Almost 300 homes have been approved on former greenbelt land in Boothstown, Salford, after a heated planning meeting that lasted nearly four hours. The decision by Salford City Council's planning panel grants outline permission to Peel Land for 282 new homes off Leigh Road, described as a 'new neighbourhood' with family homes, green spaces, and playgrounds.
Overwhelming Opposition from Residents
Nearly 2,500 residents lodged objections, citing concerns that local infrastructure is already at 'the point of collapse'. One resident told the committee: 'All of the schools in the area are oversubscribed. Where are the children living in this development going to be educated? There is only one health centre in the area, and residents already struggle to book appointments. The only NHS dentist isn't accepting any new adult or child patients. Where will these new residents go?'
Kim Law, a resident and chair of a local primary school, added: 'I just want to implore this committee to listen to the voices of ordinary people and families and not to the voices of big businesses.'
Traffic Concerns Dismissed by Developers
The biggest issue for residents was traffic. According to traffic surveys and modelling by the developers and council officers, the development would add only one to two minutes to peak-time journeys. However, residents argued that the data, collected in 2022 when many worked hybrid, was inaccurate. They described traffic backed up from the M60 into housing estates, with some claiming it took nearly an hour to reach the motorway.
Mr and Mrs Masters from Boothstown opposed the application. Mrs Masters, 82, a resident for 30 years, said: 'Kids already can't get to school. I'm lucky to be retired. But working people are stuck in traffic for an hour. The area just can't take any more.'
Legal Challenge and Political Support
Seven residents spoke at the meeting, including Dr James Smith, who created a nearly 1,000-page AI-assisted document outlining legal grounds for refusal. Local councillors and MP Michael Wheeler also attended in support. Wheeler warned that the number of developments would push the area to a 'point of no return', where families would leave due to infrastructure pressures.
The site was deallocated from greenbelt through the Places for Everyone (PfE) scheme, which aims to create tens of thousands of homes across Greater Manchester, with half expected to be affordable.
Affordable Housing Concerns
Just under 10 per cent of the homes—28—will be affordable on site, with the remaining 40 per cent required affordable homes built elsewhere in Salford. Several councillors objected, arguing that Boothstown residents should benefit directly from affordable housing.
Anabel Baker, representing Peel Land, said: 'We have worked closely with the council for four years. This is a rare site in Greater Manchester suitable for high value homes. Building high-quality homes will attract families and a working population who’ll contribute to the local authority’s employment and economic aims.' She added that the firm was making significant financial contributions to affordable housing, community spaces, parks, and the NHS.
A Peel Land spokesperson later said: 'We’re delighted with the decision. It’s been many years in the making and we will now work with housebuilder partners and the Council to move forward with the Places for Everyone Plan to deliver a high-quality development that also makes a significant contribution towards meeting the City’s affordable housing needs.'
Approval and Next Steps
The proposal was approved by eight votes to four, with one abstention. The outline permission means the development is acceptable in principle; a detailed planning application is still required before construction begins.
A Salford City Council spokesperson said: 'The council has a transparent process for considering planning applications. Factors such as infrastructure, schools and community services are taken into account, alongside wider arrangements for meeting community needs.'
