Future Cities Forum's report part one: 'Housing, innovation and infrastructure development in the North'

Future Cities Forum held its housing and development discussion in the 1930s Manchester Town Hall Extension designed by Vincent Harris - who also designed the Central Library next door - while the Grade 1 listed original building designed by Alfred Waterhouse, undergoes major restoration.

Future Cities Forum was delighted to be hosted by Manchester City Council for a housing and infrastructure regeneration discussion at the Town Hall this month.

The forum discussed the scope for UK government funded housing development in Manchester and the wider region, planning for connected transport infrastructure, science innovation at The University of Manchester and best practice for public-private investment partnerships.

In recent news, Manchester City Council reports that Great Places Housing Group has submitted its proposals for the first planned scheme to be delivered as part of the recently approved masterplan for the Grey Mare Lane neighbourhood in east Manchester.

The affordable housing scheme of 82 apartments for social rent will be on a vacant site on the corner of Grey Mare Lane and Ashton New Road. The former brownfield site was previously occupied by the Manchester Bar pub, which was demolished in 2020.

The development will deliver a mix of one and two-bed apartments. The proposals include private garden spaces for a number of ground floor apartments, a communal garden, balconies for the majority of apartments above ground floor level and high-quality landscaping. A planned new pedestrian link will also improve the connectivity to Grey Mare Lane and Ashton New Road from Newcombe Close.

The scheme has been developed working in close partnership with Manchester City Council, One Manchester, and This City as part of the wider proposals for the Grey Mare Lane neighbourhood masterplan. The masterplan, which was approved in September, will deliver 1,000 new homes, including a significant number of affordable homes, and new green spaces.

Manchester City Council's Gavin White and Salford City Council's Stephanie Mullenger speaking at Future Cities Forum

Cllr Gavin White, Executive Director for Housing and Regeneration at Manchester City Council began the debate for Future Cities Forum by talking about the importance of historical sites in the city and the appropriateness of new build homes:

'It is a great opportunity at the moment for Manchester and the North and we at the Council have an ambitious strategy. The history of the city is important and one of the oldest buildings is the Ancoats Dispensary which is a grade two listed building and which is being turned into housing. In term of new homes, we are looking at a significant growth of these in the city with 100,000 planned. We will be building 10,000 affordable homes over the next ten years and 60,000 over the next 30 years. Density is important and to build projects of scale. We work with developers such as Renaker which not only build housing but also social infrastructure such as new primary schools.

Above: the restored Ancoats Dispensary (courtesy of Buttress Architects)

'Strangeways is an important project which will provide 7,000 new homes and will be a key part of the city that needs some love. We are very aware that our rivers and canals need special attention as well as concentration on climate change with our new mobility hub at Ancoats. Wythenshawe town centre needs a lot of love too at the moment because it has no trees and no night time economy.

'We are developing a new park at Mayfield and opening up the river there which has brought wildlife back. We need to embrace our rivers. Our city logo has three rivers on it and we need to respect them - not as in industrial times when we used them as sewers - but as community assets.'

The Council states that Mayfield will facilitate transformational change at the eastern gateway of the city centre close to Piccadilly Station. it says that the 20 acre site provides the opportunity to create a distinctive and unique city centre district, insisting that the vision for Mayfield is for a distinctive, world class development delivering significant new commercial space, and up to 1500 new homes alongside a mix of retail and leisure facilities all centred on a new 6.5 acre city centre park.

The re-wilding of particular districts in Manchester with climate change in mind has also been an important concern for the Council. Cllr White stated:

'We need to find a sustainable way of dealing with our rivers, creating wetland areas and attending to the challenges of flooding. We need to embrace these challenges not turn our backs on them. The homes we are building at Victoria North (10,000) creates investment but some of that must go towards the community, it is part of our city plan.

Manchester City Council has been aware that working with other councils in the North is important for sustainable development and Gavin added:

'On the larger vision, we want success for Salford and Liverpool too because together we can be much stronger and that means better transport links.

Greater Manchester Combined Authority has a modern tram system in the city centre, but is keen to develop wider transport measures to connect outer lying districts

Flooding issues were at the front of mind for Salford City Council's, Director of Property and Housing, Stephanie Mullenger, as she continued the discussion on the important Strangeways development in Manchester, which is being jointly run by both Salford and Manchester City Councils:

'Manchester City Council has the homes issue while we have the development of the park. There is a major flooding issue in our part and we have families living there that have to move. We do not have a choice. The river rises three meters in an hour and we have the same problem that happened in Valencia, Spain.

'We cannot build underground and have a moral obligation to move families that sometimes have lived there for three or four generations. We are lucky that we are moving these families close to our new development 'The Crescent' where we are building 1500 new homes and we are holding public consultations on this.'

Alfred Waterhouse designed the prison at Strangeways in 1862 and it was completed in 1869 in the form of a star. At the time, it could hold 1,000 prisoners. The ventilation tower has become a local landmark. Some see it as a barrier to regeneration, but Gavin White says the housing project can still go ahead:

'We have written to the Minister and admittedly there are pressures on prison places, but the re-provision of prisoners elsewhere can be discussed. It is a very dated prison and costs a lot to maintain so it is an active discussion. Our housing project is still in progress.'

Image: illustration of proposed district regeneration for Strangeways and Cambridge (courtesy Salford City Council)

The draft Strategic Regeneration Framework (SRF) reports are being heard by both Councils’ respective executive and cabinet committees, outlining the vision that will guide wide-scale investment and development across the 130 hectare city fringe location over the coming decades.  

The Councils say that the draft Strangeways and Cambridge SRF presents a high-level vision for the area, building on the work of the Operation Vulcan policing operation, to provide a platform for legitimate businesses to grow and thrive, alongside a major new urban park, significant new housing – including affordable homes – and significant commercial and employment opportunities.  

The programme of investment estimates the combined development areas could see up to 7,000 new homes across seven distinct ‘neighbourhood’ areas, increased commercial floorspace of around 1.75 million square feet, and the regeneration could support an additional 4,500 jobs.  

The draft SRF presents a development approach that will support Manchester’s target to become a zero-carbon city by 2038 and reacts to other environmental factors in the areas, including potential flooding linked to climate change. 

The SRF also reflects how HM Prison Manchester – formerly Strangeways Prison – remains a significant barrier to the regeneration ambitions in this part of the city and the framework will act as an engagement tool with the Ministry of Justice around the long-term future of the prison. 

Image: courtesy of Renaker showing the tall towers development on Trinity Island, Manchester

On whether the recent economic headlines could derail economic development in Manchester, James Sidlow, Director of Development at Renaker said it remains business as usual in Manchester:

'We are lucky in a sense that all our developments in Manchester go well because we have a very good relationship with Manchester City Council. Of course costs have gone up significantly but we have a good contractor method and we work efficiently to mitigate these issues. The city has seen a huge growth and we have been able to piggy back off that because of the strong leadership from the Council. The city retains its graduates and has an excellent university which helps to power the city and its housing growth, so we proceed with optimism.

'The heritage skyline is important but some Victorian industrial units are very little use to the city and the Council deems certain sites to be great places for scale, so tall towers. But there are good reasons why places like Castle Wharf do not have sixteen storeys and there is a well thought out masterplan. We need to preserve our heritage - beautiful streets like Deansgate, but make the infills work with modern architecture.

'I think we are quickly becoming a European city. Manchester used to be known as a good UK city but now it's in the same league as Amsterdam or Copenhagen. That's partly to do with a great cultural drive but its also due to keeping a resident population in the city. If you look at Barcelona, you can walk around that city and the demographic is very varied. The challenge for Manchester is how do you get people living in the city that includes both families and older people.'

One of Renaker's developments in Manchester is Trinity Island - a new riverside neighbourhood located on the bank of the River Irwell that benefits from views over both the river and across the city.

Renaker says:

'Trinity Island neighbourhood incorporates generous, high-quality public realm along 130m of scenic riverbank frontage.

Boasting a stunning riverbank setting and 1.6 acres of riverside park featuring both a children’s play area and dedicated dog park, Trinity Island is also situated close to St John’s, an area brimming with culture, enterprise and innovation.'

Above - CGI of proposed development at Great George Street, Liverpool

Liverpool has also introduced tall towers to the city in its bid to build a brand but is also now moving forward with developments in Chinatown. Liverpool Council's Housing Director, Cllr Nick Small who joined the conversation told Future Cities Forum:

'The city has been on a journey recently and the last four years have been challenging. We received our news that as a Council we have improved to the point that development can now move forward. Chinatown and the Baltic gateway areas are very important for the city centre and a new relationship with Shanghai. It will help drive the residential population. Our focus on development around the north of the city is also vital. We are building ten thousand homes near Liverpool Waters. Science innovation is really important too as is our relationship with Manchester in this and across the region. We need to work collaboratively.'

In response to the criticism that there have been too many lifeless flats built in the city Cllr Small said:

'There are positives all over the city and the northern district remains a huge opportunity, it will transform the city's prospects. We have had a tall towers policy and that means encouraging taller buildings in the right part of the city.'

Giving people a reason to live, work and enjoy spare time in cities was a theme Dr Louise Bates, Head of Business Engagement and Knowledge Exchange at the University of Manchester, commented on during the debate:

'It was our 200th anniversary last year in Manchester and we are still working to overcome the challenges of the industrial revolution and make the city sustainable. We are known for our scientific excellence and rated sixth in the UK. But that's not the only thing. We are judged by the UK government on how we deliver our research and how we work with business on innovation challenges. We do keep our graduates - 50 per cent of them - now stay in the city as opposed to going down to London. But we must continue to give them a reason to stay, not just jobs, but the opportunity to buy housing and great places to enjoy.'

Image: view over the River Irwell towards the Ordsall Chord railway bridge viaduct designed by BDP

Director of the Northern Powerhouse Partnership Henri Murison spoke about improving connectivity across the wider north and North West, against a background of a cancelled HS2 northern leg:

'The scale of the individual northern cities' ambition is incredible, the five core cities and places like Hull and Salford . The transformation of many places is impressive. The Newcastle of the 1990s was very different to what it has become.

'The 11 billion pounds that the UK government has announced several times gets you a better journey from here in Manchester to York. The Government has said it wants a growth corridor from Liverpool to Hull, but that announcement does not include any money. The scale of the ambition does not reflect the current investment. Take Bradford, one of the most diverse cities in the UK where I live on the outskirts, has chronically poor rail connections to Manchester and there are lots of good socio-economic reasons why there should be better connections between Bradford and Manchester, and you need to avoid winners and losers through an accident of geography.

'The best connected parts of Manchester have been doing the best from an economic and productivity point of view, particularly those with tram services. GM - the Greater Manchester Authority - has a plan to sort out connectivity to Wigan and to Bolton, which have been doing less well.

'What's the town that has had the most regeneration success? Stockport on the south west outskirts of Manchester. It has had this because it is the best connected place from an infrastructure perspective. The argument that towns lose out to nearby cities, which suck the lifeblood away from them, is not true. Stockport proves the opposite. I was struck by what James Sidlow of Renaker was saying - that Manchester with its phenomenal economic success has run out of space - because it shows that even with the 50,000 new homes built during the Places for Everyone phase, the city cannot provide enough homes. This means that people will move elsewhere to live and work.

'When I first started this job (at the Northern Powerhouse Partnership formation in 2016) I was told that if you worked in the life sciences industry one of the reasons why you would not take a job in Leeds - for example - was if you lost that life sciences job you would find it very difficult to find another similar role in that city quickly. The reality of having to transfer to a job in Manchester is not that pleasant - because of the difficult commuting.

'That makes a strong argument for connecting northern cities more efficiently to support jobs. Making the Leeds Liverpool connection work would be transformational. In lots of industries you might only need to be in the office once a week, but not in life sciences where you need to be in the lab regularly.'

Greater Manchester Combined Authority has said recently:

'A concerted focus on the internationally significant investment opportunities in the North West – linked by a new railway - could lead the UK’s economic growth over the next decade, with the right infrastructure and national support needed to unlock untapped potential.

'A ‘Northern Arc’ - the stretch from the Mersey to the Pennines - is already home to two investment zones, 5.4 million people, and creates an annual GVA of £150 billion and £23.5 billion in exports.

'Now, Mayors Andy Burnham and Steve Rotheram say that the cumulative impact of a joined-up approach to regional investment, underpinned by delivery of a new railway, could put the North West and neighbouring communities on a par with successful counterparts like Oxford-Cambridge, and support the UK to grow at a faster pace and greater scale.

The Liverpool-Manchester Railway is the missing piece of the North’s transport infrastructure, with studies showing it would add £7 billion GVA to the UK economy, support delivery of around 300,000 new homes over 20 years and help create more than 40,000 high-quality jobs by 2050.

'More capacity on a modern railway would drastically improve connectivity between the region’s internationally significant physical assets including the Port of Liverpool and Manchester Airport – helping boost international trade. It would also foster innovation and a critical mass of industries along a major growth corridor, creating opportunities for young people and attracting, retaining and developing the world’s best talent in the North West.'

Find out in part two of our report what Liz Goldsby, Head of HS2 and Northern Powerhouse Rail at Transport for Greater Manchester / Greater Manchester Combined Authority had to say about the 'Northern Arc' at Future Cities Forum.