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Consultation on the Revised Draft Greater Manchester Spatial Framework (GMSF) Representations on behalf of Redrow Homes Limited March 2019 Relevant Site Submissions: Bolton - Former Bolton Open Golf Course, Harwood (Suggested New Allocation) Bury – Land at Walshaw Road, Bury (GM Allocation 9 ‘Walshaw’) Bury – Old Hall Lane, Whitefield (Suggested New Allocation) Oldham – Beal Valley, Shaw (GM Allocation 14 ‘Beal Valley’) Rochdale – Land at Manchester Road, Rochdale (GM Allocation 2 ‘Stakehill’) Manchester Road, Rochdale Development Statement March 2019 ________________________________________________________________________________________ ________________________________________________________________________________________ Manchester Road, Rochdale | Development Statement Page 2 Manchester Road, Rochdale | Development Statement Page 3 Contents 1. Introduction 04 2. Site Location and Description 05 3. Planning Context 08 4. Green Belt Assessment 11 5. Sustainable Location 16 6. A Deliverable Site 21 7. Design Principles 24 8. Summary and Conclusion 29 ________________________________________________________________________________________ Manchester Road, Rochdale | Development Statement Page 3 1. Introduction and thereby Greater Manchester. This Development Statement has been prepared by Nexus Planning on behalf of Redrow Homes Ltd (‘Redrow’) in relation to land at Manchester Road, Stakehill, Rochdale. The statement relates to the This Statement is submitted to inform northern parcel of the mixed use GM2 the preparation of the GMSF and allocation, which logically should provide to demonstrate that the site is in an the housing element of the allocation. The appropriate and sustainable location site is allocated in the revised draft Greater for housing. It demonstrates that the Manchester Spatial Framework (January site is deliverable due to the lack of any 2019). constraints which would prevent the site from coming forward. As such it is being The Manchester Road site extends to promoted for Green Belt release and a approximately 85 hectares. The draft residential allocation in the emerging Greater Manchester Spatial Framework Greater Manchester Spatial Framework. (GMSF) confirms that the northern part Manchester Road allocation has potential Purpose of this Document to accommodate in the order of 900 homes. Development of the site for This document describes the new homes would form a high quality, development opportunities presented sustainable extension to the urban area by the Manchester Road site, alongside within clear, defined boundaries. an overview of the key technical considerations, demonstrating that the Redrow support the residential allocation site is available, suitable and achievable of the northern part of the allocation at and can therefore be considered Manchester Road. This land should be deliverable. identified for predominantly residential development to provide greater clarity. The document is structured as follows: This Development Statement, drawing • Site Location and Description on the draft GMSF and the associated evidence base as well as masterplanning • Planning Context and other technical delivery work undertaken by Redrow, confirms that • Green Belt Assessment the site is a wholly appropriate and sustainable location for residential • Available, Suitable, Achievable development. As proposed by the Housing Site Greater Manchester Combined Authority through the preparation of the GMSF, • Design Principles the northern part of the site should be released from the Green Belt and • Summary and Conclusion allocated for residential development. The site offers a significant, strategic opportunity in contributing towards meeting the housing needs of Rochdale ________________________________________________________________________________________ ________________________________________________________________________________________ Manchester Road, Rochdale | Development Statement Page 4 Manchester Road, Rochdale | Development Statement Page 5 2. Site Location and Description The allocated part of the site, north of the A627 (m) spur extends to approximately 85 hectares and is in a consortium ownership who are working in co-operation with Redrow. The site comprises a series of fields, some of which are used for pasture. The site is enclosed by existing urban development on Manchester Road, the A627 and Thornham Lane. Figure 1: Site Location The Site Field boundaries comprise hedgerows, trees The topography of the site is varied yet or cuttings and there are several public broadly level. The highest points are in the footpaths and bridleways which traverse north-east of the site. Trees are broadly limited the site. A single-lane road, Thornham New to scattered on field boundaries and there are Road, forms the northern boundary of the two small wooded copses at the north-east of site. A country track splits off this to extend in the site. a south-easterly direction towards Thornfields, a residential property and collection of farm The site is bounded to the east by the A627 buildings situated in the easterly portion of the motorway, which is in a deep cutting at this site. Two ponds are located at the south of point, beyond which lies additional open the site above St John’s CE VA Primary School fields. To the west of the site are existing Thornham which lies on the southern boundary residential properties off Manchester Road, of the site. Further into the south-western the All-in-One Garden Centre and Thornham corner of the site lies St John Thornham Church Cricket Club. To the south the land is bounded and the Thornham War Memorial, both Grade by the A627 (M) spur, which is also in a deep II listed. An informal path links the church with cutting and crossed by a road bridge. Church Avenue in Slattocks. ________________________________________________________________________________________ Manchester Road, Rochdale | Development Statement Page 5 The site can be accessed via car from existing residential development at Slattocks. a number of existing points, including at To the north lies the M62 while to the east is Thornham Lane and Church Avenue to the the A627. These roads meet at Junction 20 to south and at Thornham New Road from the the north-east of the site. north. Pedestrian links abound, including from the roads which provide access to the The surrounding area is mixed, comprising site, in addition to a footpath from Thornham countryside, Manchester Golf Club to the Lane adjacent to St John’s C of E VA Primary west and Stakehill Industrial and Distribution School which runs in a northerly direction to Park beyond the A627 (M) spur to the south. Newhey Farm and loops back in a south- westerly direction. This Statement demonstrates that the site is in a sustainable location for a major new Surrounding Area residential development. The site is well located to enjoy excellent access to local The settlement of Slattocks, an extension services and the surrounding countryside of Castleton, is located to the immediate via pedestrian links. The nearest local shop, west of the site while Castleton centre lies Londis on Manchester Road, is within a 1,250 approximately 2 kilometres to the north. metre walk of the south of the site. Overall Rochdale Town Centre is approximately 4 the site is well served by shops and services, kilometres to the north while Middleton is in addition to healthcare and educational located approximately 5.5 kilometres to the facilities and open space. south-west. In addition, Oldham Town Centre is located approximately 9 kilometres to the The area is well served by public transport, south-east. with Castleton Train Station located a 20 minute walk away or a 15 minute bus ride The site is bounded on all four sides by urban via the number 17 bus which stops on features. The site is surrounded to the west by Manchester Road. The bus also provides access to key local destinations including Figure 2: The all-in-one garden centre in Slattocks ________________________________________________________________________________________ ________________________________________________________________________________________ Manchester Road, Rochdale | Development Statement Page 6 Manchester Road, Rochdale | Development Statement Page 7 Middleton, Rochdale, Collyhurst and Manchester. Manchester City Centre can be reached via train in less than 20 minutes. Regular daily trains also run to Rochdale (within 4 minutes), Clitheroe, Leeds and Blackburn. Figure 3: View towards properties on Grange Road Figure 5: View from the centre of the site towards Slattocks Figure 4: View from the centre of the site looking south-west ________________________________________________________________________________________ Manchester Road, Rochdale | Development Statement Page 7 3. Planning Context Adopted Development Plan Emerging Local Plan Rochdale’s adopted development plan Rochdale Borough Council has commenced comprises the Core Strategy (adopted in work on an Allocations DPD, which will October 2016) and the remaining saved support the Core Strategy and when policies of the Unitary Development Plan adopted, replace the Unitary Development (adopted in June 2006), including the UDP Plan. The Allocations DPD proposes detailed Proposals Map. The site is included in the planning policies, area designations and site Green Belt. The Green Belt in this area was allocations for specific types of development last reviewd via the 1984 Greater Manchester to meet the boroughs needs or new homes Green Belt
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