Cabinet 11 December 2006 Report of the Executive

EXECUTIVE DECISION RECORDING SYSTEM REFERENCE NUMBER: 06110156

CABINET 11 DECEMBER 2006

REPORT OF THE EXECUTIVE DIRECTOR OF REGENERATION

HOLLINWOOD BUSINESS DISTRICT MASTERPLAN

1.0 PURPOSE OF REPORT

1.1 To report on the results of the recent public consultation exercise;

1.2 To seek approval to use the Masterplan as a framework to guide future development in the Hollinwood Business District and

1.3 To seek approval to market the former Lime Mill site, to secure a development partner with potential to develop further phases at Hollinwood.

2.0 RECOMMENDATIONS

2.1 To endorse the vision for Hollinwood Business District as described in paragraph 4.2;

2.2 To endorse the comprehensive approach to the planning and development of the area as set out in Section 6;

2.3 To approve the Masterplan as a framework to guide future development and as a statement of interim policy, pending a formal review of planning policy as part of the Local Development Framework as set out in Section 6;

2.4 To support the development of a strategy for land assembly as set out in section 6;

2.5 To approve the marketing of the former Lime Mill site for quality office development, to secure a development partner with potential to develop further phases at Hollinwood;

2.6 To note the requirement to bring forward further reports to deal with the remaining issues in Section 6.

3.0 INTRODUCTION / BACKGROUND

3.1 The Hollinwood Business District Masterplan was commissioned in response to the Oldham Beyond visioning work undertaken by the Oldham Partnership and the North West Development Agency.

3.2 Oldham Beyond had highlighted Hollinwood as a key strategic employment site, capable of attracting significant inward investment and recommended that a Masterplan be commissioned to guide future investment and resist inappropriate development.

3.3 Oldham’s recently adopted Unitary Development Plan (UDP) also confirms the area’s strategic importance to the borough and notes the Council’s desire ‘to see high quality development of a type, scale and intensity of use which reflected its importance’.

3.4 Following preparation of a brief by OMBC and English Partnerships, Roger Tym and Partners were commissioned to carry out the work in association with King Sturge and MAKE.

3.5 The draft report was considered by Leadership on 24 April 2006 and endorsed as the basis for further consultation with the local community, landowners and other stakeholders. Two consultation events have been held. The first at Kaskenmoor School took place on 21 September 2006 and was targeted at local residents; the second, at Hollinwood Business Centre was held on 28 September 2006 and was focused on the local business community.

4.0 PROPOSALS

4.1 The Masterplan provides a comprehensive review of the policy context and a detailed analysis of the local economy including property market. It concludes that Hollinwood has great potential to become an office / business area of sub regional importance, thus strengthening the economic performance of the borough.

4.2 The following vision is proposed:

‘A new business led district for Oldham – a place with a definable coherent character that is distinctively and marketably Oldham’s – that meets Oldham’s needs for good quality business space in an efficient and attractive operating environment to support a growing and productive local economy.’

4.3 After considering four options, a comprehensive mixed-use approach (possibly incorporating a casino) is recommended for adoption, including:

• Hollinwood Bowl (Albert Street area) - The main elements are a new landscaped office park constructed in a ring around Hollinwood Business Centre and a new company headquarters development on the A62 frontage. Hollins Road is realigned slightly to create a larger development site around the former Roxy Cinema. New housing is proposed to the south along Roman Road, with new green space facing Kaskenmoor school. The scheme also incorporates a new water feature, based along the line of the former Hollinwood Branch Canal. New ‘energy as art’ features are proposed along the M60 boundary to generate energy for the office developments.

• Hollinwood Basin (Oldham Road / Mersey Road North area) - The layout here includes office development along the A62 frontage with some ancillary retail and commercial development. New housing is also proposed along the Mersey Road North frontage. The scheme again incorporates a new water feature, providing a potential link between the Hollinwood Branch canal and the Rochdale Canal.

• Pump Street / Drury Lane (Option 1) – Option 1 incorporates a landmark hotel and office development at the M60 / A62 junction with small-scale offices along the A62 frontage running towards Drury Lane. Most of the existing industrial area adjacent to the railway is retained.

• Pump Street / Drury Lane (Option 2) – This option shows a large casino development at the M60 / A62 junction, including car parking at two levels. The rest of the scheme is the same as Option 1 with small scale offices again proposed along the A62 frontage running towards Drury Lane. Most of the existing industrial area adjacent to the railway is retained.

4.4 In summary, the Plan provides the following:

• 47,300 sqm of offices, of which 27,400 sqm is targeted at the prime market, including a flagship HQ building, and the other half at smaller occupiers in a market-responsive mix of multiply let small buildings, own front door to let and free hold and workspace; • 2,300 sqm of ancillary leisure and retail space targeted on food and drink and the sorts of ancillary retail required to support the new business district; • 140 residential units and • a flagship hotel.

4.5 If the casino option is adopted, the office element would be reduced to 35,300 sqm but a hotel would be retained within the scheme. In terms of job creation, the Plan without the casino could create up to 3,000 new jobs over the next 10/15 years. The Plan with the casino could create substantially more jobs (up to 3,800), but less would be office based.

4.6 The report goes on to consider funding issues, urban design, delivery and tactics. The final section sets out recommendations on delivering the vision, including:

• Adopting the Comprehensive approach; • Land Assembly; • Approaching the market • Planning policy changes;. • Managing risk and • Ensuring community benefits.

4.7 A summary of the report is attached as Annex 1. Indicative plans of the area will be displayed at the meeting.

5.0 RESULTS OF THE CONSULTATION

5.1 Further consultation has been undertaken with key stakeholders and two consultation events have been held. The first at Kaskenmoor School took place on 21 September 2006 and was targeted at local residents; the second at Hollinwood Business Centre was held on 28 September 2006 and focused on the local business community.

5.2 Over 100 people attended the consultation events and 46 questionnaires have been returned.

5.3 There was a broad level of support for the Masterplan proposals as shown below:

Masterplan Vision • Masterplan Vision – 65% strongly agreed / agreed; 11% strongly disagreed / disagreed; • Analysis of issues and opportunities – 71% strongly agreed / agreed; 15% strongly disagreed / disagreed.

Indicative proposals • Hollinwood Bowl proposals - 69% strongly agreed / agreed; 15% strongly disagreed / disagreed; • Hollinwood Basin proposals - 63% strongly agreed / agreed; 13% strongly disagreed / disagreed; • Pump Street / Drury Lane proposals - 63% strongly agreed / agreed; 7% strongly disagreed / disagreed;

Planning policy • Allocating part of the area for office / hotel development - 61% strongly agreed / agreed; 19% strongly disagreed / disagreed; • Allocating part of the area for housing - 54% strongly agreed / agreed; 17 % strongly disagreed / disagreed; • Restricting general industrial development and warehousing to areas close to the railway line, away from the A62 - 74% strongly agreed / agreed; 4% strongly disagreed / disagreed;

Hollinwood Branch Canal • Further investigating the costs, feasibility and benefits of restoring the Hollinwood Branch Canal - 76% strongly agreed / agreed; 9% strongly disagreed / disagreed;

Metrolink • Would you use Metrolink – Yes 65%; No 15% • Would you use the proposed car park? – Yes 28%; No 43%; • Should the council provide land for car parking? – 59% strongly agreed / agreed; 17% strongly disagreed / disagreed; • Would the land be better used to provide employment? -26% strongly agreed / agreed; 37% strongly disagreed / disagreed

5.4 A number of other issues were also raised including:

• Mixed views about the energy for art proposals (shown as wind turbines on the plans); • The need for new jobs for local people; • The need for more leisure and recreational facilities, including those for young people; • Concerns about traffic congestion; • The need for public open space / greenspace; • The need for investment and delivery of the vision; • Mixed views on the housing proposals; • The need for better marketing / landmark features; • The future of Kaskenmoor school; • The need to improve the Hollins Road corridor; • The future of Failsworth Centre.

5.5 The Failsworth East Councillors have also expressed concerns that one of the indicative plans showed Hollins Road being realigned and extended to Mersey Road North. Officers have subsequently confirmed that the suggested link road to Mersey Road North is not being pursued. Councillor Barrow has commented that any wind turbines should be placed facing the Mirror Group site and not facing any house in Hollinwood.

5.6 Further information on the results of the consultation is set out in Annex 2.

6.0 THE WAY FORWARD

6.1 The consultation exercise has confirmed a broad level of support for the Masterplan, though it is recognised that some issues will need to be reconsidered in light of the consultation. Other issues, which are outside the scope of the Masterplan, will be considered separately and further reports to Cabinet will be prepared as necessary.

6.2 If the vision for Hollinwood as a high quality business district is to be realised, it is recommended that the Council endorses the Masterplan as a framework to guide future development. Although some progress has already been made, (e.g. the Northern Counties office development and Hollinwood Business Centre), it is important that the momentum is maintained. It is also important that the Council addresses the following key issues:

Endorsing the comprehensive approach

6.3 This would provide a basis for investment and land assembly, a framework for resisting inappropriate piecemeal development and a mechanism for cross financing higher risk but lower value uses.

Reviewing planning policy for the area

6.4 Although the adopted UDP confirms the area’s strategic importance to the borough and supports the development of the area for business purposes, current policy (B2.1 - Primary Employment Zones) is also very flexible, allowing a wide range of uses. This includes general industry, warehousing and distribution, builders’ merchants and yards, motor trade uses, waste management facilities and nurseries and garden centres, all uses which would not be compatible with the vision for the area. Three sites at Pump Street, Albert Street and Mersey Road North are also allocated for business and office (B1) and general industrial purposes (B2). As a result, it can be difficult for the Council as Local Planning Authority to resist inappropriate development.

6.5 To overcome the problem, it is recommended that the Council commits itself to reviewing planning policy in this area as part of the Local Development Framework (LDF). The intention would be to designate keys parts of the area as Premium Employment sites where new development would be restricted to high quality office/ business uses (B1), hotel development, local needs retailing (up to 300 sq metres gross), and perhaps small-scale leisure facilities. The policy could apply to the Hollinwood Bowl, Hollinwood Basin areas and the A62 frontage between Pump Street and Drury Lane, as shown on the Masterplan.

6.6 However, the review of planning policy through the LDF process will take time, and it is important that the Council uses its powers and influence to help secure quality development in the interim period by:

• Approving the Masterplan as a Statement of Interim Policy Intent for the area (as recommended by the consultants) but excluding the housing and casino options, which are not considered appropriate at this stage; • Preparing development briefs for sites in Council ownership or where the Council is working in partnership with the private sector and • Seeking to ensure that Hollinwood is designated as a strategic employment site in the Regional Spatial Strategy.

Developing a strategy for land assembly

6.7 The Council has already been successful in acquiring 2 key sites in recent months (the Roxy Cinema site and land at Albert Street, facing the Hollinwood Business Centre). It has also resolved to use CPO powers if necessary to help assemble land at Pump Street for a hotel development. A separate report on this agenda seeks authorisation to make a CPO in respect of this site.

6.8 The future strategy could involve the use of land owning partnerships with major landowners (e.g. National Grid Gas), further use of compulsory purchase and land swaps. The Council is already engaged in discussions with a number of key landowners and has secured SRB6 funding to undertake property acquisitions, further feasibility work and site investigations.

6.9 Whilst the Council does have significant land holdings within the area, there will be a need to assemble additional sites in order to be in a position to deliver the aspirations within the Master plan. Whilst it is anticipated that private sector funding will go some way in this regard, it is unlikely that that will be sufficient alone to promote further development within that area. A further report will be brought forward to identify additional sources of funding.

Developing a strategy for engaging the market

6.10 It is recognised that the Council will need to engage with the private sector in order to achieve the comprehensive redevelopment of the Hollinwood area.

6.11 Council capital resources are severely limited, and it is unlikely that significant additional funding will be forthcoming from the North West Development Agency or English Partnerships in the foreseeable future. It is therefore crucial that private sector investment is secured in order to progress/guide major regeneration of the area. Although the Council has acquired significant strategic land holdings there remain large parcels of land in private ownership whose redevelopment is essential to fulfil our aims and objectives for the area.

6.12 Officers have considered various options with regard to engagement with the private sector and believe that the most appropriate route is to seek a single developer partner (or several partners) with the appropriate level of expertise and financial standing to achieve the quantum and quality of development envisaged within the Master plan.

6.13 In order to progress the project, it is proposed that the former Lime Mill site be made available to the market immediately with a view to securing a high quality office development on the site. The release of this site will not prejudice the redevelopment of the wider area and will provide a useful barometer to assess market demand and developer interest. It will also provide assurances to the local community that progress is being made. Expressions of interest will be invited from developers, and a shortlist will be subsequently invited to submit detailed scheme proposals for development of the site

6.14 It is anticipated that, should this first phase scheme be successful, then a similar arrangement may be utilised to bring forward further phases in the Hollinwood area, such as Pump Street and the Roxy site. Therefore as part of the marketing process, developers will be invited to submit suggestions/proposals as to the type of Joint Venture Agreement which might be best suited to develop this and further phases within the framework of an agreed delivery strategy. It is important that this future potential is highlighted at this stage, albeit with no contractual commitment, in order to promote interest from the calibre of developer we would seek in this instance.

6.15 Whilst in the event, development of the former Lime Mill site may be a single stand alone transaction, as there is potential that it may lead to future phases

of development, it is considered appropriate to advertise the opportunity in the European Journal in order to safeguard the Council’s interests.

Park and Ride

6.16 The Council has previously agreed to make land at Hudson Street available for a Park and Ride facility in connection with Metrolink at Hollinwood station. Although this commitment is acknowledged in the Masterplan, the consultants suggest the area could be developed for offices and ancillary retail / leisure units as part of the Hollinwood Basin scheme. If this scheme is to be pursued, the Council would need to consult further with the GMPTE on other options for the park and ride facility.

Hollinwood Branch Canal

6.17 The Hollinwood Canal Society (formed in 2004) is seeking to restore the Hollinwood Branch Canal between Droylsden and Hollinwood and link it to the Rochdale Canal at Chadderton. In July 2005 the Failsworth & Hollinwood Area Committee gave support to the project by identifying it as a current priority in its Area Action Plan, whilst recognising it as a long term aspiration

6.18 To reflect these aspirations, the Masterplan incorporates a water feature into the plans for Hollinwood Bowl and Hollinwood Basin to create a distinctive setting for the new business district. However, the Plan has not looked in any detail at the technical feasibility of restoring the canal or providing the link to the Rochdale Canal, which would cross the A62, railway line and Tweedale Way industrial area.

6.20 The Masterplan advises that the Council would need to give very careful consideration to a number of difficult issues before it could commit itself to the project. Discussions would be needed with Tameside Council and British Waterways to determine their attitude to the project. Without their support as well as the Council’s, the project could not succeed. Detailed technical and financial studies would also be needed to determine whether the project was feasible and viable.

6.21 As a first step, it is recommended that officers make a formal approach to Tameside BC and British Waterways to clarify their policy position in relation to the canal.

Highway Issues

6.22 Although the Masterplan has not considered highway issues in any detail, the consultants did suggest a slight realignment to Hollins Road to help create a larger development site around the former Roxy Cinema. Another suggestion that Hollins Road be extended to Mersey Road North is not being pursued.

6.23 In response to the consultation, the Highways Agency has expressed concerns about the potential impact of the business district proposals on

traffic congestion around the motorway junction and has recommended that a transportation impact analysis be commissioned.

6.24 If funding can be identified, it is recommended that a transportation impact analysis be commissioned to assess the impact of the Masterplan on the motorway junction. The Council will also need to determine whether realigning Hollins Road could be justified in cost benefit terms.

7.0 FINANCIAL IMPLICATIONS

7.1 The expenditure incurred as a result of marketing Lime Mill site (including costs associated with advertising in the European Journal) would be covered from within the Regeneration department’s budget. A further report will be prepared in due course in respect of the outcome of two-stage marketing exercise, detailed terms agreed with the selected developer and recommendations regarding implications and opportunities to progress future development.

7.2 It is also recommended that a traffic study be commissioned to assess the impact of the Masterplan on the motorway junction and determine the feasibility of realigning Hollins Road. Officers are currently investigating how such a study could be funded and a further report will be prepared in due course.

8.0 PREFERRED OPTION

8.1 The Masterplan report considers four options for the future of the area. These are described in Annex 1.

9.0 CONSULTATION

9.1 The Masterplan was drawn up in consultation with representatives from the local business community and Ward Councillors. Further consultation was carried out in September 2006 as outlined in section 5 of this report. Annex 2 provides further details.

9.2 The Failsworth East Councillors have expressed concerns that one of the indicative plans showed Hollins Road being realigned and extended to Mersey Road North. Officers have subsequently confirmed that the suggested link road to Mersey Road North is not being pursued. Councillor Barrow has commented that any wind turbines should be placed facing the Mirror Group site and not facing any house in Hollinwood.

10.0 ENVIRONMENTAL AND HEALTH AND SAFETY IMPLICATIONS

10.1 The Masterplan sets out proposals for the development of the area as a high quality business park, incorporating significant areas of greenspace. This will result in improvements to both the built and natural environment. Urban Design guidelines, including sustainable energy proposals, are also incorporated in the Plan.

11.0 CORPORATE HUMAN RESOURCES

11.1 Not applicable.

12.0 LEGAL SERVICES’ COMMENTS

12.1 Detailed legal advice will be required as each of the Masterplan proposals are considered with further reports being submitted to ensure that the Councils Land and Property Protocols and the Councils Contracts Procedure Rules are observed.

12.2 With specific reference to the former Lime Mill site, the Councils Land and Property Protocols have been observed. The invitations to tender and the appointment of any consultants should be in accordance with the Councils Contract Procedure Rules (PJO)

13.0 TREASURER’S COMMENTS

13.1 Marketing the former Lime Mill site

13.1.1 There is no cost associated with placing a OJEU notice, however, cost might be incurred if officers decide to advertise in specific journals to publicise to a wider audience.

13.1.2 The officers as part of the exercise to secure funds will need to identify the detailed cost implications related to the marketing of the site. These and the confirmation of funding sources should be the subject of a further report to the Executive Director for Regeneration before commissioning the work.

13.2 Traffic Study

13.2.1 There are no direct financial implication arising from this proposal, as the recommendation to this element of the report is to seek funding sources prior to commissioning the study, and this to be reported back to the Executive Director for Regeneration. (JK)

14.0 IT IMPLICATIONS

14.1 None.

15.0 PROPERTY IMPLICATIONS

15.1 The Masterplan makes a number of recommendations that will affect Council land in due course. Further reports will be presented to Leadership / Cabinet as appropriate when firm proposals have been developed

16.0 COMMUNITY COHESION IMPLICATIONS (INCLUDING CRIME AND DISORDER IMPLICATIONS IN ACCORDANCE WITH SECTION 17 OF THE ACT)

16.1 Implementation of the Masterplan will result in additional employment opportunities, providing benefits for the whole community. The Masterplan also recommends that complementary initiatives be considered, such as local training and recruitment schemes, to ensure local people benefit from the investment in the area.

17.0 FORWARD PLAN REFERENCE

KEY DECISION: YES IF YES: R-30-06

18.0 BACKGROUND PAPERS

Hollinwood Business District – A Development and Urban design Strategy

Background papers can be viewed by contacting:

John Billington Area Team Leader, Regeneration Directorate Oldham Business Centre, Cromwell Street, Oldham Tel: 0161 911 3007

ANNEX 1

HOLLINWOOD BUSINESS DISTRICT

SUMMARY OF DRAFT MASTERPLAN

The report is divided into 6 sections:

1. Introduction 2. Evidence base 3. Hollinwood the Place 4. The Vision and objectives 5. The Masterplan 6. Delivery and tactics

1.0 INTRODUCTION

1.1 The Study area covers the commercial areas around the motorway junction at Hollinwood. Its boundaries are: • Spencer Street in the north; • Coalshaw Green Road, Sellers Way, Tweedale Way and the Rochdale Canal to the west; • Roman Road, Mersey Road North, Stephenson Street and Holebottom Clough to the south and • Manchester Road, Chapel Road and Montgomery Street to the east.

1.2 This section sets out the background to the commission (Oldham Beyond, the Replacement UDP) and the terms of reference for the masterplan.

1.3 The aim was to prepare a masterplan that would help realise Hollinwood’s potential as a office / business area of sub-regional importance and in so doing to change the market’s perceptions of Oldham.

1.4 The plan would set out a comprehensive approach to transforming the area. Although it would be aspirational and visionary, it would also need be realistic and deliverable. It would seek to attract wide-ranging support, help justify significant private and public investment and support the case for compulsory purchase where necessary. Finally, it would influence planning policy and help the Council resist inappropriate development.

1.5 This section also sets out a number of key issues and challenges: • Defining a distinctive role for Hollinwood - one that would complement but not duplicate the role of Oldham town centre; • Understanding why Hollinwood has not fulfilled its potential and attracted the type of high quality development that is now sought; • Understanding current issues and opportunities – Metrolink, Hollinwood Branch Canal, planning policy….

2.0 EVIDENCE BASE

2.1 This section reviews the national, regional and local policy context and draws a numbers of conclusions:

• Although Hollinwood does not rank as a regionally important strategic site in terms of its size, development of the area for business purposes would support and conform with the national, regional and sub regional policy framework (as set out in national planning policy guidance, the Northern Way Growth Strategy, NW Regional Economic Strategy, Regional Spatial Strategy and Greater Manchester Strategy)

• At a local level, there is concern that whilst the UDP supports the development of the area for business purposes, the policy is too flexible and allows a wide range of uses (e.g. leisure, motor trade, tourism, garden centres, industrial uses as well as offices and housing in special circumstances linked to Housing Market Renewal objectives). As a result, it is difficult for the Council as Planning Authority to resist inappropriate development.

2.2 The section also reviews the local economy and property market and concludes that Hollinwood should be a significant asset for improving the economic performance of the borough. Although it must not compete with the same market as the town centre the report concludes that there is potential for two kinds of office based schemes– both drawing on the advantages of its location and easy access to the motorway and A62:

• An office village – a scheme of 7,500 – 10,000 sqm in total in a good quality environment with unit sizes ranging from 250 – 1,000 sqm with phases of around 3,000 sqm designed to capture buoyant segments of the market and • A business park – a scheme on a scale sufficient to create its own environment providing 25,000 – 40,000 sqm taking up to 10 years to develop and • A speculative element in each of 2,000 sqm to kick start a business park scheme.

3.0 HOLLINWOOD THE PLACE

3.1 This section provides a brief commentary on the historical development of Hollinwood, analyses the area from an urban design perspective, describes the current position in respect of land ownership / development and concludes by providing an assessment of the area’s physical development potential.

3.2 Five character areas are identified:

• Two areas (one to the north of Drury Lane/ Hardman Street and the other to east of the motorway junction) are largely residential in character; • Another area to the west of the railway contains a mix of housing, industrial development and Coalshaw Green Park;

• The remaining two areas (to the NW, and south of the motorway) are wholly commercial in character.

3.3 In terms of development potential, the report concludes that the masterplan should focus on the quadrants to the north west and south east of the motorway junction.

4.0 THE VISION AND OBJECTIVES

4.1 This section starts by reviewing the causes of Hollinwood’s under performance, including: • Weaknesses in Oldham’s economy - traditional reliance on manufacturing, low levels of enterprise, limited representation in the economy’s growth sectors, poor property supply and limited labour market qualifications; • More competitive offers elsewhere within the region; • Blighting and disruptive effect of building the M60; • Weaknesses in planning policy making it difficult to resist piecemeal development; • Low development values, coupled with high development costs; • Land ownership constraints; • Poor quality environment and no sense of place

4.2 It then analyses the area’s assets and opportunities: • Its strategic location close to the M60, A62 and rail/ Metrolink station, giving Hollinwood ready access to both customer and labour markets; • Its infrastructure, including underused land and open space; • The relative buoyancy of the conurbation economy; • Low land and property prices in relation to Manchester; • Continuing demand for this type of site close to a motorway junction; • Scope for accommodating business formats that cannot be efficiently located in town centres.

4.3 Based on this analysis, it proposes the following vision:

4.4 Four Strategic objectives are defined:

• To create a coherent masterplan that will enable the area to be defined, read, branded and marketed as a wholly new district for Oldham; • To create two high quality redevelopment sites, each with a prominent road frontage and large enough to attract risk investment and accommodate a business village and a business park;

• To provide for a mix of uses that will support business activities and allow for cross financing of lower value higher risk uses with higher value lower risk uses; and • To ensure that Hollinwood is clearly differentiated from the town centre in terms of its character, development mix and market appeal.

4.5 To achieve the vision a series of enabling objectives are defined:

• To put in place an effective planning policy to promote and protect the comprehensive approach and give the masterplan teeth for development control purposes; • To allocate Council land to the project and halt piecemeal sales; • To acquire land and property when it becomes available to assemble development sites • To work collaboratively with individual landowners to prevent piecemeal development and develop land assembly partnerships; • To use landscape improvements and public art to help create a sense of place and give Hollinwood a distinctive character; • To relocate inappropriate uses where possible to protect the overall vision

5.0 THE MASTERPLAN

5.1 Four Options were considered for achieving the vision:

• A piecemeal approach – where the Council would seek to promote comprehensive development of its own land, but where the rest of the area would be developed for a wide range of uses in line with current planning policy; • A comprehensive approach anchored by a large retail development; • A comprehensive approach anchored by a regional casino and • A comprehensive approach containing a mix of offices, ancillary retail and leisure uses including a hotel and housing

5.2 Following an analysis of the advantages and disadvantages, the first two options were rejected and the comprehensive mixed-use approach (possibly incorporating the casino) was recommended for adoption.

5.3 A summary of the plan, showing a phased development over 10 years is described below: • 47,300 sqm of offices, of which 27,400 sqm is targeted at the prime market, including a flagship HQ building, and the other half at smaller occupiers in a market-responsive mix of multiply let small buildings, own front door to let and free hold and workspace; • 2,300 sqm of ancillary leisure and retail use targeted on food and drink and the sorts of ancillary retail required to support the new business district;

• about 140 residential units in 14,400 sqm of residential development (using an average unit size of 70-100 sqm, and providing for a range of dwelling sizes from 60 sqm to 1,500 sqm) • a flagship hotel.

Phase 1 Phase 2 Phase 3 Total Hollinwood Bowl

§ Prime offices 11,400 sqm 7,300 sqm 21,400 sqm § Residential 6,000 sqm 6,000 sqm (@ 60 units) (@60 units)

§ Public realm 500 spaces 500 spaces works and car park

§ Flagship HQ 6,000 sqm 6,000 sqm

Hollinwood Basin § Small offices, 3,600 sqm 4.,300 sqm 7,900 sqm workspace, studios § Shop-front 1,300 sqm 1,000 sqm 2,300 sqm uses – retail, food & drink, services § Residential 8,000 sqm 8,000 sqm (@ 80 units) (@ 80 units) Pump Street / Drury Lane (Option 1) § Small offices 4,500 sqm 12,000 sqm 12,000 sqm § Hotel (@ 150 bedrms) 4,500 sqm

5.4 The casino option is very similar, but excludes the Pump Street / Drury Lane development, thus reducing the small office provision from 19,900 sqm to 7,900 sqm, and the overall total of office provision falls to 35,300 sqm.

5.5 The Plan without the casino – stands to create up to 2,800 new office based jobs over the next 10/15 years, based on delivery rate of about 4,000-5,000 sqm of offices per annum. The ancillary jobs in hotel and retail uses would add a further 200 or so jobs, bringing the total gain in jobs to about 3,000.

5.6 The Plan with the casino would create substantially more jobs (up to 3,800), but less would be office based.

6.0 FUNDING

6.1 The report concludes that the financial viability of the Plan is very much dependent on how much residential development can be achieved in the early years.

6.2 Without some adjustment to the mix of uses, the Plan is expected to generate a deficit of at least £2 million over a delivery period of 12 years or so. However, the deficit would be much greater in the early years, especially if significant pump priming investment is required to fund land assembly, public realm improvements and infrastructure works.

7.0 URBAN DESIGN GUIDELINES

7.1 This section contains urban design guidelines and indicative layouts for three main areas:

• Hollinwood Basin (Oldham Road / Mersey Road North area) - The layout here shows office development along the A62 frontage with some ancillary retail and commercial development. New housing is also proposed along the Mersey Road North frontage. The scheme again incorporates a new water feature, providing a potential link between the Rochdale and Hollinwood Brach canals.

8.0 DELIVERY AND TACTICS

8.1 The final section sets out recommendations on delivering the vision.

• The Comprehensive approach – approving a comprehensive plan for the area which provides the basis for investment and land assembly, a framework for resisting piecemeal development and a mechanism for cross financing higher risk but lower value uses.

• Land Assembly – developing a strategy for land assembly, including the use of land owning partnerships involving the Council and major landowners (e.g. Transco), compulsory purchase where necessary and land swaps

• Approaching the market – developing a strategy for engaging the market, including the use of development competitions and development briefs

• Planning policy changes – preparing a Statement of Interim Policy for the area, which sets out the Council’s vision and strategy for implementation. The draft Policy statement would be published for consultation purposes prior to adoption. It would provide an interim framework for development control purposes pending the preparation of the Local Development Framework. The Council should also seek to get Hollinwood designated as a ‘strategic’ site in the regional and sub regional strategies

• Managing risk – taking steps to ensure that individual landowners do not jeopardise the vision, either by inappropriate development or by holding onto land.

• Community benefits – considering other measures, such as local training and recruitment schemes, to ensure local people benefit form the investment in the area.

ANNEX 2

SUMMARY OF HOLLINWOOD MASTERPLAN CONSULTATION

Which of the following applies to you?

Category Number Percent Resident 35 76.1 Business owner 8 17.4 Business employee 3 6.5 Total 46 100.0

1. Do you agree with the Masterplan vision for the future of the area?

Comment Number Percent No response 3 6.5 Strongly agree 17 37.0 Agree 13 28.3 Undecided 8 17.4 Disagree 4 8.7 Strongly disagree 1 2.2 Total 46 100.0

2. Do you agree with the Masterplan’s analysis of the issues and opportunities facing Hollinwood?

Issues • Weaknesses in Oldham’s economy - traditional reliance on manufacturing, low levels of enterprise, limited representation in the economy’s growth sectors, poor property supply and limited labour market qualifications; • More competitive offers elsewhere within the region; • Blighting and disruptive effect of building the M60; • Weaknesses in planning policy making it difficult to resist piecemeal development; • Low development values, coupled with high development costs; • Land ownership constraints; • Poor quality environment and no sense of place

Opportunities • Its strategic location close to the M60, A62 and rail/ Metrolink station, giving Hollinwood ready access to both customer and labour markets; • Its infrastructure, including underused land and open space; • The relative buoyancy of the conurbation economy; • Low land and property prices in relation to Manchester; • Continuing demand for this type of site close to a motorway junction; • Scope for accommodating business formats that cannot be efficiently located in town centres.

Comment Number Percent No response 6 13.0 Strongly agree 14 30.4 Agree 19 41.3 Undecided 3 6.5 Disagree 4 8.7 Strongly disagree 0 0.0 Total 46 100.0

3. Do you agree with the proposals for Hollinwood Bowl? (Albert Street area)

The main elements could include: • A new landscaped office park constructed in a ring around Hollinwood Business Centre; • A new company headquarters development on the A62 frontage; • Hollins Road is realigned slightly to create a larger development site around the former Roxy Cinema; • New housing is proposed to the south along Roman Road, with new green space facing Kaskenmoor school. • The ideas include a new water feature, based along the line of the former Hollinwood Branch Canal. • New wind turbines are proposed along the M60 boundary to generate energy for the office developments.

Comment Number Percent No response 5 10.9 Strongly agree 21 45.7 Agree 11 23.9 Undecided 2 4.3 Disagree 3 6.5 Strongly disagree 4 8.7 Total 46 100.0

4. Do you agree with the proposals for Hollinwood Basin? (Oldham Road / Mersey Road North)

The main elements could include:

• Office development along the A62 frontage with some retail and commercial development; • New housing along the Mersey Road North frontage; • A new water feature, providing a potential link between the Hollinwood Branch Canal and the Rochdale Canal.

Comment Number Percent No response 5 10.9 Strongly agree 17 37.0 Agree 12 26.1 Undecided 6 13.0 Disagree 4 8.7 Strongly disagree 2 4.3 Total 46 100.0

5. Do you agree with the proposals for Pump Street/Drury Street?

The layout could include:

• A landmark hotel and office development at the M60/A62 junction; • Small scale offices along the A62 frontage running towards Drury Lane; • Retention of the existing industrial area adjacent to the railway

Comment Number Percent No response 5 10.9 Strongly agree 13 28.3 Agree 16 34.8 Undecided 7 15.2 Disagree 2 4.3 Strongly disagree 1 2.2 Total 2 4.3 No response 46 100.0

PLANNING POLICY

6. Do you agree that parts of the area should be allocated for offices and hotel development?

Comment Number Percent No response 5 10.9 Strongly agree 8 17.4 Agree 20 43.5 Undecided 4 8.7 Disagree 6 13.0 Strongly disagree 3 6.5 Total 46 100.0

7. Do you agree that parts of the area should be allocated for housing development?

Comment Number Percent No response 7 15.2 Strongly agree 9 19.6 Agree 16 34.8 Undecided 6 13.0 Disagree 5 10.9 Strongly disagree 3 6.5 Total 46 100.0

8. Do you agree that general industrial development and warehousing should be restricted to areas close to the railway line, away from the A62?

Comment Number Percent No response 5 10.9 Strongly agree 18 39.1 Agree 16 34.8 Undecided 5 10.9 Disagree 2 4.3 Strongly disagree 0 0.0 Total 46 100.0

HOLLINWOOD BRANCH CANAL

9. Do you agree that the Council should investigate further the costs, feasibility and benefits of restoring the Canal?

Comment Number Percent No response 4 8.7 Strongly agree 28 60.9 Agree 7 15.2 Undecided 3 6.5 Disagree 1 2.2 Strongly disagree 3 6.5 Total 46 100.0

METROLINK

10. Would you use Metrolink?

Comment Number Percent No response 4 8.7 Yes 30 65.2 No 7 15.2 Don't know 5 10.9 Total 46 100.0

11. Would you use the proposed car park?

Comment Number Percent No response 4 8.7 Yes 13 28.3 No 20 43.5 Don't know 9 19.6 Total 46 100.0

12. Do you agree that the Council should provide a 100 space car park in this location?

Comment Number Percent No response 4 8.7 Strongly agree 13 28.3 Agree 14 30.4 Undecided 6 13.0 Disagree 4 8.7 Strongly disagree 4 8.7

No comment 1 2.2 Total 46 100.0

13. Do you think that this land would be better used for increasing the number of jobs?

Comment Number Percent No response 6 13.0 Strongly agree 6 13.0 Agree 6 13.0 Undecided 10 21.7 Disagree 10 21.7 Strongly disagree 7 15.2 No comment 1 2.2 Total 46 100.0

SUMMARY OF OTHER COMMENTS RECEIVED

Comment Number of Responses

No wind turbines 7 Wind turbines a good idea 5 Any new jobs should be skilled and targeted at local people 5 More leisure/recreational facilities needed 12 The vision needs delivering 13 Traffic congestion will be a problem 5 Need to provide more open space 2 The area needs investment 7 Restoring canal is a good idea 13 Restoring canal is waste of money 6 Need more housing 1 Don’t want new housing 3 Car park essential for Metrolink 11 More consultation required 6 Do not develop as industrial/business area 4