Additional Sites Assessed for Development – October 2016 CW008 - Duncan Mathieson Playing Fields and Adjoining Land

Additional sites assessed for development – October 2016 CW008 - Duncan Mathieson Playing Fields and adjoining land

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference CW008 number Site name Duncan Mathieson Playing Fields and adjoining land Site Playing fields bounded by Sunningdale Drive to the north, Lancaster Road to the address east, Oxford Road to the south and Hereford Road to the west.

Ward name Claremont Neighbourhood Claremont and Weaste area Uses under Housing, and recreation consideration Summary of The site comprises playing fields which are largely disused. The majority of key issues pitches on the site have been disused for a significant number of years due to the need for investment to address poor ground conditions, and it is understood that only one pitch is currently in use. The site lies within an established residential area and is bounded by housing on all sides. It occupies a sustainable location for new housing development with good access to a range of local services and facilities. The key issue is whether the benefits of development outweigh the loss of a recreation site, and whether suitable replacement provision can be made. Given that the playing fields have fallen into disuse partly due to the prohibitive cost of addressing the poor ground conditions, it may be that some form of enabling development would be required on part of the site to support qualitative recreation improvements on the remainder. CW008 - Duncan Mathieson Playing Fields and adjoining land OS grid Easting: 378,530 Site size 11.65 reference Northing: 400,142 (hectares) Uses under Housing, and recreation consideration Scale of 132 houses (assuming that 3.78 hectares of the site is developed for housing at a development / density of 35 dwellings per hectare, and that the rest of the site remains in number of recreation use). units

Description The site comprises land that has previously been used as playing fields, and forms of site an expanse of open grass and some scrubland. There are three buildings on the site including a scout hall which is still in active use, changing facilities which are semi- derelict, and the former groundsman's house.

Description The site is situated within an established residential area, and is bounded by the of rear of residential properties on all sides. Beyond the site to the north west lies open surroundings land which forms part of the golf course at Swinton Park Golf Club.

Relevant Saved unitary development plan policy R6/3 allocates the site for new and improved planning recreation use. The site is unallocated in the Greater Manchester waste history development plan document and the Greater Manchester minerals development plan document.

In March 2000 the city council refused a planning application submitted by the Greater Manchester Federation of Clubs for Young People for the erection of a sports hall together with associated leisure and changing facilities, and construction of a golf driving range and all weather pitch on the site (planning application reference: 99/40017/OUT). A revised scheme was resubmitted, which was subsequently refused by the city council in November 2000 (planning application reference: 00/41284/OUT).

Source of site Boys and Girls Clubs Greater Manchester suggestion CW008 - Duncan Mathieson Playing Fields and adjoining land Accessibility1

Distance to nearest rail station Eccles - 1.43km Distance to nearest metrolink station Ladywell - 1.51km Distance to nearest bus stop 0.23km Sustainable travel time to city centre 15 - 25 minutes Sustainable travel time to nearest town or local centre 5 - 15 minutes Sustainable travel time to nearest major employment area 5 - 15 minutes Sustainable travel time to nearest primary school 0 - 10 minutes Sustainable travel time to nearest secondary school 5 - 15 minutes Sustainable travel time to nearest GP surgery 0 - 10 minutes Sustainable travel time to nearest hospital 10 - 20 minutes

1 - Distances stated are straight line distances from the centre of the site. Distance to nearest rail station excludes Clifton rail station due to limited frequency of services. Distance to nearest bus stop excludes any bus stop with less than two buses per hour due to limited frequency of services. Sustainable travel time calculated on the basis of travel time via public transport (bus, rail or tram) and/or walking, using public transport service data (as at October 2011). The full range of assumptions underpinning the sustainable travel time calculations are set out in the Local Plan Suggested Sites Consultation Overview Document. CW008 – Duncan Mathieson playing fields and adjoining land

Summary of issues

Biodiversity The site’s location adjacent to other green spaces means that it has the potential to function as part of a wildlife corridor if developed sensitively.

Soil and land The majority of the site is previously undeveloped land, with the existing buildings representing only a very small proportion of the total site area. The site has no agricultural land value and there are no significant topographical constraints affecting the ability to develop the site.

Water Gilda Brook runs along the southern boundary of the site and becomes a main river where it leaves the site at its south west corner. Another watercourse runs down the western boundary of the site. There is no modelled flood risk from these watercourses but the surface water modelling suggests flooding along the western boundary and in the south west corner of the site, with depths reaching 1m in an extreme flood. Any development would need to be accompanied by a detailed flood risk assessment to establish what the risk of flooding is and ensure that any flood risk to development could be adequately mitigated without increasing flood risk elsewhere. This could mean, for example, allowing space on the site for flood storage.

Landscape There are no protected trees on the site. There are a number of mature trees across the site, focused largely around the perimeter. Gilda Brook runs along the site's southern boundary. Due to their location at the periphery of the site, these landscape features would not constrain the ability of the site to be developed.

Heritage and townscape There are no known heritage assets on the site or within close proximity of the site boundary.

Pollution and hazards A very narrow strip of land along the site’s eastern boundary lies with an air quality management area associated with its proximity to Lancaster Road, however given the very limited area involved this is unlikely to represent any form of constraint. There are no other significant pollution or hazard issues which would constrain the development of the site for housing or recreation use.

If part of the site were to be developed for housing, with the remaining part of the site accommodating improved recreation facilities and sports pitches, there would be a need to ensure that the use of the recreation facilities did not result in an

CW008 – Duncan Mathieson playing fields and adjoining land unacceptable impact on residential amenity both for existing residential properties which surround the site and the new housing development. Issues of noise and light pollution would therefore be important considerations, and the design of any scheme would need to ensure appropriate mitigation was in place to prevent any unacceptable impact on residential amenity.

A small part of the site is located within the Manchester Airport notification zone for structures over 90 metres, however it is very unlikely that the scale of development that would come forward in this location would mean that this represents a constraint.

Accessibility Bus is the most accessible mode of public transport serving the site, as the nearest rail and metrolink stations are 1.4km and 1.5km away respectively. Access to local services and facilities is generally good, with the nearest employment area, school, town/local centre and GP surgery all able to be reached by public transport/walking within a maximum of 15 minutes.

The site is an existing open space site identified in the Salford Greenspace Strategy as sports pitches (CLW/008, Duncan Mathieson Playing Fields). Based on the maximum walking distances the site has good access to half of the six types of open space covered by local recreation standards. The site is within walking distance of several parks and the majority of the site is within walking distance of a play area for older children. The site is not within walking distance of any natural greenspace, although significant proposed enhancements to the former Swinton Sewage Treatment Works and surrounding land (SWI/001) would make the entire site accessible to strategic natural greenspace.

It is likely that some enabling development would be required to finance qualitative improvements to the remaining area of disused playing fields. Assuming that 3.78 hectares of the site were to be developed for housing, the remaining 7.87 hectares of the site should be subject to qualitative recreation improvements to bring the site back into recreation use. Any housing development would need to provide a play area for younger children on-site in order to avoid exacerbating existing deficiencies to this type of facility.

Town centres and infrastructure The site is located reasonably close to Hope local centre (0.9km), and the nearest town centre to the site is Eccles (1.5km).

It is anticipated that there will be limited impact on the development of the site from known on-site utilities infrastructure subject to prior negotiations regarding the layout, scale and type of development for this site.

CW008 – Duncan Mathieson playing fields and adjoining land

Overall site summary

The site comprises playing fields which are largely disused. The majority of pitches on the site have been disused for a significant number of years due to the need for investment to address poor ground conditions, and it is understood that only one pitch is currently in use. The scout hall which lies at the southern extent of the site adjacent to Odessa Avenue is also in use.

The site was allocated in the unitary development plan for new and improved recreation land and facilities under policy R6/3. The purpose of allocating the site was on the basis that the playing fields were under-used and would benefit from improvement, and that this site represented an opportunity to concentrate a large number of high quality sports pitches within a single location. However, the site has not been subject to improvements subsequent to its allocation. Site investigations were undertaken on the potential to bring the eastern part of the site into use as sports pitches, which identified significant costs to address issues of waterlogging across this part of the site.

The site lies within an established residential area and is bounded by housing on all sides. It occupies a sustainable location for new housing development with good access to a range of local services and facilities, which has been subject to recent improvement as part of bus priority and service improvements to the A580 East Lancashire Road corridor which lies to the north.

The key issue is whether the benefits of development would outweigh the loss of a recreation site, and whether suitable replacement provision can be made. Given that the playing fields have fallen into disuse partly due to the prohibitive cost of addressing the poor ground conditions, it may be that some form of enabling development would be required on part of the site to support qualitative improvements on the remainder.

Potential uses and nature of development The site lies within an established residential area and would be suitable to accommodate housing development. It could accommodate a range of family housing on part of the site to support improved recreation provision on the remainder.

Potential mitigation required  The design of any scheme would need to have regard to the surface water flooding issues which exist across part of the site. This may require the provision of space for flood storage on the site.  Assuming that part of the site were to be developed for housing, the remainder of the site should be subject to qualitative recreation improvements to bring the site back into recreation use.  If the site was to accommodate improved recreation facilities, the design of the scheme would need to ensure no unacceptable noise or light pollution impact on residential amenity for existing properties and any new housing developed.

EC017 - Land at Cawdor Street

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference EC017 number Site name Land at Cawdor Street Site Land bounded by the Bridgewater Canal to the west and Cawdor Street to the address east; and land bounded by Cawdor Street to the west, Vine Street to the north and Armitage Street to the south.

Ward name Barton Neighbourhood Eccles area Uses under Housing consideration Summary of This site is currently occupied by Americhem Europe Ltd for chemical and additive key issues manufacture housed within existing industrial units, and is split across two parcels of land. The site forms part of the Cawdor and Vine Street employment area but the surrounding area is mixed in character, comprising mainly of employment uses but with some existing residential properties which directly face the site. In assessing the site’s suitability to accommodate housing development, the site performs well. It is in an accessible location with regard to public transport services and its proximity to local services and facilities. The key issue in assessing the site’s suitability for redevelopment for housing is however the loss of existing employment land and the extent to which the introduction of housing in this location may place constraints on the future operation of remaining employment uses. EC017 - Land at Cawdor Street OS grid Easting: 376,393 Site size 1.41 reference Northing: 398,216 (hectares) Uses under Housing consideration Scale of 16 houses and 100 apartments (assuming that the land to the west of Cawdor development / Street is developed with apartments at a density of 100 dwellings per hectare, and number of that the land to the east of Cawdor Street is developed with houses at a density of units 35 dwellings per hectare).

Description This site comprises two parcels of land that are separated by Cawdor Street. Both of site parcels of land are currently occupied by Americhem Europe Ltd for employment use. The land to the west of Cawdor Street comprises a two storey industrial/office building together with an area of hardstanding and some scrub land. This part of the site has extensive frontage to the Bridgewater Canal. The land to the east of Cawdor Street comprises two industrial buildings.

Description The site is located within an area which is mixed in character. There are existing of employment uses adjoining the site to the north, south and east which comprise surroundings mainly of manufacturing and storage and distribution uses. Barton Business Park adjoins the site to the south. There are also residential properties to the south of Armitage Street, which directly face the parcel of land to the east of Cawdor Street.

Relevant The site is unallocated in the saved unitary development plan policies, the Greater planning Manchester waste development plan document and the Greater Manchester history minerals development plan document.

There are no relevant planning consents that would affect the site.

Source of site Americhem Europe Ltd suggestion EC017 - Land at Cawdor Street Accessibility1

Distance to nearest rail station Patricroft - 0.53km Distance to nearest metrolink station Eccles - 1.49km Distance to nearest bus stop 0.11km Sustainable travel time to city centre 25 - 30 minutes Sustainable travel time to nearest town or local centre 0 - 10 minutes Sustainable travel time to nearest major employment area 0 - 5 minutes Sustainable travel time to nearest primary school 0 - 10 minutes Sustainable travel time to nearest secondary school 5 - 10 minutes Sustainable travel time to nearest GP surgery 5 - 10 minutes Sustainable travel time to nearest hospital 15 - 20 minutes

Summary of issues

Biodiversity The western parcel of land is adjacent to the Bridgewater Canal site of biological importance and any redevelopment of the site should be sensitive to this and protect the water quality of the canal. The mature vegetation along the site’s boundary with the canal is likely to be of benefit to wildlife and should be retained as part of any redevelopment if possible.

Soil and land The entire site is previously developed land. The site has no agricultural land value and there are no significant topographical constraints affecting the ability to develop the site. Given the site’s previous employment uses there may be issues of contamination which would require remediation if the site were to be developed for housing.

Water The surface water modelling suggests some surface water flooding on the site but it is likely that this could be easily mitigated by the design of any development and would not represent a serious constraint. Any development would have to be sensitive to the need to protect the water quality in the Bridgewater Canal.

Landscape There are no protected trees on the site. The parcel of land to the west of Cawdor Street comprises some scrub land with mature vegetation to its northern extent, and along its western boundary where it adjoins the Bridgewater Canal.

Heritage and townscape There is one grade II listed building within 100m of the site (Stanley Arms, 295 Liverpool Road) which lies to the north at the junction of Liverpool Road and Eliza Ann Street. The design of any development scheme should have regard to the setting of the listed building.

The site is adjacent to the Bridgewater Canal, which is an important, historic, linear feature that should be taken into account in the design and layout of any development. The site may also be of archaeological importance given its location adjacent to this, as the world’s first industrial canal. Those putting the site forward for development would need to investigate this in consultation with the Greater Manchester Archaeological Advisory Service. This may impact on the appropriate scale, design and layout of any development.

Pollution and hazards Approximately half the site lies within an air quality management area which may require some form of site-specific mitigation if the site were to be developed for

EC017 – Land at Cawdor Street housing. This covers the majority of the western parcel of land, however the parcel of land to the east of Cawdor Street does not lie within the air quality management area.

There may be a requirement for some form of on-site mitigation to ensure satisfactory levels of residential amenity for future occupiers of any housing development on the site, given its proximity to a range of employment uses which surround the site to the north, east and south.

The site is located within the Manchester Airport notification zone for structures over 90 metres, however it is unlikely that the scale of development that would come forward in this location would mean this represents a constraint.

Accessibility Bus and rail services are readily available from the site (0.1km and 0.5km away respectively). Access to most local services and facilities is very good, with the nearest employment area, town/local centre, school and GP surgery able to be reached by public transport/walking within a maximum of 10 minutes. The travel time to the nearest hospital is longer (20 minutes).

Based on the maximum walking distances the site has excellent access to five of the six types of open space covered by local recreation standards. The site is within walking distance of play areas, parks and local natural greenspace. The site is not within walking distance of strategic natural greenspace, and this situation is unlikely to be capable of improvement as part of any development.

Town centres and infrastructure The site is located close to Patricroft local centre (0.3km), and the nearest town centre to the site is Eccles (1.2km). It is anticipated that there will be limited impact on the development of the site from known on-site utilities infrastructure subject to prior negotiations regarding the layout, scale and type of development for this site.

Overall site summary

This site is currently occupied by Americhem Europe Ltd for chemical and additive manufacture housed within existing industrial units, and is split across two parcels of land. The parcel of land to the west of Cawdor Street has frontage to the Bridgewater Canal, whilst the parcel of land to the east of Cawdor Street is of a smaller size and is bounded by roads on three sides. The site forms part of the Cawdor and Vine Street employment area but the surrounding area is mixed in character, comprising mainly of employment uses but with some existing residential properties which directly face the site on Armitage Street. The site has been proposed by Americhem Europe Ltd as a potential housing allocation.

In assessing the site’s suitability to accommodate housing development, the site performs well. It is in an accessible location with regard to public transport services

EC017 – Land at Cawdor Street and its proximity to local services and facilities. Whilst there are some existing residential uses within the surrounding area, the key issue in assessing the site’s suitability for redevelopment for housing is the loss of the existing employment land and the extent to which additional housing development in this location may place constraints on the operation of remaining uses within the wider employment area.

Given that this site is bounded by existing employment uses on a number of sides, it is likely to require some form of site-specific mitigation measures in order to protect the residential amenity of future occupiers, and to ensure that housing development does not compromise the future operation of remaining employment uses.

In the context of achieving a high quality redevelopment, there may therefore be greater value in this site coming forward comprehensively alongside other surrounding sites as part of a larger scale redevelopment of this employment area, in order to avoid piecemeal and incremental redevelopment. Any redevelopment of the site for housing offers the opportunity to maximise the potential of its extensive frontage to the Bridgewater Canal by opening up public access and enhancing overlooking of the canal.

Potential uses and nature of development The site performs well in terms of its suitability as a location for housing. The key issue in assessing the site’s suitability for redevelopment for housing is however the loss of existing employment land and the extent to which the introduction of housing in this location may place constraints on the future operation of remaining employment uses.

Potential mitigation required  The mature vegetation along the site’s boundary with the Bridgewater Canal is likely to be of benefit to wildlife and should be retained as part of any redevelopment if possible.  There may be a requirement for land remediation to address any contamination on the site associated with its former uses.  Site-specific mitigation may be required to address air quality issues on the western parcel of land, and some form of mitigation is also likely to be required to protect future residential amenity given the site is bounded by existing employment uses.  The design of any development scheme should have regard to the setting of the grade II listed Stanley Arms which lies to the north of the site. The design and layout should also have regard to the Bridgewater Canal, which is an important, historic, linear feature in this part of the city.  Given the potential archaeological significance of the site, those putting it forward for development would need to investigate this further in consultation with the Greater Manchester Archaeological Advisory Service.

ES024 – Land north of Peru Street

Salford Local Plan (Additional Sites) – Site Assessment Form

Reference ES024 number Site name Land north of Peru Street Site address Land occupied by the University of Salford's Adelphi Building and Centenary Building, bounded by Peru Street to the south, Adelphi Street to the west, Cannon Street to the north, and North George Street to the east. Ward name Irwell Riverside Neighbourhood East Salford area Uses under Housing, employment consideration Summary of The site lies at the western fringe of the city centre and forms part of the University of key issues Salford’s estate, comprising two faculty buildings. The site benefits from excellent accessibility in terms of its proximity to the services, facilities and employment opportunities within the city centre, and from its public transport connections by bus and rail. The site is suitable in principle to accommodate mixed use development including housing and office uses. Opportunities for the retention and conversion of the locally listed Adelphi Building which lies within the site should be fully explored as part of any redevelopment scheme.

ES024 – Land north of Peru Street

OS grid Easting: 382,612 Site size (hectares) 1.23 reference Northing: 398,882 Uses under Housing, employment consideration Scale of 204 apartments (assuming that the whole site came forward for residential development development / at a density of 200 dwellings per hectare). number of 9,840 square metres of office floorspace (assuming that the whole site came forward for units office uses only, based on a plot ratio of 80%). The retention of the locally listed building is likely to impact on the scale of development, subject to the approach to converting the building to residential or office use. Description of The site is occupied by two buildings containing faculties of the University of Salford, and site by associated surface car parking. The Adelphi Building occupies the western part of the site, and is a locally listed building. The Centenary Building occupies the eastern part of the site. Description of The site lies at the western fringe of the city centre, with a mix of uses in the surrounding surroundings area. To the south is a vacant cleared site which is used for surface car parking. To the west beyond Adelphi Street, a large development of residential apartments is under construction. There are also residential properties to the north and east of the site.

Relevant The whole of the site is designated under saved unitary development plan policy E3 as planning part of the knowledge capital area. The western boundary of the site is identified in policy history R5 as an existing strategic recreation route. The site is unallocated in the Greater Manchester waste development plan document and the Greater Manchester minerals plan document.

In May 2015 planning consent was granted on land to the west of the site across Adelphi Street for a development scheme comprising 206 apartments and rising to eight storeys (planning application reference: 14/65820/FUL). There are no relevant planning consents relating to the site itself.

Source of site University of Salford suggestion

ES024 – Land north of Peru Street Accessibility1

Distance to nearest rail station Salford Central - 0.66km Distance to nearest metrolink station Victoria - 1.45km Distance to nearest bus stop 0.37km Sustainable travel time to city centre 0 - 5 minutes Sustainable travel time to nearest town or local centre 0 - 5 minutes Sustainable travel time to nearest major employment area 0 - 10 minutes Sustainable travel time to nearest primary school 0 - 10 minutes Sustainable travel time to nearest secondary school 10 - 20 minutes Sustainable travel time to nearest GP surgery 0 - 10 minutes Sustainable travel time to nearest hospital 15 - 25 minutes

1 – Distances stated are straight line distances from the centre of the site. Distance to nearest rail station excludes Clifton rail station due to limited frequency of services. Distance to nearest bus stop excludes any bus stop with less than two buses per hour due to limited frequency of services. Sustainable travel time calculated on the basis of travel time via public transport (bus, rail or tram) and/or walking, using public transport service data (as at October 2011). The full range of assumptions underpinning the sustainable travel time calculations are set out in the Local Plan Suggested Sites Consultation Overview Document.

ES024 – Land north of Peru Street

Summary of issues

Biodiversity There are no known issues relating to habitats or species on this site.

Soil and land The entire site is considered to be previously developed land with no agricultural land value. There are no significant topographical constraints affecting the ability to redevelop the site, and no known issues of contamination on the site.

Water There are no significant constraints relating to either flooding or the wider water environment for this site.

Landscape The site is not within the green belt, and there are no protected trees within the site. A series of mature trees line the perimeter of the eastern half of the site, however given their location around the edge of the site they would not constrain its redevelopment.

Heritage and townscape There is one locally listed heritage asset (Adelphi Building) within the site. The Adelphi Building is a good example of Edwardian industrial architecture and contributes positively to the local area. It is currently occupied by the University of Salford as a faculty building. Opportunities for conversion of the building should be fully explored, and any redevelopment of the eastern part of the site would need to have regard to the impact on the setting of this locally listed building.

The site lies approximately 130 metres to the north of the Adelphi/Bexley Square conservation area and redevelopment of the site has the potential to impact on the setting of the conservation area.

The Centenary Building which occupies the eastern part of the site was awarded the Stirling Prize for Architecture in 1996.

Pollution and hazards The western half of the site lies within an air quality management area associated with its proximity to the Crescent/Chapel Street A6. There may be a requirement for site-specific mitigation measures to address any air quality issues associated with this if any redevelopment scheme was to include housing. There are no other significant pollution or hazard issues which would constrain the development of the site.

The site is located in the Manchester Airport notification zone for structures over 90 ES024 – Land north of Peru Street metres, but this would be unlikely to constrain development of the site.

Accessibility The site has excellent access by both bus and rail services (0.4km and 0.7km respectively). There are frequent bus services along the A6 providing a direct link into the heart of the city centre along a dedicated bus lane and both Salford Central and Salford Crescent rail stations lie within walking distance. The site lies at the western extent of the city centre and access to local facilities and services is very good, with the nearest town/local centre, primary school, employment area and GP surgery all reached by public transport/walking within a maximum of 10 minutes. The maximum travel time to a secondary school is slightly longer (20 minutes maximum).

Based on the maximum walking distances the site has good access to around half of the types of open space provision covered by local recreation standards. The entire site is accessible to a choice of facilities providing district parks (2), neighbourhood parks (3), and to local natural greenspace along the River Irwell. The site is not within walking distance of any play areas or strategic natural greenspace, and this situation may be difficult to improve as part of any redevelopment of the site.

Town centres and infrastructure The site is located within the city centre. Local shopping facilities are available at Mocha Parade local centre or Regent Road local centre. The closest town centre to the site is Pendleton (1.5km) which provides a range of shopping facilities and services. It is anticipated that there would be limited impact on the development of the site from known on-site utilities infrastructure, subject to prior negotiations regarding the layout, scale and type of development.

Overall site summary

The site lies at the western fringe of the city centre and forms part of the University of Salford’s estate comprising two faculty buildings. The Adelphi Building (occupying the western part of the site) is a locally listed heritage asset and the Centenary Building (occupying the eastern part of the site) was awarded the Stirling Prize for Architecture in 1996.

The site benefits from excellent accessibility in terms of its proximity to the services, facilities and employment opportunities within the city centre and from its public transport connections by bus and rail. The site is suitable in principle to accommodate mixed use development including housing and office uses.

Opportunities for conversion of the Adelphi Building should be fully explored, and any redevelopment of the eastern part of the site would need to have regard to the impact on the setting of this locally listed building. This is likely to impact on the scale, massing and design of any redevelopment, as would the low-rise dwellings immediately to the north at Damask Avenue.

ES024 – Land north of Peru Street

Potential uses and nature of development The site is suitable in principle to accommodate mixed use development including housing and office uses. Given the nature of its location it is likely that apartment development would be the most appropriate form of housing in this location.

Potential mitigation required  Any redevelopment scheme should fully explore all opportunities for the retention and conversion of the Adelphi Building, which represents a good example of Edwardian industrial architecture and contributes positively to the local area. Development on the eastern part of the site should positively respond to the setting of this locally listed building.  Any redevelopment of the site should positively enhance the setting of the Adelphi/Bexley Square conservation area.  There may be a requirement for site-specific measures to mitigate air quality pollution associated with the A6 Crescent/Adelphi Street corridor if any redevelopment scheme was to include housing .

ES025 – Allerton Campus, University of Salford

Salford Local Plan (Additional Sites) – Site Assessment Form

Reference ES025 number Site name Allerton Campus, University of Salford Site address Land occupied by the University of Salford's Allerton Campus, bounded by the A6 Broad Street to the south, Frederick Road to the west, the Manchester to Wigan / Bolton rail line to the north, and Statham Street to the east. Ward name Irwell Riverside Neighbourhood East Salford area Uses under Housing, employment, university related purposes consideration Summary of The site forms the University of Salford's Allerton Campus and comprises a series of key issues university buildings together with associated areas of surface car parking. It lies at the western extent of the city centre and benefits from very good accessibility in terms of its proximity to the services, facilities and employment opportunities within the city centre, and from its public transport connections by bus and rail. Subject to any proposals by the University of Salford to consolidate its campus, this site would be highly suitable to accommodate mixed use development including housing and office uses. Any redevelopment would need to have clear regard to the grade II listed totem sculpture which lies within the site.

ES025 – Allerton Campus, University of Salford

OS grid Easting: 381,633 Site size (hectares) 3.99 reference Northing: 399,129 Uses under Housing, employment, university related purposes consideration Scale of 331 dwellings (106 houses and 225 apartments) assuming that 1.5 hectares of the site development / (fronting on to the A6 / Frederick Road) came forward for apartments at a density of 150 number of dwellings per hectare, and the remaining 2.65 hectares came forward for houses at a units density of 40 dwellings per hectare. 31,920 square metres of office floorspace (assuming that the whole site came forward for office uses only, based on a plot ratio of 80%). Description of The site forms the University of Salford's Allerton Campus and comprises a series of site university buildings (the Brian Blatchford Building, the Allerton Building, and Allerton Studios, and the Busy Bee's Children's Nursery) together with associated surface car parking. The site also includes a large commercial unit at its north west corner. Description of The site forms the western extent of the University of Salford's main campus that lies surroundings between Peel Park and Frederick Road, with a series of University faculties lying to the east beyond the rail line. The A6 Broad Street forms the site's southern boundary, beyond which lie residential areas of Pendleton. To the west of the site beyond Frederick Road is an area comprising a mix of residential properties and student accommodation, whilst to the north beyond the rail line lies an established employment area.

Relevant The whole of the site is designated under saved unitary development plan policy E3 as planning part of the knowledge capital area. The site is unallocated in the Greater Manchester history waste development plan document and the Greater Manchester minerals plan document. A planning application for the development of 272 units of student accommodation in two eight storey blocks is currently pending determination on the northern part of the site adjacent to Frederick Road (planning application reference: 16/67659/FUL).

Source of site University of Salford suggestion

ES025 – Allerton Campus, University of Salford Accessibility1

Distance to nearest rail station Salford Crescent - 0.28km Distance to nearest metrolink station Langworthy - 1.46km Distance to nearest bus stop 0.1km Sustainable travel time to city centre 0 - 5 minutes Sustainable travel time to nearest town or local centre 0 - 5 minutes Sustainable travel time to nearest major employment area 0 - 10 minutes Sustainable travel time to nearest primary school 5 - 15 minutes Sustainable travel time to nearest secondary school 5 - 15 minutes Sustainable travel time to nearest GP surgery 5 - 15 minutes Sustainable travel time to nearest hospital 15 - 25 minutes

Summary of issues

Biodiversity The mature vegetation which lines the site’s northern boundary adjoining the rail line is likely to be functioning as a wildlife corridor, and there is potential to enhance the site’s wildlife function through sensitive redevelopment.

Water There are a number of small pockets across the site which are at low risk of surface water flooding. This may however be associated with the existing design of the site and the extent of hard surfacing, and it is likely that a well designed redevelopment scheme could mitigate the risk of surface water flooding in an extreme rainfall event.

Landscape The site is not within the green belt, and there are no protected trees within the site. Mature vegetation lines the site’s northern boundary where it adjoins the rail line, however given its location at the edge of the site this would not constrain development.

Heritage and townscape There is one grade II listed structure located on the site, which comprises 3 totem sculptures situated in the front courtyard of the Allerton Building. These were listed as a “good example of the commissioning of public artwork as an integral element of the design of new higher education colleges and universities in the post war period”. If the site were to be developed for purposes unrelated to the university there may be value in relocating the sculptures to another location on the university campus in order to retain the asset’s significance through its physical association with the university. Any relocation would however need to be carefully considered as the listing description outlines that “great care was taken in their positioning, both to illuminate and animate their stylised faces through the direct fall of morning and evening light, and to encourage the proximity of and thus interaction with, students passing close by to exit the complex into the wider neighbourhood” and any new location should seek to replicate this.

There are two grade II listed buildings (30 Broad Street, and 32, 34 & 36 Broad Street) located within 100m of the site. These buildings are separated from the site by Frederick Road and a number of intervening buildings. Development of this site is therefore only likely to impact on the setting of these listed buildings if it comprises tall buildings. If this were to be the case, the design of any redevelopment scheme would need to have regard to the setting of these listed buildings.

ES025 – Allerton Campus, University of Salford

Pollution and hazards All of the site lies within an air quality management area associated with its proximity to the A6 / Broad Street and Frederick Road. There may be a requirement for site- specific mitigation measures to address any air quality and noise issues associated with this if any redevelopment scheme was to include housing. There may also be a requirement for site-specific noise mitigation measures associated with the Manchester to Wigan / Bolton rail line which adjoins the site to the north and east.

The site is located in the Manchester Airport notification zone for structures over 90 metres, but this would be unlikely to constrain development of the site.

Accessibility The site has excellent access by both bus and rail services (0.1km and 0.3km respectively). There are frequent bus services along the A6 providing a direct link into the heart of the city centre along a dedicated bus lane and there is a direct link to Salford Crescent rail station via a pedestrian footbridge located just beyond the site to the south east. The site lies at the western extent of the city centre and access to local facilities and services is very good, with the nearest town/local centre, primary school, secondary school, employment area and GP surgery all reached by public transport/walking within a maximum of 15 minutes.

Based on the maximum walking distances the site has good access to half of the types of open space covered by local recreation standards. The entire site is accessible to a choice of facilities incluiding a district park (Buile Hill Park), neighbourhood parks (more than 1 site), and to a play area for older children. The site is not within walking distance of a play area for younger children or any natural greenspace, and this situation is unlikely to be capable of improvement as part of any development.

Town centres and infrastructure The site is located at the western extent of the city centre. Local shopping facilities are available nearby at Pendleton town centre (0.5km) which provides a range of shopping facilities and services. It is anticipated that there would be limited impact on the development of the site from known on-site utilities infrastructure, subject to prior negotiations regarding the layout, scale and type of development.

Overall site summary

The site forms the University of Salford's Allerton Campus and comprises a series of university buildings together with associated areas of surface car parking. It forms the western extent of the University of Salford's main campus that lies between Peel Park and Frederick Road.

The site lies at the western extent of the city centre and benefits from very good accessibility in terms of its proximity to the services, facilities and employment opportunities within the city centre. A pedestrian footbridge located just beyond the ES025 – Allerton Campus, University of Salford site to the south east provides a direct link to Salford Crescent rail station, and there are frequent bus services connecting the site to the heart of the city centre via the A6 which forms the site’s southern boundary. Subject to any proposals by the University of Salford to consolidate its campus, this site would be highly suitable to accommodate mixed use development including housing and office uses.

Any redevelopment of the site would need to have clear regard to the heritage assets that lie within and in close proximity to the site. If the site were to be developed for purposes unrelated to the university there may be value in relocating the grade II listed totem sculptures to another location on the university campus in order to retain the asset’s significance through its physical association with the university.

Potential uses and nature of development Subject to any proposals by the University of Salford to consolidate its campus, this site would be highly suitable to accommodate mixed use development including housing and office uses. Given the nature of its location and the scale of the site, it is likely that a mix of apartments and houses would be appropriate.

Potential mitigation required  Any redevelopment of the site would need to have regard to the grade II listed totem sculptures that lie within the site. If the site were to be developed for purposes unrelated to the university there may be value in relocating the grade II listed totem sculptures to another location on the university campus in order to retain the asset’s significance.  If any redevelopment scheme were to comprise tall buildings, it will be important that the design of the scheme has regard to the setting of the listed buildings which lie to the west of the site at 30 Broad Street, and 32, 34 & 36 Broad Street.  There may be a requirement for site-specific measures to mitigate air quality and noise pollution issues associated with the A6 Broad Street / B6186 Frederick Road if any redevelopment scheme was to include housing.  The design of any redevelopment scheme would need to have regard to surface water flooding issues on parts of the site and there may be a requirement for some form of mitigation to address flood risk associated with this.

IC023 - Land at Sunningdale Drive

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference IC023 number Site name Land at Sunningdale Drive Site Land bounded by the M62 motorway to the north west, by Brooklands Farm to the address north east, and by Sunningdale Drive to the south east.

Ward name Irlam Neighbourhood Irlam and Cadishead area Uses under Housing consideration Summary of The site is located predominantly within the green belt, to the north west of the key issues built-up area of Irlam. As the majority of the site is located in the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process. Subject to this, housing development may be appropriate in this location.

The decision on whether it is considered appropriate to release this site for development will in part depend on the overall scale of housing that it is determined needs to be provided within Salford, and the alternative sites that are available. IC023 - Land at Sunningdale Drive OS grid Easting: 371,808 Site size 1.82 reference Northing: 395,129 (hectares) Uses under Housing consideration Scale of 55 houses (assuming that the entire site is developed for housing at a density of 30 development / dwellings per hectare). This is based on an assumption that an acoustic fence could number of address noise issues associated with the motorway, given the existing tree cover to units the motorway embankment. It may be that subject to air quality and noise impact modelling, part of the site would need to be set aside to form a landscaped buffer. In this case the developable area of the site would be reduced.

Description The site lies within the green belt and comprises mainly of grassed paddock land. A of site building occupies part of the site, adjacent to Sunningdale Drive, which is in residential use. There a number of smaller ancillary structures to the north east of the building.

Description The site lies to the north west of the built-up area of Irlam, and residential properties of adjoin part of the site's boundary to the east. The site's north western boundary is surroundings formed by a wooded embankment beyond which lies the M62 motorway. To the south of the site lies an extensive area of open land which forms part of the green belt, whilst to the north east lies open green belt land which forms part of Brooklands Farm. Relevant Almost all of the site is designated as green belt land under saved unitary planning development plan policy EN1. history The site is unallocated in the Greater Manchester waste development plan document and the Greater Manchester minerals development plan document.

Planning permission was granted in 1988 for the development of four linked dwellings on the site in a courtyard arrangement (E/23085). The building shell has been completed, but it appears that only part of the building is currently in use as a single dwelling house.

Source of site Mr Fletcher suggestion IC023 - Land at Sunningdale Drive Accessibility1

Distance to nearest rail station Irlam - 2.05km Distance to nearest metrolink station Eccles - 6.94km Distance to nearest bus stop 0.48km Sustainable travel time to city centre 45 - 55 minutes Sustainable travel time to nearest town or local centre 5 - 15 minutes Sustainable travel time to nearest major employment area 10 - 20 minutes Sustainable travel time to nearest primary school 5 - 10 minutes Sustainable travel time to nearest secondary school 10 - 20 minutes Sustainable travel time to nearest GP surgery 5 - 15 minutes Sustainable travel time to nearest hospital 25 - 35 minutes

Summary of issues

Biodiversity The site’s location between the urban area and the motorway with open land on either side means that it has the potential to be an important corridor for wildlife and any development should be sensitive to this, protecting and where possible enhancing the ability of wildlife to move through the site.

Soil and land A very small proportion of the site is considered to be previously developed land, reflecting the footprint of the existing buildings.

Agricultural land data suggests that a significant proportion of the site comprises grade 1 agricultural land (grades 1, 2 and 3a are defined as the best and most versatile). Those putting the site forward for development would need to submit more detailed survey information on its agricultural land value, so that the significance of any loss of high grade agricultural land can be fully assessed and weighed against any potential benefits of development.

There are no significant topographical constraints affecting the ability to develop the site, and there are no known issues of contamination.

Water There are some drainage ditches on and adjacent to the site and any development would need to be sensitive to the importance of protecting water quality.

Landscape The majority of the site is designated as green belt land, and therefore if the site were to be brought forward for development, this would require its removal from the green belt through the local plan process as part of the review of the green belt boundary.

There are no protected trees on the site. There are a number of trees and hedgerows within the site, predominantly located around its perimeter. The site is also crossed by a drainage ditch.

Heritage and townscape There are no known heritage assets on the site or within close proximity of the site boundary.

The site may be of archaeological importance given its location on the edge of Chat Moss. Those putting the site forward for development would need to investigate this in consultation with the Greater Manchester Archaeological Advisory Service. This may impact on the appropriate scale, design and layout of any development.

IC023 – Land at Sunningdale Drive

Pollution and hazards The entire site lies within an air quality management area associated with its location adjacent to the M62 motorway. Site-specific measures are likely to be required to mitigate noise and air pollution impacts associated with the motorway if the site were to be developed for housing. This could require the setting aside of part of the site to form a landscaped buffer strip alongside the motorway.

The site is located in the Manchester Airport notification zone for structures over 90 metres, however it is unlikely that the scale of development that would come forward in this location would mean that this represents a constraint.

Accessibility Bus is the most accessible mode of transport serving the site (0.5km), as the nearest rail and metrolink stations are 2.1km and 6.9km respectively. Access to some local facilities is good, with the nearest town/local centre, primary school and GP surgery all able to be reached by public transport/walking within a maximum of 15 minutes. Travel time to the nearest secondary school and employment area is slightly longer (20 minutes).

Based on the maximum walking distances the site has poor access to the six types of open space covered by local recreation standards. The site is only within walking distance of one site providing a district park and strategic natural greenspace. The site is not within walking distance of any play areas or local natural greenspace, and this situation is unlikely to be capable of improvement as part of any development.

Town centres and infrastructure The site is reasonably close to Higher Irlam local centre (0.7km). The nearest town centre to the site (Eccles) is however 6.6km away. There is no known on-site utilities infrastructure which would significantly constrain the development of the site.

Overall site summary

The site is located predominantly within the green belt, to the north west of the built- up area of Irlam. The majority of the site comprises open land, but also includes a building in residential use together with a number of ancillary structures. The site adjoins an existing housing estate to the south east, and the M62 motorway forms the boundary to the north west, beyond which lies open land at Chat Moss.

As the majority of the site is located in the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process.

If the site were to accommodate housing development, the impact of its proximity to the motorway will be the key issue which will determine the extent of the developable area. The scale of development identified above is on the basis of an acoustic barrier IC023 – Land at Sunningdale Drive being sufficient to address noise and air pollution impact, given that the existing tree cover on the motorway embankment provides an element of screening. However, subject to detailed air quality and noise impact assessment, it may be that a wider buffer strip is required. In this case, the developable area would be significantly reduced given the particular elongated shape of the site and its orientation alongside the motorway.

Further work would also be required in relation to assessing the potential agricultural and archaeological value of the site.

Potential uses and nature of development As the majority of the site is located in the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process. Subject to this, housing development may be appropriate in this location.

Potential mitigation required  Significant mitigation is likely to be required to address noise and air pollution associated with the site’s proximity to the motorway. This may require the provision of an acoustic barrier or buffer strip, and this could impact on the extent of the developable area.  Given the potential archaeological significance of the site, those putting it forward for development would need to investigate this further in consultation with the Greater Manchester Archaeological Advisory Service. This may impact on the appropriate scale, design and layout of any development.  Those putting the site forward for development would need to submit more detailed survey information on its agricultural land value, so that the significance of any loss of high grade agricultural land can be fully assessed and weighed against any potential benefits of development.

IC024 – Land north of Cadishead

Salford Local Plan (Additional Sites) – Site Assessment Form

Reference IC024 number Site name Land north of Cadishead Site address Land bounded to the north by the M62, to the east by a track which extends from Victoria Road, to the south by the built up area of Irlam, land which forms Astley Road Farm, and the Manchester to Liverpool (via Warrington) rail line, and to the west by the boundary of site IC010 – Land at Great Woolden Hall Farm. Ward name Cadishead Neighbourhood Irlam and Cadishead area Uses under Housing consideration Summary of As the site is located in the green belt, there would need to be exceptional key issues circumstances to justify its redevelopment, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process. Given its proximity to a European designated special area of conservation, if it were to be developed for housing this may require appropriate assessment in accordance with the Habitats Regulations 2010. There are a number of other issues which would need to be given detailed consideration, including the site’s agricultural land value, the extent of surface water flood risk, and the presence of important species. The decision on whether it is considered appropriate to release this site for development will in part depend on the overall scale of housing that it is determined needs to be provided within Salford, and the alternative sites that are available.

IC024 – Land north of Cadishead

OS grid Easting: 370,769 Site size (hectares) 176.58ha reference Northing: 393,708 Uses under Housing consideration Scale of 4,170 houses (assuming that there is a buffer of around 40m in width to the motorway development / (5.8ha), that New Moss Wood (31.8ha) is not developable, and the remaining part of the number of site (139ha) came forward at a density of 30 dwellings per hectare). units Description of Extensive area of land lying to the south of the M62 which forms part of Chat Moss and site lies entirely within the green belt. It predominantly comprises agricultural land that is crossed by a number of tracks, together with farm buildings and a small number of dwellings. The south western corner of the site (to the west of Moss Road) comprises established woodland, known as New Moss Wood. Description of The site is bounded to the north by the M62, beyond which lies an extensive area of surroundings open countryside which forms part of Chat Moss. To the south and east of the site lies the built up area of Irlam, with residential properties and the playing fields of Irlam and Cadishead College adjoining the site’s boundary. The Manchester to Liverpool (via Warrington) rail line forms part of the site’s southern boundary, beyond which lies the built up area of Cadishead. To the west of the site lies Great Woolden Hall, a cluster of dwellings at Woolden Road, and agricultural land which forms part of Cadishead Moss.

Relevant The entire site is designated as green belt land in saved unitary development plan policy planning EN1. Almost all of the site is located within the mosslands as identified by saved unitary history development plan policy EN11. A small area of the site (along its southern boundary) is identified as a wildlife corridor key area of search in saved unitary development plan policy EN9.

The site is unallocated in the Greater Manchester waste development plan document and the Greater Manchester minerals development plan document.

There are no relevant planning consents that would affect the site.

Source of site Strategic land assessment suggestion

IC024 – Land north of Cadishead Accessibility1

Distance to nearest rail station 0.79km Distance to nearest metrolink station 7.88km Distance to nearest bus stop 0.86km Sustainable travel time to city centre 25 - 55 minutes Sustainable travel time to nearest town or local centre 5 - 30 minutes Sustainable travel time to nearest major employment area 0 - 30 minutes Sustainable travel time to nearest primary school 0 - 25 minutes Sustainable travel time to nearest secondary school 5 - 25 minutes Sustainable travel time to nearest GP surgery 0 - 25 minutes Sustainable travel time to nearest hospital 20 - 50 minutes

Summary of issues

Biodiversity The site comprises open countryside, and therefore although not acting as a wildlife corridor at present, it may become important for wildlife movement in the future if land in this area is developed. As such, any development should seek to provide opportunities for wildlife within the site.

The site lies just over 1km from Holcroft Moss which is a designated site of special scientific interest (SSSI) and forms part of the Manchester Mosses special area of conservation (SAC). Given the site’s proximity to a European designated SAC, if it were to be developed for housing this may require appropriate assessment in accordance with the Habitats Regulations 2010.

New Moss Wood forms the south western corner of the site (to the west of Moss Road), comprising an extensive area of broadleaved woodland. This part of the site contains a number of priority habitats and potential priority habitats, including semi- natural broadleaved woodland, plantation broadleaved woodland, and semi- improved neutral grassland. There are also a series of hedgerows running across the site which may be priority habitats, subject to more detailed survey. Adverse impacts on priority habitats should be avoided if possible and mitigated or compensated if loss is unavoidable.

There are also records of a significant number of important species on this site, which may constrain development.

Soil and land There are isolated pockets of previously developed land across the site, associated with the small number of residential dwellings that lie within the site. Land occupied by agricultural buildings is however excluded for the purposes of the definition of previously developed land. Almost all of the site therefore comprises previously undeveloped land.

Agricultural land data suggests that almost all of the site comprises grade 1 agricultural land (grades 1, 2 and 3a are defined as the best and most versatile). Those putting the site forward for development would need to submit more detailed survey information on its agricultural land value, so that the significance of any loss of high grade agricultural land can be fully assessed and weighed against any potential benefits of development.

There are not considered to be any significant topographical constraints affecting the ability to redevelop the site, and there are no known issues of contamination.

Water There is an extensive series of drainage ditches both within and around the site, which may be ordinary watercourses and therefore require local authority consent for any works. Culverting of watercourses should generally be avoided. Due to the large number of watercourses in the vicinity, any development would need to be IC024 – Land north of Cadishead particularly sensitive to the importance of protecting water quality.

There are a series of areas of modelled surface water flooding across the site, some of which are medium or high risk. Approximately 15% of the site area is subject to surface water flooding. Whilst this may in part be associated with the existing land topography, and some mitigation may be possible through the use of sustainable drainage systems and/or alterations to site levels and design, parts of the site may not be suitable for built development due to the depth and frequency of flooding. More detailed assessment would be needed to confirm the extent of surface water flooding and the potential for this to be mitigated through the design of any development scheme.

Landscape The entire site is designated green belt land, and therefore if the site were to be brought forward for development, this would require its removal from the green belt through the local plan process as part of a review of the green belt boundary.

New Moss Wood comprises an extensive area of mature broadleaved woodland and forms the south western corner of the site (to the west of Moss Road).

There are a series of hedgerows running across the site which include mature trees along field boundaries. It would be necessary to assess the importance of these hedgerows in accordance with the Hedgerows Regulations 1997 to determine whether they should be retained. This may therefore impact the scale/layout of development that could be achieved on the site.

Heritage and townscape The site may be of archaeological importance given its location on the edge of Chat Moss. In addition, a scheduled ancient monument (promontory fort west of Great Woolden Hall Farm) lies approximately 700m to the north west of the site. Given the site’s proximity to this nationally significant promontory fort, parts of the site may be of wider archaeological significance. There would be a need to further investigate the site’s archaeological importance in consultation with the Greater Manchester Archaeological Advisory Service. This may impact on the appropriate scale, design and layout of any development.

Pollution and hazards The site lies adjacent to the M62 motorway. Associated with this, approximately 10% of the site is located within an air quality management area (the northern part), and there is likely to be a requirement for site-specific measures to mitigate noise and air pollution impacts associated with the motorway if the site were to be developed for housing. This is likely to require a buffer strip alongside the motorway. The Manchester to Liverpool (via Warrington) rail line forms the site’s southern boundary, which may also require site-specific noise mitigation measures.

The site is located in the Manchester Airport notification zone for structures over 90 metres, however it is unlikely that the scale of development that would come forward IC024 – Land north of Cadishead in this location would mean that this represents a constraint.

Accessibility Bus and rail are the most accessible modes of public transport serving the site (0.8km to Irlam Station, and 0.9km to the nearest bus stop with at least two services per hour). The nearest metrolink station is 7.9km away. This is a very large site (176.6 hectares), and therefore the travel time by public transport/walking to local services and facilities varies depending on where you are on the site. The nearest primary school, secondary school and GP surgery can be reached by public transport/walking within a maximum of 25 minutes. Travel time to the nearest town/local centre and employment area is slightly longer (30 minutes maximum). On some parts of the site, the travel time to these facilities is likely to be considerably shorter.

Based on the maximum walking distances the site has good access to two of the six types of open space provision covered by local recreation standards. With the exception of the western edge, the entire site is within walking distance of a district park and strategic natural greenspace. Around one-third of the site is within walking distance of a local natural greenspace, and a small proportion of the site is within walking distance of a neighbourhood park. The site is not within walking distance of any play areas, based on safe walking routes. There are currently no proposals which would improve the local standards of open space in this part of the city, and therefore any significant residential development would need to provide some open space on-site, including a play area and some natural greenspace, to avoid exacerbating these existing deficiencies. Improving access to the publicly accessible areas of Chat Moss will also need to be considered as part of any development proposals for the site.

Town centres and infrastructure The nearest local centre to the site is Higher Irlam (0.85km) and the nearest town centre to the site is Eccles (8.2km).

Overall site summary

The site comprises an extensive area of land lying to the south of the M62 which forms part of Chat Moss and lies within the green belt. It predominantly comprises agricultural land, together with farm buildings and a small number of dwellings. It also includes a substantial area of established woodland, known as New Moss Wood.

As the site is located in the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the IC024 – Land north of Cadishead green belt through a review of the green belt boundary as part of the local plan process.

New Moss Wood comprises an area of mature broadleaved woodland which occupies the south western corner of the site (approximately 31.8 hectares), lying to the west of Moss Road. The woodland comprises priority habitat, and is owned and managed by the Woodland Trust. This part of the site is not considered to be developable.

There are a number of key issues that would need to be given detailed consideration in assessing the site’s suitability for development. Given the site’s proximity to a European designated SAC, if it were to be developed for housing this may require appropriate assessment in accordance with the Habitats Regulations 2010. In addition, agricultural land data suggests that almost all of the site comprises grade 1 agricultural land and subject to further investigation, the loss of best and most versatile agricultural land would need to be weighed against other considerations. Approximately 15% of the site is at risk from surface water flooding and more detailed assessment would be required to assess the extent to which this could be mitigated. It may be that this would reduce the developable area of the site. Records of important species across the site could also constrain development. Furthermore, given the site’s location adjoining the M62 motorway along its northern boundary, it is likely that some form of buffer would be required to mitigate noise and air pollution if the site were to be developed for housing.

Potential uses and nature of development As the site is located in the green belt, there would need to be exceptional circumstances to justify its redevelopment, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process. Given its proximity to a European designated SAC, if it were to be developed for housing this may require appropriate assessment in accordance with the Habitats Regulations 2010. There are a number of other issues which would need to be given detailed consideration, including the site’s agricultural land value, the extent of surface water flood risk, and the presence of important species. The decision on whether it is considered appropriate to release this site for development will in part depend on the overall scale of housing that it is determined needs to be provided within Salford, and the alternative sites that are available.

 The design and layout of development would need to take account of surface water flood risk across part of the site and the need to maintain water quality given the presence of watercourses across the site.  Given the potential archaeological significance of the site, there would be a need for further investigation in consultation with the Greater Manchester Archaeological Advisory Service. This may impact on the appropriate scale, design and layout of any development.  Consideration would also need to be given to any potential impact of development on the setting of the scheduled ancient monument which lies approximately 700m to the north west of the site.  If the site were to be developed for housing, open space would need to be provided on-site, including a play area and some natural greenspace. Consideration should also be given to improving access to Chat Moss.  If the site were to be developed for housing, it is likely that part of the site would need to be set aside for one or more new primary schools (depending on the scale of development) in order to meet the requirement for additional pupil places that would be generated by the development. Land may also need to be set aside for a new secondary school, together with other necessary facilities to support an urban extension of this scale.

LW031 - Brackley Golf Course

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference LW031 number Site name Brackley Golf Course Site Land bounded by the M61 motorway to the north, by Anchor Lane to the east, and address by Clarke Crescent / Rothwell Crescent / Mill Hill / Greenhays Road / Moorhey Road / Newcombe Drive to the south.

Ward name Little Hulton Neighbourhood Walkden and Little Hulton area Uses under Housing consideration Summary of This extensive site comprises open land forming Brackley Golf Course, and lies key issues on the edge of the built-up area of Little Hulton. Whilst the site would in principle be suitable to accommodate housing development, there are a number of significant issues which are likely to impact on its ability to accommodate development. These include issues of contamination and land instability associated with former mining activities, together with the need to mitigate air and noise pollution issues associated with the adjacent M61. Cumulatively, these issues may impact on the developable area of the site and require significant investment to address. In addition, other key issues will be the loss of the site's existing recreation function, and the need to improve accessibility to local facilities.

Description Open land forming Brackley Golf Course. A small part of the golf course (including of site the club house) lies within the adjoining district of Bolton which lies immediately to the west. The site boundary therefore only includes that part of the golf course which lies within the administrative area of Salford.

Description The site lies to the north west of the built-up area of Little Hulton and residential of properties adjoin the majority of the site's southern boundary. The M61 motorway surroundings forms the site's northern boundary, beyond which lies an area of open land and the built-up area of Farnworth. To the west lies an area of woodland beyond which is open agricultural land.

Relevant The site is identified as a wildlife corridor area of search in saved unitary planning development plan policy EN9. history The site is unallocated in the Greater Manchester waste development plan document. Almost all of the site is designated as a minerals safeguarding area for coal and brick clay, and a very small area for sandstone, under policy 8 of the Greater Manchester minerals development plan document.

There are no significant planning consents affecting the site.

Source of site MHE Investments Ltd suggestion LW031 - Brackley Golf Course Accessibility1

Distance to nearest rail station Atherton - 3.15km Distance to nearest metrolink station Radcliffe - 7.89km Distance to nearest bus stop 0.38km Sustainable travel time to city centre 35 - 50 minutes Sustainable travel time to nearest town or local centre 10 - 25 minutes Sustainable travel time to nearest major employment area 5 - 20 minutes Sustainable travel time to nearest primary school 0 - 15 minutes Sustainable travel time to nearest secondary school 10 - 25 minutes Sustainable travel time to nearest GP surgery 5 - 20 minutes Sustainable travel time to nearest hospital 15 - 35 minutes

Summary of issues

Biodiversity There are records of important species on a nearby site and therefore there is potential for protected and/or priority species to be using this site which would need to be taken into consideration as part of the planning process.

Part of the site area has been identified as priority habitat or potential priority habitat, in terms of semi-improved natural grassland which is focused mainly around the perimeter of the site. Loss of priority habitats should be avoided where possible and mitigation or compensation measures provided where loss is unavoidable. However given that this is focused largely around the edges of the site, it should not have a significant impact on the extent of the developable area.

Soil and land None of the site is considered to be previously developed land.

The strategic agricultural land data suggests that the majority of the site is grade 3 agricultural land (grades 1, 2 and 3a are defined as the best and most versatile). Those putting the site forward for development would need to submit more detailed survey information on its agricultural land value, so that the significance of any loss of high grade agricultural land can be fully assessed and weighed against any potential benefits of development.

The former Brackley Colliery adjoined the site to the west, and it is understood that parts of the site were subject to extensive spoil tipping associated with this former use. This includes the former Hollins Reservoir which occupied the south western part of the site, and was infilled with spoil following the closure of the colliery in the 1960s. As such, there may be extensive issues of contamination and land instability which would need to be addressed if the site were to accommodate built development. Detailed site investigations would be necessary to assess the extent to which this may impact on the developable area of the site.

The site is generally flat, with landscaped undulations associated with its use as a golf course.

Water The surface water modelling suggests that there may be some surface water flooding in the northern part of the site adjacent to the motorway. The modelling also identifies some other areas of surface water flood risk on the site but these are likely to be due to the golf course landscaping. The surface water flood risk is not significant in the context of the site as a whole and could be mitigated by the design of any development. There are a number of drainage ditches in the vicinity of the site and any development would need to be sensitive to the need to protect water quality.

Landscape There are no protected trees on the site. The site is crossed by a range of mature LW031 – Brackley Golf Course trees and pockets of vegetation associated with its use as a golf course. The site is not within the designated green belt.

The land to the west of the site does lie within the green belt, whilst the land to the north which lies between the M61 and the built-up area of Farnworth is protected open land but is not designated green belt.

Heritage and townscape There are no known heritage assets on the site or within close proximity of the site boundary.

Pollution and hazards The majority of the site lies within an air quality management area associated with its location adjacent to the M61 motorway. The south western part of the site (representing approximately one quarter of the total site area) is the only part of the site to lie outside of the air quality management area. It is likely that site-specific measures would be required to mitigate noise and air pollution impacts associated with the motorway if the site were to be developed for housing. This is likely to require the setting aside of some form of landscaped buffer strip along the site’s northern boundary with the M61.

There are no other significant pollution or hazard issues which would constrain the development of the site for housing.

Accessibility Bus is the most accessible mode of transport serving the site (0.4km) as the nearest rail and metrolink stations are 3.2km and 7.9km away respectively. Overall the site does not have good access to local services and facilities. The nearest employment area, primary school and GP surgery can be reached by public transport/walking in a maximum of 20 minutes. The travel time to the nearest secondary school and town/local centre is slightly longer (25 minutes), and is considerably longer to the nearest hospital (35 minutes). The site would however be highly accessible to the employment opportunities that will be created as part of the consented Cutacre strategic employment site, which is being developed on land to the south of the site.

Based on the maximum walking distances the site has poor access to the six types of open space covered by local recreation standards. The site is only within walking distance of a district park. The site is not within walking distance of any play areas, a neighbourhood park or any natural greenspace, however the site is of sufficient size to accommodate a play area and local natural greenspace on-site. Replacement recreation provision would be required for the loss of the golf course, unless it could be demonstrated that the land is surplus to requirements.

Town centres and infrastructure The site is not located particularly close to any of the city’s town/local centres. The nearest local centre is Little Hulton (1.3km) and the nearest town centre is Walkden LW031 – Brackley Golf Course

(2.4km). There are overhead power lines running east to west through the northern part of the site. However, this should not constrain the development of the site, as it is likely that this area of the site would need to remain open as a buffer to the M61 motorway. This is reflected in the assumption regarding the potential scale of development, as identified above.

Overall site summary

This extensive site comprises open land forming Brackley Golf Course. The existing golf course is slightly larger than the identified site boundary, given that an area of the golf course extends to the west within the adjoining district of Bolton. The site lies at the north western extent of the city, on the edge of the built-up area of Little Hulton. The M61 motorway forms the site’s northern boundary, whilst residential properties adjoin the site to the south and east.

There are a number of significant issues which are likely to impact on the site’s ability to accommodate built development. Given the site’s proximity to the motorway, there would be a need for mitigation to address noise and air pollution issues, and this is likely to require the setting aside of a landscaped buffer strip alongside the motorway. There are also likely to be significant issues of contamination and land instability across parts of the site associated with former mining and spoil tipping activities. Detailed site investigations would be necessary to assess the extent to which this may impact on the developable area of the site.

In accessibility terms, the site does not currently perform well in terms of access to local services and facilities. It is therefore likely that some form of transport service improvements would be required if the site were to accommodate housing development.

Given the existing recreation use of the site as a golf course, national policy guidance affords the site considerable protection and would require replacement provision associated with any redevelopment of the facility, unless it could be demonstrated that the land is surplus to requirements.

It should be noted that the Publication Core Strategy proposed the addition of around 40 hectares of land to the green belt on the western side of Little Hulton, which included this site within its scope (Policy GB1 – Green belt spatial strategy). The intention of this was to help maintain the separation between this part of Salford and surrounding neighbourhoods in Bolton, particularly in the context of the scale of economic development proposed at Cutacre which would reduce the gap between the built-up areas of Little Hulton and Over Hulton.

Potential uses and nature of development Whilst the site would in principle be suitable to accommodate housing development, there are a number of significant issues which are likely to impact on the site’s ability to accommodate built development. Cumulatively, these may impact on the developable area of the site, and require significant investment to address. LW031 – Brackley Golf Course

Potential mitigation required  The site contains priority habitat around its margins, and its loss should be avoided where possible and mitigation or compensation measures provided where loss is unavoidable.  Those putting the site forward for development would need to submit more detailed survey information on its agricultural land value, so that the significance of any loss of high grade agricultural land can be fully assessed and weighed against any potential benefits of development.  Land remediation and ground stabilisation is likely to be required to address issues of contamination and land instability associated with former mining and spoil tipping activities on parts of the site.  The design of any development scheme would need to have regard to surface water flooding issues which exist on parts of the site.  Site-specific measures are likely to be required in order to mitigate noise and air pollution impacts associated with the site’s location adjacent to the M61.  Some form of improved bus service connections would be required in order to ensure that new development would be more effectively served by public transport.  If the site were to be developed for housing, on-site provision of a play area and of local natural greenspace would be required in order to avoid exacerbating existing deficiencies in terms of access to these types of greenspace.  Replacement recreation provision would be required for the loss of the golf course, unless it could be demonstrated that the land is surplus to requirements.  The site lies within a designated minerals safeguarding area for coal and brick clay, and a very small part of the site lies within the safeguarding area for sandstone. Extraction of the minerals resource would be required prior to development taking place, unless one of the exception criteria was satisfied.

SW017 - Land south and east of Salford Civic Centre

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference SW017 number Site name Land south and east of Salford Civic Centre Site Land to the north of Stanwell Road, bounded by Partington Lane to the west, by address Salford Civic Centre to the north, and by Bain Street to the east.

Ward name Swinton South Neighbourhood Swinton area Uses under Housing consideration Summary of This site comprises two parcels of land to the north of Stanwell Road. The Deans key issues Primary School will be rebuilt on part of the eastern parcel of land this part of the site is not therefore available for housing development. In assessing the suitability of the remainder of the site to accommodate housing development, the site performs strongly. It is in an accessible location with regard to public transport services and its proximity to local services and facilities at Swinton town centre. SW017 - Land south and east of Salford Civic Centre OS grid Easting: 377,647 Site size 2.48 reference Northing: 401,456 (hectares) Uses under Housing consideration Scale of 27 houses (assuming that 1.7 hectares is developed for The Deans Primary School, development / and the remaining part of the site came forward at a density of 35 dwellings per number of hectare). units

Description The site comprises two parcels of land. The western parcel of land comprises an of site area of surface car parking which provides staff parking for Salford Civic Centre (and was formerly occupied by a police station). The eastern parcel of land is the former playing fields of St Ambrose Barlow High School, which comprises outdoor pitches and a large indoor sports hall.

Description The site lies within an area comprising a mix of uses. The Salford Civic Centre of campus adjoins the site to the north, beyond which lies Swinton town centre. To the surroundings south, east and west the site is largely bounded by residential properties.

There are no significant planning permissions affecting the site.

Source of site Strategic land assessment suggestion SW017 - Land south and east of Salford Civic Centre Accessibility1

Distance to nearest rail station Swinton (Manchester) - 0.62k Distance to nearest metrolink station Eccles - 2.93km Distance to nearest bus stop 0.18km Sustainable travel time to city centre 15 - 25 minutes Sustainable travel time to nearest town or local centre 0 - 5 minutes Sustainable travel time to nearest major employment area 0 - 10 minutes Sustainable travel time to nearest primary school 0 - 10 minutes Sustainable travel time to nearest secondary school 5 - 10 minutes Sustainable travel time to nearest GP surgery 0 - 10 minutes Sustainable travel time to nearest hospital 15 - 25 minutes

1 - Distances stated are straight line distances from the centre of the site. Distance to nearest rail station excludes Clifton rail station due to limited frequency of services. Distance to nearest bus stop excludes any bus stop with less than two buses per hour due to limited frequency of services. Sustainable travel time calculated on the basis of travel time via public transport (bus, rail or tram) and/or walking, using public transport service data (as at October 2011). The full range of assumptions underpinning the sustainable travel time calculations are set out in the Local Plan Suggested Sites Consultation Overview Document. SW017 – Land south and east of Salford Civic Centre

Summary of issues

Biodiversity The eastern parcel of land which comprises the former playing fields of St Ambrose Barlow High School potentially fulfils a role in assisting the movement of wildlife through the urban area and this could be improved by sensitive development.

Soil and land Approximately one fifth of the site is considered to be previously developed land (the western parcel of land, and the sports hall on the eastern parcel of land). The site has no agricultural land value and there are no significant topographical constraints affecting the ability to develop the site.

Water The surface water modelling suggests that there may be a surface water flow path down the eastern edge of the eastern parcel of land. This should be investigated as part of the flood risk assessment for any future development. This is unlikely to be a significant constraint but may need to be taken into account in the design of any development.

Landscape There are no protected trees on the site, however there are a number of mature trees around the perimeter of the site.

Heritage and townscape There are no known heritage assets on the site or within close proximity of the site boundary.

Pollution and hazards The majority of the western parcel of land lies within an air quality management area associated with its position adjacent to Partington Lane. The eastern parcel of land does not lie within an air quality management area.

There are no other significant pollution or hazard issues which would constrain the development of the site for housing.

Accessibility Bus is the most accessible mode of transport serving the site (0.2km), and rail services are also available nearby at Swinton station (0.6km). Access to local facilities and services is excellent, with the nearest town/local centre, employment area, school and GP surgery all able to be reached by public transport/walking within a maximum of 10 minutes. Travel time to the nearest hospital is longer (25 minutes).

SW017 – Land south and east of Salford Civic Centre

Based on the maximum walking distances the site has good access to four of the six types of open space covered by local recreation standards. The site is within walking distance of parks, strategic natural greenspace and around half of the site is within walking distance of a play area for older children. The site is not within walking distance of a play area for younger children or local natural greenspace. Replacement recreation provision, to the satisfaction of Sport England, would be required for any loss of the existing playing fields (replacement provision of 1.6 hectares of playing fields to ensure no net loss).

Town centres and infrastructure The site is very close to Swinton town centre (0.2km). The nearest local centre to the site is Bolton Road (1.1km). There is significant existing utilities infrastructure which runs beneath the western parcel of land, and this is likely to impact on the layout of any development. Realignment of the existing infrastructure (where this is practical) would be at the developer’s expense.

Overall site summary

This site comprises two parcels of land to the north of Stanwell Road. The eastern parcel of land was formerly occupied by a police station and is currently in use as a surface car park. The western parcel of land formed the detached playing fields and sports hall for St Ambrose Barlow High School. The school relocated to a new site in Wardley in September 2013 which has a full range of sports facilities and playing fields on-site. The Deans Primary School will however be rebuilt on part of the former playing fields and therefore part of the eastern parcel of land is not considered to be available for housing development.

In assessing the suitability of the remainder of the site to accommodate housing development, the site performs strongly. It is in an accessible location with regard to public transport services and its proximity to local services and facilities at Swinton town centre. It also lies within an established residential area, with residential properties lying to the east, south and west of the site.

Potential uses and nature of development Those remaining parts of the site which are not required associated with the rebuilding of The Deans Primary School would be highly suitable for redevelopment for housing, subject to suitable replacement provision being made for the loss of any existing recreation facilities.

Potential mitigation required  Subject to the outcome of detailed flood risk assessment, it may be that the design of any development scheme needs to have regard to surface water flow paths which run along the site’s eastern boundary.  Replacement recreation provision would be required for the loss of the existing SW017 – Land south and east of Salford Civic Centre playing fields (replacement provision of 1.6 hectares of playing fields would be required to ensure no net loss).

SW018 - Playing fields east of Pendlebury Road

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference SW018 number Site name Playing fields east of Pendlebury Road Site Land bounded by Pendlebury Road to the west, Hilton Square to the east, Fraser address Street and Heron Street to the north, and the Wigan - Manchester rail line to the south.

Ward name Pendlebury Neighbourhood Swinton area Uses under Housing consideration Summary of The site comprises playing fields, providing sports pitches and associated key issues changing facilities which are available for community use. In assessing the site’s suitability to accommodate housing development, the site performs well. It is in an accessible location with regard to public transport services and its proximity to local services and facilities in Swinton town centre. Subject to suitable replacement provision being made for the loss of existing recreation facilities, the site would be suitable for redevelopment for housing.

Description Playing fields located to the rear of residential and commercial properties. The site is of site level and grassed, with a number of mature trees along its eastern boundary. A building located at the northern extent of the site comprises changing facilities for the playing fields.

Description The site lies within an area that is mixed in character. The site is bounded by the of rear of residential properties to the north and west, whilst to the east of the site are a surroundings range of industrial and storage units at Hilton Square and Union Street. The Wigan - Manchester rail line lies to the south of the site in a cutting, beyond which lies an employment area at Swinton Hall Road.

In October 2015 retrospective planning permission was granted for the change of use to a recycling depot of land at Hilton Square adjoining the site at its south eastern corner (planning application reference: 15/66034/FUL).

Source of site Strategic land assessment suggestion SW018 - Playing fields east of Pendlebury Road Accessibility1

Distance to nearest rail station Swinton (Manchester) - 0.44k Distance to nearest metrolink station Ladywell - 3.43km Distance to nearest bus stop 0.25km Sustainable travel time to city centre 15 - 25 minutes Sustainable travel time to nearest town or local centre 0 - 10 minutes Sustainable travel time to nearest major employment area 0 - 5 minutes Sustainable travel time to nearest primary school 5 - 10 minutes Sustainable travel time to nearest secondary school 5 - 15 minutes Sustainable travel time to nearest GP surgery 5 - 10 minutes Sustainable travel time to nearest hospital 20 - 25 minutes

Summary of issues

Biodiversity The site’s location adjacent to the railway line means that it has the potential to form part of a wider wildlife corridor if developed sensitively.

Soil and land A small proportion of the site is considered to be previously developed land (the existing changing facilities and associated hard standing / parking area). The site has no agricultural land value and there are no significant topographical constraints affecting the ability to develop the site.

Water There are no known issues relating to flooding or water quality on this site.

Landscape There are no protected trees on the site. There are a number of mature trees which line the site's eastern boundary.

Heritage and townscape There is one grade II listed building within 100m of the site (Christ Church) which lies to the north. The design of any development scheme should have regard to the setting of the listed building.

Pollution and hazards The site is not located within an air quality management area. There may be a requirement for some form of site-specific measures to mitigate any noise impacts associated with the employment uses which adjoin the site to the east, including the recently consented recycling depot, and the rail line which forms the site’s southern boundary.

There are no other significant pollution or hazard issues which would constrain the development of the site for housing.

Accessibility The site has good public transport access, as rail and bus services are located within 0.5km of the site. Access to local facilities and services is very good, with the nearest town/local centre, employment area, primary school and GP surgery all able to be reached by public transport/walking within a maximum of 10 minutes, and the nearest secondary school can be reached within 15 minutes.

Based on the maximum walking distances the site has good access to four of the six types of open space covered by local recreation standards. The site is within walking SW018 – Playing fields east of Pendlebury Road distance of parks, strategic natural greenspace and a play area for older children. Part of the site is within walking distance of local natural greenspace but it is not within walking distance of a play area for younger children, and this situation is unlikely to be capable of improvement. Replacement recreation provision, to the satisfaction of Sport England, would be required for the loss of the existing playing fields (replacement provision of 2.49 hectares would be required to ensure no net loss).

Town centres and infrastructure The site has very good access to local shopping facilities, as it is close to Swinton town centre (0.2km) and Bolton Road local centre (0.5km). It is anticipated that there will be limited impact on the development of the site from known on-site utilities infrastructure subject to prior negotiations regarding the layout, scale and type of development for this site.

Overall site summary

The site comprises playing fields, providing sports pitches and associated changing facilities which are available for community use. The site lies within an area which is mixed in character, with residential properties adjoining the site to the north and west, and with employment uses adjoining the site to the east, and beyond the rail line to the south.

In assessing the site’s suitability to accommodate housing development, the site performs well. It is in an accessible location with regard to public transport services and its proximity to local services and facilities in Swinton town centre.

The key issue that would need to be addressed if the site were to be redeveloped relates to its existing recreation function. Replacement recreation provision would be required to compensate for any loss of the existing playing fields. There is also likely to be a requirement for some form of site-specific mitigation to prevent any potential conflict of amenity with the existing employment uses at Hilton Square which adjoin the site’s eastern boundary. It would be important to ensure that any residential development on the site would not compromise the existing and future operation of this employment area.

Potential uses and nature of development Subject to suitable replacement provision being made for the loss of existing recreation facilities, the site would be suitable for redevelopment for housing.

SW018 – Playing fields east of Pendlebury Road

Potential mitigation required  The design of any development scheme would need to have regard to the setting of the grade II listed Christ Church which lies to the north of the site.  Site-specific mitigation may be required to address any noise pollution issues associated with the employment uses which adjoin the site’s eastern boundary, and the rail line which forms its southern boundary.  Replacement recreation provision would be required for the loss of the existing playing fields (replacement provision of 2.49 hectares would be required to ensure no net loss).

SW020 - Clifton Business Park

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference SW020 number Site name Clifton Business Park Site Clifton Business Park located off Wynne Avenue and bounded by the M60 to the address north, and Ellerby Avenue and Wolfreton Crescent to the south.

Ward name Pendlebury Neighbourhood Swinton area Uses under Housing consideration Summary of Clifton Business Park comprises a large industrial / manufacturing facility at its key issues centre, surrounded by a small complex of modern three storey office buildings. The majority of the office buildings have remained unlet and vacant since their construction, and the site owners are seeking to redevelop the site for housing. On the basis of vacancy levels across the existing office development over a protracted time period, it is likely that a case could be presented to demonstrate a lack of current or future demand for employment uses. The site would therefore be suitable to accommodate housing development, subject to a number of site- specific issues being addressed. SW020 - Clifton Business Park OS grid Easting: 378,177 Site size 3.1 reference Northing: 403,322 (hectares) Uses under Housing consideration Scale of 109 houses (assuming that the entire site is developed for housing at a density of 35 development / dwellings per hectare). No buffer to the motorway has been assumed given that the number of site lies above the level of the motorway and a wooded embankment forms a natural units buffer. It may be that subject to air quality and noise impact modelling, part of the site would need to be set aside to form a landscaped buffer. In this case the developable area of the site would be reduced.

Description The site comprises a large industrial / manufacturing facility at its centre, surrounded of site by a small complex of modern three storey office buildings. The majority of the office buildings have remained unlet and vacant since construction. The buildings are surrounded by areas of landscaping and surface car parking. Highway access to the business park is via Wynne Avenue.

Description The site lies within an area which is mixed in character. Whilst a number of of commercial uses adjoin the site to the west, the site is accessed through a surroundings residential area and residential properties adjoin its southern boundary. To the north of the site, a steep wooded embankment drops down to the M60 motorway. To the east of the site lies woodland which forms part of an area of publicly accessible natural greenspace. Relevant The site is unallocated in the Greater Manchester waste development plan planning document and the unitary development plan saved policies. history A very small area in the north east corner of the site is designated as a minerals safeguarding area for coal, sand and gravel and brick clay in policy 8 of the Greater Manchester minerals development plan document.

Planning permission was refused for the development of a three storey office building in the centre of the site in 2007 (07/55681/FUL) and a further application for the same development was subsequently withdrawn (09/57443/FUL). In March 2016 an outline planning application was submitted for redevelopment of the majority of the site for housing development. The application is for up to 110 dwellings, and proposes the redevelopment of the entire site with the exception of the office building which lies along the site's western boundary, which would be retained as offices. This application is pending determination.

Source of site Askon Estates UK (c/o BDO LLP) suggestion SW020 - Clifton Business Park Accessibility1

Distance to nearest rail station Swinton (Manchester) - 1.33k Distance to nearest metrolink station Prestwich - 3.32km Distance to nearest bus stop 0.42km Sustainable travel time to city centre 20 - 30 minutes Sustainable travel time to nearest town or local centre 5 - 15 minutes Sustainable travel time to nearest major employment area 5 - 15 minutes Sustainable travel time to nearest primary school 0 - 10 minutes Sustainable travel time to nearest secondary school 10 - 20 minutes Sustainable travel time to nearest GP surgery 5 - 15 minutes Sustainable travel time to nearest hospital 25 - 35 minutes

Summary of issues

Biodiversity This site has the potential to function as part of a wider wildlife corridor if developed sensitively.

The trees along the site’s southern boundary have been identified as part of the same block of semi-natural broadleaved woodland which extend across the adjoining site. This is a priority habitat at a Greater Manchester level and may also be a priority habitat nationally (subject to more detailed surveys). Loss of priority habitats should be avoided where possible and mitigated if unavoidable.

Soil and land The entire site is considered to be previously developed land. The site has no agricultural land value and there are no significant topographical constraints affecting the ability to develop the site.

The site is likely to be heavily contaminated associated with former landfill activity across the site. Site investigations would be required in order to assess the extent of land stability issues associated with former mining activities beneath the site.

Water The surface water modelling suggests a large area in the centre of the site is at risk of shallow surface water flooding. Some mitigation may be necessary in the design of any development.

Landscape There are no protected trees on the site. There are a series of mature trees around the site's perimeter.

Heritage and townscape There are no known heritage assets on the site or within close proximity of the site boundary.

Pollution and hazards The entire site is located within an air quality management area associated with its location adjacent to the M60 motorway which lies directly to the north. There is likely to be a requirement for site-specific measures to mitigate noise and air pollution impacts associated with the motorway if the site were to be developed for housing. This may include some form of acoustic barrier or landscaped buffer strip along the site’s northern boundary.

If the site were to be redeveloped for housing, there may also be a requirement for some form of site-specific mitigation in order to ensure no unacceptable impact on SW020 – Clifton Business Park the residential amenity of future occupiers associated with the existing employment uses which adjoin the site to the west.

Accessibility Bus is the most accessible mode of public transport serving the site (0.4km), as the nearest rail and Metrolink stations are 1.3km and 3.3km away respectively (Clifton railway station is closer to the site but excluded from the assessment due to the very limited services it provides). The site has good access to most local services and facilities. The nearest town/local centre, employment area, primary school and GP surgery can be reached by public transport in a maximum of 15 minutes. Travel time to the nearest secondary school is slightly longer (20 minutes).

Town centres and infrastructure The site is reasonably close to Bolton Road local centre (0.7km). The nearest town centre to the site is Swinton (1.4km). There is one distribution substation within the site, and overhead powerlines cross the south western tip of the site, however given that these are located at the periphery of the site they should not impact on the scale of development it could accommodate.

Overall site summary

Clifton Business Park comprises a large industrial / manufacturing facility at its centre, surrounded by a small complex of modern three storey office buildings. The office buildings were built speculatively, and the majority have remained unlet and vacant since their construction approximately ten years ago. Due to the lack of market demand for office accommodation in this location, the site owners are seeking to redevelop the site for housing. It is understood that the occupiers of the industrial / manufacturing facility within the site are seeking to relocate as the premises no longer meet their needs. One of the office blocks is currently tenanted.

The site lies adjacent to the M60 motorway which forms its northern boundary. Residential properties adjoin the site’s southern boundary, and highway access to the site is via Wynne Avenue which also serves as the main highway access to the adjoining housing estate. A number of employment uses lie to the west of the site, with the adjoining site presently in use as a road haulage operation comprising warehouses and trailer storage.

When assessed for its potential to accommodate housing development, the site performs reasonably well. It is accessible to a range of local services and facilities, and is served by existing bus services which run along the A666. The development of the site for housing would complement the surrounding residential uses which lie SW020 – Clifton Business Park to the south and east.

Whilst the site is currently in employment use, on the basis of vacancy levels across the development over a protracted time period, it is likely that a case could be presented to demonstrate a lack of current or future demand for employment uses.

There are a number of issues which would need to be addressed if the site were to be redeveloped for housing. Detailed site investigations would be required to assess the extent of land contamination and land stability issues associated with former mining and landfill activity on the site. It may be that additional levels of remediation would be required if the site were to accommodate housing development. There would also be a requirement for site specific mitigation to address issues of noise and air pollution associated with the site’s proximity to the M60 motorway. Whilst the site is elevated above the motorway and is separated by a densely wooded embankment, there may still be a requirement for some form of acoustic barrier. It is likely that there would also be a requirement for some form of site-specific mitigation in relation to the existing employment use which adjoins the site to the west. It will be important to ensure that any redevelopment of the site for housing does not compromise the existing and future operation of adjoining employment uses.

Potential uses and nature of development On the basis of vacancy levels across the existing development over a protracted time period, it is likely that a case could be presented to demonstrate a lack of current or future demand for employment uses. The site would therefore be suitable to accommodate housing development, subject to a number of site-specific issues being addressed.

Potential mitigation required  The trees along the site’s southern boundary should be retained as they form part of a priority habitat. As these trees line the boundary, their retention should not result in a reduction to the developable area of the site.  Additional land remediation may be required to address levels of contamination associated with former mining and tipping activity across the site. Site investigations would be required in order to assess the extent of land stability issues.  The design of any redevelopment would need to have regard to surface water flooding issues which exist across parts of the site.  There may be a requirement for measures to mitigate the impact of air and noise pollution associated with the site’s proximity to the M60 motorway.  There may be a requirement for site-specific measures to protect the amenity of future residents from any noise disturbance associated with the existing employment use which adjoins the site to the west.

SW021 - Land at Swinton Park Golf Club

Salford Local Plan (Suggested Sites) - Site Assessment Form

Reference SW021 number Site name Land at Swinton Park Golf Club Site North western part of Swinton Park Golf Club, with the A580 East Lancashire address Road forming the site's northern boundary, and a dismantled former rail line forming the western boundary.

Ward name Swinton South Neighbourhood Swinton area Uses under Housing consideration Summary of The site forms part of Swinton Park Golf Club. The site has been proposed on the key issues basis that the existing golf course could be reconfigured and retained whilst allowing residential development to come forward on this site. In assessing the site’s potential to accommodate housing development, it lies within an established residential area and occupies a sustainable location with good accessibility to a range of local services and facilities. If the loss of part of the golf course was to be considered acceptable, then the site would in principle be suitable to accommodate housing development subject to a number of specific issues being addressed.

The decision on whether it is considered appropriate to release this site for development will in part depend on the overall scale of housing that it is determined needs to be provided within Salford, and the alternative sites that are available. SW021 - Land at Swinton Park Golf Club OS grid Easting: 377,945 Site size 9.98 reference Northing: 400,531 (hectares) Uses under Housing consideration Scale of 315 houses (assuming that 9 hectares of the site is developable on the basis of development / providing a buffer to the A580 East Lancashire Road, and that the site is developed number of for housing at a density of 35 dwellings per hectare). units

Description The site forms part of Swinton Park Golf Club. The site has been proposed on the of site basis that the existing golf course could be reconfigured and retained whilst allowing residential development to come forward on this site. The site comprises open grassed land, together with areas of mature vegetation and two ponds, associated with its use as a golf course.

Description The golf course lies within an area that is residential in character, lying between the of established residential areas of Swinton and Claremont. The A580 East Lancashire surroundings Road forms the site's northern boundary, beyond which lies housing at Linksway. The western boundary of the site follows the line of a dismantled former rail line, beyond which lies open land and housing at Eccles Road and Westgate Drive. On the basis that the golf course would be reconfigured and retained, the site would continue to be bounded by open land formed by the golf course to the south and east.

Relevant The site is unallocated in the the Greater Manchester waste development plan planning document, Greater Manchester minerals development plan document and unitary history development plan saved policies.

There are no relevant planning consents that would affect the site.

Source of site Peel Holdings suggestion SW021 - Land at Swinton Park Golf Club Accessibility1

Distance to nearest rail station Swinton (Manchester) - 1.55k Distance to nearest metrolink station Ladywell - 1.97km Distance to nearest bus stop 0.33km Sustainable travel time to city centre 15 - 30 minutes Sustainable travel time to nearest town or local centre 5 - 20 minutes Sustainable travel time to nearest major employment area 5 - 20 minutes Sustainable travel time to nearest primary school 5 - 15 minutes Sustainable travel time to nearest secondary school 5 - 15 minutes Sustainable travel time to nearest GP surgery 5 - 20 minutes Sustainable travel time to nearest hospital 10 - 25 minutes

Summary of issues

Biodiversity This site forms part of a wider network of green spaces which helps wildlife to move through the urban area. Any future development should protect the ability of wildlife to move through the site where possible.

There is a small area of semi-improved neutral grassland near the site boundary with the A580 East Lancashire Road. This may be a priority habitat at the Greater Manchester level (subject to more detailed surveys). Two ponds within the site may be priority habitats nationally (subject to more detailed surveys). Loss of priority habitats should be avoided where possible and mitigated if unavoidable.

Soil and land None of the site is considered to be previously developed land. The site has no agricultural land value. The site is generally flat with landscaped undulations associated with its existing use as a golf course.

Water Surface water modelling suggests some shallow surface water flow paths cross the eastern part of the site. This should be investigated as part of the flood risk assessment for any development.

There are two ponds on site which may be priority habitats. Any development should be sensitive to the importance of protecting water quality.

Landscape A tree preservation order covers the whole site. There are pockets of mature trees and vegetation running across the site associated with its existing use as a golf course.

Heritage and townscape There are no known heritage assets on the site or within close proximity of the site boundary.

Pollution and hazards The northern part of the site lies within an air quality management area associated with its position adjacent to the A580 East Lancashire Road. This affects approximately one fifth of the total site area. There may be a requirement for site- specific measures to mitigate noise and air pollution impacts associated with this heavily trafficked road if the site were to be developed for housing. This may require the setting aside of a landscaped buffer strip along the site’s northern boundary.

There are no other significant pollution or hazard issues which would constrain the SW021 – Land at Swinton Park Golf Club development of the site for housing.

Accessibility Bus is the most accessible mode of transport serving the site (0.3km), as the nearest rail and metrolink stations are 1.6km and 2.0km away respectively. Access to some local services and facilities is good, with the nearest primary and secondary schools able to be reached by public transport/walking within a maximum of 15 minutes. Travel time to the nearest town/local centre, employment area and GP surgery is slightly longer (20 minutes).

Based on the maximum walking distances the site has good access to half of the six types of open space covered by local recreation standards. The majority of the site is within walking distance of a play area for younger children, two district parks and local natural greenspace. The site is not within walking distance of a play area for older children or strategic natural greenspace. On-site provision of a play area for older children may be required as part of any proposed residential development to avoid exacerbating this existing deficiency. Replacement recreation provision would be required for the loss of the golf course.

Town centres and infrastructure The nearest town centre to the site is Swinton (1.0km) and the nearest local centre is at Hope (1.4km). There is significant existing utilities infrastructure which runs beneath the site, and this is likely to impact on the layout of any development. Realignment of the existing infrastructure (where this is practical) would be at the developer’s expense.

Overall site summary

The site forms approximately one quarter of Swinton Park Golf Club, and comprises open land which forms part of the golf course. The site has been proposed on the basis that the existing golf course could be reconfigured and retained whilst allowing residential development to come forward on this site. However no information has been submitted to date to assess the impact of such a reconfiguration on the operation and attractiveness of the golf course.

The site forms part of an extensive swathe of open land within the urban area between Swinton, Ellesmere Park and Claremont, which comprises the golf course, the former Swinton Sewage Treatment Works and adjoining land, and the playing fields of Eccles Sixth Form Centre and Wentworth High School. The A580 East Lancashire Road forms the site’s northern boundary, beyond which lies a housing area, and residential properties also lie to the west of the site beyond an area of open land which forms a strategic recreation route.

In assessing the site’s potential to accommodate housing development, it lies within an established residential area and occupies a sustainable location with good accessibility to a range of local services and facilities. This has recently been further improved as part of bus priority and service improvements to the A580 East SW021 – Land at Swinton Park Golf Club

Lancashire Road corridor.

In terms of development constraints, there is likely to be a requirement for some form of mitigation to address noise and air pollution associated with the site’s location adjacent to the heavily trafficked A580 East Lancashire Road. This may require the provision of a landscaped buffer strip alongside the highway in order to screen the housing development.

Potential uses and nature of development If the loss of part of the golf course was to be considered acceptable, then the site would in principle be suitable to accommodate housing development. Given its location within an established residential area, and its open aspect over the remaining area of golf course, it could accommodate a range of high quality family housing.

Potential mitigation required  A small area of semi-improved neutral grassland, together with two ponds on the site may be priority habitats (subject to more detailed surveys). Loss of priority habitats should be avoided if at all possible and mitigation or compensation measures provided where loss is unavoidable.  The design of any development scheme would need to have regard to surface water flow paths which cross the site.  The entire site is covered by a tree preservation order, and therefore the layout of any development would need to be designed around the existing pockets of trees and mature vegetation which cross the site.  There may be a requirement for site-specific measures to mitigate noise and air pollution impacts associated with the site’s location adjacent to the A580 East Lancashire Road. This may require the setting aside of a landscaped buffer strip along the site’s northern boundary.  Development may need to make on-site provision for a play area for older children in order to prevent exacerbating existing deficiencies in terms of access to this type of greenspace.  Replacement recreation provision would be required for the loss of the golf course, unless it could be demonstrated that the land is surplus to requirements.  Existing utilities infrastructure beneath the site is likely to impact on the layout of any development, and realignment of the existing infrastructure (where this is practical) would be at the developer’s expense.

SW022 – Land north of M60 Junction 16

Salford Local Plan (Additional Sites) – Site Assessment Form

Reference SW022 number Site name Land north of M60 Junction 16 Site address Land north of Junction 16 of the M60, bounded by the eastbound motorway slip road to the south, Church Walk to the west, and the Manchester to Bolton rail line to the north. Ward name Pendlebury Neighbourhood Swinton area Uses under Housing consideration Summary of The site is located within the green belt at Clifton directly to the north of Junction 16 of key issues the M60. As the site is located within the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process. Due to the extensive habitat, species and landscape constraints which exist on part of the site it is likely that only the southern part of the site has potential to accommodate any form of built development. The ability to develop this remaining part of the site would itself be contingent on a case being made that the removal of trees from the ancient woodland, in order to facilitate highway access, would be outweighed by the benefits of developing this site. The decision on whether it is considered appropriate to release this site for development will in part depend on the overall scale of housing that it is determined needs to be provided within Salford, and the alternative sites that are available.

SW022 – Land north of M60 Junction 16

OS grid Easting: 377,830 Site size (hectares) 6.09 reference Northing: 403,542 Uses under Housing consideration Scale of 77 houses (assuming that the woodland is excluded, and that the remaining 2.19 hectare development / developable area came forward at a density of 35 dwellings per hectare). The number of developable area may need to be reduced further subject to noise and air quality units assessment given the site’s location adjoining the M60. Description of The site is located within the green belt at Clifton directly to the north of Junction 16 of site the M60. The southern part of the site is grassed with some areas of hardstanding exposed. The remainder of the site comprises ancient woodland and forms part of a designated site of biological interest. Description of The site lies at the edge of the urban area, and forms part of an extensive area of green surroundings belt which extends northwards towards Radcliffe and Whitefield in Bury. To the north of the site lies Clifton Country Park, whilst to the north west beyond the woodland are residential areas at Clifton.

Relevant The whole of the site is designated as green belt, a key recreation area, a wildlife planning corridor area of search, and part of the Irwell Valley under saved unitary development history plan policies EN1, R4/2, EN9, and EN5. Approximately half of the site is identified on the proposals map as a site of biological importance under saved unitary development plan policy EN8/17, and this part of the site comprises ancient woodland.

The site is unallocated in the Greater Manchester waste development plan document, but all of the site is identified as a part of a minerals safeguarding area for brick clay and for coal under policy 8 of the Greater Manchester minerals development plan document.

In 2004 planning consent was granted for the creation of a new permanent hardstanding on the southern part of the site and temporary access via the motorway slip road associated with works by United Utilities Plc (planning application reference: 04/47782/FUL).

Source of site The Casey Group Limited suggestion

SW022 – Land north of M60 Junction 16 Accessibility1

Distance to nearest rail station Swinton - 1.48km Distance to nearest metrolink station Prestwich - 3.62km Distance to nearest bus stop 0.26km Sustainable travel time to city centre 20 - 30 minutes Sustainable travel time to nearest town or local centre 5 - 15 minutes Sustainable travel time to nearest major employment area 5 - 15 minutes Sustainable travel time to nearest primary school 0 - 15 minutes Sustainable travel time to nearest secondary school 10 - 20 minutes Sustainable travel time to nearest GP surgery 5 - 15 minutes Sustainable travel time to nearest hospital 25 - 35 minutes

Summary of issues

Biodiversity Approximately half of the site lies within the Oakwood site of biological importance (SBI). Within the site, the SBI comprises an area of ancient broadleaved woodland which forms an arc across the northern half of the site. There are a number of priority habitats and potential priority habitats within the site. These include semi-natural broadleaved woodland which reflects the extent of the ancient woodland and SBI within the site. Part of the southern half of the site may comprise semi-improved neutral grassland, however the creation of hardstanding across part of the site associated with the planning consent granted in 2004 may have impacted on this. Adverse impacts on the SBI and the priority habitats should be avoided if possible and mitigated or compensated if loss is unavoidable.

There are also records of protected species on this site which may constrain development.

Soil and land None of the site is considered to be previously developed land. The site is not considered to have any agricultural land value. There are a series of level changes across the site, with the land dropping away towards the arc of woodland. However, it is not considered that these topographical constraints would significantly affect the ability to develop the rest of the site.

There are no known issues of contamination on the site, however site investigations would be required in order to assess the extent of land stability issues associated with former mining activities on the site.

Water There are no significant issues relating to flood risk or water quality on this site. Suface water modelling indicates that a small part of the site may be subject to surface water flooding in an extreme rainfall event, however this lies largely within the area of ancient woodland and would not significantly constrain the ability of the rest of the site to be developed.

Landscape The site is designated as green belt land and therefore if the site were to be brought forward for development, this would require its removal from the green belt through the local plan process as part of a review of the green belt boundary.

The arc of woodland which covers the northern half of the site is ancient woodland, and represents the only area of ancient woodland within Salford. Ancient woodland is an area that has been wooded continuously since at least 1600 AD. A group tree preservation order protects this ancient woodland. Ancient woodland is an irreplaceable habitat and its loss or deterioration should not be permitted unless the need for, and benefits of, development in that location clearly outweigh the loss.

SW022 – Land north of M60 Junction 16

Heritage and townscape There are two grade II listed buildings within 100m of the site. The Church of St Anne adjoins the site to the west and careful consideration would need to be given to the design of any development to ensure no impact on the setting of the church. Clifton War Memorial lies to the south of the site, however it is separated from the site by the M60 and its associated slip roads, and development of the site is therefore unlikely to impact on the setting of the memorial.

Pollution and hazards The whole site is located within an air quality management area associated with its location adjacent to the M60, and there is therefore likely to be a requirement for site specific measures to mitigate air and noise pollution impacts of the motorway if residential development were to come forward on the site. This may impact on the extent of the site which is developable for housing.

Accessibility Bus is the most accessible mode of public transport serving the site (0.26km), as the nearest rail and metrolink stations are 1.5 and 3.6km away respectively. Access to local services and facilities is generally quite good, with the nearest town/local centre, employment area, GP surgery and primary school able to be reached by public transport / walking within a maximum of 15 minutes. Travel time to the nearest secondary school is slightly longer (20 minutes) and the nearest hospital considerably longer (35 minutes). The site lies adjacent to junction 16 of the M60.

Part of the site (the band of ancient woodland) is an existing open space site identified in the Greenspace Strategy SPD: Clifton Country Park (SWI/001) as a strategic and local natural greenspace, which is also a neighbourhood park. Based on maximum walking distances the site has excellent access to most of the types of open space covered by local recreation standards. The site is within walking distance of one site (Clifton Country Park) providing access to five of the six local recreation standards. The site has no access to a play area for younger children.

Town centres and infrastructure The site is located reasonably close to Bolton Road local centre (0.9km) and the nearest town centre to the site is Swinton (1.5km). There is major utilities infrastructure which runs beneath the site. This would require the provision of an easement and would impact on the layout of development.

Overall site summary

The site is located within the green belt at Clifton directly to the north of Junction 16 of the M60. The central part of the site is grassed with some areas of hardstanding exposed. The remainder of the site comprises ancient woodland and forms part of a designated SBI.

SW022 – Land north of M60 Junction 16

As the site is located within the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process.

Approximately half of the site comprises ancient woodland. Ancient woodland is an irreplaceable habitat and its loss or deterioration should not be permitted unless the need for, and benefits of, development in that location clearly outweigh the loss. In addition to being protected by a group tree preservation order, the ancient woodland forms part of the Oakwood SBI, and is an existing open space site forming part of Clifton Country Park as a strategic and local natural greenspace. In the context of the protection afforded to this part of the site by virtue of its ancient woodland status and its biodiversity value, this part is not considered to be developable.

In this context, it is only the remaining 2.19 hectares of the site which has any potential to accommodate development. The southern part of the site is grassed with some areas of hardstanding exposed. It may comprise semi-improved neutral grassland, however the creation of hardstanding across part of the site associated with the planning consent granted in 2004 may have impacted on this.

The ability to develop this remaining part of the site is however significantly constrained by highway access to the site. A temporary access to the site was created associated with the consent granted to United Utilities Plc (planning application reference: 04/47782/FUL). This was however via the eastbound sliproad of Junction 14 of the M60 and clearly would not be a suitable access point for a housing development. The other potential access points to the site are likely to involve some loss of the area of ancient woodland. Whilst there is a narrow strip of land that lies between the ancient woodland and the sliproad, it is unclear whether highway access could be achieved in practical terms, particularly in the context of the traffic light controlled junction at Manchester Road. In the absence of the removal of trees which form part of the ancient woodland, it is unlikely that any access that would be acceptable in highways terms could be achieved. The ability of the site to be developed is therefore likely to be contingent on a case being made that the removal of trees from part of the ancient woodland would by outweighed by the benefits of developing this site.

Potential uses and nature of development As the site is located within the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process. The decision on whether it is considered appropriate to release this site for development will in part depend on the overall scale of housing that it is determined needs to be provided within Salford, and the alternative sites that are available.

It is likely that due to the extensive habitat, species and landscape constraints which exist on that part of the site which lies within the designated Oakwood SBI, that only the southern part of the site (approximately 2.19 hectares) has potential to accommodate any form of built development. The ability to develop this remaining part of the site would itself be contingent on a case being made that the removal of SW022 – Land north of M60 Junction 16 trees from the ancient woodland, in order to facilitate highway access, would be outweighed by the benefits of developing this site.

Potential mitigation required The following mitigation measures relate only to that part of the site which lies outside the designated SBI and which is considered to have potential to accommodate some form of development. It does not set out the potential mitigation that would be required if the remaining area of the site were to be developed, which would be considerably more extensive.  Any development would need to have regard to the species and habitat constraints which exist on the site. Whilst these are primarily concentrated on the part of the site which lies within the SBI designation, there may be associated impacts relating to that part of the site which lies outside of the SBI which may require mitigation.  Loss of priority habitats should be avoided if possible and mitigated or compensated if loss is unavoidable.  Ancient woodland is an irreplaceable habitat and any proposal involving the loss or deterioration of ancient woodland would need to demonstrate that the need for, and benefits of, development in that location clearly outweigh the loss.  Additional surveys would be required in relation to the stability of the land given the former mining activities on the site.  If the site were to be developed for housing, site specific mitigation would be required to protect residential amenity from any noise or air quality issues associated with the M60 to the south of the site.  The site lies within a minerals safeguarding area for brick clay and for coal. Given the site’s proximity to housing and given its size, it is however unlikely that extraction of the minerals resource would be required prior to development taking place.  The design of any development should respond positively to the setting of the grade II listed Church of St Anne which adjoins the site.

WB018 – Land east of Boothstown

Salford Local Plan (Additional Sites) – Site Assessment Form

Reference WB018 number Site name Land east of Boothstown Site address Land east of Boothstown bounded by Leigh Road to the north, the Bridgewater Canal to the south and west, the proposed RHS Garden site to the east, and Booth's Bank Farm to the west. Ward name Worsley, and Boothstown and Ellenbrook Neighbourhood Worsley and Boothstown area Uses under Housing consideration Summary of This is an extensive site comprising predominantly of agricultural land located within the key issues green belt to the east of the built-up residential area of Boothstown. As the site is located in the green belt, there would need to be exceptional circumstances to justify its redevelopment, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process. There are other potential constraints on this site that would need to be given careful consideration and may reduce the site’s developable area, including the need to retain the main river which runs through the site, the presence of important species, the surface water flood risk, and the presence of major utilities infrastructure beneath the site. The decision on whether it is considered appropriate to release this site for development will in part depend on the overall scale of housing that it is determined needs to be provided within Salford, and the alternative sites that are available.

WB018 – Land east of Boothstown

OS grid Easting: 373,190 Site size (hectares) 26.58 reference Northing: 400,373 Uses under Housing consideration Scale of 150 houses as identified in the development prospectus for the site submitted by the development / landowner via the Greater Manchester Spatial Framework call for sites exercise (on the number of basis of excluding Alder Wood and the existing playing fields from the developable area, units and allowing for the major utilities infrastructure and surface water flooding issues which exist across the site). Description of An extensive site comprising open agricultural land and woodland located within the site green belt to the east of the built-up residential area of Boothstown. The western extent of the site also comprises playing fields. Shaw Brook runs through the site. Description of There are residential properties to the north west of the site which form part of the surroundings settlement of Boothstown, and to the north of the site at Leigh Road. The Bridgewater Canal forms the southern boundary to the site, beyond which lies an extensive area of green belt at Chat Moss. The site adjoins the Worsley Park estate to the east which will be the location for the new Royal Horticultural Society garden, RHS Bridgewater.

Relevant The whole site is designated as green belt under saved unitary development plan policy planning EN1 and is designated as a minerals safeguarding area for coal and brick clay in policy 8 history of the Greater Manchester minerals development plan document. The site is unallocated in the Greater Manchester waste development plan document.

The site forms part of the much wider area of land that was subject to the Salford Forest Park proposal a racecourse and eco-village which was refused planning permission, with the subsequent appeal dismissed in 2010 (planning application reference: 04/48900/HYBEIA).

Source of site Peel Holdings suggestion

WB018 – Land east of Boothstown Accessibility1

Distance to nearest rail station Walkden - 2.36km Distance to nearest metrolink station Eccles - 5.02km Distance to nearest bus stop 0.39km Sustainable travel time to city centre 35 - 50 minutes Sustainable travel time to nearest town or local centre 5 - 20 minutes Sustainable travel time to nearest major employment area 10 - 25 minutes Sustainable travel time to nearest primary school 10 - 25 minutes Sustainable travel time to nearest secondary school 10 - 30 minutes Sustainable travel time to nearest GP surgery 10 - 25 minutes Sustainable travel time to nearest hospital 35 - 50 minutes

Summary of issues

Biodiversity The site lies on the edge of open countryside with Chat Moss lying to the south beyond the Bridgewater Canal, and therefore whilst not acting as a wildlife corridor at present it may become more important for wildlife movement in the future if this area is developed. Any development should therefore retain the ability of wildlife to move around and through the site. Middle Wood site of biological importance (SBI) adjoins the site to the east, which itself forms part of the site for the new Royal Horticultural Society garden. Botany Bay Wood SBI lies across the Bridgewater Canal to the south west of the site, and the Bittern Pitts Wood SBI lies across the Bridgewater Canal to the south east of the site.

There are a number of priority habitats and potential priority habitats within the site. These include Alder Wood which lies within the northern part of the site and comprises an area of plantation broadleaved woodland. There is also a small area at the southern extent of the site which comprises broadleaved woodland and semi- improved neutral grassland. There are also a series of hedgerows running across the site which may be priority habitats, subject to more detailed survey.

In addition, there are records of protected and priority species on this site which may constrain development. Adverse impacts on the adjacent site of biological importance and the priority habitats should be avoided if possible and mitigated or compensated if loss is unavoidable.

Soil and land None of the site is considered to be previously developed land. Agricultural land data suggests that all of the site is grade 3 agricultural land (grades 1, 2 and 3a are defined as the best and most versatile). Those putting forward the site for development would need to submit more detailed survey information on its agricultural land value, so that the significance of any loss of high grade agricultural land can be fully assessed and weighed against any potential benefits of development.

There are no significant topographical constraints affecting the ability to develop the site and there are no known issues of contamination on the site.

Water Shaw Brook, which is a main river, runs through the site from north to south, and there are two ponds and a drainage ditch within the site. Works to any watercourse will require consent, and the Environment Agency is likely to require an undeveloped buffer to be left adjacent to the main river for access and maintenance purposes. It is considered good practice to open up culverted watercourses where possible, and additional culverting should be avoided.

The Bridgewater Canal lies directly to the south of the site. Surface water modelling shows an extensive area of significant surface water flood risk across the southern half of the site. Parts of the site may not be suitable for built development due to the WB018 – Land east of Boothstown depth and frequency of flooding, although more detailed assessment would be needed to confirm this. In total approximately one fifth of the site is affected by surface water flooding issues, although in some of these areas the risk may be less severe and mitigation measures such as raised floor levels may be sufficient.

Due to the presence of a number of watercourses within and around the site, any development would need to be particularly sensitive to the importance of protecting water quality.

Alder Wood lies within the northern part of the site and comprises a mature broadleaved woodland plantation. There is a smaller area of mature woodland at the site’s south eastern corner, and the trees which line the site’s southern boundary along the Bridgewater Canal are protected by a group tree preservation order.

There are a series of hedgerows running across the site which include mature trees along field boundaries. It would be important to assess the importance of these hedgerows in accordance with the Hedgerows Regulations 1997 to determine whether they should be retained. This may therefore impact the scale/layout of development that could be achieved on this site.

Shaw Brook runs through the site and would need to be retained within any scheme layout, which would reduce the overall amount of development that could be accommodated on the site.

Heritage and townscape Part of the site’s eastern boundary adjoins the locally listed Worsley Park which historically formed part of the Worsley New Hall estate, and has recently been confirmed as the location for a new Royal Horticultural Society garden. Any development on this site would therefore need to be carefully designed to ensure no detrimental impact on the setting of this locally listed heritage asset.

The site lies in close proximity to the Bridgewater Canal, which is an important, historic, linear feature that should be taken into account in the design and layout of any development. The site may also be of archaeological importance given its location adjacent to this, as the world’s first industrial canal. Those putting the site forward for development would need to investigate this in consultation with the Greater Manchester Archaeological Advisory Service. This may impact on the appropriate scale, design and layout of any development.

Pollution and hazards The site is not located within the air quality management area, and there are no other significant pollution or hazard issues which would constrain the development of WB018 – Land east of Boothstown the site for housing.

Accessibility Bus is the most accessible mode of transport serving the site (0.4km), as the nearest rail and metrolink stations are 2.4km and 5.0km away respectively. This is a large site (27 hectares), and therefore the travel time by public transport/walking to local services and facilities varies depending on where you are on the site. The nearest town/local centre can be reached by public transport/walking within a maximum of 20 minutes. The nearest employment area, primary school and GP surgery can be reached within a maximum of 25 minutes. Travel time to the city centre or the nearest hospital is considerably longer (50 minutes maximum).

Part of the site is an existing open space site identified in the Salford Greenspace Strategy as sports pitches (part of WBO/009 – Boothsbank Park, which is split across two sites, with a site at Boothsbank Avenue providing equipped play areas, and part of this site providing sports pitches). Based on the maximum walking distances the site has reasonable access to four of the six types of open space covered by local recreation standards. The west of the site forms part of Boothsbank Park to the north, a Neighbourhood Park, therefore it is currently considered to be within walking distance of this local standard. Around half of the site is also accessible to a district park, a play area for younger children and local natural greenspace. Replacement recreation provision to the satisfaction of Sport England would be required for any loss of the existing playing fields (replacement provision of 1.72 hectares would be required to ensure no net loss).

Town centres and infrastructure The site is close to Boothstown local centre (0.7km). The nearest town centre to the site is Walkden (2.6km). There is major utilities infrastructure which runs beneath the site which would require the provision of an easement and impact on the layout of any development.

Overall site summary

This is an extensive site comprising predominantly of agricultural land located within the green belt to the east of the built-up residential area of Boothstown. It also includes an area of mature woodland and playing fields. The site lies on the edge of open countryside with Chat Moss lying to the south beyond the Bridgewater Canal.

As the site is located in the green belt, there would need to be exceptional circumstances to justify its development, and this would require its removal from the green belt through a review of the green belt boundary as part of the local plan process.

Alder Wood comprises an area of mature broadleaved woodland within the northern part of the site, and the woodland is not considered to be developable. The main river running through the site and the likely requirement for a buffer either side of this WB018 – Land east of Boothstown would impact on the developable area. Approximately one fifth of the site is at risk from surface water flooding and more detailed assessment would be required to assess the extent to which this could be mitigated and the impact on the developable area. Records of important species on this site could also constrain development. In addition, the agricultural value of this site will require further investigation.

Potential mitigation required  Any development would need to have regard to the species and habitat constraints which exist on the site. Loss of priority habitats should be avoided if possible and mitigated or compensated if loss is unavoidable.  Development should retain the ability of wildlife to move through the site.  Those putting the site forward for development would need to submit more detailed survey information on its agricultural land value, so that the significance of any loss of high grade agricultural land can be fully assessed and weighed against any potential benefits of development.  The design and layout of development would need to take account of surface water flood risk across part of the site and the need to maintain water quality given the presence of watercourses on the site.  The design and layout of any development should have regard to the setting of the locally listed Worsley Park which adjoins the site, and to the Bridgewater Canal, which is an important, historic, linear feature in this part of the city.  Given the potential archaeological significance of the site, those putting it forward for development would need to investigate this further in consultation with the Greater Manchester Archaeological Advisory Service. This may impact on the appropriate scale, design and layout of any development.  Replacement recreation provision would be required for any loss of the existing playing fields (replacement provision of 1.72 hectares would be required to ensure no net loss).  There is major utilities infrastructure which runs beneath the site which would require the provision of an easement and would impact on the layout of any development.  The site lies within a designated minerals safeguarding area for coal and brick clay, and therefore extraction of the minerals resource would be required prior to development taking place, unless one of the exception criteria was satisfied.