Salford City Council
Pendleton Area Planning Guidance
Draft for Consultation
May 2008 v8
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Contents
1. Introduction
Purpose of guidance
3
Description of Pendleton
3
Development of the Proposals
4
Policy Context
6
2. Vision & Objectives
11
3. Area Wide Policies
13
Built and Natural Design Principles
13
Access and Transport
21
Developer Contributions and Planning Obligations
23
4. Development Site Policies
25
Town Centre
25
Housing
27
Employment
34
Education and Community Facilities
34
5. Implementation
37
Project Direction and Organisation
37
Funding and Role of Key Partners
37
Timescale & Phasing
41
Planning Applications: Required Information
43
6. Monitoring & Review
44
Appendices
7. Unitary Development Plan
46
8. Consultation Undertaken on the Preferred Options Report
48
9. Key Findings of the Sustainability Appraisal
55
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1. Introduction
Purpose
1.1 Pendleton needs to be revived under a comprehensive process of
transformational change to make it a place of choice for people seeking to live
or invest in Salford. This will be done by capitalising on existing assets and
creating places with a high quality of design. Present communities will be
retained and expanded and other forms of development attracted. New and
different forms of housing will act as key drivers in delivering the area’s
regeneration.
1.2 Pendleton lies within the Central Salford area of Salford Urban
Regeneration Company. Like its neighbouring areas within Central Salford it
is an area undergoing major regeneration and renewal. The proposals in this
Guidance form part of an overall plan to completely reinvigorate and renew
Salford.
1.3 This Guidance seeks to provide a clear framework for the development
and regeneration of the Pendleton and Langworthy areas until 2025 to enable
this revival process to take place. It aims to support and compliment the
Private Finance Initiative programme for improving council housing in the area
as well as being the catalyst for restructuring the housing market.
1.4 The Pendleton Area Plan covers Salford Shopping City and the large area
of council housing to the southeast as far as the M602 as well as the area
between the A6 and the Manchester – Wigan railway line. It also covers parts
of Seedley and Langworthy either side of Langworthy Road but excluding
Buile Hill Park. The PFI area, the chosen vehicle for renewing the area’s
council housing, covers about half the Plan area.
1.5 This is a draft of the final guidance for public consultation. Comments
should be received by 4.30 pm Thursday 16th October 2008.
Next steps.
1.6 The final stage of producing Planning Guidance for Pendleton will be the
consideration of comments arising from this consultation by the Council; the
amendment, if necessary, of the Guidance and its formal approval by the
Council.
The Pendleton Area
1.7 The area covered by the Guidance is approximately 200 hectares in size,
and lies about 2km to the west of Manchester City Centre at the heart of
Central Salford. It is predominantly residential in character, and is currently
home to just over 13,000 people. It also includes Salford’s strongest town
centre, based around Salford Shopping City.
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1.8 The area faces a number of significant challenges. The population has
been declining and there is the need to bring its council housing stock of
some 2,000 dwellings up to the Decent Homes Standard. A PFI scheme has
been supported by tenants to tackle most of the housing in the eastern half of
the area. Pendleton has high levels of deprivation, very low average
household incomes, very low levels of economic activity and high levels of
unemployment. Communications within the area are poor, because of the
original design of the area, the widespread use of gating and non through
roads. Access to key destinations like Salford Quays and Trafford Park and
Salford Crescent Station need to be improved.
1.9 The existing town centre is dominated by low cost shops and there is
significant scope to diversify the shopping offer and introduce leisure uses
including bars and restaurants. Schools need replacing and its image needs
improving and its environment rejuvenated to attract investment, new
businesses and private residential development.
1.10 Pendleton’s pivotal location at the heart of Central Salford means that its
success is important to the future of the city as a whole. It has been identified
as one of five transformational areas identified in the Central Salford Vision
and Regeneration Framework. Also as a major intervention area by the
Housing Market Renewal Pathfinder. Its proximity to the Regional Centre,
which is the primary economic driver for the whole North West region, gives it
a distinct locational advantage that it will be important to capitalise on. It is
close to the fast developing Salford Quays / Media City area (mediacity:uk)
and to Salford University. The Plan area has significant challenges but also
the potential to exploit the opportunities offered by developments in
surrounding areas.
Development of the Proposals
1.11 Work began on the Pendleton Area Action Plan in April 2005.
Widespread consultation and evidence gathering took place and a
Sustainability Appraisal (SA) Scoping report was consulted on that summer.
1.12 In May 2006 an Issues and Options Report was published for
consultation setting out a large number of broad options for tackling the area’s
problems. These options were then carefully examined in the light of
consultation responses and the views of tenants on how to deliver the Decent
Homes Standard, undertaken in a separate consultation in mid 2005.
1.13 In June 2007 the Preferred Options report was published for
consultation, together with its accompanying SA. This narrowed down the
proposals to three more detailed ‘preferred’ options and was based on a
consideration of: 
Ongoing public consultation;

The Pendleton Area Action Plan Issues and Options Report (March
2006);

The sustainability appraisal of the Issues and Options Report;
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


The continued development of the Housing Private Finance Initiative
proposals;
Additional information collected, such as stock condition surveys; and
Other emerging initiatives, such as Salford’s Building Schools for the
Future programme.
1.14 At the end of 2007 a report on this consultation exercise highlighted key
responses and areas of consensus and disagreement on the Preferred
Options. By this time it was apparent that the timetable for producing a formal
development plan Area Action Plan was creating problems for the renewal
process as a whole:  Potential PFI bidders needed more short-term certainty.
 Planning proposals for key sites would need to be determined in the
immediate future and
 New proposals had emerged which had not been consulted on at
previous stages.
For these reasons it was decided to progress the regeneration proposals for
Pendleton as non-statutory Planning Guidance hence the status of this draft.
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However, the proposals in this Guidance flow directly from the previous work
and, in particular, from the Preferred Options Report of June 2007.
1.15 Throughout the whole Plan preparation process there has been a
detailed dialogue with the communities involved through a number of
organisations in order to prepare a set of proposals for the area that
command widespread support. The Pendleton Community Forum allows local
people to raise and discuss issues which affect their community and the
Pendleton Steering Group, a group representing the organisations active in
the area, including the Pendleton Community Forum,
1.16 This draft report for consultation marks the next stage in this process.
Comments should be sent to:
Pendleton Planning Guidance Consultation
Spatial Planning
Salford Civic Centre
Chorley Road
Swinton
Salford
M27 5BY
Email: plans.consulation@salford.gov.uk
Via the web through: www.salford.gov.uk/pendletonguidance
All comments must be received by 4.30 pm Thursday 16th October 2008.
1.17 The final stage of producing Planning Guidance for Pendleton will be the
consideration of comments arising from this consultation by the Council, the
amendment, if necessary, of the Guidance and its formal approval by the
Council.
Policy Context
1.18 Pendleton Planning Guidance has been produced to support and help
implement other plans and strategies. The following illustrates how the
Guidance is consistent with plans and strategies at a national, regional and
local level.
1.19 Proposals to create more jobs and improve access to jobs; to improve
housing and build more homes, to provide more schools and other facilities, to
ensure that the local environment is enhanced and a high standard of design
is achieved all reflect national policy on sustainable communities.
Northern Way Growth Strategy
1.20 This seeks to reduce the economic disparities between the North of
England and the rest of the country, to support the overall economic success
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of the country and a more balanced pattern of economic growth. The
Manchester City Region, is the North’s most successful economic area with
the best economic prospects, particularly in areas such as the Regional
Centre (which includes Salford Quays and the Chapel Street area within
Salford). Pendleton is well positioned to take advantage of this, and also to
support the city region’s success by providing the type of residential
neighbourhood that will be attractive to both existing and potential residents.
Regional Spatial Strategy for the North West (RSS)
1.21 The RSS is currently being reviewed, but both the existing and proposed
versions place a strong emphasis on directing development and other
investment to the inner city areas of both the Manchester and Liverpool City
Regions, such as Pendleton.
City of Salford Unitary Development Plan (UDP)
1.22 Salford’s UDP was adopted in June 2006, and, together with the RSS,
sets the strategic planning framework for the city. It identifies Central Salford
as the major focus for regeneration and investment within the city, with the
goal of developing Central Salford as one of the most popular and attractive
places to live within the inner areas of Greater Manchester.
1.23 The UDP’s strategic policies provide an important planning context for
Pendleton and have helped to inform and shape these proposals for the area.
The key strategic UDP policies that the Guidance has had particular regard to
include:








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

The creation of sustainable urban neighbourhoods (Policy ST1);
Provision of an adequate supply of housing by refurbishment and
improvement, new housing, appropriate types of housing and selective
clearance and replacement (Policy ST2);
Provision of a good range of local employment opportunities (Policy
S3);
The maintenance and improvement of existing transport networks
(Policy ST5)
The direction of major travel generating developments to locations well
served by a choice of means of transport (Policy ST6);
The promotion of mixed-use development in the most accessible
locations, including town centres such as Pendleton and
neighbourhood centres such as Langworthy Road (Policy ST7);
Securing high standards of design, amenity, safety and environmental
management and maintenance in all new developments (Policy ST8);
Providing a comprehensive and accessible range of retail, leisure,
social and community facilities and enhanced education, health and
community facilities that address local needs (Policy ST9);
The provision of accessible recreation opportunities (Policy ST10);
Promotion of a sequential approach to development (Policy ST11); and
Securing higher development densities within town centres and close
to key public transport routes (Policy ST12).
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1.24The UDP makes four key land allocations to support Pendleton’s
regeneration:

Policy S5 – identification of a site for a new food superstore
immediately to the west of Salford Shopping City;

Policy H9/3 – allocation of the former Windsor High School site for
housing;

Policy EHC8/2 – identification of a site for a new health centre
immediately to the east of Salford Shopping City; and

Policy EHC9 – allocation of a cleared housing site for a new primary
school at Glendinning Street in Langworthy.
Supplementary Planning Documents and Planning Guidance
1.25 In addition to the UDP, the following adopted Planning Documents are
relevant to development in Pendleton:  Trees and Development SPD (June 2006)
 Planning Obligations SPD (March 2006)
 Greenspace Strategy SPD (July 2006)
 Nature Conservation and Biodiversity SPD (July 2006)
 Design and Crime SPD (July 2006)
 Housing Planning Guidance (December 2006)
 SPD: Design (April 2008)
 Sustainable Design and Construction SPD (April 2008)
Salford’s Community Plan
1.26 Salford’s second Community Plan was published in December 2005, and
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.
1.27 One of the seven themes of the Community Plan is to provide a city that
is good to live in, with an emphasis on protecting and improving the
environment, and providing access to decent, affordable homes that meet the
needs of local people. It also identifies the importance of delivering largescale physical regeneration and transformation in the city during the next ten
years. Pendleton Planning Guidance has a key role in supporting and coordinating this.
Central Salford Urban Regeneration Company (URC)
1.28 Central Salford URC is a public/private sector partnership, led by the
private sector and actively supported by its founder members – Salford City
Council, English Partnerships and the Northwest Regional Development
Agency. Its mission is to drive forward the transformation of Central Salford
and help to create a vibrant, modern city. It will use a mixture of public assets,
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funding and powers to attract high levels of private sector investment,
stimulate quality development, and strategically deliver and co-ordinate the
sustainable regeneration of Central Salford.
1.29 Its Vision statement anticipates an exciting and successful future for
Central Salford:
Central Salford will be transformed. A beautiful, vibrant new urban
centre with striking economic opportunity is waiting to be born out of its
fine heritage and the unveiling of its many natural assts. These include
a wonderful meandering river and fantastic open spaces, which will be
enhanced to provide a distinctive setting for the area. Where the city is
fragmented it will be re-connected. The city’s elegant but under-used
buildings and its vacant but potent spaces will be filled with places to
live, work, shop and enjoy life.
1.30 It is this Vision that will drive forward the long-term regeneration process
in Central Salford, and therefore where public and private investment will be
focused over the short to medium term. Pendleton District Centre is identified
as one of five transformation areas that have the greatest potential for
stimulating the long-term regeneration process in Central Salford, and
therefore where public and private investment will be focused over the short to
medium term. Pendleton District will become Central Salford’s shopping and
community destination. It will be the gateway connecting the neighbourhoods
of Pendleton, Lower Kersal and Charlestown, Crescent/Chapel Street,
Salford’s new Corporate Centre and the Manchester Regional Centre
Salford’s Housing Strategy 2008 – 2011
1.31 This sets out the Council’s Housing Strategy for the next three years and
has five aims  People living independently in all our communities
 Quality homes for all our residents
 A greater choice of homes
 Deliver excellent housing services
 Working together to improve the housing offer.
1.32 The proposals for Pendleton are particularly relevant to its strategic aims
Strategic Aim 2: Quality homes for all our residents
 Make homes decent
 Have well designed homes
 More sustainable homes
Strategic Aim 3: A greater choice of homes
 More affordable homes to buy or rent
 Reshape housing for future needs and aspirations
 Deliver effective services to support housing markets
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Manchester Salford Housing Market Renewal Pathfinder Partnership
(MSP)
1.33 The MSP is backed by hundreds of millions of pounds of Government
funding. Within Salford, the area covered by the Partnership extends across
most of Central Salford, including the whole of the Pendleton area. The aim of
the MSP is:
To support the economic growth potential of the Manchester City
Region by creating neighbourhoods of choice that meet the needs of
existing residents and are attractive to new and former residents.
1.34 Research undertaken on behalf of the MSP indicates that the success of
the Pathfinder will not simply be about tackling issues relating to the quality of
the housing stock, but also about finding a new role for inner city areas such
as Pendleton and providing the other elements of successful neighbourhoods
that can help to attract people back into them. Critical to the success of the
Pathfinder will be the assembly sites of a scale sufficient to ensure the supply
of a diverse range of new homes that meet modern aspirations and needs.
Seedley/Langworthy and Charlestown/Lower Kersal are identified by the MSP
as two of four Major Investment Areas in Salford.
Seedley and Langworthy Initiative
1.35 The western part of the Pendleton area is already covered by an informal
masterplan, developed to guide the expenditure of £25 million of funding
secured under the fifth round of the Government’s Single Regeneration
Budget programme. The masterplan was subject to high levels of community
involvement and the Pendleton Planning Guidance builds on this work which
has already helped to deliver a range of projects such as the Cornerstone, the
Urban Splash development and Langworthy in Bloom.
Charlestown and Lower Kersal New Deal for Communities (NDC)
1.36 That part of the Pendleton area to the north of Broad Street (A6) also
falls within the Charlestown and Lower Kersal NDC area, which has been
awarded £53 million over the period 2001-2011. A development framework
has been produced to address some of the key issues facing the area. The
Pendleton roundabout at the junction of Broad Street and Broughton Road is
identified as an important gateway into the NDC area, and an important link
for residents through to Pendleton Town Centre.
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2. Vision and Objectives
2.1 The proposed vision for Pendleton, as refined through the consultation
exercises, is set out below.
Pendleton will be a distinctive neighbourhood with a strong identity, at
the forefront of the renaissance of Greater Manchester’s inner areas. It
will embody the principles of sustainable communities and sustainable
development, and will be a celebration of everything that is good about
urban living. It will be an area of opportunity where anyone can make
something of their life, find a place to live, set up a business, meet their
daily needs, and live happily, healthily, and safely.
Pendleton will undergo a major transformation, but in a way that
capitalises on its existing assets. Existing communities will be retained,
and new residents will be attracted. There will be a strong sense of
pride in the area, and its hospitable atmosphere will make it a place
where everyone feels valued and at home.
Pendleton will see a significant increase in its population, whilst
ensuring that the density and scale of development provides a high
level of residential amenity. A much wider variety of housing will be
provided, with a strong emphasis on affordability and an increase in
family housing. It will become a neighbourhood of choice, where
people aspire to live.
Pendleton will act as a key gateway to Central Salford, connecting its
other neighbourhoods and providing an important link between the
city’s creative quarters at mediacity:uk and Chapel Street/Crescent. It
will be fully integrated with surrounding areas, and will benefit from
excellent access to all of the opportunities of the Regional Centre. Its
expanded population will help to support a wider range of shops,
services and facilities across the area, with a strong, diverse and
attractive town centre at its heart.
Pendleton will be a key component in transforming Salford into ‘the
beautiful city’. This will be reflected in the quality of design in the area,
with landmark buildings adding to the area’s identity and
distinctiveness, and soft landscaping providing a ‘green’ appearance.
Pendleton’s public spaces will be attractive, safe, functional, well used
and well managed, and will be places where the community comes
together. The area will be well integrated, and will be easy, safe and
pleasurable for pedestrians and cyclists to move through.
2.2 The strategic objectives set out below have been developed to provide a
focus for the Pendleton Planning Guidance and the delivery of the Vision.
The Objectives have been written to be fully consistent with the city council’s
seven pledges and the seven themes of the Community Plan.
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i)
ii)
iii)
iv)
v)
vi)
vii)
viii)
ix)
x)
To retain the existing community and attract a significant number of
new residents to Pendleton;
To improve the choice, variety and quality of homes in Pendleton so
that everyone who wants to is able to meet their housing needs within
the area;
To improve access to employment opportunities for the residents of
Pendleton;
To improve the range and quality of shops and other services within
Pendleton including recreational and community facilities;
To improve connections within Pendleton, and to surrounding areas for
all modes of transport and particularly for pedestrians and cyclists, and
those travelling by public transport;
To improve environmental and design quality and minimise the
negative environmental impacts of development and human activity
within the area;
To improve the health of Pendleton residents;
To improve community safety and reduce the fear of crime;
To improve education and other opportunities for young people within
Pendleton; and
To support the regeneration and future success of the wider Central
Salford area, the city, and the Manchester City Region.
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3. Area Wide Policies
Built and Natural Design Principles
3.1 The Vision for Pendleton states:
‘Pendleton will be a key component in transforming Salford into ‘the
beautiful city’. This will be reflected in the quality of design in the area,
with landmark buildings adding to the area’s identity and
distinctiveness, and soft landscaping providing a ‘green’ appearance.
Pendleton’s public spaces will be attractive, safe, functional, well used
and well managed, and will be places where the community comes
together. The area will be well integrated, and will be easy, safe and
pleasurable for pedestrians and cyclists to move through.’
3.2 The objective of the following polices is to improve environmental and
design quality in Pendleton and minimise the negative environmental impacts
of development and human activity within the area; to improve the health of
Pendleton residents and to improve community safety and reduce the fear of
crime. These objectives reflect the SA baseline evidence which found that the
Pendleton area had more than twice the UK death rate and levels of crime
significantly higher than the national average. The policies seek to implement
UDP Policy ST1 by enabling the creation of sustainable urban
neighbourhoods and Policy ST8 by securing high standards of design,
amenity, safety and environmental management in all new developments.
3.3 At consultation on the Preferred Options there was very strong support
(over 90%) in favour of proposals to provide a network of green links
throughout the area to cater for pedestrians and cyclists and to green the area
by planting more trees along major roads and improve open spaces.
Policy 1
Residential Development
In Pendleton new residential developments and the remodelling of areas
should reintroduce a strong pattern of inter-connecting streets providing direct
through routes for pedestrians and cyclists to key destinations such routes
should be overlooked by housing or other appropriate uses and lined with
trees and useable open space. New development should follow this new
street pattern to create perimeter blocks creating a strong edge to public
spaces and providing overlooking of those spaces. Where gated
developments are proposed for security reasons they should be designed to
ensure they do not block pedestrian routes and be visually unobtrusive. All
new housing will be required to contribute to the achievement of an overall
mix of dwelling type and tenure in the area.
In Seedley and Langworthy residential developments are required to
maintain the local grid pattern of streets and the scale and rhythm of the
existing terrace properties. New homes should be close to the back of the
pavement and incorporate some private / garden spaces where possible.
New developments should incorporate shared spaces for recreation and
leisure.
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Reasoned Justification
3.4 To ensure that Pendleton improves its housing environment and Seedley
and Langworthy maintains its character. For the purposes of this policy
Pendleton is the area southeast of Shopping City and Seedley and
Langworthy is the area of Victorian terrace housing either side of Langworthy
Road.
3. 5 Detailed advice on house type is provided in the Development Site
Policies. Detailed advice on Design and on Sustainable Design and
Construction is provided in the SPDs adopted April 2008.
3. 6 In Pendleton, the development of Home Zones, routes which naturally
calm traffic and limit through access for cars will be encouraged. Key
destinations include Pendleton town centre and adjoining facilities, schools,
bus stops and routes to Salford Crescent Station and Salford Quays.
3.7 In Langworthy, the detailed pattern of development will be determined by
the Langworthy and Seedley Masterplan as updated from time to time. In
Pendleton, the incremental redevelopment of the large sites at High Street,
including the former Windsor High School site and Wrotham Close and
Amersham, Athole and Blodwell Streets will be unacceptable. An overall
master plan, or equivalent, is necessary to achieve the design objectives set
out in the policies in this Guidance.
Policy 2
Gateways, Landmarks & Vistas
At the key gateways and landmarks shown on Map 3 landmark developments
incorporating high quality soft and hard landscaping, public art and sculpture
will be required.
The setting and views of existing landmarks such as St Thomas’s Church and
St Paul’s Church will be protected and, where the opportunity arises,
enhanced.
Proposals near unattractive features in the area such as underpasses,
security fences or the wall along the M602 will be required to contribute to
their improvement either through their removal or landscaping or public art.
Important views into, out of or across the area such as those down
Langworthy Road from Eccles or from Broughton Road towards the town
centre will be maintained. Developments which disrupt these views will not be
permitted.
Reasoned Justification
3.8 To give Pendleton a distinctive and high quality image. A landmark
development is likely to be of a distinctive, high quality design and possibly
two storeys taller than its surrounding development. UDP Policy DES 5
locates tall buildings (over 10 stories) in defined town centres such as
Pendleton. For the purposes of this policy tall buildings will also be
acceptable within the defined edge of Pendleton town centre. Map 3 indicates
the location of existing and potential landmarks.
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Policy 3
Main Access Boulevards
The following routes will be transformed into ‘green boulevards’ characterised
by tree planting along their edges and the provision of adequate space for
cyclists and pedestrians to move along and cross these routes. Where
possible, pedestrians and cycle routes should be separated from vehicular
traffic and safe crossing facilities provided.
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Churchill Way
Cross Lane
Fitzwarren Street
Langworthy Road
Liverpool Street
Other key routes into and around the town centre (including Hankinson
Way, Heywood Way and access from A6/Broughton Road).
The Broadwalk, which is already pedestrianised, will be transformed in a
similar way to become a key ‘Green Link’ into the town centre. Green
Links will also be secured along other routes through the provision of
planting and landscaping.
Reasoned Justification
3.9 To deliver this transformation, developers building adjacent to these
routes will be required to contribute to these proposals. The emerging
Strategic Transport Programme and Public Realm and Boulevard Design
Handbook commissioned by Central Salford Urban Regeneration Company
advocate the principle of introducing a series of ‘green boulevards’. These
documents will set out strategic transport proposals and high quality public
realm design specifications. The creation of a ‘green boulevard’ does not
imply any increase in traffic capacity. The Strategic Transport Programme is a
10 year programme led by the Urban Regeneration Company. The Public
Realm Design handbook will be adopted by the City Council in autumn 2008.
Policy 4
Natural Space
There will be a presumption in favour of the retention and improvement of
open spaces within the area. Changes to the location of open space, for
example to Clarendon Park, will be acceptable provided they lead to
improvements in access, usability, the quality of planting and natural areas
and no overall loss of open space. All residential developments and
developments along ‘Green Boulevards’ and ‘Green Links’ will provide trees
along their streets. All new residential developments and remodelled housing
shall be designed to clearly distinguish between public and private space.
Residual open space which functions as neither useable public nor private
open space will not be permitted. Public space will be of a design and scale
appropriate to its use e.g. childrens’ play or sitting areas and be designed to
be overlooked by housing or other uses.
Reasoned Justification
3.10 To implement UDP policy ST10 on the provision of accessible recreation
facilities as parts of the area fall short of the standards in the UDP. Pendleton
currently suffers from too much incidental open space which is not suitable for
any use, is not overlooked and is hard to maintain. Changes to open space
are subject to separate legal processes (Local Government Act 1972, Chapter
70, Part VII, s 123) in addition to applying for planning consent.
3.11 The following supplementary planning guidance is also relevant:
 Trees and Development SPD (June 2006)
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
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Greenspace Strategy SPD July 2006)
Nature Conservation and Biodiversity SPD (July 2006)
Design and Crime SPD (July 2006)
Design SPD (April 2008)
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Access and Transport
3.12 The objective of these policies is to improve connections within
Pendleton and to surrounding areas for all modes of transport and particularly
for pedestrians and cyclists, and those travelling by public transport. UDP
Policy ST 5 ‘Transport Networks’ sets the strategic framework for these
policies.
3.13 At consultation on the Preferred Options proposals to improve public
transport, pedestrian links to the town centre and a new gateway feature and
links throughout the area for pedestrians and cyclists received over 90%
support. Proposals for new roads in the area (to connect with The Crescent
and to extend Frederick Road through the area to Salford Quays) were less
popular and there was a majority against moving Salford Crescent station to
another location.
Policy 5
Pendleton Gateway
There will be a presumption in favour of proposals which seek to enhance the
appearance of the approach to the town centre and conditions for pedestrians
and cyclists. Proposals for the following will be particularly welcome: i.
Reductions in the scale of roads around the town centre;
ii.
Enhancements to existing crossings, the removal of underpasses and
the provision of safe ground level crossings;
iii.
The removal of the existing roundabout to the north of the town centre
over the A6; and
iv.
Construction of a new boulevard extending Broughton Road across
the A6 to the town centre.
Reasoned Justification
3.14 To enhance the attractiveness of the town centre. New developments in
the town centre area will be expected to contribute to these improvements.
The improvement of the access from the A6 is also an important feature of the
Charlestown and Lower Kersal NDC area strategy. Proposals for this area
will form part of the Central Salford Strategic Transport Programme and
Public Realm Design Handbook. The Strategic Transport Programme is a 10
year programme led by the Urban Regeneration Company. The Public Realm
Design handbook will be adopted by the City Council in autumn 2008. Land
released from the removal of the existing roundabout over the A6 and surplus
to the construction of the extension of Broughton Road to the town centre can
be used for the Edge of Centre uses set out in Policy10.
Policy 6
Improved Pedestrian and Cycle Links
New developments should incorporate pedestrian and cycle links through
them, including, where possible, segregated cycle tracks.
Opportunities will be taken to improve pedestrian and cycle access:
i.
Across the main peripheral roads of the area such as Broad Street and
Albion Way and
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20.05.08
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ii.
iii.
Through existing sites due for redevelopment, particularly in the High
Street and Amersham, Blodwell and Athole Street areas.
Along the approach roads to and from the town centre
Reasoned Justification
3.15 To increase access within and beyond the Pendleton area. New
developments will be expected to incorporate these links and improvements.
See also Guidance Policy 3. UDP Policy A2 ‘Cyclists, Pedestrians and the
Disabled’ gives further guidance.
Policy 7
Public Transport
The Council will work with GMPTE, local bus operators, Network Rail and the
local train operators to improve public transport links within Pendleton and
between Pendleton and surrounding areas, in particular to support: i.
Improved bus services between Pendleton town centre and Salford
Quays and Trafford Park.
ii.
Improved bus interchange within the town centre
iii.
The extension of the free Metro Shuttle bus service to Pendleton and
Salford Quays.
iv.
The conversion of the Manchester - Wigan railway line to light rail (i.e.
Metrolink) use.
v.
The improvement of Salford Crescent Station and the upgrading of its
platforms and passenger waiting areas, including improved connectivity
with bus services, and improved access for pedestrians and cyclists
from the town centre and the wider Pendleton area.
Reasoned Justification
3.16 This policy reflects the requirements of UDP policies ST5 on the
maintenance and improvement of existing transport networks and S3 on
providing a good range of local employment opportunities. The SA baseline
study found that the area had high levels of unemployment and deprivation,
low household income, low car ownership and low levels of qualifications.
3.17 To improve access to opportunities, particularly for jobs. There is a
particular need for orbital bus services giving access to places to the north
and south of Pendleton.
3.18 The present town centre bus stops are distributed around the shopping
centre, making interchange inconvenient. The role of Pendleton as an
interchange point is expected to grow as journeys to places other than the
regional centre increase.
3.19 Two options are currently being considered for the improvement of
Salford Crescent Station; an on site location or a new station nearer Frederick
Road. A decision on the preferred option will be made in July 2008: the City
Centre has a clear preference for an onsite location. Access from Salford
Crescent Station across the A6 and Albion Way to Pendleton is particularly
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difficult at present and the Strategic Transport Programme is looking at how
these links can be enhanced. There is also the potential to improve the
station’s connectivity with local buses thereby improving the ability of
passengers to interchange between rail and bus services.
3.20 The Council may require planning obligations to support these proposals.
UDP Policies A3 ‘Metrolink’, A4 ‘Railways’ and A5 ‘Buses’ give further
guidance.
Developer Contributions and Planning Obligations
3.21 Salford City Council already has a significant amount of planning advice
relating to developer contributions and developer obligations. The policy
below covers situations specific to Pendleton not covered by existing advice.
Policy 8
Developer Contributions
Developer contributions as set out in existing Council policies will be required,
where appropriate, for all developments within the Guidance area. In
addition, Policy 7 within this Guidance, Public Transport may also require
developer contributions.
Reasoned Justification
3.22 To mitigate against the negative effects of some development and to
help achieve the Vision and Objectives for the area.
3.23 UDP Policy DEV 5 provides a broad context for the scope of Developer
Contributions. This is amplified by the ‘Planning Obligations’ Supplementary
Planning Document (March 2007), which covers the following;





Open space provision for new residential development
Public realm, infrastructure and heritage
Construction training
Climate change
Affordable housing, transportation and travel and health
facilities.
3.24 UDP policy H4 deals with Affordable Housing and Planning Guidance: Housing
Planning Guidance (December 2006) provides additional advice on securing a mix of
dwellings, delivering affordable homes and student housing.
3.25 Policy HOU3 of Housing Planning Guidance specifies 20% affordable housing
on developments larger then 1 hectare or 25 or more dwellings. It allows for
variations in this level of affordable housing provision for example where ‘the
development forms part of a wider scheme or development partnership that would
ensure an average of 20% or more affordable housing across its entirety’. It is
considered that this is the situation that applies in Pendleton.
3.26 ‘Creating a New Pendleton’, approved by Salford Council inMarch 31 2006, set
out the Council’s aspirations for the Pendleton area housing PFI. Its broad aim was
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to achieve a significant increase in home ownership within the area. This aim has
subsequently been refined to an overall tenure split of 43% owner occupied and 57%
social rented. Social rented housing is defined in planning policy as a type of
‘affordable housing’. At present over 90% of properties within the PFI area are social
rented. In numerical terms (see Guidance Policy 13) 1550 new homes will be
provided within the proposed redevelopment sites of which 500 should be for social
renting and 50 for intermediate housing. The provision of this scale of affordable
housing within the PFI area and the adjacent Blodwell Street area will be considered
to satisfy the need for affordable housing in relation to the PFI scheme.
3.27 The SA baseline study found evidence of home ownership which was less than
half the national average across the Guidance area.
Pendleton Area Planning Guidance, Salford City Council
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4. Development Site Policies
4.1 The policies in this chapter take as their starting point UDP Policy ST9 on
the need to provide a comprehensive accessible range of retail, leisure, social
and community facilities that address local needs.
Town Centre
4.2 The objective of these policies is to improve the range and quality of
shops and other services within the town centre including recreational and
community facilities. This will be achieved by permitting additional retail
development, increasing the local population and improving the local
environment in and around the centre. A strong and prosperous centre is
important to both the local community and to meet the regeneration
aspirations of Central Salford.
4.3 At consultation on the Preferred Options proposals to expand the town
centre and create a gateway feature were strongly supported but those for
more bars and restaurants less so.
Policy 9
Town Centre
Within the town centre provision is made for a 13,000 sq m food superstore to
the west of the existing centre and an additional 9,000 sq m of non food retail
as a western extension to the existing shopping centre. Any proposals must
be of a high standard of design; integrate well with the existing centre and
provide good pedestrian links within the centre and to the surrounding area.
There will be a presumption in favour of proposals: i.
For additional retail provision consistent with UDP Policy S1.and S5.
ii.
To improve the appearance of the existing centre and its immediate
environment, including Briar Hill Court and the surrounding roads.
Reasoned Justification:
4.4 The town centre boundary is defined on Map 4. This boundary is the
same as shown in the adopted UDP. Salford Precinct (Pendleton Town
Centre) is identified as a town centre to be maintained and enhanced in UDP
Policy ST9 ‘Retail and Leisure Facilities’. UDP Policy S5 ’Sites for New Retail
Development’ makes provision for a 3.7ha extension to the town centre for a
food superstore. UDP Policy S1 permits additional retail development of a
scale appropriate to the centre. Policy S3 seeks to provide a good range of
local employment facilities and Policy ST 6 directs major travel generating
developments to locations well served by a choice of means of transport. The
SA baseline study found evidence of high unemployment and low household
income.
Policy 10
Edge of Town Centre
Within the edge of town centre, as identified in Map 4 below, mixed uses will
be encouraged including: -
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i.
ii.
iii.
iv.
v.
Retail provision consistent with UDP Policy S1.1.
Offices, including flexible provision for start up businesses.
Community facilities.
High density housing and
Active ground floor uses such as cafes, bars, restaurants or community
facilities.
Pendleton Area Planning Guidance, Salford City Council
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Reasoned Justification:
4.5 An area around the town centre is defined on Map 4. The aim of this
policy is to encourage the development of a wide range of uses normally
associated with town centres but largely absent from the present town centre,
to increase its attractiveness. The boundary crosses Broad Street (A6) to
reinforce Pendleton Planning Guidance Policy 5 ‘Pendleton Gateway’ with the
aim of improving access, particularly for pedestrians and cyclists, between
Pendleton town centre and the Charlestown and Lower Kersal Area.
4.6 UDP Policy ST 7 ‘Mixed Uses’ encourages this type of development in
town centres. UDP Policy ST12 requires development in town centres and
close to public transport routes to achieve a high density appropriate to the
location and context. UDP Policy DES 5 gives advice on tall buildings. The
LIFT Health Centre is already under construction. UDP Policy S4
‘Amusement Centres, Restaurants and Cafes, Drinking Establishment and
Hot Food Takeaways’ controls these uses.
4.7 Outside the town centre and edge of centre UDP Policy S2 ‘Retail and
Leisure Development Outside Town Centres and Neighbourhood Centres’ will
apply.
Housing
4.8 The Vision for Pendleton states:
‘Pendleton will see a significant increase in its population, whilst
ensuring that the density and scale of development provides a high
level of residential amenity. A much wider variety of housing will be
provided, with a strong emphasis on affordability and an increase in
family housing. It will become a neighbourhood of choice, where
people aspire to live.’
4.9 The objective of these policies is to retain the existing community and
attract a significant number of new residents to Pendleton and to improve the
choice, variety and quality of homes in Pendleton so that everyone who wants
to is able to meet their housing needs within the area. The need to improve
Pendleton’s housing stock to at least the Decent Homes Standard and
improve housing choice through targeted clearance and reprovision is one of
the main reasons for preparing this Guidance.
4.10 The Pendleton area has been suffering from significant population
decline and housing high vacancy rates. The dwelling stock has fewer rooms
and more terraced houses and apartments than the national average. Home
ownership is very much lower than the national average and there are levels
of sickness and disability nearly treble the national average. These proposals
are designed to address these problems.
4.11 At consultation on the Preferred Options there was widespread support
for the housing proposals (generally over 85% in favour). The exception to
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this was the proposal for high density residential apartments near the town
centre where support was just over 40%. In summary, residents generally
preferred housing options that included:
 Widespread renovation/remodelling;
 Limited numbers of apartments in tower blocks;
 More, new family housing
Policy 11
Housing Improvement Strategy
There will be a presumption in favour of proposals involving the
redevelopment, improvement or remodelling of the existing housing stock.
Reasoned Justification
4.12 To implement UDP Policy ST2 which requires an adequate supply of
housing. These proposals build on extensive public and tenant consultation
undertaken as part of the PFI proposals and the former Pendleton Area Action
Plan. PFI as an investment option was supported by 68% of respondents
during a citywide stock option appraisal process that was approved by the
Government in June 2005. The council owned housing stock is currently
being managed by Salix Homes, a recently established arms length
management organisation (ALMO). This is an interim arrangement for the
majority of stock within the eastern half of the Guidance area, which will be
included in a PFI scheme to provide the required level of investment. The
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20.05.08
28
proposals indicated here reflect the results of a housing options appraisal
which took into account technical, financial and consultation considerations.
Within the Planning Guidance area as a whole, different approaches will be
taken to the improvement of the housing stock involving the private sector, a
PFI contract and a regeneration ALMO.
4.13 Where refurbishment is proposed this will be done, as a minimum to the
Decent Homes Standard. Where possible, additional works will be undertaken
to improve the sustainability of homes (e.g. sound and heat insulation) and
improved security.
4.14 The following section gives a broad indication of how the various housing
estates and areas covered by Pendleton Planning Guidance might be
redeveloped, improved or remodelled, with the key implementation agencies
shown in brackets. These indicative approaches are all considered to be
consistent with the Policy, although other approaches may also be similarly
consistent. In promoting redevelopment and other housing investment activity
in the area, every effort will be made where possible to maximise the
provision of family dwellings.
i)
Nursery Street (PFI)
Refurbish all properties.
ii)
Broadwalk (PFI)
Refurbish all properties and apply overcladding to the high rise flats.
(Mulberry, Magnolia and Sycamore Courts are not in the PFI and will be
managed and maintained by Salix Homes).
iii)
High Street, Former Windsor High School and Wrotham Close
(PFI)
Demolition of all residential properties (excluding Churchill and Rosehill
Courts) and replacement with new build
iv)
Lindinis and Denbigh (PFI)
Refurbish all properties.
v)
South Clarendon (PFI)
Refurbish and remodel properties to improve the estate’s layout and
enhancement of the adjoining landscaping as a buffer to the M602.
vi)
Amersham Street Area (PFI)
Amersham, Athole and Blodwell Streets: Demolition of all properties and
replacement with new build.
Aylesbury Close: Refurbish all properties.
vi)
Cross Lane (Salix Homes)
Refurbish all properties and small scale security and environmental
improvement works.
Pendleton Area Planning Guidance, Salford City Council
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vii)
North of Broad Street (Salix Homes & Charlestown and Lower
Kerstal New Deal for Communities)
Retention of existing housing with refurbishment and targeted minor
improvements to the area.
viii) Seedley and Langworthy (Salix Homes)
Retention of existing housing with environmental improvements.
ix)
Seedley South (Salix Homes)
Retention of existing housing with small scale demolition to enable existing
infill sites to be redeveloped for family housing. Shop improvement work on
the south side of Liverpool Street.
x)
North of Seedley Road (Salix Homes)
Retention of existing housing with targeted improvements when required.
4.15 The numerical implications are indicated in Table 1:
Nursery Street
Broadwalk
High Street, Windsor &
Wrotham
Lindinis & Denbigh
S Clarendon
Amersham, Athole &
Blodwell
Aylesbury Close
Cross Lane
N of Broad Street
Seedley & Langworthy
N of Seedley Road
Total
Net Change
Total
New Build
Refurbish /
Remodel
Demolitions
(Existing &
proposed)
Area
Current
dwellings
Table 1: Indicative Dwelling Summary
95
860
641
0
0
641
95
850
0
0
0
1180
95
860
1180
0
0
+539
132
265
267
0
0
250
105
265
17
0
0
370
132
265
387
0
0
+122
17
137
65
*3317
194
5990
0
0
0
*1175
0
2066
8
137
65
**758
194
2494
0
0
0
837
0
2387
17
137
65
2979
194
6311
0
0
0
-338
0
+323
Notes on Table 1
 Includes all dwellings within the PFI area and only council owned dwellings outside
this area
 Excludes Churchill, Rosehill and Briar Hill Courts and Mulberry, Magnolia and
Sycamore Courts
 Includes Fitzwarren Court withib High Street
 Urban Splash development is classified as new build
 ‘Seedley & Langworthy’ includes South Seedley
 * As at 2001
 **As at 03.2008
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Policy 12
High Street, Windsor & Wrotham Close
The High Street, Windsor & Wrotham Close area (excluding Churchill and
Rosehill Courts) will be redeveloped for a mixture of apartments and family
houses achieving an average density of about 70 dwellings / hectare across
the site.
Reasoned Justification
4.16 To replace those dwellings demolished. The former Windsor High
School site is allocated for housing in Policy H9/3 of the UDP.
Policy 13
Amersham, Athole and Blodwell Streets
Amersham, Athole and Blodwell Streets (excluding Aylesbury Close, which
will be refurbished) will be redeveloped for family houses and low rise
apartments achieving an average density of about 40 dwellings / hectare
across the site.
Reasoned Justification
4.17 Table 2 below sets out an indication of the numerical implications of the
proposals in Policies 12 and 13. The densities reflect the advice in UDP
Policy ST12 that there should be higher development densities in town
centres and close to key public transport routes.
4.18 The timing of the demolition and new build is dealt with in the
Implementation section of this Guidance.
4.19 Rehabilitation or remodelling work can be undertaken with tenants in
residence and no decanting is necessary.
Table 2: Indicative New Build Summary for the High Street, Windsor &
Wrotham Close area and Amersham, Athole and Blodwell Streets area.
High St
Existing
0, 1 & 2 beds
3 & 4 beds
Amersham
Athole &
Blodwell
Total
Totals
430
194
624
124
126
250
554 (63%)
330 (37%)
874
Totals
770
410
1180
See Note 7
370
370
770 (50%)
780 (50%)
1550
+340
+216
-124
+ 244
+216
+460
Proposed
Apartments
Houses
Overall Change
Apartments
Houses
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Totals
556
120
676
Tenure
Social rented
Privately owned
Intermediate Housing
Total
Apartments
200
560
10
770
Houses
300
440
40
780
Table 2 has been based on the following assumptions:
1. Five storey blocks of 1 and 2 bedroom apartments fronting
Churchill Way and Fitzwarren Street about 150 dwellings/ha
2. Two or three storey three or four bedroom family houses or
low rise apartments in the body of the High St site – about 40
dwellings/ha.
3. One tower block of 1 and 2 bedroom apartments at the
junction of Heywood Way and Fitzwarren Street of ten or more
storeys in height
4. Amersham area – 2/3 storey houses/apartments
5. For locations of these areas see Map 6
6. 0, 1 & 2 beds = apartments
7. 3 & 4 beds = houses
8. Some apartments may be substituted for houses
These figures relate to the areas shown on Map 5. On Map 5 the
Amersham/Athole/Blodwell Street area is slightly larger than the
PFI area. It is likely that the area outside the PFI, to the west of
Langshaw St, will be developed before 2011 to facilitate
reprovision for tenants in Amersham and Athole Street.
The Social rented figure is a minimum figure
The Privately owned Tenure figure includes provision for 50 units
of intermediate housing.
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Pendleton Area Planning Guidance, Salford City Council
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Employment
4.20 The objective is to improve access to employment opportunities for the
residents of Pendleton.
4.21 At consultation on the Preferred Options there was very strong support
for the retention and improvement of the Jo Street employment area at the
southern end of Cross Lane and strong support for either improving the
environment of Cheltenham Street or redeveloping it as an extension of
Salford Innovation Park.
4.22 The Town Centre and Access and Transport Policies have significant
roles in creating more jobs in the town centre and improving access for
residents to nearby employment areas such as Salford Quays and Cobden
street to the north of the area.
4.23 Planning proposals within these areas will be assessed against policies
in the UDP and other approved planning documents
4.24 UDP Policy E5 ‘Development within Established Employment Areas’
facilitates the modernisation and refurbishment of these areas.
4.25 UDP Policy DEV 5 ‘Planning Conditions and Obligations’ provides a
broad context for the scope of Developer Contributions and the ‘Planning
Obligations’ SPD (March 2007) facilitates developer contributions relating to
construction training.
Education and Community Facilities
4.26 The objective of these policies is to ensure that Pendleton is an attractive
place to live for existing and new residents alike by increasing the range and
quality of community facilities, particularly educational opportunities for the
young. Better schools are fundamental to achieving the area’s educational
and employment objectives.
4.27 At consultation on the Preferred Options there was broad support to
expand the University’s Frederick Road campus, provide a new primary
school at Glendenning Street and a new primary school on the existing
Langworthy Primary School Site.
Policy: 14
New Schools
i.
Primary School. Land at Glendenning Street will be allocated for a new
Primary School.
ii.
Primary School. The site of the existing Langworthy Primary School
will be redeveloped for a new Primary School.
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Reasoned Justification:
4.28 The Primary School proposals have been prepared to reflect falling pupil
numbers and the need to provide modern schools.
4.29 UDP Policy EHC 9 ‘Site for the Provision of a New School’ allocates land
at Glendenning Street, Langworthy . This will accommodate pupils from the
existing Langworthy Primary School, the nearby Seedley Primary School and
the Tootal Drive Community Primary School, located outside the Guidance
area.
4.30 The school sites are shown on Map 7.The site of the existing Langworthy
Primary School will be redeveloped for a new 210 place Roman Catholic
primary school which is expected to open in 2010. The new school will be
built on the existing playing fields and new playing fields provided on the site
of the old school. The new school will replace St James and also All Souls
schools. All Souls is located outside the Guidance area.
4.31 Proposals for the modernisation and expansion of the University of
Salford will be considered, having regard to UDP Policy EHC 5 ‘University of
Salford’.
Policy 15
Community Facilities
There will be a presumption in favour of proposals for new or improved
community facilities on appropriate sites within Pendleton.
Reasoned Justification
4.33 Pendleton has a wide range of community facilities but additional
facilities will contribute towards the overall regeneration of the area. The
Council’s discussion document, Developing the Future Direction of Salford’s
Allotment Service (January 2008) highlighted a lack of allotments in Ordsall
and Langworthy. The Clarendon Recreation Centre has the potential to be
extended to accommodate a youth club should the funds become available.
Pendleton Area Planning Guidance, Salford City Council
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5. Implementation
Project Direction and Organisation
5.1 Work on Pendleton will be overseen by a group of the relevant Lead
Members and Local Members advised by the appropriate senior officers. This
Group will ensure that the work of Salford City Council and its key partners is
coordinated and that it keeps to timetable and achieves its objectives. The
Group will be supported by officer working groups and it will use community
groups to communicate with other stakeholders.
Table: 3 Funding and Role of Key Partners
Project/Policy
Source of Funding
Lead Partner
Pendleton, Seedley & Langworthy
Design Principles
Private sector (house builders & PFI);
URC;
Salford CC: Planning
Gateways, Landmarks & Vistas
Private sector (house builders & PFI);
URC;
Salford CC: Planning
Main Access Boulevards
Private sector (house builders) & PFI;
URC;
URC
Natural Space
Private sector (house builders & PFI);
URC;
Salford CC: Planning
Pendleton Gateway
Private sector; URC
URC
Improved Pedestrian & Cycle Links
Private sector; URC;
Salford CC: Planning &
Highways
i. Improved bus services
GMPTE; local bus operators; Salford
CC: Transport & Planning
GMPTE
ii. Bus interchange
GMPTE; local bus operators; Salford
CC: Transport & Planning
GMPTE
iii. Extend Free Metro
Shuttle Bus
GMPTE; local bus operators; Salford
CC: Transport & Planning
GMPTE
iv. Conversion of M/C –
Wigan railway to light rail
GMPTE; Network Rail; URC;
GMPTE
v. Improvement of Salford
Crescent Station
GMPTE;Network Rail; URC; Salford
CC: Transport
URC
Developer Contributions
Private sector
Salford CC: Planning
Town Centre Development
Private sector (retail developers)
Private sector/URC
Edge of Town Centre Development
Private sector (developers)
Private sector/URC
1. Nursery Street
Manchester Salford Housing Market
Renewal Pathfinder; Chosen PFI
Provider: Salford CC: Housing
Salford CC: Housing
2a Broadwalk,
Manchester Salford Housing Market
Renewal Pathfinder; Chosen PFI
Provider; Salix Homes; Salford CC:
Housing
Salford CC: Housing
Public Transport
Housing Improvement
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2b Mulberry, Magnolia & Sycamore
Courts
Manchester Salford Housing Market
Renewal Pathfinder; Salix Homes
ALMO; Salford CC: Housing
Salix Homes
3 High Street, Windsor & Wrotham
Manchester Salford Housing Market
Renewal Pathfinder; Chosen PFI
Provider: Salford CC: Housing
Salford CC: Housing
4 Lindinis & Denbigh
Manchester Salford Housing Market
Renewal Pathfinder; Chosen PFI
Provider: Salford CC: Housing
Salford CC: Housing
5 South Clarendon
Manchester Salford Housing Market
Renewal Pathfinder; Chosen PFI
Provider: Salford CC: Housing
Salford CC: Housing
6 Amersham Street Area
Manchester Salford Housing Market
Renewal Pathfinder; Chosen PFI
Provider: Salford CC: Housing
Salford CC: Housing
7 Cross Lane
Salix Homes ALMO; Salford CC:
Housing
Salford CC: Housing
8 North of Broad Street
Salix Homes ALMO & Charlestown and
Lower Kerstall New Deal for
Communities
Salford CC: Housing
9 Seedley & Langworthy
Manchester Salford Housing Market
Renewal Pathfinder; Salix Homes
ALMO; Salford CC: Housing
Salix Homes
10 Seedley South
Manchester Salford Housing Market
Renewal Pathfinder; Salix Homes
ALMO; Salford CC: Housing
Salix Homes
11 North of Seedley Road
Manchester Salford Housing Market
Renewal Pathfinder; Salix Homes
ALMO; Salford CC: Housing
Salix Homes
Employment
Private sector, land owners,
Charlestown and Lower Kerstall New
Deal for Communities, Salford CC
Salford CC: Economic
Development
1 Primary School - Glendenning
Salford CC: Education
Salford CC: Education
2 Primary School - Langworthy
Diocesan Council; Salford CC:
Education
Salford CC: Education
Education
Key Partners
Private Finance Initiative (PFI) providers for housing and education projects.
5.2 These organisations are likely to be selected in 2011 for the renovation,
remodelling and new build of significant areas of Pendleton’s housing. A
further PFI is likely to emerge for the financing of the proposed primary
schools. The Government has given its initial approval to Salford’s housing
PFI proposals.
Manchester Salford Housing Market Renewal Pathfinder Partnership
(MSP)
5.3 The whole of the Pendleton area falls within the MSP area. The MSP has
already supported a number of schemes in the Langworthy part of the
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Guidance area. It has secured hundreds of millions of pounds worth of
funding for the whole of the MSP area, guaranteed up to 2008 and now
extending for a further five years. Pendleton has been identified as one of its
key areas of transformation, and it will therefore be a priority for future
investment.
Salix Homes
5.4 Salix Homes is an Arms Length Management Organisation (ALMO),
established by Salford Council to manage and improve council housing stock.
Salix Homes will be responsible for the improvement of all of the council
housing within Pendleton that is not covered by the PFI contract It is also
assisting the city council in developing the PFI proposals.
Registered Social Landlords
5.5 Registered Social Landlords (RSLs) already own and manage some of the
social housing within Pendleton, but there is significant potential for this role to
be expanded as new affordable housing is provided in the area (both social
rented housing and shared equity housing).
Central Salford Urban Regeneration Company
5.6 The Central Salford URC will have an important role to play in terms of
levering both public and private funding into the area. In particular, the URC is
leading on development work relating to some of the key transport and
environmental improvement elements of the Guidance.
Private Sector Investment
5.7 Private house builders are currently playing a major role in the renovation
and rebuilding of parts of Seedley and Langworthy. Retail developers are
expected to make significant investments in the town centre to improve its
retail offer and environment. The requirement for developer contributions to
meet planning objectives will be an important feature of any planning
permissions granted. The Guidance will provide a clear, co-ordinated
framework for investment that identifies opportunities and reduces risk.
Salford City Council
5.8 In addition to its role as the local planning authority that determines
planning applications, the city council also has an important role as a
landowner, a co-ordinator of regeneration activity and a service provider. The
Council will work closely with other Key Partners such as Salford University,
the Primary Health Care Trust, the Diocesan Council, GMPTE and Network
Rail and the Police.
Timescale and Phasing
5.9 Table 4: Pendleton Programme Plan (overleaf) sets out an indicative
phased programme and timetable for the implementation of the Guidance’s
proposals. The Guidance is designed to cover the period from 2006 to 2025
but most of the major improvements to Pendleton will be started by 2015.
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5.10 One of the major strengths of this implementation plan is that the key
proposals of the Guidance for improving housing, education, the town centre,
the local environment and access can all proceed largely independently of
one another. This means that variances in timetabling can be accommodated
without endangering the strategy for the area. Extensive preparations are
already in hand to offer tenants in the proposed demolition areas a choice of
accommodation to ensure that the rehousing process work smoothly. In
addition, it is possible to undertake the renovation and remodelling of
properties without decanting tenants. This greatly simplifies the task of
organising this part of the housing improvement programme.
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Table 4: Pendleton Programme Plan – Indicative Timetable
2008
Quarter
Green
Boulevards
Pendleton
Gateway
Transport
Imp Bus
Services
Imp Bus
Interchange
Extend
metro
Shuttle Bus
M/C-Wigan
Rlwy
Salford
Cresc Stn
Imps
New major
retail
Shop City
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4
*
*
*
*
Planning
Permission
New Build /
Improvements
*
Shading fourth from left
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2008
Quarter
Housing
Nursery St
Broadwalk
Mulberry,
Magnolia &
Sycamore
High St
2009
2010
2011
2012
2013
2014
2015
*
*
Blodwell St
*
Cross Lane
N of Broad St
Seedley & L
Seedley S
N of Seedley
Rd
Employment
Sites
Langworthy
2017
2018
2019
2020
1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4
Lindinis & D
S Clarendon
Amersham &
Athole Sts
Schools
Glendenning
2016
*
*
*
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Planning
Permission
Pendleton Area Planning Guidance, Salford City Council
20.05.08
New Build /
Improvements
*
43
Planning Applications: Required Information
5.11 The development control process, through which planning applications
are determined, is an important way in which the Pendleton Planning
Guidance is implemented. When approved, this Guidance will be an important
‘material consideration’ in determining planning applications. This means that
planning applications should take it into account as well as the development
plan, which is currently Salford’s Unitary Development Plan and the Regional
Spatial Strategy for the North West.
5.12 To avoid delays in either the registration or consideration of your
proposal all planning applications for new development and infrastructure
should be accompanied by the correct information. This is set out in Salford
Council’s Validation Checklist. The checklist is in two parts, a general
document, which contains in detail all the information about the documents
required to be submitted in support of an application and a document
containing checklists by application type.
5.13 The web link to the Checklist is: http://www.salford.gov.uk/living/planning/development-control/submitting-anapplication/validationchecklist.htm
Alternatively, go to the Salford City Council web site and go to Planning &
building – Planning applications – Submitting an application – Validation
checklist.
5.14 Pre application discussions form an integral element of the planning and
design process. The City Council operates a Development Team Approach in
such discussions, bringing together the relevant planning, highway,
engineering and environmental professionals. Contact details are given
below:
Development Control
Urban Vision Partnership Ltd
Development Control
Emerson House
Albert Street
Eccles
M30 0TE
T: 0161 779 4847
5.15 Where relevant, full consultation with local businesses and residents
should also be undertaken prior to the submission of a planning application in
order to foster community involvement in the planning process. Details of
what is expected in pre-application community involvement is set out in the
city council’s Statement of Community Involvement
(www.salford.gov.uk/salfordsci).
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6. Monitoring and Review
6.1 The performance of the Planning Guidance will be monitored as part of
Salford Planning Department’s Annual Monitoring Report. The results will be
reported to the overall project leadership (see Project Direction &
Organisation) who will decide what action, if any, is needed.
Objective 1 To retain the existing community and attract a significant
number of new residents to Pendleton
Indicator
Baseline & date
2020 Target
1. Total population of the area
12,153
14,000
2001
Objective 2 To improve the choice, variety and quality of homes in
Pendleton so that everyone who wants to is able to meet their housing
needs within the area
Indicator
Baseline & date
2020 Target
2. Number of families
6568
8000
2001
3. Number of dwellings
7300
8000
04.2007
4. Number of private sector
4241
5000
dwellings
04.2006
5. Number of family – orientated
2146
3000
dwellings
2006/07
6. Proportion of dwellings that are
8%
5%
vacant
04.2007
7. Proportion of dwellings that
50%
100%
meet the Decent Homes Standard
(Council)
(Council)
Objective 3 To improve access to employment opportunities for the
residents of Pendleton
Indicator
Baseline & date
2020 Target
8. Proportion of people of working
41%
60%
age who are in work
2001
9. Number of businesses
400
500
registered in the area
04.2006
Objective 4 To improve the range and quality of shops and other services
within Pendleton including recreational and community facilities
Indicator
10. Total retail floorspace
11. Total floorspace of other town
centre uses
Baseline & date
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2020 Target
45
Objective 5 To improve connections within Pendleton and to surrounding
areas for all modes of transport and particularly for pedestrians, cyclists
and those travelling by public transport
Indicator
12. Proportion of area meeting
particular public transport
accessibility criteria.
Baseline & date
100%
04.2007
2020 Target
100%
Objective 6 To improve environmental and design quality and minimise
the negative environmental impacts of development and human activity
within the area
Indicator
Baseline & date
2020 Target
13. Proportion of households
72%
75%
within easy walking distance of
2007
high quality greenspace
14. Number of zero-carbon homes
0
1000
2008
Objective 7 To improve the health of Pendleton residents
Indicator
Baseline & date
2020 Target
15. Standardised mortality rate
127
120
2003/05
Objective 8 To improve community safety and reduce the fear of crime
Indicator
Baseline & date
2020 Target
16. Crime levels
1400
1000
2007
Objective 9 To improve education and other opportunities for young
people within Pendleton
Indicator
Baseline & date
2020 Target
17. Proportion of pupils achieving
44%
60%
5 or more A*-C GCSEs
2007
18. Number of new schools
0
2 primary
provided within the area
2008
Objective 10 To Support the regeneration and future success of the wider
Central Salford area, the city, and the Manchester City Region
Indicator
Baseline & date
2020 Target
19. Proportion of people that are
47%
60%
satisfied with their neighbourhood
2006
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Appendices
7. City of Salford Unitary Development Plan (UDP)
7.1 Salford’s UDP was adopted in June 2006, and sets the strategic planning
framework for the city together with the Regional Spatial Strategy for the
North West. It identifies Central Salford as the major focus for regeneration
and investment within the city, with the goal of developing Central Salford as
one of the most popular and attractive places to live within the inner areas of
Greater Manchester.
7.2 The UDP’s strategic policies provide an important planning context for
Pendleton and have helped to inform and shape these proposals for the area.
The key strategic UDP policies that the Guidance has had particular regard to
include:








Policy ST1, which requires development to contribute towards the
creation and maintenance of sustainable urban neighbourhoods;
Policy ST2, which seeks to deliver an adequate supply of housing
throughout the city a combination of refurbishment and improvement
activity, the provision of sufficient new housing to meet the city’s needs,
control over the type of dwellings coming forward as part of new
residential developments, and the selective clearance and, where
appropriate replacement of dwellings;
Policy S3, which seeks to deliver a good range of local employment
opportunities by maintaining and adequate supply of land and buildings
for employment purposes, protecting and improving existing
employment areas, enabling the diversification of the local economy,
and the use of planning obligations to secure local employment and
training opportunities;
Policy ST5, which seeks to maintain and improve existing transport
networks through measures such as the protection and extension of
footpath and cycle route networks, the expansion and improvement of
public transport systems, the maintenance and improvement of the
highway network, the provision of new road infrastructure where this
would support economic regeneration, and the provision of highway
schemes and traffic management measures that meet the needs of the
disabled, pedestrians and cyclists and maximise the use of public
transport;
Policy ST6, which directs major travel generating developments to
locations well served by a choice of means of transport;
Policy ST7, which promotes mixed-use development in the city’s most
accessible locations, including town centres such as Pendleton and
Neighbourhood Centres such as Langworthy Road;
Policy ST8, which seeks high standards of design, amenity, safety and
environmental management and maintenance in all new developments;
Policy ST9, seeks to secure the provision of a comprehensive and
accessible range of retail, leisure, social and community facilities
through the protection and enhancement of town and neighbourhood
centres, the direction of new retail and leisure development towards
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


established centres and the provision of enhanced education, health
and community facilities that address local needs;
Policy ST10, which promotes the provision of accessible recreation
opportunities through measures such as the protection, improvement
and, where appropriate reorganisation of existing recreation sites and
improved access via a network of strategic recreation routes;
Policy ST11, which promotes a sequential approach to development,
designed to maximise the use of existing building and previously
developed land in the most accessible locations; and
Policy ST12, which seeks to achieve higher development densities
within town centres and close to key public transport routes.
7. 3 The UDP makes four key land allocations to support Pendleton’s
regeneration:

Policy S5 – identification of a site for a new food superstore
immediately to the west of Salford Shopping City;

Policy H9/3 – allocation of the former Windsor High School site for
housing;

Policy EHC8/2 – identification of a site for a new health centre
immediately to the east of Salford Shopping City; and

Policy EHC9 – allocation of a cleared housing site for a new primary
school at Glendinning Street in Langworthy.
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8. Consultation Undertaken on the Preferred Options Report
8.1 The Pendleton Preferred Options Report was the subject of public
consultation for a six week period during June and July 2007.
8.2 Throughout the consultation period, a variety of measures were employed
in order to engage the local community and other stakeholders in the
development of the Area Action Plan. These measures included:





Distributing a questionnaire on the Preferred Options Report to
6,415 occupied residential properties in the area;
Conducting a number of consultation events throughout the area,
for example in Salford Shopping City, at Gala Bingo, Broadwalk
Library and individual residential courts across the area;
Sending letters to consultees [see box below] (and where
appropriate copies of the Preferred Options Report and other
relevant documents), informing them of the publication of the
Preferred Options Report and the process by which representations
could be submitted;
Placing the Preferred Options Report on the Council’s web site and
using a specialist software package to allow respondents to submit
their comments on line; and
Placing copies of the Preferred Options Report, response sheets
and other associated documents in Broadwalk Library and other
public buildings throughout the area.
Consultees
8.3 In accordance with Regulation 25(a) of the Town and Country Planning
(Local Development) (England) Regulations 2004, a total of 11 specific
consultation bodies, plus 10 adjoining authorities and 3 parish councils were
consulted on the preferred options report. These comprised the following:
NWRA
The Environment Agency
Highways Agency
English Heritage
Natural England
NWDA
Greater Manchester Strategic Health Authority
United Utilities
Government Office for the North West
Network Rail (Infrastructure) Ltd
Adjoining Authorities –
Bolton
Bury
Manchester
Oldham
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Rochdale
Stockport
Tameside
Trafford
Warrington
Wigan
Parish Councils –
Partington Town Council
Rixton with Glazebrook Parish Council
Westhoughton Town Council
General Consultation Bodies
8.4 mIn accordance with Regulation 25(b) of the same Act, 8 general
consultation bodies were consulted. These included:
Salford CVS
Salford Community Network
Diversity Leaders Forum
Salford Link Project
RAPAR (Refuge and Asylum Seekers Participatory Action Research)
Salford Disability Forum
Business Consultative Forum
Greater Manchester Chamber of Commerce
All of the bodies listed under the Specific Consultation and General
Consultation Bodies were sent a consultation letter together with a copy of the
Preferred Options Report.
8.5 Overall 673 completed questionnaires were returned, an overall response
rate of 10.5%. Two petitions were received from the residents of the Nursery
Street and Athole Street areas.
8.6 22 consultees submitted a total of 113 separate comments. 61 have been
classed as general observations, 33 as objections and 22 as statements of
support.
8.7 Overall, there was a generally good level of response from local residents
and interested parties.
Summary of Responses
8.8 The Pendleton Preferred Options Report put forward three options as a
way of encouraging comment on the future of Pendleton.
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HOUSING
Responses from Consultation Questionnaire:
• Strong support for the provision of new homes in the area (95% of
respondents).
• General lack of support for new homes to be provided in the form of
apartments and a clear preference for more houses to be provided.
• High level of support for the refurbishment of existing properties with
typically 80% to 90% of respondents indicating support for this type of
activity, wherever it is identified in the Preferred Options Report.
Nursery Street
• All three options proposed demolition of existing flats
• Broad level of support for all options from respondents across
Pendleton as a whole (75 – 85%)
• Little support for demolition from the residents of the flats (opposition to
demolition ranging from 75% to almost 85%)
• Petitions received objecting to the demolition (37 signatures).
Amersham, Athole and Blodwell Street
• Broad level of support for the provision of a new high school (80%)
although not from residents living in the area (51 – 66% opposition).
• A petition received from residents of Athole Street objecting to
demolition (54 signatures).
Mulberry, Sycamore and Magnolia Courts
• Most support (72%) for Option 3 - demolition of Mulberry, Sycamore
and Magnolia Courts to provide new mixed tenure apartments with
some town centre uses - Also well supported by residents of Mulberry
and Sycamore Courts (86% and 63% respectively).
• Option proposing the retention of the courts was the least popular
overall, although strongly supported by Sycamore and Magnolia
residents (90% and 78% respectively).
High Street, Windsor and Wrotham
• Proposals are linked closely to the options surrounding the future of
Clarendon Park and allow both redevelopment and refurbishment.
• Option 2 was the most popular option - placing the greatest emphasis
on refurbishment and remodelling. (79% overall liking the options)
Written Responses from Statutory and Other Consultees:
• The PAAP should maximise the amount of family housing in the area
(Local resident and Claremont Weaste Political Executive)
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•
•
The PAAP should facilitate greater housing choice, both in terms of
housing type and tenure. (Central Salford URC)
The flats in the Nursery Street area should not be demolished.
(Nursery Street Tenants and Residents Association.)
TOWN CENTRE
Responses from the Consultation Questionnaire:
• Strong support for the expansion of the town centre - over 92% of
respondents being in favour of improving the number and range of
jobs, shops and services provided.
• 90% of those living in the Broadwalk area supported the proposal for
an expanded town centre.
• Over 59% in favour of the provision of more bars and restaurants
around the edge of the town centre.
• All three options for expanding the town centre commanded a high
level of support (73% to 82.2%)
• Option 1, proposing a significant expansion of the town centre into High
Street and Broadwalk gained the greatest level of support overall
(82.2%).
Responses from Statutory and Other Consultees:
• The closure of Pendleton Way can only be supported if it can be
demonstrated that bus passengers would be no worse off. (GMPTE)
• The PAAP should define an appropriate size and scale for the
proposed new food store in the town centre. (Wm Morrission
Supermarkets Plc)
• Options for expanding the town centre would be in general conformity
with RSS (NWRA)
EMPLOYMENT
Responses from the Consultation Questionnaire:
Two Employment areas are located with the Pendleton Action Plan Area: Jo
Street and Cheltenham Street:
Jo Street
 Very strong support for retention and improvement of the Jo Street
employment area (94.3%)
Cheltenham Street:
 Strong support for all three options (refurbishment and redevelopment)
 Greatest support for retention of existing buildings and improvements
to environment and access (85.7%).
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Town Centre Office Provision
Varying scales of additional office provision were proposed (2,000 to 10,000
sq/m)
Broad support for all three options (57% – 70%)
Mid level option (5,000sq/m) gained the most support
Reponses from Statutory and Other Consultees
• Options that support the retention of buildings such as Pendleton
Cooperative Industrial Society will be supported (English Heritage)
• Locations close to major transport hubs are most likely to be
commercially attractive for main office developments. (Central Salford
URC)
EDUCATION
Responses from the Consultation Questionnaire
Frederick Road Campus
 Broad support for the further expansion of the University’s Frederick
Road Campus (supported by 72% of respondents)
High School at Amersham Athole & Blodwell Street
 Broad support from across the area overall for a new High School
(80%) but
 Opposition from respondents living within the Amersham, Athole and
Blodwell Street sub-area (51% – 66% depending on option).
Glendinning Street
 Broad support for provision of a new primary school at Glendinning
Street (liked by 85% of respondents)
Langworthy Road Primary School
 Broad support for the redevelopment of the Langworthy Road School
site to provide a new primary school. (68.8% of all respondents liked
the proposal)
 Less support by those living closest to the site. (50% of those who
commented on the proposal from Seedley South supported it.)
Responses from other statutory consultees:
• Broad support for the objective of improving the range of recreational
and community facilities as this can contribute towards neighbourhood
renewal. (The Theatres Trust)
• The AAP needs to take account of the ongoing appraisal of both the
Langworthy and Seedley schools being undertaken by English
Heritage. (Claremont Weaste Political Executive)
(NB English Heritage have subsequently declined to list them)
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TRANSPORT & ACCESS
Responses from the Consultation Questionnaire:
Metroshuttle
 Significant support for the proposal (95% of those who responded liked
the proposal.)
Metrolink
 90% of respondents generally supported the approach.
Pendleton Gateway
 92% of respondents supported improvements.
Churchill Way - Crescent Link Road
 General support shown for the proposal (76.8% of those who
commented liked the option.)
Salford Crescent Station
 Overwhelming support for the retention and improvement of the station
on its current site (87.1%) Other options to relocate the station to east
of Albion Way and east of Frederick Road much less supported (54.6%
and 45.1% respectively).
Frederick Road Extension
• 67.8% of respondents supported this proposal.
Responses from Statutory and Other Consultees:
• Proposals to improve pedestrian access at the Pendleton Gateway are
generally supported. (GMPTE)
• Churchill Way-Crescent Link Road and Frederick Road Extension not
seen as priority schemes by the URC
• Retention of Salford Crescent Station on present site preferred (URC),
but may be difficulties with accommodating longer platforms (GMPTE)
• The Churchill Way-Crescent Link Road proposal would need to have
regard to the proposed restoration of the Manchester, Bolton and Bury
Canal (British Waterways)
URBAN DESIGN
Responses from the Consultation Questionnaire
Number of urban design options proposed in the action plan:
Green Links
• Overwhelming support shown for the proposal - 94.2% of those who
responded indicating they liked the proposal
Greening the area
• High level of support shown for the proposal - 92% of those who
responded stated they liked the proposal.
Clarendon Park
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3 remodelling and refurbishment options put forward, two suggesting
relocation of the recreation centre
• All options supported (74% – 87.8%)
• Option 2 (refurbishment of Clarendon Park and the recreation centre
on their existing sites) the most favoured option.
Responses from Statutory and Other Consultees
• Support the overall aspiration to improve design quality. (CABE)
• The PAAP should facilitate the rationalisation of underused and poorly
overlooked open space, and enhanced standards of permeability
though the redesign of housing areas. (Central Salford URC)
• The creation of gateways focusing on provision of high quality
landscaping and sculptures is broadly supported (Claremont Weaste
Political Executive).
The report of the Strategic director of Housing and Planning of 31 October
2007 on ‘Pendleton Action Area Plan - Consultation Responses to the
Preferred Options Report and Suggested Way Forward’ and its Appendix
provide a detailed summary of all the comments made.
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9. Key Findings of the Sustainability Appraisal
Appraisal Of Strategic Options
9.1 A key requirement of the SA is to consider reasonable alternatives
as part of the assessment process. This is normally done at Preferred
Options Stage but only detailed options rather than strategic options
were considered then. To address this, this SA report assessed the
strategic options. The strategic options considered are not to prepare
the Guidance or to prepare the Guidance.
 Do nothing / not to prepare Guidance (Option A): This
option is likely to have a significant negative impact on a number of
the sustainability objectives including crime and safety, deprivation
and poverty, housing accessibility and material assets.
 Provide Pendleton Planning Guidance (Option B): Pendleton
Planning Policy Guidance is likely to have a significant positive
impact on a high proportion of the sustainability objectives. It will be
an essential tool in supporting the regeneration and renewal of
Pendleton which, in turn, will deliver significant social,
environmental and economic benefits for the area and for Salford.
9.2 The sustainability strengths and weaknesses of each option were
identified. This concluded that the preferred option was to provide clear
guidance to support the improvement of Pendleton’s housing, town
centre, schools and overall environment.
Appraisal Of The Plan’s Effects
9.3 The SA provides a record of the prediction and assessment of the
potential effects of the preferred option (provide Pendleton Planning
Guidance) and the ‘do nothing’ option. These were assessed against
each of the 22 sustainability objectives and were given a score based
on a five-point scale with one uncertain category.
9.4 The guidance on built and natural environment can be seen to have
significant positive benefits for a number of the sustainability
objectives. By improving the image of the Pendleton, the Guidance is
likely to have positive benefits with regard to attracting increased
investment to the area. In addition, production of the policies allows for
extensive consultation to take place which ensures ownership of the
policies for residents and refinement of those policies so that they are
representative of the views of residents.
9.5 The guidance on movement can be seen to have significant
positive benefits for a number of the sustainability objectives. Its
facilitation of increased walking and cycling, indirectly leading to streets
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being busier places, will contribute to improving health and to crime
reduction objectives. By improving accessibility, both within and to
areas outside Pendleton, the Guidance is addressing sustainability
objectives such as accessibility and economic health. The area around
Pendleton has many job opportunities which could be taken up by the
area’s residents if good transport were available.
9.6 The guidance on land uses can be seen to have significant positive
benefits for a number of the sustainability objectives. It provides for
new schools and retailing and new and improved housing. This in turn
can have positive benefits on education and deprivation and poverty.
Bringing housing up to Decent Homes Standard and changing the
tenure structure will have significant housing benefits.
9.7 The amount of proposed construction gives an opportunity to build
to the highest standards positively affecting water, climatic and material
asset objectives. The significant numbers of retail and construction
jobs created in the area will have benefits for the economic health
objective.
9.8 The assessment has identified few mitigation and enhancement
measures because the necessary measures are either in place, for
example the existing policy advice on Design and Crime, or are being
prepared. The two key documents being prepared are Sustainable
Design and Construction and Design.
Secondary, Cumulative And Synergistic Effects
9.9 Secondary, cumulative and synergistic effects were considered
during the
assessment and were generally positive. One key area
is the opportunities created by the major improvement of housing to
Decent Homes Standard or the redevelopment of housing which is not
suitable for this treatment. This led to significant benefits to a range of
sustainability objectives including water, climatic factors and material
assets. The environmental and design proposals have the potential to
make a significant contribution towards health, crime and safety and
neighbourhood and communities objectives and the land uses towards
employment opportunities and poverty.
Implementation And Monitoring
9.10 A key part of the SA process is establishing how any significant
sustainability effects of implementing Planning Policy Guidance will be
monitored. The SA identifies indicators for monitoring the Planning
Guidance and sustainability performance. The indicators proposed are
based on data already collected by the Council. It is envisaged that the
monitoring will be on an annual basis, although updates of some
indicators may not be available with this frequency.
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Difference The Process Has Made
9.11 The preparation of Pendleton Planning Guidance and SA process
have been initiated to build upon the Council’s stated regeneration
ambitions in the Unitary Development Plan and to support the housing
improvement PFI. The SA has found that implementing the draft
Planning Policy Guidance will have overall positive benefits on
sustainability.
9.12 owever some opportunities for further enhancement have been
identified through the SA process and these recommendations have
been incorporated in the consultation draft of the Policy Guidance.
These include:
 The incorporation of indicative guidance on how housing
redevelopment areas should be developed
 Additional guidance on how the affordable housing targets will
be met.
 The incorporation of additional linkages to other plans and
strategies
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