Castle Irwell, Salford
Credit: Our Studio
For: Salboy
What is it: The redevelopment of a former student village into new family homes, with a school and fantastic public open space at its heart.
Local Planning Authority: Salford City Council
What we did: We devised the planning strategy for the University of Salford to secure an outline planning permission for the 37-acre vacant site maximising return for the University and delivering flexibility for a future developer.
When outline permission was secured, our longstanding client Salboy acquired the site and retained us as its planning advisor. We led on the preparation of three reserved matters applications for the residential-led scheme.
Credit: Our Studio
The challenge
The site is packed with cultural heritage significance. Beyond its recent past as a student site (incorporating the legendary “Pav” nightclub), it’s also the site of the former Manchester Racecourse, which still holds special meaning for the local community.
For these reasons its redevelopment was understandably high on the Council’s priority list, and it also wanted to see a new school delivered as part of the scheme to align with an emerging local plan allocation.
Parts of the site were within flood zones 2 and 3 requiring a careful design solution to maximise land value while also protecting new homes from flood risk. The site would also lead to the loss of a former artificial grass pitch.
To top it off, as a charity, the University needed to secure maximum value for the site. The scheme needed to give the University the greatest opportunity to sell the land while also allowing maximum flexibility to a future developer to bring the site forward.
The solution
We advised the University on the best planning strategy, ultimately pursuing an outline planning application. As it had no particular desire to build the scheme itself, selling the site on once permission was secured was the best way to add value while minimising risk.
We held weekly discussions with Salford’s planners and regeneration team to build a consensus for the site’s development, culminating in a scheme that set the parameters of development, including land for a new school.
We co-ordinated closely with Sport England, mitigating the loss of the sports pitch through new provision at nearby existing playing fields, submitted for planning approval at the same planning committee as Castle Irwell.
The outline scheme addressed flood risk head on, through a multi award-winning landscape strategy that dealt with flood risk through a public park at the centre of the site. This showpiece was delivered in phase one, creating the site’s identity early on.
The parameters plan also built in flexibility for a developer (at this point still to be identified) to come in and take the site forward, making changes if needed. This proved crucial: when Salboy bought the site in 2019 it did, indeed, seek changes. Phase 3, adjacent to the river, was originally envisaged as suitable for apartments but when it came to build this phase out, Salboy knew that there was more demand for houses. The flexibility within the parameters plan meant that the outline permission didn’t need revising and the change could be picked up through a reserved matters application.
Credit: Salboy
The benefits
The site played a key role in Salboy owner, Fred Done’s, own career, who made his mark there as a bookie before setting up Betfred. As an important project for the developer, our commercial approach in devising a flexible parameters plan was key in ensuring Salboy could deliver the scheme it really wanted, as well as helping secure the best value for the University.
And, by demonstrating the scheme’s wider benefits, we secured agreement that no affordable housing provision was required.
We became the trusted advisor to two very different organisations because we were able to understand both perspectives and drew up an approach that benefitted all parties – including the City Council.
We worked proactively, building on our already strong relationship with key players at the Council, to progress quickly through the planning process. We:
were appointed by the University in January 2018
submitted the outline application in May
secured planning permission at committee in October
Salboy bought the site in 2019, building out phases 1 and 2 in August 2022 and April 2023. Phase 3, the final phase to be delivered, is nearing completion.
All in all, this award-winning scheme is an excellent example of good placemaking. Beyond the headline of adding 383 high-quality family homes into the local housing market and delivering a new school, the scheme cleverly addresses the flood risk constraint, maximising the opportunity for quality public realm.
Credit: Salboy