DEVASSIST: Salford Council
Salford Council Gives Green Light to 3,300-Home, 78-Storey Regeneration Plan
Salford City Council has approved plans for a major regeneration project that will transform Regent Retail Park into a high-density mixed-use neighbourhood, following assurances from developer Henley Investment Management on affordable housing delivery.
The outline proposal includes ten residential towers, one reaching 78 storeys, which residents say would make it the tallest building outside London, along with 10,000 square metres of commercial and community space and a new public park. The scheme will replace the existing 4.09-hectare retail park, currently occupied by warehouse outlets and parking areas.
Affordable housing commitment secured
The application was deferred in July after councillors requested stronger guarantees around the 20% affordable housing target. Henley has now confirmed a commitment to 660 affordable homes, in line with Salford’s local plan requirement.
While Henley’s initial viability report, verified by Capita, suggested the project could not support affordable housing, planning officers noted that both parties will work with Homes England to achieve the target through funding support. Officers concluded that this assurance was sufficient for the scheme to proceed.
Planning balance and local impact
According to the planning report, the development will create “an enhanced local centre and improved public realm” while contributing “significantly to Salford’s local housing requirement”. However, it also acknowledged trade-offs, including some loss of daylight to neighbouring homes and “less than substantial harm” to nearby heritage assets such as Ordsall Hall and the Grade II-listed railway bridge and viaduct.
Despite a net loss of commercial floorspace, the report concluded the site would “remain one of the largest local centres in Salford”. A section 106 agreement will require Henley to ensure existing shops remain open until replacement units are available, and to work with current tenants to stay on site.
Policy context
Although the site is not allocated for development within the Places for Everyone plan, officers found the proposals align with national and local planning priorities. The National Planning Policy Framework (NPPF) encourages “substantial weight” to be given to the reuse of suitable brownfield land for housing, and the Salford Local Plan supports efficient land use for high-density schemes where appropriate.
Planning officers ultimately recommended approval, stating the proposals “accord with the principles of the local plan” and represent “effective use of brownfield land”.
Local response
The decision drew mixed reactions from residents and local representatives, including Salford MP Rebecca Long-Bailey, who opposed the scale of the development. In a council statement, Labour planning lead Mike McCusker said:
“We recognise local people feel strongly about their area and raised a number of concerns. We hope they can see these were fully considered.”
The council also noted that its ownership of the site allowed it to secure benefits such as a residents’ parking scheme for nearby streets.
Henley chief executive Ian Rickwood said:
“Our plans recognise the importance of retail and services for the community, retaining significant enhanced provision that will cater to the needs of local people, while delivering much-needed high-quality homes.”
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