HOME   ARCHIVE   GALLERY   SHOP   ABOUT US      
 

 
SALFORD COUNCIL SET TO WAIVE £1.5M FOR COUNTRYSIDE PROPERTIES PLANNING FEES
 

Star date: 13th February 2015

PLANNING SCANDAL CONTINUES AS COUNTRYSIDE SET TO AVOID £1.5M FEES

Having called it a `public scandal' less than a month ago, Salford Council is set to waive another £1.5million in planning fees for 147 new unaffordable houses in Lower Broughton being proposed by Countryside Properties on Meadow Road and off Tenerife Street.

Countryside is avoiding the fees by using the loophole that the scheme won't be `viable' if it is has to pay the Council, in line with virtually every single major planning application that has come before the planning panel recently.

Full details here...


The Meadows
click image to enlarge

The amounts of planning obligation money being lost to Salford is mounting up yet again, just weeks after councillors called it a `public scandal' and the Salford Star calculated a figure of around £20million (see previous Salford Star article – click here).

The latest planning proposals that are set to see over £1.5million in planning fees waived are for two housing development schemes in Lower Broughton by Countryside Properties, which will be discussed at the planning panel next week, with officers recommending approval.

The first is for 93 three and four bedroom houses in Meadow Road, on the site of the former University Meadows Campus right by the banks of the River Irwell with lovely views.

The planning report shows that Countryside should be paying a total of £1,226,341.46 (Open Space £463,450; Public Realm, infrastructure and heritage £271,500; Construction Training £27,150; Climate Change £36,200 and Education £428,041.46)...

The report notes that there will be "increased pressure on existing primary school provision", and that the "significant number of additional residents" would "create more intensive use of existing open space facilities in the vicinity of the site, creating increased wear and tear that would result in the need for additional maintenance and refurbishment"...

...However, "the applicant has undertaken an appraisal of the viability of the development and this shows that if a commuted sum is sought from the scheme, it would render the scheme entirely unviable..."

So Countryside is proposing to pay absolutely nothing, with only a `claw back' agreement in place for the future, while proposing no affordable housing, even though this should make up 19 houses on the development (20%) to help alleviate what the report calls a "high level of affordable housing need".

Countryside Properties has already had £millions in public subsidies for the `redevelopment' of what it calls `New Broughton' (see previous Salford Star article – click here), which has seen affordable housing replaced by unaffordable housing and what many regard as the `social cleansing' of the area.

"The proposals will build on the successful work achieved in earlier phases and help to realise long-standing aspirations for the area" state the planning officers.

Meanwhile, the application is also running ragged over Salford's ecological policies, with the development's boundary extending into The Meadows itself, the so-called `green lung' in the city. The planners report states that "Although development of land east of Meadow Road would be in conflict with the objectives of saved Policy R4, the wider benefits of the development are considered to outweigh the loss."

The Countryside houses will be located in Flood Zones 2 and 3, and within, what the report calls, "a critical drainage area". It adds that the scheme "is not technically in compliance with Flood Risk and Development Planning Guidance Policy FRD5" but "the LPA are satisfied that the proposals are within the spirit, if not the letter, of policy FRD5 and that it would not be appropriate to insist on strict volumetric balancing as part of these proposals."

The report also notes that a "large number of the recorded trees are proposed for removal", including one group of `category A trees'. Yet there's no Tree Protection Plan in place yet, and, while felled trees are normally replaced by a 2:1 ratio, in this case a 1:1 basis "is considered more realistic". Meanwhile as the site is cleared, the report states that there will be "reasonable avoidance measures" used to try and protect the toads, bats, smooth newts and hedgehogs that will no doubt be de-homed.

"In light of the above" the report concludes "it is considered that the development would not have a detrimental or irreversible impact on ecology therefore the proposal is considered to be acceptable in this regard."

The second Countryside Properties application is for 54 two and three bedroom houses off Tenerife Street near Great Clowes Street. Again, 20%, or 11, of the units should be for affordable housing, while there should be planning fees of £296,872.02 (Open Space £113,022; Public Realm, infrastructure and heritage £81,000; Construction Training £8,100; Climate Change £10,800 and Education £83,950.02) – but Countryside are not even proposing to pay the 2p, only to enter into a `claw back' agreement should their profits be excessive.


* See also previous Salford Star article - Salford Council refuses to reveal planning viability figures under Freedom of Information - click here


Graphic by Steven Speed

Salford Lad wrote
at 2:24:32 AM on Sunday, February 15, 2015
It is time for precious greenspaces to be ring-fenced for conservation and no development, in Salford and on a wider scale ! Why not concentrate on the housing and flats that we already have ? Or does that not fit in with the narrow agendas that developers, "business leaders" and Neo-liberal politicians have ? SAVE THE MEADOWS !
 
Anon wrote
at 8:41:32 AM on Saturday, February 14, 2015
I think at the very least, the council should be clear what viability actually means. Exactly what %age profit is needed to persuade developers to build in salford rather than elsewhere. 10%? 15%? 20% 25%? And we still have no detail on the assumptions that underpin these viability assessments. Oh to be a fly on the wall in Urban Vision's offices in Eccles.
 
marianne wrote
at 7:12:38 AM on Saturday, February 14, 2015
They re digging up peel park soon for more university student digs ?? Or am i wrong??
 
Michael F in Felse wrote
at 7:12:15 AM on Saturday, February 14, 2015
We must accept that not all areas are going to be viable attractions for builders. With the upward image of SalFord taking bite let us be pleased and thankful these developers for gambling their money into Salford. It all goes to show Salford's future is excellent.
 
Not viable wrote
at 2:07:31 PM on Friday, February 13, 2015
The council should tell the developers that it is sorry that the schemes are not viable and that they look forward seeing plans for a "Viable" scheme from Countryside or some other developer in the near future.
 
The Fat End of The Wedge wrote
at 2:07:26 PM on Friday, February 13, 2015
"the wider benefits of the development are considered to outweigh the loss" - what benefits? Oh, they must mean the developers! "large number of the recorded trees are proposed for removal" - another development leading to the destruction of mature trees. Remember the 100+ that went for Tesco Pendleton? And many others have fallen for other central Salford development. Tree replacement is with young trees, which take many years to mature, assuming they survive - thus not much living space for wildlife for a bit. Also, with pollution levels as they are (and increasing through development), trees should be considered a very important health resource. Mature trees should be left as they are AND fresh should be planted in every available spot. Our councils and government are so very short sighted. Anybody watch 'The Super Rich and Us' on Beeb recently? There was a clip of an event where councils from around Britain were queueing up to sell off their land to foreign property investors - didn't see Salford, but just shows its happening everywhere - short term gain, extremely long term pain.
 
Please enter your comment below:
 
 
 
Salford Star Hoodies
Salford Star contact
Deli Lama
advertisement
 
Contact us
phone: 07957 982960
Facebook       Twitter
 
 
Recent comments
article: SALFORD PHOTO ARCHIVE GIVEAWAY
Hi Paul. I lived for my first 8 or so years on Pine Street off Hough Lane in Lower Broughton (1966-74) All very long gone obvious... [more]
article: SALFORD CITY MAYOR MISLEADING STATEMENTS ON DEVELOPER CASH
Phil,I am allowed to comment on things that happen in my city.Why can't these facts and figures be public. If no one has anything ... [more]
article: SALFORD CITY MAYOR MISLEADING STATEMENTS ON DEVELOPER CASH
Oriflamme Raised, I don't know where you get off on bullying me like this. Personally I think that it is pretty despicable of you.... [more]
article: SALFORD CITY MAYOR MISLEADING STATEMENTS ON DEVELOPER CASH
I agree with Oliframe that we need to take a close look at Labour activists. This is why I appeal to not vote Labour this May to s... [more]
article: SALFORD CITY MAYOR MISLEADING STATEMENTS ON DEVELOPER CASH
Paul Dennett, is a politician, lets be honest here, you cannot expect him to tell the truth. All politicians never ever tell the t... [more]
 
 
 
 
 
Days
Hours
Minutes
Seconds
 
 
 

Donate

Help the Salford Star...

all donations welcome

 
 

More articles...

COSMIC SHAMBLES RELEASE DEBUT SINGLE IN SALFORD

Star date: 21st April 2018

GRUNGY PSYCHEDELIA FROM COSMIC SHAMBLES

The name of the band kind of describes the sound of Cosmic Shambles, a band that released its debut single, All Over Now, via Salford City Radio. The Shambles range from grungy to psychedelia, as Ian Leslie discovers...

Full details here...

MAXINE PEAKE TO STAR IN BECKETT’S HAPPY DAYS AT ROYAL EXCHANGE

Star date: 21st April 2018

EXISISTENTIAL MASTERPIECE COMES TO THE ROYAL EXCHANGE

Happy Days
Friday 25th May – Saturday 23rd June
Royal Exchange, Manchester. £17

In his plays, Samuel Beckett wrestles with the idea that all human life is meaningless and purposeless, and the possibly ironic title, Happy Days, gets explored in this new production at the Royal Exchange starring Maxine Peake. It's described as an 'existential masterpiece'.

Full details here...

SALFORD COUNCILLORS COULD BE CUT IN BOUNDARY COMMISSION REVIEW

Star date: 20th April 2018

NUMBER OF COUNCILLORS COULD BE CULLED IN REVIEW OF WARDS

The number of Salford councillors could be cut in a sweeping review of the city by the Local Government Boundary Commission for England..."The review will re-draw ward boundaries across the city as well as deciding how many councillors should be elected to the council in total" said a spokesperson for the Commission.

Salford currently has three councillors per ward but, with new wards possibly emerging as the city grows, this might be cut to two per ward.

Full details here…

SALFORD CITY MAYOR MISLEADING STATEMENTS ON DEVELOPER CASH

Star date: 19th April 2018

AS £5.5MILLION AVOIDED BY DEVELOPERS SALFORD MAYOR SAYS IT'S A 'MYTH'!

In the latest issue of Salford Council's propaganda mag, Life in Salford, Salford City Mayor, Paul Dennett, has denounced the "myth" that "developers don't contribute money to the city. It's simply not true" he says.

Yes, they do contribute some money but they also avoid millions of pounds in payments and provision of affordable housing. Indeed, Salford Star analysis shows that developers avoided almost £5.5million in payments last year, as the Mayor only tells half the truth.

Full details here...

DISABLED PEOPLE AGAINST THE CUTS STAGE SCRAP UNIVERSAL CREDIT PROTEST IN MANCHESTER

Star date: 18th April 2018

STOP AND SCRAP UNIVERSAL CREDIT WITH NO EVICTIONS STATE GROUPS

Today, in St Peter's Square Manchester, around half a dozen campaign groups took part in a Disabled People Against the Cuts national day of action calling for Universal Credit to be stopped and scrapped.

Chalk slogans covered the square, speeches were made condemning the affect of the discredited benefit and a giant letter was handed into Manchester City Council calling for 'No evictions' as a result of Universal Credit payment delays.

Full details here...

 



written and produced by Salfordians for Salfordians
with attitude and love xxx