Greater Manchester mayor Andy Burnham has defended his decision to “radically rewrite” the Greater Manchester Spatial Framework – the region’s development blueprint for the next 20 years.
Speaking at EG Question Time in Manchester last night, he said: “When I looked at that [original] draft, I didn’t think it was a vision for Greater Manchester that was good enough.
“I felt it would lead to decaying town centres surrounded by urban sprawl and ever congested roads. I didn’t think it had all been thought-through enough, and therefore I couldn’t put my name to it.”
He added: “I think the first plan goes back to what I said about developer-led approach. I’m not criticising any developer in the room, it’s the system that we’re in. But the idea that we ask someone to call for sites and then everyone puts up a wish-list of sites I don’t think that will necessarily build the right homes in the prices.
“I would rather look at, as I say, town centres, integrated transport interchanges, new cycling infrastructure maybe linked to more digital or start-up space. That for me, is a more coherent plan that builds the right kind of homes that people need, but also doesn’t mean we are just becoming ever more car-dependent and completely congested.”
Critics have said delaying the GMSF, which was drafted by Greater Manchester Combined Authority chief executive Eamonn Boylan before Burnham’s appointment, is delaying the delivery of much-needed housing in the region. Burnham said he was committed to publishing the next version in June.
Shelagh McNerney, head of development at Salford City Council, said: “I think radical is good; quickly is good as well. A huge amount of work has gone into it already… if that relook at it can be fairly quick and efficient that would help all of us to get clarity around what direction we are travelling in.”
Jeremy Hinds, head of planning, North, at Savills, said: “The imperative is to get something out. It is imperative that we actually move forward on housing.”
Burnham has also pledged to cancel controversial plans in the draft spatial framework to release green belt land for development.
Darren Hughes, partner at law firm Gateley, said: “There needs to be a consideration of the right development in the right places… It needs to address the affordability of housing, but to concentrate purely on brownfield development is not the whole picture. There does need to be a balance.”
Supporters have praised Burnham for rethinking what is a complex and unprecedented planning document.
Tom Gilman, managing director at Kier Property North, said: “It is sensible to have a look at it again. It is a pressing problem. Why just stick with the status quo?”
Kieran Quinn, executive leader of Tameside Borough Council and chair of the Greater Manchester Pension Fund, said: “We do have time to get this right, we have to get this right because it’s the next 10-30 years.”
Shelagh McNerney, head of development, Salford City Council
Salford City Council has been praised by the development community for supporting schemes through long leases and finance. Most recently, it agreed a 25-year lease at English Cities Fund’s Two New Bailey in Salford, paying £17 per sq ft to help bring forward the development and support future jobs creation. But has the trend for councils investing in commercial property gone to far?
“The fact is that councils have to be more and more commercial now, so there is investment and the returns on that investment make a lot of sense to us as a council,” says Shelagh McNerney, head of development, Salford City Council. “The sad fact is that because of austerity…we have to be commercial, we have to get that investment into the city and sometimes that’s about enabling development by others and in other ways, we actually have to be the investor and developer ourselves.”
She adds: “I think when I look at some other authorities around the country, I would question some of their investment decisions, especially when it’s a long way from their actual neighbourhood. What we want to do in Salford is invest in our own city; we want to invest in all of the strengths that we’re persuading others to invest in, so I don’t think it’s on the agenda for us to buy retail premises, invest in industrial premises in other parts of the country just as a straight investment. We’re not about competing with the private sector, we’re investing in our own neighbourhood and certainly that’s something that we have to balance with all of our other social objectives as well.”
Pooled fund
The Greater Manchester Pension Fund is in the process of setting up a pooled local government pension investment fund with Merseyside and West Yorkshire which will have a combined £45bn-£46bn of assets under management. The pooled fund will operate as an alternative investment and the three participating funds will own equal share capital in the investment management company. GMPF has supported major commercial property schemes in Manchester city centre including One St Peter’s Square which was developed by Argent and sold to Deka Immobilien last year for £164m. Councillor Kieran Quinn, leader of Tameside Borough Council and GMPF chair said: “We are already in the process of creating a pooled fund with Merseyside and West Yorkshire for £45bn-£46bn assets under management. If we just took 1% of that there’s £500m to look at how we can invest in our localities.”
He said the fund was currently focused on looking at how it can invest more in smaller town centres in Greater Manchester. “I think it’s a really exciting opportunity so I’m looking forward to completing some deals,” he said.
To send feedback, e-mail Louisa.Clarence-Smith@egi.co.uk or tweet @LouisaClarence or @estatesgazette
