Two years ago I wrote that the repositioning of town centres for higher density residential use could help Greater Manchester meet its housing targets. Now with a (further) pause on the Greater Manchester Spatial Framework (GMSF), what progress has been made?
When Andy Burnham was elected mayor in 2017 a key ambition in rewriting the framework was to shift the development focus from the Green Belt and to increase the density of development within town centres, enhancing the critical mass of people living and working there and in turn promoting their vitality. The revised GMSF was aligned with the mayor’s Town Centre Challenge (TCC) aimed at regenerating Greater Manchester’s town centres, and in particular those who felt left behind.
There are still few tangible results but that’s not unusual in the lifecycle of town centre development which can take time to deliver. In many ways there has been notable activity that points towards a positive trajectory. Regeneration is being led by both public and private sector initiatives, sometimes with a strong overlap.
For example, we have seen:
- Wigan Council acquire the Makinson Quarter and Galleries Shopping Centre and publish a Strategic Regeneration Framework that seeks to deliver a significant increase in residential development within the town centre. The Council will shortly be procuring a development partner to assist with the delivery.
- Planning permission for the redevelopment of Sale Square to provide a substantial mixed use development including the provision of 202 residential units in buildings of up to 15 storeys.
- Bolton Council acquire shopping centre holdings in Bolton and Farnworth town centres, with significant housing proposals within those town centres, including the 320-unit Church Wharf development that secured planning permission earlier this year.
- The acquisition of the Grafton Centre by Trafford Council, with intended plans for its residential redevelopment, and the very recent news of the intended strategic acquisition of both the Stamford Quarter in Altrincham town centre and Stretford Mall by Trafford Council and Bruntwood, with the previous owner indicating the significant residential potential for those schemes.
- Stockport Council, owners of Merseyway Shopping Centre, create a Mayoral Development Corporation to deliver 3,000 new homes in the area known as Stockport Town Centre West.
- Oldham Council confirm significant residential plans for its town centre through the publication of a masterplan and also reporting that it will be seeking a partner to assist with that delivery.
- Rochdale Council set out its plans to deliver 2,000 new homes within the town centre.
- The submission of planning applications for substantial residential towers in Eccles town centre.
And there are many more untapped opportunities. The delivery of schemes and investment will be boosted by funding streams such as the Future High Street Fund, with the Government recently increasing that pot to £1 billion and selecting six of Greater Manchester’s town centres as locations to progress bids, and the Government inviting three of Greater Manchester’s towns to develop proposals for the £3.6 billion Towns Fund.
In terms of the planning system, updates to the National Planning Policy Framework over the last 12 months create a landscape that has never been more supportive of town centre development including the repositioning of retail space. The Government’s approach, encouraging innovation to transform town centres into vital places and spaces, is to be welcomed and is likely to be reinforced on a local level in the GMSF.
All in all, the scene is set for important regeneration. However, development that significantly intensifies the density of a site will generate a number of localised considerations. Many town centres include a sensitive urban environment and emotive local landmarks so comprehensive technical assessments, a careful narrative and, critically, well-designed schemes remain essential. A one-size-fits-all approach will need to be avoided.
Further information
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