The Oldham Local Strategic Partnership (LSP) and the North West Development Agency (NWDA), and Produced by a Team of Consultants Led by URBED

OldhamIdeas for Net transformation

OldhamIdeas for transformation

Third Masterplanning April report2004 for... Oldham Local Strategic Net Partnership and North West Development Agency by... URBED, S333, King Sturge, Comedia, and WSP

May 2004 1. Introduction 1

URBED Manchester URBED Manchester 2. Nodes 3 10 Little Lever Street 10 Little Lever Street Manchester Manchester 3. Demonstration Nodes 7 M1 1HR M1 1HR Node 01: HOLLINWOOD 7 0161 200 5500 Node 02: ZETEX 15 t. 0161 200 5500 Node 03: FEATHERSTALL ROAD 23 f. 0161 237 3994 URBED London Node 04: OLDHAM ATHLETIC FOOTBALL CLUB 33 e. [email protected] 19 Store Street Node 05: WEST END 41 w. www.urbed.com London Node 06: GREENFIELD MILL 49 WC1E 7DH Node 07: ROYTON TOWN CENTRE 57 0207 436 8050 4. Conclusions 63 [email protected] www.urbed.com

1.Introduction

This is the Third Masterplan in the family of reports that comprise Oldham Beyond, a new vision for the Borough of Oldham commissioned by the Oldham Local Strategic Partnership (LSP) and the North West Development Agency (NWDA), and produced by a team of consultants led by URBED.

The three ‘demonstrator plans’ have been undertaken by the team to show the practical impact of the themes and principles that have emerged from the overall Vision for Oldham Beyond, but unlike the masterplans for the Werneth/Freehold Housing Market Renewal area and Oldham Town Centre, this third masterplan encompasses all of the borough. It aims to be imaginative and visual but rooted in practicality – as well as setting out a route towards achieving the transformation of seven exemplar ‘demonstrator’ sites, it also offers principles for a regeneration framework that could bring life to many other places across the borough.

A route to the future

The main aim of the masterplan is to provide a practical route forward towards the possible implementation of the different scenarios and plans, but it also offers an imaginative and visual way of thinking about the future of the borough. This creative thinking can be applied to other sites and situations, based on the principles for the nodes that are explored here. Throughout the masterplan we look to the future to explore the potential changes that could be achieved in the borough. -1- Oldham 3rd Demonstrator Report - May 2004

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Figure 1: Schematic illustration of the development of ideas towards re-imagining Oldham through a social and cultural network

-2- -3- Oldham 3rd Demonstrator Report - May 2004 2. Nodes

This masterplan develops a series of seven smaller plans and scenarios for different types of place across the borough. These seven ‘nodes’ have been chosen for two reasons: first, because individually they offer significant and often unique opportunities for the borough as a whole as well as for their local neighbourhoods, and second, because they encompass the six themes that have emerged from Oldham Beyond and therefore demonstrate practical ways in which the ideas developed in the Vision can be taken forward in the future. These six themes are: Wealth Creation Common Ground A Learning Community Liveability New Oldham (governance and cultural identity) Sustainability

Of these, the themes of Wealth Creation and Common Ground have been identified as central to the future development of Oldham, and they underpin all of the ideas developed here.

Wealth Creation Common Ground to protect and expand existing A fundamental question for towns like employers, and in particular to encourage Interaction between communities will not Oldham is where wealth is created. new firm foundation, as well as to attract happen unless there is ‘Common Ground’, Unemployment in Oldham currently is less new investment. not owned by any community – public than the national average. However, this The Vision for Oldham Beyond describes realm, where people can meet, interact and positive statistic hides a low skill/low wage our underlying principles for Wealth Crea- get on with each other. Within Oldham Be- economy and a reliance on business section in more detail, in particular for provid- yond we hope to create a range of places in tors that are forecast to decline nationally ing more help and assistance for existing the borough where this interaction can take in employment terms, if not in absolute firms, creating ‘strategic’ employment place – we are also calling them ‘Zones terms. Many Oldhamers in future will also sites to attract inward investment at both of Exchange and Understanding’. As well travel outside the borough to work. For Hollinwood and Mumps in the town centre, as the proposals made in the Werneth/ Oldham to prosper it is therefore imperative encouraging and assisting further growth Freehold and Town Centre masterplans, that action is taken to address these issues in the creative industries and amongst the each of the seven nodes in the ‘Oldham so that the borough can compete again in Asian business community, fostering social Net’ incorporates the principle of Common a global as well as a regional market. To enterprise, exploiting the borough’s tour- Ground. Each node is intended as a new create wealth in the borough this ism assets and creating zones of economic form of public space, to benefit the citizens Figure 1: Schematic illustration of the development of ideas towards re-imagining Oldham through a social and cultural network masterplan recognises that it is important interaction between the communities. of Oldham.

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Figure 2: Oldham’s Node ‘landscape’ in 2004

A Network of nodes

The seven nodes have been chosen as improvements to the points may include exemplars because they offer a vital public art (as happened in Barcelona) or opportunity to the borough, not just eco- even the commissioning of a small nomically, but also socially and culturally. building by a famous architect (as However, we see these individual places happened in Groningen that has a public as the first points in a growing network that toilet designed by Rem Koolhaas). These could bind and strengthen the borough points and lines eventually combine to through further developments in future. unite the borough and to build links The idea of a regeneration ‘net’ between neighbourhoods. This to coordinate a series of improvements regeneration framework could then spread across the borough reinforces the principle across the whole of Oldham and indeed throughout Oldham Beyond of developing beyond the boundaries of the borough. the ‘point and line’ technique first used in Therefore the principles that we the revitalisation of Barcelona. The princi- will develop in this masterplan are also ple involves identifying a series of spaces intended as guidance to other, future devel- (points) at the heart of local communities opments, to have a spatial, ‘interweaving’ that can be improved and then focusing on benefit for Oldham, as the net grows ever the connections (lines) between them. The tighter and stronger.

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INGREDIENTS LOCATION FEATHERSTALL ROYTON TOWN WEST END GREENFIELD HOLLINWOOD OAFC ZETEX ROAD CENTRE

common ground X X X X X X X

offices X X X X X

retail X X X X X X

start-up incubators X X

conference facilities X X X X X X

market X X

theatre X X X

Roxy cinema X

creative workshops X X X X X

museum X X X

community institution X X X X

public services X X X X

"Social Computer" X X X

research facilities X X

nursery / school / college / X X X X X training

restaurant / café / bar X X X X X X X

indoor / outdoor sports X X X X

visitors accommodation X X X X

housing X X X X X

Figure 3: Identifying the Nodes – the common ingredients in each node -4- -5- Oldham 3rd Demonstrator Report - May 2004

-6- -7- Oldham 3rd Demonstrator Report - May 2004 3.Demonstration Nodes

Themes: Wealth Creation, Common Ground

Context Location Opportunities for development

Hollinwood is a key gateway to Oldham. It The Hollinwood area’s location at the inter- Hollinwood has the potential to become a stands at the junction of the M60, the A62 section of the A62 and Manchester’s orbital significant economic hub on the ‘economic and the proposed Metrolink. This highly motorway, the M60, places it in a highly ring’ of the M60 – an office/business area accessible location is combined with a accessible location on Manchester’s ‘eco- of sub-regional importance. We do not see significant amount of land that is either nomic ring’. The proposed development of Hollinwood being developed for a local vacant or underdeveloped. This masterplan a Metrolink line between Manchester City market – it is too valuable a site for this therefore sees this as the most prominent Centre to Oldham and Rochdale Town Cen- – but rather to compete in a sub-regional inward investment location in Oldham. It is tres through the site will not only improve market comprising most of the M60 seen as a location that can attract com- the public transport accessibility of the corridor. mercial uses into a high quality business area, but place Hollinwood on Manches- The area’s prime location, lower environment that promotes economic ter’s public transport ‘map’. Hollinwood is land values, large catchment population development and projects a strong image currently less than 15 minutes by car from and excellent accessibility will enable it to for Oldham. Manchester Airport: with Metrolink it will compete with the South Manchester Busi- To make the area work as a destination it be a similar journey time to Manchester ness Parks and with sites closer into the needs a mix of other uses. As well as of- City Centre. City Centre. However, to do so the area has fices these could include housing, leisure to match the ‘offer’ of its competitors, i.e. a uses appropriate retailing and associated quality environment with landmark building eating and drinking uses. design and good car parking. There is also the potential to build on this economic

-6- -7- Oldham 3rd Demonstrator Report - May 2004 function with complementary functions, NWDA and English Partnerships to develop and a poor environment. In addition the explored below. As well as its sub-regional a high quality business location we believe area is under pressure from a number of role, however, Hollinwood also serves as that a strong demand can be created. uses that would be inappropriate if the an important gateway not only into Oldham Before this position in reached it is impera- areas full potential is to be realised, i.e. but also to Manchester from the east. tive that the Council protects the area from fast food outlets, car showrooms, etc. To This highlights the need to ensure that the inappropriate uses. The Hollinwood area is be able to address these constraints will design and development of the area is to a an asset that cannot be replicated anywhere require strong public sector intervention to high standard. else within the borough. plan the area, assemble sites, improve the environment, service sites and resist inap- A major business location at Hollinwood Constraints on development propriate uses. would provide a source of employment close to residential areas and on a high- At present land within the Hollinwood area Potential development plots and density public transport corridor. is in a multiplicity of ownerships. For- their possible uses At present the market for office develop- tunately the Council has significant land ment in this area is limited. However, with holdings in the area. The environment of Key sites, other than those owned by the a clear vision/masterplan for the area and the area is far from conducive to inward Council, in the Hollinwood area, include a commitment from the Council and the investment with vacant and derelict sites those owned by British Gas and the Roxy

Figure 4: Relationship to airport, New East Manchester Figure 5: Regional eco- and City Centre nomic axis between cities -8- -9- Oldham 3rd Demonstrator Report - May 2004

Figure 6: Strip between rail and A62 is fed by the 3 sources M60, A62 and the proposed Metrolink

Cinema. These and other sites in the area sider moving to the town centre if a suit- primarily offices and businesses need to be brought under single owner- able “deal” could be arrived at. This would ancillary retailing ship to enable an attractive and successful bring major benefits to the town centre as ancillary housing development to be achieved. The Roxy well as free up a valuable development site. cafes, restaurants, bars Cinema is one of the borough’s important landscape elements assets, and currently occupies an important ancillary leisure gateway site at Hollinwood. It is important conference centre that this leisure facility is not lost. We are The possible future ingredients in the Renewable Energy Park aware that the Cinema’s owners would con- development of Hollinwood could include:

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Figure 7: Hollinwood – site plan -8- -9- Oldham 3rd Demonstrator Report - May 2004

Implementation strategy Summary points

In order to create a business location of To develop Hollinwood as a high sub-regional importance the site needs quality sub-regional office/business to be brought together and serviced and location marketed as a coherent package. This will To commission as a matter of urgency not happen in the short term indeed the a masterplan for the Hollinwood area demand for business space in the short To resist inappropriate development of term will probably be taken up by compet- the area ing business locations. Oldham, however, needs to play the long game in order to respond to opportunities as they arise and to have a scheme capable of being brought forward in the medium term. The first step is to avoid sites being taken by conflicting uses. This will require either site acquisi- tion or the adoption of Supplementary Planning Guidance that gives the planning system teeth in resisting such uses. In order to justify acquisitions and SPG the Council needs to commission more detailed masterplanning work for the area and provide the context (and leverage) for more detailed negotiations with landowners. It will enable plans to be brought forward for infrastructural investment, for plots to be defined, for marketing material to be produced and for promotion of the area to be undertaken. The North West Develop- ment Agency’s and English Partnership’s assistance will be essential in helping to assemble sites.

Figure 8: Illustration showing a possible future development of Hollinwood -10- -11- Oldham 3rd Demonstrator Report - May 2004 Hollinwood 2014

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Figure 9: The ingredients and functions that could characterise Hollinwood in 2014

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Themes: Common Ground, Wealth Creation

Context dust and vibration free environment. Its more jobs to local residents. neighbours include a brick crushing plant This can be achieved by As the largest manufacturer of micro- and a waste-recycling depot. Whilst these relocating the inappropriate neighbours, processors in Britain, Zetex operates on a uses are important to the local economy improving the environment and creating global scale, with affiliated companies in themselves, their proximity to Zetex, raises development sites for other high tech Europe, America and Asia. It is the type of questions of the long term attractiveness companies, by improving the linkages and company to whom most local authorities of this site to the company. In addition, the environment of these linkages between throughout the country would offer their Zetex attracts visitors and potentially highly nearby Chadderton town centre and the most prestigious sites, as well as provide qualified recruits to its Chadderton plant. A62. grants to entice them to locate within their The immediate area is a poor advert for boundaries. Oldham must ensure that the company. If the company had to move, Location it retains this prestigious company and they may not remain within Oldham. It is maximises the benefit of it being within the therefore imperative that the Council works The company has recently consolidated borough. with Zetex to not only look at how their op- all of its operations on the one site in erational difficulties can be addressed but the Chadderton area. Internally the plant However, for historical reasons the plant how the location of the only British owned is “state of the art” with the technology finds itself located within an area which microprocessor business in the country required to ensure a “clean” environment is the antithesis of a normal location can be capitalised upon to attract further for the product of microprocessors. for a high tech company that requires a business into the borough and provide

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Opportunities for development new development plots which can be used Constraints on development to attract either existing high tech firms in The relocation of the surrounding busi- Oldham to expand into or to bring in com- The main constraints on the development nesses will help to ensure Zetex remain panies from outside the borough. We have of this location are the ownership of land, within Oldham and provide them with also suggested the area should be the current lack of demand and the the opportunity to expand further in one explored as the possible location for a availability of funds to be able to pursue location. The freeing up of adjacent sites ‘social computer’ (see below). the plan’s objectives. will also provide the opportunity to create

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Figure 10: Zetex is competing with other production sites: Zetex’s position, like that of the IT world, is constantly changing and thus competi- tion from cheaper markets particularly Asia is very high. -16- -17- Oldham 3rd Demonstrator Report - May 2004

Potential development plots and relocation of surrounding inappropriate European Union and IBM, where high tech their possible uses businesses companies collaborate with the public on science park/location for high tech product development and testing. Oldham The first priority is clearly to relocate the companies already has several high tech companies inappropriate uses that lie to the north and a quality environment that might be persuaded to participate east of the Zetex plant. However, the op- reusing a redundant mill as a ‘social in this innovative European network of portunity to improve the surrounding area computer’ facilities. These include not only Zetex but from the proposed metro station at Werneth also Ferranti and Digital Projections, as to Middleton Road should also be explored. We have suggested the possibility of well as a number of companies in nearby reusing a mill in the general proximity of Manchester. The ‘social computer’ would The possible future ingredients in the de- the Zetex plant as a ‘social computer’. also help develop workforce skills as well velopment of the Zetex area could include: This is a concept being supported by the as focus on design and innovation.

Figure 11: Zetex – site plan -16- -17- Oldham 3rd Demonstrator Report - May 2004

Implementation Strategy Summary points

As a first step it will be important for the tion and lead to a phased action plan. The By improving the environment of one of Council to commission a Development next stage would be to enter negotiations the borough’s key employers, not only Framework for the area surrounding the with uses to be relocated. It would be ensure the future of the company in Zetex site and its links with the A62 and clearly preferable to do this by negotia- Oldham but development sites for other Chadderton Town Centre. This develop- tion but there may be a need for a CPO to high tech companies ment framework would identify the options unlock these discussions. The North West for improving the environment of the Zetex Development Agency’s/English Partner- The Council should commission a plant, uses that will need to be relocated, ships assistance may be required to fund Development Framework of the area potential development sites that could be the study, assemble the sites and carry out surrounding the Zetex plant created, potential sites for the relocated any necessary works. The proximity of this businesses, the potential for attracting high area to the Housing Market Renewal area The Council should enter discussions tech uses (if any), necessary environmental of Werneth gives this job safeguarding/ with non-complementary uses improvement works, the feasibility of the creation project particular relevance to ‘social computer’ concept in this loca- English Partnerships.

Figure 12: Common Ground on development plot -18- -19- Oldham 3rd Demonstrator Report - May 2004 Zetex 2014

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Figure 13: The ingredients and functions that could characterise the Zetex ‘node’ in 2014 -18- -19- Oldham 3rd Demonstrator Report - May 2004

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Themes: Common Ground, Wealth Creation, Liveability

Context regional and global. Featherstall Road is Opportunities for development well connected to other Bangladeshi com- Featherstall Road’s character is shaped by munities in Britain and around the world The masterplan aims to enhance Feath- its ethnic communities, and especially its yet, feels physically and culturally separate erstall Road’s rich economic and cultural strong Bangladeshi culture and businesses. from the rest of Oldham, particularly the potential and international links whilst � This richness gives the area the potential town centre. This needs to be addressed. reintegrating it with Oldham itself. The to develop as a node with a broad range of Vision is of a commercial neighbourhood attractions to all cultures so that Feather- Location where the richness of Bangla culture is ex- stall Road could become a bridge between pressed, but which is attractive and open to different cultures. Featherstall Road links Rochdale Road and all cultures and which will have improved the Royal Oldham Hospital in the north to linkages with the town centre. The idea that inspires this project is the Manchester Road and Werneth Park in the spirit of a market square, a place where dif- south and lies approximately 750 metres The demonstrator plan suggests the de- ferent people come together to interact and to the west of Oldham Town Centre. The velopment of Featherstall Road as a centre trade in goods, life-styles and ideas. Featherstall Road area is separated from the for Asian restaurants and retailing. This has Trade is not only the lifeblood of a town but town centre by the barrier of the Oldham the potential to be a ‘Zone of Exchange and in the case of Oldham is a the route through Way. Whilst this demonstrator plan Understanding’ as part of the overall vision which greater intercultural understanding focuses on that part of Featherstall Road – a place where� the Asian community can and integration can be achieved. between the roundabout on Oldham Way trade and interact with other communities Because of the international network of and Middleton Road, we would see the as happens in places like Rusholme in connection of which Oldham is part, activity proposed through time extending Manchester and Brick Lane in London. markets are now not only local but also along the whole length of the road.

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This does not presently happen in Oldham other than in the Open Market because most of the Asian commercial areas serve a largely Asian market. The proposals build on some progress that has been made and the aspirations of the Featherstall Road �� Traders Association. They also tie in with �� the regeneration of Anchor Mill and the

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�� Figure 14: Featherstall Road is part of a network of Asian communities in England

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Figure 15: Featherstall Road attracts people from a larger region -24- -25- Oldham 3rd Demonstrator Report - May 2004

The masterplan suggests a series of for it to become predominantly a retail Constraints on development temporary uses similar to Gabriel’s Wharf zone in London as a spur to developing this ac- with high profile annual events includ- There are three main constraints on the tivity, with the development of housing and ing Bangla New Year, a summer shop- vision for this node being realised: land permanent facilities linking to Asian culture ping festival and a curry festival ownership is in a multiplicity of hands, (for instance music production studios) Anchor Mill re-opened Anchor Mill, an important component of following. Key to the proposals is a new the expansion of the Tesco store the vision, is in the hands of the receiver ‘Urban Bridge’, to link across Oldham Way a new Mosque and the Oldham Way represents a signifi- to the College and beyond to Oldham Town a growing residential Bangla commu- cant barrier between this area and the town Centre. nity around centre. an increase in cafe and kebab shops, There is a loosely constituted Traders Asso- employment agencies, more clothing ciation. Its stated aspirations for Feather- shops stall Road over the next 10 years are:

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Figure 16: Featherstall Road is currently disconnected from the town centre -24- -25- Oldham 3rd Demonstrator Report - May 2004

Potential development plots and special street furniture to give the area Asian goods, cultural training in Asian their possible uses a distinctive identity, e.g. benches, dance, singing, music production lights, sculptures, street names company) Key development sites are ones located on public square with several functions the existing Millennium Community Dew Way, land earmarked for the proposed (market square, performance space, Centre Mosque, and a number of sites off Hilda parking space at special events) offices and Widdop Streets. internet centre connecting Oldham to conference centre, hotel (50-100 the world beyond people) The possible future ingredients in the Mosque development of the Featherstall Road area possible Asian bazaar in the Anchor could include: Mill, (indoor and outdoor market for

Figure 17: Development plots and possible access points into the site -26- -27- Oldham 3rd Demonstrator Report - May 2004

Implementation strategy a new level. The refurbishment of Anchor does not contribute to the street in terms of Mills could achieve this, however, the urban design or vitality but it is regarded as Progress is already being made towards our building is in the hands of the receivers a successful store and employs a lot of lo- vision for the Featherstall Road area. and so this cannot be relied upon in the cal people. The store is seeking to expand. There are already restaurants on Feath- near future. The proposal for a tempo- It is, therefore, important to work with Tesco erstall Road, the Millennium Centre is rary market/restaurant area is, therefore, to: operating successfully, a Mosque is intended to animate the area and create a planned and the informal Traders Associa- focus in the short term. In Gabriel’s Wharf Create a strong pedestrian route and tion has similar ideas for the development this was done using shipping containers crossing over Oldham Way to the town of the area. with colourful shop fronts. It is suggested centre that this could happen on a temporary Support the creation of the market/ This is a significant start but to achieve the basis around the mill. restaurant area above vision there is a need for something The main economic value in Create links to the supermarket car park to take the regeneration of the area onto the area is currently the Tesco store. This so that it can serve the Featherstall

Figure 18: Boulevard and ‘Golden Corridor’ -26- -27- Oldham 3rd Demonstrator Report - May 2004

Road facilities as well as encouraging motorway network and Manchester Summary Points supermarket shoppers to explore the Street. Having two gateways at each stalls and restaurants. end of the road would create an inviting To develop the Featherstall Road area entrance into Featherstall Road and as a centre for Asian culture, business, In this way the commercial value of the give the area stronger identity. retailing and restaurants supermarket can act as a spur to the There needs to be a promotional scheme for Featherstall Road. As this strategy which clearly outlines how to To create a place where the Asian com- gathers momentum it is our view that the effectively market the area and make munity can trade and interact with other mill will become more viable and we would it more inviting for local residents, communities, thereby creating a ‘Zone anticipate it being brought forward for people from the rest of the borough, of Understanding and Interaction’ development as values in the area rise. neighbouring areas and people from Other recommendations are: further afield. To improve pedestrian links between The strategy would give Featherstall the Featherstall Road area and the town Traders Association to be set up as a Road a strong identity as a cultural hub centre formal organisation, which can take and popular destination for shopping responsibility, together with the Asian for a variety of multicultural crafts, food To commission the preparation of a Business Association, for supporting and clothes. The promotion could be Framework to guide development business expansion, for both start up linked to an annual shopping festival. businesses and expanding companies. The organisation would also manage Funding for these proposals could come development schemes such as shop from a variety of sources: European presentation / shop signage / street Regional Development Funding, North lighting / state of roads and pavements West Development Agency, Section 106 / structural control / parking / security funding linked to Tesco’s possible expan- / litter as well as coordinate cultural sion, and possibly recycled receipts from activities. Local businesses should be land disposals by the Council. encouraged to improve their premises To be able to justify funding and funding opportunities should be from these sources it will be important investigated that a Development Framework is prepared Enterprising activities and training for the area which sets out in more detail needs to be put in place for the large these projects, their phasing and cost and number of young people who would provides an action plan for their implemen- benefit from the experience these tation. facilities could offer The area should reflect the community who live and work in the area through imaginative designs and landmarks The added advantage is access: Westwood is very accessible from the

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Figure 19: The ingredients and functions that could characterise Featherstall Road in 2014 -28- -29- Oldham 3rd Demonstrator Report - May 2004

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Themes: Common Ground, New Oldham, Wealth Creation

Context Location Opportunities for development

Oldham Athletic Football Club (OAFC) has OAFC’s ground, Boundary Park, is located Boundary Park and its surrounding sites recently been bought by new owners who at the end of the A627 (M), the motorway are without doubt positioned in a highly want to invest in the club by improving linking Oldham to the transpennine M60. accessible and visible location. As such facilities and expanding the range of uses As such, the ground and its surrounding the area is attractive for retailing (which around the ground. The success of area is not only a potential regeneration already exists at Elk Mill Central Retail Premiership football clubs such as node, but also a potential commercial site. Park), hotels (one is currently being Blackburn and Bolton has been hugely The site is surrounded to the north and east constructed) and office development. Other important in the confidence and image by suburban family housing, to the west by professional football clubs have capitalised of these towns. This is partly about the open space and motorway infrastructure, on the development potential of their stadia success of the team but also relates to the and to the south by Oldham Hospital and by incorporating office, leisure, retail and quality of the ground and the revenue that terraced housing. restaurant and conference facilities into the facilities are able to generate. The their complexes and surrounding land. proposals to develop the ‘Latics’ are There is often a synergy in these uses, i.e. therefore potentially an important part of conference facilities can be hired out to Oldham’s regeneration. businesses during the week and used for hospitality on match days. Leisure facilities linked with the club can attract people who �

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would not normally visit such facilities, and conversely people using the facilities may be attracted to attend matches. The same is also true of community and education facilities. Football stadia can have an uneasy relationship with the communities that surround them. It is therefore important that the community is involved in plans for expansion and that they can see benefits from the proposals.

Figure 20: The node within the regional network

Figure 21: The nature of the site -34- -35- Oldham 3rd Demonstrator Report - May 2004

Constraints on development ‘Latics’ have recently announced that they to facilitate redevelopment of the park for a intend to build a new 8,000 capacity stand: wider range of recreation activities: There are two constraints on the develop- however, care must therefore be taken in ment of this node. Firstly there is the need the type and quantum of uses developed. bars, restaurants to provide a more direct access to the area conference centre (400-500 seats) from the main road network. This will make Potential development plots and accommodation (hotel/hostel) the ground and its sites more attractive their possible uses public services commercially. Secondly, the most suc- outdoor sports facilities cessful examples of ancillary development Three independently accessible plots offer indoor sports facilities of football grounds have generally been excellent potential for a range of develop- educational facilities of clubs in the Premiership. Oldham is ment options for redeveloping the stadium offices / enterprise centre in the Second Division and does not have complex, but also additional complemen- local retail the same kudos or attract the same ‘gates’ tary commercial and community functions. sports pavilions as these clubs. We do understand that the Additionally a fourth plot could be created special events, e.g. music venues

Figure 22: Oldham Athletic Football Club – site plan -34- -35- Oldham 3rd Demonstrator Report - May 2004

Implementation strategy Summary Points

The key to the viability of these sites is a To capitalise on the accessibility, vis- direct road connection and visibility from ibility and image of the Football Club the junction of the A627M Motorway. The to create jobs and new facilities and extension of Furtherwood Road or of services and support the viability of Westhulme Avenue is therefore crucial. the Club

We believe that the next stage in taking To improve access to the football this proposal forward is a feasibility study, ground and its development sites which would explore the type and quantum of use that could be accommodated on To commission a feasibility study of the the site, the likely future market for those development potential of the ground uses, together with an exploration of costs, values and potential public assistance required. There is likely to be a need for subsidy and we believe that there is a case to be made for North West Develop- ment Agency investment in an imaginative scheme, which not only helps the long- term viability of the ‘Latics’ but also creates business space and facilities and jobs at a key gateway into Oldham.

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Figure 23: The ingredients and functions that could characterise Oldham Athletic Football Club in 2014 -36- -37- Oldham 3rd Demonstrator Report - May 2004

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Themes: Common Ground, Wealth Creation

Context to Yorkshire Street. While this new site is being developed only one potential location, developing the there are a number of potential avail- The award-winning Coliseum Theatre has ideas further in this masterplan allows us to able development sites built up a formidable regional reputation explore the different ingredients that such a for lively repertory theatre and support for cultural node could include. Opportunities for development local talent and a range of community and outreach activities. However, the venue off Location In seeking to find a new home for the Coli- Yorkshire Street is approaching the end seum Theatre, studies have focused on the of its life. It is proving an impediment to The proposed ‘West End’ can be defined as Old Town Hall as a possible location. The progress both technically and in audience the area located to the west of the shopping Oldham Town Centre Masterplan explains development, and a feasibility study has core, to the south of the Civic Centre and why this conflicts with the possible expan- been exploring options for creating a new Oldham College and bounded on the west sion of the Town Square Shopping Centre. home for the theatre. The Coliseum is a key by the curve of the Oldham Way. This We also believe that a theatre developed element in the landscape of Greater Man- location has a number of key attributes: as part of a shopping centre would not chester theatres, as the illustration on pag- be appropriate or fulfil the potential of the es 46/47 shows. It also plays a major role it is highly accessible by road and bus Coliseum as a focus for the cultural life of in Oldham’s cultural landscape. The new and the proposed Metrolink will have a the town. This masterplan suggests that development might give the theatre the op- station within the area at Union Street there should be a new-build solution for the portunity to gain influence at a larger scale. it is in close proximity to the shopping Coliseum, which would allow it to expand In the Town Centre Masterplan we suggest centre its role in education, improve its customer redeveloping the Coliseum as the heart of a it is adjacent to Oldham College, which facilities and provide a base for Peshkar new ‘West End’, as a cultural counterpoint may have synergies with proposals Productions and potentially other creative -40- -41- Oldham 3rd Demonstrator Report - May 2004

businesses in Oldham. We believe that a location close to the College could facilitate this and would provide an important bridge between the theatre and the rest of the town centre. �� We have also explored with the �� Roxy Cinema’s owners the possibility of �� relocating the cinema from its current loca-

�� tion at Hollinwood to the town centre. This

�� would help free up a key site for the development of Hollinwood, provide a valuable leisure facility for the town centre and �� enable the Roxy to redevelop and expand its audience. A relocated Coliseum Theatre together with a relocated Roxy Cinema and associated cafes and restaurants could create the basis for a new ‘West End’, Figure 24: Theatres in Greater Manchester

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Figure 25: Theatres in the Borough of Oldham -42- -43- Oldham 3rd Demonstrator Report - May 2004

which would provide a vibrant balance to a public restaurant and viewing gallery, Constraints on development the evening economy on Yorkshire Street. and interactive terminals where people These proposals also have significant could participate in the governance of the To create a vital and viable ‘West End’ it is importance in creating an intercultural area borough and see the ‘big picture’ of the important that at least one of the above- of ‘Exchange and Understanding’. borough from this birds eye view. mentioned key facilities is attracted into The Coliseum has developing links the area. A feasibility study is ongoing through its participatory work and theatre The location of the Coliseum/Cinema com- on the relocation of the Coliseum and the programme with the South Asian commu- plex in the necklace of the ‘Golden Corri- Roxy have expressed their willingness to be nities but the new Coliseum with Peshkar dor’ (see Oldham Town Centre masterplan) involved in a feasibility study of the reloca- Productions could become a genuine and the close proximity to other cultural tion of the cinema to Oldham Town Centre. community resource for all the communi- elements such as Featherstall Road, the Land ownership may be an issue ties in Oldham. The Roxy Cinema is already Learning Quarter and the Tower of Views, in this area as the key sites are either not exploring screening ‘Bollywood’ movies. enables a strong potential interrelation with in public ownership or have other con- The area could become a bridge between those elements. A drink in the Tower Bar straints upon them. The funding of the key the two cultures. We are also suggest- looking out over the borough would be a facilities: the theatres and the cinema, will ing that the roof of the Civic Centre tower dramatic location for the end of a cultural clearly be an issue and one that needs to be developed as a ‘Tower of Views’ with evening out in Oldham Town Centre. be explored further.

Potential development plots and their possible uses

The key development plots for this proposal are: the former Mecca Bingo site – this could accommodate the cinema and the theatre the former Sainsbury’s store off Man- chester Street – this has an existing retail consent and would be expensive to acquire land at the rear of the Magistrates Court off Middleton Road extended by rationalising the traffic circulation at the Middleton Road/King Street junction – in the short term this may be an expensive option.

The possible future ingredients in the development of a new ‘West End’ could include: relocated Coliseum theatre studio theatre space educational facilities (theatre school) Figure 26: West End – site plan bistro, cafe -42- -43- Oldham 3rd Demonstrator Report - May 2004

restaurants istrates Court would be another associ- discussions have shown an interest from artists’ workshops ated benefit from the proposed Coliseum the owners of the Roxy Cinema at Hol- relocated Roxy multiplex cinema scheme. It may be that whilst this would linwood to consider relocation to Oldham Civic Centre ‘Tower of Views’ create a landmark site for the theatre, the Town Centre. However, they would have to costs and constraints on its development be convinced that such a relocation was Implementation strategy would prohibit its use. This needs to be both feasible and viable. There is, therefore, explored further. a need for this work to commence as soon The illustration on pages 46/47 shows how as possible. a new Coliseum could be accommodated The best site for both the theatre and the on a site to be created at Kings Street/ cinema would appear to be the former Summary Points Middleton Road. This will require Oldham Mecca Bingo complex, which will have the Council to rationalise the road layout, rede- benefit of a nearby Metrolink station. The To develop the area to the west of the signing the present generous roundabout public sector should seek to bring this into shopping core as Oldham’s ‘West End’ to become a simple crossroads junction, public ownership. while still allowing for a full turning circle The feasibility study on the relocation That the public sector should seek to for buses. Negotiations will also be neces- of the Coliseum to the Old Town Hall is acquire the former Mecca Bingo site sary with the Magistrates Court, whose car being carried out. We recommend that park adjoin the site and would probably this study be widened to take into account To extend the Coliseum Theatre need to be built over in the development other locations at the west end of town and feasibility study and to commission a of the theatre. Associated improvements to incorporating our proposals that in addition feasibility study into the relocation of the public realm surrounding the Mag- the theatre become a ‘teaching’ facility. Our the Roxy Cinema

Figure 27: Coliseum and the elements of the ‘Golden Corridor’ -44- -45- Oldham 3rd Demonstrator Report - May 2004 West End 2014

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Figure 28: The ingredients and functions that could characterise the Coliseum in 2014 -44- -45- Oldham 3rd Demonstrator Report - May 2004

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Themes: Wealth Creation, Common Ground, Education

Context Location Opportunities for development

The Robert Fletcher Mill, a former cigarette The site lies 11 miles north east of The Robert Fletcher site represents a paper manufacturing complex, occupies Manchester City Centre and 4 miles from significant opportunity site for recreation/ a 76 hectare site on the eastern edge Oldham Town Centre. The site links onto leisure/tourism development in a prime of Oldham adjacent to the Peak District both the A669 and the A635, which in turn location adjacent to a National Park. The National Park and the attractive Dovestone provides linkage to the A670 and thereby demonstrator plan envisages the develop- Reservoir. The mill ceased working in 2001 onto the M60 at Ashton-under-Lyne. It ment of the site as a recreational resource and comprises some 22,000 sq m of floor occupies a unique location, a gateway into for the entire borough (and beyond) and a space, associated millponds, tanks etc as the Peak District National Park on the edge gateway to the Peak District National Park. well as large areas of agricultural land and of a major conurbation. We have explored the market for appropri- woodland. The site lies within the Green ate commercial leisure facilities and found Belt. that demand is at present limited.

The owners of the complex are considering Our proposal is for the development of an what action to take. We understand they outdoor centre for both the general popula- seek a high value use, residential, because tion and for all schools within the borough of the high cost of clearing and cleaning (and indeed further afield). This centre up; they need to generate sufficient value could cater for extreme indoor and outdoor in the site. sports, a national park centre, hostel, hotel and timeshare accommodation, conference

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facilities and associated eating and drink- Constraints on development it is in private ownership ing facilities. This would bring a prominent development of the site would involve vacant site in the most scenically attractive This is not an easy site to develop and very high abnormal costs for decom- part of the borough back into use, promote there are a number of constraints to its missioning the plant, clearing build- the leisure economy to the benefit of the development: ings and decontaminating the site borough as a whole and create a ‘common highway access is difficult ground’ resource for all the people of the it is within the Green Belt there is congestion at Dovestone borough to experience the Saddleworth there are a number of Grade II Listed Reservoir at peak times area. Buildings

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Figure 29: Greenfield Mill – site plan -50- -51- Oldham 3rd Demonstrator Report - May 2004

Potential development plots and would be to preserve the existing ‘open- camping/time share villas) their possible uses ness’ of this site within the Green Belt. training and conference centre (for sports and business) The site is identified in the draft Oldham The possible future ingredients in the industrial museum UDP as a major development site within development of the Robert Fletcher Mill educational facilities the Green Belt. Although the site extends complex area could include: ecology research centre to some 76 hectares, we understand that special events, e.g. music venues given its Green Belt status, development extreme indoor and outdoor sports National Park Centre (guided tours, would only be allowed on the existing facilities Peak Park Rangers’ Station) paper mill footprint of 5.4 hectares. In sports shops renting/selling sports ‘theatre in the valley’ addition, the sensitive re-use of existing equipment park and ride system to reduce car buildings elsewhere on the site would be bars, restaurants parking on the site and at Dovestone allowed. The Council’s primary concern accommodation (hotel/hostel/ Reservoir

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Figure 30: The site and in its potential relation to the wider area � -50- -51- Oldham 3rd Demonstrator Report - May 2004

Implementation Strategy amount of land that would be available for is chosen) and from Lottery sources for recreation, leisure or tourist development. appropriate sport, community and arts Recreation, leisure and tourism uses will facilities. not generate sufficient value to persuade In order to justify bringing the site into This project will be long term. It the owners of the site to sell. However, public ownership it will be necessary to is important that this key regional resource we believe the current mainly residential carry out a study which explores the is protected from inappropriate uses until proposals by the owner are also unviable demand for leisure, recreation and tourism such time as a feasible and viable recrea- because it will not be possible to secure a facilities, how these could be accommo- tion, leisure and tourism scheme can be planning consent for sufficient homes on dated on the site sensitively, the benefits developed. the site, to cover the costs of decontamina- of this use of the site to Oldham and the tion and access within the constraints of region, the costs of the proposed Summary Points Green Belt policy. development and how this could be The only use with the poten- funded, together with an Action Plan for its Given the site’s uniqueness in Oldham tial to both generate sufficient value and implementation. and indeed Greater Manchester, it potentially meet Green Belt criteria might Having got the site into public should be reserved for predominantly be a major commercial leisure use such as ownership there would be the possibility of recreation, leisure and tourism uses. Center Parcs. However, King Sturge have grant being used to support the develop- explored this with potential operators and ment of the site in the public interest. This A more detailed study of the site’s confirm that there is no current demand for could include assistance from both English potential should be commissioned this. The Partnerships and the North West Develop- site will, therefore, remain vacant (and a ment Agency for dealing with derelict and The Council should explore with the financial drain on its owners) unless contaminated land, for improving services, North West Development Agency how something is done. for servicing the site and for environmental this site can be brought into public The proposed implementation works. In addition grant may be available ownership route is therefore to bring the site into the for Schools for the Future (if this route public ownership of either the Council or the RDA. This could be achieved in a number of ways; either by the Council/ NWDA negotiating the site’s purchase or by taking Compulsory Purchase action. The former depends on resources being available and the latter on a strong case being advanced. Both approaches have their difficulties. A further way worthy of considera- tion is to give the owners permission for a smaller number of homes on part of the site that does not need decontamination in return for which they transfer the rest of the site to the Council or the RDA. Alterna- tively there could be a land swap with the secondary school site in Uppermill, which has potential for housing with the same results. Both these options cut down on the Figure 31: Possible scenario for the Robert Fletcher site -52- -53- Oldham 3rd Demonstrator Report - May 2004 Greenfi eld 2014

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Figure 32: The ingredients and functions that could characterise Greenfield in 2014 -52- -53- Oldham 3rd Demonstrator Report - May 2004

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Themes: Wealth Creation, Liveability, New Oldham

Context The strength of Royton is striking in Location comparison to other towns of a similar size One of the great strengths of the borough in North Manchester. Royton appears to be Royton Town Centre lies 2.5 kilometres to is its many and varied towns, each with thriving, with a broad range of shopping, the north of Oldham Town Centre on the their own town centre. These include Shaw, few vacancies, good footfall and a success- A671, the Rochdale Road. Rochdale Town Royton, Failsworth, Chadderton, Lees and ful market. The difference lies in people’s Centre is approximately 5 kilometres to the Uppermill. We have looked at Royton to attitudes. In Royton they shop locally as north. explore how the potential of the borough’s well as going into Oldham. distinct centres can be fully realised. The Masterplan therefore does not suggest It is a centre built on a crossroads with major changes to Royton. a good range of convenience shopping, anchored by a Summerfield supermarket, a successful outdoor market that operates on Thursdays, plus a range of civic institutions such as the Parish Church, a Carnegie Mellon library, a community centre and the old town hall. The centre also includes a number of banks and pubs.

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Opportunities for development catchment population and make the Constraints on development centre feel safer; The oportunities to improve the centre are: the creation of a ‘Common Ground’ Royton is a vital town centre public realm improvements to the landmark in the heart of the town as successfully serving its local market. rather outdated precinct to improve suggested in the Oldham Beyond However, for town centres to continue to the quality of the environment and to Vision; thrive it is important that they continue to emphasise the attractive axis between the lighting of the mills that surround make improvements to the facilities they the town centre and the church; and dominate the centre, and the offer shoppers and the general public. new housing development on some of promotion of a series of economic uses The only issues that should be addressed the underdeveloped landscape areas to reuse the space. relate to the quality of the environment of around the centre to improve its the centre. We believe that improvements

Figure 33: Possible scenario for Royton town centre after improving the public realm -58- -59- Oldham 3rd Demonstrator Report - May 2004

should be made to the public realm to Implementation Strategy A development trust would be charged improve a rather tired shopping precinct, with changing perceptions of the mills and and that new housing should be introduced Public realm improvements will need to bringing them back into productive use on vacant sites to provide more life and be funded by the Council with assistance and as resources for the local communities security to the area outside of shopping from the North West Development Agency. that once relied on them. The availability of hours. The development of the sites around the cheap space would also stimulate creative centre should be the subject of planning activity and industries as a major tool to Potential development plots and briefs and development partnerships initi- change Oldham’s image and to promote their possible uses ated by the Council. Section 106 Planning economic activity. As a powerful symbol Agreements for these developments may of this initiative we suggest that the mills Many of the improvements proposed for also play a role in funding public realm be illuminated with projections so that Royton can be made on publicly owned improvements. The mills, in close proxim- they completely transform the image of land, for instance roads and pavements. ity to the town centre, have the potential for Oldham for the thousands of people who Most of the vacant land/infill sites are in conversion to business centre use, thereby pass through the borough every day. This private ownership and with public realm providing not only an economic driver for initiative could be started in Royton. improvements and clear development the area but an additional source of shop- briefs owners will come forward to develop pers for the centre. Summary Points their sites or to sell them on for development. We suggest that a development trust could To carry out environmental works to be set up to acquire and reuse vacant mills. ensure that the centre remains attrac- The possible future ingredients in the A strategy would be drawn up for each of tive to local shoppers and residents development of the Royton town centre the mills based on the work that has been could include: done in Dean Clough in Halifax. Here space To explore the possibility of a ‘develop- was initially mothballed to prevent physical ment trust’ approach to regenerating public art deterioration. It was then made local mills to the benefit of the local water features available at very low rents to artists and community landscape design small companies wishing to develop new pocket parks ideas. The mills were also used as venues To introduce more housing into the infill development for public art installations by local as well town centre on vacant and infill sites residential development as international artists. Over time the a development trust approach to reus- image of the mills and therefore their value ing mills changed. This allowed investment and playgrounds refurbishment to take place.

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Figure 34: The nodes’ network -62- -63- Oldham 3rd Demonstrator Report - May 2004 4.Conclusions

This masterplan has explored how the The intention is that the strategy for the principles set out in the ‘Oldham Beyond future of the borough will be brought to life Vision’ can be realised through the in many places over the coming years. implementation of specific initiatives in For instance, the ideas for Royton Town various parts of the borough. It has concen- Centre are an illustration of the approach trated on seven ‘nodes’, but these are only that could be taken in many town centres intended as demonstrators or exemplars. across the borough.

-62- -63- Oldham Beyond has been commissioned by the Oldham Local Strategic Partnership in collaboration with the Northwest Development Agency.