Salford City Council Planning Guidance Ordsall Riverside For consideration at council July 2008 To be considered at council ?? March 2007 Preface Preface This document can be provided in large print, audio, electronic and Braille formats. Final Draft For Approval Version at 17 June 2008 SALFORD CITY COUNCIL : Ordsall Riverside Planning Guidance - Draft for Adoption 1 Contents 1 Introduction 3 2 Purpose of Document 4 3 Process for Producing this Document 6 4 Planning and Regeneration Context 7 5 The Ordsall Riverside Masterplan (June 2007) 11 6 Planning Guidance 16 Part A - Statutory Development Plan and Other Relevant Planning Policy 16 Documents Part B - Area Wide Guidance 23 Part C - Character Areas 42 7 Implementation and Monitoring 49 8 Planning Obligations 50 Maps 53 Appendices A Key Policies in the Statutory Development Plan Supporting This Planning Guidance 62 B Contact Details 66 Maps Map .1 Site Location Plan 53 Map .2 Ordsall Riverside Context Plan 54 Map .3 Concept Diagram indicating Character Areas 55 Map .4 Illustrative Masterplan 56 Map .5 Access Strategy 57 Map .6 Building Heights 58 Map .7 Building Lines 59 Map .8 Public Realm Strategy 60 Map .9 Ordsall Quayside Detail 61 SALFORD CITY COUNCIL : Ordsall Riverside Planning Guidance - Draft for Adoption Introduction 1 1 Introduction 1.1 The growing success of Salford Quays highlights the potential of Salford’s water frontage as a catalyst in the city’s renewal. Ordsall Riverside – the linkage between Salford Quays and Manchester City Centre – will be transformed from a dilapidated and underused semi-industrial corridor into a sustainable mixed use area with a new residential community. An attractive quayside will be provided, including a riverside walkway which will connect Salford Quays and mediacity:uk with the heart of City Centre Manchester and Salford University. Views from the Manchester Ship Canal to Ordsall Hall will be opened up through the creation of new open space and the Ordsall neighbourhood will benefit from a direct link to Cornbrook Metrolink Station and the development of green links through to the waterside. 1.2 Ordsall Riverside covers an area of 30.6 hectares and is located less than one mile east of the Lowry Centre at Salford Quays and one mile west of the Regional Centre. The site is linear in nature forming the strip of land sandwiched between Ordsall Lane and the River Irwell / Manchester Ship Canal, and extends from Trafford Road in the south to Regent Road in the north. 1.3 The boundary of the plan area is shown on Map 1. The location of Ordsall Riverside in relation to the regional centre is shown on Map 2. SALFORD CITY COUNCIL : Ordsall Riverside Planning Guidance - Draft for Adoption 3 2 Purpose of Document 2 Purpose of Document The Need for Planning Guidance 2.1 Three main factors have contributed to the need to produce this Planning Guidance document. 2.2 Ordsall Waterfront is a project in the Central Salford Urban Regeneration Company (URC) Vision & Regeneration Framework and Business Plan. The corridor is currently a dilapidated and neglected semi-industrial area that separates the Ordsall community from the waterside. The objective of the Guidance is to revitalise the area, improving connectivity and the quality of open spaces along the waterfront and improving the mix of employment opportunities in the corridor. 2.3 There is a high level of developer interest in the area, demonstrated through the implementation of planning permissions for new residential development in the area, recent planning applications and requests for pre-application discussions. Whilst the development of residential schemes such as Quay 5, The Mill and Lamba Court, represents positive new interest in the local property market; there has been limited interest in bringing forward schemes for non-residential units or mixed uses. There are also other constrained or less-viable sites in the area, which might be left undeveloped by the market unless they can benefit from the value added by taking a comprehensive approach to regenerating the corridor. The corridor is in numerous and fragmented land-ownerships. It is clear that comprehensive, sustainable, mixed-use regeneration, as envisioned by national, regional and local planning policy, is unlikely to be delivered unless further policy guidance is produced. 2.4 Regeneration of the Ordsall neighbourhood, in partnership between Salford City Council and developers LPC Living is currently underway. The area adjacent to Ordsall Riverside is being remodelled and repopulated, with new houses and apartments, a new neighbourhood centre with retail and community facilities, a new school and environmental improvements. The improvements to the facilities and image of this area increases the attractiveness of accommodating new development in Ordsall Riverside and also increases the importance of opening up the waterside to the Ordsall community to further improve its local environment. The Purpose of Ordsall Riverside Planning Guidance 2.5 The corridor is identified as an area for mixed-use development within the Salford Unitary Development Plan (policy MX/1). Employment uses must continue to play an important role within the area, as it is also classified as an established employment area under policy E5. However, it is recognised that the nature of these opportunities will change. This Planning Guidance will provide further guidance on how mixed-use can best be achieved within the area. 2.6 Over the last few years, there has been considerable developer interest in Ordsall Riverside and the surrounding area. Within the corridor, several residential schemes have been completed and planning permission granted for others. Much of the recent development within the area takes the form of residential apartments. This contrasts with the Ordsall neighbourhood, located immediately to the north west of the Ordsall Riverside, which is primarily family housing. This Planning Guidance will seek to ensure that development in Ordsall Riverside helps create a balanced mix of residential accommodation across the wider neighbourhood. 4 SALFORD CITY COUNCIL : Ordsall Riverside Planning Guidance - Draft for Adoption Purpose of Document 2 2.7 Ordsall Riverside is likely to experience considerable change within the next decade and this Planning Guidance has been developed to ensure that this development is coherent, takes full advantage of the natural asset that the River Irwell presents and provides long term benefits to the wider community. 2.8 This Planning Guidance sets down the council’s broad vision for the regeneration of the area and sets out the principles to create a cohesive and distinctive character and sense of place to enable an appropriate mix of uses and high quality design in new development and public realm across the area. SALFORD CITY COUNCIL : Ordsall Riverside Planning Guidance - Draft for Adoption 5 3 Process for Producing this Document 3 Process for Producing this Document 3.1 This Guidance does not form part of Salford’s Local Development Framework, but is a material consideration in the determination of planning applications. It specifically supplements the following policies of the UDP (adopted June 2006): Policy MX1 Development in Mixed-use Areas Policy E5 Development Within Established Employment Areas Policy DES6 Waterside Development Policy H 1 Provision of New Housing Development Policy DEV6 Incremental Development Consultation and Public Involvement 3.2 Based upon the need for Planning Guidance set out in section 2, a masterplanning exercise was undertaken by Central Salford URC and Salford City Council to inform this Planning Guidance. 3.3 The Masterplan was developed as an inclusive process, with consultation being undertaken with local stakeholders as well as those with a development interest in the corridor. Details of the consultation undertaken and the issues raised are set out in a separate consultation statement 3.4 A Summary Report of the Ordsall Riverside Masterplan is published on the council’s website: www.salford.gov.uk/ordsall-riverside. 3.5 Formal public consultation on a draft of this Planning Guidance took place between 25 January 2008 and 6 March 2008. All comments received were given very careful consideration by the city council and helped to inform the preparation of the adopted Guidance. Consultation Statement 3.6 Further details of the consultation process and the main issues raised are set out in a separate consultation statement, which is published on the council’s website: www.salford.gov.uk/ordsall-riverside. Sustainability Appraisal 3.7 A Sustainability Appraisal of the Guidance has been undertaken, which is published on the council’s website: www.salford.gov.uk/ordsall-riverside . A number of options developed as part of the Masterplan exercise were appraised to assess the impact of the proposals. Equality Appraisal 3.8 The Planning Guidance has been subject to an Equality Appraisal, to ensure the Guidance fairly reflects the needs of all parties who would be affected by its adoption. This appraisal is published on the council’s website: www.salford.gov.uk/ordsall-riverside. 6 SALFORD CITY COUNCIL : Ordsall Riverside Planning Guidance - Draft for Adoption Planning and Regeneration Context 4 4 Planning and Regeneration Context Planning Policy Context 4.1 This Planning Guidance is intended to complement rather than duplicate other local development documents and national and regional planning policy. 4.2 The statutory development plan for the area comprises the Regional Spatial Strategy for the North West and the City of Salford Unitary Development Plan 2004 – 2016. This Planning Guidance lies clearly within the context of the statutory development plan and local development documents. 4.3 Appendix A lists the key policies supported by this Planning Guidance and Section 6 summarises the key policy and guidance documents with which planning applications for development within this area will need to demonstrate general conformity. Regeneration Context The Central Salford Urban Regeneration Company (URC) 4.4 Central Salford URC aims to transform Central Salford over the next 20 years, guided by a new Vision and Regeneration Framework.