Developer Obligations
Technical Guidance
1 Index
1. Green Space formulae, calculations & justifications
2. Community Education Services formulae, calculations & justifications
3. Integrated Transport formulae, calculations & justifications
4. Section 106 Agreement Template
5. Land & Property Value Moderator formulae
The following technical guidance supports the formulating of a draft Section 106 Agreement between developers and the Council. The technical calculations have previously formed part of the Councils Developer Contributions Supplementary Planning Document adopted in 2006 and subsequently revoked in 2015.
The obligation generator ensures, when schemes qualify, that developers are aware of the likely Section 106 contribution figure early in the planning process. The generator ensures the obligation is fair and proportionate to the scale of development being proposed. The calculations are directly related to existing Unitary Development Plan policies which require proportionate contributions to mitigate against the impact of the proposed development.
Section 106 Agreements will reflect the characteristics and location of the development. The obligation generator provides a draft figure for discussion with Council officers. The use of Section 106 Agreements only as process for mitigating against development impact will continue for qualifying developments until such time that agreements can be supplemented with a Community Infrastructure Levy, following adoption of an up to date Local Plan.
2 1. Green Space
1.0. Green Space Typology
1.1 Open space types have been split into categories for analysis. These are: -
Category 1: Play Areas, Informal Open space and General Amenity Areas Category 2: Playing Fields, Courts and Greens Category 3: Urban Parks Category 4: Country Parks, Water Areas, Allotments, Cemeteries and Green Corridors, Any other Green space
2.0 Consultation-Demand Information
2.1 Extensive consultation was undertaken as part of an audit process to assist with the formulation of quantitative (and qualitative) standards. This involved other Council Departments, stakeholders, user groups, other organisations involved in the management and maintenance of open space, Council Members and representative Tameside Residents. It also involved the assessment and consideration of existing standards such as Sport England-‘Towards a level Playing Field’ and English Nature’s ANGST Model.
2.2 Public Consultation exercises included: - Citizens 2000 Panel Questionnaire- An on-going programme of targeted consultation questions on Green spaces in Tameside Park User Surveys from District Assemblies Questionnaire to the BME Communities Regular meetings, Exhibitions and progress updates to Tameside 3rd Sector Coalition Members Survey to all Council Members Options Report-targeted consultation
3.0 Quantitative Open Space Standards
3.1 Quantitative Standards determine how many people should have access to an open space of each category within a specified distance from their home.
3.2 Quantitative standards are measured per head of population and are based on the Tameside average of 2.2 persons per household. The quantitative standards also use the BLPU address GIS layer to identify the number of households in each buffer area.
3.3 For each category of open space there are specified distance thresholds based on the open space type, size, accessibility and function. It is expected that all Tameside households will fall within these buffers. See threshold table 1 below.
3.4 Distance thresholds have been established based on supply information collated through the open space audit and subsequent analysis. The demand information taken from the Tameside Citizens Panel questionnaire has also shaped the quantitative standards, based on the evidence that most people in Tameside are satisfied with the distance they travel to get to their nearest open space. The structure of the distance thresholds are led by the English Nature ANGST Model,
3 however the Council uses distance thresholds on open space type rather than site size.
3.5 The Tameside average population per open space has been calculated by dividing the total population of the Borough by the total number of category sites.
4.0 Distance thresholds and Tameside average population per open space
Table 1
Open space Type Tameside Distance Tameside In categories Threshold Population per open space
Category 1: 0.4Km 630 Play Areas, General Amenity
Category 2: 1Km 2000 Playing Fields, Courts and Greens
Category 3: 1.5Km 8200 Urban Parks
Category 4: Country Parks, 2Km 1250 Green Corridors and Water Areas, Ecological Areas, Allotments and Cemeteries
*NB These figures are subject to change
4.1 The distance thresholds indicate that per head of population in Tameside there should be one accessible open space of each category type within the specified distance of their home. Each threshold is considered to be a ‘reasonable distance’ for a person to travel from their home to their nearest open space of each category. For example, it is considered ‘reasonable for a person to travel 0.4km to their nearest category 1 open space, 1km to their nearest category 2 open space, 1.5km to their nearest category 3 open space and 2km to their nearest category 4 open space. See Table 1 for all distance thresholds.
4.2 The distance threshold buffers are displayed on a GIS layer so that any deficiencies can be identified (See Distance Threshold Maps). The deficiencies indicate where an area is not covered by adequate open space of one or more categories.
4.3 Whilst it is unrealistic to assume that the identified deficiencies in open space provision will automatically be filled, the Council can use these quantitative standards positively to set realistic priorities and to highlight target areas for future investment.
4 5.0 Summary of Formulae
5.1 The formulae below are to be read in conjunction with the Open Space Methodology Flow Diagram, the tables of costs and Ward percentage tables. The formulae outline the methodology for the open space calculation and the paragraphs are numbered to correspond with the flow diagram.
5.2 The first step is for the developer to identify which Ward the proposed development is located.
5.3 The second step is for the developer to check with the Council whether the proposed development site falls within an identified deficiency area. This is based on distance thresholds. A deficient area is one, which is not covered by one or all of the standard distance thresholds for each category of open space. An area may be deficient in more than one category of open space. Refer to the Council deficient Areas map.
5.4 Category One- Deficient Area Formula
5.5 If the developer identifies that the development site falls within a deficient area for category one open space the next step is to identify whether the proposed development falls above or below the dwelling threshold. The Council has set a dwelling threshold of 286 dwellings. Refer to box 4.) On the Flow Diagram and formula below.
Formula for Dwelling Threshold
The dwelling threshold is based on Average Population per open space for category 1 site divided by Tameside average no of people per household i.e. 630 / 2.2 = 286
5.6 If the answer is Yes and the proposed development is over the dwelling threshold of 286 dwellings the developer will be expected to provide and maintain in perpetuity, a category one open space within the new development site. The figure is calculated by dividing the average number of people per category 1 open space by the average number of people per dwelling.
5.7 The Council considers it to be inappropriate for the developer to provide larger category sites (Categories 2-4) within individual developments.
5.8 The dwelling threshold is approximate and will be dealt with on a case-by-case basis. It will be dependant on a number of factors such as development size, site size, proposed layout and detailed design. The Council encourages developers to liase with the local authority before submitting details of these matters.
5.9 If the answer is No and the proposed development falls under the dwelling threshold of 286 dwellings there are two possible outcomes. The developer first needs to check with the Council whether there is the potential to create a new category one open space in the Ward where the development is proposed. If the answer is ‘Yes’, the developer must pay a contribution towards the cost of creating a new Category One open space- See Formula 1.
5 Formula 1: Create and Maintain (for 25yrs)-New provision
Av. Cost of [*Category 1] Site (Creation and maintenance) divided by Tameside Av. Population per green space for a [*Category 1] site = Development and maintenance cost per person x No of dwellings in development x Tameside Average Population Per Household (2.2) = Total Contribution Cost + Apply Formula 3: for Ward % mark up/down (See Fig 5.22 for additional formula)
NB. *Correct Category should be inserted. Formula applicable to all four categories of green space
5.10 The formula is based on Average Cost to create and maintain (for 25yrs) an Average size green space per category and the Average Tameside Population per green space category (See figure tables and flow diagram). The cost per person is based on the Tameside average of 2.2 persons per household.
5.11 Expenditure will be based on deficiency areas and sites identified for potential of creating new green space.
5.12 If the proposed development does not fall within a potential development area for Category One green space, the Council will seek a contribution towards the improvement and enhancement of existing green space to mitigate the additional pressure placed on existing green space from the new development. See Formula 2 below.
Formula 2: Improvement and Enhancement of existing green space
Av. Cost of [Category 1*] Site (Improvement and enhancement costs) divided by Tameside Av. Population per green space for [Category 1*] site = Improvement and Enhancement cost per person x No of dwellings in development x Tameside Average Population Per Household (2.2) =Total Contribution + Apply Formula 3: for Ward % mark up/down (See Fig 5.22 for additional formula)
NB. *Correct Category should be inserted. Formula applicable to all four categories of green space
5.13 Expenditure will be based on Council green space priorities as identified in the priority list for improvements.
5.14 Categories 2-4 Deficient Areas Formula
5.15 If the developer identifies that the proposed development is within a deficient area for any of the Categories 2-4, then the developer needs to contact the Council to find out whether there is potential for new green space of each deficient category type within the Ward where the new development is proposed. Refer to box 8 and 9.) on flow diagram.
5.16 If the answer is ‘Yes’, the developer must check whether there is the potential to create a green space for one or all of Categories 2-4. The Council will identify this on the deficiency areas map. The developer will be expected to pay a
6 contribution towards the cost of creating a new green space for each/all of the required deficient categories. Refer to Formula 1
5.17 If the answer is No, and there are no identified potential sites for new green space provision for Categories 2-4 in the Ward then the developer must pay a percentage contribution towards the improvement and enhancement of existing provision for each/all required categories. Refer to Formula 2
5.18 Categories 1-4- Non deficient areas Where the developer identifies that the proposed development falls within a non-deficient area, a contribution will be sought to improve and enhance existing green space provision. Refer to Formula 2
5.19 Contribution Formula Formula 3 is an additional formula used to work out the Ward % Mark up/ Mark Down which is dependant on the percentage under or over the average Ward population per green space threshold. This percentage mark up/down is calculated on area deficiencies.
5.20 This formula is based on local population pressure on green spaces and is calculated on a Ward basis. Where it is identified that an area of green space serves more than the population per category green space threshold (refer to table 1 for thresholds and Tables 4-7 for Ward percentage figures) a percentage mark up will be applied to cover this undue pressure. Where a proposed development falls within an area of green space, which is identified as serving adequate population a percentage mark down, will be applied.
5.21 Formula 3: Additional Formula to work out Ward Percentage Mark up or Percentage Mark Down Figure
Ward Population per Green space / Tameside Av. Population per green space x 100 = % Mark up/Mark down figure (Ward) Ward % Mark up/Mark down figure x Total Contribution Cost = Amount Mark up/Mark down contribution
6.0 Scenarios Illustrating Green space Tariff Calculations
6.1 Scenario One 5 Dwellings In Mossley Ward, falling into Category One Deficiency Area where there is potential for development. £1,540.70 (Contribution cost per dwelling towards creation of new Cat 1 Green space in Mossley Ward) + £32.47 (Contribution cost per dwelling towards improvement of existing Cat 2 Green spaces in Mossley + £8.40 (Contribution cost per dwelling towards improvement of existing Cat 3 Green spaces in Mossley + £25.60 (Contribution cost per dwelling towards improvement of existing Cat Four Green spaces in Mossley = £1607.17 (Total Contribution cost per dwelling for Creation and Improvement of Green spaces) x 5 (no. of dwellings in proposed development) = £8035.85(Total Contribution cost for Creation and Improvement Of Green spaces)
(£8518 After Land and Property Moderator has been Applied)
7 6.2 Scenario Two 10 dwellings in Audenshaw Ward, Falling into the Category One and Two Deficiency Areas where there is a potential for Green space development in Category One but not Category Two.
£1558.80 (Contribution Cost per dwelling towards creation of new Cat One Green space in Audenshaw Ward) + £44.70 (Contribution Cost per dwelling towards improvement of existing Cat Two Green space in Audenshaw Ward) + £3.21 (Contribution Cost per dwelling towards improvement of existing Cat Three Green space in Audenshaw Ward) + £54.60 (Contribution Cost per dwelling towards improvement of existing Cat Four Green space in Audenshaw Ward) = £1661.31(Total Contribution cost per dwelling for Creation and Improvement of Green spaces)
X 10 (no. of dwellings in proposed development) = £16613.10 (Total Contribution cost for Creation and Improvement Of Green spaces)
(£14287.30 After Land and Property Moderator has been Applied)
6.3 Scenario Three 20 dwellings in Hyde Godley Ward, Falling into the Category Two and Three Deficiency Areas where there is a potential for Green space development in Category Two but not Category Three.
£17.10 (Contribution Cost per dwelling towards improvement of existing Cat One Green space in Hyde Godley Ward) + £63.40 (Contribution Cost per dwelling towards creation of new Cat Two Green space in Hyde Godley Ward) + £9.10 (Contribution Cost per dwelling towards creation of new Cat Three Green space in Hyde Godley Ward) + £ 39.30 (Contribution Cost per dwelling towards improvement of existing Cat Four Green space in Hyde Godley Ward) = £128.90 (Total Contribution cost per dwelling for Creation and Improvement of Green spaces)
X 20 (no.of dwellings in proposed development) = £2578 (Total Contribution cost for Creation and Improvement Of Green spaces)
(£2681.10After Land and Property Moderator has been Applied)
6.4 Scenario Four 50 dwellings in Droylsden West, outside all deficiency areas.
£ 36.00 (Contribution Cost per dwelling towards improvement of existing Cat One Green space in Droylsden West) + £239.20 (Contribution Cost per dwelling towards improvement of existing Cat Two Green space in Droylsden West) + £10.30 (Contribution Cost per dwelling towards improvement of existing Cat Three Green space in Droylsden West) + £132.00 (Contribution Cost per dwelling towards improvement of existing Cat Four Green space in Droylsden West) = £417.50 (Total Contribution cost per dwelling for Improvement of Green spaces)
X 50 (no. of dwellings in proposed development) = £20875 (Total Contribution cost for Improvement Of Green spaces)
(£19413.80 After Land and Property Moderator has been Applied)
8 6.5 Scenario Five 100 dwellings in Longdendale falling into Category Three deficiency area with Potential for green space development
£22.30 (Contribution Cost per dwelling towards improvement of existing Cat One Green space in Longdendale) + £18.60 (Contribution Cost per dwelling towards improvement of existing Cat Two Green space in Longdendale) + £ 183.00 (Contribution Cost per dwelling towards creation of new Cat Three Green space in Longdendale) + £ 32.70 (Contribution Cost per dwelling towards improvement of existing Cat Four Green space in Longdendale) = £256.60 (Total Contribution cost per dwelling for Creation and Improvement of Green spaces)
X 100 (no. of dwellings in proposed development) = £25,660 (Total Contribution cost for Creation and Improvement Of Green spaces) (£30,278.80 After Land and Property Moderator has been Applied)
6.6 Scenario Six 300 dwellings in Ashton St Michaels falling into Category One deficiency area with potential for green space development
No contribution (Category One Green space provision should be included in the development) + £43.60 (Contribution Cost per dwelling towards improvement of existing Cat Two Green space in Ashton St Peters) + £9.40 (Contribution Cost per dwelling towards improvement of existing Cat Three Green space in Ashton St Peters) + £241.20 (Contribution Cost per dwelling towards improvement of existing Cat Four Green space in Ashton St Peters) = £294.20 (Total Contribution cost per dwelling for Creation and Improvement of Green spaces)
X 300 (no. of dwellings in proposed development) = £88,260 (Total Contribution cost for Creation and Improvement Of Green spaces)
(£78551.40 After Land and Property Moderator has been Applied)
7. Calculation of Average Costs for the Creation and Improvement of Green Space used in Green Space contribution Formulae.
7.1 Summary - Tameside have established ‘average’ capital costs to create and improve average sized green space in the borough. The average ‘creation’ and ‘improvement’ costs are used as the basis for calculating per dwelling contributions when a development is proposed.
7.2 The average costs have been established by using examples of capital schemes undertaken over a number of years for each category of greenspace. An attempt has been made to provide a fair representation of all greenspace types within categories to create a reasonable average of costs within each category.
7.3 The figures representing the average cost to create new Category One (Amenity, Formal and Informal play areas) and Category Three (Urban Parks) were collected from data held by the district assemblies. The figures representing the average cost for one off improvements schemes for Category One and Category Three green spaces were collected by Groundwork (Tameside) based on data they held on recent capital schemes. The figures representing the average cost
9 to create new Category Two (Sports pitches, courts and greens) and Category Four (Country Parks) and those representing the average cost of one off improvement schemes for Categories Two and Four were collected from data held by the Sports and Leisure section.
7.4 Category One (Amenity, Formal and Informal Play Areas) Average Costs
7.5 Creation of New Green Space - District Assemblies provided three examples of Category One sites. One of which was a formal play area well furnished with play equipment the others being informal play areas with little or no infrastructure. These examples were selected to provide a fair representation of Category one sites.
7.6 Example cost of new formal play area, based on figures for construction of Tower Street, Dukinfield 1.Constuction costs - £165/sq metre 2.Maintenance costs - £14/sq metre per annum (£350/sq metre over 25 years) Total: £515/sq metre
7.7 Example cost of two new informal play areas Haughton Green Park (less formal park) Construction costs - £8/sq metre Maintenance costs - £2/sq metre per annum (£50/sq metre over 25 years) Total : £58/sq metre
7.8 Cost of New Informal Space on figures for construction of Hurst Clough (creating grass and shrubbery area) Construction Costs - £20/sq metre Maintenance costs - £2/sq metre per annum (£50/sq metre over 25 years) Total : £70/sq metre
7.9 Green Space data informs that of the complete stock of Category One sites 6% are Formal play areas and 94% are informal. Therefore an average figure for category one must take into consideration this split. £515 sqm (Average Cost of formal Play area) £58 + £70 / 2 = £ 64 (Average cost of Informal Play area)
7.10 The Council calculated the cost of 100 sqm of Category using the proportional split. 1sqm of formal play area costs £515 therefore 6% of 100 square metres costs £3090. 1 sqm of informal play area costs £64 therefore 94% of 100 square metres of category one greenspace costs £6016 (515 x 6 = 3090) + (64x 94= 6016) = 9106 cost per 100 sqm of category one Greenspace. Divided by 100
= £91.06 per sqm (based on the average overall cost (£519,042) of establishing an average sized Category 1 greenspace (0.57ha)
7.11 Improvement costs for existing green spaces
List of capital schemes used as examples from groundwork data
£ 1.01 NEWMARKET ROAD £ 0.16 BROADOAK CLOUGH
10 £ 6.29 COPLEY COMMUNITY WOODLAND £ 38.16 COPELAND DOW HARDING COMMUNITY GARDEN £ 5.62 LEIGHFOLD COMMUNITY GARDEN £ 74.90 ST PAUL'S PHASE 2 STALYBRIDGE £ 2.12 CORRIE £ 23.73 SEAMARK £ 103.86 ACHERSFIELD SHOP £ 2.68 WHITLANDS MILL £ 92.02 STANLEY STREET £ 33.97 STALYBRIDGE CONGRESSIONAL CHURCH £ 34.28 H.P.L £ 4.57 DENTON BLUE PRINT £ 0.26 GOWERHAY WOOD £ 24.69 HURST CLOUGH PLAY £ 0.18 ST JOHN FISHER
= £26.38 per sqm based on an average overall cost (£150,366) of improving an average sized Category 1 Greenspace (0.57ha)
7.12 Category 2 (Sports Pitches, Courts and Greens) Creation of new greenspace :- The Council used three examples of Category Two sites including an Astroturf facility, a Tarmac Multi use games area and a full size football pitch to give a fair representation of the range of sites in this category
Scheme 1 40m x 20 m Astroturf facility with Fencing and Floodlights. Leigh Fold Project Construction Costs = £6.43 per sqm Maintenance Costs = £0.58 per sqm ( £14.49 over 25 years) Total: £20.92 per sqm
Scheme 2 28m x 18m Tarmac Multi Use Games Area with fencing but without floodlights. (Estimate of cost received from supplier.) Construction Cost = £2.66 per sqm Maintenance Cost = £0.24 per sqm (£6.04 over 25 years) Total: £8.70 per sqm
Scheme 3 Full Sized Grass Football Pitch Pinfold Playing Fields Project Construction Costs: £2.40 per sqm Annual maintenance Costs: £0.48 per sqm (£12 over 25 years) Total: £14.40 per sqm =£14.67 per sqm based on an average overall cost (£303,738) of establishing an average sized Category 2 greenspace (2.07ha)
7.13 Improvement Costs When calculating the average improvement cost the council used the same examples of capital schemes as those used above for calculating the cost of constructing a new greenspace. The council believes that the average cost for improving sports pitches, courts and greens is similar to the costs of establishing new facilities. The example figures will not include maintenance costs.
11 Scheme 1 40m x 20 m Astroturf facility with Fencing and Floodlights. Leigh Fold Project Construction Costs = £6.43 per sqm
Scheme 2 28m x 18m Tarmac Multi Use Games Area with fencing but without floodlights. (Estimate of cost received from supplier.) Construction Cost = £2.66 per sqm
Scheme 3 Full Sized Grass Football Pitch Pinfold Playing Fields Project Construction Costs: £2.40 per sqm
=£3.83 per sqm based on average overall cost (£79,281) of improving an average sized Category 2 greenspace (2.07ha)
7.14 Category 3 (Urban Parks)
7.15 Creation of new greenspaces
1.Hyde Park (formal park with high value features) Construction costs - £23/sq metre Maintenance costs - £2/sq metre per annum (£50/sq metre over 25 years))
= £73 per sqm based on an average overall cost (£1,065,800) of establishing an average sized Category 3 greenspace (1.46ha)
7.16 Improvement of existing green spaces - List of capital schemes used as examples from groundwork data
£6.78 Brushes Community Park £0.14 Holland Park £13.93 Thornley Park £3.85 Haughton Green
=£6.17 per sqm based on average overall cost (£90,082) of improving an average sized Category 3 greenspace (1.46ha)
7.17 Category 4 (Country Parks)
7.18 Creation Costs – N/A (Our analysis shows that there are no areas of deficiency For category four green spaces. There would be no circumstances where we would require the creation of a new green space of this type.)
7.19 Improvement Costs - The Council has undertook an appraisal of 10 countryside sites, ranging in size, accessibility, security, visitor facilities and biodiversity value, was undertaken to arrive at a cost per site on which improvements in each of these areas could be made.
Site Cost (£) Coopers Ride, Dukinfield 0.94 Dunkirk Farm, Newton 0.23
12 Hartshead Pike, Ashton 1.76 Hattersley Clough 3.63 Hurst Clough, Longdendale 2.58 Old Railway, Cheshire St, Mossley 0.28 Quarry Car Park, Hyde 1.12 Stalybridge Country Park 4.98 Tame Valley: Ashton St north-east 0.24 Woodlands Close, Broadbottom 0.46
= 1.62 per sqm based on an average overall cost (£28,900) of improving an average sized Category 4 greenspace (1.78ha)
8.0 Miscellaneous Tables
Table 2: Average Costs of Category Green spaces- this table indicates the average cost for creating and maintaining a new green space of each category for use with Formula 1. It also identifies the average cost to improve and maintain a green space of each category for use with Formula 2.
Category of Average Cost Total Cost to Average Cost to Total Cost to green to create and Establish and improve and improve and space maintain a site maintain for enhance a site enhance a for 25yrs 25yrs of site Average Per Dwelling Of average Category site Category site Per dwelling size size Category 1 £91.06 m2 £519,042.00 £26.38Per M² £150,366.00
Category 2 £14.67m2 £303,738 £3.83 £79,281
Category 3 £73.00 m2 £1,065,800.00 £6.17 £90,082
*NB These figures are subject to change
13 Table 3: Average Green space size.
Category of Green space Average Size
Category 1 (Play Areas, Informal, Amenity 0.57ha Areas) -
Category 2 (Playing Fields, Courts and 2.07ha Greens) Category 3 (Parks) 1.46 ha
Category 4 (Country Parks, Green Corridors, 1.78ha Water Areas, Allotments and Cemeteries)
Table 4 – Green space Tariff % figures per ward for Category 1 Sites
Each Category 1 Green space should serve 630 people Ward No: Of Population Population % Category 1 (Ward) per Green Contribution Sites space (Ward based) Ashton Hurst 13 11,753 904 140% Ashton St Michaels 5 11,047 2209 340% Ashton St Peters 18 11,141 618 95% Ashton Waterloo 12 11,122 927 142% Audenshaw 20 11,270 563 86% Denton NE 13 11,274 867 133% Denton West 8 11,782 1472 226% Denton South 11 11,230 1021 157% Droylsden East 16 11,021 689 106% Droylsden West 18 12,091 672 103% Dukinfield 7 12,021 1717 264% Dukinfield/Stalybridge 26 10,848 417 64% Hyde Godley 34 10,734 316 49% Hyde Newton 20 11,951 597 92% Hyde Werneth 11 11,204 1018 157% Longdendale 25 10,457 418 64% Mossley 18 9,891 550 85% Stalybridge North 35 11,651 332 51% Stalybridge South 28 10,559 377 58%
Based on sum: 213,043 (Total Population Of Borough) /
338 Category 1 Sites in total
= 630 Head of Population per Cat 1 Green space in Tameside
14 Table 5- Green Space Tariff % figures per ward for Category 2 Sites
Each Category 2 Green space should serve 2,000 people
Ward No: Of Population Population % Category 2 (Ward) per Green Contributio Sites space n (Ward based) Ashton Hurst 8 11,753 1,469 73% Ashton St Michaels 5 11,047 2,209 110% Ashton St Peters 2 11,141 5,570 278% Ashton Waterloo 2 11,122 5,561 278% Audenshaw 4 11,270 2,818 140% Denton NE 4 11,274 2,819 140% Denton West 5 11,782 2,356 117% Denton South 2 11,230 5,615 280% Droylsden East 5 11,021 2,204 110% Droylsden West 0 12,091 12,091 604% Dukinfield 8 12,021 1,502 75% Dukinfield/Stalybridge 2 10,848 5,425 271 Hyde Godley 11 10,734 975 48% Hyde Newton 10 11,951 1,195 59% Hyde Werneth 2 11,204 5,602 280% Longdendale 11 10,457 950 47% Mossley 6 9,891 1,649 82% Stalybridge North 5 11651 2330 117% Stalybridge South 6 10559 1760 88%
Based on sum: 213,043 (Total Population Of Borough) /
87 Category 2 Sites in total
= 2000 Head of Population per Cat 2 Green space in Tameside
15 Table 6- Green space Tariff % figures per ward for Category 3 Sites
Each Category 3 Green space should serve 8,200 people
Ward No: Of Population Population % Category 3 (Ward) per Green Contributio Sites space n (Ward based) Ashton Hurst 0 11,753 11,753 143% Ashton St Michaels 0 11,047 11,047 134% Ashton St Peters 6 11,141 1857 22% Ashton Waterloo 1 11,122 11,122 135% Audenshaw 3 11,270 3757 46% Denton NE 1 11,274 11274 137% Denton West 1 11,782 11,782 143% Denton South 0 11,230 11,230 137% Droylsden East 1 11,021 11,021 134% Droylsden West 1 12,091 12,091 147% Dukinfield 1 12,021 12,021 146% Dukinfield/Stalybridge 2 10,848 5,424 66% Hyde Godley 0 10,734 10,734 131% Hyde Newton 1 11,951 11,951 146% Hyde Werneth 1 11,204 11,204 137% Longdendale 2 10,457 5228 64% Mossley 1 9,891 9891 121% Stalybridge North 2 11651 5826 71% Stalybridge South 0 10559 10559 128%
Based on sum: 213,043 (Total Population Of Borough) /
26 Category 3 Sites in total
= 8,200 Head of Population per Cat 3 Green space in Tameside
16 Table 7- Green Space Tariff % figures per ward for Category 4 Sites
Each Category 4 Green space should serve 1250 people
Ward No: Of Population Population % Category 4 (Ward) per Green Contribution Sites space (Ward based) Ashton Hurst 9 11,753 1305 104% Ashton St Michaels 2 11,047 5524 442% Ashton St Peters 3 11,141 3714 297% Ashton Waterloo 12 11,122 927 74% Audenshaw 9 11,270 1252 100% Denton NE 4 11,274 2819 226% Denton West 6 11,782 1964 157% Denton South 7 11,230 1604 128% Droylsden East 4 11,021 2755 220% Droylsden West 4 12,091 3023 242% Dukinfield 11 12,021 1093 87% Dukinfield/ Stalybridge 5 10,848 2170 174% Hyde Godley 12 10,734 895 72% Hyde Newton 9 11,951 1328 106% Hyde Werneth 24 11,204 467 37% Longdendale 14 10,457 747 60% Mossley 17 9,891 582 47% Stalybridge North 8 11,651 1456 117% Stalybridge South 10 10,559 1056 84%
Based on sum: 213,043 (Total Population Of Borough) /
170 Category 4 Sites in total
= 1250 Head of Population per Cat 4 Green space in Tameside
17 Table 8- Greenspace Development Potential in Areas of Deficiency.
The table below shows the areas, which analysis indicates are green space deficiency zones and also where there is potential within such zones to create new green space with developer contribution monies. Use list in conjunction with Appendix A6 Deficiency Areas.
Category One Green Space deficiency areas Potential to Create a new Green space Area West of Denton Yes Droylsden Yes Southern part of Ashton Moss Yes Denton Crown Point Yes North of Ashton Town Centre No Dukinfield Yes Clark Way, Hyde Yes Land off Freshwater Drive, Haughton Green No Southern Tip of Haughton Green Estate No Western side of Lees Road, Ashton (Holden Yes Clough) East side of Lees Road, Ashton (Holden Clough) Yes Queens Road/Darnton Road, Yes Ashton South of Victoria Road, Hyde No Land off M67, Hyde Yes Land near Werneth Low, No Hyde Land off Higham Lane, Werneth Low, Hyde No Land at Joel Lane, Hyde No Site of West Park/ Lord Derby Road, Hyde No Land between Huddersfield Road and canal, Yes Mossley Land on the south side of bottom Mossley Yes Land off North End Road, Stalybridge No North of Mottram, Roe Cross Road Yes Land off Hattersley roundabout/ Hyde Road Yes Mottram Land at Green Lane, Hollingworth No Land at Ashton Road, Newton, Hyde No Category Two Green space deficiency area Audenshaw/West Denton No Land West of Droylsden Yes
18 Land at and Including Stalybridge Train Station Yes Mottram Rise, Mottram Yes Hyde Godley Yes Category Three Green space deficiency areas Mossley No Stalybridge North No North of Stalybridge No South of Stalybridge No Hyde Godley/Longdendale No Hyde Godley No Longdendale Yes
9.0 DEVELOPMENT PROJECT REGISTER
Category One sites
Ashton ABINGDON STREET BROADOAK ROAD/NEW NOOK ALBERMARLE TERRACE BROADOAK ROAD/SCHOOL AVENUE ALBION CHURCH BROADOAK SPORTS CENTRE ALDERLEY STREET BROADOAK SPORTS FACILITIES ALDERLEY STREET/CEDAR AVENUE BUTTERMERE ROAD/DERWENT AVENUE ALEXANDRA ROAD REAR BUTTERMERE ROAD/GRASMERE GROVE ALEXANDRA ROAD VERGES BUXTON AVENUE ALEXANDRA ROAD VERGES 69-79 BUXTON AVENUE FLATS 17-39 ALT ROAD VERGES BUXTON AVENUE FLATS 34-56 ALT ROAD/TIMPERLEY ROAD BUXTON AVENUE FLATS 41-51 ARCADIA SHRUBBERIES BUXTON AVENUE FLATS 58-68 ARLINGTON STREET BUXTON AVENUE FLATS 70-80 ASHBOURNE DRIVE CAMBRIDGE STREET ASHTON BARRACKS CAMP STREET CAR PARK ASHTON BYPASS CARLTON ROAD ASHTON CEMETERY CAROLINE STREET ASHTON CENTRAL LIBRARY CASTLETON GROVE FLATS 2-24 ASHTON CENTRE PLANTERS CASTLETON GROVE FLATS 25-35 ASHTON HOUSING OFFICES CAVENDISH STREET ASHTON LACROSSE CLUB CAVENDISH STREET/BLANDFORD STREET ASHTON MARKET CAR PARK CHARLESTOWN INDUSTRIAL ESTATE ASHTON MARKET PLACE CHERRY AVENUE ASHTON MEMORIAL GARDENS CHRIST CHURCH ASHTON SWIMMING POOL CHURCH STREET CAR PARK ASHTON TOWN HALL CHURCH STREET SUBWAY BAMFORD GROVE CLIFTON STREET (REAR) BAMFORD GROVE (THE BASIN) COCKBROOK TRAFFIC SCHEME BEAUMONT STREET COTTON STREET/MOSS STREET CAR PARK BEAUMONT STREET SHRUBS 2 COUNCIL OFFICES BENGAL LANE/RIPON STREET SHRUBS CRANBOURNE ROAD VERGES
19 BIRCH STREET/SHARON CLOSE CRICKETS LANE/ASHLINE BIRCHCROFT A.T.C. CRICKETS LANE/FRAZER STREET CAR PARK BISHOPS CLOSE CROMPTON STREET VERGES BLANDFORD STREET CROWN STREET CAR PARK BLANDFORD STREET/DEAN ST/OLDHAM RD CURZON ROAD SHRUBBERY BLUCHER STREET/NEY STREET DALESBROW AVENUE BOOTH STREET CAR PARK DELEMERE/CHURCH STREET CAR PARK BRASSEY STREET DERAMORE CLOSE BRECON CRESCENT/ST ASAPH DRIVE EIGHTEENTH FAIRWAY PLAY AREA BRISTOL AVENUE FIRS AVENUE VERGES BROADBENT AVENUE FOUNTAIN STREET BROADOAK CRESCENT FREEDOM GARDENS BROADOAK CRESCENT VERGES FRENCH STREET BROADOAK ROAD FURNESS AVENUE/BOWNESS ROAD BROADOAK ROAD ROUNDABOUT GAMBREL BANK ROAD BROADOAK ROAD VERGES GAMBREL BANK ROAD/ALT ROAD BROADOAK ROAD/LEES NEW ROAD GAMBREL GROVE GREENHURST ROAD LEES ROAD/NEW NOOK GREENWOOD AVENUE/BROADOAK LEES ROAD/SHEARD AVENUE GROVE STREET LENNOX STREET/HENRIETTA STREET GYRATORY SYSTEM LIMEHURST ESTATE HAMILTON STREET LIMEHURST FARM HAMILTON STREET/JOHN STREET MABS COURT HAMPSON ROAD CAR PARK MAGISTRATES COURT HAMPSON ROAD/WADDICOR AVENUE MALLORY AVENUE HARTSHEAD ROAD MARGARET STREET/BROOK STREET WEST HARTSHEAD ROAD/HARTSHEAD AVENUE MARKET STREET/FLETCHER STREET HENRIETTA STREET CAR PARK MARLBOROUGH STREET HENRY SQUARE MARNE AVENUE 33-34 HERTFORD STREET MARNE AVENUE SIDE OF NO 9 HIGHFIELD GLEN MARSDEN CLOSE HILLSIDE CRESCENT MILL BROW/PARK BRIDGE HOLDEN STREET AMENITY MINI-GYRATORY SYSTEM HOPE STREET MONTAGUE ROAD HULME STREET MONTAGUE ROAD/CURZON ROAD HURST BANK ROAD MONTAGUE ROAD/STAMFORD STREET HURST CROSS AMENITY MOSSLEY ROAD BUS STOP HURST LIBRARY MOUNT PLEASANT STREET SIDE OF NO 11 HUTTON AVENUE MULBERRY STREET LIBRARY HUTTON AVENUE VERGES NEWMARKET GROVE HUTTON AVENUE/BEAUFORT ROAD NEWMARKET ROAD/LUMB LANE HYLTON DRIVE NEY STREET BOTTOM AREA JERSEY STREET NEY STREET FLATS JOHN SENIOR HOUSE NEY STREET VERGES JOWETTS WALK NILE STREET KATHERINE HOUSE OAKEN CLOUGH KATHERINE STREET/RICHMOND STREET OAKFOLD AVENUE KELVIN STREET OLD BALL KENWORTHY AVENUE OLD CROSS STREET CAR PARK KINGS ROAD OLD ROAD/MOSSLEY ROAD KINGS ROAD AMENITY OLD STREET CAR PARK SHRUBBERY KINGS ROAD VERGES OLD STREET/CAVENDISH STREET
20 KINGSLEY CLOSE/BRIERLEY CLOSE OLD STREET/STAVELEIGH WAY KINGSLEY CLOSE/DUKES PLATTING OLDHAM ROAD/BISHOPS CLOSE KINGSLEY CLOSE/MOSSLEY ROAD OLDHAM ROAD/TAUNTON ROAD KNOWL HOUSE OLDHAM ROAD/TREE HOUSE AVENUE KNOWLE AVENUE OLDHAM ROAD/WORTHINGTON STREET KNOWLE AVENUE/OLDHAM ROAD ORMONDE STREET/UNION ROAD KNOWLE AVENUE/RICHMOND STREET REAR PARISH CHURCH LABURNUM AVENUE PARISH CHURCH/ST MICHAELS SQUARE LADYSMITH BARRACKS PARK BRIDGE ROAD VERGES LADYSMITH BARRACKS (VERGES) PEEL STREET CAR PARK LADYSMITH DRIVE, REAR NO.1 PENNY MEADOW LANGHAM STREET PENNY MEADOW/ALBION STREET CARPARK LAYARD STREET PENRITH AVENUE LEES ROAD PICTON STREET/OLDHAM ROAD LEES ROAD 113-117 POPLAR GROVE LEES ROAD 43-63 PORTUGAL STREET VERGES PORTUGAL STREET/OXFORD STREET POTTINGER STREET SIDE OF NEAR 1 UNION ROAD VERGES POTTINGER STREET/JOHN STREET WEST UNION STREET CAR PARK PROBATION OFFICE UNION STREET REAR OF 70 REAR DOWNSHAW ROAD VICTORIA STREET RICHMOND STREET PLAYGROUND VINE STREET SUB-STATION RICHMOND STREET PLAYING FIELDS WARWICK ROAD VERGES ROCHER VALE WARWICK ROAD/HALL ROAD ROSE HIILL ROAD/BUXTON AVENUE WATERLOO LIBRARY ROSEHILL ROAD WATERLOO METHODIST ROSEHILL ROAD SHRUBBERIES WATERLOO ROAD ROSEHILL ROAD/MOSSLEY ROAD WATERLOO STREET ROWLEY STREET FIELD WELLINGTON ROAD 177 REAR ROWLEY STREET/SMALLSHAW LANE FIELD WELLINGTON ROAD VERGES ROXY SHOPS WEYMOUTH ROAD RUTLAND STREET WHITEACRE ROAD RYECROFT STREET WHITEACRE ROAD SACKVILLE STREET CORNER WHITEACRE ROAD/CRICKETS LANE SCOTLAND STREET/LOWER WHARF STREET WILSHAW LANE VERGES SHALE AREA WEST END WIMPOLE STREET SHAW STREET WOOD LANE SILVERMERE WOODLANDS ROAD SLATE LANE WORDSWORTH CRESCENT VERGES SMALLSHAW LANE VERGES WORDSWORTH CRESCENT/BARNARD CLOSE SMALLSHAW LANE/GREENWOOD AVENUE OPPOSITE QUICKS GARAGE SOCIAL SERVICES MOSSLEY ROAD THE WINNOWS SPRINGWOOD WAY/CAMBERWELL DRIVE LORD SHELDON WAY ST ALBANS AVE/ PEGS LANTERN ST ALBANS AVENUE ST ALBANS AVENUE/PEGS LANTERN ST ALBANS RUGBY FIELD ST ALBANS SHOPS ST CHRISTOPHERS ROAD/NOOK LANE ST JAMES' CHURCH ST JOHN'S CHURCH
21 ST MICHAELS SQUARE ST PETER'S CHURCH STAMFORD SQUARE /AUDLEY STREET STAMFORD STREET/CLARENCE STREET STAMFORD STREET/OLDHAM ROAD CORNER STOCKPORT ROAD/GROSVENOR STREET STOCKPORT ROAD/HAMILTON STREET TAMESIDE ADMIN CENTRE ROOF GARDEN TAUNTON BROOK TAUNTON GREEN TIMPERLEY FOLD TIMPERLEY ROAD VERGES TRAFALGAR SQUARE TRAFALGAR SQUARE ENGINEERS UNION ROAD
Audenshaw AUDENSHAW CEMETERY MOSS WAY ASSHETON AVENUE AUDENSHAW ROAD SIDE OF CHURCH PUB BRENDON DRIVE ST ANNES ROAD HOLT STREET Denton AUDENSHAW MEMORIAL GARDENS VETS GARDEN VICTORIA PARK NORTH DRIVE DENTON CEMETERY NORTH DRIVE WALLED PLOT CEMETERY ROAD FIELD ST STEPHENS CHURCH CHAUCER AVENUE PLAY AREA SHEPLEY WOOD FARM DENBIGH ROAD FIELD GROBY ROAD FIELD DENTON HALL FARM THE TROUGH GABLE COURT ST STEPHENS AVENUE HOPE CONGOS FIELD ENVILLE STREET/TELFORD CLOSE MELBOURNE STREET PLAY AREA ST HILDAS CHURCH PALMERSTON ROAD PLAY AREA SHEPLEY WOOD PARK ST LAWRENCE CHURCHYARD LOWERBANK ST LAWRENCES ROAD CORNER LEECH BROOK AVENUE PLAY AREA SPEKE WALK AUDENSHAW COMMUNITY CENTRE TATTON ROAD FOOTPATH STELFOX LANE GARAGE PLOTS TOMMY TODD/HAUGHTON GREEN COMMON EAST STREET/BYE STREET THE WINNOWS ENVILLE STREET/TELFORD CLOSE WORCESTER AVENUE PLAY AREA FIELD STREET/GENERAL IMP AREA YEW TREE COMMUNITY CENTRE GENERAL IMPROVEMENT AREA REMEMBRANCE GARDENS GENERAL IMP AREA TRAFFIC LIGHTS FESTIVAL HALL POPLAR STREET HAWTHORN ROAD STAMFORD ROAD BANKING SAXON STREET CAR PARK COMMUNITY CENTRE AUDENSHAW ASHFIELD NO.1 ASHTON ROAD/MANCHESTER ROAD ASHFIELD NO 2 CLARENDON ROAD REST GARDEN BROADHURST ENVILLE STREET/RICHMOND CLOSE LINKSFIELD SIDMOUTH STREET SANDBROOK WAY NO 1 TRAFFIC LIGHTS GENERAL IMP AREA SANDBROOK WAY NO 2 SHEPLEY BROW SANDBROOK WAY NO 3 CEMETERY ROAD ROUNDABOUT WOOD STREET DENTON
22 ASHBRIDGE ESTATE LEAFORD PLAYING FIELD BRENDON DRIVE RAISED PLOT HOLLAND STREET WEST ENVILLE STREET EGERTON STREET PLAY AREA KERSHAW LANE MANSFIELD AVENUE RYECROFT VIEW MANSFIELD AVENUE/CORPORATION ROAD MANCHESTER ROAD/KERSHAW LANE NASMYTH AVENUE SHRUBBERRY ASHBROOK CLOSE ASHFIELD VERGES CEMETERY ROAD ASHTON ROAD (ADJ LAB CLUB) SHEPLEY BROW BANKING OLD OAK DRIVE SHEPLEY ROAD/CEMETERY ROAD LINDEN CLOSE SIDE OF NO 4 CHAPEL GARDENS YEW TREE PLAY AREA LEECH BROOK AVENUE SHRUBBERY ST LAWRENCE ROAD DA SANDRINGHAM AVENUE CITY AVENUE NEXT TO NUMBER 47 BOSWELL AVENUE STOCKPORT ROAD PLAYING FLD PATHWAY BLUE PIG BANKING ANGEL STREET JUNCTION OF AUDENSHAW RD ANGIER GROVE CORPORATION ROAD ESTATE CIRCULAR ROAD BANKING LINDEN ROAD SUB STATION HOOD WALK MANSFIELD AVENUE HULME ROAD MILL LANE/MANOR ROAD JACKSONS GARDENS TAYLOR LANE/BELGRAVE STREET KEATS AVENUE TAYLOR LANE/SEYMOUR STREET LANCASTER ROAD/MANCUNIAN ROAD TIB STREET COMMUNITY CENTRE LANCASTER VERGES WHITTLES WALK LEESWAY DRIVE YEW TREE PLAY AREA LEADALE CLOSE YEW TREE PASSAGE LOW WOOD ROAD/ASHWOOD AVENUE HAUGHTON GREEN LIBRARY MANCUNIAN ROAD NOS 10-32 PEEL STREET LIBRARY MANCUNIAN ROAD VERGES WEST END LIBRARY MARKET STREET CAR PARK FOXDENTON WALK SHOPS MARTIN CLOSE DENTON BY-PASS MEADOW LANE MANCHESTER ROAD SHRUBS MOORFIELD AVENUE MANCHESTER ROAD CENT RESERVATION NORWICH AVENUE MANCHESTER ROAD VERGES PEMBROKE WAY STOCKPORT ROAD VERGES QUEEN STREET CAR PARK ASHWOOD AVENUE RECTORY CLOSE BACON AVENUE ROWE GREEN BAMFORD AVENUE ST ANNES CHURCH SURROUND BEMBRIDGE ROAD ST ANNES ROAD VERGES BRADWEN CLOSE SPENCER AVENUE BROADHURST VERGES STOCKPORT ROAD TRAFFIC LIGHTS BURNHAM ROAD TWO TREES/MANCUNIAN ROAD CORNER BYRON ROAD/HOLMES WAY VICTORIA STREET DENTON CALVER WALK WAKEFIELD WALK CHAPEL ROAD FIELD WARWICK AVENUE CHAPEL GREEN WINDERMERE AVENUE CHICHESTER AVENUE WINDERMERE AVENUE/WINDMILL LANE WINDMILL LANE/SEYMOUR STREET WINDMILL LANE VERGES CIRCULAR ROAD VERGES WORDSWORTH ROAD/MACAULEY AVENUE CONISTON CLOSE WORTHINGTON ROAD/WALTON WAY DANWOOD CLOSE WORTHS LANE
23 DELAMERE ROAD YEW TREE LANE VERGES DENTON MARKET EGERTON PARK CRICKET GROUND DERWENT CLOSE A CHURCH MEWS DERWENT CLOSE B SANDBROOK WAY VERGES DRYDEN WAY WILTON PADDOCK FAIRBOURNE AVENUE MOLLETS WOOD VERGES FAIRLEA DANWOOD CLOSE 'B' FAIRVIEW ROAD CITY AVENUE/TOWN LANE FLEMISH ROAD SAXON STREET CAR PARK FRESHWATER/SANDOWN AVENUE GREENDALE GROVE GLENVILLE WAY HILLVIEW ROAD HAUGHTON GREEN ISLAND THORNLEY LANE SOUTH ADJ 249 HAWESWATER CLOSE ST LAWRENCE ROAD CHILDRENS HOME HAUGHTON GREEN ROAD/CHURCH AVENUE DENTON TOWN HALL HAUGHTON GREEN ROAD NO 19 DENTON MARKET GROUND CORPORATION ROAD VERGES LEAFORD PLAYING FIELD CHRIST CHURCH JUBILEE SQUARE
Droylsden LEES PARK HORTICULTURAL HALL DROYLSDEN BATHS LITTLEMOSS REST GARDEN DROYLSDEN CEMETERY PARVET AVENUE CEMETERY EXTENSION PRIORY CAR PARK HAVEN DRIVE SHAKESPEARE CRESCENT PEAKDALE SPRINGFIELD ROAD EDGE LANE 395-411 ST KILDAS REST GARDEN COPPRAS LANE FIELD ST MARYS CHURCH LITTLEMOSS FIELD SURREY AVENUE OAKFIELD AVENUE CORNER THE CRESCENT WOODLEIGH DRIVE DROYLSDEN WAR MEMORIAL CANAL REAR CLOUGH ROAD ASHTON HILL LANE/MARKET STREET COLLINGWOOD AVENUE CONCORDE SUITE GREENSIDE LANE/BRIARWOOD AVENUE ELLEN STREET PLAY AREA GREENSIDE CRESCENT FLINT STREET/MARKET ST/METCALFE ST GREENSIDE LANE REST GARDEN LANGFIELD CRESCENT
24 MARKET STREET/BUTCHERS ARMS MARKET STREET/HART STREET MARKET STREET/MARINA ROAD MASEFIELD ROAD OLDHAM STREET OLDHAM STREET/MARINA ROAD ST JOHNS AVENUE SCOTT ROAD REST GARDEN YORK ROAD PLAY AREA BAGULEY STREET PLAY AREA BENNY LANE PLAY AREA GREENSIDE LANE ENTRANCE WAY SUNNYBANK AVENUE MANOR ROAD/COOPER STREET FIVEWAYS CORNER CYPRESS ROAD FLATS WATER LANE/CEMETERY ROAD MANCHESTER ROAD/CLEGG STREET MANCHESTER ROAD/SIDEBOTTOM STREET ELLEN STREET ESTATE GARDEN FOLD ESTATE KERSHAW ST/MELLOR ST KERSHAW ST/MELLOR ST GARAGE SUNNYBANK AVENUE WILLAMSON LANE ASHTON HILL LANE/WILLIAMSON LANE DROYLSDEN LIBRARY CLAYBANK (OFF WATER LANE) BROADWAY LUMB LANE/MOORSIDE STREET ST MARTINS CLOSE CEMETERY ROAD VERGES WEST DRIVE MARKET STREET/MEDLOCK ST ENTRANCE BENNY LANE LITTLEMOSS FARM ESTATE LUMB LANE SUBWAY
PEREGRINE CRESCENT HAMPSON COURT CYPRESS ROAD (DISTRICT ASSEMBLY) LUMN CLOUGH
Dukinfield ASHBRIDGE DRIVE/KINGSBRIDGE DRIVE DEWSNAP LANE DUKINFIELD CEMETERY PARKIN CLOSE KING ST/WHARF ST SANDY LANE VERGES DEWSNAP LANE RAISED PLOT GLOBE LANE/GLOBE SQUARE DUKINFIELD COMMUNITY CENTRE SANDY LANE/HYDE STREET PICKFORD LANE TOWN LANE YEW TREE PLAY AREA ST LUKES CRESCENT
25 TOWER STREET PLAY AREA SHEPLEY CLOSE CHAPEL CLOSE/PRINCESS CLOSE CONCORDE WAY CHAPEL STREET/W.M.C. CONSERVATIVE CLUB BLOCKSAGES CRESCENT ROAD/OLD ROAD BIRCH LANE BATHS LODGE LANE/OXFORD ROAD BIRCH LANE/DEWSNAP LANE FIR TREE CLOSE DUKINFIELD TOWN HALL OXFORD ROAD VERGES CHAPEL HILL PLOT BIRCH LANE ANGEL CLOSE HERON DRIVE PROSPECT DRIVE RICHMOND ROAD GREENSIDE CLOSE WESTMINSTER WAY WAR MEMORIAL DUKINFIELD KING ST SIDE OF NO 387 SILVER CLOSE WOODBURY CRESCENT CHURCH STREET/CLARENDON STREET CRESCENT ROAD/HALL GREEN ROAD CHARLES STREET VICTORIA ROAD/DUNCAN STREET YOUTH ADVENTURE CENTRE LOXLEY HOUSE BLOCKSAGES CAR PARK BIRCH LANE NURSERY DUKINFIELD POOL HYDE INDUSTRIAL OLD ST JOHNS MAGISTRATES COURT PINEWOOD CLOSE HERON LODGE PLAY AREA TOWER STREET/PROSPECT ROAD ASTLEY ARMS LODGE LANE TOWER STREET/GROVE STREET WATERGROVE ROAD YEW TREE ESTATE WINCHESTER RD YEW TREE ESTATE PLOT O YEW TREE LANE/MORAVIAN CHURCH CHURCH STREET/LIME STREET KENYON ST LEISURE FIR TREE LANE RICHMOND PARK/DEWSNAP LANE BIRCH LANE CLINIC ATLAS STREET WATERGROVE ROAD (PUBLIC OPEN SPACE) YEW TREE ESTATE PLOT B YEW TREE ESTATE PLOT L LIBRARY/CONCORDE WAY FOUNDRY STREET CRESCENT ROAD/ASTLEY STREET
Hyde HYDE PARK DEMO GARDEN THROSTLE BANK STREET HYDE CEMETERY CHEETHAM FOLD ROAD PLAY AREA GREGORY STREET BARON ROAD/STOCKPORT ROAD MARKHAM STREET HYDE PARK TOP GATE PLOTS LEIGH FOLD PLAYING FIELD WEST PARK/THE DINGLE COPELAND STREET PLAY AREA WALKER LANE/LUMN ROAD BENNETT STREET PLAYING FIELD GRANGE ROAD SOUTH AMENITY ASHLEY STREET VERGES HYDE TOWN CENTRE
26 CORNER OPPOSITE DUKE OF SUSSEX HAWTHORN STREET GARDEN STREET PLAYING FIELDS DOWSON ROAD/GOWER ROAD GARDEN STREET VERGES ST THOMAS CHURCH JOHNSONBROOK ROAD RICHMOND HILL LINDALE MATLEY LANE PLAY AREA NICHOLSON ROAD WORKS OAKLANDS ROAD/FIRETHORN DRIVE NEWTON GREEN MATLEY LANE ESTATE THROSTLE BANK/FURNACE STREET HARBOUR FARM RD CORNER NICHOLSON ROAD RECREATION CHEETHAM FOLD NEWMAN STREET BANKING JOHNSON BROOK KING WILLIAM IV/DARWIN ST DANBY ROAD SPRING GARDENS/OLD ROAD HARBOUR FARM ROAD CORNER BRUCE PARK ROSEMOUNT CRESCENT/RUTLAND STREET MATLEY LANE STANSFIELD ROAD NEWTON HALL ESTATE BEARSWOOD CLOSE NEWTON HURST RECREATION MARTIN STREET PARK DRIVE PADDOCK ROAD COMMERCIAL STREET- ARMY CADETS GRANGE ROAD SOUTH HOUSING STOCKPORT ROAD/MOTTRAM OLD ROAD LILLY STREET/PEVERIL TERRACE FOUNTAIN STREET GRANGE CLOSE HIGH STREET/HALTON STREET TRAVIS STREET/WARD STREET VICTORIA STREET/CARTWRIGHT ST P.A. NEWTON LIBRARY CARTWRIGHT/VICTORIA STREET FIELD UNION STREET LIBRARY NEWTON HALL ROAD UNION STREET/TRAVIS STREET DUKINFIELD ROAD/JUNCTION STREET MILL LANE/FRANCES STREET WEST WINDSOR ROAD/DOWSON ROAD CLARK WAY/NEWTON STREET HOVILY BROW RUTLAND STREET/ROSEMOUNT CRESCENT WALKER LANE DOWSON ROAD NELSON STREET PLAYING FIELDS. DOWSON ROAD/THORNLEY STREET POLEBANK GARDENS MINSTEAD CLOSE/BUCKLAND GROVE TRAVIS STREET/RIDLING LANE ASHTON ROAD/MARKHAM STREET MILL LANE BRABYNS ROAD POLEBANK NEWTON HURST TREACLE BROW VICTORIA STREET VERGE TAMESIDE LEISURE POOL MOTTRAM ROAD/STATION ROAD QUEEN STREET GRANGE ROAD SOUTH RIDLING LANE LUMN ROAD NORBURY AVENUE ALLEN AVENUE GRANGE ROAD PLAYING FIELDS LOWER BENNETT STREET CROFT STREET PLAY AREA VICTORIA STREET VERGE MARKLAND STREET BARLEY CROFT VERGES HALL STREET LEIGHFOLD VERGES BUSHEYFIELD CLOSE LYNE VIEW VERGES DOW STREET/HARDING STREET FERNALLY STREET/CLARK WAY IRENE AVENUE CLARK WAY/BANK STREET BAGSHAW STREET DOWSON ROAD/STOCKPORT ROAD BEDFORD AVENUE MOTTRAM ROAD BRADLEY GREEN ROAD VERGES BARNFIELD ROAD/HILLARY ROAD FIR TREE DRIVE GREENHILL ROAD LODGE LANE/SHIRLEY AVENUE KINGSTON GARDENS LONGFIELD CLOSE MANSFIELD ROAD LONG MEADOW RUFFORD AVENUE
27 MOORECROFT SQUARE SHAW AVENUE MOORFIELD DRIVE WELBECK ROAD POWELL AVENUE WERNETH AVENUE ST MARYS ROAD VERGES SPRING AVENUE HICKEN PLACE UNION STREET CAR PARK SUSSEX PLACE KNOTT LANE VERGES GOODIER VIEW PRIMROSE AVENUE HAMEL STREET PRIMROSE CRESCENT HICKENFIELD ROAD LUMN ROAD/RIDLING LANE DUKE ROAD GRANGE ROAD NORTH EVEREST CLOSE GOWER ROAD/DOWSON ROAD VICTORIA STREET RAISED PLOTS OLDHAM STREET/CHAPEL STREET CONISTON AVENUE LANEGATE CARLTON ROAD FARM LANE DEPTARTMENT OF SOCIAL SECURITY WAVERLEY ROAD VERGES CUNLIFFE STREET ST GEORGES DRIVE KESWICK AVENUE GROSVENOR ROAD VERGES STEWART WILSON PLOTS FRESHFIELD AVENUE WYCHFOLD VERGES FAWLEY AVENUE WELCH ROAD/LOVELL DRIVE CLARENDON ROAD THISTLEY FIELDS CHEETHAM FOLD ROAD VERGES HIGHCROFT BARON ROAD DANNYWOOD CLOSE DOW STREET/COPELAND STREET BLACKTHORNE ROAD SMITHY LANE APETHORNE LANE PIMLOTT GROVE ST PAULS HILL ROAD UNION STREET SHRUBBERIES YORK ROAD MATLEY LANE VERGES THE GRANGE VALLEY VIEW ROWBOTHAM STREET MARKET STREET SHRUBBERIES RALPH AVENUE PRINCESS STREET/VICARAGE GARDENS SCHOOL LANE CHURCH MEADOW GARDENS DONALD AVENUE OAKLANDS ROAD COOMBES AVENUE STATION ROAD\ALMOND WAY VICTORIA STREET/CARTWRIGHT STREET OAKLANDS ROAD HARBOUR FARM ROAD VERGES FERNALLY STREET WYCH FOLD DAIRY BARMHOUSE CLOSE/BARMHOUSE LANE JOHN SHEPLEY STREET RYDAL HOUSE BOWLACRE ROAD PENSIONERS HOUSE COMMERCIAL BROW WERNETH HOUSE CROSS STREET/SIMPSON STREET HYDE TOWN HALL OAKFIELD ROAD NELSON STREET/MONA STREET TALBOT ROAD/HARBOUR FARM ROAD OLDHAM STREET/PERRIN STREET
Longdendale HOLLINGWORTH BOWLING GREEN PENNINE VIEW CHAPMAN FIELD THE VALE LONGDENDALE SPORTS FACILITIES BOUNDARY CLOSE HOLLINGWORTH PARK HEATHERSIDE AVENUE 2-24, REAR BROADBOTTOM PARK WATERTON LANE NO 120 MOTTRAM PARK WINTERFORD ROAD/MANSFIELD ROAD ETHEROW LODGE LEES ROAD ESTATE BROADBOTTOM COMMUNITY CENTRE WATERTON AVENUE
28 HILL END ALPHIN SQUARE HOLLINGWORTH REST AREA THE ROWANS/THE SYCAMORES WEDNESHOUGH GREEN WINTERFORD ROAD BROADBOTTOM AMENITY PENNINE VIEW CHAIN BAR LANE/MILLHILL GROVE M MARSDEN CLOSE UNDERWOOD SOCIAL CLUB M ALBION FLATS UNDERWOOD ROAD/PAIGNTON AVENUE ARGYLE STREET 21-25 REAR HATTERSLEY ROAD WEST 37-45 M CURZON STREET FRONT HATTERSLEY ROAD WEST/HONITON AVE M CURZON STREET REAR HATTERSLEY HOUSING OFFICES M FOX PLATT ESTATE TINTWISTLE VERGES GEORGE STREET HEATHER GROVE LORNE STREET 66-68 REAR TAYLOR STREET MOUNTAIN STREET SHOPPING PRECINCT HOLLINGWORTH MOUNTAIN STREET NO7 REAR NEW STREET MOUNTAIN STREET REAR 9-13 TEMPERENCE STREET SEEL STREET/BATLEY STREET REAR HIGHFIELD/SUNNYBANK WYRE STREET FLATS LORD STREET/EARNSHAW STREET LORNE STREET SHRUBBERY TAYLOR STREET/CROSS STREET THE LARCHES NURSERY TAYLOR STREET/LORD STREET BRACKENHURST PLAY AREA
Mossley ALPHIN CLOSE PLAY AREA MOSSLEY TOWN CENTRE MOSSLEY LIBRARY MOSSLEY CEMETERY THE CRESCENT NO 2 COSGROVE GARDENS HART COURT CRADDOCK STREET NORTH VIEW JACOB'S LADDER GORSE AVENUE 1 - 16 MILL LANE/MANCHESTER ROAD THE LIMES/HUDDERSFIELD ROAD ROUGHTOWN PLAY AREA MANSFIELD ROAD 14-28 ROUND HEY/CARTER STREET DALESFIELD CRESCENT NO 6 ST GEORGE'S CHURCH LEES ROAD/QUICKEDGE ROAD ST GEORGE'S PLAY AREA MICKLEHURST ROAD/HUDDERSFIELD ROAD STAMFORD ROAD MICKLEHURST ROAD/HUDDERSFIELD ROAD WAGGON ROAD STATION ROAD VERGES MOSSLEY MARKET PLACE WINTERFORD ROAD/HUDDERSFIELD ROAD STOCKPORT ROAD LAY-BY BOUNDARY COTTAGES BULLRING/MOORLANDS CRESCENT MOORLANDS CRESCENT HOLLINS LANE FIELD MOUNTAIN STREET/MARKET STREET MOSSLEY ROAD REST GARDENS CHAPEL STREET LIBRARY ALPHIN CLOSE/ROACHES WAY PATH STOCKPORT ROAD/HADDONS TRAFFIC LIGHTS CEMETERY ROAD/STALEY ROAD EGMONT STREET/CHESHIRE STREET MOORLANDS FOX PLATT ALLOTMENTS STALEY ROAD POLICE HOUSES
SOURACRE FOLD STATION ROAD/STATION HOUSE
Stalybridge ELM TREE CLOSE CLINIC BANKING ASTLEY STREET/VAUDREY STREET BINNS STREET SAND STREET/CHEETHAM HILL ROAD STAMFORD STREET/RIDGE HILL LANE CONSERVATIVE CLUB/STANLEY SQUARE STALEY HALL ROAD/SPINDLE AVENUE PARK STREET/LAWTON STREET STALEY HALL ROAD/BRENTWOOD CLOSE
29 CINEMA REST GARDENS PINE ROAD CROFT STREET MILLBROOK COMMUNITY CENTRE DITCHCROFT ARMENTIERES WAY SET STREET HIGH STREET/SYCAMORE STREET COCKER HILL BURIAL GROUND FRENCH AVENUE FERNBANK WAKEFIELD ROAD CHURCH GROUND ST PAULS CHURCH STAMFORD STREET/WAKEFIELD ROAD BROADACRE ILLINGWORTH AVENUE/DEMESNE CLOSE COCKER HILL SHRUBERY TIPPERARY STREET/CHESHIRE SQUARE MOTTRAM ROAD SHRUBBERY CASABLANCAS STOCKS LANE/MOTTRAM OLD ROAD THOMPSONS CROSS ST PAULS PLAY AREA HIGH STREET OPPOSITE PINE ROAD GREY STREET PLAY AREA QUARRY RISE/ROSE HILL COPLEY RECREATION CENTRE QUARRY RISE/CLIFF DALE HAYCOCK CLOSE CORNER SOUTH VIEW HEAPS FARM COURT PORTLAND PLACE SHRUBBERY SWINESHAW PARK ENTRANCE CORNFIELD 73-76 COPLEY COMMUNITY CENTRE MARKET STREET SHRUBBERY REGINA AVENUE STALY HILL DRIVE SHRUBBERY ARLIES LANE TOP FIELD HONEYSUCKLE DRIVE MONTAGUE WAY COPLEY JOINT USE MOTTRAM ROAD/PERCY STREET S-STATION ARMENTIERES SQUARE SIDE-WILDBANK SCHOOL TOWN HALL, STALYBRIDGE TATTON STREET/COMPTON STREET GROSVENOR SQUARE WAKEFIELD ROAD/CHURCH STREET MERESIDE NEXT TO NO 12 GROSVENOR STREET MERESIDE GARAGE PLOTS HUDDERSFIELD ROAD/BRADLEY FOLD STALEY WHARF MOTTRAM ROAD/BURNSIDE WALKERWOOD DRIVE-LEISURE MOTTRAM ROAD OFF HUDDERSFIELD ROAD CORNFIELD NEXT TO 76 WATERLOO ROAD BUS STATION SANDHILLS MILTON AVENUE NO.2 WEIRSIDE (OFF OLD STREET) OAK PARK BRUSHES ESTATE DA HIGH STREET/STANLEY SQUARE TATTON STREET BIRBECK STREET/BROUGHAM STREET CECIL STREET SIDE OF 48 STALEY HALL/HUDDERSFIELD ROAD CECIL STREET/ACRES LANE STALEY CLOSE WARRINGTON STREET (REAR) STAMFORD STREET/SIDEBOTTOM STREET BOOTH STREET GROSVENOR STREET SUB-STATION NORMAN ROAD FORRESTER DRIVE STAMFORD GROVE HOUGH HILL ROAD/SPRING BANK ASTLEY ROAD VERGES FISTRAL CRESCENT CRANTOCK DRIVE RASSBOTTOM STREET SHRUBBERY MOTTRAM OLD ROAD VERGES RASSBOTTOM STREET MOTTRAM ROAD 399-401 CRANTOCK DRIVE/NEWLYN AVENUE MOTTRAM OLD ROAD/HEREFORD WAY WILDBANK SCHOOL/DEMESNE DRIVE BRUSHES ROAD STAYLEY DRIVE/DEMESNE DRIVE HIGH STREET VERGES STAYLEY DRIVE/COPLEY AVENUE STAMFORD STREET/RIDGE HILL LANE STONECLIFFE AVENUE/CAMBRIDGE STREET KNOWL STREET SIDEBOTTOM STREET TRINITY STREET/GROSVENOR STREET KINDER STREET TRINITY STREET DEMESNE DRIVE/COPLEY AVENUE TAYLOR STREET LYDGATE CLOSE 1-5 M WEST STREET DIGGLE WALK 1-4 M MOTTRAM ROAD/WOODLANDS ROAD
30 MEADWAY BUCKLEY STREET HUDDERSFIELD ROAD/CROWSWOOD EST CAROLINE STREET/HIGH STREET STANDEDGE WALK M RANGE ROAD/HOUGH HILL ROAD LYDGATE CLOSE 15-21 M BUCKLEY STREET/CHEETHAM HILL ROAD FRIEZLAND CLOSE 18-24 M CAMBRIDGE TERRACE LYDGATE CLOSE 2-8 M MELBOURNE STREET FRIEZLAND CLOSE PARKING AREA M ARMENTIERES SQUARE BROADBENT CLOSE 2-8 M WAKEFIELD ROAD VERGES BROADBENT CLOSE 1-7 M STAVELEY AVENUE VERGES FRIEZLAND CLOSE 15-21 M SHELLEY GROVE VERGES FRIEZLAND CLOSE 2-8 M RIDGE HILL LANE VERGES BRUSHES AVENUE/WOODVILLE DRIVE RIDGEHILL LANE/SPRINGS LANE/DARNTON TAYLOR STREET/GROBY STREET MILTON AVENUE LIBRARY-AMBLESIDE GLEDHALL STREET STALYBRIDGE LIBRARY NORTH AVENUE RIDGE HILL LIBRARY BOND STREET WEST STREET/STAMFORD GROVE HARTSHEAD AVENUE KNOWLE STREET/MOTTRAM ROAD ST GEORGES STREET/WEST AVENUE PRINTWORKS ROAD ST GEORGES STREET WAKEFIELD ROAD/STAMFORD ST VERGE HARRISON STREET HUDDERSFIELD ROAD TO DEMESNE DRIVE CAMBRIDGE STREET/CHURCH STREET HUDDERSFIELD ROAD 96-100 CAMBRIDGE STREET HEYROD VERGES BEECHWOOD AVENUE HUDDERSFIELD ROAD VERGES STOCKS LANE VERGE ACRES LANE/PARK STREET DEMESNE DRIVE VERGES ACRES LANE/GERRARD STREET VALE ROAD HUDDERSFIELD ROAD/DEMESNE DRIVE FIRST AVENUE TO FOURTH AVENUE HOLLINS STREET/HIGH STREET BANK ROAD MOORFIELD HEIGHTS BUCKTON VALE/HUDDERSFIELD ROAD CAROLINE STREET/HIGH STREET BUCKTON VALE ROAD/ARUNDEL CLOSE TRINITY STREET/HIGH STREET FLAXFIELD AVENUE HIGH STREET/CANAL ST/KENWORTHY ST FISTRAL CRESCENT VERGES HIGH STREET/HOUGH HILL ROAD MOORLAND ROAD MOTTRAM ROAD/WOODEND LANE LAYCOCK AVENUE MOTTRAM ROAD/OLD ROAD KENWORTHY STREET MOTTRAM/HUDDERSFIELD ROAD CANAL WAKEFIELD ROAD/JOHN STREET MOTTRAM ROAD/HUDDERSFIELD ROAD SHAKESPEARE AVENUE MOTTRAM ROAD OPP MOTTRAM OLD ROAD BESOM LANE MOTTRAM ROAD/MOTTRAM OLD ROAD STALY HILL DRIVE/CORNFIELD WILDBANK CHASE RAILWAY STREET CORNFIELD BAYLEY STREET REFUSE STATION WHEATFIELD WOODEND LANE LOWER BROADACRE HIGH STREET RAYNERS LANE BURNSIDE WAKEFIELD ROAD TRAFFIC THISTLE CLOSE HIGH STREET RAYNERS CLOSE ROOKERY CLOSE WAKEFIELD RD TRAFFIC LIGHTS STALY HILL DRIVE/MOTTRAM OLD ROAD ROSE TERRACE STALY HILL DRIVE/BROADACRE GREY STREET STALY HILL DRIVE THOMPSON CROSS DELAMERE CLOSE MOTTRAM RD HUDDERSFIELD RD MOORGATE DRIVE RUBBER WORKS MOTTRAM RD
31 STALY HILL DRIVE 4-5 WALKERWOOD DRIVE DEMESNE DRIVE/COPLEY COMM CENTRE TINTERBROW HIGH STREET SUBWAY PLOTS WEIRSIDE BRIDGE PARKFIELDS WEIRSIDE BUCKTON VALE SCHOOL DRIVEWAY ARMENTIERES SQUARE BUCKTON VALE MEWS ARUNDEL CLOSE VERGES OLD ROAD ROCKERY EAST AVENUE/NORTH AVENUE HUDDERSFIELD ROAD/DEVILS ELBOW WALKERWOOD DRIVE STALEY HOUSE STALYBRIDGE TOWN HALL STAMFORD STREET/LEES STREET CAR PARK GROSVENOR STREET CAR PARK CORPORATION STREET CAR PARKS BAYLEY STREET INDUSTRIAL ESTATE STATION CAR PARK CRANTOCK DRIVE CAR PARK STALYBRIDGE WAR MEMORIAL FINANCE OFFICE SHADES BUCKTON VALE
Category Two Sites
Ashton Hurst Rear of Rose Hill Crescent Army Pay Office Sports Ground Broadoak Playing Fields Hurst Village Bowling Club, Rodney Broadoak POS
Ashton St Michael’s Bank Top Playing Field Palace Rd Playing Field
Ashton St Peter’s King George V Playing Fields Katherine St All-Weather Pitch King George V Playing Fields
Ashton Waterloo Richmond Park Playing Fields
Audenshaw Talco's Playing Field Lumb Lane Playing Field Beyer Peacock Playing Field: Kershaw Brendon Drive Playing Field Groby Road Playing Fields
32 Denton North East Stockport Rd Playing Fields Tame St Playing Fields
Denton South Haughton Green Playing Fields
Denton West Granada Playing Fields Ruby St Playing Field Town Lane Playing Field Jackson Gardens Playing Field/Coppice
Droylsden East Copperas Lane Playing Field Moravian Former Playing Fields Medlock Leisure Playing Fields Medlock playing Field (Edu)
Droylsden West Sunnybank Park
Dukinfield Blocksages Playing Fields Pithills/Armadale Rd Playing Field Dewsnap Playing Fields Clarendon Playing Fields
Dukinfield/ Stalybridge Yew Tree Playing Fields
Hyde Godley James North Bowling Green Nelson St/Mona St Playing Field H: Queen St North Site of Godley St John's Prim Sch Godley Primary Sch Playing Field & Walker Lane PF (Educ) Backbower Playing Fields Walker Lane PF (Leisure)
Hyde Newton Victoria St/Garden St Playing Field Senior Service Playing Field Senior Service Bowling Green Bennett St Playing Field South of Dunkirk Farm Newton Hall Grounds Clarendon College Playing Field
Hyde Werneth Mill Lane Playing Fields
33 Longdendale Longdendale Recreation Centre Hardcourt Play Area: Beaufort Rd Chapman Playing Field The Boulevard Water Lane Football Ground Wedneshough Green: east Wedneshough Green West
Mossley Egmont St Playing Fields Winter Hill/North View Adjoining Livingstone Primary School Mossley AFC
Stalybridge North Arlies Lane Carrbrook Village Bowling Green Ashton Lacrosse Club Stamford Park Playing Fields
Stalybridge South Grey St: former playing field Copley All-Weather Pitch Brushes Rangers Playing Field
Category Three Sites
Ashton St Michaels Cedar Park
Ashton St Peters Oxford Park Trafalgar Square West End Park Memorial Gardens Oldham Rd Gardens Burlington St/Bentinck St King George V Park
Ashton Waterloo Waterloo Park
Audenshaw Memorial Gardens/Sidmouth St Ryecroft Hall Park Shepley Wood “Park”, Cemetery Rd
Denton North East Victoria Park
Denton West Thornley Park
34 Droylsden East Lees Park
Droylsden West Sunnybank Park
Dukinfield Dukinfield Park
Dukinfield/Stalybridge Gorse Hall Park Cheetham Park
Hyde Newton Hyde Park
Hyde Werneth Pole Bank
Longdendale Mottram Park Mottram Moor/Woolley Lane Hollingworth Park Broadbottom Park
Mossley Mossley Park
Stalybridge North Stamford Park North Stamford Park South
Category Four Sites
Ashton Hurst Knott Hill Nature Reserve A Hartshead Pike A Hurst Angling Club A Greenhurst Clough A Broadoak Clough A Timperley Clough: south side A Timperley Clough: north side A Lyndhurst Ave "Nature Reserve" A
Ashton St Michaels Rear of Mellor Rd: A
Ashton St Peters Land between Brookside Sidings & River A Cavendish St/River Tame A
Ashton Waterloo Daisy Nook Country Park A
35 Park Bridge Rail Line A Oaken Clough A Rocher Vale A Park Bridge Heritage Park A Bankfield Clough/Fenney Fields A Taunton Brook A Downshaw Clough A
Denton North East Broomstairs -south D Broomstairs -north D
Denton South Haughton Dale Nature Reserve D Hulme's Wood/Hardy Wood D
Denton West Horse Close Wood D Horses Field D
Dukinfield Off Astley St DK Coopers Ride DK Plantation Farm DK Portland Basin Field DK
Dukinfield/Stalybridge Rear of Sandy Lane/Dain Close DK Tame Valley: Staley Wharf S
Droylsden East Droylsden Former Rail Line DR Hollinwood Branch Canal DR Littlemoss Camp DR
Droylsden West Weir Clough DR Ash Rd DR Lumb Clough DR
Hyde Godley Longlands Woodland H Godley Sand Quarry H Godley/Apethorn Rail line H Hattersley Clough H Stonepit Reservoir H Mottram Rd/Sheffield Rd H
Hyde Newton Dunkirk Farm H Commercial St/M67 H Matley Clough H
36 Johnson Brook/Newton Moor H
Hyde Werneth Werneth Low Country Park H Rear of West Park H Stockport Rd/Dowson Rd H Werneth Brook - south H Werneth Brook - north H Gower Hey Wood H
Longdendale Hurstclough L Great Wood Nature Reserve L Gas Wks Site Woolley Lane L Woolley Bridge Copse L Etherow Lodge L Wedneshough Green L Lymefield/Broad Mills/Dye Vat Wks L
Mossley Scout Head Quarry M Rear of Boundary Close M Scout Green M Tame Way - Micklehurst Rd to The George M River Tame meander M Egmont St M Lees Rd Woodland M Waterside Estate M Fox Platts M Canal embankment south of Plevins M Midge Hill M
Stalybridge North Silver Springs S Stalybridge Country Park - Millbrook & Carrbrook S Staley Way S Rear of St Paul's Primary School S Former Railway Cutting near Scout Head S
Stalybridge South Hobson Moor Quarry S Gorse Hall Park S Woodland at Acres Brook S Eastwood Nature Reserve S Off Grove Rd S
References
Sport England ‘Towards a level Playing Field’-A GUIDE TO THE PRODUCTION OF PLAYING PITCH STRATEGIES
37 2. Community Education Services
1.0 Explanation and Formulae for calculating the Community Education Sector Tariff
1.1 Average Cost of Pupil Place
Survey data collated estimates construction costs of 3 major new schemes in the primary school sector, used together with the most recently completed primary school scheme (uplifted for the effects of inflation since its construction) to arrive at an average cost per pupil place of constructing a new school based on current prices. This cost per pupil was based on the total scheme costs divided by the standard pupil places assumed in the design and divided by an assumed 25 years lifespan.
This provides an average cost per pupil place of £622
1.2 Calculating Weighting Factors
1.2.1 House Types
This basic cost per pupil place is then used in combination with a weighting attached to different types of dwelling based on the number of bedrooms in each property ranging from 1 bedroom to 4 bedrooms and above. For each of the house type classifications the average cost per pupil place figure is multiplied by the number of dwellings of that type. For example, if there were ten 3 bedroomed houses then the figure for the calculation would be 10. This figure is then adjusted according to the three factors specified below. These attempt to reflect the average anticipated impact in school building use of a development based on the estimated number of adults and school age children present in each type of house (i.e. number of bedrooms).
1.2.2 Census data/type of dwelling weighting
A weighting is applied to each type of dwelling based on a combination of National Census data on average child occupancy of houses in Tameside combined with an estimate of this probability applying to that particular type of dwelling. The National Census data from central government categorises the probability of 0, 1, 2, 3, and 4 or more children being present in a dwelling in Tameside. The second element of this weighting attempts to reflect the reality of this probability occurring by adjusting the national census data according to the dwelling type. For example the fact that the census data indicates that 27% of houses in Tameside have one child in residence should not logically apply to 1 bedroom accommodation and therefore the calculation instead assumes that there is a 50% chance of only I adult being resident and a 50% chance of 2 adults being resident.
1.2.3 Pupil Factor
Pupil factor is the weighting applied to reflect the anticipated level of usage of school facilities according to the type of accommodation being developed. However we cannot say that educational facilities will be used purely by children. With so many community activities taking place at schools, facilities are available to be utilised by residents with children and those without
38 children alike. The adult pupil factor applied attempts to reflect the reduced level of usage of school facilities by adults in comparison to children by applying a pupil factor of 0.3 to dwellings assumed to house only 1 adult and a factor of 0.5 to dwellings assumed to house 2 or more adults. In addition to each child assumed to be housed in a dwelling is assigned a pupil factor of 1, which is added to the adult related pupil factor above. For example where a house is assumed to contain 2 adults and 2 children the total pupil factor count for the calculation is the sum of 0.5 for the 2 adults plus 2 for the 2 children or 2.5 in total.
1.2.4 Chance/Probability of Pupil applying
Once the house type, census data/type of dwelling weighting and pupil factors have been established they are combined in a calculation to produce a total chance weighting that will be applied to the average pupil place cost value in 1.1 above to arrive at the community education sector tariff. The chance- weighting matrix below fully illustrates the probabilities in all occupancy scenarios.
1.2 Formula for Calculating the Total Chance Weighting
Formula used to calculate the Total chance weighting for each House Type (1 to 4). Used in conjunction with Chance Weighting Matrix, below:
(xya = z) + ( xyb = z ) + ( xyc = z) + ( xyd = z) + ( xye = z) = w
Key : a = Percentage of houses in Tameside with no children (42%) b = Percentage of houses in Tameside with 1 child (27%) c = Percentage of houses in Tameside with 2 children (22%) d = Percentage of houses in Tameside with 3 children (7%) e = Percentage of houses in Tameside with 4+ children (2%) x = Chance of child in a given house applying (e.g. In house type 4 with a pupil factor of 2.5 there is 50% chance of one child applying) y = Pupil Factor (1 child counts as 1 pupil, 2 adults count as 0.5 pupil) z = Sub total chance weighting(Chance weighting of each ‘occupation level in each house type group( e.g. In house type 4 with a pupil factor of 2.5 there is a chance weighting of 1.15) w= Total Chance Weighting for House Type
39
1 2 3 4 5 678910
House Type Type House Factor Pupil Applicable TMBC of Chance No Census in 42% of Children Applying Houses TMBC of Chance in 1 Census Child Houses of 27% Applying TMBC of Chance 2 Census Children Houses of 22% in Applying TMBC of Chance 3 Census Children Houses of 7% in Applying TMBC of Chance 4 Census Children Houses of 2% in Applying Chance Total Weighting 4 0.3 N 0.00 4 0.5 Y 50% 0.11 4 1.5 Y 25% 50% 0.36 4 2.5 Y 25% 50% 100% 1.15 4 3.5 Y 100% 100% 0.32 100% 100% 100% 100% 100% 1.93
3 0.3 N 0.00 3 0.5 Y 50% 0.11 3 1.5 Y 25% 100% 0.56 3 2.5 Y 25% 100% 50% 0.90 3 3.5 Y 50% 100% 0.19 100% 100% 100% 100% 100% 1.76
2 0.3 Y 50% 0.06 2 0.5 Y 50% 0.11 2 1.5 Y 100% 100% 100% 0.54 2 2.5 Y 100% 0.55 2 3.5 N 0.00 100% 100% 100% 100% 100% 1.26
1 0.3 Y 50% 0.15 1 0.5 Y 50% 0.25 1 1.5 N 0.00 1 2.5 N 0.00 1 3.5 N 0.00 100% 0.40
Notes
The Total Chance Weighting (column 10) is calculated by multiplying each of the percentage values in columns 5 through 9 by both the percentage value in the column heading and by the Pupil Factor in column 2 and then totalling the 5 figures together to arrive at a weighting to apply to the standard pupil place cost calculated on the New Build tab of this spreadsheet.
The assumptions around splitting the TMBC census data down between the different Pupil Factor (column 3) values are listed on the Calculation Explanation file.
Table 1 – Chance weighting matrix
40
2.0 The Development Project Register (DPR) for Community Education
Service Sector
Ashton-under-Lyne
Ashton Hurst Ward Broadoak Primary School, Norman Road Hartshead High School, Greenhurst Road Holden Clough Community Primary School, St Albans Avenue Hurst Knoll St James' Church of England Primary School, Ladbrooke Road Rosehill Methodist Community School, Rosehill Road St. Christopher's Roman Catholic Primary School, St Christopher's Road St. Damian's Roman Catholic Science College, Lees Road
Ashton St Michaels Ward Our Lady of Mount Carmel Roman Catholic Primary School, Holden Street Parochial Church of England Primary School, Keppel Street St. James Church of England Primary School, Romney Street Stamford Community High School, Mossley Road The Heys Primary School, Whiteacre Road
Ashton St Peters Ward Ashton West End Primary School, Early Centre and Visually Impaired Resource Base, William Street Holy Trinity Church of England Primary School, Kenyon Street St. Peter's Church of England Primary School, Oxford Street Trafalgar Nursery, John Street East
Ashton Waterloo Ward Canon Burrows Church of England Primary School, Oldham Road Canon Johnson Church of England Primary School, Elgin Street Dale Grove Secondary Centre, Wilshaw Lane Waterloo Primary School, Worthington Street
Audenshaw
Audenshaw Ward Aldwyn Primary School and Motor Impaired Resource Base, Lumb Lane Audenshaw High School, Hazel Street Audenshaw Primary School, Ash Street Hawthorns Community School, Corporation Road Poplar Street Primary School, Ravenwood Drive St. Anne's Roman Catholic Primary School, Booth Road St. Stephen's Church of England Primary School, Audenshaw Road
41 Denton
Denton North East Ward Egerton Park Arts College, Motor Impaired Resource Base and Visually Impaired Resource Base, Egerton Street Linden Road Primary School and Hearing Impaired Resource Base, Linden Road Russell Scott Primary School, Clare Street St. Anne's Primary School, St Anne's Road St. Mary's Roman Catholic Primary School, Kynder Street St. Thomas More Roman Catholic High School, Town Lane
Denton South Ward Corrie Primary School, Cemetery Road Manor Green Primary School, Mancunian Road St. John Fisher Roman Catholic Primary School, Manor Road Two Trees Community High School and Specific Learning Difficulties Resource Base, Two Trees Lane
Denton West Ward Dane Bank Primary School, Thornley Lane South Denton West End Primary School, Balmoral Drive Greswell Primary School, Percy Road
Droylsden
Droylsden East Ward Fairfield Road Primary School, Fairfield Road Littlemoss High School for Boys, Cryer Street Moorside Primary School, Market Street St. Mary's Church of England Primary School, Church Street
Droylsden West Ward Droylsden School Mathematics and Computing College for Girls, Manor Road Fairfield High School for Girls, Fairfield Avenue Greenside Primary School and Early Years Centre, Greenside Lane Manchester Road Primary School, Manchester Road St. Stephen's Roman Catholic Primary School, Chappell Road
Dukinfield
Dukinfield Ward All Saints Catholic College, Kenyon Avenue Lyndhurst Community Primary School, Hill Street Ravensfield Primary School, Clarendon Street
Dukinfield Stalybridge Ward Acorn Nursery, Yew Tree Lane Astley Sports College and Community High School, Yew Tree Lane Broadbent Fold Primary School, Tennyson Avenue Cromwell School, Yew Tree Lane Oakdale School, Cheetham Hill Road St. John's Church of England Primary School, Westmorland Avenue St. Mary's Catholic Primary School, Cheetham Hill Road
42 Yew Tree Community Primary School, Acorn Nursery and Moderate Learning Dif. Resource Base, Yew Tree Lane
Hyde
Hyde Godley Ward Alder Community High, Mottram Old Road Godley Primary School, St John's Drive Greenfield Primary School and Early Years Centre, Queen Street Leigh Primary School, Walker Lane Pinfold Primary School, Hattersley Road East St. James' Catholic Primary School, Underwood Road
Hyde Newton Ward Bradley Green Primary School, Bradley Green Road Flowery Field Primary School, Main Street Hyde Technology School and Hearing Impaired Resource Base, Old Road Oakfield Primary School and Moderate Learning Difficulties Resource Base, St Mary's Road St. Paul's Catholic Primary School, Turner Lane
Hyde Werneth Ward Dowson Primary School, Malborough Road Gee Cross Holy Trinity Church of England Primary School, Higham Lane St. George's Church of England Primary School, Henry Street
Longdendale
Longdendale Ward Arundale Primary and Nursery School, Lowry Grove Broadbottom Church of England Primary School, Mottram Road Hollingworth Primary School, Market Street Longdendale High School, Spring Street Mottram Church of England Primary School, War Hill
Mossley
Mossley Ward Livingstone Primary School, Valeside Micklehurst All Saints Church of England Primary School, The Rowans Milton St. John`s Church of England Primary School, Mill Lane Mossley Hollins High School, Huddersfield Road St. George's Church of England Primary School, Stamford Street St. Joseph's Roman Catholic Primary School, Market Street
Stalybridge
Dukinfield Stalybridge Ward Gorse Hall Primary School, Forrester Drive St. Peter's Catholic Primary School, Hough Hill Road
43 Stalybridge North Ward Arlies Primary School, Broadhill Road Buckton Vale Primary School, Swallow Lane Millbrook Primary School, Bank Road Ridgehill Primary School and Specific Learning Difficulties Resource Base, School Crescent Samuel Laycock School, Mereside West Hill School, Thompson Cross
Stalybridge South Ward Copley High School, Huddersfield Road St. Paul's Church of England Primary School, Huddersfield Road St. Raphael's Catholic Primary School, Huddersfield Road Stalyhill Infant School, Wheatfield Stalyhill Junior School, Hereford Way Wildbank Primary School and Early Years Centre, Demesne Drive
44 3. Integrated Transport
1. Explanation and Formulae for Integrated Transport Tariff
1.1 Explanation
1.2 Contributions will be expected from all schemes that are anticipated to have significant transport impact within the Borough above the threshold of residential schemes exceeding 1 dwelling and non-residential developments in excess of 250sqm floorspace.
1.3 Traffic generation will be used as the means by which the scale of contribution from differing types of development is to be determined. The total number of net trips generated by the development will be calculated for each scheme. There are four stages to determining the net trip generation for each scheme and thereby calculating the tariff.
Stage 1; Identify the notional cost of each trip by both estimating the level and nature of development that is anticipated in the next 5 years and the scale and costs of new infrastructure to mitigate impact.
Stage 2; Identify the trip generation of the existing development making an adjustment to take into account the age of the development and the resultant reduction in trip generation that would have occurred.
Stage 3; Identify the trip generation of the proposed development
Stage 4; Identify the net trip value taking into account the level of existing trips and the proposed trip generation and determine the total tariff.
2. Stage 1 – Calculating the Cost per Trip
2.1 Trip Rates
2.2 The TRICS (Trip Rate Information Computer System) will be used to represent average trip rates for different development types in the interest of consistency and the speedy processing of payment calculations.
2.3 The following table represents the typical standard daily trip generation rates to be applied to different development types (Subject to updating from latest TRICS information):
Table 1 Average Daily Rates
Development Type Trip generation Housing (General mixed) 6 per Unit Housing (Apartments) 2.5 per Unit B1/B2 14 per 100sq.m Retail (Non Food) 50 per 100sq.m Retail (Food) 150 per 100sqm Food Superstores 200 per 100sqm B8 (Storage) 3.0 per 100sq.m
45 B8 (Distribution) 4.0 per 100sq.m Hotels 5 per bedroom Pubs/restaurants 100 trips per 100sq.m Fast Food/drive through 420 trips per 100sq.m
NEW DEVELOPMENTS NUMBER/AREA NEW TRIPS GENERATED Residential 2000 (2000x6)=12000 B1/B2 24000(sq.m) (240x14)=3360 B8 23000sqm (230x3)=690 Retail (food) 4800(sq.m) (48x150)=7200 Retail (non-food) 19200(sq.m) (192x50)=9600 Hotel 200 (200x5)=1000 Fast Food 3000 (30x420)=12600 Pubs/Restaurants 6000 (60x100)=6000 Leisure 6000 (60x400)=24000 TOTAL 76450 Leisure 400 trips per 100sq.m
2.4 Anticipated Development in the Next 5 Years
Table 2 Anticipated Development and Trips Generated (5 years)
2.5 Total trip generation for the next five years is based on an assessment of likely developments to be brought forward within Tameside in the next five years, for which planning approval is not already granted. The assessment is made taking into account the potential within the Borough for each development type.
2.6 Cost of future infrastructure - A list of costed schemes will be produced for the Borough addressing the problems caused by development within it.
Table 3 Development Project Register
Ashton £000k by Developer Ashton Northern Bypass 0 Signalisation of roundabouts A635 5000 Penny Meadow Bus and Pedestrian Improvements 800 Mossley Rd (A670) junction and link improvements 50 Rights of Way/Cycle Improvements 20 Safe routes to school 75 Generic local safety schemes 75 UTC improvements 50 Wellington Road pedestrian facility improvements 50 6120 Dukinfield King Street (A627) junction and link improvements 50 Clarence St/ Bayley St junction improvements 75 B6170 junction/link improvements 50 Safe routes to school 50 Generic local safety schemes 75 Rights of Way/Cycle improvements 20 B6175 junction/link improvements 50 UTC improvements 30 400
46
Denton £000 by Developer A57 link/junction inprovements 60 A6017 link/junction improvements 50 Windmill Lane/Thornley Lane Sth junction improvement 30 A57/Hulme Rd/Windsor Rd improved pedestrian facilities 30 Rights of way/cycling improvements 40 Generic local safety schemes 75 Safe routes to school 50 335 Hyde A57 link and junction improvements 150 A627 link/junction improvements 75 B6170 link/junction improvements 50 B6458 link/junction improvements 50 Rights of Way/ Cycling improvements 40 Safe routes to school 50 Generic local safety schemes 75 490 Audenshaw A6017 link/junction improvements 50 B6390 link/junction improvements 40 A635 link/junction improvements 50 Rights of Way/Cycling improvements 35 Safe routes to school 50 Generic local safety schemes 75 UTC improvements 15 315 Droylsden A662 link/junction improvements 50 A635 link/junction improvements 50 Ashton Hill Lane junction/signal improvements 75 Market Street junction/link improvements 50 Rights of Way/Cycling improvements 35 Safe routes to school 50 Generic local safety schemes 75 UTC improvements 30 415 Mossley A635 junction/link/pedestrian improvements 50 B6175 junction/link/pedestrian improvements 30 A670 junction/link/pedestrian improvements 50 B6177 junction/link/pedestrian improvements 50 Generic local safety schemes 70 Safe routes to school 50 Rights of Way/Cycling improvements 45 345 Stalybridge A6018 junction/link/pedestrian improvements 30 B6175 junction/link/pedestrian improvements 50
47 A635 junction/link/pedestrian improvements 50 Generic local safety schemes 75 Safe routes to school 50 Rights of Way/Cycling improvements 45 UTC improvements 40 340 Longdendale B6174 link improvements 40 A560 junction/link improvements 50 A6018 junction/link improvements 40 Generic local safety schemes 75 Rights of Way/Cycling improvements 35 240
TOTAL 9000
2.8 Through identifying both the total number of trips anticipated from new development in the next 5 years, and the costs of new infrastructure to mitigate against the impact of this scale of development, the notional cost per trip can be calculated as follows:
Total Cost of Schemes Identified (£9.0m) - divided by - Potential additional trips per day (76450) = Notional Cost of each trip - £118.00.
2.9 Therefore a daily cost can be calculated for each of the standard land uses that can be multiplied against the number of units or floorspace area for each proposed development.
Table 4: Trips per day and tariff for different land uses
DAILY TRIP RATES CONTRIBUTION (£) Housing (mixed - per dwelling) 6 708 Housing (Flats/Apartments) 2.5 295 B1/ B2 (per 100m2) 14 1652 Non-food retail (per 100m2) 50 5900 Food retail 2000-8000sq.m(per 100m 150 17700 B8 storage (per 100m2) 3 354 B8 distribution (per 100m2) 4 472 Hotels (per bedroom) 5 590 Pub/restaurant (per 100m2) 100 11800 Fast Food (per 100m2) 420 49560
3. Stage 2 The Trip Generation Of Existing Development
3.1 The next stage is to determine the trip generation of the existing development by applying the follows formulas: -
Residential Formula - Number of trips per dwelling - % Age of Development Adjustment* x Total Number of dwellings on site = Number of existing trips
Commercial - Number of Trips per 100 sq m x (Total Area in sqm/100) - % Age of Development Adjustment* = Number of existing trips
48 3.2 To reflect the fact that trips rates for development constructed in the past are less than those anticipated from new developments an adjustment factor (based on the transport Statistics GB 2006) has been added to take account of this. * Development established 0 – 5 yrs previous - 94% of relevant TRICS rate Development Established 6 – 10 yrs previous – 86% of relevant TRICS rate Development Established 11 – 15 yrs previous – 82% of relevant TRICS rate Development Established 16 – 20 yrs previous – 71% of relevant TRICS rate Development Established 21 – 25 yrs previous – 64% of relevant TRICS rate Development Established 25 + yrs previous – 53% of relevant TRICS rate
4. Stage 3 The Trip Generation of the Proposed Development
4.1 The next stage is to determine the trip generation of the proposed development by applying the follows formulas: -
Residential Formula - Number of trips per dwelling x Total Number of dwellings on site = Number of proposed trips
Commercial - Number of Trips per 100 sq m x (Total Area in sqm/100) = Number of proposed trips
5. Stage 4 Net Trip Value and Tariff Rate
5.1 To determine the net trip value and thereby the tariff to be paid the following formula is applied:
Number of existing trips – Number of proposed trips X Notional cost of each trip (£118) = Total Tariff.
6. Example Redevelopment of old terraced housing site for new residential scheme in Dukinfield Age – 100+ years with existing uses – 30 houses, 2 flats, distribution warehouse 850sq mts, car repairs workshop 500sq mts Proposal – Demolition and construction of 20 two bed houses, 16 three bed houses, block of 22 apartments, one retail unit 500sq mts, two B1 units 800sq mts
Stage 1 – Notional cost per trip = £118
Stage 2 – Existing Trips using Table 2 amended by age control
Uses Trip rate Trips 30 houses x 3.18 (6x53%) = 95.4 2 Flats x 1.32 (2.5x53%) = 2.64 850 sq m Distribution Warehouse x 2.12 (4x53%) = 18.02 500 Sq m Car repair workshop x 7.42 (14x53%) = 37.1 153.16 trips
49 Stage 3 – Proposed Trips using 100% Table 2 factors
Uses Trip rate Trips 36 houses x 6 = 216 22 Flats x 2.5 = 55 500 sq m Retail x 50/100 = 250 (Non –food) 1600 Sq m B1 x 14/100 = 224 745 trips
Stage 4 – Net Trips & Tariff Existing Trips Proposed Trips Net Trips 153.16 745 = 591.84
Net Trips Notional Cost Per Trip Tariff 591.84 x £118 = £69,837.12
50 4. Section 106 Agreement template
DATED 20
TAMESIDE METROPOLITAN BOROUGH COUNCIL
AND
[ ]LIMITED
D E E D
Under Provisions of Section 106 of the Town and Country Planning Act 1990
- relating to -
Land at [ ] Tameside
Borough Solicitor Tameside Metropolitan Borough Council Offices Dukinfield Town Hall King Street Dukinfield SK16 4LA
Ref: GL/KD/
51 This Agreement is made the day of 20
BETWEEN
1. TAMESIDE METROPOLITAN BOROUGH COUNCIL of the Council
Offices, Dukinfield Town Hall, King Street, Dukinfield SK6 4LA ("the
Council"); and
2. [ ] LIMITED of, [ ] Company Registration Number: [ ] (“the
Developer”)
Recitals:
(1). The Council is the Local Planning Authority for the purposes of the 1990
Act for the area within which the Land is located.
(2). The Developer is registered with freehold title of the Land under title
number GM [ ] and the Land will be bound by the terms of this Deed.
(3). The Application has been submitted by the Developer to the Council
and the Council is minded to grant planning permission in respect of the
Application in the terms of the Planning Permission, subject to the terms
of this Deed.
(4). Pursuant to the provisions of Section 106 of the 1990 Act the Council
and the Developer have agreed to enter into this Deed with the intention
that the obligations contained in this Deed may be enforced by the
Council against the Developer or any person or persons deriving title
from it.
52 Definitions and Interpretation
1. In this Deed unless the context requires otherwise the following words and
expressions have the respective meaning as set out opposite them:-
1.1 “the 1990 Act” the Town and Country Planning Act 1990,
as
amended;
1.2 “the Application” the application for planning permission for
the carrying out of the Development dated [
] and carrying the reference [ ], as
subsequently amended;
1.3 “the Commencement Date” the date upon which the Development shall
be commenced by the carrying out on the
Land pursuant to the Planning Permission
of a material operation as specified in
Section 56(2) of the 1990 Act (but not
including any operations relating to the
demolition of any existing buildings,
clearance of the Land, preparation of the
Land, diversion and laying of services, the
erection of fences and hoardings and
construction of access or service roads);
53 1.4 “ Certificate” a certificate to be issued by the Council to
the Developer in respect of each of the
covenants in Schedule 2 hereto which
require renewal or repairs or other actions,
works or development to be undertaken to
the ‘reasonable satisfaction’ of the Council
to indicate that the Council is reasonably
satisfied that such renewal or repairs or
other actions, works or development been
undertaken to the extent reasonably
necessary to release the Developer from its
obligations with respect to that particular
covenant;
1.5 “the Development” the development of the Site in accordance
with the Planning Permission, including [ ];
1.6 “the Community Education Contribution”a sum of £[ ] to be paid as a
contribution towards the provision of
Community Education facilities in
accordance with clause 3.16 of the
Developer Contribution SPD;
1.7 “the Green Space Contribution”a sum of £[ ] being a sum of [ ] per
dwelling, to be paid as a contribution
54 towards the provision of off-site play or
Green Space in accordance with clause
3.15 of the Developer Contribution SPD;
1.8 “the Integrated Transport Contribution”a sum of £[ ] to be paid as a
contribution towards the highway
improvement schemes in accordance with
clause 3.17 of the Developer Contribution
SPD;
1.9 “the Land” the land at [ ] Tameside and which is
shown, for the purposes of identification
only, bordered by the thick black line on the
Plan;
1.10 “the Plan” the Plan attached at Schedule 3 hereto;
1.11 “the Planning Permission” the Planning Permission substantially in the
form set out in Schedule 1 hereto which is
to be granted in pursuance of the
Application;
1.12 “the Buffer Zone” the strip of the Land between [ ] and [
]shown on drawing No [ ]
55 1.13 “the Buffer Zone Contribution”a commuted sum of £[ ] being the cost of
maintenance of the Buffer Zone for [ ]
years
2. Where the context so requires:
2.1 the masculine, feminine and neuter genders include each of the other
genders and the singular includes the plural and vice versa;
2.2 a reference to an Act of Parliament refers to the Act as it applies at the
date of this Deed;
2.3 a reference to a clause or schedule is a reference to a clause or schedule
contained in this Deed;
2.4 reference to any party in this Deed shall include the successors in title or
function of that party;
2.5 it is not intended that any third party has a right to enforce any provision of
this Deed under the Contracts (Rights of Third Parties) Act 1999;
2.6 any disputes arising between the parties in respect of any matter arising
from this Deed shall be referred to an independent expert appointed, in
default of agreement, by the President (or his Deputy) for the time being
of the Royal Institution of Chartered Surveyors or the organisation
generally recognised as being responsible for the relevant type of
56 expert appropriate for the dispute. Each party shall be entitled to make
one set of submissions to the expert and have 14 days to make written
comments on the other party’s submissions. The expert’s decision,
including decision on costs of the reference, shall be final and binding
on the parties.
3. This Deed is made pursuant to Section 106 of the 1990 Act and the
covenants contained in this Deed are planning obligations for the
purposes of that section insofar as they fall within the terms of sub-
section 106(1).
4. Insofar as any of the covenants contained in this Deed are not planning
obligations within the meaning of the 1990 Act they are entered into
pursuant to the powers contained in Section 111 of the Local
Government Act 1972, Section 1 of the Localism Act 2011 and all other
enabling powers.
5. The planning obligations and covenants contained herein shall be binding
on the Developer and its successors in title and any party or person
deriving title to the Land.
6. The Council is the local authority by which the planning obligations and
covenants contained in this Deed are enforceable.
7. Nothing herein contained or implied shall prejudice or affect the rights
discretion duties powers and obligations of the Council under all
57 statutes byelaws statutory instruments order and regulations in the
exercise of its functions as a local authority.
8. This Deed shall cease to have effect if:-
8.1 the Planning Permission shall be quashed revoked or otherwise
withdrawn or modified by a statutory procedure without the consent of
the Developer or its successors in the title prior to the Commencement
Date;
8.2 the Planning Permission shall expire within the meaning of subsections
91, 92 or 93 of the 1990 Act prior to the Commencement Date; or
8.3 a planning permission or planning permissions should be granted pursuant
to other applications and implemented for proposals incompatible with
the Development or with the terms of this Deed.
9. Where this Deed ceases to have effect under clause 8.1 or 8.2, any
monies paid under this Deed to the Council with the exception of fees
paid under clause 21, are to be returned to the party that made the
payment within one month of the Deed coming to an end.
10. The Developer covenants with the Council to observe and perform the
covenants set out in Schedule 2 hereto, provided that if any of the
items in schedule 2 are the subject of a s38 Agreement between the
parties then the liability of the Developer in respect of them is in
58 substitution for and not in addition to its liabilities in respect of those
items under this Deed.
11. The Council covenants with the Developer that it will issue the notice to
grant Planning Permission within 14 days of the execution of this
agreement.
12. The Council covenants with the Developer and (if different) the person
who paid the Green Space Contribution:
12.1 that it will use the Green Space Contribution for its intended purposes
as set out in clause 1.7 and for no other purpose;
12.2 that it will upon receipt of a written request account to the person who
paid the Green Space Contribution and refund any part of the Green
Space Contribution not expended within [ ] years of its receipt by the
Council to the person who paid it.
13. The Council covenants with the Developer and (if different) the person
who paid the Community Education Contribution:
13.1 that it will use the Community Education Contribution for its intended
purposes as set out in clause 1.6 and for no other purpose;
59 13.2 that it will upon receipt of a written request account to the person who
paid the Community Education Contribution and refund any part of the
Community Education Contribution not expended within [ ] years of its
receipt by the Council to the person who paid it.
14. The Council covenants with the Developer and (if different) the person
who paid the Integrated Transport Contribution:
14.1 that it will use the Integrated Transport Contribution for its
intended purposes as set out in clause 1.8 and for no other purpose;
14.2. that it will upon receipt of a written request account to the person who
paid the Integrated Transport Contribution and refund any part of the
Integrated Transport Contribution not expended within five years of its
receipt by the Council to the person who paid it.
15. If all or part of the Green Space Contribution, the Community Education
Contribution, the Integrated Transport Contribution, or the Buffer Zone
Contribution have not been paid to the Council by the date 12 months
after the date of this Deed the unpaid amount shall be increased by the
percentage increase in the RICS Building Cost Information Service “All
in One Tender Price Index” between the month current at the date of
this Deed and the month current at the date payment is made.
60 16. The covenants contained in this Deed shall only come into effect on the
Commencement Date unless otherwise specifically indicated in this
Deed.
17. The provisions of this Deed shall be registered as a local land charge.
18. Where any consent or approval is required under the terms of this Deed
such consent or approval shall be given in writing and such consent or
approval shall not be unreasonably withheld or delayed.
19. Where the covenants in Schedule 2 hereto require actions or works to
be undertaken by the Developer to the ‘satisfaction’ of the Council, such
satisfaction shall be indicated by the issuing of a Certificate in
accordance with the following provisions:
19.1 on receipt by the Council of its reasonable costs of inspection and
certification, the Council shall not unreasonably withhold or delay the
issuing of a Certificate;
19.2. if the Council decides to reasonably withhold the issuing of a Certificate,
the Council will notify the Developer in writing of its decision stating full
and cogent reasons and the Developer shall take actions as are
specified by the Council which are reasonable in all circumstances in
order to ensure that the Council can issue a Certificate in accordance
with the provisions of this clause 19.
61
20. Where any Certificate is issued by the Council under clause 19 it shall
not create any contractual relationship between the Council and the
Developers and shall not absolve the Developers from any liability or
obligation imposed upon them by statute or at common law and the
Council will not be liable for any loss damage or injury which the
Developers or any third party may sustain by reason of insufficient or
faulty works for which a Certificate has been issued.
21. The Developer has paid the Council’s costs of £[ ] for the preparation
and completion of this Deed.
22. Each of the provisions of this Deed is severable and distinct from the
others and if at any time one or more of such provisions is or becomes
invalid, illegal or unenforceable the validity, legality and enforceability of
the remaining provisions of this Deed shall not in any way be affected or
impaired.
23. No person shall be liable for any breach of the covenants restrictions or
obligations contained in this Deed occurring after he has parted with his
interest in the Land or the part of the Land in respect of which such
breach occurs but without prejudice to any right of action or remedy that
the Council might have in respect of any prior breach of any such
covenant. Neither the reservation of any rights or the inclusion of
covenants or restrictions over the Land in any transfer of the Land will
constitute an interest for the purposes of this clause 23.
62 24. The obligations in this Deed will not be enforceable against:-
24.1. the purchasers of an individual dwelling erected on the Site pursuant to
the Planning Permission; or
24.2. a statutory undertaker after the transfer of the statutory apparatus and
any land upon or in which the statutory apparatus is situated by the
Developer to that statutory undertaker.
25.
25.1 any notice demand or other communication including a Certificate
served under this Deed will only be effective if delivered by hand or sent
by first class post or pre-paid or recorded delivery post.
25.2 any notice demand or other communication including a Certificate
served is to be sent to the respective addresses set out above or to
such other address as one party may notify in writing to the others at
any time as the address for service.
25.3 unless the time of actual receipt is proved a notice demand or other
communication including a Certificate sent by the following means is to
be treated as having been served:-
25.3.1.if delivered by hand at the time of delivery.
25.3.2.if sent by post on the second working day after posting.
63
25.3.3.if sent by recorded delivery at the time delivery was signed for.
25.4.if a notice demand or communication including a Certificate is served after 4.00
p.m. on a working day or on a day that is not a working day it is to be treated as
having been served on the next working day.
64 SCHEDULE 1
The Planning Permission
SCHEDULE 2
The Developer covenants with the Council:
1 within 6 months of the Commencement Date, to pay to the Council the Green
Space Contribution;
2 within 6 months of the Commencement Date, to pay to the Council the
Community Education Contribution;
3 within 28 days of the Commencement Date, to pay to the Council the
Integrated Transport Contribution;
4 to lay out the Buffer Zone in accordance with the approved details to the
reasonable satisfaction of the Council;
5 to maintain the Buffer Zone to the reasonable satisfaction of the Council
until its transfer to the Council under paragraph 6;
6 to transfer the unencumbered freehold of the Buffer Zone to the Council
within 6 months of being requested in writing to do so provided always that the
transfer shall include a covenant that the Buffer Zone shall only be used as
Buffer Zone and for no other purpose;
65 7 on transfer of the Buffer Zone to the Council under paragraph 6, to pay to the
Council the Buffer Zone Contribution.
66 SCHEDULE 3
The Plan
67 EXECUTED AS A DEED BY THE PARTIES HERETO:
EXECUTED (BUT NOT DELIVERED
UNTIL THE DATE HEREOF) AS A DEED
BY AFFIXING THE COMMON SEAL OF
THE TAMESIDE METROPOLITAN BOROUGH
COUNCIL in the presence of
Borough Solicitor
THE COMMON SEAL OF [ ] LIMITED
Was hereunto affixed in the presence of
Authorised signatory
Authorised signatory
68 5. Land & Property Value Moderator formulae
1.0 Land and Property Value Moderator
1.1 The moderator system rectifies localised differences in property values across the Borough so that developers building in areas of low property value will normally contribute lower level tariff sums.
1.2 The Council recognize that ward based contribution weightings may act counter-productively. High tariffs may discourage development in deprived wards. It is important therefore to moderate tariff weightings in such wards, so it is felt necessary to incorporate a property value element to tariff calculations.
1.3 We have calculated average house prices* for each ward and an average house price for the Borough. Consequently a percentage plus/minus calculation can be achieved, by calculating the average house price in each ward against the average house price for the borough (See table below). The percentage increase/decrease will be applied to the cumulative total of all the tariffs due from a particular development.
1.4 Hence a development in Ashton St Peters ward could have a sum total of £10K in tariff payments, but will only pay £8,700, whereas a development in Stalybridge South ward with a similar tariff total would pay £12,100.
1.5 The Moderator will only apply to residential developments as the calculation factors are solely based on residential land values.
*Original Property value figures were supplied by the Councils Housing section, they date from 2004. The figures supplied were calculated as averages in postcode areas (SK14-6 etc). The ward averages were required, so using a GIS overlay postcode and ward areas were compared and extracted the average of all the property values from the postcode areas that fell into each ward to provide our ward average and the borough-wide average.
69 Average House Prices in Tameside by Ward. 2004
Ward Average House Price % of Borough Average Ashton Hurst £97,039 97% Ashton St Michaels £88,969 89% Ashton St Peters £86,474 87% Ashton Waterloo £95,073 95% Audenshaw £85,710 86% Denton North East £96,589 97% Denton South £103,031 103% Denton West £99,446 99% Droylsden East £87,646 88% Droylsden West £92,897 93% Dukinfield £80,292 80% Dukinfield/Stalybridge £112,834 113% Hyde Godley £104,203 104% Hyde Newton £108,691 108% Hyde Werneth £110,324 110% Longdendale £117,911 118% Mossley £105,928 106% Stalybridge North £105,508 106% Stalybridge South £120,545 121%
Borough-wide Average House Price: £99,953 – in 2004 (It is important to note that the sales figures are not important in a particular time frame, but the percentages and their difference to the average are)
70