on
this site. In addition, although lying outside the Renewal Area itself, an
application for planning permission was received in 2004 for the
development of 262 apartments on the site of the former Weaste Quarry on
Eccles New Road, at the western extent of the plan area. This application
will be the subject of a Public Inquiry.
Areas outside of the Renewal Areas showing signs of decline
5.17
There are a number of areas outside of the Renewal Areas which are
26
showing signs of decline. The majority of these areas lie within Weaste and
Seedley ward:
 Tootal Drive area - the majority of the housing within the Tootal Drive
area was built as part of an inter-war local authority estate. The area
displays significant signs of decline, particularly on the roads located off
Tootal Drive, including Wentworth Avenue, Normanton Avenue, Bradfield
Avenue and surrounding cul-de-sacs. This area ranks within the 3%
most deprived nationally within the Index of Multiple Deprivation, as
identified in Figure 4.1.
 Chandos Grove / Liverpool Street - the area bounded by Chandos Grove
to the north and the M602 to the south is generally stable but there may
be a need for intervention to prevent future decline. Alleygating and
environmental improvements are underway to create enclosed shared
garden space for the terraced housing off St Lukes Road which will help
to stabilise this part of the area.
 My Street / Dolbey Street - this area lies just to the east of the Eccles
New Road Renewal Area boundary. Whilst it is more stable than areas
within the Renewal Area, its stability is still marginal. The housing stock
suffers from the same problems of poor urban design, being part of the
Kerrera Drive / Cumbrae Gardens development. There are also deckaccess maisonettes within My Street which may be susceptible to
decline.
5.18
The Claremont area is well established and stable with low levels of
deprivation. There are however a small number of streets around the Irlams
o’th’ Height area which are showing some signs of decline. These include
the terraced housing areas around New Herbert Street and Saxby Street.
Given that these are relatively isolated pockets of decline within an
otherwise stable and attractive residential area, it is likely that market forces
will lead to their improvement through private investment. There may
however be a case for monitoring of this area to in order to prevent any
future decline.
Renewal Areas outside of the Neighbourhood Plan boundary
5.19
There exist several Renewal Areas which fall outside the boundary of the
plan area, but should still be considered due to their functional relationships
with the Weaste Seedley Claremont area:
Seedley and Langworthy
5.20
Seedley and Langworthy is identified within the Manchester Salford
Partnership HMR Pathfinder Scheme Update as a Major Intervention Area
and has been subject to a range of improvements via Single Regeneration
Budget funding. The area lies immediately to the east of the Weaste Seedley
Claremont plan area, therefore its redevelopment will present opportunities
for the surrounding areas to benefit from the effects of regeneration activity.
5.21
The programme of action for Seedley and Langworthy includes the
development of 850 new homes within the area to introduce a greater mix of
housing types and tenures, together with a package of improvements to over
650 existing dwellings, the consolidation of the retail offer on Langworthy
Road, and environmental improvements to Chimney Pot Park. The area's
profile has been significantly raised through the Urban Splash scheme which
is currently on-site and will transform previously low-demand terraced
27
housing into 350 innovative dwellings for private sale.
5.22
The part of the Weaste Seedley Claremont plan area which adjoins the
Seedley and Langworthy area (Derby Road / Chandos Grove / Liverpool
Street) has the potential to benefit from this investment in terms of access to
the upgraded retail and community facilities on Langworthy Road, and
through the uplift in local property values that the improvements to Seedley
and Langworthy are likely to generate.
Duchy
5.23
The Duchy Road / Brindle Heath area lies to the north of the A6, however it
has close functional relationships with the Irlams o’th’ Height area which
serves as its local retail service centre. The acquisition of obsolete terraced
properties is underway to create a significant development site of around 1.8
hectares to be complemented by block and environmental improvements
and improved security measures. New private sector housing will be
developed during 2008-2010 to provide around 100 family housing units.
Over £2.1m has been invested in the area to date in terms of site assembly
and block improvement and facelift schemes.
Housing - summary of key issues



The Weaste Renewal Area is showing positive signs of stabilisation
following public investment in the area. The proposed relocation of the
Salford Reds RLFC will have a key impact on the area's future and there
is a need to ensure a positive future use for the site.
The Eccles New Road Renewal Area is still showing considerable signs
of decline. There is a case for developing a more comprehensive vision
and framework for the wider Eccles New Road corridor that will resolve
existing tensions between residential and industrial uses, strengthen and
grow the area's residential market, and thereby improve the viability of
local services and facilities. By becoming a more self-sustaining
community, this would reduce the impact of severance caused by the
M602.
There is a need to consider investment in the housing stock in the Tootal
Drive and Chandos Grove area in order to stabilise the area and prevent
further decline.
6
Employment areas and economic development
6.1
The primary employment area within the Weaste Seedley Claremont area
lies to the south of the M602 and Eccles New Road corridor. The majority of
the area is comprised of industrial, storage and distribution uses. Whilst
much of the employment land is in lower value uses, there is evidence of
higher quality business premises becoming established within the area.
6.2
The 6.6ha Centenary Park site to the south west of the plan area is currently
being developed by Easter Properties to provide high quality manufacturing
and commercial units. This site located on Centenary Way benefits from its
access to J2 of the M602 and from its position directly across from Trafford
28
Park. There is also evidence of higher value employment uses to the east of
the plan area as part of the business park developments radiating from
South Langworthy Road.
6.3
There exists significant potential to extend these higher value employment
uses across the south of the plan area. The proposed Broadway link road
provides a major opportunity to achieve this. It would establish a strategic
access route from J2 of the M602 and the associated landscaping and
environmental improvements would improve the image of the area. In
providing a direct route from the M602 to Salford Quays the route would
offer significant potential to attract higher value employment uses to the
area.
6.4
Across the whole of the employment area to the south of the M602 and
Eccles New Road Corridor it will be important to ensure the protection of
employment land uses. A key element of the economic strategy for the City
is the protection and improvement of existing employment areas. The
Review UDP (Policy E5) seeks to restrict the loss of employment land to
non-employment uses and has developed a strong policy context in order to
achieve this.
Salford Quays and Waterfront
6.5
Salford Quays is an area of major economic success within the City and the
URC Draft Vision and Regeneration Framework identifies the Quays and
Waterfront as one of five transformation areas. The vision identified for the
Quays and Waterfront is that it will become a focus of water-related
recreation, culture, commerce and high quality living. The Draft
Regeneration Framework highlights the need to extend this economic
success into surrounding areas through the development of new
connections. Situated immediately to the west of the Quays, the Weaste
area is well positioned to capitalise on the area's potential.
6.6
The future development of the 14.8ha Quays Point site will be central to
extending the economic impact of the Quays into the Weaste area. Firstly,
the development of the Broadway link road that offers significant potential to
open up the area to higher value development is tied to the development of
the Quays Point site via a s106 planning obligation. Secondly, the proposals
for the Media City development based around the Quays Point site would
establish the area as one of the primary media hubs in Europe. Given the
location of the Quays Point site just to the west of the Weaste Seedley
Claremont plan area, this would present an unrivalled opportunity to act as a
catalyst for change in the area. The potential BBC relocation is integral to
the development of the Media City concept and the decision on this is
anticipated for summer 2006.
Agecroft Commerce Park
6.7
Agecroft Commerce Park lies just to the north of the plan area boundary and
is accessed from the A6044 Agecroft Road. The development of this former
colliery site has been taken forward with support from the Northwest
Regional Development Agency, together with English Partnerships via the
National Coalfields Programme. The third and final phase of development is
currently underway and will lead to the creation of over 600 jobs. When
complete, the site will provide over 37,000 square metres of industrial
29
floorspace.
Figure 6.1 - Weaste Seedley Claremont - Key Employment Areas
Other key economic development initiatives
6.8
The Weaste Seedley Claremont plan area will also benefit from its proximity
to a range of other key economic development initiatives within Salford.
These initiatives will create a wide range of employment opportunities within
the City and will provide a supportive context for the regeneration of the
Weaste Seedley Claremont area:
 Manchester Knowledge Capital - this initiative seeks to develop a worldclass cluster of knowledge based sectors within the Manchester / Salford
regional centre. Within Salford, the initiative focuses on the Chapel
Street corridor and the University with an emphasis on University-related
spin-out and cultural and knowledge economy business.
 Chapel Street - the Chapel Street area is the focus of a regeneration
strategy which aims to attract media, creative and arts-based industry
and activity to the area. The URC Draft Vision and Regeneration
Framework identifies the Chapel Street area as one of five
Transformation Areas.
 Salford Innovation Park - this initiative seeks to bring together business,
education and the community to enhance local business
competitiveness, harness entrepreneurial potential and benefit the local
community. The initiative is focused around the University on Frederick
Road, located less than 2km from the Weaste Seedley Claremont plan
boundary.
 Irwell Corridor Economic Development Zone (EDZ) - the Irwell Corridor
30
EDZ seeks to develop the creative and media sector, to attract
prestigious corporate functions and to provide a range of cultural
attractions to strengthen the regional centre.
6.9
The Weaste Seedley Claremont area's key assets in terms of its attractive
mix of residential properties, abundant greenspace and proximity to the
regional centre mean that it is well placed to benefit from the economic
development opportunities around the regional centre to continue to
strengthen its residential market.
Employment areas and economic development - summary of key
issues
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

Parts of the employment area to the south of the M602 are under-used
and in a poor condition. There exist some conflicts between the
residential and employment uses along the Eccles New Road corridor
which may need to be resolved through a establishing a clearer
boundary between the two uses. There is potential for the development
of higher-value economic activity within parts of the employment area,
using its proximity to Salford Quays as the driver for change.
There is a need to improve connections to the Quays area. This will
enable the Weaste Seedley Claremont area to more fully benefit from the
economic and cultural opportunities of the Quays. The Broadway link will
be important in this respect, but there may be other opportunities to
improve linkages to the Quays area which should be explored.
The future development of the Quays Point site will be central to
extending the economic impact of the Quays into the Weaste area.
There is a need to consider how the benefits associated with the
development of this site could best be captured for the Weaste area.
7
Education
7.1
The Weaste Seedley Claremont area has a range of primary and secondary
level education provision. Significantly, there exist a number of proposals for
future investment in schools within and surrounding the area which offer the
potential to support regeneration activity. These include the Building Schools
for the Future programme, Private Finance Initiative schemes, and proposals
for a new City Academy. Given that good schools are key elements of
favoured residential areas, there will be a need to raise the standards of
educational provision within the plan area if the aspiration to deliver more
family housing within the area is to be realised.
Secondary and Further Education
7.2
The following secondary schools / further education colleges lie within the
plan area:

All Hallows RC Business and Enterprise College - located on Weaste
Lane facing Buile Hill Park, this is a mixed voluntary-aided
comprehensive school providing education for pupils aged 11-16.
31

Buile Hill High School - located on Eccles Old Road to the east of the
plan area, this is a mixed community comprehensive school providing
education for pupils aged 11-16. In September 2005, central government
approval was secured for a Private Finance Initiative scheme to rebuild
Buile Hill High School on its existing site. Hochtief PPP Solutions Ltd was
identified as the preferred bidder in November 2005. The application for
planning permission for the new school buildings was submitted in
December 2005.

Former Oakwood School - the former Oakwood school site on Park Lane
at Irlams o’th’ Height is temporarily occupied by Beis Yaakov High
School. New premises are under construction in Broughton for Beis
Yaakov, and the school is scheduled to vacate the site in late 2006. The
site has a highly attractive location adjacent to Lightoaks Park and also
lies adjacent to the Radcliffe Road conservation area. The future use of
the site will need to be considered.

Hope High School - located on Eccles Old Road at its junction with
Weaste Lane, this is a mixed county comprehensive school providing
education for pupils aged 11-16. In April 2006 the Council's Cabinet
endorsed the submission of an Expression of Interest to the Department
for Education and Skills for the establishment of an Academy to replace
Hope High School. The proposal will now be subject to a major
consultation exercise with all interested parties in order to ascertain the
level of support. Two potential sites have been identified for the
Academy which, although outside the plan area, would be within a short
travelling distance of much of the Weaste and Seedley area. The first
site is within the vicinity of King William Street at Salford Quays. The
second is on Blodwell Street in the South Langworthy area. The Oasis
Trust have been identified as the proposed sponsor of the Academy, with
Media and ICT (digital technologies) identified as its indicative specialist
focus. Subject to the relocation of the school to the new Academy, the
future use of the site would need to be considered.

Pendleton College - located on Dronfield Road to the east of the plan
area, Pendleton College is a sixth form college providing education for
the 16-18 age group together with adult education.
Primary Schools
7.3
A number of the primary schools within the Weaste Seedley Claremont area
are currently the subject of review. In April 2006 the Council approved the
commencement of the statutory process to consult on the closure of
Langworthy Road, Tootal Drive, Seedley and St Luke's CofE Primary
Schools and establish a new 420 place Community School on an enlarged
Seedley Primary School site by September 2009. The Seedley Primary site
lies centrally within the catchment area for the four schools which are
proposed for closure. The site is located immediately to the east of the
Weaste Seedley Claremont plan area boundary at the junction of Liverpool
Street and Derby Road. The site will however not be large enough to
accommodate playing fields which will need to be located elsewhere.
Subject to the outcome of the consultation process on the proposed closure,
the future of the sites at Langworthy Road, Tootal Drive and St Luke's CofE
would need to be considered.
32
The other primary schools within the plan area include:
 All Souls RC Primary School, Kintyre Avenue.
 St John's CofE Primary School, Daisy Bank Avenue.
 St Lukes RC Primary School, Swinton Park Road.
Education - summary of key issues




A more strategic and joined-up approach is needed to ensure that future
investment in education provision and facilities supports regeneration
objectives for the area.
The proposed Oasis City Academy offers a major opportunity to raise the
standard of secondary education within the Weaste and Seedley area. It
would support the stabilisation of the area's residential market through
raising its attractiveness to families.
The proposed new Community School on the enlarged Seedley Primary
site offers potential to raise the standard of primary education within the
Weaste and Seedley area and support its stabilisation as a residential
area. It will be important for site redevelopment to maintain flexibility
where practicable in order to accommodate any future increase in pupil
numbers resulting from an increase in the area's population through the
success of regeneration activity.
The future of a range of school sites within the area will need to be
considered in light of proposals for their future relocation / closure. The
sites of potential change include the Former Oakwood School, Hope
High School, Langworthy Road Primary, Tootal Drive Primary, and St
Luke's CofE Primary.
8
Retail
8.1
There exist a range of local retail facilities within the area, with the shopping
areas at Irlams o’th’ Height and Hope identified as neighbourhood centres
within the Review UDP (Policy S2). The principal retail centres at Eccles,
Pendleton, and Swinton lie outside the boundary of the Weaste Seedley
Claremont plan area but serve as retail centres for the area's residents. The
UDP seeks to protect the retail hierarchy of the town centres together with
the neighbourhood centres through directing new retail and leisure
development within them. The area also has a number of smaller local retail
facilities which although not identified as neighbourhood centres due to their
size, continue to serve the local convenience retail needs of the area. These
include the retail units on Chandos Grove, Tootal Road, and Orient Road.
Neighbourhood Centres - Irlam o'th' Heights and Hope
8.2
The purpose of the UDP in identifying neighbourhood centres is to support
and protect their local retail role. It is recognised that to prevent future
decline of the retail offer at Irlams o’th’ Height and Hope there may be a
case for investment in the public realm. The improvements carried out to the
retail parade on Langworthy Road acts as an example of what can be
achieved in this regard to support the vitality of the retail offer.
33
Figure 8.1 - Weaste Seedley Claremont - Retail
Town Centres - Eccles, Pendleton and Swinton
8.3
The town centres at Eccles, Swinton and Pendleton as defined in the
34
Review UDP (Policy S2) provide a range of local facilities and serve many of
the shopping needs of the Weaste Seedley Claremont area. The West One
retail warehouse development on the fringe of Eccles town centre lies within
the Weaste Seedley Claremont plan area. Of the three town centres, the
greatest change is likely to take place within the Pendleton Shopping Centre
(Salford Shopping City).
8.4
The URC Draft Regeneration Framework identifies Pendleton Shopping
Centre as one of five transformational areas. The objective is to establish
Pendleton as both Central Salford's local shopping and community
destination, and the gateway connecting Salford's neighbourhoods. The
proposals for improvement are being taken forward through the preparation
of the Pendleton Area Action Plan.
8.5
Pendleton Shopping Centre lies only 500m from the eastern boundary of the
Weaste Seedley Claremont plan area therefore improvements will directly
serve the area's residents. The proposed new large-format retail store, as
identified in the new UDP (Policy S5) is an opportunity to enhance the area's
retail provision and encourage a wider mix of shops and services.
Retail - summary of key issues

There is a need to strengthen the retail parades at Hope and Irlams o’th’
Height in order to prevent their future decline. The best means of
achieving this should be explored, including the potential for public realm
and building improvement works.
9
Greenspace
9.1
The Weaste Seedley Claremont area has a good provision of greenspace
which is a key asset of the area and supports its attractiveness as a place to
live. The majority of the area's greenspace is formal in nature in terms of
Buile Hill, Lightoaks and Oakwood Parks. The historic Buile Hill Park is
identified in the English Heritage Register of Parks and Gardens of Special
Historic Interest, with Grade II status. There is however a recognised
undersupply of good quality semi-natural greenspace which would offer the
opportunity to introduce more wildlife habitats and naturalised areas. The
area has a range of playing pitches including Duncan Mathieson, Stott Lane
and De La Salle, together with pitches at Buile Hill High School, and Buile
Hill, Lightoaks and Oakwood Parks. Some of these facilities are however
currently of a poor standard and could be more fully utilised for the benefit of
Salford's residents.
Greenspace Strategy
9.2
A Greenspace Strategy for Salford is currently being prepared to set out the
shared vision for the City's greenspace. The strategy is being prepared as a
Supplementary Planning Document (SPD) which will be adopted as part of
Salford's Local Development Framework. Public consultation on the draft
strategy was undertaken during the period 17 February 2006 to 30 March
2006. It is anticipated that the final version of the SPD will be adopted by the
35
Council in August 2006.
9.3
The proposals contained within the Draft Greenspace Strategy have the
following key implications for the Weaste Seedley Claremont area:
 Buile Hill, Lightoaks and Oakwood Parks, and Stott Lane Playing Fields
offer the potential to introduce semi-natural greenspace provision into the
area. Changes in the approach to land management within parts of these
greenspaces would support the creation of a greater range of wildlife
habitats and naturalised areas. It is recognised that any changes in the
land management within Buile Hill Park would need to respect its historic
character.
 The south west of the plan area around Hope Hospital currently has
limited access to a neighbourhood park, with much of the area falling
outside the recognised standard of 1.2km walking distance from a
neighbourhood park. Stott Lane Playing Fields offers the potential to
address this and serve as a neighbourhood park for the surrounding area
through the provision of recreational facilities and improved access. It is
likely that this would require the relocation of the existing 3 pitches to an
alternate site.
 Much of the plan area has limited access to equipped children's play
space of the recommended standard, with the only existing qualifying
provision at Buile Hill, Lightoaks and Oakwood Parks and Westlands.
Stott Lane and Dolbey Street are identified as greenspace areas with the
potential to accommodate new facilities in order to address this deficit.
9.4
The Review UDP allocates the Duncan Mathieson Playing Fields and
adjoining land for new or improved recreation facilities (Policy R6/3),
recognising that the facilities are currently under-used. The land comprises
the 8.5ha privately owned playing fields together with 3.1ha of adjoining
unused land which is in the Council's ownership. The Review UDP
recognises the potential of the site to provide a wide range of recreational
facilities and meet an identified need for the provision of equipped children's
play areas.
Green Access Corridors
9.5
The Draft Greenspace Strategy identifies Green Access Corridors as a
means of developing an integrated network of greenspaces across Salford.
The Green Access Corridors are intended to act as high quality pedestrian
and cycling routes between the City's open spaces and their surrounding
neighbourhoods. The draft strategy proposes that the attractiveness and
effectiveness of routes will be enhanced through a series of measures,
including:
 the incorporation of significant soft landscaping that helps them to
function as wildlife corridors;
 the introduction of traffic calming and other road safety measures;
 the prevention of unauthorised use of "off highway" routes by motorised
vehicles; and
 the relocation of entrance points to greenspaces to provide more direct
access.
9.6
The draft strategy identifies 4 Green Access Corridors that run through the
Weaste Seedley Claremont area. It should be noted that the route of the
corridors is only indicative at this stage, however the routes proposed are
36
(see Figure 9.1):
 Buile Hill Park / Weaste Cemetery / Salford Quays - this route would
improve access to Buile Hill Park for the communities of Weaste around
the Eccles New Road Corridor. It would also provide an attractive
pedestrian and cycle route through to the Salford Quays area and
waterside. The indicative route for this corridor runs south from Buile Hill
Park along Derby Road, down Cemetery Road and through Weaste
Cemetery to Salford Quays.
 Buile Hill Park / Irwell Riverside - this route would link Buile Hill Park with
the River Irwell corridor to the north. The indicative route runs north from
Buile Hill Park along Chaseley Road, under the A6 via a subway and
across Bolton Road Playing Fields.
 Buile Hill Park / Lightoaks Park / Oakwood Park / Slack Brook Country
Park - this route offers the potential to improve access from the north of
the plan area through to the Slack Brook Country Park as a strategic
semi-natural greenspace. The indicative route runs north from Buile Hill
Park to Lightoaks Park, then Oakwood Park and across the A580 at the
Lancaster Road junction.
 Buile Hill Park / Lightoaks Park / Swinton Park Golf Course - the draft
Greenspace Strategy identifies the potential of the former Swinton
sewage works site to be developed as a strategic semi-natural
greenspace. Subject to this being realised, this would form a particularly
important green corridor given that the Weaste Seedley Claremont area
currently has very limited provision of, and access to, semi-natural
greenspace.
Figure 9.1 - Weaste Seedley Claremont - Draft Greenspace Strategy
Insert map showing:

Greenspace

Indicative Green Access Corridors
Buile Hill Park Heritage Lottery Fund Bid and the Future of Buile Hill
Mansion
9.7
Buile Hill Park is the subject of a proposed bid to the Heritage Lottery Fund
to deliver restoration and new recreation facilities within the park. The
proposals include the conversion of the existing nursery and workshops to
craft shops, a cafeteria, heritage and environmental resource centres and a
pets' corner. Restoration of key features would include the grand Burma teak
conservatory and Victorian vinery, Seedley Park Lake, the lodge house and
ornate gates to the Eccles Old Road entrance, together with a new
bandstand. The proposals were prepared in partnership with the Buile Hill
Park Community Action Group and the Friends of Buile Hill Park. A planning
brief for the park was adopted as Supplementary Planning Guidance (SPG8
- Buile Hill Park) in May 2004 to inform the future programme of restoration
and improvement. The submission of the HLF bid is however currently on
hold pending the sustainable future use of Buile Hill Mansion being secured.
9.8
Expressions of interest for the refurbishment and development of Buile Hill
Mansion and the adjoining courtyard areas have recently been sought by the
Council. The site is currently in Council ownership and a development brief
was prepared and issued to interested parties. Buile Hill Mansion lies at the
centre of the park and has Grade II listed status. The mansion had been in
37
use as a public museum since the Council's purchase of the estate at the
start of the 20th century until its use as the Lancashire Mining Museum
ceased in 2000, after which the building has remained vacant. The Council
is seeking to secure a viable and sustainable future use for the mansion in
order to support the subsequent submission of the HLF bid. The
development brief specifies that proposals should maximise public access to
the building and in this regard identifies hotel, restaurant, community or
voluntary sector uses as being likely to prove acceptable. The brief makes
clear that residential redevelopment would not meet the Council's objectives
for the site. A shortlisting process will be undertaken to assess expressions
of interest received and a final decision is anticipated for late 2006
(??check??).
Greenspace - summary of key issues




The future recreation use of the Stott Lane Playing Fields needs to be
considered in light of the draft Greenspace Strategy which recommends
its use as a neighbourhood park.
The use of playing field provision within the area needs to be addressed.
The implications of the neighbourhood park proposals for Stott Lane
Playing Fields will also need to be considered in this context.
It will be important to secure a positive future use for Buile Hill Mansion
through the design competition. This will support the future submission of
the HLF bid for improvements to the park. Buile Hill Park is a major asset
which underpins the area's attractiveness as a residential location.
Improvements to Buile Hill Park would further strengthen this and
increase the range and quality of recreational opportunities for the
surrounding area.
Consideration needs to be given as to specific routing of the Green
Access Corridors, within the context of the indicative routes identified in
the draft Greenspace Strategy.
10
Transport and Movement
10.1
The Weaste Seedley Claremont area has a strong existing transport
infrastructure with strategic road and rail routes running through the area,
together with Metrolink and quality bus routes providing rapid access to the
Regional Centre 4km to the east of the plan area.
Road infrastructure
10.2
The M602 and A580 East Lancashire Road / A6 run through the area as
strategic east-west routes giving access to the Regional Centre. These
routes are complemented by the A576 Eccles Old Road and the A57 Eccles
New Road which also run east-west through the area. The A5185 Lancaster
Road / Stott Lane is the principal north-south route within the area. Just
outside the plan area to the east, Langworthy Road also serves as an
important local north-south route.
10.3
North-south movement across the area is in part constrained by the
severance impact of the M602 and A580 / A6. The challenge for the area is
38
to minimise the severance impacts associated with these routes where they
serve to divide communities. The greatest effects of this severance relate to
the residential area of the Eccles New Road corridor which is divided from
the communities and local facilities to the north of the M602.
10.4
The proposed Broadway link road would establish an additional key eastwest route through the area giving direct access to Salford Quays from
Junction 2 of the M602. The route is safeguarded in the UDP (Policy A9),
which recognises its potential to open up several major development
opportunities within the Western Gateway area. The construction of the
Broadway link is tied to the planning permission for the Quays Point site via
a s106 planning obligation. This requires that the route is constructed once
certain development thresholds on this site have been reached. The Central
Salford URC Draft Vision and Regeneration Framework identifies the
Broadway link as a priority east-west waterfront boulevard.
Rail
10.5
The Liverpool – Newton-le-Willows – Manchester rail line runs through the
area, following the route of the M602. Eccles rail station lies just outside the
plan area to the west, with hourly services in both directions.
Metrolink
10.6
The Eccles Metrolink line runs through the area and provides a high quality
public transport link to the Regional Centre. The line runs from Eccles
Interchange (to the west of the plan area), along the A57 Eccles New Road,
via Salford Quays and into Manchester City Centre. The stations within the
plan area are Ladywell, Weaste, and Langworthy (Figure 10.1). The
Broadway station lies outside the plan area, but serves the industrial area to
the south east of the plan area. The service currently operates at a 12
minute frequency with 5 trams per hour in both directions. Patronage has
been increasing since the line opened in July 2000. The 450 space Ladywell
Park and Ride facility is located at the western end of Eccles New Road.
Key Bus Routes
10.7
The A576 Eccles Old Road corridor provides segregated bus lanes along
the majority of its route and is being upgraded to Quality Bus Corridor
standards to provide a rapid public transport link into the Regional Centre
and to Hope Hospital.
10.8
The Leigh Salford Manchester proposed QBC runs through the area via the
A580 / A6. The scheme is currently identified within the Greater Manchester
Local Transport Plan 2006-2011 as a major scheme bid and works are
scheduled to commence towards the end of the LTP period. Works will
introduce bus lanes in both directions, together with other measures to meet
Quality Bus Corridor standards.
10.9
The A666 Bolton proposed QBC extends into the plan area and would run
along the A666 / A6 route and into the Manchester City Centre. This scheme
is identified in the Local Transport Plan however it is likely to be come
forward in the longer term due to the scheme not yet being fully worked up.
39
Figure 10.1 - Weaste Seedley Claremont - Transport and Movement
Local Green Boulevards Network
10.10
The Central Salford URC Draft Vision and Regeneration Framework
identifies the establishment of a Local Green Boulevards Network as a
40
priority to improve connectivity and movement across Salford. The Local
Green Boulevards seek to create an attractive, safe, and efficient network of
streets through pavement widening and landscaping to create an
environment that encourages pedestrian, cycle and vehicle movement. It
identifies a number of the Local Green Boulevards as Priority Boulevards, of
which the following lie within the Weaste Seedley Claremont plan area:
East-West Priority Boulevards
 Eccles Old Road
 Liverpool Street
 Broadway - Centenary Way link road
North-South Priority Boulevards
 Weaste Lane
Transport – summary of key issues




11
The M602 and A580 / A6 act as barriers to movement across the area.
The most significant severance effect relates to the residential
community of the Eccles New Road corridor which is divided from the
communities to the north of the M602 and the associated services and
facilities. There is a need to consider to what extent the effects of this
severance can be minimised.
The Eccles Metrolink route offers the potential to support additional and
higher density development along the Eccles New Road corridor. This
would improve patronage of the service and support the principles of
sustainable development. There is a need to develop a clearer vision
and policy approach for this area.
Road access to Salford Quays is currently poor. The Broadway link will
be critical in enabling the Weaste area to benefit from the economic
success of the Quays area. The delivery of this scheme will be
dependent on the future development of the Quays Point site. Future
consideration would need to be given to ensuring that the employment
area to the south of the M602 is able to fully capitalise on this as a
catalyst to growth.
The Local Green Boulevards Network offers the potential to improve key
routes across the area. Environmental improvements would stimulate
economic development and regeneration along these routes and would
support access, including for pedestrians and cyclists.
Health
Hope Hospital
11.1
Hope Hospital is located to the west of the plan area, close to J2 of the
M602. The hospital is within the Salford Royal Hospitals NHS Trust and is a
major source of employment for both Salford and beyond.
11.2
A major programme was launched in 2002 to redevelop and modernise
Hope Hospital to provide a high quality healthcare facility to meet the future
needs of Salford. This forms part of the SHIFT programme (Salford's Health
41
Investment for Tomorrow) and the redevelopment is being funded through a
Private Finance Initiative (PFI) scheme.
11.3
In November 2005, Consort Healthcare were appointed as Preferred Bidder
for the £130 million PFI hospital redevelopment contract. Consort Healthcare
have also been appointed to deliver a programme of modernisation of
existing hospital facilities via a separate £55 million PFI contract.
11.4
The project specification for the PFI contract set out that the redevelopment
works would be required to:
 encompass the whole of the hospital site;
 redevelop the heartland of the hospital site;
 improve access and movement within the hospital site;
 allow for future expansion and modernisation of Hope facilities;
 introduce a consistent style to both the external and internal appearance
of buildings; and
 create new buildings in which Salford can have civic pride.
11.5
The redevelopment of the Hope Hospital site will include the construction of
a range of new buildings together with a multi-storey car park for 1200
vehicles.
11.6
A consultation period is anticipated to commence in ??date?? to engage key
stakeholders in determining the approach to redevelopment and
modernisation. Consultation will include the NHS Trust, hospital departments
and staff, patients, local residents and other key stakeholders.
Royal Manchester Children's Hospital
11.7
The Royal Manchester Children's Hospital at Pendlebury lies within the
Weaste Seedley Claremont area. The hospital forms part of the Central
Manchester and Manchester Children's University Hospitals NHS Trust.
The specialist hospital services are scheduled to transfer from the
Pendlebury site to a new purpose-built children's hospital in central
Manchester in 20??, whilst local services will transfer to acute and
community services in North Manchester and Salford. Redevelopment
will however be dependent on the time taken for the site to be vacated.
11.8
Recognising the future transfer of services, the hospital and adjacent parking
site were identified as housing allocations in the First Deposit Draft of the
UDP (policies H9/20 and H9/33). The allocations are however now proposed
to be deleted in line with the recommendations of the Inspector’s Report.
Whilst the Inspector supported the redevelopment of the sites for housing,
his concerns related to the general over-provision of housing sites within the
UDP together with concerns about the likelihood of these sites coming
forward within the Plan period. The Inspector did however acknowledge that
in the event the sites become available during the Plan period they should
be considered as windfalls. Given the historic character of the site, some of
the existing buildings may be suitable for retention and conversion. On this
basis the Inspector fully supported the proposal for a development brief to be
prepared for the site.
42
Health - summary of key issues


The redevelopment of the Hope Hospital site will provide a high quality
healthcare facility for the City and will support the hospital's role as a
major employer. It will be important to ensure that the redevelopment
supports the objectives for the Weaste Seedley Claremont area,
particularly in relation to the future of Stott Lane Playing Fields.
It is anticipated that the Pendlebury site may come forward for residential
development within the medium term. The preparation of a development
brief for the site would provide a strong basis to secure a high design
quality for the site's future development.
12
Key Potential Areas of Change
12.1
This Issues Paper has identified a range of sites which may be subject to
future change, or where intervention may be required to address decline.
There may be a case for developing policy in order to deliver the most
positive outcomes for the following key potential areas of change:

Eccles New Road corridor - recognising the lack of stability within the
Eccles New Road area together with the piecemeal approach to its
development to date, one option would be for the Neighbourhood Plan to
identify the Eccles New Road corridor as a particular area focus and to
establish a shared vision for the future of the area. The Neighbourhood
Plan could then be used to inform the preparation of relevant Local
Development Documents, particularly the Site Specific Allocations
Development Plan Document, in order to secure a supportive planning
policy framework. Another option would be the preparation of a spatially
defined Supplementary Planning Document (SPD) to set out a shared
vision for the area to secure its future stability. The recently adopted
Lower Broughton SPD provides a model in this respect. As an SPD, the
document would form part of the Local Development Framework for the
city and would carry significant weight in planning terms in guiding its
future development.

Salford Reds RLFC stadium and adjacent sites - subject to the future
relocation of the Salford Reds, there will be a need to secure a positive
future use for the existing stadium site that will enhance the surrounding
area. The current application for a new stadium at Barton will be subject
to a Public Inquiry in June 2006. Subject to the outcome of the Inquiry,
one option would be for the Council to work with the Salford Reds RLFC
and the local community to prepare a development brief for the Willows
Road site in order to establish the objectives and principles of its future
use. In the event that the preparation of the Weaste Seedley Claremont
Neighbourhood Plan fits with the timing of the decision on the Salford
Reds relocation, another option would be for the Neighbourhood Plan to
identify the Willows Road sites as a particular area focus and to establish
a shared vision for the future of the area. This could then be used to
inform relevant Local Development Documents to secure a supportive
planning policy framework.
43

Quays Point / Media City - subject to the development of the Media City
concept focused around the Quays Point site, there may be a case for
examining the optimum means for ensuring that the Weaste area can
fully benefit from the opportunities presented. This would need to
consider spatial issues including accessibility, infrastructure, and
development of adjacent sites, together with non-spatial issues including
skills development and training. This will in part be contingent on the
outcome of the preferred site for the BBC relocation, with the decision
anticipated for summer 2006.

Pendlebury Children's Hospital site - taking forward the
recommendations of the UDP Inspector's Report, the Council could work
with the NHS Trust and the local community to prepare a development
brief in order to secure the best possible redevelopment of the site.
44