It’s not a ‘vanity project’.
Instead, sources at Manchester United have described it as ‘the biggest sports-led regeneration scheme since London 2012′. One which transform both the future of the world’s famous football team, and one corner of Trafford forever.
A proposed move to a new 100,000 seater stadium would mark one of the biggest milestones in the storied history of the Red Devils. Bosses first announced their intention to move to a brand new purpose-built stadium, which would become the biggest sporting arena in the country, last Spring.
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Today (July 9), they have unveiled ambitious plans and a proposed location for a new Theatre of Dreams. Calling it ‘a sanity project’, the club outlined its intention to build it on recently acquired land just 350 metres away from their current home, where they have played since 1910.
Whilst many match-going fans fear the aura and magic of Old Trafford could be lost, council chiefs say it represents ‘one of the country’s most important and highest profile regeneration opportunities.’
Where the new stadium would sit within the wider redevelopment(Image: Allies and Morrison Architects )
Today’s a draft strategic masterplan outlines a proposal which will make the stadium the ‘centrepiece’, ‘focal point’ and ‘catalyst’ for a multi-billion pound regeneration of the wider Trafford area.
At its heart, will be a ‘world class’ stadium United bosses have previously said they want to be a ‘Wembley of the North’, to be complemented by a ‘surrounding high-quality leisure and entertainment district’ which will serve as a ‘major international visitor destination’ and provide a ‘significant’ boost to the region’s visitor economy.
The proposals, which span the next 15 years and beyond, seek to create a ‘cultural mile’ which would connect the new stadium and the Imperial War Museum North (IWMN), The Lowry, and Old Trafford cricket ground.
Named Trafford Wharfside, abold vision for the 150 hectare area includes proposals for a ‘procession route’ approaching the new stadium modelled on Wembley Way, a huge new neighbouring park, a new road bridge, a potential new railway station and transport interchange and up to 15,000 new homes including new high-rise apartments and houses.
The area could be home to a new ‘tech hub’ creating high-skilled jobs(Image: Allies and Morrison Architects )
Many elements, if they do eventually materialise, may not be delivered until well into the 2040s. However, the town hall says their long-term vision is to create a ‘thriving’ new neighbourhoods ‘anchored by global institutions and industry’ which would ‘drive a new economic engine for Trafford.’
If fully delivered, economists have estimated the entire scheme could create 92,000 new jobs, around 48,000 of them local, and give a £7.3 billion annual boost to the region’s economy.
United have confirmed they have moved away from plans to build the new stadium on the footprint of their current site. Instead they intend to build the ‘generously scaled and well-connected’ stadium, 350m to the north west of the current ground, on the north side of the Bridgewater Canal.
They say they have acquitted the ‘majority’ of the land needed to build it from industrial space firm Indurent. This means they would be able to continue playing at their current home whilst the new stadium is built.
Below, the Manchester Evenign News gives a full run-down of the finer points of today’s masterplan
‘Processional route’ modelled on Wembley Way could lead to new stadium
The council masterplan includes plans for a tree-lined ‘processional route’ approaching the new stadium from the direction of the current ground, which will connect to Sir Matt Busby Way and provide a ‘concentration of sport, commercial leisure and entertainment facilities and attractions’ aimed at extending fans’ ‘dwell time’ around the stadium.
The route will be a ‘cluster for bars, restaurants, entertainment and commercial leisure uses’ and ‘draws inspiration’ from Olympic Way, better known as Wembley Way, that famously approaches the national stadium in London.
United have acquired land 350 metres from their current ground for the new stadium(Image: Allies and Morrison Architects )
There is also space earmarked for a ‘fan zone’ on the north bank of Bridgewater Canal and the stadium is expected to be ‘encircled by commercial and leisure uses geared towards serving event and non-event day visitors.’
The current Old Trafford already, it is claimed, already attracts over 2.3 million visitors each year generating £358 million in visitor spending.
Economic estimates provided to the council show that a new stadium could increase that number by 1.76 million, with over 710,000 (40 percent) of them being ‘high-spending international visitors’ who have ‘nearly three times the economic impact of domestic visitors.’
There could also be up to 500 homes in the area immediately surrounding it, but the council says that there would likely be only mid-rise apartments nearer the stadium so as to not obstruct views of it.
Up to 15,000 new homes could be created in six areas(Image: Allies and Morrison Architects )
Whilst they say ‘care must be taken’ in any designs which are brought forward to ‘ensure new residents are not unduly disturbed by noise and disruption.’
Central Midfield
The masterplan also includes proposals for a new three hectare park. Provisionally named ‘Central Midfield’ it is hoped it would become a ‘direct visual and physical link’ between the new stadium and Imperial War Museum.
It is hoped it would become a pedestrian thoroughfare and ‘play a central role in connecting all proposed new communities and clusters of activity as well as supporting wider journeys in all directions.’
Planning permission for the stadium and surrounding area is expected to be decided upon in the next five years and if granted, completed between 2031 and 2035.
The new stadium would face Salford Quays to the north, Trafford Park to the west and Gorse Hill to the south(Image: Allies and Morrison Architects )
Initial estimates were that the stadium could cost £2 billion, and it has been confirmed no public money will be contributed to the stadium project.
However, the masterplan has been compiled by a team of architects, engineers and consultants overseen by a group of senior officers from Trafford Council and the project director from the Old Trafford Mayoral Development Corporation (MDC).
The MDC, which was formed in January this year and is by chaired by Lord Seb Coe, follows the successful Stockport model which has attracted more than £600m in private investment.
The future of the old Old Trafford
The Trafford Wharfside masterplan document is coy on the future of United’s current stadium. And Reds CEO Collette Roche, who is leading the stadium project for the club, said they had not yet made up their mind on the issue.
A mixture of homes including houses as well as high-rises up to 40 storeys high form part of the draft proposals(Image: Allies and Morrison Architects )
“We just don’t know, and that is the genuine question,” she said. “I think today is part of the consultation, so, you know, the clue’s in the title. We can’t say we’re consulting and then say ‘by the way, we’ve already decided’, because we haven’t.
“Focus at the moment for me personally is around getting the new stadium built, making sure that the facilities around are in place, and the transport networks are in. And then I think everything else is phased.
A new railway station, road bridge and up to 15,000 homes
“Then at that point we’ll then think, what should we do with this? Should we keep it? Should we knock it down? Should we redevelop it into something different? Should it become houses? I don’t know.”
She added they would have to ‘work really closely’ with the council as ‘collectively we’ve got to deliver the jobs, the homes, the businesses, and obviously we’re in prime position because we own so much of that land. ‘
A CGI image showing how part of the redeveloped area could look(Image: Allies and Morrison Architects )
The area has a ‘complex ownership structure’ but 60pc of the area is owned by six key landowners, of which MUFC are the biggest, the framework says. It divides the area into six potential new areas for redevelopment;
- Wharfside Waters – a high-rise residential neighbourhood along the Manchester Ship Canal waterfront with potential for around 1,500 homes as well as cafés, restaurants, taprooms, and bars on their ground floors
- Wharfside central – a mixed use new neighbourhood anchored around the new ‘Central Midfield’ park and incorporating up to 4,850 homes as well as shops, hotels and office space
- The stadium district
- Wharfside South – A mixed residential neighbourhood between the Bridgewater Canal and railway line including a ‘full spectrum of housing types’ with up to 5,500 new homes as well as ‘commercial, leisure, and food and beverage opportunities. It would also be the ‘ideal location’ for a new primary school and other community facilities it is claimed.
- Waters Meeting – A ‘family friendly’ residential neighbourhood including up to 650 houses and low-rise apartments as well as cafés, bars, and small-scale shops which could also be used by fans on matchday.
- City threshold – based around the White City roundabout and a potential new transport interchange it could include up to 2,000 new homes in high-rise apartments.
“Given the scale of the transformation envisaged, the regeneration of the Wharfside area will require many businesses to relocate” the framework document says.
One key issue in the development of the new stadium plans has been the future of the Freigthliner rail freight site, close to the Reds’ current home.
The six areas which have been earmarked for redevelopment
It is understood the club were previously in talks with the firm over acquiring the land, but that those discussions never materialised.
The framework says it ‘envisages redevelopment proposals’ for the existing Freightliner and Manchester International Freight Terminal (MIFT) sites but says that any such plans are not expected to come to fruition until after 2036, past the point at which point United hope to have begun playing in their new stadium.
The leader of Trafford Council, Coun Tom Ross, said today it had previously been an ‘aspiration’ to build the new stadium on the Freightliner site, but that he believed the new proposed location was ‘the right place’ for it.’
“There is clearly a long-term aspiration we have as a Mayoral Development Corporation to explore what can be done with the Freightliner land and the wider discussion which was started by Andy Burnham around the whole strategic train network and how that looks for the future” Coun Ross continued.
“But that’s not for now, that’s a longer-term conversation that will continue to have with Freightliner. I would say going on to, you know, a few years from now, that’s when we’ll start to see that particular element of land being potentially developed. But that dialogue is really important with Freightliner still.”
The Manchester Evening News has contacted Freightliner for comment.
Council prepared to compulsory purchase land ‘where neccessary’
The masterplan says that talks with landowners showed that some established businesses were ‘seeking to remain’ in the area ‘due to substantial operational investments.’
The council and the MDC hopes that ‘all land and interests needed’ can be acquired ‘by agreement and through negotiation’, the document says. However they would consider using powers such as compulsory purchase orders (CPOs) ‘where necessary and appropriate’, it adds.
An overhaul of the area near the White City roundabout includes plans for new apartments(Image: Allies and Morrison Architects )
The masterplan makes clear that with a new stadium, public transport in the area ‘will need to improve’ but that ‘major roads and proximity to a network of public transport hubs provide good levels of accessibility.’
Included in the vision is a proposal for a potential new railway station and transport interchange near Sir Matt Busby Way. However it is conceded if it materialises, this would likely not be delivered until between 2036 and 2040.
As part of the wider stadium plans, Trafford Wharf Road, Wharfside Way Europa Way, the White City roundabout and Village circle roundabout would be transformed from ‘car and lorry-dominated routes’ into ‘walkable, green streets.’
There are also proposals for a new road bridge over the railway line connecting the area to Avondale Road in Gorse Hill as well as connections across Chester Road and to the planned new Clippers Quay foot and cycle bridge, as well improvements to nearby Metrolink stops and bus services, the walkway along the ship canal, and for water taxis to operate on the ship canal and Bridgewater Canal.
Concerns have been raised over ‘stretched’ local services(Image: Allies and Morrison Architects )
Surface car parking ‘dominates’ the area and the number of car parks must be ‘consolidated and removed to make best use of available land.’
There also plans for a new ‘technology and innovation’ hub, leading to the creation of high-skilled jobs and the possible incusion of higher and further education centre.
The masterplan will ‘guide investment decisions and future developments over the next 15 years and beyond’ the council says, and it will be a ‘material consideration’ in the deciding planning applications.
It is to go before Trafford Council’s Executive Committee on July 20 with a public consultation beginning on July 28, lasting until September 22.
A ‘limited amount’ of community engagement has already taken place with concerns raised over the future of existing businesses on Sir Matt Busby Way and Chester Road and concerns about anti-social behaviour, rubbish, traffic and parking a new stadium could bring.
Whilst fears have also been raised over ‘stretched’ local services. The masterplan promises ‘detailed discussions’ to secure investment for ‘the necessary community facilities including school spaces and health facilities’ as more detailed plans come forward.