Planning application submitted for controversial development in Heywood

Aerial view of the site

A planning application has been made by Russell Homes UK for the development of land at South Heywood, including demolition of a number of existing on-site buildings and structures, the construction of a new link road between Junction 19 of the M62 and Pilsworth Road, widening a section of Pilsworth Road, up to 1,000 new homes, a new primary school and space for employment opportunities.

The site is expected to take around 18 years to complete.

The link road has been identified in the Greater Manchester Growth and Reform Plan on one of twelve schemes to maximise Greater Manchester’s contribution to the UK growth strategy.

http://www.rochdaleonline.co.uk/news-features/2/news-headlines/104334/new-motorway-link-proposed-for-heywood

The proposals are considered as ‘a Very Special Circumstance (VSC) development within Green Belt land’, noted in the 150-page Supported Plan Statement as ‘considered to lend weight in favour of the approval of the application’ and are as follows:

The benefit of the new link road

• Reducing overall traffic congestion and inappropriate routing of HGVs through Heywood Town Centre.
• Reducing journey times and distances travelled.
• Alleviate congestion on the surrounding motorway link.
• Monetary savings of up to £187.3 million pounds in 60 years- including time savings, reductions in operating costs of vehicles and reduction in accidents.

The need for employment development

• ‘To address deprivation and unemployment issues in the local area’.
• The unemployment rate in Rochdale in 2015 is higher than the 5% average nationally at 8%.
• The worklessness rate is higher in both South Heywood and Rochdale compared to other areas.
• Manchester has been ‘constrained’ by a lack of large employment sites.

The need for residential development

• The residential development is required to cross-fund the new road.
• The need to improve the quality and attractiveness of the housing market as part of the Rochdale Core Strategy.
• The opportunity to deliver a major new residential development, including a more diverse range of housing that can help to significantly increase the number of highly skilled residents in the area.

Economic benefits

• Generating £10.1 million pounds in receipt for the Council over a six year period due to the New Homes Bonus grant regime to fund local services, projects and activities.
• Council tax revenues of around £1.8 million pounds.
• Heywood Distribution Park is one of the best-known distribution centres in the North West, attracting employers like Argos and Eddie Stobart. Up to 135,460m² of new industrial and distribution floorspace would be developed as it ‘is vital to the local economy’.
• The development would create around 2,400 full-time jobs on site and 450 off-site.
• The 2,850 jobs would contribute around £175 million pounds in the local economy.
• Approximately 2,900 residents would occupy the 1,000 homes with around 2,000 of working age (16-64 years of age).
• Approximately 180 temporary construction jobs would be supported over the build period of the project each year.
• Due to the temporary construction jobs, subcontracting packages may be available to local contractors. 

The application claims that, despite being 20 metres away from water, the land does not pose a flood risk. It also outlines protected and priority species, including bats, barn owls and water voles, are present on the land and may be affected by the proposals (it does not say whether this means conservation or affected adversely).

It goes on to mention the site is currently occupied by fields, existing properties and an inactive landfill site. Contamination of land is mentioned as ‘known’ and ‘suspected for all or part of the site’. This may or may not include the confirmed presence of two invasive non-natives species of plant during the site survey: Japanese Knotweed identified in 'area one' adjacent to the fence north east of Collop Gate Farm and to the east of 'area two', and Himalayan balsam identified along hedgerows and watercourses within and adjacent to the site.

The 110-page Design and Access Statement mentions approximately 129.4 hectares of land will be affected, including Collop Gate Farm, north and south of Hareshill Road and Hareshill Road/Pilsworth Road. It also mentions full endorsement and support from Highways England.

The link road would be partly funded by grants from external bodies including Transport for Greater Manchester (TfGM) and Highways England. It states the residential development proposed as part of this application is required to fund the shortfall in funding.

Five character areas have been identified in the Design and Access Statement:

Area one: the local centre

• An informal ‘village square’ with seating, sculptures, short term car parking to double as event space.
• Containing small scale retail shops and cafés.
• High quality lighting and street furniture.
• ‘Well located cycle parking will be important’.

Area two: the green corridor

• Connection between Middleton Road by crossing the new link road and Manchester Road to the proposed main housing areas, school site, local centre, playing pitches and employment area.
• Potential to provide a safe and attractive off road footpath/cycle route that connects all major elements and other routes, including all three public rights of way that cross the site.
• Vehicular crossing points will be limited.
• Residential development should front onto the green corridor.
• ‘Good wayfinding, street furniture and, importantly, lighting will be of high quality’.
• ‘Great potential as a wildlife corridor’.

Area three: Manchester Road gateway

• The main, vehicular access point into the eastern part of the development.
• Development should back onto existing gardens to the north.
• Building heights along this edge should be limited to a maximum of two storeys.
• Developments should be small clusters of outward facing blocks.
• An existing hedgerow along Manchester Road should be retained and enhanced where possible.

Area four: eastern gateway

• A major gateway for traffic.
• This area will ‘set the tone’ for perceptions of the development site as it is closest to the new link road at Junction 19.
• Developments should be small clusters of outward facing blocks.
• Dwellings should not exceed two storeys in height.

Area five: the southern edge

• An attractive outlook providing opportunity to maximise development value by locating larger properties here in a low density layout.
• Developments should be small clusters of outward facing blocks.
• Existing hedgerows should be retained where possible.

The application was validated on 22 November and is currently awaiting a decision.

All associated documents can be viewed at:

http://publicaccess.rochdale.gov.uk/online-applications/applicationDetails.do?activeTab=externalDocuments&keyVal=OGZWDINB00700