(OPEN TO THE PUBLIC) / ITEM NO.
REPORT OF THE STRATEGIC DIRECTORS OF HOUSING AND PLANNING AND OF ENVIRONMENT
TO: LEAD MEMBER FOR PLANNING: 21ST NOVEMBER 2005
LEAD MEMBER FOR ENVIRONMENT: 28TH NOVEMBER 2005
LEAD MEMBER FOR CUSTOMER AND SUPPORT SERVICES: 21ST NOVEMBER 2005
TITLE: RIVER IRWELL WALKWAY –REFURBISHMENT AND MAINTENANCE
RECOMMENDATIONS:
1That approval is given to the proposed scheme for restoration and remedial works to key sections of the River Irwell walkway in Central Salford.
2That the financing of the capital cost of the scheme to restore the River Irwell Walkway (estimated at £98,800 in total, including fees) from contributions received pursuant to planning obligations under section 106 of the Town and Country Planning Act 1990 in connection with new residential developments in Ordsall be approved in principle and that the Head of Planning and Building Control be authorised to allocate specific section 106 contributions to the walkway improvement scheme having regard to the wording of the relevant obligations.
3That provision of £55,813 per annum for the estimated future maintenance costs, rising with inflation, is made in the revenue budget from 2006/07.
EXECUTIVE SUMMARY:
It has, for many years, been the objective of the city council to develop a continuous walkway on the Salford banks of the River Irwell through Central Salford. So far, a permanent riverside walkway has been completed along some 5 kilometres of the route. The city council is responsible for maintenance and public safety on the majority of the completed walkway. However, with the exception of small areas in housing control, no revenue funding has ever been dedicated to its maintenance.
As a result, the walkways are in very poor condition. Public safety along the walkway is compromised by the lack of a revenue budget. The energy costs of the street lighting along the walkway are not currently being met.
The success of recent regeneration initiatives within Central Salford and increasing developer interest is focusing attention on the poor condition of the walkway. Increasing numbers of residents and businesses overlook the river and walkways, and complaints about the lack of maintenance are increasing.
It is proposed that a programme of remedial works be carried out to key sections of the existing walkways and that a revenue budget be identified to secure their continued phased restoration and maintenance thereafter.
The estimated cost of the proposed scheme for restoration and remedial works is £98,800. It is proposed that this be funded from S106 contributions.
The estimated cost of maintaining the walkways thereafter is £55,813 per annum, at today’s prices.
If these costs cannot be met, consideration should be given to closing the walkways on grounds of public safety.
BACKGROUND DOCUMENTS:
(Available for public inspection)
- Budget cost estimates.
ASSESSMENT OF RISK: High: Failure to refurbish and maintain the existing walkways is likely to undermine the regeneration of Central Salford and increases risk to public safety and the risk of third party claims against the council for alleged accidents.
THE SOURCE OF FUNDING:
- Capital cost of remedial works: S106 contributions
- Future revenue costs: central revenue budget for future maintenance costs of completed capital schemes from 2006/07.
COMMENTS OF THE STRATEGIC DIRECTOR OF CUSTOMER AND SUPPORT SERVICES (or his representative):
- LEGAL IMPLICATIONSProvided by: Richard Lester0161 793 2129
- FINANCIAL IMPLICATIONSProvided by:John Spink0161 793 3230
PROPERTY: Provided by: Peter Smith 0161 793 3718
HUMAN RESOURCES (if applicable):Not applicable
CONTACT OFFICERS:
Barry WhitmarshHousing and Planning 0161 793 3645
Dominic ClarkeEnvironmental Services0161 925 1105
Peter SmithUrban Vision Partnership0161 793 3718
WARDS TO WHICH REPORT RELATES:
Irwell Riverside and Ordsall
KEY COUNCIL POLICIES:
Pledge 7: Enhancing life in Salford (ensuring the cleanliness and maintenance of the city).
Pledge 6: Creating prosperity in Salford (maximising public and private investment to regenerate the city).
Regeneration of Central Salford.
1PURPOSE OF REPORT
1.1To establish a basis for putting the River Irwell Walkway into a good state of repair and to establish a maintenance budget for the existing riverside walkway, in order to help improve the image and profile of the city, investing in the regeneration of the city and ensuring the cleanliness and maintenance of the city.
BACKGROUND
1.2It has, for many years, been the objective of the city council to develop a continuous walkway on the Salford banks of the River Irwell through Central Salford. The walkway is intended to provide a safe and pleasant pedestrian route for recreational use between Peel Park to Salford Quays (a total length of around 7 kilometres), to open up views of the river, and to create an attractive setting for existing and new developments.
1.3So far, a permanent riverside walkway has been completed along some 5 kilometres of the route. This includes continuous sections between Adelphi footbridge and Trinity Way and between Regent Road and Salford Quays, and other isolated sections. The majority of the work was carried out during the 1990’s, either by the city council, by the former Trafford Park Development Corporation or, in few cases, by riparian developers.
1.4The attached plan and schedule 1 describe each completed and planned section of the walkway in more detail.
1.5Typically, the walkway comprises a hard-paved surface, with a waterside safety rail, street lighting columns, seats, litterbins, trees and areas of shrub planting. There are two large structures along the walkway (a staircase from street level to water level at Adelphi Crescent and a cantilevered walkway east of Trinity Way) and a number of smaller decorative features.
1.6The city council is responsible for maintenance and public safety on the majority of the completed walkway. No part of the walkway is adopted highway. However, with the exception of small areas in housing control, no revenue funding has ever been dedicated to its maintenance.
1.7Most of the walkway is open to the public, without restriction. However, a length of the walkway through Ordsall is closed at night time, addressing security problems encountered by neighbouring businesses; this is seen as a temporary measure pending the redevelopment of waterside sites with uses creating more casual surveillance.
1.8There has never been any routine landscape maintenance of the walkway. There has been no routine inspection and programmed maintenance of structures, streetlights and railings etc. Litterbins have not been emptied or litter removed. Capital funds have occasionally been secured for one-off remedial improvements of some sections (including the removal of vandalised street furniture), but these improvements have not been sustained.
1.9Generally, grounds maintenance budgets across the city have been pooled into a single green budget. However, the riverside walkways have not benefited from this arrangement, as there has never been any revenue budget for their maintenance that could be pooled.
1.10As a result, the walkways are in very poor condition. Some older sections have received no significant investment in fifteen years. In some areas, overgrown shrubbery and overhanging trees obstruct the path. Several trees are dead or in poor condition, never having had tree stakes removed. Areas of paving are now infested with weeds. Many lighting columns and other street furniture are vandalised; most have defective paintwork. Litter has accumulated in some areas; elsewhere, it is assumed to blow into the river, increasing problems further downstream.
1.11Most of the litterbins originally installed along Ordsall Riverside have been removed, given the lack of funding for their emptying. The cost of emptying bins should be highlighted as a particularly expensive item. There is limited vehicular access along much of the walkway and this is, therefore, a labour intensive exercise.
1.12Lighting columns along the walkway are connected to an un-metered supply. However, there is no record of the energy costs ever having been paid and an appropriate budget needs to be established.
1.13A recent survey of the structural condition of the staircase and cantilevered walkway has concluded that they are generally in sound condition.
1.14Public safety along the walkway is compromised by the lack of a revenue budget. Funding has occasionally been vired from other budgets to address urgent public safety issues (for example replacing broken safety fencing). However, this has been ad-hoc, with no formal routine of safety checks and programmed maintenance of safety features.
1.15The success of recent regeneration initiatives within Central Salford and increasing developer interest is focusing attention on the poor condition of the walkway. Our waterways and proximity to Manchester are identified as key attributes in the marketing of the city and waterside sites are seen as particularly attractive locations. Increasing numbers of residents and businesses overlook the river and walkways, and complaints about the lack of maintenance are increasing.
1.16Developer interest in areas such as Adelphi and Greengate offer opportunities to complete the missing links in the walkway. Urban Splash, who are developing plans for a riverside development at Springfield Lane, demonstrate the importance attached to the riverside walkway. Not only is this developer expected to remodel the walkway fronting their site, but they also commissioned Ian Simpson Architects to develop concept proposals to extend and develop the walkways throughout the regional centre.
1.17In parallel, the Environment Agency commissioned a report from consultants, APEM, on the value of the river to the economy and image of the city. This also stresses the value of the walkway system and the importance of a clean, litter-free river.
1.18The draft vision and regeneration strategy published by the Central Salford Regeneration Company also stresses the importance of improving the walkway. Improvement and extension of the walkway is identified as a key project.
1.19Provided that the safety and cleanliness of the existing walkways can be ensured, they can be promoted as an important asset of Central Salford. They should form a key part of the walking strategy for the area, providing car-free routes between communities and to the regional centre. They offer attractive recreational opportunities for residents, worker and tourists, through areas of environmental, architectural and historic interest, and there is potential to include them in the developing “health walks” programme.
PROPOSALS
1.20It is proposed that a programme of remedial works be carried out to key sections of the existing walkways and that a revenue budget be identified to secure their continued phased restoration and maintenance thereafter. The proposals relate to sections of the walkway in council ownership or control, where previous infrastructure works have not been maintained.
1.21In May 2005, members approved proposals to restore the Trinity Riverside section of the walkway, at a cost of £40,000, as part of the streetscape schemes programme funded by HMR and ERDF. This work is due to be carried out this financial year. However, no budget has yet been identified for the future maintenance of this restored section.
1.22This report seeks approval to carry out restoration of the sections of the walkway, at Greengate Riverside and Ordsall Riverside and the major structures, and seeks a commitment to revenue funding for routine maintenance of all the completed sections controlled by the city council. Schedule 2 identifies the specific sections.
1.23The remedial works typically include the removal and pruning of overgrown trees and shrubbery, removal of weeds from paved areas, repairs to lighting units, replacement of items of street furniture and repairs to safety fencing. It is proposed to carry out a repainting programme of fencing, lighting columns and decorative features along the sections of Ordsall Riverside in greatest disrepair.
1.24The remedial works to the two major structures entail the cutting back of trees and shrubbery and pressure washing of the metalwork.
1.25The estimated total cost of the proposed remedial work is £98,800. A summary of the costs is set out at schedule 2.
1.26Following completion of the remedial works, the proposed annual maintenance regime would comprise:
- 6 visits per year to sweep paths\litter pick and empty litter baskets.
- 2 applications of herbicide per year.
- 1 visit per year to cut back overhanging vegetation and to check and raise crowns on trees if and when required.
- Maintenance of shrubs as required.
- Inspection and programmed repainting of safety fencing, lighting columns and other street furniture, adopting an 8-yearly painting programme (averaged per year).
- Energy costs of street lighting.
- Regular maintenance of lighting units, relamping every three years and testing every six years.
- Inspection and programmed repainting of the major structures (6 year major inspection and 12 year repainting programmes averaged per year)
1.27The annual cost of the maintenance programme is estimated as £55,813 per year, using 2006/07 prices. This includes estimated lighting energy costs of £8,595 per year. A summary of proposed remedial and programmed maintenance costs is shown in the attached schedule 2.
FUNDING
1.28The remedial works to the Trinity Riverside phase are included in the approved Streetscape Scene programme of the Housing Market Renewal Fund for the current financial year. A full year’s revenue budget would be required from 2006/07.
1.29The remedial works proposed in this report are to be funded from S106 contributions from housing developments in the area. It is anticipated that works would be mostly carried out in 2005/06, with a revenue budget required from 2006/07.
1.30The anticipated phasing and proposed sources of funding are as follows: -
2005/06 / 2006/07 / TotalS106 contributions / £70,000 / £28,800 / £98,800
Total / £70,000 / £28,800 / £98,800
1.31Sufficient funds are available, and eligible for the proposed works, either from S106 payments already received or from payments due this financial year.
1.32The subsequent routine maintenance costs are to be funded from the central revenue budget for future maintenance costs of completed capital schemes from 2006/07.
2006/07 and future years (plus inflation)Lighting Energy Costs / £8,595
Other Maintenance Costs / £47,218
TOTAL / £55,813
FUTURE WORKS
1.33The costs set out in this report make no allowance for further enhancement of the walkways, or for replacement of sections of fencing, seats and bins removed since the walkways were first opened. If for example members considered that additional litterbins were a priority, in the interests of litter reduction, it would be necessary to increase the budgets to allow the bins to be installed and subsequently emptied.
1.34Policy DES6 of the draft replacement UDP requires that all new development adjacent to the River Irwell, and other waterways, will be required to facilitate pedestrian access to and along the waterside. Proposals are currently emerging for several new developments that better take advantage of the riverside setting; these include Cambridge Riverside, Springfield Lane, Greengate and Ordsall Riverside. The emerging plans of the Central Salford Urban Regeneration Company also indicate that additional areas of walkway will be developed.
1.35The extent of walkway to be maintained by the council will therefore increase as the regeneration of Central Salford continues.
1.36Unless proper provision can be made for the maintenance of new sections of walkway, it would be better to forego additional public access to the river. Similarly, it is unlikely that prospective development partners will agree to develop new sections of walkway if the council is unable to resource maintenance of existing sections.
CONCLUSION
1.37The lack of maintenance of the riverside walkway is an increasing source of complaint and detracts from the appearance and image of the city. With the increasing pace of regeneration and growing appreciation of the water as an amenity, it is becoming a potential obstacle to regeneration.
1.38The revenue funding sought is considered to be the minimum required to maintain the existing sections of walkway. Without funding to maintain waterside safety fencing and other features or to energise street lighting, it would be prudent to close the walkways on grounds of public safety, although there might be legal difficulties in securing a permanent closure if a section of walkway could be shown to have achieved highway status.
1.39The level of funding sought will only allow urgent remedial works to be addressed, with a gradual enhancement of other features as the routine repainting schedule is progressed. A significantly larger initial budget would be required to restore all sections to their original condition in one go. The availability of S106 funding facilitates the initial remedial work, but it would be inappropriate to use these funds for longer-term maintenance, given the uncertainty of when such funds will be available, the limitations on their use and the increasing demands for their contribution to alternative projects.
1.40It is suggested that funds to secure the restoration and long-term maintenance of existing sections be identified as a high priority, in order to help improve the image and profile of the city, investing in the regeneration of the city and ensuring the cleanliness and maintenance of the city.
1.41Accordingly it is recommended:
- That approval is given to the proposed scheme for restoration and remedial works to key sections of the River Irwell walkway in Central Salford.
- That the financing of the capital cost of the scheme to restore the River Irwell Walkway (estimated at £98,800 in total, including fees) from contributions received pursuant to planning obligations under section 106 of the Town and Country Planning Act 1990 in connection with new residential developments in Ordsall be approved in principle and that the Head of Planning and Building Control be authorised to allocate specific section 106 contributions to the walkway improvement scheme having regard to the wording of the relevant obligations.
- That provision of £55,813 per annum for the estimated future maintenance costs, rising with inflation, is made in the revenue budget from 2006/07.
MALCOLM SYKESBRUCE JASSI
Strategic Director ofStrategic Director of
Housing and PlanningEnvironment
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