PART 1 – OPEN TO THE PUBLIC

REPORT OF THE STRATEGIC DIRECTOR PLACE

TO THE GROWTH & PROSPERITY SCRUTINY PANEL

22ND OCTOBER 2018

FOR BRIEFING

TITLE: SUMMARY UPDATE ON DEVELOPMENT ACROSS CITY CENTRE – AUTUMN 2018

RECOMMENDATION:

1. That the Panel note the contents of this report and the progress made to deliver the growth and development strategy for the City.

DETAILS:

1.0 Background

This report provides a snapshot update on the strategic development activity across the urban part of the city centre referred to here as City Centre Salford and also comments on the expanding edge to this.

Significant development activity and investment plans are also underway in other parts of Salford, in particular at Salford Quays and MediaCityUK, the Western Gateway including and some town centres. This update relates to specific and current development planned or on site across just the urban “City Centre” geography – as defined in the appendix 1 map.

The regeneration context for the city is informed by a series of economic demand studies, existing development frameworks, emerging guides for new public investment and purely private sector investment across numerous sectors.

1 Development is driven by economic growth and creates the city’s measurable outcomes associated with new employment, new homes, office and retail floor space and consequent growth in business rates and council tax. This work is not just about dry data but also place-making, intervention in the market to curate the right balance of uses, neighbourhood activities, sustainable infrastructure and open spaces to breathe and play. Our development work deals with current investment underway now on site as well as looking to the future beyond 5 and 10 years. The current, visible investment and construction has come about through many years of preparation and pre development planning with the private sector. Salford City Council has achieved a lot form this way of working and it is essential that we continue to look beyond the present cycles of investment to secure the continued growth the city needs in the long term.

The report does not provide information on all development activity through the planning process nor the very significant associated infrastructure investment nor all business & inward investment activities in the City. It is intended as a snapshot of development activity in the city where Council resources in the form of officer time and public/private partnerships and public and private sector funding is strategically significant.

Updates on these are as follows:

2.0 City Centre Salford

Development from Greengate to the University and the Crescent is well advanced in terms of partnerships, investment and delivery of high and medium density housing, Grade A office floor space and a range of associated service sector, including food and beverage, some refurbishment and other mixed use. There is still however much to do to complete all developments as 2nd and 3rd phases and infill sites come through the planning system.

Furthermore, the Crescent and the University district contain a significant opportunity for mixed-use development involving new build and heritage refurbishment. The procurement process to select partners is underway.

There are a myriad of developers and landowners in this part of the city, some with mature working relationships regulated through development agreements and partnerships with the Council and others more informal through master plans and regeneration strategies. Our objective is to ensure the best quality places continue to be built out and delivered for residents and workers in Salford.

2.1 Greengate including Embankment

In May 2018 an updated Regeneration Strategy was adopted by the council for the Greengate area following a period of statutory consultation. This Strategy builds on the principles of its predecessors to ensure policy framework for the area is up-to- date, robust and provides clear direction for delivery of development and public spaces within the area. This strategy is focused on delivery of a successful, vibrant community that supports culture; heritage, active ground floor uses and public open spaces.

2 The scale and pace of development in Greengate is significant, the strategy identifies a number of opportunity sites for future delivery of development of commercial, residential and public spaces broadly shown in the plan in Appendix 2.

Recently Completed or On Site Development

 Select Property Group – City Suites - 260 one and two bedroom serviced apartments.  Ask Developments – Embankment 101 – 160,000 square feet grade A office accommodation with Swinton Insurance.  Renaker Build - No1 Greengate – 490 apartments and 7 town houses.  Urban Splash – House, Springfield Lane – Phase 1 - 71 town houses completed.  Ask Developments – Embankment 100 – 160,000 square feet grade A office accommodation – Q1 2020 completion.  Select Property Group – City Suites 2 – 147 serviced apartments – Q1 2020 completion.  Select Property Group – Laurence Place – 209 apartments – Q1 2020 completion.  Select Property Group – Exchange Point – 147 apartments – Q1 2020 completion.  The Elliot Group – The Residence – 303 apartments – Q1 2020 completion.  Renaker Build – – 349 apartments – Q1 2019 completion.  Urban Splash – Phase 2 “Uptown” – 156 apartments on site.  On the edge of Greengate, the Blackfriars Development funded by Fred Done and constructed by Domis is nearing completion with 380 apartments.

Future Anticipated Development

 Bradley Manor Ltd – detailed planning application, 104 apartments, currently pending consideration.  Renaker Build – Pre planning discussions underway, next phase(s) planning application anticipated by end of 2018 – circa 1,600 units, mixed use space and public realm.  Ask Developments – 100 Embankment – 165,000 sq feet Grade A office development on site – completion date Quarter 2 2020.  Pre planning enquires have been received on behalf of other land owners and we continue to work with them to support future development delivery.

Public Realm

As referenced above the recently adopted regeneration strategy is focused on delivery and as such has updated the layout of some of proposed public spaces in the area. The predominant change being the shape of Greengate Park.

Concept designs have begun to be developed for the public spaces including Market Cross and Greengate Park. We continue to build S106 planning obligations towards delivery of the identified priorities set out in the Regeneration Strategy. Concept design works have been completed for a new potential crossing at Springfield Lane

3 and Trinity Way. This proposal was put forward as part of the Mayor’s Cycling and Walking Challenge Fund bid. This scheme was successful and we are working towards the next stages to deliver the junction.

The route of Irwell River Park from New Bridge Street to Springfield Road has been closed to facilitate the on-going development of The Residence and 100 Greengate. We are hoping to reopen the first section of the walkway by summer 2019, this aims to see the connection from the Urban Splash House development through the underpass connecting into the new steps linking to Greengate. The remaining section that links the underpass to New Bridge St has been temporarily closed, including the removal of the footbridge, to facilitate the on-going development along Greengate, this development includes for provision of a new riverside walkway to be re-opened on completion of the scheme.

2.2 Salford Central including New Bailey & Chapel Street

The City Councils development partner, English Cities Fund (ECf) have completed seven development plots to date. In order of completion these are Vimto Gardens (residential led mixed use), the New Bailey Multi Storey car park, The Premier Inn hotel, One New Bailey (Grade A commercial floor space), Timekeepers Square (residential), Carpino Place (residential), the Slate Yard (residential) and Plot A6 (residential). The investment by ECf has had a catalytic effect with additional residential and student schemes coming forward at the former Magistrates court at Bexley Square and at sites along Chapel Street. This amounts to:

 235 residential houses and apartments.  170,000 sq ft commercial floorspace – now almost fully let with just 2,000 sq ft remaining available to the market.  390 hotel rooms.  620 multi storey car park spaces.

Currently, ECf are on site with five development schemes. The refurbishment of the locally listed Riverside House (Commercial floorspace), Plot A2 (Multi Storey Car park), Two New Bailey Square (commercial floorspace), Plot A7 (residential) and Plot 1 (GPU offices). UK Land and Property are also on site within the area at the Gore Street site (previously used as non consented surface car parking) bringing forward a residential led mixed-use scheme. Also developing and investing in the Development Framework area are Vitagroup (formerly Select) who are bringing forward residential-led mixed use proposals at New Bailey Street and adjacent to hotel. Developer NOVO is currently on site with the Albert Vaults residential scheme on Chapel Street.

Prior to the end of 2018 ECf expect to be on site with the final Chapel Street plots (residential led mixed use). Further phases of residential development adjacent to Ordsall Chord are also anticipated to be on site during 2019 (with associated riverside green spaces and tow path improvements) and at the Adelphi Site (to the rear of the former ).

4 A range of public realm, greening and infrastructure works have been carried out across Salford Central alongside and in support of the development programme, including New Bailey Gateway Phase 1, and the delivery of the Spinningfields footbridge across the River lrwell which directly connects New Bailey with Manchester's Central Business District. The completion of the Ordsall Chord in December 2017 has changed the shape of development plots in this part of Salford as development becomes denser across the Manchester/ Salford border.

The Council has been successful in securing external funding for a variety of schemes with ECf also funding several public realm, infrastructure and environmental improvement projects across the area. Further projects are also in development including phase 2 of New Bailey Gateway, Chapel Street East and a potential new pedestrian bridge connection between the St John’s development in Manchester and New Bailey.

2.3 Middlewood Locks

The partnership between Scarborough Developments and the City Council has been formalised with a regular Project Steering Group.

 Phase 1, comprising 571 apartments and improvements around the canal locks are due for completion in 2018. To date 391 apartments have sold/exchanged and 180 residents are now in occupation.  Construction works have commenced on Phase 2, a further 546 apartments over four blocks all of which have been pre-sold to a PRS operator and completion is anticipated in Q2 2020.  In respect of the commercial element of the scheme advanced discussions are underway with a food store operator and hotel operator. GVA Grimly has also been appointed to provide bespoke market advice on proposed office developments.  A member’s tour of Middlewood Locks with the developers, construction company and architect will take place on 16th November 2018.

2.4 Chapel Wharf

 The residential and mixed-use development by Dandara at Chapel Street East/Chapel Wharf is progressing well on site and the contractor, Sir Robert McAlpine, are reporting that they will meet all deadlines. This schemes was stalled during the recession. The site is making use of a prefabricated build method on site. The first phase car park for the Lowry and some peripheral elements have been handed over already. With the ‘Block A’ sales office and other commercial areas to be ready in January 2019.

2.5 Salford Central Station

 Whilst this report is not focussing on infrastructure, Salford Central Station is a very significant asset and catalyst for development.

5  Over £20 million Growth Deal Funding is allocated to upgrade the existing 2 platforms at the station as well as providing 3 new operational platforms and other station improvements. Transport for ’s consultant engineers have completed a feasibility study for the scheme and have recently been commissioned to progress design work with a view to completing the works on site by March 2021.  A meeting attended by senior leaders from Salford, Manchester, Greater Manchester and TfGM together with those from within the rail industry took place on the 4th October 2018.

3.0 Edge of City Centre and Urban Expansion.

The “edge” of the city centre is expanding outwards as the Manchester/Salford urban core densifies and expands. This is the case around all points of the compass and there is significant development activity completed or underway from the Etihad Stadium in the East to the Quays in the West.

There is however, still a huge amount of pre – development work required across this area especially within the areas where land assembly, flood risk, business re- location linked to business modernisation and infrastructure investment require intervention in to the market to deliver integrated and qualitative growth.

In Salford, these areas include Cambridge Industrial Estate and Liverpool Road. These “edge of city centre” locations are the subject of current studies and are a priority for further city growth looking 5 – 10 years ahead. They can be considered urban expansion areas and at this stage a range of fundamental issues concerning land assembly, understanding acquisitions, finding legal and effective ways to engage with the private sector a long way back from actual development, infrastructure, connectivity, business re-location and flood risk are all under the microscope.

3.1 Salford Crescent & University Master plan

At the scrutiny panel meeting in May 2018, members had a detailed presentation from officers about the plans for this part of the city and the opportunity it presents for growth and improvement. The following points aim to provide an update on that.

Master plan governance

 A Strategic Advisory Group (SAG) was established through the initial Master plan commission and the SAG currently meets on a weekly basis. The SAG includes council officers and university officers tasked with taking the master plan forward to delivery. The professional team also incorporates “5 Plus Architects” and CBRE. Council officers attending the SAG report back on progress to Property and Regeneration Briefing and will secure approvals through the Council’s existing formal governance structures.

6  Land ownership and proposed land uses, including details of land/property planned for retention and those planned for demolition/disposal, together with a timeline are incorporated in the master plan and include: o Adelphi Development Zone . The Master plan proposes the demolition of the University’s Old Adelphi Building and retention of the University’s for education use. Discussions are on-going with Marston’s regarding the opportunity for the Old Pint Pot pub to be demolished and re-provided as a ground floor use within a new residential development. The Master plan proposes the retention of the University owned Adelphi House and potential conversion to residential use. o Crescent Development Zone . The Master plan proposes the demolition and redevelopment of the former Police HQ and neighbouring University owned Faraday House. Demolitions of the University owned Crescent House and Humphrey Booth House are also proposed. . The Old Fire Station, Fire Station Bays, Working Class Movement Library, Crescent pub and Georgian terrace of properties are all retained. The line of the former Manchester, Bolton and Bury Canal is also protected and re- imagined as a high quality walking / cycle route and linear park. o Peel Park Campus Development Zone . Demolition of the Newton Building and development of new buildings for the School of the Built Environment, the and a new Digital Learning commons building are proposed. The remainder of the site will be safeguarded to provide space for future University expansion. Maxwell Building and Maxwell Hall are retained and refurbished to enhance the local conferencing and events space offer. o Health Village Development Zone . The Master plan proposes the demolition of poor quality, under-used buildings across the site and their replacement with high-quality, modern and flexible buildings – with the Mary Seakale Building retained. o Innovation District Development Zone . The Master plan proposes retention of residential properties within this Development Zone along with the Salford Innovation Forum. The Master plan proposes demolition of the remainder of low-rise, low-quality business units across the remainder of the area and provision of new high quality, larger and more flexible buildings that better respond to the needs of modern industry.

The proposed delivery programme will be developed by the Private Sector Partner once appointed. Details can be shared when this information is available.

Key dates in respect of consultation, approval and implementation of the Master plan

Initial Consultation

. Following discussion at Scrutiny Panel in May and discussions with the University, the City Mayor requested a tour of the University Campus be arranged with Ward Councillors to provide a briefing on the Master plan

7 proposals in advance of public consultation and to view the changes that have taken place to the built environment across the Campus over recent years. This tour and briefing took place on 1st August (6-8pm). . Initial public consultation on the Master plan proposals took place over the period Monday 6th August to Monday 3rd September 2018. 2 drop in events took place on Wednesday 8th August at the New Adelphi Building and Saturday 11th August at the Old Fire Station. The Master plan proposals were also available to view online and a downloadable comments form made available for comments to be submitted. The Master plan proposals can still be viewed online here: https://www.salfordcrescent.com/ . The Neighbourhood Manager for East Salford was made aware of the public consultation and circulated details to Community Committee attendees and contacts from their community database. The consultation was also promoted in the press and through the City Councils social media channels. . 61 people attended the drop-in session on the 8th August and 42 people attended on the 11th August. The Crescent website was visited 1629 times during the public consultation period and 58 comments forms were submitted during the consultation. A consultation statement is currently being compiled.

Future Consultation

The appointed Private Sector Partner will prepare a Development Framework which will be adopted by the City Council and be a material planning consideration in the determination of future planning applications across the Master plan area. The new Development Framework will replace the existing, Crescent Development Framework which was adopted in May 2014.

The local community will be engaged in the preparation of the Development Framework and consultation on a Draft Development Framework will take place once a Private Sector Partner has been appointed and development proposals are reviewed, tested and revised. The feedback received during the consultation will be reviewed and incorporated into the final Development Framework, where appropriate.

Investment Plan, Approvals and implementation

Officers have been working closely with the University, CBRE and 5plus architects over recent months to develop the Master plan Business Case and Delivery Strategy. Over recent weeks the focus has been on the approach to procurement of a Private Sector Partner to deliver the Master plan ambition. Prospective partners will be assessed on capability, track record and financial standing and the details for procurement options will be reported through the Council. A report is currently being prepared which will seek City Mayor approval to progress the tender exercise.

Public transport infrastructure.

8 . The Master plan proposes significant investment in public realm, walking and cycling connectivity and enhanced transport infrastructure - in particular significant investment to redevelop Salford Crescent Station. . Officers will continue to respond to emerging funding opportunities to secure funding to deliver such infrastructure improvements. For example, a submission to the Housing Infrastructure Fund is currently being prepared which seeks funding to deliver the walking/cycling connection along the route of the Manchester, Bolton and Bury canal and other infrastructure works required to bring forward development across the Master plan area (e.g. new road junctions). Discussions are on-going with Network Rail and Transport for Greater Manchester regarding significant investment into Salford Crescent Station and the potential for improved linkages to Salford Quays and Media City. . There is an expectation that the Private Sector Partner will deliver all of the on- plot infrastructure works and contribute towards off plot infrastructure improvements across the area – either through Section 106 contributions or direct delivery on site. Such matters will be dealt with through a formal Development Agreement with the Partner, which will be developed once a partner is appointed.

Information regarding the consideration that had been given to heritage and cultural assets and how they would be linked to heritage throughout the city

A key aim of the Master plan is the revitalisation of under-used / under-performing heritage assets in the area and the significant enhancement of the areas cultural offer.

Heritage

In terms of heritage assets, the Master plan proposes the retention of all listed buildings within the Master plan area. The Master plan proposes demolition of the former Police HQ on The Crescent and University owned Old Adelphi Building on Adelphi Street – both of which have been vacant for a number of years and are in a poor state of repair and are unviable with regard to refurbishment. It is important to highlight that the Old Police HQ is not listed or locally listed and the Old Adelphi Building is not listed, but does appear on the Council’s Local List of heritage assets.

The former Police HQ has now been marketed a number of times over recent years, and no viable scheme has secured a planning consent. The building is in a poor state of repair and given the building was constructed to be bomb proof, adaptation for new uses is extremely challenging and costly – impacting significantly on development viability. The demolition and redevelopment of the site would provide an opportunity for high quality new development in the area which makes a positive contribution to the adjacent Albert Bentley Place through the provision of active ground floor cultural, food and beverage uses which animate the square and contribute to the areas amenity offer for residents and workers and enhance the visitor offer – in line with the Master plans proposals to create a Cultural gateway linking the square and the Old Fire Station and bays with Salford Museum and Art Gallery and the Working Class Movement Library.

9 A large part of the Master plan geography is covered by The Crescent conservation area and a conservation area appraisal has been adopted by the Council. Officers are now working to prepare Design Codes for each of the Master plan Development Zones. The Design Codes will essentially set out the minimum standards for development that potential Private Sector Partners must conform to in their tender responses.

Culture

In terms of cultural assets, the Council has recently appointed CBRE and Thom Hetherington from Holden Media. to prepare a Cultural Destination Investment and Management Strategy for The Crescent / Chapel Street corridor. Thom is a founder of Restaurant Magazine and the 50 Best Restaurants in the World awards. As CEO of Holden Media he owns and organises events including the Northern Restaurant and Bar Exhibition, the NRB Top 50 Powerlist, the NRB Debate, Buy Art Fair and The Manchester Contemporary.

The key objectives of the commission are to:

* Understand the current cultural offer in its widest sense (including the food and beverage sector);

* Define the core objectives for the area in terms of its cultural and destination aspirations;

* Understand key market sectors, drivers and geo-economic opportunities of the cultural and food and beverage sectors;

* Identify opportunities to significantly enhance the visitor offer in the area – improving the performance of quality, but under-performing assets such as Salford Museum and Art Gallery;

* Understand strategic opportunities that will enable the food and beverage sector in the area to grow and thrive;

* Consider options for development / intervention in the short, medium and long- term;

* Identify how strategy options will improve The Crescent / Chapel Street corridor as a destination and draw visitation to the area;

* Identify how the strategy can deliver enhancements to the cultural offer.

Next Steps

Next phase in developing the Master plan will be considered at a future Panel meeting, to which the City Mayor and University will be invited.

As discussed previously, the partner, once appointed, will review and potentially revise the Master plan proposals. It is recommended that the partner and University

10 attend a future meeting of the Panel to present the proposals in March 2019. As discussed previously, the final proposed Master plan proposals will be captured within a Development framework which will be adopted by the Council in due course. The Panel meeting in March 2019 will provide Panel members with the opportunity to view, comment on and shape the proposals in advance of any formal consultation on a draft Development Framework.

3.2 Cambridge and Liverpool Road Areas

The City Council have appointed GVA Grimley to undertake a high level master plan of the Cambridge industrial area, an area in excess of 65 acres on the very edge of the city centre. The commission is due to be concluded by the end of November 2018. In parallel with this, the mixed ownership area along Liverpool Road from Middlewood to the gasholders is also the subject of detailed research.

At Cambridge, emerging proposals indicate the potential to deliver circa 1750 new homes, in a range of types, in a mixed-use neighbourhood that retains a refreshed and viable commercial offer that would make a significant contribution towards the City’s growth ambitions.

These areas represent a long-term opportunity for further city growth. As further options are developed, detailed propositions will be discussed with members.

3.3 Lower Broughton

Countryside Properties secured full planning consent for Phase 5 of the regeneration, comprising 299 apartments in July 2018 and completed the land drawn down from the City Council in September. Construction works commenced immediately and are due for completion in Q4 2020.

The redevelopment of Mocha Parade by Lidl, is on-going and is subject to further consideration around required flood risk mitigation measures in response to both local and national floor risk policy. An officer /member workshop has been organised for the 18th October.

4.0 Conclusions

This report sets out a simple snapshot of current development activity in one part of the City. Further reports can be brought as required.

Regeneration through development and public/private investment is central to the functioning of a sustainable city. An investment climate needs to be maintained to deliver housing of all tenures and business growth. This is the route to economic inclusion and helps the Council maintain a stable tax base to fund public services.

This is not a time-limited activity. The case of Central Salford exemplifies this, where to realise the benefits that are coming through today and that will accrue in future years, much work was required by the Council in putting together partnerships to deliver growth.

11 CONTACT OFFICERS:

Ben Dolan Strategic Director Place – 0161 925 1112 Jim Wensley, Assistant Director Regeneration and Infrastructure – 0161 686 7410 Shelagh McNerney, Head of Development – 0161 686 7423

LEGAL IMPLICATIONS:

Not applicable.

FINANCIAL IMPLICATIONS:

Not applicable.

PROCUREMENT IMPLICATIONS:

Not applicable.

WARDS TO WHICH REPORT RELATES:

Ordsall, Broughton, Irwell Riverside, Langworthy.

Appendix 1 – City Centre Salford Map.

Appendix 2 – Greengate Regeneration Plan.

Appendix 3 – The Crescent and University Master plan.

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