Greater Manchester Approves £1 Billion Skyscraper Development

Greater Manchester is set to welcome its tallest skyscraper following the approval of a £1 billion development project in Salford. The plan, initiated by Henley Investment Management (HIM), encompasses the construction of 3,300 new homes and aims to address the region’s housing crisis. Despite significant opposition from local residents and officials, the planning panel voted in favor of the project on November 6, 2023, with seven votes for and three against.

The development will rise on the northern section of Regent Retail Park off Regent Road in Ordsall, an area characterized by dense terraced housing and proximity to the historic Salford Lads’ Club. The developers assert that the project will be the largest housing-led initiative in Salford in the last five decades, promising the construction of 660 affordable homes, a local center, a public park, and healthcare facilities. HIM officials estimate the project will contribute approximately £3.7 million annually to the local economy through council taxes.

Local MP Rebecca Long-Bailey and councillors Brendan Keville and Ben Grogan voiced strong objections to the project during the planning meeting. They highlighted concerns regarding the adequacy of local services to support the influx of residents, expected to be between 6,000 and 7,000. Long-Bailey emphasized the necessity for additional healthcare and educational services, stating, “There will be a need for extra GP places, school places, dentist places, and a chemist, and at the moment, there are still too many questions left unanswered.”

Critics of the development described it as an overextension for the area. John Grant, a resident opposing the project, remarked, “3,300 apartments in this tiny block is massive overdevelopment… it would sound the death knell of Ordsall as we know it now.” Councillor Keville echoed these sentiments, arguing that local services are already “stretched to breaking point” and accused the developer of prioritizing luxury apartments over community needs.

In defense of the project, Jay Squier, managing director at HIM, described the development as a “once-in-a-generation opportunity for Salford.” He addressed the concerns raised by residents and officials, urging the planning panel to consider the benefit of adding 660 affordable homes in the city center. Squier warned that rejecting the proposal would hinder future opportunities for affordable housing in the area.

Concerns regarding traffic and infrastructure were also raised during the planning discussion. Councillor Robin Garrido acknowledged the necessity of developing the site but cautioned about the potential traffic impacts, stating, “You can’t get away from the fact that traffic is static in that area virtually every day.” Councillor Mike McCusker, the council’s lead member for planning, supported the development, citing the urgent need for new homes and the significant impact of the proposed affordable housing on local waiting lists.

With the approval granted, the current structures in the northern half of Regent Retail Park will be demolished to make way for the new construction. The development plans include ten new blocks, with the tallest reaching up to 273 meters and featuring a red-brick color palette. There will also be 600 car parking spaces and community spaces totaling 10,000 square meters.

The project is expected to undergo a ten-year construction period, transforming the site near the River Irwell and the boundary with Manchester city centre. As part of the development, plans include a redesigned traffic junction aimed at enhancing safety for cyclists and pedestrians, along with a forecast indicating a reduction of over 5,000 daily trips compared to the current retail park usage.

Despite the approval, opposition remains vocal. More than 460 letters of objection were submitted to Salford council, raising concerns about potential traffic issues, loss of local shops, and the overall impact on the community. A campaign titled “Save Regent Retail Park” attracted thousands of signatures in support of preserving the existing retail landscape.

In the lead-up to the meeting, tensions flared as Councillor Ben Grogan chose to withdraw from the vote following questions about his impartiality. He clarified that his decision was made to eliminate any potential doubts regarding the decision-making process.

The future of the Regent Retail Park site now lies in the hands of HIM as they prepare for construction, aiming to fulfill the pressing housing needs of Salford while addressing the concerns of the local community.