5 Mixed-use development

Policy MX 1

Development in Mixed-use Areas

The following locations will be developed as vibrant mixed-use areas with a broad range of uses and activities, and development within them will be required to support this:
  1. Chapel Street East;
  2. Chapel Street West;
  3. Salford Quays; and
  4. Ordsall Lane Riverside Corridor.
Appropriate uses within these areas will include:
  1. housing;
  2. offices;
  3. tourism, including hotels;
  4. leisure;
  5. cultural uses;
  6. education;
  7. community facilities;
  8. retail and food and drink uses, where consistent with the retail and leisure policies of the UDP;
  9. essential infrastructure and support facilities; and
  10. knowledge-based employment, including live-work units.

In determining the appropriate mix of uses on individual sites, regard will be had to:

  1. the positive impact that the proposed development could have on the regeneration of the wider area;
  2. the use on adjoining sites and the extent to which the proposed development would support the objective of maintaining a mix and balance of uses throughout the mixed-use area;
  3. the contribution that the proposed development would make towards securing activity in the area throughout the day;
  4. the prominence of the location, particularly in relation to key pedestrian and other transport routes;
  5. the size of the site; and
  6. the potential to support the establishment, expansion and success of the Knowledge Capital, in accordance with Policy E3 'Knowledge Capital'.

Reasoned justification

5.3 Salford Quays and the Chapel Street area are dynamic and competitive locations forming part of the Regional Centre, with Chapel Street East forming an integral part of Manchester city centre. The success and popularity of these areas derives partly from the mix of uses within them, and the city council will seek to retain and develop this mix through the control of new development. The Ordsall Lane riverside corridor provides an important link between Salford Quays and Chapel Street, and will also be developed as a mixed-use area.

5.4 The Chapel Street East area (MX 1/1) will be increasingly seen as a key quarter of Manchester city centre, with improved physical and functional connections to the rest of the city centre, as well as coordinated management. The large areas of surface commuter car parking constitute an inefficient use of land, and provide significant potential for redevelopment, although this will need to take place having regard to the parking needs of the city centre as a whole. There are strong commercial opportunities across the area, but particularly around Salford Central Station, linking to the Spinningfields development in Manchester. It is estimated that in the region of 2,000 dwellings will come forward in the area over the plan period. There are opportunities to improve connections within the area, through the reduction of traffic along parts of Chapel Street, and improved links through the viaduct, which has the potential to be seen as a positive townscape feature rather than a barrier. There is also potential to take more advantage of the riverside location.

5.5 The Chapel Street West area (MX 1/2) incorporates the University of Salford as well as the strategically significant Middlewood site, and is a key gateway into the city centre. There are a number of redevelopment opportunities along the main Chapel Street frontage, which offer the potential to provide a full mix of uses, including facilities to serve the local population, as well as high quality architecture to complement the existing conservation areas. The restoration of the Manchester, Bolton and Bury Canal will help to transform perceptions of the area, as well as providing additional recreation and development opportunities. The meander in the River Irwell provides a unique landscape feature that the area can take advantage of, including through improved physical and visual connections to the meadows. A genuine mix of commercial, residential and community uses will result in approximately 3,000 dwellings coming forward during the plan period, with the potential to secure a broader mix of housing types than may be possible in Chapel Street East.

5.6 The Salford Quays area (MX 1/3) will continue to develop as an internationally important visitor destination, and one of the region’s primary office locations, benefiting from Metrolink connections, and attracting some of the highest quality architecture in the region. These functions will continue to be complemented by residential, retail and leisure uses, producing a distinctive mixed-use area. Dock 9, in the northern part of the area, offers a strategically important development opportunity, the coordinated development of which will strengthen the success of Salford Quays and provide new landmarks that take advantage of the waterfront and complement existing assets such as the Lowry. It is estimated that in the region of 2,500 dwellings will come forward in the area during the plan period.

5.7 The Ordsall Lane Riverside Corridor (MX 1/4) will become an increasingly important link between the other mixed-use areas, complementing the continued regeneration of the wider Ordsall area. However, it will be important that its transformation into a mixed-use area is gradual and managed, and is not at the expense of the provision of local employment opportunities. As redevelopment occurs, there will be potential to improve links to and across the river, and the riverside setting offers excellent opportunities for distinctive, high quality architecture. The area also offers the opportunity to provide a broader mix of housing types than may be possible in Chapel Street East, and it is estimated that approximately 500 dwellings will come forward in the area during the plan period.

5.8 The policy sets out a number of factors that will be taken into account when determining whether the use or uses proposed for a site are acceptable. Single use developments are only likely to be acceptable in limited circumstances, for example where they involve a small site, are in a relatively peripheral location, or would provide an appropriate diversification of use in the immediate area. In particular, the policy will be used to ensure that residential development does not unduly predominate, to the detriment of the vitality and sustainability of the areas. On larger sites, single-use residential developments are unlikely to be acceptable, and a significant proportion of non-residential uses will normally be required. Appropriate provision should be made for educational and community uses to serve the residents of the areas. Where proposed developments incorporate very high levels of sustainable design and technology, or would be exceptional in design quality, then this may be considered to outweigh the need to secure a mix of uses on a particular site. Within the Chapel Street West and Chapel Street East areas in particular, the potential impact of development on the successful growth of the Knowledge Capital will be an important consideration, in accordance with Policy E3 'Knowledge Capital'.

5.9 Developments within the mixed-use areas will need to be carefully designed and managed to ensure that residential and other occupiers in the areas have an appropriate level of amenity.

Policy MX 2

Chapel Street Frontage

Development along Chapel Street will be required to incorporate active uses at ground floor level. Such uses will be required to be consistent with the other policies and proposals of the UDP, and may include:

  1. retail;
  2. financial and professional services;
  3. food and drink;
  4. leisure;
  5. non-residential institutions; and
  6. culture and tourism.

Office development at ground floor level of the Chapel Street frontage will also be acceptable in less prominent locations, where it would not result in a long frontage of office uses. Residential development at ground floor level is not appropriate, although entrances to such uses are acceptable.

Reasoned justification

5.10 Chapel Street, between Oldfield Road and Victoria Street, forms the spine of the two Chapel Street mixed-use areas identified in Policy MX1 'Development in Mixed-use Areas'. The provision of a mix of uses along it and, in particular, active ground floor uses are considered to be of major importance to the future success of the area. They will help to ensure a vibrant and varied artery running into Manchester city centre, which encourages pedestrian activity. Any retail or leisure development will need to be consistent with the policies of the Retail and leisure development chapter of this UDP.

Policy MX 3

Sites for a Mix of Open Space and Built Development

The following sites are allocated for a mix of open space and built development in accordance with Policy ST2 'Housing Supply', Policy ST3 'Employment Supply' and Policy ST10 'Recreation Provision':
  1. Clegg’s Lane, Walkden North (15.4 ha), for open space and employment; and
  2. Whit Lane, Irwell Riverside (15.0 ha), for open space, housing and community facilities.

Reasoned justification

5.11 The two sites identified in this policy will contribute towards the housing and employment land supply. They both include a significant element of open space, although the exact boundaries between the open space and the built development have yet to be determined.

MX 3/1. Clegg’s Lane, Walkden North (15.4ha)

5.12 A comprehensive reclamation scheme is required to bring this site back into beneficial use. The scheme should set aside approximately half of the site for provision of an open space link and wildlife corridor between Blackleach Country Park and the Dukes Gate recreation area, incorporating a strategic recreation route for pedestrians and cyclists, with remaining land (approximately 7 ha) being developed for employment purposes. Adequate environmental safeguards will be required to ensure that the amenity of neighbouring residential properties is protected.

MX 3/2. Whit Lane, Irwell Riverside (15.0ha)

5.13 The proposals map shows an area of vacant land, under-used open space and educational buildings that is likely to become available for redevelopment, which in total covers some 15 ha. The land is considered suitable for a residential led mixed-use development that also incorporates significant open space and recreation provision, together with the provision of associated community facilities. As part of this development, at least 9 hectares of land will be redeveloped for housing at a minimum net density of 40 dwellings per hectare.

5.14 Any associated community facilities provided as part of the development should be directed towards Douglas Green to complement the existing facilities there. Any development will need to retain and improve pedestrian access alongside the River Irwell and achieve a high standard of design as befits a riverside location. Development will also need to provide pedestrian access to and along the River Irwell and make adequate provision for the replacement of any open space lost as part of the development.