BRIEFING NOTE OF THE DEVELOPMENT DIRECTOR, ENVIRONMENT & COMMUNITY SAFETY
TO THE REGENERATION SCRUTINY COMMITTEE
27TH FEBRUARY 2014
TITLE: REDEVELOPMENT OF LOWER BROUGHTON
RECOMMENDATIONS: That the progress to date be noted and that further plans continue to be developed for a viable solution to the redevelopment of Mocha Parade.
EXECUTIVE SUMMARY: This report provides a description of progress to date and for future phases of the redevelopment and regeneration of part of Lower Broughton.
BACKGROUND DOCUMENTS: N/A
(Available for public inspection)
KEY DECISION: No
1.0 Introduction and Background
1.1 The Council entered into a development agreement with Countryside properties in March 2005 for the regeneration and development of that area of Lower Broughton broadly bounded by the River Irwell, Camp Street, and Great Clowes Street. The Agreement does not presume that every existing building will be cleared but that development will be comprehensive and include the majority of the area covered by the Agreement.
1.2 An early masterplan was produced and consulted upon within the community and this led to the production of Planning & Design Guidance in January 2006.
1.3 The aim of the regeneration was to achieve a repopulated community of mixed tenure with reduced crime, improved education, improved access to jobs, improved shopping. It was envisaged some 3500 new homes would be built. Looking at the census figures for 2001 and 2011, there has been an increase in the population of Broughton Ward of 1,824. It is reasonable to construe that a substantial proportion of this increase will be in the New Broughton scheme.
2.0 Progress to date
2.1 Development started with new houses on the site of the former Lowry High school and its playing fields which had been vandalised by vehicles and fires. This was phase 1 which delivered 378 units as shown in the table at paragraph 4. Phase 4 followed with a total of 223 units and phase 2&3 has recently completed with 375 units.
2.2 The Riverview School and Green Grosvenor Park have also been built with the council funding the school and the Park being funded out of the development requirement for open space provision. The school is a two form entry school with additional children’s centre/nursery.
3.0 Further phases
The downturn in the property market from 2007 onwards has resulted in a dramatic slowdown in the pace of development due to the national difficulties in obtaining mortgages.
Over the last 9-12 months, a degree of confidence in the property market has returned in particular within the private rented sector (PRS) and confidence within the mortgage market.
The next phases for development are:
3.1 Phase 6
This phase has started on site in January 2014 for the delivery of 120 houses for sale and 61 houses for private rent. The development requires a degree of ground raising to allow for flood protection and there are substantial drainage diversions to be completed. The showhouses will be completed by May 2014 and it is envisaged the entire phase will be completed and occupied by April 2015.
3.2 Phase 7
This phase is currently in the design stage and is envisaged to provide 112 houses for private rent. Pre-application discussions have been held and a full planning application is expected to be submitted in May 2014. It is envisaged that the phase will start on site in September 2014 and complete by August 2015.
The Council are working closely with Countryside to maximise the links between Phase 7 and the Meadows Connection project. The new bridge connection will open up the Meadows and linkage to the Crescent and Chapel Street and also the refurbished bridge link to Peel Park.
3.3 Phase 5
This phase has always been intended to be apartments built on stilts to protect against potential flooding of this site in extreme conditions. The assessments of floodwater across the Lower Brougton area has meant ground raising in some areas and ground lowering to form the school playing fields and Green Grosvenor Park.
The apartment market was particularly affected by the downturn in the property market and this phase has therefore been difficult to promote. However, with the growth in the PRS this scheme is now likely to be feasible and design work is underway although considerably more work needs to be undertaken before the scheme is submitted for planning permission. The indicative timescale for development of 344 apartments in blocks ranged either side of Ascension Church is approximately Spring 2015 to Autumn 2016.
3.4 Mocha Parade
Mocha Parade consists of a total of 23 lock up shops and a larger store originally let to Kwik Save. There are currently only 13 shops trading and Kwik Save closed down when the company went into liquidation some years ago but part of this larger store is let to Heron foods trading as Cool trader.
Above the shops are flats that have previously been let although all bar one are now vacant.
The intention is to develop new shops on the site probably including a small supermarket, another reasonably sized store and a number of small shops to cater for those of the current businesses that wish to remain on site.
Development of proposals has been difficult due to the downturn in the property market, the ownership of the former Kwik Save by Tesco ltd and a general lack of certainty on future trading potential.
All small shopkeepers have been contacted and spoken which needs to be followed up. In January these were agreed for the council to acquire the Tesco interest which will simplify the development arrangements.
There is also strong interest from a discount food store operator to be represented on Mocha Parade. This has led to an agreement to develop design and layout options to encompass new stores and to retain existing traders where possible. The financial appraisal and package required to achieve this are still being progressed.
3.5 Phase 4 site U
This site was transferred to Countryside in 2006 for development of apartments but development ceased due to the downturn in the sales market. A revised planning application is being progressed for development of houses for the private rented market.
3.6 Phase 8
This site has been considered for an Extra Care scheme although this has proved unviable so far. This is still be reassessed although there are further residential proposals being developed for 54 houses.
3.7 Estate Management
The affordable properties are owned Great Places and Contour Homes with the overall estate service management being undertaken by Contour Property Management. Contour Property Management also undertake management of the wider non-adopted areas of the estates even where there are owner occupied houses. There are no significant management issues and the area is remaining at a good quality threshold.
4.0 Table of unit numbers by phase:
Phase / Apartments / Houses / Affordable / Open Market / Private rent / Total units / Status1A / 19 / 21 / 27 / 13 / 40 / complete
1B / 33 / 65 / 41 / 57 / 98 / complete
1D / 39 / 49 / 33 / 55 / 88 / complete
1 Vibe / 152 / 112 / 40 / 152 / complete
4 / 131 / 18 / 96 / 53 / 149 / complete
4T / 29 / 29 / 29 / complete
4U / 45 / 45 / 45
2 & 3 / 75 / 300 / 165 / 210 / 375 / complete
5 / 344 / 344 / 344 / Proposed
6 / 181 / 120 / 61 / 181 / On site
7 / 112 / 112 / 112 / Proposed
8 / 54 / 54 / 54 / Proposed
Totals / 503 / 548 / 616
Total / 1667
5.0 Conclusion
5.1 Progress continues and is beginning to accelerate again as the property market sees increasing confidence. This is boosted considerably by the growth in funding for private rented properties, both apartments and houses.
5.2 Mocha Parade remains a challenge although there now appears to be a degree of interest from a new foodstore which will hopefully allow for a workable and viable development to be brought forwards.
KEY COUNCIL POLICIES:
· Connecting People to Opportunities: Sustainable Community Strategy for 2009-2024
EQUALITY IMPACT ASSESSMENT AND IMPLICATIONS:
There are no specific equality or diversity issues arising from this report.
ASSESSMENT OF RISK:
Low
.
SOURCE OF FUNDING:
There is no revenue or capital funding required as a consequence of this report
HR IMPLICATIONS
There are no HR implications arising directly from this report
LEGAL IMPLICATIONS: There are no legal implications as a result of this progress report
FINANCIAL IMPLICATIONS: There are no financial implications as a result of this progress report
OTHER DIRECTORATES CONSULTED:
CONTACT OFFICER: Richard Wynne Tel No. 779 6127
WARD(S) TO WHICH REPORT RELATE(S): Broughton
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R:\Committee Services\Regeneration Scrutiny Select Committee\Regeneration SSC\2014\270214\Redevelopment of Lower Broughton\Report Redevelopment of Lower Broughton.doc