Peel Land's proposal to build a 'new neighbourhood' of up to 282 family homes on a 56-acre field next to RHS Garden Bridgewater in Boothstown, Salford, has triggered a colossal backlash from locals, with Salford City Council receiving 2,584 objections and just 23 expressions of support. Despite this, town hall officers have recommended approval of outline planning permission, and councillors will make a decision at a meeting on July 16.
Site and Context
The land, east of Boothstown and adjacent to the entrance of RHS Garden Bridgewater, is currently agricultural land that is not farmed but used informally by dog walkers and the public. It is no longer classified as green belt due to the adoption of the regional-wide Places for Everyone (PfE) joint development plan, aimed at tackling Greater Manchester's housing crisis. Ten percent of the planned homes would be 'affordable', but the development also includes five and six-bedroom detached properties.
The setting is idyllic, with the field stretching a quarter of a mile from Leigh Road to the Bridgewater Canal, popular with dog walkers and magpies. Access would be via Occupation Road, the road to the RHS gardens. However, objectors argue the scheme will worsen traffic congestion, erode the character of leafy Worsley, and that brownfield sites exist within five miles that could accommodate the development.
Council and Developer Arguments
In a town hall report, officers state: 'Due to PfE being adopted, the site is no longer within the Green Belt. Salford City Council needs to deliver family homes over the next 15 years... The urban supply is also insufficient to meet the housing needs identified; meaning that other greenfield options are required. One of the very few sites identified by the Council as suitable for family homes is the land East of Boothstown.' The report notes Salford has an undersupply of almost 8,300 homes between 2003 and 2017, and new home delivery has been skewed towards apartments at Salford Quays, falling short of family and affordable housing needs.
Peel Land reduced the number of homes from 350 previously proposed. A spokesperson said: 'We welcome the opportunity for our plans for East Boothstown to be heard at Salford's Planning Panel. It is an exceptional development... will provide some of the highest quality housing in Salford and Greater Manchester... It will make a major contribution towards affordable housing shortfalls in Salford and will deliver on the allocation of Places for Everyone.' The site was allocated for housing in March 2024 as part of the Greater Manchester Combined Authority’s Places for Everyone plan.
Opposition and Concerns
Darren Ward, Conservative councillor for Boothstown and Ellenbrook, strongly opposes the proposal. He said: 'Occupation Road already endures chronic congestion during peak hours... The application fails to provide compelling evidence that the existing highway infrastructure can accommodate the increased traffic volumes safely and efficiently. This poses substantial risks to vulnerable road users, including children and persons with disabilities... The absence of a fully developed, implementable traffic management plan at this stage raises serious doubts about the applicant’s ability to mitigate these issues effectively.' He also cited insufficient evidence that local infrastructure can sustainably support the development, and concerns over air and noise pollution.
David Yates, Footpath Officer for Ramblers in Salford, objected, stating: 'The fields which the applicant wishes to cover with high spec housing are immediately adjacent to the RHS Bridgewater national garden. The fields are seen by visitors as they approach the garden and offer a quiet pastoral scene as a prelude to the entrance.' He doubted that promised path connections would be maintained, leading to a loss of local amenity.
Historical Context
The proposal echoes a previous battle over Broadoak, Worsley, where Peel's plans for 600 homes were rejected after a seven-year legal fight ending in 2020. The Court of Appeal refused the plan, with Peel's Executive Director Phil Wilson saying: 'We look forward to focusing our efforts elsewhere in the city.' Councillor Robin Garrido, now ceremonial mayor and unable to comment, previously said in 2021: 'There is no excuse for taking this piece of land. It is the last green lung between Worsley and Boothstown.'
If approved, the development would deliver 28 affordable homes on site and a further 113 elsewhere in Salford. The market homes include 6 two-bed apartments, 12 two-bed duplex apartments, 26 three-bed semis, 161 four-bed semis, 34 five-bed detached, and 15 six-bed detached.
