Development Framework for Shipley

The role of the Development Framework is to act as a guide for development within Shipley, as well as encourage and attract new investment into the area. It provides clear principles which promote social, economic and environmental benefits which are informed by Shipley’s local context and are underpinned by the strategic and policy context both nationally and locally.  

The proposed interventions as set out within the Draft Development Framework are indicative only. There is no funding commitment at this stage to deliver the vision. If the proposals are supported by stakeholders, a more detailed delivery plan would be considered as funding opportunities arise.

Vision: ‘Shipley – Shining as one’

Shipley, the gateway to Airedale, will be revitalised to be a people and family-focused town centre, with a diverse and creative offering.  It will combine world-class heritage and culture alongside quality amenities, parks and public spaces which are well connected together, making it easy for visitors to experience all that Shipley has to offer – both within Saltaire and the wider Shipley area.   

Access to Shipley’s Canal and River will be opened up to create new public realm, spaces to dwell and enjoy and new waterside housing developments, making the most of repurposing Shipley’s industrial heritage.  Shipley will continue to be a ‘making place’, maximising the area’s manufacturing assets and wealth of talent, to innovate and grow, creating a thriving and sustainable neighbourhood within the Regional City of Bradford.  

Shipley’s draft vision is underpinned by a series of strategic objectives:

• A family-friendly town – Repurposing the heart of the town centre to create a family-friendly space – considering diversifying uses, providing playspace and family-friendly activities. 
• Town centre living – delivering a mix of well-designed new homes to encourage new families to live in the area, including high-quality affordable offer, alongside housing for young professionals. 
• Strengthening connectivity with Saltaire - addressing the barriers to connectivity for walking and cycling across Shipley and Saltaire, and promoting greater use of public transport – particularly addressing the barriers between the railway station and town centre, and active travel links between Saltaire and Shipley. 
• A green and healthy environment – Low carbon to be embedded into new development, to align with Bradford Clean growth agenda, promoting sustainable travel solutions and improving access to Shipley’s countryside, Bradford Beck and the Canal. 
• Community and market at its heart – Social value to be at the heart of regeneration – ensuring that future growth is inclusive, creating positive outcomes for all, and fostering Shipley’s community spirit, centered around Shipley as a market town – with key events and local, affordable food offer. 
• Creativity and makers – making the most of existing technology and media businesses in the locality to foster an entrepreneurial and creative spirit, encouraging residents to work within Shipley rather than commute out.

The proposed interventions as set out are indicative only. There is no funding commitment at this stage to deliver the vision. If the proposals are supported by stakeholders, a more detailed delivery plan would be considered as funding opportunities arise.

Five Character Areas have been defined for Shipley which recognise the existing qualities and character within each area as well as the character and type of uses that could be provided as part of the future vision for Shipley. 

1. Town Centre / Civic Core
2. Creative Quarter
3. Shipley Riverside
4. Bradford Beck Ecology Park
5. Innovation Zone

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The key vision for Shipley’s retail core is to create a more diverse offer which encourages people to come into Shipley for socialising, with an improved food and beverage offer as part of a new market hall.  There is also the potential for a new cultural and heritage experience with a visitor attraction, which could provide the home to Bradford’s archives as well as tell the story of Post-war planning.  

Shipley’s retail core would continue to be a place where people can access key services and amenities, including the library, access services for medical needs and go about their day-to-day lives.  

Potential interventions therefore could include the following:

• Shipley Railway Station, providing the potential for a new mixed-use development comprising residential and commercial uses, and complementary food and beverage offer for rail passengers, which will be better connected by a new footbridge into the retail core. 
• Shipley Clock Tower – repurposing the iconic Clock Tower to create a visitor attraction and viewing platform towards Baildon Moor and surrounding countryside.  The redevelopment of this site, which currently houses Shipley’s Underground Market, could provide for new mixed uses within the town centre, including high-quality housing.    
• A revitalised Shipley outdoor and indoor market – creating a more flexible outdoor market square to host regular markets as well as events, alongside an improved new indoor market and offer including food stallholders housed within a new Food Hall, and the potential for new small business start-ups and creatives.  
• Residential sites – Improved housing offer, including enhancements to existing social housing stock and potential to increase densities in the town centre, making more of existing retail and commercial buildings by introducing residential above shops.   This includes an improved residential quarter to the south of the enhanced Market Square. 
• Civic Quarter, including Town Hall – Shipley’s Neo-Georgian town hall could be used for broader non-civic uses such as an event space.  The development block in which the Town Hall forms part could be opened up to create an attractive courtyard leisure offering within Windsor Court.  Adjacent blocks could come forward for housing, making the most of the proximity of Crowgill Park.   

The proposed interventions as set out are indicative only. There is no funding commitment at this stage to deliver the vision. If the proposals are supported by stakeholders, a more detailed delivery plan would be considered as funding opportunities arise.

Expansion of the existing creatives and maker’s businesses to create a new creative quarter within Shipley which will be supported by new housing, making the most of Shipley’s waterside assets.

The proposed interventions in the Character Area include: 

• Encouraging Creatives, Makers and Innovation - providing a focus and incubator for new ‘green’ and innovative technologies and creative industries.  Repurposing existing buildings will be encouraged for new creative start-ups, making the most of Bradford’s City of Culture 2025.    
• Residential Waterside Living – introducing additional housing through sensitive conversion of existing heritage buildings, accompanied by new build development which is sympathetic to the historic character. 
• Promoting thriving independents – This area already has a cluster of thriving independent hospitality and leisure businesses, including Waterside Bistro and Tapas Tree which add to the leisure offer and support the town’s evening economy.  Similar food & beverage uses will be encouraged to locate in this area as well as the retail core, to broaden Shipley’s leisure and family-friendly offer.  
• Road corridors activated and environmentally improved - Redeveloping poorly used and vacant sites with active ground floor uses (e.g. food & beverage uses, retail, leisure, serviced office space) along the Saltaire/Leeds Road and Otley Road corridors to improve the sense of arrival, public realm and safety.   

The proposed interventions as set out are indicative only. There is no funding commitment at this stage to deliver the vision. If the proposals are supported by stakeholders, a more detailed delivery plan would be considered as funding opportunities arise.

Alongside the existing development pipeline in this area (Shipley Wharf Retail Park and new retirement apartments), there is the potential to provide additional sites for housing, to create a thriving multi-generational neighbourhood, and ensure that wider public spaces, footpaths/ cycleways encourage the link back to Shipley town centre.

Key interventions include:

A new residential quarter – 

• Shipley Riverside is already home to a successful residential development at Victoria Mills. The proposed redevelopment of the former HMRC site proposes similar design principles, incorporating a mix of apartment buildings and townhouses with a high quality of design and consideration of public open space. 
• Opportunities for higher density residential redevelopment are proposed within the remainder of the Character Area when sites become available. The aim is to create a residential-led neighbourhood which supports households of all kinds, including affordable homes, housing for older residents, and high-quality family housing.
• Areas to the north of the canal could deliver new housing sites, provided existing businesses could relocate or consolidate operations. There will be opportunities to reduce the dominance of car parking areas in this location through environmental improvements. 

Relocation of existing business/ commercial uses – 

• The Development Framework seeks to maintain a mix of uses within Shipley Riverside, whilst improving the efficiency of sites to allow for higher density development. 
• Where uses are compatible with residential development, e.g. office occupiers, they could be redeveloped within the Character Area. This may allow for the release of some land which is currently underutilised, while retaining the businesses to promote a mixed use character. 
• Over time, this may involve the relocation of businesses which occupy larger premises to allow sites to be redeveloped for alternative uses.  Many of these opportunities will only be possible in the longer term given the unique circumstances of each business. 

The proposed interventions as set out are indicative only. There is no funding commitment at this stage to deliver the vision. If the proposals are supported by stakeholders, a more detailed delivery plan would be considered as funding opportunities arise.

Bradford Beck Ecology Park could become an attractive, publicly accessible destination which provides enhanced open space close to Shipley town centre. The Character Area will support the development of housing which complements the ecology park through careful siting and design, and a focus on sustainability.  

• Creation of a new Ecology Park - This will be within 300m of Market Square, meaning that with accompanying connectivity improvements the park will be easily accessible from the heart of the town centre. It will also help to draw people to the eastern part of Shipley, activating what is currently an underused part of the town. The Ecology Park will be subject to detailed design and feasibility studies to ensure that it is deliverable and to promote the best practice in sustainability.  It will be designed to provide a mix of spaces to improve biodiversity and for the public to enjoy the green space.
• Providing housing opportunities - Opportunity sites within the Character Area have the potential to accommodate new dwellings along Crag Road. A range of tenures, including affordable housing will be encouraged.   This will also consider making improvements to the existing social housing in the area.   Complementary uses will also be encouraged where they add to the visitor experience of the Ecology Park, especially around the proposed connection to the station (for example, small convenience retail/ leisure uses). 
• Restoring the Carnegie Library - The Carnegie Library has important heritage value and should be sensitively restored. 

The proposed interventions as set out are indicative only. There is no funding commitment at this stage to deliver the vision. If the proposals are supported by stakeholders, a more detailed delivery plan would be considered as funding opportunities arise.

Development within the Innovation Zone will focus on promoting precision engineering, green industries and innovation on appropriate sites. The expansion of existing businesses will be prioritised to ensure that they can use their sites as efficiently as possible and remain within Shipley. 

The Development Framework also identifies a series of potential opportunity sites within this area which have capacity to accommodate additional businesses. This will ensure that any businesses which relocate from other opportunity sites within the town centre can be kept within the town, and on sites which are well suited to their needs. The Innovation Zone’s sustainable location, close to Shipley town centre, will help to attract businesses to this location and provide a positive environment for workers. 

Key development opportunities therefore in this area include:

• Promoting industry – Encouraging the retention and expansion of industrial uses on appropriate sites, including businesses engaged in the world-class engineering sector and other green technologies.
• Active travel – Ensuring that pedestrian and cycle interventions are integrated into the Innovation Zone.

The proposed interventions as set out are indicative only. There is no funding commitment at this stage to deliver the vision. If the proposals are supported by stakeholders, a more detailed delivery plan would be considered as funding opportunities arise.

The full Draft Development Framework is available to download if you wish to review it in more detail.

For those large organisations and statutory consultees that may wish to write to us with feedback, please email growth@bradford.gov.uk