Welcome to the consultation website for X1’s redevelopment proposals for Cumberland House, Lissadel Street, Salford.

This website is part of the pre-application consultation undertaken by the developer prior to the submission of a planning application. The website provides an opportunity for members of the public to learn about and provide feedback on the proposals.

All feedback received via this website will be reviewed and considered by X1 and their project team as part of the preparation of the planning application.

There will also be a further opportunity to provide feedback directly to the local planning authority as part of the Council’s formal consultation process once a planning application is submitted.

Thank you for taking the time to review the information on the website and provide your feedback via the online survey in the FEEDBACK section.

Background

The site is a rectangular plot of land to the south of Lissadel Street – located within the boundary of Salford City Council. The site currently accommodates the ‘L’-shaped Cumberland House building.

To the south, the site is separated from a railway line by the western fringe of a waste management facility (JWS Waste) and a strip of vacant land owned by the Canal and River Trust. To the east is a vacant plot covered by trees and scrub that adjoins the Salford Skills Campus. Salop Street runs alongside the site’s western boundary, with a parade of commercial premises located on the opposite side of the highway, which front onto Broughton Road.

Two-storey housing on Trentham Lawns is located on the opposite side of Lissadel Street, to the north.

The site is located in close proximity to the University of Salford’s campus at Peel Park / Frederick Road.

An image showing the site location
A sketch of the site location from an aerial view

Salford Local Plan (2023)

The site is not covered by a specific allocation within the Salford Local Plan (adopted in January 2023), however in proximity is an area designated as ‘City Centre Salford’, under Local Plan Policy AP1.

Local Plan Policy AP1 sub-divides the City Centre into separate neighbourhoods, with the neighbourhood closest to Cumberland House being classed as area ‘G’ – Crescent, University of Salford and Innovation Park. The policy states that the university campus will continue to be improved (see Local Plan Policy ED3), and the adjacent Innovation Park enhanced for knowledge-based uses. With regards to land uses, the wider policy advises that development shall maintain the wide range of uses in City Centre Salford, supporting its roles as a business location, tourism, cultural and leisure destination, centre of learning and knowledge, and home to a series of residential neighbourhoods. It states that the continued enhancement of the facilities at the University of Salford campus will be supported, with student housing focused within and immediately around the campus.

The Crescent Development Framework (adopted January 2021)

Neighbourhoods ‘F’, ‘G’ and ‘H’ within Local Plan Policy AP1 are also covered by The Crescent Development Framework – a guidance document which provides a that it becomes a successful and vibrant city district. The guidance is designed to be read alongside the Local Plan and is a material consideration in the determination of planning applications. Zone 1 of the Crescent Framework is located closest to Cumberland House and is identified as the ‘Health and Innovation Zone’. With regards to land uses, the Framework considers that a further phase of student accommodation will be provided comprising high quality purpose-built units for existing and future students, given the Zone’s location immediately adjacent to the University.

Pre-Application Engagement with Salford City Council

The proposals for the site have been sensitively designed by Tim Groom Architects and have been informed through extensive pre-application dialogue held over several months with Salford City Council’s Planning Department.

X1 have a proven track record of delivering high quality student and residential spaces, predominantly in the Manchester region. With over £1.2 billion of completed or in-development properties, X1 currently manages over 4,500 properties within the UK.

X1 have recently completed a student housing scheme on Frederick Road (The Campus), with another development under construction at the junction of Cheltenham Street and Frederick Road.

X1’s mission is to transform the way people live by creating vibrant, sustainable communities. X1 aim to deliver high-quality homes and commercial spaces that inspire and enrich the lives of residents and tenants. By fostering strong partnerships and embracing innovative design and construction techniques, X1 are committed to making a lasting positive impact on the environments and communities in which X1 builds.

Further information about X1 can be found here.

Proposals

X1 is seeking to demolish the existing Cumberland House building and replace it with a high quality designed part six, part 10 storey development comprising of 396 studios of student accommodation, along with communal amenity facilities for a landscape-led development.

Key Views and Massing

Following pre-application advice from Salford City Council’s planning department, the project team were asked to review several key views of the proposed development (see Key View Location Map tab below). This work has helped inform the massing of the proposals.

A selection of images below show how this review has informed the latest plans with previous and proposed images for each.

In the Pre-Application P01 meeting, Salford City Council suggested key views to review the scale and mass of the scheme. The key views identified are:

  1. The view from Broughton Road
  2. The junction of Broughton Road and Cobden Street
  3. The junction of Broughton Road and Langley Road South
  4. Further east of the site along Lissadel Street
  5. The junction of London Road and Penrod place (Omitted)

After Pre-Application P02 key view 5 was omitted and two further views were suggested by SSC.

  1. The view from the south opposite, the railway
  2. The view from Cheltenham Street on approach from Cheltenham Place

Following Pre-Application P03, an additional view was requested:

  1. Corner approach from Broughton Road
An image showing the key locations of the site
Key View 01 - Broughton Road (Before)
Key View 01 - Broughton Road (Proposed)
Key View 02 - Cobden Road Junction (Before)
Key View 02 - Cobden Road Junction (Proposed)
Key View 03 - Langley Road South (Before)
Key View 03 - Langley Road South (Proposed)
Key View 04 - Lissadel Street East (Before)
Key View 04 - Lissadel Street East (Proposed)
Key View 06 - Opposite the Railway (Before)
Key View 06 - Opposite the Railway (Proposed)
Key View 07 - Cheltenham Street (Before)
Key View 07 - Cheltenham Street (Proposed)
Key View 08 - Broughton Road Corner Approach (Before)
Key View 08 - Broughton Road Corner Approach (Proposed)
Massing Principles
Massing Section

The sketch below shows the rearrangement of the ground level. The diagram illustrates the key changes below:

  1. Residential units along Lissadel Street.
  2. Direct access into the Cycle store.
  3. Introduced a student courtyard with amenity spaces to activate it.
  4. Indicative proposal for landscaped zone towards the Canal and River Trust site.
  5. Increased amenity space.

Approach Sketch
Approach Sketch
Corner View
Corner View
Corner and Courtyard
Corner and Courtyard
A CGI image
View 01 - Corner approach and entrance
A CGI image
View 02 - Lissadel Street elevation

The Planning Application will be supported by a full suite of technical assessments which consider all environmental and amenity impacts of the proposals. Set out below is some further information on Transport, Landscaping and Biodiversity Net Gain and Refuse and Recycling.

Transport

The site occupies a sustainable location close to the University of Salford’s main campus and Salford College. The site is also well served by public transport services and key cycle routes. It has a Greater Manchester Accessibility Level of 8, the highest possible score.

Given the location of the site and the type of resident, the development is a car free other than drop-off bays and a loading bay that will be introduced on Lissadel Street at the expense of the applicant.

The development will deliver modifications to the bounding footway including localised widening and resurfacing, the provision of tactile paving/dropped kerbs at Salop Street/Lissadel Street junction and secure cycle parking within the site (including provision for adapted bikes). Operations at the site will be underpinned by a Travel Plan.

Landscaping and Biodiversity Net Gain

A high-quality landscaping scheme will be delivered as part of the proposals primarily within the internal courtyard, including hard and soft landscaping providing shared amenity space for residents. The proposed new planting on site will seek to deliver the required 10% biodiversity net gain on site.

Refuse and Recycling

The proposals include a refuse store for residents which is of sufficient size to accommodate the necessary recycling, in line with Salford City Council standards. It is proposed that the waste collections will be undertaken by Salford City Council.

Construction Management

X1 has a track record of delivering high quality and complex development projects. X1 is committed to ongoing engagement with local residents at every stage of the development process from pre-planning through to planning and construction and will put measures in place to ensure construction is carried out with as little disruption as possible to local resident’s everyday lives.

In addition, a planning condition will be included within any planning consent which will require a Construction Environment Management Plan (CEMP) which will be agreed in advance with Salford City Council before construction can start on site. The purpose of the CEMP is to set out how the developer plans to avoid, minimise or mitigate effects on the surrounding environment and particularly any local residents living closely to the site.

X1 is an award-winning managing agency and leading provider of both student & residential accommodation throughout the UK.

X1 developments are built from the ground up with the contemporary student lifestyle in mind, from the choice of location through to the facilities and amenities on offer.

Each X1 development is well designed and built in highly sought after locations, surrounded by convenience and connectivity. They allow student occupants to be at the heart of their studies and the local lifestyle seamlessly.

X1 manages and maintains each of its developments through its subsidiary companies X1 Lettings and Haymarket Block Management. The upkeep of the accommodation and the high-level customer service provided to residents is of paramount importance to X1.

X1 would provide a dedicated in-house team of three maintenance operatives and a groundskeeper to support the Building Manager at Lissadel Street. The maintenance team would provide support on general upkeep tasks with the groundskeeper handling estate maintenance, including gardening, litter picking, and bin store cleaning, ensuring a well maintained and presentable site.

Flourishing social communities are at the forefront of X1’s student developments. Co-living plays a huge role in the university lifestyle, and X1 champion opportunities for residents to make meaningful connections in their homes as well as playing an active role in the wider communities where they live. Building a community in each development is critical to the success of all X1 developments.

If approved, the proposals could provide several important benefits to the immediate area and Salford:

  1. Development of an under-utilised brownfield site in Salford, to create a well-designed building that contributes positively to the ongoing regeneration of the area.
  2. Delivery of a building that is accessible and adaptable and promotes social inclusion.
  3. Improved public realm and passive surveillance over an under-utilised site.
  4. Provision of dedicated high quality student accommodation, easing the pressure on local housing.

Feedback

THANK YOU FOR VISITING OUR CONSULTATION WEBSITE. WE WOULD NOW LIKE TO HEAR YOUR FEEDBACK ON OUR PROPOSALS BY CLICKING ON THE PROVIDE FEEDBACK TAB BELOW AND COMPLETING THE SHORT SURVEY.

X1 is committed to listening and considering feedback from statutory consultees, stakeholders and the local community.

Should you have any further questions, concerns, or feedback about the proposals you can also email the project team at contact@x1lissadelstreetplans.co.uk where the Team will be happy to record your comments or answer any questions. You can also leave a voicemail message on 07809 140016.

Provide Feedback Resident Notice

The pre-application consultation will run from Monday 25th November 2024 to Monday 9th December 2024.

This is pre-application consultation and an opportunity for you to review the proposals and provide your feedback to the project team to consider prior to the submission of the planning application to Salford City Council.

Once the planning application is submitted to Salford City Council, there will be further opportunity to view the final proposals and provide feedback via the Council's planning portal as part of the formal consultation undertaken by the local planning authority.