Chapter 9 - The Trafford Park Area

Introduction

9.1 The Trafford Park estate area, is a large strategically located employment area in the north of the Borough, which historically has been, and remains, a primary focus for the operations of a wide variety of business activities of local, conurbation wide, regional and national importance. The business base established there, though significantly smaller than it was some decades ago, has been revitalised and regenerated in recent times to the extent that it now houses companies employing in excess of 40,000 people.

9.2 This Chapter identifies the guiding principles for development in the majority of the Trafford Park area representing the traditional manufacturing/warehousing part of the Trafford Park Estate, the Pomona and Wharfside Strategic Development Areas of which (as defined on the Proposals Map) are part of the Greater Manchester regional pole, i.e. the city centre area of Manchester/ Salford and its surrounding inner area. Chapter 10 sets out the planning framework for the remainder of the Trafford Park Area adjacent to and including the Trafford Centre.

9.3 The considerable public and private sector resources that have been ploughed into the area in recent years has helped to bring about a considerable modernisation of the areas physical fabric, transport infrastructure and general environment. This investment has enabled the estate to re-establish itself as a desirable and popular business location.

9.4 The location of eastern parts of the estate within the regional core, and its good and improving highway and public transport links to the regional centre and beyond, its canal-side location, good quality environment and accessible amenities, has made the estate attractive to a wide range of business activities. Modern high technology, office and distribution businesses are amongst the activities that have moved into the area in significant numbers in more recent times.

9.5 Overall the estate has been able to maintain its position as one of the most important and substantial source of jobs both for residents of Trafford and for residents of the inner city areas of Manchester and Salford and other parts of the Greater Manchester conurbation. Continued development and regeneration action in the estate is therefore critical to the future economic and community health and well-being of local residents.

General Justification for the Proposals of The Trafford Park Area Chapter

9.6 Regional Planning Guidance for the North West proposes a policy framework for the region that seeks to promote economic competitiveness and growth, urban renaissance and social progress while protecting the environment and making prudent use of natural resources. In support of these objectives, RPG gives priority to economic, environmental and social regeneration within the regional poles: the city centre areas of Manchester/Salford and Liverpool and their surrounding inner areas. Priority is also given, complementary to regeneration of the regional poles, to development within other parts of Greater Manchester to enhance the overall quality of life and to tackle concentrations of social, economic and environmental problems.

9.7 Within the Council’s own Economic and Community Regeneration Strategy for the Borough the continued improvement and regeneration of Trafford Park is seen as being critical to the successful achievement of the Strategy objectives (encapsulated within Policy GP1). With this in mind the Council has identified Trafford Park as a “Priority Regeneration Area” (see Policy A1).

9.8 The Councils vision for the area is set out in the preamble to the Trafford Park Action Plan, approved by the Council in June 2001. This is: -

“To ensure that Trafford Park sustains its role as a leading international business location, as an attractive base for indigenous and inward investment and that mechanisms are in place to ensure that local communities benefit from the economic activity generated.”

9.9 The Proposals set out in this Chapter form an important element of the development proposals and actions intended to help achieve this vision.

PART II PLAN PROPOSALS

Proposal TP1 - Trafford Park Core Industrial Area

Within the area identified on the Proposals Map the Council will permit development for business, industry, storage and distribution (B1, B2 and B8) and similar appropriate uses in accordance with Proposal E7. Within this Core Area the Council will not permit the development of other uses.

Justification

1. This Proposal seeks to protect the core industrial area from incursion from other, often higher value, land uses and to safeguard the integrity of the industrial area and further opportunities for new investment. Adequate provision for a wide range of other uses is made elsewhere in the Trafford Park area by other Proposals in this Chapter.

2. “Similar appropriate uses” are those which are of a “sui-generis” nature having characteristics reasonably comparable with uses within Classes B1, B2 and B8 of the Use Classes Order.

Proposal TP2 – Pomona Strategic Development Area

Within the area identified on the Proposals Map the Council will permit new and replacement development for office accommodation, leisure and tourism and housing in accordance with the provisions of Proposal E13 and Proposal H3.

When considering new development proposals in the area the Council will require to be satisfied that it will be adequately served by sustainable integrated transport network accessible by all sectors of the community (see Proposal T6).

Justification

1. While a small area at the western end of the site has been developed for office use, some 10 hectares remain available for office development. Reclamation of the site has been completed with the aid of grant assistance from Trafford Park Development Corporation, the former English Partnerships and the European Community. The area surrounding the site has been significantly upgraded and its derelict industrial setting largely removed. A new access road and a Metrolink extension to Eccles via Salford Quays extension (including a new interchange station at Cornbrook) have been constructed to serve the site. Other works provided or assisted by the Development Corporation have included a new lock link between the Ship Canal and the Bridgewater Canal and a canal-side walkway.

2. Pomona is an “island” waterway site well located in relation to the Regional Centre. Having benefited from the significant investment in reclamation, infrastructure, public transport and environmental improvement as described above, it is now eminently suitable for high quality mixed use development for waterside leisure, housing and office accommodation, hence its identification as a sub regional strategic development site in Proposal E13 (site SR3) and as a future site for new housing development in Proposal H3 (site HOU6).

3. The development of commercial waterside leisure uses as part of a mixed-use development at Pomona is intended to make a contribution to the implementation of the Manchester, Salford, Trafford Strategic Development Initiative launched by the authorities and the English Tourist Board in 1989. The Initiative has sought to encourage the development of the tourism potential of the canal-side area between the Regional Centre and Salford Quays. The Council will look favourably on development proposals that would complement the uses that have been developed at Castlefield in Manchester and at Salford Quays

4. Development in the Pomona area would be well served by the existing public transport network and planned improvements to the Metrolink network and the A56 Quality Bus Corridor that pass alongside the site together with the proposed heavy rail station at White City (see Proposal T11).

Proposal TP3 – Hadfield Street Industrial Improvement Area and Empress Street Conservation Area

Within the area identified on the Proposals Map the Council will permit development as follows: -

Justification

1. Together these areas comprised the Hadfield Street Industrial Improvement Zone in which the former Development Corporation implemented a programme of infrastructure and environmental improvements and refurbishment projects to remedy its outworn 19 th century industrial area character. Having achieved a significant transformation, the Development Corporation de-designated the “Improvement Zone” in 1998, and part of the frontage to Chester Road was designated as a Conservation Area. This Proposal aims to protect the considerable public investment in the industrial area and to protect the Chester Road frontages that contain some fine buildings and improved terraces.

The Chester Road frontage is a secondary commercial area close to the Regional Centre, but pressures for the commercial re- use of the former terraced housing is not strong. There have been some successful conversions to residential use, which have contributed to the regeneration of the locality. Thus, office accommodation, primarily, and housing, where appropriate, will continue to be encouraged in the area (Area TP3B).

For the avoidance of doubt the Council will not permit development for uses other than those specified above (small-scale business, industry and warehousing) in the industrial area behind the Chester Road frontage (Area TP3A).

Proposal TP4 - Cornbrook Business Park

Within the area identified on the Proposals Map the Council will permit the development of offices, business and similar appropriate uses.

Justification

1. This area has largely been built out for offices ( City Park) and other business (primarily B8 warehouse) uses. The Council will encourage its completion and continued occupation with similar appropriate activities (see also Proposal E13—site DS2).

Proposal TP5 - Wharfside Strategic Area

Within the area identified on the Proposals Map the Council will permit the development of offices, high technology and light industrial premises, hotel, tourism and leisure facilities and similar appropriate development of a quality that reflects the urban high amenity nature of the area in accordance with the provisions of Proposal E13.

Development proposals that may prejudice the redevelopment and regeneration of this area by reason of the location, nature and extent of the use intended, the design quality and appearance of the buildings and the landscape setting and/or effects on the site will not be approved.

Development proposals that may prejudice the provisions of the Metrolink extension or the provision of new stations to serve the area will not be approved.

Development Proposals that conflict with the provisions of Proposal T16 will not be permitted.

When considering new development proposals in the area Council will require to be satisfied that it will be adequately served by a sustainable integrated transport network accessible by all sectors of the community (see Proposal T6).

Justification

1. Wharfside is identified as a Sub Regional Strategic Development Site in Proposal E13 (site SR2). It was formerly promoted by the Trafford Park Development Corporation as an urban high amenity location and was the subject of a major public investment programme, which included the provision of new and improved highways, land assembly, reclamation, landscaping and the environmental improvement of certain existing buildings and the provision of the Wharfside Promenade walkway adjacent to the Ship Canal turning basin.

2. The Council, when considering new development proposals that abut the Ship Canal, will look favourably upon proposals that include measures for the further enhancement of the Wharfside Promenade walkway in the site development scheme. In particular schemes that would facilitate a westward extension of the promenade would be welcomed by the Council.

3. When considering proposals for development within the above sites the Council will, where appropriate, seek to protect established viable businesses.

4. The selection of this location for high quality mixed development reflects its proximity to the Canal waterside, its juxtaposition with the Salford Quays development on the opposite bank of the Ship Canal, its gateway location with respect to Trafford Park, its location with regard to primary routes (Trafford Road, the A56 Chester Road/Bridgewater Way and its proximity to both the Regional Centre and the established Trafford Bar office area.

5. A considerable amount of new development has taken place including high quality offices, a hotel, a pub/restaurant, high technology premises, business-park and light and general industrial development. The development has been guided by an informal Master Plan prepared by the Development Corporation, which sought to ensure that new development maintained an appropriately high standard of appearance and landscaping.

6. Most of the land acquired by the Development Corporation has been developed, as has much of the land in private ownership. A number of sites remain, together with opportunities for redevelopment. Most important amongst these is the South Bank site, reclaimed with grant assistance to provide a home for the Imperial War Museum for the North. This waterside site faces the site of the new Lowry Centre in Salford Quays, which it is now connected to by a new “landmark” footbridge.

7. The Council will encourage, where appropriate, the further expansion of this new focus of visitor attractions (see Policy E6).

8. The Council will also encourage the refurbishment or redevelopment of the Victoria Warehouse site and of other older industrial buildings at the eastern entrance to Wharfside, for uses which are compatible with Proposal TP5.

9. The Manchester Ship Canal and the Bridgewater Canal are important assets that the Council (and Government) are keen to see maintained and used to their full potential.

10. The Development Corporation assembled land for the provision of an extension of Metrolink into Trafford Park, which has been passed on to the Council. This and other land required for the provision of stations will be protected from development that may prejudice its construction (see Proposal T11).

Proposal TP6 - The Village Business Park and Centre

Within the area identified on the Proposals Map the Council will permit development for small office and light and general industrial firms and, on, or adjacent to the local shopping centre on Third Avenue, small shops, restaurants, bars, take-away food outlets, financial and other service outlets, which serve the business and working community in Trafford Park.

Development proposals that may prejudice the redevelopment and regeneration of this area or its function as a focus for small businesses and of services to the business and working community of Trafford Park, by reason of the location, nature and extent of the use intended, the design quality and appearance of the buildings and the landscape setting and/or the effect on access and servicing arrangements for other development sites, will not be approved.

Development proposals that may prejudice the provision of the Metrolink extension or the provision of a new station to serve the area will not be approved.

Justification

1. The Village Business Park and Centre is a flagship scheme based on the transformation of the derelict and run down residential village, built for workers at the Westinghouse factory, into a focus for small businesses and services for the business and working community in Trafford Park. A major programme of land assembly, land reclamation, highway rationalisation and improvement, building refurbishment and development has been undertaken. The outworn shopping centre on Third Avenue has been renewed, the Trafford Park Business Centre and the St. Anthony’s Centre created and a range of services including banks, pubs, a crèche and managed workspaces provided. Provision has been made within the area for the extension of Metrolink to run along Third Avenue in the centre of the Village and for a station on Third Avenue to serve the Village.

2. The regeneration of the Village was guided by an informal Master Plan prepared by the former Development Corporation and is now largely built out. This proposal is intended to protect the quality and functions of the Village area and ensure its central role within Trafford Park is maintained in future years.

Proposal TP7 - Electric Park Strategic Site

Within the area identified on the Proposals Map the Council will permit development for business, industry, storage and distribution (B1, B2 and B8 Use Classes) and similar appropriate uses in accordance with the provisions of Proposal E7 and Proposal E13.

Development proposals that may prejudice the redevelopment and regeneration of the whole site and the potential to develop and regenerate adjacent lands to the west, by reason of the location, nature and extent and/or the effects on the site access and servicing arrangements will not be approved. Within this area the Council will not permit other uses to become established.

Justification

1. The site forms part of the former Westinghouse GEC works complex and remains the largest site currently available for development within Trafford Park. The Council thus considers it to be a site of strategic value suitable for major new inward business investment. The Trafford Park Development Corporation provided a new access road into the site from the Europa Circle, linking to the much up-graded internal Trafford Park highway network. The site is capable of being serviced by rail from the Trafford Park freight railway and lies in close proximity to the World Freight Centre. A new distribution warehouse has recently been constructed on a portion of the site. The site’s proximity to the World Freight Centre makes it particularly suitable for warehouse and distribution activities as well as for inward investment by manufacturing companies. The Council will encourage particularly development that makes use of the opportunity the site offers to be serviced by rail (see Proposal E13 - site SR1).

2. To the west, parts of the GEC complex are vacant and underused. Should any further adjoining land be made available for development, the Council would regard this as an extension to the Strategic Site. The Proposal is intended both to ensure that the strategic potential of the Electric Park site is realised and that the further potential of adjacent lands are not prejudiced by any proposals to develop it.

Proposal TP8 - Thompson Road Local Strategic Site

Within the area designated on the Proposals Map the Council will permit development for business, industry, storage and distribution (B1, B2 and B8 Use Classes) and similar appropriate uses in accordance with Proposal E7 and Proposal E13.

Development proposals that may prejudice the redevelopment and regeneration of the whole site and the potential to redevelop and regenerate adjacent lands to the west, by reason of the location, nature and extent and/or the effect on the site access and servicing arrangements, will not be approved.

When considering new development proposals in the area the Council will require to be satisfied that it will be adequately served by sustainable integrated transport network accessible by all sectors of the community (see Proposal T6).

Justification

1. Attempts to secure the development of this site in recent years have not as yet come to fruition. The site suffers from poor ground conditions and serious petrochemical pollution. The latter problem is presently being addressed in part by certain of the landowners, but the whole site requires to be reclaimed prior to its development. The site presently has planning permission for a warehousing, industry and small office space development that has not been implemented.

2. The site lies close to the western edge of the Trafford Park area, its northern boundary abutting the Manchester Ship Canal. The Council will promote and favour any new development proposals for the site that propose making full use of its canal-side location.

3. The Council will promote and encourage the reclamation of this site in order that it may be brought forward for development. In view of the limited number of substantive development sites remaining available for investment for business, industry and distribution, the Council considers this site to be of local strategic importance (see Proposal E13 - site LS1).

Proposal TP9 - The World Freight Centre

Within the area designated on the Proposals Map the Council will permit development for business, storage and distribution utilises the rail freight facilities or is otherwise related to their operation, or similar appropriate uses. Within this area the Council will not permit other uses. In considering proposals for the development the Council will have regard to their environmental impact on the residential area to the south.

When considering new development proposals in the area Council will require to be satisfied that it will be adequately served by a sustainable integrated transport network accessible by all sectors of the community (see Proposal T6).

Justification

1. The World Freight Centre is a major rail/road freight interchange development. A new and improved highway access into the site has been provided and a Euro terminal freight railhead established which provides an important service not only for Trafford Park companies but also across the sub region.

2. The Trafford Park and the Manchester Ship Canal freight railways are linked to the development. The larger area served by these rail routes has attracted new investment in rail related activities. This proposal is intended to protect this public investment and to consolidate and build on this sub regional facility.

Proposal TP10 - The Trafford Park Ecology Park

Within the area identified on the Proposals Map the Council will only permit development related to the environmental and educational functions of the established Ecology Park. The Council will not permit any development that damages the Trafford Park Lake Site of Nature Conservation Interest that forms part of the site, in accordance with Proposal ENV8.

The Council will not grant planning permission for building or other development works that are other than very minor in scale.

Justification

1. The Trafford Park Ecology Park, which is in the ownership of the Manchester, Salford and Trafford Groundwork Trust, has been developed to protect the nature conservation value of the area and provide an interpretive and educational facility available to the public and local schools. To facilitate this function, a headquarters administrative building for the Manchester, Salford and Trafford Groundwork Trust has been constructed on the site.

2. In order to protect both the nature conservation value of the site, its interpretive and educational role and its value as a public amenity.

Proposal TP11 - Trafford Park Rail Corridors

The Council will safeguard the following rail routes within Trafford Park identified on the Proposals Map in accordance with Proposals T11 and T14: -

The Council will not grant planning permission for any development proposals that may prejudice the integrity of the freight railway routes or the future provision of the Metrolink extension as described in Proposal T11.

The Council will, in its decisions on land use matters, seek to support the development of stations at: -

The Council will not grant planning permission for any development proposals that may prejudice these rail/Metrolink station development proposals.

Justification

1. The Council and the Greater Manchester Passenger Transport Authority, collectively, have sought to improve public transport accessibility into Trafford Park in order to improve access to the many new jobs being created there. The former Development Corporation assembled much of the land required for the Metrolink extension. This land has been passed to the Council for that purpose. The funding for the Metrolink extension will essentially be a matter for the private sector to address.

2. The provision of this public transport link will radically improve access to jobs in the Park from a wide catchment area and will assist in bringing forward the regeneration of key areas, notably Pomona, Wharfside and the Village.

3. The provision of a new station on the Railtrack line in the vicinity of White City junction will serve a large concentration of employment and leisure/tourism development in the Pomona, Wharfside, Trafford Bar, Exchange Quays (in Salford), Manchester United Football Club, Imperial War Museum for the North vicinity and support the continuing regeneration of this whole area. The station has the potential to encourage a reduction in car journeys to and from the area.

4. The provision of rail based public transport to serve the Trafford Centre is seen as a critical step in reducing congestion on the highway network and in enabling the regeneration of the lands in the vicinity of the Trafford Centre to proceed. This Proposal is intended to safeguard the alternative means by which such provision may be made in the future.

Precise sites have not yet been identified for some of the Metrolink stations referred to in the Proposal. These will be identified along with other rail network improvement schemes during the Plan period as the Greater Manchester Local Transport Plan is reviewed and updated and/or the operator franchising arrangements are agreed or reviewed.

The Trafford Park (Freight) Railway has been rationalised as s result of the construction of the new link road between the World Freight Centre and the Village Circle. This Proposal is intended to protect presently used lines and to encourage their greater use.

Proposal TP12 – Barton-upon-Irwell Conservation Area and Industrial Heritage and Interpretation Centre

Within the area identified on the Proposals Map adjacent to the Barton Swing Aqueduct, the Council will permit the development of a Visitor and Interpretation Centre.

The Council will not permit any other development in the area that may prejudice the development of the Industrial Heritage and Interpretation Centre or the Conservation Area.

Justification

1. The UDP adopted in May 1996 made provision for an information point and car park to enable visitors to view and interpret this important site of industrial archaeological interest. “ Steam, Coal and Canal ”, a company with charitable status (involving local authorities, Wigan, Salford and Trafford, the Ship Canal Company, the Inland Waterways Association and others) has been established to promote the development of a Linear Industrial Heritage Park based upon the Bridgewater Canal. The Steam, Coal and Canal Company is now actively promoting this location as a focus for education, leisure and tourism related development .

2. This Proposal is intended to assist in promoting tourist interest in the Bridgewater and Ship Canals. The Visitor Centre development may include car parking, bus facilities, an information point, educational facilities and ancillary café/shop facilities.

Proposal TP13 - The Manchester United Stadium Area

The Council will support the continued use and improvement of the area identified on the Proposals Map for football stadium and associated hospitality, conference, club store and spectator/ visitor car park use by Manchester United Football Club.

The Council will permit development to further significantly expand the spectator capacity of the football stadium or any significant new hospitality, conference, club store facilities only where: -

• It can be demonstrated by means of a detailed Transport Assessment that the development would not have a significant adverse impact on the efficient functioning of the highway network (see Proposal T6), and,
• The intended development scheme proposes to put in place the public transport, cycle way footpath and highway improvements necessary to properly service the development and ensure the efficient functioning of the highway network (see Proposal T9), and,
• The development takes full account of the provisions of Proposal D1, particularly those relating to the protection of the character and amenity of adjoining areas.

The Council will seek to promote the further development of remote park-and-ride facilities, in suitable locations, for use by match day spectators to the stadium area to help minimise the impact on the surrounding residential and commercial areas.

The Council will not permit any further expansion of car parking provision within the stadium area identified on the Proposals Map other than that which may be achieved in connection with the future clearance of the remainder of the United Trading Estate development located behind the west stand of the stadium.

The Council will not permit any further expansion of single use parking provision for stadium use within the areas of Trafford Park immediately adjoining the Stadium Area as designated on the Proposals Map that are intended for employment uses as specified by other Proposals of this Plan.

The Council will seek to ensure, with the co-operation of the owner that the most productive use is made of the available parking provision for visitors to major tourist/ leisure/ entertainment facilities in its vicinity and as a park-and-ride facility for the proposed Metrolink extension, when the provision is not required for events at the stadium itself.

Justification

1. The current development proposals at the Manchester United Stadium have now been completed. The stadium has a capacity to accommodate 67,400 spectators, a new club store of 1,820 gross square meters and car parking capable of accommodating approximately 5,000 private vehicles.

2. The football club has agreed to enter into a partnership with the Council and other bodies to develop a Travel Plan to put in place a range of initiatives that will seek to reduce the number s of spectators using private cars to travel to the area from 77% to 57% by 2005. Since the start of the 2000/2001 season, the club has operated two remote park and ride schemes (one at Carrington in Trafford and one in Salford) for match day spectators to the stadium resulting from Travel Plan discussions that have taken place to date.

3. The Council, with the support of the football club and GM Police is actively seeking to bring forward the development of the new railway station in the vicinity of White City indicated in Proposal T11 to encourage more spectators/ visitors to the stadium and other nearby facilities to travel by means other than by private car.

4. The Council wishes to ensure that any further significant new development in this location can be properly accommodated without further detriment to the environment or amenity of the areas surrounding the Stadium.

5. The Council also wishes to ensure that the long-term employment development potential of the adjoining areas of the Trafford Park estate, notably the Wharfside Strategic Area, is protected.

6. This Proposal will not apply to development proposals for any future reorganisation or redistribution of uses within the stadium area that do not generate significant additional numbers of spectators or other visitors.

7. The Council will seek to enter into a legal agreement with the Club to specify the full extent of the highway, public transport cycle way and footpath improvements necessary to support the development and ensure the efficient functioning of the highway network. The Council will also seek to enter into an agreement with the Club to prepare and implement a detailed Travel Plan to encourage spectators and visitors to the area to travel to and from the area by means other than the private car.