Part 1
REPORT OF THE STRATEGIC DIRECTOR OF SUSTAINABLE REGENERATION
TO THE LEAD MEMBER FOR PLANNING ON 19 JANUARY 2010
TITLE: PROPOSED BOUNDARY IMPROVEMENTS TO EGERTON STREET/EAST
ORDSALL LANE, SALFORD
RECOMMENDATIONS:
That the Lead Member:
1. Approve the sketch proposals for boundary improvements to Egerton
Street/East Ordsall Lane as outlined in this report
2. Approve expenditure of £110,000 from the approved Central Salford
Business and Investment Plan 2009/2010 in connection with the boundary
improvements to Egerton Street/East Ordsall Lane.
3. Approve Urban Vision entering into negotiations with Salford City Council’s
appropriate partner contractors to obtain a target cost and to secure a
contract to construct the works on site.
EXECUTIVE SUMMARY:
The Salford Central Development Framework (adopted by the City Council in May
2009) includes the re-routing of East Ordsall Lane (B5461) at its northern end to link
directly with Trinity Way (via a left out/left in only junction) in place of the existing
junction with Chapel Street. This realignment will remove some traffic from Chapel
Street and supports the broader objective to enhance the highway and public realm
on Chapel Street, between Oldfield Road and Trinity Way. This scheme will improve
the general environment of the area for residents and businesses, and help
encourage new development, particularly along the southern side of Chapel Street
and in Islington. It will also create a traffic calmed surface and access street
immediately adjacent to Islington Park.
As a consequence, a new boundary is required which will run directly adjacent to
the realigned East Ordsall Lane. The project’s objective is to improve the boundary
to Egerton Street and East Ordsall Lane, Salford (including realigning and rebuilding
the existing boundary wall). In order to deliver the project, it will be necessary to
secure the transfer of land on the southern side of Egerton Street/East Ordsall Lane,
from Network Rail to the City Council.
The boundary improvement works will be designed and implemented within a
budget of £110,000. Funding from Salford City Council is identified in Central
1
Salford Urban Regeneration Company’s approved Business and Investment Plan in
2009/2010.
BACKGROUND DOCUMENTS:
 Detailed Plan of Proposed Improvements (Urban Vision January 2010)
KEY DECISION: YES
DETAILS:
1.0
Background
1.1
Salford City Council and Central Salford Urban Regeneration Company
(URC) share a vision to comprehensively regenerate this important part of
the City of Salford and the Regional Centre to help diversify its economic
base and bring in new activity. The transformation will create a distinctive
new part of Salford with new high quality commercial and residential
properties and leisure uses, new urban environments, dramatic public spaces
and new highway and pedestrian connections to the heart of the City Centre.
1.2
The Salford Central Development Framework (adopted by the City Council in
May 2009) includes the re-routing of East Ordsall Lane (B5461) at its
northern end to link directly with Trinity Way (via a left out/left in only junction)
in place of the existing junction with Chapel Street. This realignment will
remove some traffic from Chapel Street and supports the broader objective to
enhance the highway and public realm on Chapel Street, between Oldfield
Road and Trinity Way. This scheme will improve the general environment of
the area for residents and businesses, and help encourage new development
along the southern side of Chapel Street and in Islington. It will also create a
traffic calmed surface and access street immediately adjacent to Islington
Park.
1.3
The site is within the area covered by the Development Agreement signed in
December 2006 between the English Cities Fund, Salford City Council and
Central Salford URC. English Cities Fund is facilitating the physical
transformation of this area of Chapel Street together with the area around
Salford Central Station and has submitted a hybrid planning application
including the site of this project (Planning Application No. 09/57950/EIAHYB,
submitted 28 July 2009).
1.4
A key element of the planning application is the proposal for Chapel Street
highway and public realm improvements. These will reduce and slow down
traffic on Chapel Street and create a much improved environment for
pedestrians and cyclists. In line with the Salford Central Development
Framework, the proposed associated highway works include the redirection
2
of East Ordsall Lane to connect it directly to Trinity Way rather than Chapel
Street.
1.5
The detailed design of the new highway has still to be finally approved by the
City Council’s Traffic Management Unit and the Casualty Reduction Team. It
will also require a reserved matters permission in due course.
2.0
Details
2.1
This project’s objectives are to improve and realign the southern boundary to
the proposed new line of East Ordsall Lane in advance of the highway works
themselves. Plan 1 at the end of this report shows the context of the site and
proposed redirection of East Ordsall Lane, together with sketch details of the
proposed boundary improvement works. A more detailed plan of the
proposed improvements will be tabled at the meeting.
2.2
The existing boundary is currently delineated by a low wall and fence
surrounding the land owned by Network Rail. The land is primarily used for
light industrial and business purposes with business units in the railway
arches and an adjacent service yard and car parking.. Some arches are filled
in with a contrasting red brick. The overall appearance is poor and it is
anticipated that existing uses will remain for the foreseeable future.
2.3
The existing boundary wall/railings provide an effective and secure
separation between public (City Council owned) and private space. However,
the line of the boundary needs to be changed to reflect the new highway
alignment. This also provides an opportunity to improve its appearance and
security for the industrial units.
2.4
The proposals include:
 The provision of a new dwarf wall directly adjacent to the alignment of the
new highway, constructed in materials to complement the railway viaduct.
 The provision of railings on top of the wall of a suitable height and design
to provide security, at the same time, allowing views through and reducing
potential hiding places.
 The provision of a new vehicle access and access gate with separate
pedestrian entrance (access to third parties’ premises will be maintained
during the construction works)
 Removal of the existing pedestrian entrance and steps and a new
retaining wall on Trinity Way, again on the alignment of the proposed
junction.
 New tree planting and temporary surfacing to the land reserved for the
highway. Security measures such as boulders or a knee rail to prevent
access onto this land will be considered.
2.5
The land required for the new boundary is in the ownership of Salford City
Council and Network Rail. A legal agreement between Salford City Council
and Network Rail will be required to undertake the improvement works to the
boundary and to enable the transfer of a small area of land required for the
new highway form Network Rail to the city council’s ownership. Consideration
3
for the land will comprise the improvement works. The terms of this legal
agreement will be reported separately to the Lead Member for Property.
2.6
The estimated cost of the project is £110,000. This comprises:
 £95,000 works cost (including any Network Rail legal costs)
 £15,000 fees
2.7
The fees comprise:
 Landscape Design
 Quantity Surveying
 CDM Coordinator
 Site Supervision
 Planning Application Fee
 Property and Legal Costs
£8,000
£2,000
£1,500
£1,600
£ 170
£1,500
2.8
Urban Vision will provide design and project management services. A
planning application for the works will be submitted at the beginning of
January 2010. It is intended that Urban Vision will enter into negotiations with
Salford City Council’s appropriate partner contractors to obtain a target cost
and to secure a contract to construct the works on site.
2.9
Funding for the project has been identified in Central Salford URC’s Business
and Investment Plan 2009/2010 (from Salford City Council’s contribution).
The actual cost of the scheme will only be known when partner contractors
have provided tender details and precise site conditions are known (eg for
the retaining wall on Trinity Way).
2.10
It is anticipated that the scheme will be undertaken during the current
financial year to make use of available resources, although planning
permission for the new boundary treatment will be required beforehand. A
start on site is anticipated in February 2010 with completion at the beginning
of April.
2.11
Future management and maintenance of the boundary wall/railing will be the
responsibility of Network Rail.
3.0
Conclusion
3.1
There is an opportunity this financial year to improve the boundary along
Egerton Street/East Ordsall Lane and secure the necessary land in
anticipation of the realignment of the highway. This is an important element in
the wider highway improvements for Chapel Street and is a key part of the
regeneration proposals of English Cities Fund.
KEY COUNCIL POLICIES: Salford Central Development Framework (adopted 19
May 2009): Paragraph 4.7.1.
4
EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS: It is considered that the
project has no direct equality impact or implications.
ASSESSMENT OF RISK: Low
SOURCE OF FUNDING: Funding for the project has been identified in Central
Salford URC’s Business and Investment Plan 2009/2010 (from Salford City
Council’s contribution). The actual cost of the scheme will only be known when
partner contractors have provided tender details and precise site conditions are
known (eg for the retaining wall on Trinity Way).
LEGAL IMPLICATIONS:
Contact Officer and Extension No: Richard Lester, Locum Solicitor, Ext 2129
Date Consulted: 4 January 2010
Comments: As indicated at paragraph 2.5, work on reconstructing and relocating the
boundary with Network Rail land cannot proceed without Network Rail’s agreement.
This might affect the timetable at paragraph 2.10, as might delays in obtaining the
requisite planning permission.
Although not an immediate issue, proposals for a new highway layout are likely to
require stopping-up or traffic regulation orders in accordance with statutory process
for some lengths of existing highway.
FINANCIAL IMPLICATIONS:
Contact Officer and Extension No: Alison Swinneton, Ext 7423
Date Consulted: 17 December 2009
Comments: Egerton Street/East Ordsall Lane, Salford: Improving the Boundary
project will be met within Central Salford URC’s Business and Investment Plan
Capital Programme 2009/10. At this date the full cost of the works is unknown until
the tenders have been received. Should the total works exceed £110,000 then the
Central Salford Urban Regeneration Company will revisit their budget allocation.
There should be no additional resources needed from Salford City Council to fund
this project as it will form part of the Salford City Council Capital funds allocation to
the Central Salford URC. There are no revenue implications as a result of this
decision for Salford City Council.
5
OTHER DIRECTORATES CONSULTED: No other Directorates have been
consulted but the scheme has been reviewed by Urban Vision’s Highways Team
(Maurice Kean)
CONTACT OFFICER: Peter Baker
TEL NO. 0161-686 7422
WARD TO WHICH REPORT RELATES: Ordsall
Paul Walker
Strategic Director for Sustainable Regeneration
East Ordsall press
release.doc
6
7