Trafford suffers defeat in 450,000 sq ft industrial appeal
BlackRock UK Property Fund has secured permission for the 450,000 sq ft second phase of Voltage Park after the authority withdrew its demand for £14.6m of infrastructure contributions to support the delivery of the New Carrington masterplan.
Trafford rejected BlackRock’s plans in late 2024 after the developer refused to pay the £14.6m, branding the council’s financial demands “not necessary, reasonable or proportionate to the scale of the development proposed”.
BlackRock appealed and, following an inquiry held in October, the Planning Inspectorate has found in its favour. BlackRock was advised by BNP Paribas.
It appears that Trafford’s case collapsed during the inquiry.
A decision notice signed by inspector Beth Davies says that the council ended up not defending its decision to refuse permission for the 450,000 sq ft industrial scheme after its evidence over the financial contributions fell apart “under cross examination”.
The appellant was represented by planning barrister Chris Katkowski.
It was also decided that issues around biodiversity and pipeline protection – two of the four reasons for refusal – could be dealt with through planning conditions, according to the decision notice.
The inspector’s decision comes after Peel NRE defeated Trafford at appeal last year under similar circumstances.
The developer successfully argued it should not have to contribute £5.4m towards infrastructure within the regeneration zone.
Peel had originally pledged £1m and refused to up its contribution, prompting Trafford to reject its plans for a 167,000 sq ft industrial scheme on a 26-acre former landfill site.
Trafford has previously said it would challenge that decision.
In order to fund the delivery of infrastructure, including a relief road, and unlock land for redevelopment in New Carrington, Trafford uses a formula to calculate how much developers need to contribute.
The steep increase in the level of financial contributions Trafford is looking for from developers is the result of this formula, adopted in February 2024.
It seeks £346.80 per square metre of gross floorspace for employment schemes such as the ones proposed by Peel and BlackRock.
In the case of BlackRock’s Voltage Park, the amount Trafford sought from the developer for its planned 450,000 sq ft scheme was £14.6m.
The formula used for calculating contributions in New Carrington was adopted to ensure that development could come forward while making sure funds are being collected to deliver various infrastructure projects down the line.
A wider masterplan for New Carrington, earmarked for 5,000 homes and 3.7m of industrial space, which would include policy around financial contributions, has yet to be adopted, prompting the need for the interim formula.
The inspector said that the Voltage Park development “could have been required to make a further contribution, had the masterplan been in place”.
Trafford has previously said that failure to provide the amount stipulated by the formula would “obstruct future infrastructure provision in New Carrington”.
To learn more about Voltage Park phase two, search for reference number 112794/FUL/24 on Trafford Council’s planning portal.
A spokesperson for Trafford Council said: “The council is naturally disappointed with the outcome of the appeal. The Council remains committed to delivering necessary infrastructure at Carrington which is vital to the existing communities at Carrington and Partington. Developments which provide no or minimal contributions to infrastructure undermine its ability to do so. We are currently considering our options.”
