Northern Powerhouse Rail could reshape regeneration across north of England

The government recommitted to the project earlier this year as part of its Northern Growth Strategy, with measures that offer a further indication that major rail investment will remain central to plans for economic growth, connectivity and regeneration across Northern England.

The programme is intended to improve connections between major northern towns and cities through more frequent services and reduced journey times.

For businesses, developers, landowners and local authorities, NPR has the potential to reshape not only transport links between major northern cities but also development and regeneration opportunities across the region. New and upgraded stations could unlock investment, housing and commercial development, while changes to routes, station locations and associated infrastructure may have important implications for existing property interests and communities.

However, significant questions remain over how the programme will ultimately be delivered. The Public Accounts Committee’s report on NPR, published in July, warned that the project remains at an early stage despite more than a decade of planning. The committee highlighted continuing uncertainty around the programme’s scope, route alignments and delivery arrangements and cautioned that there is a risk the full programme and its benefits may not be achievable within the government’s £45 billion funding envelope.

That uncertainty creates both opportunities and risks. Those with interests in potentially affected locations will want to monitor emerging proposals closely, whether seeking to capitalise on opportunities arising from NPR or to influence, mitigate or object to aspects of the scheme that affect their interests.

Manchester Piccadilly opportunities and considerations for developers

Fewer locations demonstrate the potential regeneration impact of NPR more clearly than Manchester Piccadilly.

Manchester City Council is seeking to refresh its strategic approach to regeneration around the station to reflect the opportunities that could arise from enhanced rail infrastructure and improved connectivity. The council intends to commission an updated ‘strategic regeneration framework’ covering Piccadilly and surrounding areas, including Piccadilly Basin, Portugal Street East and East Village Central.

One of the most significant outstanding questions is what the future station will look like. Options have included both surface and underground solutions. The choice could have consequences extending well beyond the operation of the railway, potentially influencing the amount and type of development that can be accommodated around the station and how surrounding neighbourhoods are connected.

For those promoting development around Piccadilly, NPR could represent an opportunity to align proposals with substantial public investment in transport and regeneration. For others, however, the emerging plans could introduce uncertainty around land requirements, construction impacts, access, property interests and the future development potential of individual sites.

As the proposals develop, engagement with the planning and infrastructure consenting process will be important for stakeholders on both sides of the debate.

Bradford regeneration

Bradford’s inclusion within NPR Phase 1 proposals received further confirmation in last week’s Budget, with the government confirming that a new Bradford station will be built at the Interchange site.

The significance of Bradford extends beyond faster rail services. A new city centre station could act as a catalyst for wider regeneration, supporting commercial development, housing delivery and public realm improvements while strengthening connections with other major northern cities.

However, as with other major infrastructure schemes, competing interests are likely to emerge as proposals develop.

Some developers and landowners may seek to take advantage of improved connectivity and investment, while businesses, communities and other affected parties may wish to scrutinise the location, design and impacts of the new infrastructure. How those competing interests are addressed as NPR moves through consultation, consenting and delivery will be an important part of the programme’s development.

A supportive planning policy environment

The national planning framework also places greater emphasis on transport-led development, strengthening the policy context for development around well-connected railway stations.

For NPR, this could increase the importance of coordinating station investment with housing, commercial development and wider regeneration. That creates potential opportunities for developers promoting well-connected sites, but it may also change the planning context against which land surrounding stations is considered.

Developers, landowners and public bodies will need to consider NPR alongside the wider policy landscape rather than viewing it solely as a transport project. Understanding how emerging rail proposals interact with local plans, regeneration frameworks and individual development proposals will become increasingly important as greater detail on the programme emerges.

Preparing for the next stage of NPR

The majority of Phase 2 of NPR - the Liverpool-Manchester route - is intended to be consented by the High Speed 2 (Crewe-Manchester) Bill (the Phase 2 Bill). The Phase 2 Bill was originally intended to consent Phase 2b of High Speed 2 but is to be re-purposed to consent part of Phase 2 of NPR via a series of amendments known as ‘additional provisions’.

For organisations with interests along the proposed Phase 2 route for the NPR network, early engagement with any additional provisions will be important to understand the impacts on existing and future development proposals, assets and infrastructure. Those organisations who petitioned the Phase 2 Bill in its original form, to seek to secure concessions in relation to Phase 2b of the HS2 project, may need to ‘re-activate’ those petitions to maintain a seat at the committee table.

Similarly, existing petitioners – and others who may not have previously petitioned – may need to petition against the additional provisions if they are affected by them, to obtain standing and ensure representations are heard.

Supporters of the programme should consider how their land, projects or investment plans could benefit from improved connectivity and regeneration, while those potentially affected by routes, stations or associated works will need to ensure their interests are represented through consultation and consenting processes.