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GM Allocation 28 East of Boothstown Topic Paper GMSF 2020

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GM Allocation 28 East of Boothstown Topic Paper GMSF 2020 GM Allocation 28 East of Boothstown Topic Paper GMSF 2020 Contents Page 1.0 Introduction ................................................................................................................ 4 2.0 Site Details ................................................................................................................. 4 3.0 Proposed Development ............................................................................................. 5 4.0 Site Selection ............................................................................................................. 5 5.0 Planning History ........................................................................................................ 5 6.0 GMSF 2019 Consultation Responses ...................................................................... 6 7.0 GMSF Integrated Assessment .................................................................................. 7 Section B – Physical ......................................................................................................... 13 8.0 Transport .................................................................................................................. 13 9.0 Flood Risk and Drainage ......................................................................................... 14 10.0 Ground Conditions ............................................................................................... 15 11.0 Utilities .................................................................................................................. 16 Section C – Environmental ............................................................................................... 17 12.0 Green Belt Assessment ....................................................................................... 17 13.0 Green Infrastructure ............................................................................................. 17 14.0 Recreation ............................................................................................................. 25 15.0 Landscape ............................................................................................................. 26 16.0 Ecological/Biodiversity Assessment .................................................................. 27 17.0 Habitat Regulation Assessment .......................................................................... 27 18.0 Heritage Impact Assessment .............................................................................. 28 19.0 Air Quality ............................................................................................................. 29 20.0 Noise ...................................................................................................................... 30 Section D – Social ............................................................................................................. 31 21.0 Education .............................................................................................................. 31 22.0 Health Impact Assessment .................................................................................. 31 Section E – Deliverability .................................................................................................. 33 23.0 Viability .................................................................................................................. 33 24.0 Phasing ................................................................................................................. 33 2 25.0 Indicative Masterplanning ................................................................................... 33 Section F – Conclusion ..................................................................................................... 36 26.0 The Integrated Assessment ................................................................................. 36 27.0 The main changes to the Proposed Allocation .................................................. 36 28.0 Conclusion ............................................................................................................ 36 Appendices 3 Section A – Background Technical assessments The following technical assessments have been produced on behalf of the majority landowner in support of the GMSF site allocation which they are promoting: • Agricultural Land Quality (RAC – November 2019) • Baseline Air Quality Assessment (Air Quality Consultants – March 2019) • Ecological Representation (TEP - March 2019) • Education Briefing Note (EFM – March 2019) • Flood Risk Letter (WSP – July 2020) • High level Archaeological Assessment (Peel – no specified date) • Initial Heritage Appraisal (Turley – April 2020) • Site Appraisal – Flood Risk (WSP – March 2019) • Transport Statement (TTHC – March 2019) These documents have not been subject to a comprehensive review by the relevant departments within the city council or any relevant external organisations such as the Greater Manchester Ecology Unit. As such, they are not endorsed by Salford City Council or the GMCA at this stage, but rather published for information as key pieces of technical work undertaken on behalf of the majority landowner of the site. It is considered helpful to publish these documents at this stage, so that people have as much information as possible in making their comments on the Publication Draft GMSF (‘2020 GMSF’). The conclusions drawn in these reports are outlined for information, where relevant, in this topic paper. 1. Introduction 1.1. The East of Boothstown allocation is situated to the immediate east of the established residential area of Boothstown and bound by Leigh Road (A572) to the north, RHS Garden Bridgewater which is currently under construction to the east and the Bridgewater Canal to the south, beyond which extends the open expanse of Chat Moss. 1.2. The allocation provides one of only a few opportunities within Greater Manchester to deliver very high value housing in an extremely attractive environment, benefitting not only from an established premium housing market but also a location next to the RHS Garden Bridgewater and the historic Bridgewater Canal. 2. Site Details 2.1. The 29.1 hectare greenfield site comprises open agricultural land, and mature woodland (Alder Wood) and hedgerows. The north western part of the site is a vacant former poultry farm largely occupied by agricultural buildings, whilst there is one residential dwelling on the site and areas of hardstanding. Shaw Brook runs from north to south through the site. There are playing fields in the western part of the site. 2.2. The site is located within the wards of Boothstown and Ellenbrook, and Worsley and would be an extension of existing residential development to the west of the site. The 4 site is designated as a wildlife corridor area of search, and as Green Belt through policy EN1 of the Salford Saved Unitary Development Plan policies (2009). 3. Proposed Development 3.1. The proposed allocation is for 300 houses, including large family houses. The precise housing mix will be informed by a masterplan/framework or Supplementary Planning Document (as required by criterion 1 of the policy), and the planning application process. 3.2. Criterion 2 of the policy requires that development of the site will be required to provide an affordable housing scheme equivalent to at least 50% of the dwellings on the site (with an indicative affordable housing tenure split of 37.5% social rented, 37.5% affordable rented and 25% shared ownership), with some of this directed towards off-site provision. Viability work by Three Dragons has confirmed that the delivery of 50% affordable at the above tenures is financially viable. 3.3. Appendix 1 sets out the policy wording and boundary for the East of Boothstown allocation as set out in the 2020 Publication version of the GMSF. 3.4. There have been a number of changes to the wording of the allocation policy between the 2019 Revised Draft Stage and the 2020 Publication stage. These changes are mainly in response to comments received to the 2019 allocation policy, updates to the evidence base (including the transport locality assessment1 prepared for the site), and new evidence with regards to flood risk on the site. Key changes are set out below: • New criterion added to require a landscaped buffer along the eastern boundary of the site, facing RHS Garden Bridgewater • The requirement for development to “Mitigate flood risk and incorporate sustainable drainage systems” has been replaced by a requirement to provide a detailed drainage and flood risk management strategy which addresses the outcomes of the Strategic Flood Risk Assessment, ensuring that the development is safe and does not increase flood risk elsewhere. In addition, development should incorporate high quality sustainable drainage systems as part of the green infrastructure for the site and accommodate sufficient space for any necessary flood storage, particularly in the south of the site • Requirement for the provision of a high quality network of pedestrian and cycle routes through the site, and off site pedestrian crossings and a footpath adjacent to site on the south side of Leigh Road added to the policy • Added specific reference to the reasoned justification to the net gain in biodiversity being a minimum of 10% 4. Site Selection 4.1. The site selection process undertaken to determine the priority allocations to be taken forward through the GMSF is detailed in a background paper published 1 Systra (November 2020)
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