Campaigners defeated as Salford approves 78-storey skyscraper

A commitment from developer Henley Investment Management to deliver 660 social homes as part of the 10-tower, 3,300-home redevelopment of Regent Retail Park was enough to convince the city council’s planning committee to approve the contentious application.

Despite strong opposition from residents in nearby Ordsall and Salford MP Rebecca Long-Bailey, Salford City Council approved plans to regenerate the tired big box retail park this morning at the second time of asking.

A decision on Henley’s £1.3bn GDV scheme, which features a 78-storey skyscraper, was deferred in July after two and a half hours of discussion as dissenting voices won the day.

The debate

Passions at today’s meeting were high. One objector said the sheer number of apartments would create a “concrete jungle” and the project would “sound the death knell of Ordsall as we know it now”. Another described a “mistrust” of Henley’s plans and a said they would have a “profound negative effect”.

Local councillor Brendan Keville said Henley had failed to appreciate that Regent Retail Park is “the heart of Ordsall” and blasted the developer for failing to liaise with the local community.

“This is not regeneration it is speculation. A developer-led experiment in density,” he said.

Long-Bailey is not against the principle of redevelopment but urged Henley to go back to the drawing board.

“If we get this right, it could be transformational for Salford and the community but if we rush and get it wrong, it could devastate the very fabric our community relies on,” she said.

Jay Squier, managing director of Henley, said Henley was committed to delivering the project, which he described as a “once-in-a-generation” opportunity, in the right way.

He added that the project, which delivers homes on brownfield land, aligns with both local and national planning policy.

“If not here then where and if not now during a national housing crisis, then when?” Squier said.

A 2.5-acre park forms part of the proposal. Credit: Mode Visuals

The decision

After two hours of discussion, a decision in favour – in line with officer recommendations – was reached. Members voted seven to three in favour.

The approval was thanks largely thanks to the developer’s commitment to deliver 20% of the total homes as affordable as part of a lease agreement with the city council.

It is understood most, if not all of these homes, could be available for social rent but objectors say they have been given no guarantees. Squier said Salford City Council would have “full control” over the affordable element under the terms of the lease.

Cllr Mike McCusker spoke in support of the application, saying that 660 social rented homes would be a “gamechanger” and make a big dent in Salford City Council’s housing waiting list.

The scheme, designed by Matt Brook Architects with LDA leading on landscape design and Savills on planning, was announced in 2023 and features what would be the tallest tower in the UK outside London.

While even some objectors concede the site in its current form – big box retail and a large car park – is an inefficient use of space, Henley’s plans have proved unpopular with large sections of the local community who have felt that their concerns have fallen on deaf ears.

The loss of local shops has caused particular angst while concerns about parking, traffic, and the potential for an influx of around 5,000 residents to overwhelm local infrastructure have also endured.

The 78-storey tower would be taller than anything in the UK outside London currently standing or under development. Credit: Mode Visuals

The site, allocated for redevelopment under Salford’s local plan, currently comprises 118,000 sq ft of retail space occupied by the likes of Home Bargains, Boots, and several charity shops.

These will be demolished to make way for Henley’s 10-building development.

After initial backlash, the developer has repeatedly said it plans to deliver almost as much retail space – 100,000 sq ft – in the new development and has invited existing retailers back to be a part of it.

However, this, along with the project’s other benefits – a 2.5-acre central park, first refusal to the NHS on a 7,000 sq ft unit, and paid for parking permit scheme for local residents for five years – have struggled to cut through.

Speaking to Place North West in October, Henley conceded it had regrets over how the process had played out. Hattie Charlier-Poole, development director at Henley, said that, if she had her time again, she would have done more to engage with the local community earlier in the process.

Following the approval Ian Rickwood, chief executive at Henley Investment Management, said: “Our approved scheme for Regent Park will deliver a new green and sustainable neighbourhood, a renewed local centre for Salford.

“Our plans recognise the importance of retail and services for the community, retaining significant enhanced provision that will cater to the needs of local people, while delivering much needed high-quality homes, including a significant proportion of affordable homes, a new park, a village square and community forum.

“We look forward to continuing to work with Salford City Council, stakeholders and the local community to deliver our vision.”