Strategic Planning and Growth Team Trafford Town Hall Talbot Road Manchester M32 0TH

This is The Space 68 Quay Street Manchester M3 3EJ tel: +44 (0)161 5092840 fax: +44 (0)20 3435 4228 email: [email protected] web: www.iceniprojects.com

14 September 2018 MG – 18/094 BY EMAIL Dear Sir/Madam,

RESPONSE TO TRAFFORD COUNCIL ON LOCAL PLAN ISSUES PAPER (JULY 2018) CONSULTATION. SUBMISSION TO LOCAL PLAN CALL FOR SITES. NEW MANOR STRETFORD, BRADLEY LANE, STRETFORD, TRAFFORD, M32 8RH. We write on behalf of our client Taurus Investment Holdings (Taurus) in partnership with Orbit and Mountpark, to respond to the Regulation 18 Local Plan Issues Paper and the Call for Sites Consultation, to promote the land at New Manor Stretford, Bradley Lane, M32 8RH as a highly sustainable employment land opportunity which has the potential to generate and deliver approximately 1,800 jobs in the short term. Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford.

New Manor Stretford comprises approximately 24 hectares (60 acres) of land of which 16 hectares (40 acres) is controlled by Taurus in partnership with Orbit and Mountpark and the balance of eight hectares (20 acres) is controlled by Trafford Borough Council. New Manor Stretford can be delivered in phases or as part of a wider partnership.

The strategy booklet identifies the excellent prospects of this site for the short-term delivery of employment land (B1, B2 and B8) within the plan period in an area of need adjacent to an existing employment area. We highlight its capacity and suitability; demonstrate its limited contribution to the purposes of the Green Belt; and set out how development would maintain the openness of the retained Green Belt. The conceptual booklet includes an indicative masterplan to support the release of the land at New Manor Stretford from the Green Belt and its allocation in the subsequent Trafford Draft Local Plan.

Our representation also to address this approach of assessing land availability, questioning the robustness of the methodology, particularly Trafford’s ability to ensure a sufficient supply of housing and employment land is available for the future needs of the borough.

A representation regarding this site will also be made to the consultation of the GMSF, expected in October 2018.

Iceni Projects is the trading name of Iceni Projects Limited. Registered in England No. 05359427

The site

The site is known as Land at New Manor Stretford and consists of a plot which already contains existing built form, and is adjacent to an existing employment area. The site measures approximately 60 acres. Of this, the eastern 40 acres is controlled by Taurus with the balance in the ownership of Trafford Borough Council. The northern extent of the land borders the M60 Motorway, Manchester’s Outer Ring Road, whilst the southern boundary borders the River Mersey, with the built-up edge of Sale on the opposite bank. Bradley Lane runs through the middle portion of the site along which sits several light industrial and commercial units. Lloyds Bank Commercial Finance office is located off Bradley Lane and borders Cross Street (A56) to the east. To the west of the site is United Utilities infrastructure.

The site borders the built-up edge of the settlement of Sale. In this location, the urban area is characterised by a mix of uses. There are residential dwellings and an industrial estate to the south. The estate, located off Cross Street, has not been evaluated in Trafford’s Employment Land Availability Reports or Employment Land Studies. It provides a mixture of small and large premises from a Travis Perkins builders’ yard to a small fitness centre and a bike repair shop. On the north-eastern extent of the estate is a petrol station, Travelodge hotel and TGI Fridays restaurant. Fronting Cross Street to the south are office blocks and retail/service uses. Beyond to the east are playing fields and Sale United Football Club.

Sale Town Centre is approximately 1km to the south. It is defined by Core Strategy Policy W2 as a town centre and provides various retail, leisure and employment uses. A similar distance to the north is Stretford Town Centre, defined by the same policy as a town centre. Although equidistant to both centres, the site has a perceived functional link to Sale given that it sits on the settlement boundary, and is separated from Stretford by the motorway infrastructure which forms its northern boundary.

The site is subject to two Local Plan (2012) designations: Green Belt (Policy R4) and Wildlife Corridor (Policy R2). According to the Environment Agency’s online mapping, the site is in Flood Risk Zone 3, with some areas of Flood Zone 2 around the edges and on Bradley Lane: the majority of the site is shown to benefit from flood defences. There are no scheduled ancient monuments or historic assets on the site.

Assessing Trafford’s Approach to Land Availability

Preparation of the Trafford Local Plan Review is proposed to exclude any consideration of the appropriate Green Belt boundary and existing Green Belt sites which may be suitable for release in order to meet need. All decisions on strategic Green Belt release are yielded to the Greater Manchester Combined Authority (GMCA). The draft Local Plan Review explains that ‘we consider that changes to the Green Belt are of such significance, that they should be dealt with at the sub-regional level’ (para 1.5).

This restricts the scope of the Local Plan Review unnecessarily. The National Planning Policy Framework (NPPF, 2018) differentiates between strategic and non-strategic policies, and allows local planning authorities to create strategic policies including amending Green Belt boundaries (para 136). The NPPF identifies the preparation or updating of a Local Plan as the appropriate time to review Green Belt boundaries (para 136).

Restricting the scope of the Local Plan Review is potentially detrimental to Trafford’s economic, social and environmental opportunities. The GMSF is a strategic document which guides and manages future growth through a high-level approach, and states that its approach is to ‘identify a relatively small number of larger sites’ (para 1.4.4, GMSF). Draft Policy GM2 of the GMSF recognises the need for ‘a diverse portfolio of industrial and warehousing sites … across Greater Manchester’, with the allocations in the GMSF to be ‘complemented by a wide range of other sites for new industrial and warehousing premises across Greater Manchester, which will be identified in district local plans where appropriate’. If the Trafford Local Plan fails to review all land availability across the borough, this leaves a potential gap in supply.

The draft GMSF sets a target of 12ha B1 floorspace in Trafford from 2015 to 2035 (draft Policy GM3), and identifies capacity and allocations of 109ha for B2/B8 use within Trafford (Table 5.1, draft GMSF). Discounting the 75ha allocated for the Western Gateway allocation, this leaves a balance of 34ha. Overall, this equates to 121ha of B class uses in Trafford to 2035, although the B2/B8 figure reflects capacity rather than requirement. This is far less than the 190ha allocations set out in Policy W1 of the Trafford Core Strategy, which covers a shorter timescale of 15 years rather than the GMSF’s 20 years. It is also worth noting that the Trafford Employment Land Study Review (2013) identified a drop in potential supply of 47ha (para 4.2). The GMSF is far less ambitious than Trafford, and it leaves a gap in employment land supply which must be addressed by Trafford.

This should be set against the backdrop that the draft GMSF foresaw a need for 11% of Trafford’s Green Belt to be allocated for various uses, including employment. The associated growth scenario was identified as ‘robust and necessary’ to support a vibrant economy, and one in which resident employment rate is increased (draft GMSF, para 1.3.4). The draft GMSF sought to minimise the release of Green Belt sites but acknowledged that the scale of growth meant that brownfield sources could not provide sufficient land (para 1.4.4).

Delivery is well underway on the strategic employment sites identified in Trafford Core Strategy Policy W1 including Pomona Island and Carrington which have been brought forward from the Trafford Revised Unitary Development Plan (2006). Regeneration is advancing on existing employment clusters in Trafford, as per the existing plan’s vision.

The ambition set out in Trafford’s recent policy documents should be reflected in the draft Local Plan Review: • ‘Trafford is one of the main economic drivers in the City Region’s economy’ (para 2.2, Core Strategy 2012); • ‘Trafford will have a high performing economy that makes a significant contribution to the North West region and Greater Manchester City Region by continuing to attract and retain internationally competitive businesses, maintaining a strong local business base and positioning itself as a centre for enterprise’ (Vision, Core Strategy); • ‘Trafford has a critical role to play within Greater Manchester and is recognised as one of the economic powerhouses of Greater Manchester’ (para 1.3, Trafford Economic and Housing Growth Framework, 2017); and • Trafford Vision 2031 seeks to accelerate housing and economic growth.

Both the GMCA and Trafford recognise that additional land will be required for employment purposes, in addition to that set out at a strategic level in the GMSF (see p19, Key Issues, draft Local Plan Review). By excluding all Green Belt sites from consideration in the Trafford Local Plan, there will not be a comprehensive picture of land availability across the borough, which is required if Trafford is to meet its needs.

It is therefore clear that the scope and methodology currently being proposed will not meet the NPPF requirement to provide sufficient land supply for housing and employment land in order to meet the future needs of the borough.

Promotion for employment land (B1, B2 and B8) development

The land at New Manor Stretford represents an opportunity to expand an existing employment area into a comprehensive scheme for B1, B2 and B8 uses, contributing to the local economy in general terms and in relation to the relative deprivation in nearby Sale West; creating in the region of 1,800 jobs[1].

Green Belt The site does not contribute meaningfully to the purposes of including land in the Green Belt. The NPPF states that when defining Green Belt boundaries, regardless of development needs, plans should not include land which it is unnecessary to keep permanently open (para 139b). It is strongly urbanised and is contained by the M60 motorway which sits atop a bund, the A56 to the east, the River

[1] Calculated using the HCA Employment Density Guide, 2015

Mersey to the south and a United Utilities treatment works to the west. This infrastructure contains the site and protects the wider countryside beyond from encroachment. Development on the site would be contained by existing robust boundaries and would not impact on the openness of the wider Green Belt.

This position is reflected by the findings of the Greater Manchester Green Belt Assessment (2016) which was carried out to inform the GMSF. The document assesses the relative contribution of sites to the purposes of including land within the Green Belt, in line with the NPPF (para 134). It identifies the Greater Manchester Green Belt (GMGB) as a series of ‘disconnected parcels, wide open areas, and corridors extending along river corridors’ (para 2.35).

The site forms part of Strategic Green Belt Area 26, which follows the River Mersey from the Ship Canal to Cheadle Heath in a band generally less than 2km wide, mostly accommodating the M60. Appendix 4.1 of the GMGB Assessment assesses this strategic area overall for its contribution. It finds that the band of Green Belt as a whole has a ‘weak’ role in checking the unrestricted sprawl of large built-up areas because the scope for sprawl is limited by the motorway, and also a ‘weak’ role in safeguarding the countryside from encroachment because of the dominance of road infrastructure, industrial plant and neighbouring urban areas.

The Green Belt Assessment proceeds to review smaller parcels, with the site forming part of Parcel Ref TF18. The document acknowledges that the value of the site in terms of a Green Belt role has been eroded due to the urbanisation of the site and its surroundings. This is principally due to the motorway, which, provides a strong, durable boundary to the north. It confirms that the site plays no role in preserving the setting and special character of historic towns. It is not necessary to keep the land open, indeed it cannot currently be described as ‘open’.

Ecology and Drainage The Wildlife Corridor designation indicates the possibility for species to use the land as a transport route, rather than the presence of any particular species or habitat of note. The majority of the site is protected by flood barriers. There are opportunities to manage the remaining areas of flood risk through a drainage strategy which introduces a pleasant, green environment into a space which is currently not used. There is the potential to incorporate areas of habitat, leisure space and/or wetland, providing planting, retention of the public right of way and adding overlooking and surveillance to the lower-level riverside walkway.

Economic Benefits Trafford’s own evidence base recognises, in the Trafford Economic and Housing Growth Framework (2017), that ‘if Trafford is to play a key role in Greater Manchester’s growth ambitions and contribute to a growing Northern Powerhouse, Trafford will need to plan for substantial employment growth and sufficient housing to accommodate the level of growth anticipated’ (para 1.6).

On the basis of the illustrative floorspace estimates set out below, nearly 1,800 jobs would be created. The calculations use the HCA’s Employment Density Guide (2015) and envisage all B2/B8 floorspace accommodating a B8 Regional Distribution Centre – were part of this land to be used for B2 class, the job yield would be higher.

Landholding Use Type Total Plot Area Estimated Floor Area (sq. ft) Jobs (ha) 40% plot area 2.5 plot ratio

Taurus B1 office 2.138 8,547 657

B2/B8 10.658 42,550 552

Trafford B1 office 0.846 3,391 260

B2/B8 6.059 24,200 314

66,750 11,938 1,783

The site’s boundary with the existing employment estate to the south makes it a logical location for the extension of employment uses. The River Mersey provides a natural break, allowing for a different mix of employment uses to be incorporated here if required, along with surveillance and planting to the lower-level riverside walkway. There is scope to provide a mix of employment uses in response to local needs.

Regeneration Role The site is located close to Sale West, which is recognised by the Core Strategy as an area of relatively high deprivation which requires support (p17) and is identified in the Trafford Economic and Housing Growth Framework (2017) as having a relatively high proportion of work benefit claimants (Figure 3).

Providing employment opportunities close by would contribute to the draft Local Plan Review aim of reducing inequalities (p19). The Trafford Employment Land Study (2013) recognises that land supply is focused on Trafford Park and Carrington, and would benefit from a greater spread (para 4.5). Similarly, the Greater Manchester Employment Floorspace Requirements Approach (2016), carried out to inform the GMSF, states that a flexible employment land supply is required covering sites in attractive locations and also delivering in under-performing areas (para 1.41).

Accessibility The site is located adjacent to junction 7 of the M60. The GMSF states that employment land with good motorway connections is required, as it allows for modern premises which are attractive to key investors and operators (para 1.161, GMSF). This is informed by the employment evidence base which identifies strong demand for well-connected logistics sites such as this one, which can accommodate large format sheds on key transport routes (para 1.32, Employment Floorspace Requirement Approach, 2016).

The site is well connected by public transport, with 12 buses an hour passing the site giving access to Manchester city centre, Altrincham and Trafford. The closest Metrolink tram stop is 1.1km to the south- east. The site is accessible within a 60 minute public transport journey to some 600,000 people. This is a considerable catchment and illustrates the site’s positive credentials.

Opportunities for enhancing the pedestrian and cycle routes between the site and Stretford include improvements to the public rights of way (PROW) network leading under the M60 to the north, enabling easier access to the new employment opportunities. There are bus stops within walking distance of the site on the A56, and there is an opportunity to provide new stops closer to the development to make access by bus more attractive.

The access route through the site required by United Utilities will be maintained.

Delivery Importantly, the site is immediately available, suitable and deliverable. The site has two owners, one of which is the Council. The remainder of the site is controlled by Taurus in partnership with Orbit and Mountpark.

Summary

The proposal to comprehensively develop land at New Manor Stretford has the potential to result in the following benefits:

• expansion of existing employment offer on a motorway-connected site in response to the logistics requirements identified in the evidence base;

• release of land which does not contribute to the purposes of including land in the Green Belt and does not display the characteristic ‘openness’, retaining a robust boundary and maintaining openness of the wider Green Belt;

• the introduction to the market of an attractive employment site which will attract investment, boost the Trafford economy and provide a pleasant working environment;

• provision of around 1,800 jobs close to an area of relative deprivation;

• net improvement in biodiversity and recreation offer;

• speedy delivery of much-needed employment land; and

• delivery of the above benefits without harm to amenity or highway capacity/safety.

I trust that this letter, together with the enclosed “Vision, Regeneration and Delivery Strategy” booklet provides you with sufficient information to consider this site for future employment development.

We would be grateful if you could contact Murray Graham (email: [email protected]; tel: 0161 509 2842) once you have had an opportunity to review our representation.

Yours faithfully,

Murray Graham DIRECTOR On behalf of Iceni Projects

6 Regulation 18 Local Plan Call for Sites Consultation Form (July 2018)

The Local Plan will make site specific allocations for housing, employment and green spaces, similar to those in the Revised Trafford UDP. As part of the Issues Paper consultation we welcome the submission of any sites you wish to be considered for development, protection or for some other purpose within Trafford. Each submission will be assessed in terms of its ‘fit’ with the Local Plan and against sustainability criteria, which may ultimately lead to the site being allocated.

Sites submitted for development will be assessed to establish their capacity, suitability, availability and achievability, taking into account planning policy, the environment and local constraints and the extent to which they can be mitigated or addressed. Sites submitted to be considered for protection or another purpose will be assessed on their suitability for the proposed use.

The Call for Sites will not determine whether a site should be allocated for a particular use, it is a technical exercise aimed at identifying the potential of sites for different allocations.

Guidelines  Use a separate Call for Sites form for each site  Submit an Ordnance Survey map clearly showing the boundaries of the site.  If there is more than one landowner, please ensure the land ownership boundaries are clearly defined on the map, and please provide confirmation that each landowner is in agreement of the consideration of the land for possible development.  If the site is to be considered in conjunction with other sites, to form a larger development area, please ensure details are clearly provided within the form.

This form and accompanying information should be submitted by email to [email protected] or by post to Strategic Planning, Strategic Growth Services, Trafford Council, Trafford Town Hall, Talbot Road, Manchester, M32 0TH.

If you have any enquiries regarding the Call for Sites, please email [email protected] or call 0161 912 3149, and a member of the Strategic Plan will be able to assist.

Site submissions are invited on the Call for Sites from 23rd July 2018 until 14th September 2018 when the consultation will close.

Data protection

Please note all comments will be held by the Council and will be available to view publicly. Comments cannot be treated as confidential. Your personal information such as your postal and e-mail address will not be published, but your name and organisation (if relevant) will.

Trafford Council maintains a database of consultees who wish to be kept informed about strategic planning matters such as the Local Plan. In responding to this consultation your contact details will automatically be added to the consultation database (if not already held). If you do not want to be on the consultation database and therefore not be contacted about future strategic planning consultations please state this in your response.

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Personal details

Title Mr Forename Murray Surname Graham Organisation (if applicable) Iceni Projects Position/title (if applicable) Director Address This is The Space

68 Quay Street

Manchester

Postcode M3 3EJ Email address [email protected] Landline phone no Mobile phone no 0161 509 2842 07799 885 931 Your interest in the site Owner of (all or part of) the site (please tick or highlight all that Agent acting on behalf of landowner or developer apply to you) A planning consultant A developer Resident Community group Other (please specify)

If you are representing another person, please provide their details as follows:

Title Mr Fraser and Mr Andrew Higson Forename Surname Organisation (if applicable) Taurus Investment Holdings in partnership with Orbit and Mountpark Position/title (if applicable) Address The Victoria 29 Stamford Street Altrincham Cheshire

Postcode WA14 1EX Email address Contact agent Landline phone no Mobile phone no Contact agent Contact agent

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If you are not the landowner or the site is in multiple ownership, please submit the details of all land owner/s. Please attach an additional sheet giving multiple ownership details if necessary.

Title N/A Forename N/A Surname N/A Organisation (if applicable) Trafford Borough Council Position/title (if applicable) N/A Address See additional documentation for site plan outlining ownership.

Postcode Email address Landline phone no Mobile phone no

Does the owner of the site Yes. know you are proposing the site for consideration? Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford.

Do you have a legal option to Yes, and other land highlighted in attached document is already owned by purchase the land in question? partner Orbit.

Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford. Do all landowners consent to their land being considered? Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford.

Are there any leaseholders on the site? (If yes, please No. provide details)

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Site information

Site address (if no formal address, please describe as Land at New Manor Stretford best able to) Bradley Lane Stretford Trafford

Site postcode (if known) M32 8RH

Grid reference (if known) Eastings : 378638 Northings 393217

Site size (if known) please 60 acres (40 acres controlled by Taurus in partnership with Orbit and Mountpark, 20 acres controlled by specify unit of measurement Trafford Borough Council.) Has the land been previously developed? No Existing use of site e.g. housing, offices, industry and warehousing, community use, retailing, open/vacant land. If currently vacant, please provide details on previous use. The majority of the Site is poor quality Grade 2 agricultural land. A commercial nursery is situated at the entrance to the Site. A manufacturing business is located in the centre of the Site (with associated parking and other curtilage uses) adjacent to two residential properties. Four terraced residential dwellings are sited to the western end of Bradley Lane.

Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford. Description of surrounding land e.g. housing, offices, industry and warehousing, community use, uses retailing, open/vacant land. Include details of building heights, topography etc. Surrounding uses include: the M60 motorway; the A56; scrubland; river corridor; treatment works; offices and across the river corridor facing the Site; warehouses; a building merchant; a hotel; a restaurant; a gym and residential properties and associated facilities.

Does the site have any If known, please include application reference number(s), any local plan relevant previous or existing allocation, if the site has been suggested through other call for sites planning history? exercises etc.

Site was submitted to the Call for Sites prior to our involvement. It features on the GMSF map and database under ID:1454327480641

Its suggested release season was 2015/2016.

Any other details on the site relating to current or previous use Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford.

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Sites proposed for development

Developable area, stating unit 19.701 ha of measurement

Development type Details Residential e.g. capacity; possible tenure (e.g. open market, private rent, affordable); type (houses/apartments); homes for first time buyers, self- build, older people etc.

N/A

Gypsy and traveller sites e.g. number of plots/pitches; permanent site; transit provision etc.

N/A

Offices e.g. amount of floorspace; number of units; target market etc B1 use: 128,500 sq, ft

Exact number of units and target market to be confirmed at later stage. Subject to discussion and assessment of local needs.

Industry / warehousing e.g. amount of floorspace; number of units; target market etc

B2/B8 uses: 718, 486 sq, ft

Exact number of units and target market to be confirmed at later stage. Subject to discussion and assessment of local needs.

N/A

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Other sites for consideration

Other proposal e.g. type of use to be considered; level of protection if relevant; background information (e.g. for protection, designation Opportunity to protect open space to the southern boundary of the site and enhance as open space, conservation planting around site. area etc.)

Suitability

Physical and infrastructure e.g. highways/access, topography, trees, utilities, pylons, overhead features lines, pipelines Existing highways access through the centre of the site via Bradley Lane.

Flood defences to the south at the River Mersey.

Overhead line running North to South.

Exisitng trees throughout site-plans for retention and enhancement where possible.

Environmental features e.g. flood risk, drainage, trees, hedgerows, contamination, drainage, hazardous waste According to the Environment Agency’s online mapping, the site is in Flood Risk Zone 3, with some areas of Flood Zone 2 around the edges and on Bradley Lane: the majority of the site is shown to benefit from flood defences.

Hedgerows along Bradley Lane from east to west, and through the site along field boundaries from north to south.

Woodland scrub and trees to the west of the site and some thicker coverage along the west of Bradley Lane. Ecology features e.g. Site of Biological Importance (SBI), Site of Special Scientific Interest (SSSI), etc. Designated Wildlife Corridor under Policy R2 under Trafford Local Plan however the designation indicates the possibility for species to use the land as a transport route, rather than the presence of any particular species or habitat of note.

Heritage features e.g. listed building, conservation areas, scheduled monuments

None.

Protected recreation/open e.g. is this how the site is currently designated space

None at present but opportunity to enhance open space, wetland and park provision.

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Could interventions be made to If yes, please give details. overcome any constraints to development? Yes-currently Bradley Lane is narrow. To provide access to the development, this route will be widened, which will also improve access to UU infrastructure. Junction improvements at the end of Bradley Lane and Cross Street (A56) will also be made.

Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford. What road would provide access to the site if required? Bradley Lane. This includes where a new Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet road would be required to link prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides an existing road. a substantial amount of information and justification for the allocation of New Manor Stretford.

Do you own, or have If no, provide further details. unrestricted rights over the existing or proposed access to Yes. the site? Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford.

Would the occupiers of any new development have full access rights to the site? Yes.

When would you anticipate the Immediately site being available for 0 – 5 years development to start? 5 – 10 years 10 – 15 years Beyond 15 years Has the site received any If yes, provide detail. interest from developers?

Yes. Taurus Investment Holdings are working in partnership with Orbit and Mountpark.

Are there any legal constraints e.g. restrictive covenants, ransom strips. on the site that may impede development? No.

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Are there any current uses that would need to be relocated? Yes, but all current uses have the capacity to be accommodated locally.

Other considerations

Is there any potential to e.g. transport, green infrastructure. provide infrastructure as part of Opportunities for enhancing the pedestrian and cycle routes between the site and Stretford can be achieved through improvements to the PROW network leading under the M60 the site? motorway north of the site. Improving these connections will allow residents living in Stretford to walk or cycle to the new employment land south of the M60.

There are bus stops within walking distance of the site on the A56, however, it is proposed to provide two new stops for north and southbound movements closer to the development, to make access by bus more attractive. Improvements proposed to the Bradley Lane/A56 junction will incorporate pedestrian crossing facilities to allow safe access to the new bus stops. What effect would site preparation/remediation costs have on the site’s Estimates indicate that costs should not impede delivery. deliverability? Please reference the attached “Vision, Regeneration and Delivery Strategy” booklet prepared by Taurus, Orbit, Mountpark, Plan-it, Vectos, Lexington and Iceni which provides a substantial amount of information and justification for the allocation of New Manor Stretford.

Are there any other feasibility/viability issues? No.

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Please include any further or supporting information for your submission, continuing on to additional sheets if necessary

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REFERENCE 1988

PROJECT REGENERATION OF NEW MANOR, STRETFORD DOCUMENT SUSTAINABLE EMPLOYMENT - VISION, OPPORTUNITY AND DELIVERY CLIENT STATUS DATE TAURUS INVESTMENT PLANNING 13/09/18 HOLDINGS

Map data: Google, Landsat / Copernicus DOCUMENT CONTROL FILE NAME 1988-ID-001-02 NewManorFarm_Sale_Vision-Justified

PREPARED BY (INITIALS) NB JW AR

CHECKED BY (INITIALS)

PLANNING TRANSPORT ICENI VECTOS

ECOLOGY AND DRAINAGE -

Map data: Google, Landsat / Copernicus Regeneration of new manor, Stretford: Sustainable employment - PLANIT-IE

Contents

1.1 Vision and Opportunity 4 1.2 Introduction 6 1.3 Site Context 7 1.4 Site Characteristics 8 1.5 Enclosure and Views 9 1.6 Landscape Character 10 1.7 Access and Accessibility 12 1.8 Strategically Connected 14 1.9 Site Opportunities 15 1.10 Green Belt Review 16 1.11 Design Principles 18 1.12 Development Framework 20 1.13 New Manor Stretford - Masterplan 22 1.14 New Manor Stretford - Vision and Delivery 23

PAGE 3 PLANIT-IE Regeneration of new manor, Stretford: Sustainable employment -

1.1 Vision and Opportunity

Taurus Investment Holdings in partnership with Orbit Developments and Mountpark have secured the opportunity to undertake the comprehensive regeneration of the Site at New Manor, Stretford, which is bounded by the M60, the A56 and the River Mersey. This representation booklet responds to the Trafford Local Plan Call for Sites, and Local Issues Paper. It also illustrates how New Manor Stretford makes a valuable and meaningful contribution to the economic growth and future prosperity of the borough in a highly sustainable location in advance of the revised draft of the Greater Manchester Spacial Framework (GMSF), which is anticipated for release in October 2018.

TAURUS INVESTMENT HOLDINGS IN PARTNERSHIP WITH ORBIT DEVELOPMENTS AND MOUNTPARK Taurus is a strategic property consultancy with a track record of delivering some key Orbit Developments is the commercial division of the Emerson Group and was Mountpark Properties is a best in class international property brand with excellence developments across the UK, helping Councils, landowners and developers achieve established 40 years ago. They are a major existing developer in the region with a strong at the heart of its operation. A speculative and occupier-led developer of industrial, positive developments. and growing relationship with councils and they have built up a significant portfolio of distribution warehousing and logistics schemes. Since the formation of its joint venture diverse commercial investments. with USAA RealCo in May 2014, Mountpark has undergone a meteoric rise to its position as They are currently advising on over 300 acres for development across the north west and one of the leading developers in the logistics and distribution markets in both the UK and are responsible for helping numerous councils secure and deliver developments into This is reflected in their excellent track record in the sector and their flexible approach to Europe. USAA RealCo is the property subsidiary of USAA, one the largest funds in the USA their regions. purchase and partnership arrangements. with $250 billion of assets under management. This financial backing gives Mountpark Based in Altrincham, they work with selected development partners including Caddick, The commercial group Portfolio has a capital value in the region of £1 billion. Key projects the ability to deliver high quality, sustainable and customer focussed buildings within Orbit, Mountpark, Anwyl and Seddons, and select the most suitable partner for each include Middlebrook, Bolton; Lowry Outlet Mall, Salford Quays; and Linkways West, St. shorter timescales. scheme. Key schemes Taurus are involved with are Knowsley, Pontypridd and Peterlee Helens. Mountpark Properties recently commenced the largest UK speculative development at as well as the relocation of Matalan’s head office and logistics functions to a new purpose Omega in Warrington with the development of 760,000 ft2 of industrial space which led built 750,000sq/ft facility. to a 350,000 ft2 letting to Royal Mail during construction.

Map data: Google, Landsat / Copernicus

FIGURE 1: SITE LOCATION AND RED LINE

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‘Our vision is to bring new life to this forgotten edge of town site, with a range of high quality new employment uses and infrastructure’

A perfect fit for the Trafford economic strategy Land at New Manor Stretford is a unique opportunity An opportunity to unlock 20 acres of council owned land for Trafford has a reputation as a great place to do business and our proposals would open a The location, size and lack of constraints make this Site uniquely suitable for international development new chapter for local prosperity and inclusive growth. The proposals would help secure businesses looking for commercial buildings with a large footprint. Units of this size A 40 acre Site is controlled by the Taurus/ Orbit/ Mountpark Partnership and is adjacent future growth for advanced manufacturing and logistics in the borough, an ambition set cannot be delivered at Carrington, so developing the Site would not mean competition to an additional 20 acres owned by Trafford Borough Council. Access to the council land out in the Trafford’s Economic and Housing Growth Framework. The Site is in the heart of for Carrington. Taurus Property can also deliver space for new businesses more quickly would be opened up by regeneration of the land controlled by the partnership, therefore the A56 Corridor, which is identified by Invest in Trafford as a priority for investment and than promoters of larger, more complex sites. presenting the council with an opportunity to realise the development value of its land is already home to some of Traffords largest companies. whilst making new employment opportunities available to residents across the borough.

A windfall of 1,800 jobs and apprentices for communities in Sale, Stretford Easy for local workers to access jobs and beyond Land at New Manor Stretford is easy to get to by road and via the Dane Road Metrolink Delivering space for new businesses at this site will create life opportunities for a generation stop, in addition to 12 buses passing the Site each hour. Workers from across Trafford of young people in Trafford. A range of B1, B2 and B8 uses are proposed to attract a variety would easily be able to get to jobs created by new businesses at the Site, helping Trafford of businesses, potentially including advanced manufacturing, distribution and technical Borough Council to plug the scheme into pathways into employment for people in Sale, industries. Taurus Investment Holdings in partnership with Orbit Developments and Stretford and beyond. Good cycle connections with Stretford and Sale, each within a mile Mountpark will work closely with Trafford Borough Council to open up local pathways of the Site, would be further improved as part of a comprehensive package of delivery into employment, retaining the economic benefit for local communities. proposals.

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1.2 Introduction

This document has been prepared by Planit IE, Iceni Projects, Vectos and Lexington Communications on behalf of Taurus Investment Holdings in partnership with Orbit Developments and Mountpark (‘the Partnership’) in response to the Trafford Borough Council Call for Site’s and the Local Issues Paper.

This document aims to support the Site’s allocation and URBAN SITE LOCATION demonstrate how employment uses could be delivered in the The Site is known as Land at New Manor, Stretford, and is located short term given the Site’s two principal ownerships which can be adjacent to an existing employment area. The Site measures phased or developed in partnership, sustainable characteristics approximately 24.2ha (60 acres). Of this, the eastern 16.18ha (40 and excellent commercial credentials. acres) is controlled by the Partnership with the balance in the This document sets out the technical work carried out by ownership of Trafford Borough Council. the Partnership and its consultants, with specific reference The northern extent of the land borders the M60 Motorway, to the baseline evidence which has been prepared to date, Manchester’s Outer Ring Road, whilst the southern boundary demonstrating the Site’s ability to make a meaningful and borders the River Mersey, with the built-up edge of Sale on the valuable contribution to the economic prosperity of the borough. opposite bank. Bradley Lane runs through the middle portion of the Site along which sits a residential dwelling, several light industrial units and commercial floorspace. Lloyds Bank Commercial Finance office is located off Bradley Lane and borders Cross Street (A56) to the east. To the west of the Site is a United Utilities (UU) treatment works.

Sale Town Centre is approximately 1km to the south. It is defined by Core Strategy Policy W2 as a town centre and provides various retail, leisure and employment uses. A similar distance to the north is Stretford Town Centre, defined by the same policy as a town centre. Although equidistant to both centres, the Site has a perceived functional link to Sale given that it sits on the settlement boundary, and is separated from Stretford by the motorway infrastructure which forms its northern boundary. FIGURE 2: SITE LOCATION The Site is subject to two Local Plan (2012) designations: Green Belt (Policy R4) and Wildlife Corridor (Policy R2). There are no scheduled ancient monuments or historic assets on the Site.

The Site benefits from existing hard defensible boundaries created by the M60 motorway, the A56, the River Mersey and the UU treatment works. The Site has limited public access and environmental or visual sensitivity in the urban core of Trafford.

FIGURE 3: ORDNANCE SURVEY EXPLORER (2018) PAGE 6 Regeneration of new manor, Stretford: Sustainable employment - PLANIT-IE

1.3 Site Context

THE SITE The majority of the Site is poor quality Grade 2 agricultural land. A commercial nursery is situated at the entrance to the Site. A manufacturing business is located in the centre of the Site (with associated parking and other curtilage uses) adjacent to two residential properties. Four terraced residential dwellings are sited to the western end of Bradley Lane. A treatment works and its access via Bradley Lane has also existed to the west of the Site in some form since 1881.

Surrounding Land Use Surrounding uses include: the M60 motorway; the A56; scrubland; river corridor; treatment works; offices and across the river corridor facing the Site; warehouses; a building merchant; a hotel; a restaurant; a gym and residential properties and associated facilities.

Flood risk FIGURE 5: ORDNANCE SURVEY COUNTY SERIES (1911) FIGURE 6: FLOOD RISK MAP (GM OPEN DATA)

According to the Environment Agency’s online mapping, the Site FIGURE 4: EXISTING LANDUSE is in Flood Zone 3, with some areas of Flood Zone 2 around the edges and on Bradley Lane. The majority of the Site is shown to benefit from flood defences. Although a potential constraint, this level of flooding would not preclude the use of the Site for commercial development.

KEY Site ownership Council land Commercial Residential Treatment works Motorway Community Agriculture Landscape Recreation

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1.4 Site Characteristics

A desktop study of characteristics from aerial photography and mapping has been undertaken, supported by a detailed site visit.

The Site is generally open, flat under utilised land adjacent to the River Mersey, which sits within an engineered channel to the south.

The Site’s characteristics include the following. 1. Ecological aspects are mainly linear in nature such as existing hedgerows which follow Bradley Lane and also run north- south dividing the Site’s east and west portions. 2. The Site is generally well contained, with only limited views into the land from adjoining areas. 3. The Site has a sense of hard edges formed by the M60 at an elevated level, the A56 (Cross Street), the River Mersey (including engineered embankments) and the UU treatment works. 4. Mature trees, which line parts of Bradley Lane heading westwards, are to be retained. 5. Adjacent land uses including an office block northwest of Crossford Bridge and a hotel sited across the River Mersey to the south. 6. An overhead powerline crosses the Site, broadly north-south, together with two associated transmission towers. 7. Existing buildings, including a bungalow, four terraced houses, a commercial nursery and a manufacturing shed are located within the Site. 8. The location of Public Rights of Way (PRoW), bordering the Site and entering the Site via Bradley Lane and connecting north to Kickety Brook, provide excellent opportunities to significantly enhance the permeability of the Site.

KEY Imagery ©2018 Google, Map data ©2018 Google Client ownership Watercourse Council land Overhead Power Lines Footpath - cycleway Direction of traffic FIGURE 7: EXISTING CHARACTERISTICS Trans Pennine Way Existing vegetation Pedestrian / cycle access Existing buildings Motorway Existing vehicle access Potential noise

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1.5 Enclosure and Views

The Site is enclosed on a number of its edges. Nevertheless, a number of views have been assessed based on an initial site visit, from the adjacent and nearby PRoW. Visual receptors include the public or community, UU employees, residents and visitors.

5 The views that we have assessed in and around the Site, as numbered on the adjacent plan, are as follows. 1. Limited view west from footpath on Crossford Bridge to south- east portion of Site and River Mersey corridor. 8 2. Limited close view west along sunken riverside footpath. Screened by embankment up to Site. 3. Limited close view east along sunken riverside footpath. 6 Screened by embankment up to Site. 7 4. Limited view from PRoW to south-west corner of Site, at level. 5. Filtered view south from the PRoW to the northwest of the Site on the alignment of powerlines crossing the Site.

6. Glimpsed views from A56 footpath west towards the existing 1 Site access and frontage, close to the commercial nursery. 7. View in motion west from M60 slip-road (off) towards the existing Site frontage, although this is largely screened by existing vegetation. 8. Potential views in motion west from elevated motorway 4 across the north of Site, which would only be glimpsed at speed. 9. Potential views from the footpath to the edge of the Sandwell Drive housing area and Mersey River corridor.

The clearest views occur, from the footpath (PRoW) along Bradley 2 Lane and cutting north to Kickety Brook which effectively falls within the development. The secondary views are from footpaths 3 (PRoW)around the periphery of the Site (views 1-6). Views 2 and 3 are significantly limited due to the embankment up to the Site. 9 The views within the context of the river corridor are of limited value but could be enhanced with planting to reinforce the vegetated landscape character. Imagery ©2018 Google, Map data ©2018 Google

The motorway screens the Site from views to the north. The FIGURE 8: SITE ENCLOSURE AND VIEWS pedestrian bridge is screened by vegetation but may reveal KEY elevated views to the Site in winter. There are potentially a small Client ownership Key site frontage number of private view points from the rears and fronts of houses to the south of the river. Council land Zones of clearer views from the periphery of the Site Views to Site

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1.6 Landscape Character

The Trafford Borough Landscape Strategy SPG (2004) defines the landscape character area within which the Site falls as ‘Urban River Valley’, and the relevant part of the character area adjacent to the River Mersey is as follows:

“The land adjacent to the River Mersey is a mosaic of land uses created by POLICY GUIDELINES: development and its proximity to urban areas. These uses include: water 1. Conserve the features of the river valley / canal corridor with development, parks, playing fields, golf courses, sewage works and an increase in access where appropriate, taking this into account. Look for opportunities to within the floodplain. The banks of the river within this character area have conserve the features. been engineered and have an artificial, formal appearance. There is a general lack of field boundaries such as hedges or fencing. The lack of boundaries and 2. Restore and enhance the physical and visual unity. Development should flat topography often permit extensive views over the floodplain, sometimes not lead to its further loss, and opportunities to develop a framework of restricted by the regenerating scrub vegetation and tree planting.” open spaces should be encouraged. Features such as new planting, habitat enhancement and creation should be encouraged. URBAN RIVER VALLEY CHARACTER AREA 3. Conserve and enhance the historical features of the area such as the Warburton Toll Bridge, Irlam Locks, Barton Swing Bridge, the Bollin The following is extracted from a table within the Trafford Borough Landscape Aqueduct and Manchester Ship Canal where this does not prejudice the Strategy SPG (2004) to give an understanding of the general and specific issues commercial and operational requirements of the waterway. Opportunities of the Site and its surroundings. to improve the setting and appearance of these features should be encouraged. KEY FEATURES: 1. The presence of the Manchester Ship Canal and the canalised part of the 4. Conserve and promote ecological areas. Development should conserve River Mersey. Views of these watercourses are limited. Both these stretches and enhance ecological diversity, and opportunities to enhance the existing of water are operational and working waterways. ecological corridor and measures to control access should be encouraged. 2. Generally low lying areas associated with the floodplain. 5. Enhance ecological diversity and appearance of the river bank. 3. Mixed land use, with a significant amount used for recreation in the Mersey Overall, the Site displays characteristics of the Urban Valley Character Area in Valley. its position adjacent to the River Mersey. Locally it’s character is influenced by the A56 Urban Arterial Route, Sales Urban Edge to the south, Woodland /Scrub 4. A fairly dense communication network with motorways, roads and railways to the northwest and the M60 Motorway to the north. producing a number of bridged crossings. 5. Scrub vegetation and natural regeneration often adjacent to the Access routes and pockets of manufacturing and residential development watercourse, otherwise few trees or woodland. within the Site, together with the overhead powerlines and pylons, all contribute to its developed character. 6. Lack of field pattern or boundaries. 7. Few distinguishing built features. A secluded character in parts.

PRESSURES: 1. Urban land use changes threaten to completely remove the original characteristics of this area. 2. The disappearance of built features, worthy of retention. 3. Pressure from urban development threatens the ecologically sensitive areas. 4. Power line alignments create an extension to the urban framework. 5. Transportation routes have reduced the visual unity and rural appearance.

FIGURE 9: SITE PHOTOGRAPHS

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Map data: Google, Landsat / Copernicus

FIGURE 10:LANDSCAPE / SITE EDGE CHARACTER

KEY Client ownership River corridor Council land Woodland / scrub Character influence Urban arterial route Urban edge Motorway River corridor Urban arterial route Woodland / scrub

Map data: Google, Landsat / Copernicus Map data: Google, Landsat / Copernicus River corridor Map data: Google, Landsat / Copernicus

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1.7 Access and Accessibility

The employment led Concept Masterplan would include a mix of B1, B2 and B8 employment uses and include improvements to the Bradley Lane /A56 junction. Together with its strategic location within Greater Manchester near Sale, Stretford and the M60, the Site provides a distinctive advantage in delivering sustainable transport objectives.

ACCESSIBILITY BY WALKING AND CYCLING In addition to these bus services, Dane Road Metrolink stop is located approximately 1,100 metres south-east of the Site. The masterplan provides strong pedestrian and cycle linkages to The Metrolink stop can be accessed by travelling south along the A56 connecting the Site to local bus and tram stops which the A56 and turning left down Dane Road. Dane Road is on the will optimise access by these modes of transport. Opportunities Altrincham – Piccadilly and Altrincham – Bury lines with services for enhancing the pedestrian and cycle routes between the Site operating on a 6-minute frequency Monday to Saturday and and Stretford can be achieved through improvements to the 12-minute frequency on Sundays. There is real-time information PRoW network leading under the M60 motorway north of the and seating provided at Dane Road. Site. Improving these connections will allow residents living in Stretford to walk or cycle to the new employment land south of The Site’s accessibility by public transport has been assessed the M60. using TRACC public transport accessibility software, see Figure 12 for the AM Peak and Figure 13 for the PM peak. This software As demonstrated in Figure 14, areas of Sale and Stretford are considers the travel time to / from the Site using the public located within a 2km walking catchment from the Site with transport network, including bus tram and rail, allowing for walk footways along the A56 and PROW along the River Mersey times to access the network. The analysis highlights that a large providing links to these existing residential locations. The majority area surrounding the Site can be accessed within a 60 minute of Sale and Stretford are located within a 5km cycling catchment travel time, including Manchester City Centre, Stockport and of the Site as well as the residential areas of Chorlton-cum-Hardy, Altrincham. The 45-minute catchment includes the southern Old Trafford, Trafford Park, Brooklands and Urmston. The A56 side of Manchester City Centre, parts of Deansgate and Hulme, provides an on-road cycle route north to south past the Site with Chorlton-cum-Hardy, parts of Old Trafford, Stretford, Sale a number of on-road and off-road cycle connections available and Urmston. The 30-minute catchment includes the area from the Site. The National Cycle Route 62 is located to the west immediately surrounding the Site and parts of Stretford, Sale of the Site and provides a bridge over the M60 connecting north and Urmston. There is a population of some 600,000 people to Stretford. within the 60 minute travel time, demonstrating a high level of accessibility to the Site from the labour market catchment area. ACCESSIBILITY BY PUBLIC TRANSPORT There are a variety of bus stops within walking distance of the Site TFGM also provide a Greater Manchester Accessibility Level on the A56. However, it is proposed to provide two new stops for (GMAL) map similar to the PTAL map for London. This map shows Imagery ©2018 Google, Map data ©2018 Google north and southbound movements closer to the development, the level of accessibility of a site on a scale from 1 to 8, with a score of 1 representing a poor level of accessibility and 8 representing to make access by bus even more attractive. Improvements FIGURE 11: LOCAL ACCESS AND CONNECTIVITY proposed to the Bradley Lane /A56 junction will incorporate an excellent level of accessibility. The Site has a GMAL of 5 which pedestrian crossing facilities to allow safe access to the new bus represents a good level of accessibility. stops. In summary, this is an excellent opportunity to create a highly KEY Taurus controlled There are four bus services operating along the A56, delivering a sustainable and accessible employment location which already combined frequency of 12 buses per hour for the north / south benefits form an extensive choice of travel options including bus, Trafford Borough Council ownership connections past the Site. Destinations include Manchester City cycle, tram and walking as well as by car. Bus stop Centre, Altrincham and Trafford. All services will stop at the new Footpath - cycleway bus stops and provide increased accessibility for the Site. Trans Pennine Way Pedestrian / cycle access

Existing vehicle access

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FIGURE 12: PUBLIC TRANSPORT ACCESSIBILITY AM PEAK

FIGURE 13: PUBLIC TRANSPORT ACCESSIBILITY PM PEAK FIGURE 14: LOCAL CYCLING ROUTES AND CATCHMENT AREA

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1.8 Strategically Connected

M60 M60 The Site has excellent connections to the strategic road network with direct frontage on to the A56 Cross Street, a strategic route between Junction 8 of the M56 to the south and Manchester City Centre to the M60 M60 north.

Immediately to the north the A56 provides access to Junction 7 ACCESS STRATEGY of the M60 Motorway, with high capacity traffic signal-controlled Access to the Site is currently from Bradley Lane, which provides junctions facilitating access to the M60 slip roads. Between access to the Clipper House office development, Kiwi Nurseries, Junction 6 for Sale and Junction 8 Carrington Interchange, the plus other commercial businesses, and to the UU treatment M60 benefits from parallel link roads which enhance the access works. Bradley Lane is currently limited to left in / left out capacity of Junction 7 to the M60. movements only. The M60, otherwise known as the Manchester Outer Ring Road, To open up the Site for the employment development, it provides an orbital route serving Greater Manchester and links NurserySITE is proposed to upgrade this access to traffic signal control, with the wider motorway network of the M56, M62, M61 and the integrated with the existing traffic signal-controlled junction to M67. The M60 also provides more local access to the various the north. This would allow all movements controlled access to residential areas and towns within the Greater Manchester 22.1m the Site, incorporating improved northbound capacity through conurbation. A new section of Smart Motorway has just been the signal system and a southbound right turn into Bradley Lane. completed between Junction 8 and the M62, improving traffic A three lane egress on Bradley Lane is proposed, incorporating flow and accessibility in this direction. signalised pedestrian crossing facilities.

The Site is therefore ideally located for a logistics operation. BRADLEY LANE Signalised pedestrian crossing facilities would be provided on Together with the good level of public transport accessibility, the southern arm of the access junction which would provide the development would provide for an overall high level of A56 access to new bus stops, located to improve public transport accessibility to the labour market catchment, presenting an accessibility to the employment development. excellent mixed employment destination from a transport perspective. Vectos has undertaken preliminary design and assessment work, including signal staging, and consider the proposed Impacts on traffic on the wider network will be dependent on improvements feasible. The proposals would be subject to the mix of employment uses ultimately brought forward. The design evolution and discussion with Highways England and strategic location with ease of access to the M60 motorway will Trafford Council as Highway Authorities. however be a significant advantage to minimise impacts on the local highway network. The traffic signal access scheme to Bradley Lane would also CHESTER ROAD improve access to Clipper House. At present, vehicles use the Clipper House U-turning facilities further south to ingress Bradley Lane and have to U-turn at the Chester Road / Barton Road gyratory to the north, to access the A56 south. It is also difficult to egress

Bradley Lane on to the A56 due to blocking back from the traffic SM RIVER MERSEY

signals to the north. Vehicles travelling from Bradley Lane often A56 have to force their way into the queuing traffic, particularly the

offside lanes. The proposed improvements would overcome this CROSSFORD BRIDGE problem by controlling traffic movements through the junction.

There would be no need for U-turning to access Clipper House SM and the treatment works, given the creation of all movement

access to Bradley Lane. NOTE: THE PROPERTY OF THIS DRAWING AND DESIGN IS VESTED IN VECTOS (NORTH) LTD. IT MUST NOT BE COPIED OR REPRODUCED IN ANY WAY WITHOUT THEIR PRIOR WRITTEN CONSENT.

PROJECT: SM CLIENT: REV DETAILS DRAWN CHECKED DATE New Manor, Bradley Lane, Trafford Taurus

DRAWING TITLE:

transport planning specialists Proposed Access Arrangement

4th Floor Oxford Place, 61 Oxford Street, Manchester, M1 6EQ 0161 228 1008 e: [email protected]

DRAWN: CHECKED: DATE: SCALE: DRAWING NUMBER: REVISION: IW CH SEPTEMBER 2018 1:500 @ A2 VN81131-101 -

FIGURE 15: INDICATIVE ACCESS PROPOSAL (VECTOS)

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1.9 Site Opportunities

Drawing on the Site’s existing features, assets and characteristics, a number of potential opportunities have been identified that will help to guide the emerging masterplan. The analysis undertaken to date has also allowed us to understand where development might be most appropriately located within the Site, that respects the landscape setting, works with the existing features and provides an appropriate structure to this new high quality employment development. Proposals should aim to achieve the following. 1. Conserve and enhance the character of the River Mersey corridor with attractive new landscaping and development that provides surveillance and management of public spaces. 2. Address areas of flood risk through a sensitive sustainable drainage strategy - incorporating areas for habitat, wetland and leisure uses. 4 2 3. Restore and enhance the physical and visual assets of the Site alongside opportunities to develop a framework of open spaces, with new planting, parkland and habitat enhancement that would significantly enhance the 9 ecological value of the Site. 13 11 4. The design solution would conserve and enhance ecological diversity, 6 13 particularly along its woodland edge and river frontage. 4 5. The tree lined character of Bradley Lane to the west is to be retained and 7 extended to apply to the new main access street which replaces Bradley Lane. 8 6. Existing hedgerows within the Site should, where possible, help create an established development plot framework. 5 7. The design of new built-form and landscape structure will incorporate 11 10 powerlines in either an ordered corridor or a series of offset spaces which 2 minimise the presence and visual intrusion of the powerlines and the towers. 8. Potential to retain / convert one of the houses to provide a small gatehouse, facility or shop at the centre of the Site. 10

9. The design solution will link the landscape in order to complete a circular 12 1 walking / fitness route around the Site.

10. The opportunity exists to provide attractive frontage onto the River Mersey, 4 set behind comprehensive landscaping, utilising the B1 building typologies to face the existing built form to the south of the river. 11. The potential to develop a landmark feature in the north east of the Site which is visible from the motorway. 12. The potential for the existing landscape to connect into the Site via new planting areas within the zones identified with lower capacity for Imagery ©2018 Google, Map data ©2018 Google development. This would form part of an integrated approach to creating a comprehensive landscape framework and help screen views of the Site from FIGURE 16: DEVELOPMENT OPPORTUNITY adjacent PRoW’s and housing areas. KEY 13. The design solution will retain the PRoW within a landscaped corridor Client ownership Higher capacity for development which would be extended south to the riverside PRoW, so enhancing the Council land Medium capacity for development permeability and connectivity of the Site. Enhanced planting Lower capacity for development Potential wayleave for overhead line Open space and drainage

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1.10 Green Belt Review

The Site does not contribute meaningfully to the purposes of including land in the Green Belt. The National Planning Policy Framework (‘NPPF’) states that when defining Green Belt boundaries, regardless of development needs, plans should not include land which it is unnecessary to keep permanently open (para 139b).

The Site is strongly urbanised and is contained by the motorway which sits on top of a bund, the urban form to the south and east, including the A56, and the treatment works to the west. This infrastructure clearly protects the wider countryside beyond from encroachment. Development on the Site would be contained by existing, robust boundaries and would not impact on the openness of the wider Green Belt.

This position is reflected by the findings of the Greater Manchester Green Belt Assessment (2016) which was carried out to inform the Greater Manchester Spacial Framework (‘GMSF’). The document assesses the relative contribution of sites to the purposes of including land within the Green Belt, in line with the NPPF (para 134). It identifies the Greater Manchester Green Belt (‘GMGB’) as FIGURE 17: A number of existing built elements already influence the site character - and FIGURE 18: The Site is visually well contained by raised road infrastructure, built form a series of ‘disconnected parcels, wide open areas, and corridors create an urban context to the central areas and vegetation. Views across and out of the Site are limited. extending along river corridors’ (para 2.35).

The Site forms part of Strategic Green Belt Area 26, which follows the River Mersey from the Ship Canal to Cheadle Heath in a band generally less than 2km wide which mostly accommodates the M60. Appendix 4.1 of the GMGB assessment has assessed this strategic area and found that this band of Green Belt as a whole has a ‘weak’ role in checking the unrestricted sprawl of large built- up areas because the scope for sprawl is limited by the motorway. It also plays a ‘weak’ role in safeguarding the countryside from encroachment because of the dominance of road infrastructure, industrial plants and neighbouring urban areas.

The Green Belt Assessment proceeds to review smaller parcels, with the Site forming part of Parcel Ref TF18. The document acknowledges that the value of the Site in terms of the Green Belt has been eroded due to the urbanisation of the Site and its surroundings. This is principally due to the motorway which provides a strong, durable boundary to the north. The assessment confirms that the Site plays no role in preserving the setting and special character of historic towns. The assessment concludes that it is not necessary to keep the land open and indeed that Site cannot currently be described as ‘open’ due to the changed SITE PHOTO LOOKING TOWARDS MOTORWAY EMBANKMENT / CYCLE BRIDGE SITE PHOTO LOOKING FROM A56 urbanised characteristics of its surroundings.

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PRESERVING THE COUNTRYSIDE CHARACTER PRESERVING THE EXISTING GAP BETWEEN SETTLEMENTS / MINIMISING IMPACT ON OPENNESS OF GREEN BELT CHECKING URBAN SPRAWL As already identified within the Green Belt Assessment, the Site has a number of urbanising The existing Site is a well contained parcel of land within the Green Belt. It is surrounded features both within and around it, that have a strong influence on its character. The Site currently contributes to the green gap between Sale and Stretford, which by substantial woodland, raised road embankments and buildings in addition to a straddles the M60 motorway. Although already noted, this gap also contains a number generally flat topography that limits views both into and across. Further internal screening Located at the heart of the Site are a cluster of modern structures, associated service of buildings and land uses within it, especially along the eastern boundary fronting onto is provided by established hedgerows that line the central roadway and field margins. yards and piecemeal parking /storage areas which are industrial in character. Running the A56. This means it is not a single open green space, but is divided into smaller discrete Visual connectivity to surrounding spaces within the Green Belt is extremely limited. north west across the Site, a high level power line and support towers dissect the Site and parcels - principally by the raised intervening road infrastructure and vegetation. create an unwelcome visible urban presence. Due to this containment, any development within the Site would have minimal impact Even when developed, a green 'gap' would still be maintained between Sale and Stretford on the wider visual openness of the Green Belt within this area. Immediately around the boundary of the Site, existing areas of development in the form to the north of the motorway along the established Stretford Meadows parkland. The of the UU Treatment works to the west, commercial sheds and office buildings to the presence of the M60 provides a substantial physical edge to this Green Belt gap, and the New open spaces associated with development could help to maintain open views south east, and the raised carriageway of the M60 motorway to the north, all contribute proposed development would help to consolidate this settlement edge, providing a well along the boundary locations, including the river corridor, as well across the Site in new to creating an urban context and function. defined boundary to the urban area, and replace the existing sprawl of land uses and linear green linkages. The central Bradley Lane road corridor could be retained within the buildings. development to ensure views along it from the A56 are preserved, and the sense of an The introduction of these elements, particularly around the edges of the Site, have open corridor along this roadway retained. significantly eroded the rural character of the Site, resulting in a more ‘urban edge’ appearance. Whilst the centre of the Site has a low grade agricultural use, with some All of these measures could ensure that openness to the Site itself is maintained. established hedgerows and boundaries, these are all viewed in the wider urban context of the elevated motorway, existing built development, the A56, overhead powerlines and treatment works.

There is an opportunity for new green space associated with the regeneration of the Site to help reinforce the green character, give the river corridor a more natural context, retain key site boundaries and improve their management. Through a generous green space allowance, sensitive boundary design and new planting within and around plots, development could retain an urban green character, whilst making a meaningful and valuable contribution to the economy, prosperity and employment growth within the borough.

FIGURE 19: New spaces along key boundary locations could allow the character of FIGURE 20: A green gap would still be preserved between settlement areas, existing FIGURE 21: Development could consolidate the existing boundary screening whilst surrounding green spaces to be drawn across the Site and improve the setting of the sprawl on the Site removed and boundaries more clearly defined preserving views corridors across the Site and along the river corridor to preserve the river corridor local openness of the area

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1.11 Design Principles

To inform an indicative development strategy, a framework of design principles has been established, building upon the Site characteristics and opportunities.

B2/B8 B2/B8 B2/B8 B2/B8

B2/B8 B2/B8

B1 B1

FIGURE 22: LANDSCAPE STRUCTURE FIGURE 23: URBAN CONTEXT RESPONSE

LANDSCAPE STRUCTURE RESPONDING TO THE URBAN CONTEXT The proposed landscape structure protects and reinforces the most valuable natural features of the Site and adjacent areas with the The proposed development areas and disposition of uses, specifically the breakdown of employment types according to B1, B2 and B8 following measures. unit sizes, have been considered in relation to the existing urban context around the Site as follows. 1. Locating development in the least sensitive areas both visually 3. Creating space for a green infrastructure network throughout 1. B8 employment uses are oriented along the existing alignment 3. B1 and B2 employment uses are proposed along the southern and in landscape value terms; the development consisting of green corridors and spaces; and of Bradley Lane leading up to the UU treatment works. edge of the Site, together with enhanced landscape planting, to supplement the existing River Mersey embankment. 2. Green buffers that comprise woodland planting on the 4. Locating green space and planting to complement the existing 2. B8 plot areas are principally located along the north and perimeter, creating a robust boundary for the River Mersey green edge characteristics of the Site including the PRoW. western boundaries of the Site in order to allow new on plot corridor and Kickety Brook that runs along the northern landscape and planting to blend into the existing edges. boundary;

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FIGURE 24: CONNECTED MOVEMENT NETWORK FIGURE 25: ACTIVE FRONTAGE RESPONSE

CONNECTED MOVEMENT NETWORK ACTIVE FRONTAGE There are two key movement networks, pedestrian/ cycle and vehicular which overlay and complement each other to maximise The proposed location of buildings, in combination with other boundary treatments and planting, is key to establishing wayfinding, convenient access for all modes. Due to the proposed employment use on the Site, larger vehicles access is a key consideration, together providing a sense of enclosure and creating a framework of streets and legible spaces. with the relationship of these routes to pedestrian and cycle movement. The key building and plot boundary frontages are identified as follows. The pedestrian and cycle network to create and improve a number of key connections. These include the following. 1. The Site aspect facing the A56 /M60 junction and the gateway 4. Building frontages set back from the River Mersey behind 1. With Stretford to the north, across the motorway; the cycle 4. Create connections to the northwest to the Trans Pennine Way. into the Site flanking Bradley Lane. These locations are landscape planting which present an attractive frontage to bridge is an excellent quality connection. Direct connection prominent and signal the Site’s presence and uses. the Site from the south and allow landscape to enter the Site 5. Complete a circular route around the Site and new routes under the motorway is currently via an unlit tunnel that whilst providing an enhanced landscaped backdrop to the within the Site aligned with proposed landscape corridors. 2. Building frontages set back behind avenue tree planting to is unattractive and barely usable. The potential exists to river corridor. define a green boulevard along Bradley Lane. substantially improve this important connection for the wider The vehicular movement network is based on a series of key use of the community. principles including: 3. Defining a landscaped open space around one of the existing houses, where three key landscape and movement corridors 2. Improve connections to the River Mersey PROW at the south 1. Safe and convenient access to the Site from the A56; intersect as a public focus to the Site and a place to sit, meet west and potentially south east corner of the Site. 2. Upgrading the Bradley Lane access route to the treatment and gather. 3. Deliver connections via the main/ existing site access of Bradley works via an attractive boulevard running east west; and Lane and the existing PROW within the Site which connects 3. Providing safe and convenient access to development plots north to Kickety Brook. north and south of Bradley Lane for a variety of vehicle types.

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1.12 Development Framework

The plan opposite illustrates the emerging development framework for the Site, incorporating the design principles whilst identifying a series of development zones, key highway and green infrastructure. The framework has also been developed into an indicative masterplan, highlighting how potential buildings, uses and servicing can be located to respond sympathetically to their context.

The evidence base gathered in relation to the Site demonstrates At the centre of the Site, a retained house is re-purposed as a that there are no insurmountable constraints to the development central cafe / info facility, with adjacent green space and places of the Site. The evidence bases show that, it is possible to deliver to sit and relax - giving the development true heart. Linking this circa 19 hectares of employment on the Site (for breakdown together, Bradley Lane is retained as a primary roadway within see table below) across both land holdings, whilst delivering a the development, with retained hedgerows and new tree planting significant improvement to the landscape function of the Site. to retain its character.

The plan shows a series of new development parcels that are Significant new pedestrian and cycle links will be provided across arranged along the retained Bradley Lane access, with a new Site the Site, sensitivity incorporated within linear green space and access onto the A56. This provides a simple and legible layout that roadways, to create a new network of accessible routes that are will create a green and attractive character to the development - well maintained and overlooked by new employment buildings. as well as a range of plot sizes / potential floorplates. These link across from the Site’s entrance points to the ‘heart, the Trans Pennine Trail and a new river front parkland’. Around and between the parcels, and series of new landscape corridors are proposed that strengthen the Site’s green Along the river frontage, new B1 office development will look out infrastructure and help to break down the overall visual mass of over a new linear parkland space, that accommodates walking/ the development. These link to the wide green woodland spaces cycling routes, places to sit and gather, and will create an around the edges of the Site that provide new habitat, wetland, attractive natural riverside character to this currently underused woodland and recreational spaces for workers and the local route. community. Where the Site faces onto the A56, new office and industrial buildings will define an attractive new entrance space, with active frontages and architecture that continues the character of the existing commercial uses along this roadway.

FIGURE 26: DYNAMIC LANDSCAPE NETWORK

A DYNAMIC LANDSCAPE 1. Create a multi-functional landscape network that encourages New Manor Stretford visual, ecological, drainage and recreational connectivity. Use Type Total Plot Estimated Floor Area Jobs 2. Repair and reinforce poor quality landscape character to form Area (ha) 40% Plot area (sq-ft) 2.5 Plot Ratio (sq-ft) a high quality setting (e.g.. Kickety Brook and the River Mersey) Taurus Investment Holdings and break down built development into discrete parcels with clear boundaries. B1 Office 2.138 92,000 657 3. Preserve landscape features, e.g.. mature trees, hedgerows B2 / B8 10.658 458,000 552 and watercourses. Trafford Borough Council 4. Create an integrated landscape and ecological framework to B1 Office 0.846 36,500 260 support the comprehensive regeneration of the Site. B2 / B8 6.059 260,486 314 Total 19.701 718,486 128,500 1,783

T 1: TABLE OF INDICATIVE DEVELOPMENT QUANTUM

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ECONOMIC BENEFITS Trafford’s own evidence base recognises, in the Trafford Economic and Housing Growth Framework (2017), that ‘if Trafford is to play a key role in Greater Manchester’s growth ambitions and contribute to a growing Northern Powerhouse, Trafford will need to plan for substantial employment growth and sufficient housing to accommodate the level of growth anticipated’ (para 1.6).

On the basis of illustrative floorspace estimates calculated using the HCA’s Employment Density Guide (2015), a minimum of almost 1,800 jobs would be created.

The Site’s boundary with the existing employment estate to the south makes it a logical location for the extension of employment uses. The River Mersey provides a natural break, allowing for a different mix of employment uses to be incorporated here if required, along with surveillance and planting to the lower-level riverside walkway. There is scope to provide a mix of employment uses in response to local needs.

REGENERATION ROLE The Site is located close to Sale West, which is recognised by the Core Strategy as an area of relatively high deprivation which requires support (p17) and is identified in the Trafford Economic and Housing Growth Framework (2017) as having a relatively high proportion of work benefit claimants (Figure 3).

Providing employment opportunities close by would contribute to the draft Local Plan Review aim of reducing inequalities (p19). The Trafford Employment Land Study (2013) recognises that land supply is focused on Trafford Park and Carrington, and would benefit from a greater spread (para 4.5). Similarly, the Greater Manchester Employment Floorspace Requirements Approach (2016), carried out to inform the GMSF, states that a flexible employment land supply is required, covering sites in attractive locations and also delivering in under- performing areas (para 1.41).

New Manor Stretford Use Type Total Plot Estimated Floor Area Jobs Area (ha) 40% Plot area (sq-ft) 2.5 Plot Ratio (sq-ft) Taurus Investment Holdings B1 Office 2.138 92,000 657 KEY B2 / B8 10.658 458,000 552 Client ownership Pedestrian / cycle route Trafford Borough Council Council land Green buffer / Edge B1 Office 0.846 36,500 260 B1 Indicative plot area Structural tree planting B2 / B8 6.059 260,486 314 B2/B8 Indicative plot area Key open space / corridor Total 19.701 718,486 128,500 1,783 Indicative road Line of overhead power cables Entrance point Existing buildings PRoW FIGURE 27: DEVELOPMENT FRAMEWORK

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1.13 New Manor Stretford - Masterplan

KEY Client ownership Pedestrian / cycle route Council land Green buffer / edge B1 Indicative plot area Structural tree planting B2/B8 Indicative plot area Key open space / corridor Indicative building Central heart space footprints Line of overhead power Indicative road cables Entrance point Existing buildings

Enhanced perimeter pathways loop around the new development .

The largest B2/B8 units located along the centre of the Site to minimise impact and provide positive B2/B8 B2/B8 frontage to the entrance and primary roadway.

B2/B8 B2/B8 New junction layout providing a high quality entrance to the Site. B2/B8 Bradley Lane provides the key primary roadway B1 within the Site - with new hedgerows and tree B1 planting retaining the lane character. A new ‘Heart’ space is created around the retained B2/B8 house - providing a central resource for workers B2/B8 B1 and the local community. B2/B8 B2/B8 B1 office buildings front onto the southern river B1 frontage providing overlooking to the new public parkland.

B1 Smaller plots allow the river parkland landscape to B1 B1 move into the heart of the new development. B1 B1 B1 B1 B1 A new linear green space provides enhanced walking and cycling routes along the river, with substantial new planting creating a natural parkland character.

Existing power lines are sympathetically incorporated into the green infrastructure of the Site.

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1.14 New Manor Stretford - Vision and Delivery

The New Manor Stretford Site is ideally located to The special characteristics of the New make a meaningful and valuable contribution to Manor Stretford Site can be summarised as the economic prosperity and employment growth follows: within the metropolitan borough of Trafford. • only two principal ownerships which can be phased or brought forward in partnership;

The Local Plan Call for Site’s process and the Local Plan Issues • a highly sustainable location with access to a choice Paper provide the opportunity to promote the regeneration of of travel modes including extensive bus and tram the Site as part of the evolving local plan. The Site measures services; approximately 24ha (60 acres) in two principal ownerships, and has the ability to be delivered in the immediate short term as a • an established contained urban edge location single phase or as part of a staged development framework. bordered by the M60, A56, River Mersey and UU treatment works; The New Manor Stretford Site represents a hugely exciting opportunity to meet the need for B1, B2 and B8 growth in a • easy access to an extensive local labour market in highly sustainable location surrounded by robust and defensible Sale, Stretford and beyond; boundaries. The emerging development framework and • the beneficial reuse of low grade under utilised illustrative masterplan demonstrate how the Site could meet agricultural land; the need for new high grade employment accommodation in an established and contained location, whilst potentially enhancing • an acknowledged limited contribution to Green the environmental value of the Site and wider area. Belt objectives which has continued to decline as recognised by third party review assessments; We would welcome the opportunity to discuss the potential and delivery of the New Manor Stretford Site. • robust and defensible boundaries with only limited views into the Site from edge locations; The Partnership represents developers who have a proven track record regionally and nationally and who have the • the opportunity to provide approximately 79,000m2 resources and funding to deliver the regeneration of New (850,000sqft) of high grade and much needed Manor Stretford in the short term. employment accommodation which could create a windfall of 1800 jobs and apprenticeships to help For further details and / or to arrange a meeting, please support the economic prosperity of the immediate contact Fraser Higson at Taurus Investment Holdings local area and beyond; ([email protected]) • ease of access from the A56 which can be created and delivered within land controlled by Taurus Investment Holdings; and

• the ability to significantly enhance the landscape quality of the Site via the delivery of a carefully prepared regeneration and environmental strategy

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