Pomona Island regen held up by planning stand-off
Long-awaited plans to redevelop the 26-acre swathe of land will not come forward until Peel L&P and Trafford Council reach an accord on the level of affordable housing to be provided on a separate project.
In 2021, Peel lodged plans for a 162-apartment build-to-rent scheme on part of Pomona Island.
The project featured no on-site affordable housing provision – although Peel did offer a ‘significant financial contribution’ towards off-site affordable housing – and Trafford Council subsequently recommended the development be refused.
This promoted Peel to withdraw the £35m proposals before they were discussed at committee.
Since then, the council and the developer have been locked in negotiations over the level of affordable housing to be provided within the project. Trafford wants a policy compliant 20%, while Peel argues viability constraints limit the amount of discounted homes that could be delivered.
Peel confirmed to Place North West that the wider outline planning application for Pomona Island will not come forward until the issue is resolved.
“We’re working with Trafford Council to agree the affordable housing provision at a build-to-rent scheme we’d like to bring forward at Pomona Island and we’ll be able to submit the outline application once this development has been approved,” said James Whittaker, Peel L&P’s executive director of development.
“Following the approval of a masterplan [for Pomona Island] in 2020, we’re now looking to submit an outline planning application for the Island, which will include updated proposals for the amount of commercial space.”
Whittaker had previously said an outline planning application would be lodged this year. This now seems unlikely.
Peel argues that providing affordable homes would not be viable. Credit: via planning documents
The outline planning application for Pomona Island is being drawn up by planning consultant Turley and Jon Matthews Architects. The masterplan identified the potential to deliver up to 2,700 homes and 746,530 sq ft of commercial across five buildings.
A spokesperson for Trafford Council said: “We are committed to ensuring that sufficient affordable homes are provided on new developments in order to meet the housing needs of our communities.
“In this case, the application was not considered to provide sufficient affordable housing and other contributions to meet current planning policy and so was recommended for refusal.
“There is no broader impediment to development in this location or the wider site and we would welcome a revised scheme on the site in accordance with planning guidelines.”
Some development at Pomona Island, which Peel has rebranded as Manchester Waters, has already taken place.
X1 has completed 380 homes and a further 190 homes are due for completion in 2024.
At the other end of Pomona Island, Rowlinsons’ Pomona Wharf development completed in 2017.
Peel need to start coming up with some decent quality design proposals too. The 2021 proposal looks cheap and about 20 years out of date. Don’t even get me started on the 2017 carbuncle that is Pomona Island, which looks like the architect got their inspiration from the tower blocks of Benidorm…shocking. I cringe every time I go past it on the tram
By Steve
While I’m sure Peel are playing a game, Trafford really need to get real about the level of affordable homes they can expect developers to deliver. 20% doesn’t work in the regions without killing land value and developer returns. If they want to dig in, they will just see no delivery. Members need to get a grip of this asap but everything grinds to a halt. Within the development community, Trafford are widely regarded as the most difficult authority to deal with when it comes to planning and affordable homes viability etc
By Ralph
Trafford have been dilatory unless it’s a Trafford JV then they get their finger out. In the end this proposal has some substantial green and blue space that’ll enhance public access. Get on with it Trafford
By TJL
I agree with the below, their designs are awful. I cannot believe people live in that building, such a great site which could be a new buzzing area of the city centre (with good design)
By Jamie
This area should be full of high rise buildings offering thousands of apartments (with balconies) for young professionals. I’m not a fan of ‘affordable housing’ as what does that really mean? Housing is market driven. How about instead only selling the properties to owner occupiers, i.e. you have to purchase with a residential mortgage, surely that would be the best of both worlds and allow young people to get on the property ladder with a starter home.
By MC
@MC I think the definition of affordable housing probably shifts hour by hour given current economic conditions!!!
By Disgruntled Goat
This should be the Jewel in GM’S residential crown and it isn’t even up to the standard of paste. A wasted opportunity to create a world class central district and this is the result. These look like the flats on Oldham Road, Miles Platting in 1976.
By Elephant
It’s a pity we allow Landbanking in the UK. Big developers have a monopoly on these projects. We should have self build associations taking over this land.
By Jon Steen
@Ralph I’d wear being “widely regarded as the most difficult authority to deal with” as a badge of honour if it comes from the likes of Peel. Trafford have an impressive track record at appeal when it comes to issues of viability.
By Anonymous
Agreed @elephant, these designs are totally uninspired. This is a Fantastic opportunity to create a stunning living area. Cheap flats and industrial building won’t cut it
By Anonymous
This could be a good place to develop on the concept of an urban village like in Holbeck, Leeds. This place could be Pedestrianised, with lovely waterfront dwellings, and could be partially self contained. I just hope they just design buildings more inspiring than just rows of soulless tower blocks.
By Anonymous