Cotton Quay Nov 2019
Royalton Group and Frogmore’s £360m residential scheme features two towers of 48 and 37 storeys

Plans in for £365m Cotton Quay

Charlie Schouten

Developers Royalton Group and Frogmore have advanced plans for the Pier 7 site in a project which is set to include Salford Quays’ tallest tower at 48 storeys.

After a public consultation in the summer, the developers have now submitted plans for a residential-led mixed-use scheme at the 8.3-acre plot, acquired from TH Real Estate in May 2016.

While the site had outline permission for up to 800 units, secured in May 2016, the fresh proposals include a total of 1,495 homes to be delivered alongside a multi-storey car park, two hotels, extensive public realm, and ground floor commercial space.

The tallest buildings will be at the site’s western end, where there will be two towers of 37 and 48 storeys; the latter will be the tallest in Salford Quays.

The planning application put forward to Salford City Council is in hybrid form; it features full permission for 491 homes, 25,000 sq ft of retail or commercial use, one of the two planned hotels, a multi-storey car park, harbour lido baths in front of St Francis Basin, public realm, and floating gardens.

The remaining 1,004 homes are being brought forward in outline form, along with the other hotel, and a further 10,000 sq ft of commercial or retail.

With a construction value of £360m, the site is one of the largest in the pipeline in Greater Manchester and is set to be delivered on a phased basis.

Public realm works will include a major rearrangement of the site’s infrastructure; these will be carried out early to clear the site and rearrange access; an existing spine road will be relocated to the north side of the site, while the southern side will be fully pedestrianised to create an active waterfront with ground-floor retail, commercial, and leisure uses in all the south-facing blocks.

Two new bridges will also be built to join the initial phase to later phases, while the gateway to the site will be improved with better access to Salford Quays Metrolink stop.

Cotton Quay Nov 2019 2

Planning consent is targeted for spring 2020; infrastructure and enabling works will follow by the end of next year. Funding has yet to be agreed but the phased approach means different funding partners may be sought for each phase; a similar approach will be taken to procuring contractors

The professional team includes three architects: Studio Egret West; Studio Partington; and Carey Jones Chapman Tolcher.

Lichfields is advising on planning, while the professional team also includes GIA, Curtins, Arcadis, MTT and Heyne Tilett Steel.

Nathan Matta, planning director at Lichfields, said: “The team has worked extremely hard to submit this application. If approved, this scheme would create a new sustainable community introducing a much-needed mix of high- quality new homes; bespoke leisure and recreation provision; biodiversity enhancements; and opportunities to continue the areas rapid economic growth.

“We look forward to continuing to work with Salford City Council, key stakeholders and residents as we progress through the planning process.”

Your Comments

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They’re great plans, whether they’ll be built or not I don’t know. I hope so

By Dan

Interesting plans, but I wouldn’t like to be the owner of any of the properties on the quay either side that will suddenly be loomed over by a 48 story tower.

By EggManc

I’ve seen a lot of criticism of these plans…but I absolutely love it.

By Anonymous

“Lovely stuff”

By Alan Partridge


By Anonymous

So totally ignored the neighbours resident community input that 48 storeys is too high!

By Andrew

Wow – simply wow.


They should build it at 47 floors to please the NIMBYs

By Floyd

This is fantastic, and absolutely the level of ambition that Salford should be looking towards. Those toy-town houses adjacent are from another era, and are inefficient for their location. Salford Quays is ripe for high-density development.

By Anonymous

Cheap tacky and very nasty as long as we get tower blocks the represent the 70’s , its outdated before even a single brick . Yukkkkkk

By Anonymous

Good to see, Manchester needs to continue to encourage the growth of the private sector, that means pro business policies such as reducing or even scrapping business rate

By Stuart wood

Looks ace, just hope they use quality materials.


Looking forward to this.

By L

Providing the details and materials are top notch, there’s plenty of ground floor activity and the scale and size of the buildings don’t cause environment issues, what’s not to like here?

By Depressed Latic

Stuart given MCC and Salford etc have lost 60% funding. No towers however high or many will compensate. Phallic doesn’t mean big money! Plus encouraging private sector & scrap business rates.. where’s the money come from? We don’t have local sales tax. Oxymoronic assertions. Oh your mums shouting she’s done your washing.

By Metro mark

Beggars cant be choosers

By Anonymous

Aggressive massing…unnecessarily so.

By Votex

The developer is ‘quietly’ hawking this around the market.

By Oscar

Far too intensive development for the site and totally out of keeping. It’s almost like they have a bet to see how many units that can cram on there!

By Anonymous

Astonishing strange… looks so confusing.

By MrWhite

It still wont be anywhere near as good as Liverpool waters.

By MMcDramaQueen

public consultation? Was going through the motions , got the local residents concerns and ignored them. Building a lido right in front of a quiet residential zone is disrespectful to the residents and damaging to the wildlife. A 48 storey tower, too tall when others around at 32. May be time to move!

By Local resident

MMcDramaQueen I doubt Liverpool Waters will ever actually happen. It’s been in the planning for what… 15 years? And there are two buildings to show for it.

By Anonymous

@MMcDramaQueen – could have done with some more ‘aggressive massing’ over there in Liverpool, feels half forgotten about.

By daveboi

Great to see 3 London based Architect practice being used for this scheme. Great promotion for the Construction Industry in Place North West!!!

I look forward to the sustainable development statements that will follow…maybe off set by the ‘biodiversity enhancements’…

By Sham Architect

You live at Salford Quays, not a suburb 10 miles out of the city.

By @localresident

Lol @ Liverpool Waters comment.
This is just one quay of Salford Quays.
Try not to be so intimidated! Liverpool will get its day.
This is a pretty crazy design which could be fantastic if done right. One of the most interesting I’ve seen on this website for a long time.

By Pluto

The developers admitted at the exhibition day that the cost is circa £230 per square foot for the largest tower, and also said that the cost for something on a truly ‘Dubai’ level would be more like £600. They said that Salford doesn’t warrant anything more than a basic cost as the payback won’t be there. What we see in the images may well then not be remotely what we get in reality.

By Salford Quays

Residential units, are they for families, young couples, singles? No mention of schools, Doctors, Dentists etc. Any information about availability of convenient public transport. Car parking and electric charging points.

By Paulina Lewis

We’ve won the lottery lol

By Anonymous

Its simply too dense, the size and scope is out of place in this particular part of the quays, this height makes sense around media city but not this far into the quays

By Anonymous

@Anonymous, Andrew & EggManc, I disagree that the towers are too big for this area. The neighbouring piers will eventually be replaced with higher density buildings soon enough. There is already planning permission for a 34 story tower in Clippers Quay, plus two 22 and 27 story towers across Ontario Basin under construction, and a 21 story tower under construction over the road along with a 29 story tower in Anchorage nearby. This is all beside the planned 35 story tower in MediaCity and current quad 27 story towers next door – this whole area will be a highrise zone – and just as it should as it exists between the two most important business hubs in the region, the city centre and MediaCity, with rail infrastructure connecting it. (In fact Exchange Quay may soon be the 3rd most important business hub if it keeps building offices)

None of this is out of place. It’s the complete opposite – the perfect place for high density living.


this looks aboslutely fantastic, can’t wait to see it when it’s built

By Anonymous

@EOD save your shilling for your employers on the project.

You site towers of 35 stories and below, this is 48, almost a third bigger. The surrounding Quays will NOT be replaced with higher schemes since to the east you have low rise residential on long leases all of which would have to be individually purchased and all landowners would have to agree and to the west you have some narrower plots currently on longer business leases to a variety of businesses all of which would have to the resolved. The Water sports centre is of great value and is very popular with the local councillors so that wont be going.

I’m sure you got some brownie points from your boss on the project for posting this but try not to make it so obvious in future eh?

By Anonymous

Woww,we have cotton quays, Salford quays £1bn expansion and £1bn Trafford waters, Greater Manchester is gonna be a global destination, too bad no one wants to invest into Liverpool.

By Chantelle0161