1 About the brief 3 contents

1.1 Content of the brief 3

1.2 Purpose 3

1.3 Objectives 3

1.4 Consultation 3

2 Site / Area 5

2.1 Site location 5

2.2 Context of the site and its surrounding area 5

2.3 Opportunities and issues 7

2.3.1 Building on access and location 7

2.3.2 Appropriate uses 7

2.3.3 Regenerating Castleton - Synergy with other sites 7

2.3.4 Development, design and access 9

2.3.5 Access 9

2.3.6 Park and ride 9

2.3.7 Building and heritage 10

2.3.8 Lock 51 10

2.3.9 11

2.3.10 Strategic Flood Risk Assessment 13

2.4 Planning policy context 13

2.5 The Castleton and Heywood Masterplan 13

3 Development and design principles - checklist 15

3.1 Heritage 15

3.2 Relationship to surroundings 15

3.3 Site uses 15

3.4 Identity 16

3.5 Landscaping 16

3.6 Access and Castleton railway station 16

3.7 Further design guidance 17

3.8 Planning applications 17

4 Design and layout possibilities 19

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 Appendices

1 Key contact information 21 contents 2 Local planning policy context 23

3 Supplementary Planning Documents 25

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 3 One additional car parking for Castleton Railway 1 About the brief Station; and provide guidance on access and highways

This development brief provides a planning about implications for further exploration. framework and options for the development of the Maltings Lane area of Castleton, Rochdale. The 1.3 Objectives brief analyses the area, its context and gives an exploration of development options and matters to The objectives of this brief are to: the be addressed in the detailed design and implementation of any scheme. promote the regeneration and effective use of the area; brief This brief has been prepared in recognition of the secure a high standard of design and layout opportunity this site provides for a mixed-use that respects the location alongside the Canal development in a first class location. incorporating an attractive public realm; and Adjoining Castleton station on the Calder Valley line introduce uses that make the best of the area, between and Yorkshire, the Rochdale its context and its highly accessible location in canal and in the district centre of Castleton, this area the centre of Castleton adjoining Castleton has great potential for a number of uses. The area railway station. will also benefit from and complement the planned development and regeneration of adjoining and 1.4 Consultation nearby sites and wider improvements within This brief has been prepared in consultation with Castleton. the owners of the sites which make up the Maltings 1.1 Content of the brief Lane area and other relevant interested parties. Prospective developers will need to consult service The brief: and utility companies to establish what infrastructure details the relevant national and local policy and services are available or required for any context and any links the area has with other detailed proposals. strategies; The Council requires developers to cooperate fully gives the concepts and principles sought for in terms of pre-application discussions and the the redevelopment and design of the area; process of taking any proposals through the planning provides information on what type of planning application process. The Council will expect that application and supporting evidence is required neighbouring uses, landowners and residents be to support any proposals; and consulted prior to any planning application being identifies matters concerning the provision of submitted. services and infrastructure to support development of the area. Developers must work closely with the Strategic Planning and Development Management teams on 1.2 Purpose any proposed development and throughout the application process. The purpose of this brief is to: The Council is keen to support viable regeneration guide prospective developers in the projects that will contribute to the financial and social redevelopment of the area, giving clear policy well-being of the borough. The Council will work with guidance; developers and investors to bring such schemes identify potential development opportunities forward and, where appropriate, may be persuaded and concepts for the area to form a basis for to exercise statutory powers, including acquisition negotiation with interested developers; by means of Compulsory Purchase. promote the sustainable redevelopment of the area to realise its full potential and value; highlight local strategies and aspirations; specify how redevelopment of the area will best fit with relevant policies and strategies; indicate how the area could be redeveloped as a whole, incorporating the provision of

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 4 brief the about One

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The WR Anderton site has previously been the wo 2 Site / Area location of a tannery, chemical works, malt houses and light engineering works. Due to the site's 2.1 Site location previous association with potentially contaminative site or polluting historical uses further investigation, This brief concerns the Maltings Lane area in possibly archaeological, into what impact these may Castleton, Rochdale. The area is bounded to the /

have had on the site is recommended. area south by Manchester Road, to the west by the Trans Pennine railway line and to the east by the Rochdale The WR Anderton site and buildings on it are Canal. The Maltings Lane area has excellent currently vacant and in a poor state of repair as accessibility to all transport routes. At the southern access to the site has been unsecured. end of the area is Castleton Railway Station, which is located on the Trans Pennine (Calder Valley) The whole of the Maltings Lane area falls within a railway line offering direct services to both Primary Employment Zone and has adjacent Manchester and Leeds (two an hour in each employment uses separated by the canal and direction). railway boundaries. However, land to the west, currently part of the former Woolworths depot, has The site is made up of industrial buildings and planning permission for a large retail and residential hardstanding to the south and the northern part of led mixed use scheme. A supermarket, new public the site is predominantly unmanaged vegetation. square and housing will be developed on this side The site falls within a Primary Employment Zone of the railway. and the Castleton (south) Conservation Area covers the southern part of the site. Picture 2 Neighbouring Linden Mill

2.2 Context of the site and its surrounding area

The Maltings Lane area is a combination of privately and Council owned, freehold and leasehold land. At the junction of Maltings Lane and Manchester Road there is an electricity substation which is currently owned by Electricity North West.

There is a small area of land immediately to the south of it substation which is owned by Rochdale Council. The major constituent of the area is the WR Anderton site (which includes the entrance and entire length of Maltings Lane). This site is privately owned and covers an area of approximately 1.3 hectares. Employment uses on the east (Canal) side include Linden Mill. These uses are likely to remain in the Picture 1 Existing buildings on site that are in a foreseeable future but the Council is committed to poor state of repair improving the canal corridor through the employment zone.

Maltings Lane is close to a major development area adjoining the canal on the south side of Manchester Road around Trub. Here mixed housing with open space is proposed and investigations are ongoing to assess the feasibility of a canal marina facility.

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Work is ongoing to explore capacity improvements excellent level of accessibility to Manchester, Leeds, wo on the adjacent railway line to further improve its the rest of the Rochdale borough and surrounding service frequency. Network Rail’s Northern Hub areas. The site has excellent road, rail and even proposals will have the biggest impact on this and canal connections allowing all types of unrivalled site in March 2011, the Government announced funding user access. for the Ordsall Chord element of these proposals. The redevelopment of the site will need to make the / This provides a new rail link across the centre of area Manchester between Victoria and Piccadilly stations, most of a potentially constrained area due to the site enabling Calder Valley Line rail services to pass being bounded on three sides by Castleton Railway through the city centre. These works are Station, the Rochdale Canal and the Trans Pennine programmed for implementation by 2019 and will Railway. Due consideration needs to be given to increase the capacity of the Calder Valley Line. any heavy goods or larger vehicle access requirements throughout the site. Maltings Lane itself leads from the A664, Manchester Road at the southern edge of the site. 2.3.2 Appropriate uses The development area is only 5 minutes drive from the A627(M) and 10 minutes from Rochdale Town Appropriate uses in the Maltings Lane area are those Centre and Junction 20 of the M62, which runs which are in keeping with the area's designation as across the country from Liverpool to Hull via Leeds a Primary Employment Zone (see section 2.4 and Manchester. "Planning Policy Context" for more detailed information relating to this). Solely residential uses During weekdays and Saturdays at least six bus are not appropriate within this area for both planning services an hour operate along the A664 between policy reasons as well as its nature, topography and Rochdale and Manchester (via Middleton) in each surrounding uses. Employment and manufacturing direction falling to at least half hourly in evenings (B1, B2) uses would be in line with the local planning and Sundays. policy for this site, however due to the constrained nature of the site, the servicing and access The Rochdale Canal and adjoining towpath are requirements for this type of development may not major recreational and environmental assets and be appropriate. provide an attractive visual feature to the area. The canal towpath runs immediately adjacent to Maltings Other appropriate uses would include offices, office Lane itself. or business units with residential above, leisure uses and canal related activities and retail including A4 There are two existing accesses from Manchester (drinking establishments) which are ancillary and Road into the Maltings Lane area. One is the access complementary to surrounding uses. used for Castleton Railway Station and the second is Maltings Lane which runs northwards serving only 2.3.3 Regenerating Castleton - Synergy the WR Anderton site . The Maltings Lane access with other sites is a narrow single lane track which ends just under the half way point of the WR Anderton site. The The Council is actively pursuing the regeneration of access for Castleton Railway Station and Maltings Castleton and has prepared a Castleton and Lane share a junction on to Manchester Road. Heywood Masterplan to provide a framework for its future development (see section 2.5 "The Castleton There are changes in level between the edge of the and Heywood Masterplan" for more information). existing car park for Castleton Railway Station and The Council’s aim is to improve employment areas, the southern edge of the WR Anderton site, as well increase economic activity and increase the range as a drop in level at the vegetation covered northern and quality of its housing, its retail offer and the part of the site. The wall that separates the Maltings fabric of its centre and Manchester Road corridor. Lane area from the canal towpath rises to a height It is also seeking to build on major assets such as of ?? with the site level falling below that of the canal the Calder Valley rail line, the Rochdale Canal and as a result. These issues require due consideration its heritage features. when considering access arrangements to the site.

2.3 Opportunities and issues

2.3.1 Building on access and location

The location of the Maltings Lane area offers an

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The Maltings Lane area offers the potential and Picture 3 Existing entrance and access to the wo opportunity for a mixed use development at the heart site of Castleton which will benefit in the coming years from planned and future regeneration activity. Part site of the regeneration objectives in Castleton include the redevelopment of the former Woolworth’s site /

on Royle Barn Road. area

An appropriate high quality modern design in the Maltings Lane area should complement the proposed redevelopment of the adjacent former Woolworth’s site. This will help to create a key focal point and gateway for those arriving to the Castleton area.

2.3.4 Development, design and access

A long relatively narrow area, Maltings Lane has a visible frontage from both the railway and canal. It Any planning application should be accompanied is important that the layout of any proposed scheme by a Design and Access Statement which should does not turn its back on the canal, but creates show how the design and layout of the area will interest and focus on this frontage. On the other maximise its successful use whilst accommodating hand there is the opportunity to take advantage of access requirements amongst the changes in levels. an improving visual situation on the west side of the railway as this area is redeveloped. Uses and layout Transport for Greater Manchester and the Council's on the site need to have regard to the amenity of Highways department (The Impact Partnership) have residential properties on the former Woolworth’s been consulted on the potential for access site. improvements to the area and the requirements for new access to, from and around the site. The Any proposed development for the area needs to Council will require access to the development to be sympathetic to the proposed layouts for the be consistent with the following: former Woolworth’s site in terms of frontages, scale and massing. Although the railway line separates Design Bulletin 32 – Residential Roads and them, they still have a close relationship to each Footpaths, Layout Considerations (Department other. for Transport) Manual for Streets 1 and 2 (The Chartered 2.3.5 Access Institution of Highways and Transportation)

Access into and throughout the area is currently very Design Bulletin 32 is the current design guide for limited. Maltings Lane and the access to Castleton industrial roads and HGV turning requirements. Railway Station currently share an access on to Manual for Streets is a new residential design guide Manchester Road. Maltings Lane leads from the but it is not suitable for designing HGV roads, junction in the form of a very narrow single track industrial or business zones. road running immediately adjacent to the canal towpath. This road as it stands is unsuitable for The Manual for Streets 1 and 2 do however have larger vehicles. useful information on the stopping sight distances for normal junction visibility splays (a 2.4m by 43m The site level is higher than that of the level of visibility splay at your new access point). Other Castleton Station at the southern end and there are elements of Manual for Streets are not applicable therefore considerations to be made regarding a for this zone and the rest of any proposal for new access road and how it will best fit in with these non-residential uses should be completed to Design changes in level. Bulletin 32 standards.

To the northern end, the level drops down to below 2.3.6 Park and ride that of the canal towpath and the eastern edge of the area is dominated by the increasing height of Redevelopment of the Maltings Lane area provides the canal wall. an opportunity to enhance park and ride facilities at Castleton station, which currently do not meet

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 10

demand. The extension and re-alignment of station side of the entrance to the WR Anderton site. This parking will allow a new access into the development southern end of the Maltings Lane area is within the site to be achieved enabling the existing Maltings Castleton (south) Conservation Area and therefore area

/ Lane to be closed to vehicular traffic. Some any redevelopment within it will need to be sensitive improvements at the junction of Manchester Road to its setting. will also be required.

site 2.3.8 Lock 51 The provision of additional car parking at Castleton station should be an integral part of any scheme put To the east of the existing Maltings Lane is Lock 51 wo forward for planning approval. The design and of the Rochdale Canal, which has huge potential to T layout of additional parking should be constructed be redeveloped as a high quality public open space. to the satisfaction of the Council, Transport for This will tie in with the plans to provide public open Greater Manchester and Network Rail. Proposals space at the Woolworth’s site redevelopment helping must include the replacement of any parking spaces to improve Castleton's environment. that are lost when providing a suitable access in to the area. Negotiations are underway with both Transport for Greater Manchester and Network Rail Picture 5 Lock 51 looking towards Manchester in relation to funding and contributions to the Road provision and layout of this level of additional car parking. Developers should liaise and work with both organisations when required.

Any development proposal should indicate appropriate landscaping and access to the southbound station platform. The access into the area and its car parking arrangements should seek to minimise the loss of trees and mature landscaping.

2.3.7 Building and heritage

In order to realise the full development potential of the area and improve the inadequate and narrow access into and throughout it, existing buildings may need to be fully or partly cleared. Policy BE/6,”Art in the Environment”, of the Unitary Development Plan states that "the incorporation of Picture 4 Three storey building (left) with art elements will be expected in large scale significant local heritage interest commercial developments". The redevelopment of the Maltings Lane area as a mixed use area offering the potential for new office and commercial premises is considered to be of such a scale that elements of public art would be expected to be incorporated within it. "The art element should be designed into schemes from their inception and should take account of the characteristics of the building or site, its function, its location, and its potential for visual appreciation". The provision of public art in the redevelopment of the Maltings Lane area around Lock 51 gives the opportunity to provide a focal point for Castleton and to help promote its status as a key gateway between Manchester and Leeds.

The importance of public art in developments is also emphasised by the Oldham and Rochdale Urban The majority of the buildings on the WR Anderton Design Guides, the Rochdale Borough Public Art site are in a poor state of repair and are of little Strategy and the Rochdale Borough Renaissance heritage value. The only building of significant local Masterplan. interest is the three storey mill building on the left

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This excellent opportunity to redevelop the area interest of the Canal. English Nature has identified wo around Lock 51 as an open public space should be development factors that could affect the protected maximised to full effect, making the most of the aquatic plant feature Floating Water Plantain attractive canal side location and incorporating (Luronium natans) and other rare aquatic species site elements of public art. This area should be and these are: landscaped to a high standard and could include a shading of the canal from adjacent buildings / small kiosk or café unit for use by commuters and area the local population and workforce. or trees planted for landscaping; damage to the integrity of the canal structure 2.3.9 Rochdale Canal from inappropriate building, tree planting or earth works, this could cause de-watering of The Rochdale Canal reopened in 2002 following the canal; over £40 million of investment, its importance as a contamination of the canal from demolition, significant environmental and economic corridor is construction or post development activities recognised by Rochdale MBC. The canal forms a releasing dust, debris or runoff; key element in the South Pennine Ring of Canals, increased surface water run-off or other providing an attractive link with Manchester City discharges; and Centre to the west, the to the east and physical damage to habitat or aquatic plant onwards into the national network of inland communities and changes to water waterways. The canal is currently assessed as characteristics from increased boat usage being of "Good Ecological Potential" with all including intense use of the canal, use of appropriate mitigation measures in place. This moorings and development or marinas. status should be maintained or enhanced. It should be possible for the development to avoid The development area’s location alongside the or mitigate negative impacts through appropriate Rochdale Canal and towpath provides a great design and method statements. opportunity to both raise the profile and environment of the area and to contribute to the success of the Flood risk from surface water and fluvial sources canal as an amenity, recreational and ecological should be assessed and a site specific flood risk asset. It is important that development: assessment is required. Canal overtopping may be a risk as the canal is as at a higher level than the creates visual interest and vitality along the development area at its northern end. Safeguards canal frontage; and mitigation measures will therefore need to be does not harm the operation of the canal as a identified. functioning waterway; creates pedestrian cycle links between the Early consultation and cooperation with the towpath and any access road through the site; Environment Agency, and Natural has regard to the ecological value of the site England is recommended (see Appendix 1). as a Site of Special Scientific Interest (SSSI) and Special Area of Conservation (SAC); and The Rochdale MBC Biodiversity and Development incorporates measures and safeguards to Supplementary Planning Document (January 2008) protect the integrity of defences against must be a key consideration in any development overtopping and flooding from the canal. proposal. The Supplementary Planning Document provides detailed information relating to biodiversity In terms of the impact of development on the ecology and sites given SSSI and SAC status and how they of the canal, any planning application should be should be of high importance considering the accompanied by an assessment of possible impacts development of any sites in proximity to them. on the important nature conservation features of the Canal, which is a Special Area of Conservation (SAC) and a Site of Special Scientific Interest (SSSI). Such an assessment is a requirement of the European Habitats Regulations. The developer should contact Natural England and British Waterways at an early stage.

An SSSI and SAC, development proposals could have a significant effect on the nature conservation

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2.3.10 Strategic Flood Risk Assessment Development Outside Allocated Areas in terms wo of it being previously developed land in an area well Developer's should refer to the Level 2 Strategic served by public transport for example, the provision Flood Risk Assessment for Rochdale when creating of solely residential units would be a departure from site a development proposal. There is information within the Primary Employment Zone policy which covers the Strategic Flood Risk Assessment and its user the area. /

guide covering the information to consider when area assessing the flood risk from the Canal. The The emerging Local Development Framework Core assessment of flood risk for any development Strategy (submitted to Government) identifies the proposal should confirm how surface water drainage site as part of the Sandbrook Park to Castleton will be achieved. Compliance with the user guide Economic Growth Corridor. The Core Strategy is required as is the aim to reduce run-off from proposes a more flexible approach on employment brownfield redevelopment by at least 30%. uses, allowing all employment uses in Employment Zones to ensure community, regeneration and 2.4 Planning policy context leisure needs can be met. In addition, limited housing can be appropriate where it helps to bring The current development plan, the Unitary forward economic development and regeneration Development Plan adopted in 2006, contains provided it is not likely to lead to conflict with existing relevant local planning policies dealing with design, and future employment uses. Otherwise, a strong transport, environmental and other considerations. case will be required if employment land is to be lost Key policies which should be taken into account are in the Economic Growth Corridor. Other generic listed at Appendix 2 of this planning brief. policies in the submitted Core Strategy will also be a necessary material consideration, but Unitary Policy EC/2 - Primary Employment Zones covers Development Plan policies will have precedence the whole of the Maltings Lane area. This policy until an adopted Core Strategy and Site Allocations allocates the land for industrial business and Development Plan Document replace them. warehousing uses (Use Classes B1, B2 and B8) and sets out other uses that are not permissible Further policy guidance relevant to the unless it can be shown that they are ancillary and redevelopment of the Maltings Lane area is complementary to the industrial and business nature contained in Supplementary Planning Documents of the employment area. and developers will be required to clearly demonstrate how they have taken account of these Therefore, the appropriate uses for this site (see Appendix 3). The Council’s Supplementary (discounting manufacturing and industrial uses for Planning Documents should be key considerations reasons given in section 2.3.2 "Appropriate uses") when addressing policy requirements. could include offices, retail and leisure as these are complementary and ancillary in the context of the Key relevant national planning policy is contained wider employment zone. The policy also requires within: that development should cause no unacceptable environmental or amenity problems in the Planning Policy Statement 1: Delivering employment area or adjoining areas, or Sustainable Development; unacceptable traffic problems and have adequate Planning Policy Statement 3: Housing; on site provision for parking, servicing and Planning Policy Statement 4: Planning for manoeuvring vehicles. Sustainable Economic Growth; Planning Policy 5: Planning for the Historic The development of offices in the Maltings Lane Environment; and area is in line with policy EC/6 - Office Planning Policy Guidance 13: Transport Development as Castleton is a district centre and major offices "will be encouraged to locate firstly 2.5 The Castleton and Heywood within and secondly, if no sites are available, on the Masterplan edge of established town and district centres in order to maintain the prosperity and vitality of those The preparation of a masterplan for Castleton is centres and to maximise the use of public transport referred to in the opportunities and issues section for journeys to work". of this brief, this document is called the "Castleton and Heywood Masterplan – 'Unlocking the Whilst the provision of housing in this area would potential'". The core components of the vision in be in line with elements of policy H/3 - Residential relation to this planning brief are:

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“The creation of further attractions and complementary leisure and recreational facilities along the Rochdale Canal and within the area

/ settlements; re-development of redundant commercial and industrial sites; and revitalisation of existing streetscapes and urban realm”. site The Castleton and Heywood Masterplan identified the Maltings Lane area as having potential for wo canal-side living alongside a park and ride provision, T frontage improvement, heritage re-use and new buildings for commercial, retail, offices or industrial uses. The Masterplan identifies that new parking could be provided on site in the form of multi storey parking with development above at its key frontages; however this may not be considered suitable for a development proposal for this site as this time.

Identified potential developments for the Maltings Lane area will create canal-side vitality which is promoted “through residential, mixed-use and commercial developments which stimulate activity between the canal and rail line frame views and create active frontages”.

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 15 Three development and the canal corridor. A focus 3 Development and design on boundary landscaping will also allow the principles - checklist development potential for this narrow area to be maximised and enhance the canal environment and appearance of the site from development The following development design principles set out the railway and the Woolworths site. the priority elements for redevelopment of the area that should be considered as part of any 3.3 Site uses development proposal.

3.1 Heritage A mixed-use scheme (see the "Appropriate uses" section 2.3.2) will be appropriate in maximising viability and vitality. New development should respect the industrial heritage and positive characteristics of the Appropriate uses at the southern end of the local area. In particular, it must recognise the site close to Manchester Road and Castleton and Castleton (south) Conservation Area status by Railway Station will include those that create limiting its conflict with surrounding sites and activity throughout all times of the day including design uses. offices with residential uses above. Redevelopment within the Conservation Area At the more secluded northern end of the site, must be in line with policies BE/16, BE/17 and office uses without residential aboce could be BE/18 of the Unitary Development Plan ( see more suitable as this part of the site is not an ideal location for a residential environment.

Appendix 2 "Local planning policy context" for principles further information) and any proposals that Redevelopment should retain landscaping at include the demolition of any existing buildings the entrance to the site as far as possible within the Conservation Area must apply for (subject to access requirements) and appropriate 'Conservation Area consent'. opportunities should be investigated to The developer should investigate the potential enhance the open space around Lock 51, and viability of the conversion and re-use of through landscaping, attractive signage, public

existing buildings as part of a redevelopment art. - proposal. Uses on site will emphasise the excellent checklist accessibility of the site ensuring ease of 3.2 Relationship to surroundings movement throughout the site. The part of the development area in the vicinity Development within the Maltings Lane area of the railway station and Manchester Road will respect the uses and character of the provides an opportunity for a small scale unit redeveloped Woolworth’s site. or kiosk for use by the local community, Developers should seek to redevelop the site businesses and railway station commuters. in a way that does not preclude the future development of a pedestrian link over the railway line to the former Woolworth's site. Picture 6 Idea for a cafe or kiosk unit Although this may not be achievable in the in the public open space short term it is something that should be considered for future uses. A pedestrian and cycle link to the station platform will be required which could be incorporated as part of improvements to the car parking provision. A Design Statement indicating how the development relates to the canal frontage should accompany any planning application. In particular, development should incorporate visual interest and some overlooking on the Canal boundary / elevations. Tall buildings Leisure and retail uses that are considered in should be appropriately set back to avoid any proposal should be ancillary and overshadowing of the canal and towpath. complementary to the Primary Employment Development should include landscaping along Zone whilst making the most of the area's the canal edge to green and soften the canal side setting.

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Leisure and retail uses will be expected to surrounding industrial areas and enhance the support the regeneration of the wider environment. employment zone and economic growth Existing mature vegetation could be retained corridor in the submitted Core Strategy. when possible and its position made the most Leisure and retail may provide an opportunity of in terms of screening and greening the

checklist to enhance the canal corridor and vitality of area. New access arrangements are likely to

- Castleton centre (these could include for result in the loss of some trees and example, a restaurant, leisure centre, a canal landscaping, therefore replacement planting activity centre or retail uses that will benefit will be required at a ratio of 2 to 1. commuters and local employees). The type and scale of landscaping along the Solely residential uses over the whole site will canal and railway boundaries should have be a departure from policy and therefore will regard to practical considerations (e.g. safety not be permitted, however residential units and security, protection, overshadowing the principles above business or work units will be canal etc.) appropriate where a good living environment can be achieved. 3.6 Access and Castleton railway station

3.4 Identity A new vehicular access from A664 Manchester design Road (in line with standards for road, footways, High standards of design and buildings with site lines etc) will be required for the area's presence that draw attention and users to the redevelopment. Detailed negotiations with the and area can create a focal point and gateway for Council's Highway's Department will be Castleton. necessary to ensure improvements are done to the correct level for the amount of Picture 7 Building with development and uses proposed. local heritage interest on Parking and servicing arrangements are a key site consideration for any redevelopment proposal with regard to all proposed uses and re-uses of the site. The creation of a new access road into and development through the area must comply with industrial and residential road design guidance and meet Network Rail and Transport for Greater Manchester requirements. Three Redevelopment proposals for the site must incorporate the provision of additional car parking spaces at Castleton Railway Station (adjoining the station) plus any replacement spaces lost through improvements to the site’s access (further information relating to this will come from negotiations with Transport for Greater Manchester and Network Rail). New buildings that contribute to a legible A pedestrian /cycle link to the adjacent station environment will give the area a clear identity platform should form part of the redesign and and character whilst being appropriate and layout of increased car parking. sensitive to neighbouring uses in terms of proportion and design. Opportunities for pedestrian and cycle access to the canal towpath at points within the Materials used in the area's redevelopment development area should be explored and could reflect its industrial heritage (slate roof expanded on where possible. tiles, red brick etc) whilst also adding contemporary design elements that reflect the Developers must work with the Council, local environment (glass, wood, etc). Network Rail and Transport for Greater Manchester to ensure adequate provision, 3.5 Landscaping layout, standards and disabled provision of parking and bicycle parking. The type and siting of landscape features should seek to screen unattractive views of

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 17 Three 3.7 Further design guidance

The Council’s Supplementary Planning Documents on Urban Design, Residential Design, Public Realm Design and Design and Planning Process should development be considered and compliance with them explained in the Design Statement. These documents are available in hard copy from the Strategic Planning team or can be downloaded for free from the Council’s web site: http://www.rochdale.gov.uk/planning

3.8 Planning applications and A planning application should be accompanied by the following: design A Design and Access Statement setting the design concept and explaining how the design and layout has regard to the design principles set out in the Council’s approved Urban Design

Guides. principles A Transport Assessment and travel plan. An assessment of potential contamination within the area and controlled waters (the canal) and any necessary measures required to remove or mitigate any contamination. A Habitats Assessment to assess the impact -

of development on the canal (which is a Site checklist of Biological Importance, a Site of Special Scientific Interest, and a Special Area of Conservation) and any necessary mitigation agreed with Natural England and British Waterways. An application for Conservation Area consent will be required for the proposed demolition of any buildings. A demonstration of the consideration of sustainable methods of surface water drainage should be shown. A desk study report in to the risks of potential contamination and pollution as a result of historic uses should be carried out and should include how any unacceptable risks to controlled waters would be assessed and dealt with.

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 18 checklist - principles design and development Three

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 19 Four 4 Design and layout possibilities design Materials shown below such as wood, red brick, natural stone in units with a large number of windows will reflect the industrial nature and heritage of the site in a contemporary style. The use of glass, particularly close to the canal will help to bring a sense of light and space into the development and reflect the nature of the water. and layout possibilities

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Many of the uses on site could share servicing and car parking. The example layout plan below shows the possibility of a future connection and link across the railway line and canal. This part of the area could include public open space to ensure its openness for any future linkages with neighbouring sites that is required. Placing offices with residential above towards the southern and central parts of the area will help create activity at all times of the day. There is greater connectivity with the railway line and Manchester Road which will increase activity and interest at the entrance to the area. possibilities layout and design Four

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 21 One Appendix 1 Key contact information key For all general enquiries relating to the contents and of this brief please contact contact Ruth Gilbart - Planning Officer (Local Plans and Masterplans) [email protected]

01706 924362 information

For specific Development Management enquiries relating to planning permissions and conservation or heritage issues please contact

Robin Bennett - Senior Planning Officer (Development Management) [email protected]

01706 924315

For specific highways and access enquiries please contact

Glyn Henry - Team Leader Development Control (Impact Partnership) [email protected]

01706 924560

Other key contacts

Alison Truman - British Waterways [email protected]

01782 785703

Ruth Critchley - Natural England [email protected]

0161 237 1062

Sylvia Wittingham - Environment Agency [email protected]

01925 543363

Derek Richardson - Greater Manchester Ecology Unit [email protected]

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 22

0161 342 2593 information contact key One

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Appendix 2 Local planning policy context wo

The following list, which is not exhaustive, are the relevant planning policies for the Maltings Lane area and local any redevelopment proposals should pay regard to them. The Unitary Development Plan should be referred to for the full details of these policy and any additional information, the information given here is a summary of the key elements of these policies in relation to this particular development brief. planning G/EC/1 - Employment land supply

"The provision of an adequate supply of land and premises for employment generating uses, that meets local needs and contributes to meeting regional needs, will be ensured through the protection of existing industrial and commercial land and premises for continued employment use...Industrial and commercial developments outside allocated employment sites and areas will be supported in locations that comply with policy the plan’s part one spatial policies and are acceptable in terms of environmental impact".

EC/2 - Primary Employment Zones

"Within Primary Employment Zones development and change of use, for industrial, business and warehouse context uses (Use Classes B1, B2 and B8) will be permitted where proposals are of an appropriate scale and character to the area...Other uses will not be permitted unless it can be shown that they are ancillary and complementary (both in terms of size and function) to the industrial and business nature of the employment area".

EC/6 - Office development

"Major office developments will only be permitted outside town and district centres, and sites allocated for employment development, where...The site is on the strategic route network, is well served by public transport and is readily accessible by foot and cycle"

H/13 - Residential uses above retail and commercial premises

"Proposals for the conversion of vacant or under-used floorspace above shops and other commercial premises to residential use will be permitted provided that they should not have a significant adverse impact upon the character of the surrounding area and the amenity of residents in any neighbouring properties by reason of noise, visual intrusion or loss of privacy...The proposal should make suitable, safe and convenient arrangements for access and servicing".

RE/6 - Recreational rights of way

"The Council will develop, in partnership with other agencies, bodies, occupiers and landowners, a system of strategic recreational rights of way as identified on the Proposals Map...The Council will encourage and implement high quality links with such routes from urban areas...The routes on the Proposals Map include...the Rochdale Canal"

A/9 - New development: access for general traffic

"Development proposals will be required to facilitate safe and convenient access for general traffic, which includes cars, motorcycles and commercial vehicles. Relative to the scale, type and location of development, the proposals should ensure that roads, junctions and access points to/from premises are safe, convenient and suitable for the volume and characteristics of traffic that will be required to use them; and access for emergency service vehicles and other service vehicles, such as waste collection vehicles, is provided".

A/11 - New development: transport assessments

"The submission of Transport Assessments will be required alongside planning applications where the development has the potential to lead to a material increase in the volume of road traffic or increased impact because of the type of traffic, and it is necessary to determine whether highway works or other measures are necessary...The scope and detail of Transport Assessments should reflect the size of a development and the extent of the transport implications...Any necessary measures identified in the Transport Assessment

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 24

must support and complement the Local Transport Strategy set out in the Local Transport Plan".

G/BE/1 - Design quality

"New development (both buildings and their settings) will be required to contribute to the provision of an context attractive, safe and accessible built environment, and in particular contribute to the quality of the townscape and landscape, and accord with the best of its surroundings. Developments that engender local distinctiveness will be encouraged".

policy BE/2 - Design criteria for new development

"Development proposals will be required to demonstrate good design by ensuring that they are compatible with or improve their surroundings by virtue of their scale, density, height, massing, layout, materials, architectural style and detail and means of enclosure...Taking opportunities to retain, enhance or create views, landmarks and other townscape features which make a material contribution to the character of the

planning area and reveal such features to public view...Retaining and enhancing the architectural or historic qualities and features of buildings of character...Minimising the potential environmental impact of and on the development, including noise, air and water pollution".

local BE/6 - Art in the environment

"The incorporation of new works of art and craft within major new building developments, refurbishments wo

T and environmental works, will be encouraged and permitted provided they constitute improvements to the local environment...Works that celebrate the historical background of the site or a locality will be particularly welcome".

BE/16 - Demolition of buildings in conservation areas

"Consent to demolish will only be granted where it can be demonstrated that the building cannot be beneficially used and all possible efforts have been made to find a use for the building. Where the demolition of an unlisted building is acceptable, there must be detailed plans for the development or appropriate treatment of the site and development must enhance the appearance of the Conservation Area".

BE/17 - New development affecting conservation areas

"Development proposals will be permitted that preserve or enhance the character or appearance of a conservation area. Development proposals should include detailed implication(s) for the character and appearance of the conservation".

BE/18 - Changes of use to buildings in conservation areas

"Proposals for the change of use of unlisted buildings in Conservation Areas will be permitted provided that the new use is compatible with adjoining uses... (and) conversion and adaptation respects the architectural and historic interest of the buildings and their settings".

NE/2 - Designated sites of ecological and geological / geomorphological importance

"Development proposals adversely affecting sites and areas of ecological and geological/geomorphological importance will not be permitted, the Council seeking to protect and enhance them. In all cases where development is permitted, conditions or planning obligations will be used where they are required to ensure the protection and enhancement of the site’s nature conservation value".

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 25 Three Appendix 3 Supplementary Planning Documents

Relevant Supplementary Planning Documents relating to this development brief and their roles are given

below. This list is not exhaustive and the Council's website should be consulted for full details of all supplementary Supplementary Planning Documents.

Biodiversity and Development Supplementary Planning Document, January 2008

To supplement policies dealing with designated sites of ecological importance by identifying the issues, threats and opportunities relating to the conservation and enhancement of the natural environment. It will provide practical guidance on how development proposals should assess impact and scope for mitigation and how habitats / feature should be managed, and how developments and landscaping can be designed and managed to create new habitats and increase wildlife value. This will link with the Greater Manchester Biodiversity Action Plan which will be endorsed by GM Districts. planning Energy and New Development Supplementary Planning Document, May 2008

To set out guidance on how to minimise energy consumption in the design, construction and operation of new development, including maximising on-site renewable energy generation. It sets out specific standards on how development should integrate energy efficiency and conservation technologies into new development,

including integration of renewable energy technologies. documents

Draft Rochdale Borough Travel Planning and New Development Supplementary Planning Document, February 2009

To set out guidance on how to produce travel plans, and sets out specific standards on how to comply with Travel Planning policies for new developments.

Oldham and Rochdale Urban Design Guide Supplementary Planning Document, 2007

This Urban Design Guide expands on local planning policies and sets design principles for all types of development with the Boroughs of Oldham and Rochdale. These principles identify what development should do to achieve design quality. The following guides provide more detail on how the principles set out in this Urban Design Guide should be achieved:

Design and Planning Process: A guide to good practice, 2007

Residential Design Guide Supplementary Planning Document, 2007

Public Realm Design Guide: A guide to creating good streets and spaces, Supplementary Planning Document, 2007

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011 26 documents planning supplementary Three

MALTINGS LANE DEVELOPMENT BRIEF - DRAFT - OCTOBER 2011