Controversial plans for dozens of ‘acutely needed’ homes on protected land set to be decided upon next week

Controversial plans for dozens of new homes on protected land will be decided upon next week.

Developer Russell Homes wants to build 61 properties at Stubley Meadows – a nine acre site to the west of New Street, in Littleborough, Rochdale.

The proposal is heavily weighted towards large family housing, with 54 of the homes boasting three or four bedrooms – including seven of the nine affordable properties featured within the scheme.

It is completed by two bespoke homes for the care of vulnerable children, which would be operated by Rochdale Council.

The scheme has been mired in controversy since last September, when council bosses backed the ‘principle’ of selling fields to a developer – despite previously turning down interest from a local resident. Some 566 objections have been received since the planning application was lodged.
 

Read more: Council backs ‘principle’ of selling fields to developer – despite turning down interest from residentPublished: 29 September 2022

But council officers have recommended the planning committee approves proposals for the grazing land when it meets next week.

A report to the cross-party panel reads: “The proposed development would deliver 61 high quality homes that would meet a variety of strategic requirements within the borough.

“These include bespoke homes to be operated by Rochdale Council for the care of vulnerable children and the delivery of onsite affordable homes ranging from 2-4 bedrooms in an area with an identified need and persistent under-delivery.

“The remainder of the homes would be family housing with a large proportion of larger family homes, which are also required in the borough.”

Papers that went before September’s cabinet meeting noted that Russell Homes was building on neighbouring land and it would be ‘appropriate’ for the council to consider an off-market sale ‘in order to deliver a comprehensive, rather than piecemeal, development’.

However, local councillors and residents spoke passionately against selling the land off – citing loss of green space, existing traffic problems and an increased strain on public services.

And the application has been ‘called in’ by Wardle and West Littleborough ward councillors given the local strength of feeling against the plans – as demonstrated by the hundreds of objections received by the council.

Objections include concerns over the loss of a greenfield, resulting in the loss of wildlife and the displacement of deer.

Others claim the location is ‘inappropriate’ for accommodating vulnerable children with care needs, arguing it ‘will lead to an increase in crime and there is not suitable infrastructure in place to deal with demands of this use such as doctors, schools, police’.

New Street is described as unsuitable for access and there are fears that the proposals will create a rat run between Lightburn Avenue and the development.

Objectors also argue that Littleborough has over-delivered on housing delivery and does not have the infrastructure to cope with any more homes.

 

 

“There are not enough doctors, dentists, schools and other services to deal with the additional demands of more homes,” opponents say.

“The roads around the site and Littleborough in general are already too congested and the pressure of more cars will only make matters worse. The site is subject to flooding and could make flooding worse elsewhere if it was built on.”

However the officer’s report says the scheme ‘would deliver all necessary infrastructure to mitigate its impacts and contribute towards wider regeneration priorities’.

“There will be no significant harm to the amenity of neighbouring residents; the operation and safety of [the] surrounding highway network,” it adds. “The proposal therefore comprises sustainable development.”

The report also noted that Rochdale borough has ‘an acute need for delivery of affordable housing and has seen consistent under delivery against strategic targets and growing waiting lists for local residents who require affordable homes’

Councillors are further advised that ‘the housing mix has sought to introduce a higher proportion of larger family housing in line with the council’s policy aspirations and local housing market needs’.

The planning committee is recommended to approve the scheme, subject to the developer making more than £830,000 in contributions.

This includes £610,000 ‘towards connectivity, active travel and public realm improvements connecting the site, the A58 and Smithy Bridge and Littleborough train stations’.

The applicant must also deliver a play area within the open space on site, or pay more than £109,000 towards Smithy Bridge Play Area, off Cleggswood Avenue.

Rochdale council planning committee meets at Number One Riverside on Thursday night (25 May).

Nick Statham, Local Democracy Reporting Service