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JOINT GREATER MANCHESTER COMBINED AUTHORITY & AGMA EXECUTIVE BOARD MEETING
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JOINT GREATER MANCHESTER COMBINED AUTHORITY & AGMA EXECUTIVE BOARD MEETING


To update GMCA/AGMA Executive Board on the next stage of the Greater Manchester Plan for Homes, Jobs and the Environment – the Greater Manchester Spatial Framework Revised Draft 2019 (GMSF: Revised Draft 2019) and to seek approval for a consultation process under regulation 18 of the Town and Country Planning (Local Planning) (England) Regulations 2012. The consultation will begin on 21 January 2019 for 8 weeks, ending on 18 March 2019. It will be carried out in line with the Statements of Community Involvement of the 10 local planning authorities. RECOMMENDATIONS GMCA/AGMA Executive Board is requested to:  Approve the GMSF:

Draft 2019 (Appendix 1) and Integrated Assessment (Appendix 2) for consultation subject to comments of Leaders  Delegate responsibility to make final minor amendments to the GMSF: Revised Draft 2019 and background documents to the Lead Chief Executive, Housing, Homelessness and Infrastructure in consultation with City Mayor Paul Dennett, Portfolio Holder for Housing, Homelessness and Infrastructure  Agree publication of the documents for consultation.

Development at this site will be required to: 1. Be in accordance with a comprehensive masterplan agreed by the local planning authority;

2. Deliver around 600 homes, providing a range of dwelling types and sizes so as to deliver inclusive neighbourhoods and meet local needs, including a mix of high quality family housing;

3. Make provision for affordable homes in line with local planning policy requirements;

4. Provide for appropriate access points to and from the sites in liaison with the local highways authority and take account of and deliver any other improvements that may be needed so as to minimise the impact of associated traffic on the surrounding areas and roads, including off-site highways improvements, high-quality walking and cycling infrastructure and public transport facilities such as waiting facilities at bus stops near the site; 305 GMCONSULT.ORG Spatial Framework – Revised Draft 2019

5. Have regard to, and minimise the impact on, the views from Tandle Hill Country Park;

6. Deliver multi-functional green infrastructure and high quality landscaping within the site, so as to minimise the visual impact on the wider landscape, mitigate its environmental impacts, and enhance linkages with the neighbouring communities and countryside. Regard should also be had to the conclusions of the Landscape Character Assessment for the Rochdale and Oldham South Pennines Foothills / Pennine Foothills West;

7. Retain and enhance areas of biodiversity within the site to deliver a clear and measurable net gain in biodiversity;

8. Retain and enhance existing Public Rights of Way running through the site, integrating them as part of the multi-functional green infrastructure network so as to improve linkages and connections to adjoining communities and countryside;

9. Provide for new and/or improvement of existing open space, sport and recreation facilities commensurate with the demand generated in line with local planning policy requirements;

10. Provide for additional school places to meet the increased demand that will be placed on existing primary and secondary school provision within the area, either through an expansion of existing facilities or through the provision of new school facilities in liaison with the local education authority; 11. Provide for appropriate health and community facilities to meet the increased demand that will be placed on existing provision;

12. Preserve or enhance heritage assets within, and in the vicinity of, the site and their setting and identify and assess the potential impact on other non-designated heritage assets within the site and its setting;

13. Identify any assets of archaeological interest, assess the potential impact on the asset and include appropriate mitigation strategies, which may include controlled investigation; and

14. Be informed by an appropriate flood risk assessment and comprehensive drainage strategy for the whole site and deliver any appropriate recommendations and measures (including mitigation measures and the incorporation of sustainable drainage systems) which should be integrated as part of the multi-functional green infrastructure network. 11.145 The site is currently designated as Green Belt and is considered developable for housing. 11.146 The topographical constraints and proximity of Tandle Hill Country Park will need to inform the development of the site so as to ensure that any development has regard to, and minimises the impact on the park. It is therefore anticipated that up to two thirds of the site may be developable, which has informed the number of homes that may be delivered on the site. 306 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 11.147 The sustainable and accessible location of the site, on the edge of existing housing and in a strong housing market provides the potential to provide a range of high quality housing in an attractive setting. This will enhance the housing offer within the borough and given the scale of the site, has the potential to contribute significantly to the delivery of Oldham’s housing need with a capacity for around 600 homes. 11.148 The site is well-connected to existing neighbouring residential communities in and around Royton. The site lies approximately 2km from Royton Town Centre where there is a range of retail, community, health and civic facilities. It benefits from proximity to Rochdale Road where there are good transport links and any scheme would need to enhance these linkages from within the site so as to improve accessibility. 11.149 TfGM have also identified the A627/A671 corridor between Rochdale – Oldham – Ashton within the first tranche of the pipeline development work for the Streets for All programme to improve orbital connectivity. These corridors have been identified on the basis of their potential to support a range of GM agendas, around delivering modal shift (particularly to public transport, walking and cycling), improving air quality and regenerating local centres.

Development at this site will be required to: 1. Deliver around 260 homes, providing a range of dwelling types and sizes so as to deliver inclusive neighbourhoods and meet local needs, including a mix of high quality family housing; 2. Make provision for affordable homes in line with local planning policy requirements; 3. Provide a new access point off Castleton Road, near to the junction with Garden Terrace, which will provide the spine road into the main development area with secondary roads leading off, and a new access off Rochdale Road to the small parcel north of Grasmere Road. An emergency/controlled secondary access will be required onto Castleton Road and farm access retained; 4. Take account of and deliver any other highway improvements that may be needed so as to minimise the impact of associated traffic on the surrounding areas and roads, including by delivering high-quality walking and cycling infrastructure and 291 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 contribute to improved public transport facilities such as waiting facilities at bus stops near the site; 5. Deliver multi-functional green infrastructure and high quality landscaping within the site and around the main development areas, so as to minimise the visual impact on the wider landscape, mitigate its environmental impacts, and enhance linkages with the neighbouring communities and countryside. Regard should also be had to the conclusions of the Landscape Character Assessment for the Rochdale and Oldham South Pennines Foothills / Pennine Foothills West; 6. Retain and enhance areas of biodiversity within the site and most existing water features across the site, to deliver a clear and measurable net gain in biodiversity in line; 7. Retain and enhance existing Public Rights of Way running through the site, integrating them as part of the multi-functional green infrastructure network so as to improve linkages and connections to adjoining communities and countryside; 8. Provide for new and/or improvement of existing open space, sport and recreation facilities commensurate with the demand generated in line with local planning policy requirements; 9. Provide for additional school places to meet the increased demand that will be placed on existing primary and secondary school provision within the area, either through an expansion of existing facilities or through the provision of new school facilities in liaison with the local education authority; 10. Provide for appropriate health and community facilities to meet the increased demand that will be placed on existing provision; 11. Preserve or enhance heritage assets within, and in the vicinity of, the site and their setting and identify and assess the potential impact on other non-designated heritage assets within the site and its setting; 12. Identify any assets of archaeological interest, assess the potential impact on the asset and include appropriate mitigation strategies, which may include controlled investigation; and 13. Be informed by an appropriate flood risk assessment and comprehensive drainage strategy for the whole site and deliver any appropriate recommendations and measures (including mitigation measures and the incorporation of sustainable drainage systems) within the site to the rear of the residential properties in the southern boundary, which should be integrated as part of the multi-functional green infrastructure network. 11.123 The site is currently designated as Green Belt and is considered developable for housing. 11.124 The topographical constraints of the site have shaped the developable area. 292 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 11.125 The sustainable and accessible location of the site, on the edge of a rural area and in a strong housing market, provides the potential to provide a range of high quality housing in an attractive place. This will enhance the housing offer within the borough and, given the scale of the site, has the potential to contribute significantly to the delivery of Oldham’s housing need with a capacity for around 260 new homes. The site is well-connected to existing neighbouring residential communities in and around Royton, as well as Low and High Crompton. The site lies approximately 1.6km from Royton Town Centre where there is a range of retail, community, health and civic facilities. It benefits from proximity to Rochdale Road, where there are good transport links and any scheme would need to enhance these linkages from within the site so as to improve accessibility. 11.126 TfGM have also identified the A627/A671 corridor between Rochdale – Oldham – Ashton within the first tranche of the Streets for All corridor studies programme to improve connectivity on Greater Manchester’s Key Route Network. These corridors have been identified on the basis of their potential to support a range of GM agendas, around delivering modal shift (particularly to public transport, walking and cycling), improving air quality and regenerating local centres. 11.127 There are issues with regards to surface water to the south of the site and the incorporation of multi-functional SUDs as part of the wider green infrastructure network should address and mitigate any issues in this regard. Regard should be had to the GM Strategic Flood Risk Assessment (SFRA) SUDs guidance.

Development at this site will be required to: 1. Deliver around 250,000 sq m of high quality, adaptable, employment floorspace within a ‘green’ employment park setting, with a focus on suitable provision for advanced manufacturing, logistics and other growth industries, taking advantage of its accessible location and proximity to Junction 20 of the M62, and complementing the other opportunities within the M62 North East corridor; 2. Provide around 900 high quality homes, including larger, higher value properties, to support the new jobs created along the M62 corridor and create a sustainable and high quality extension to the urban area; 3. Achieve excellent design and sustainability through masterplanning and the use of design codes for the whole site to ensure comprehensive development; 4. Ensure that the design of the scheme preserves or enhances the setting of the listed St John's Church and war memorial; 239 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 Have regard to views from Tandle Hill Country Park in terms of the design, landscaping and boundary treatment in order to minimise the visual impact as much as possible; 5. Retain a strategic area of Green Belt between the A627(M) spur and Thornham Lane to maintain separation between the urban areas of Rochdale and Middleton; 6. Support the delivery of improved public transport to and within the area to promote more sustainable travel and improve linkages to the employment opportunities from surrounding residential areas; 7. Be designed in a way to maximise the benefits of the potential new rail station at Slattocks which is currently being investigated by TfGM; 8. Provide good quality walking and cycling routes to connect to new and existing residential areas and local transport hubs in order to encourage sustainable short journeys to work and promote healthier lifestyles; 9. Improve access arrangements in and around Stakehill Industrial Estate to assist in the separation of residential and employment traffic as much as possible and to make appropriate provision for lorry parking; 10. Ensure that the existing settlements and pockets of housing are taken fully into account through the masterplanning of the area; 11. Deliver high quality landscaping and green infrastructure within the site both to enhance the attractiveness of the scheme and provide opportunities for recreation to both residents and people working in the area. This should include good quality boundary treatment, particularly on the southern edge of the site to provide an attractive defensible Green Belt boundary; 12. Retain and where possible enhance areas of biodiversity within the area, notably the Rochdale Canal Site of Special Scientific Interest, along with the existing brooks and reservoirs within the site; 13. Ensure the provision of additional school places either through an expansion of existing primary and secondary schools or through new provision within the site, including the expansion of Thornham St John’s Primary School located within the allocation; 14. Given the scale of the new housing provision it will be necessary for the proposal to deliver social infrastructure to ensure that the needs of new and existing communities are properly met; and

15. Incorporate appropriate noise and air quality mitigation taking account of the M62 and A627(M) motorway corridors. 11.46 Stakehill provides a significant opportunity for both Oldham and Rochdale to contribute to the future economic growth of Greater Manchester, capitalising on its proximity and connectivity to the motorway and rail network. It has the potential to provide a significant contribution to the sub-regional requirement for employment floorspace within key growth sectors and attract additional investment and economic activity to the area. The scheme will also generate a range of benefits for the local and wider 240 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 economy. It would involve the loss of Green Belt, however, it offers an excellent location, as part of the Northern Gateway and Northern Powerhouse with connections through to Liverpool and Leeds.The level of housing provided will contribute towards the delivery of our housing need, diversifying our housing stock and supporting the proposed employment opportunities across the Northern Gateway and elsewhere. 11.47 Stakehill Industrial Estate has a strong reputation as an employment location and has excellent access to the motorway network. This existing successful business park can provide a focus for a significantly expanded employment offer in this area which will complement the other opportunity areas within the Northern gateway providing different types of premises and appeal to a wide range of uses and sectors. 11.48 As well as the expansion of the employment offer, an opportunity exists to deliver a significant amount of housing that will both support the new employment development and boost the supply of housing in this part of the sub-region. The site lies between the successful and attractive neighbourhoods of Chadderton and Slattocks. This area is characterised by good accessibility, a number of popular schools and proximity to a range of retail facilities and other services. 11.49 There will need to be significant public transport improvement to and within the site as a whole. The site lies between Castleton and Mills Hill railway stations, and walking and cycling connections to these two stations should be improved as part of the development. While the edges of the site nearest to these stations are potentially within walking distance it is unlikely that such trips will be made without additional supporting bus services that link these modes of transport. A new southerly link to Mills Hill station could form part of any expansion of the industrial estate. The scale of development proposed does offer the opportunity to deliver significant public transport improvements that will improve sustainable travel options to both existing and future residents and workers within the site. This includes the potential to deliver a new rail station at Slattocks on the Calder Valley line along with an associated Park & Ride facility. This opportunity is currently being investigated further by TfGM. Investment in public transport and associated infrastructure should be complemented by a high quality pedestrian and cycling network that links the new development to surrounding neighbourhoods and key services/facilities. 11.50 The development would involve the loss of an area of Green Belt but an area of Green Belt is to be retained between the A627(M) spur and Thornham Lane to provide some separation between the urban areas of Rochdale and Middleton. Whilst the development does not encroach into the areas around Tandle Hill Country Park, the relative proximity of some development to the park means it is vital that development provides high quality landscaping and open spaces to create an attractive environment and increase opportunities for links between the site for both informal and formal recreation. The impact of the development on views from Tandle Hill Country Park should be given particular consideration. As well as landscaping, any development should demonstrate how the design and materials use within the development can 241 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 help mitigate against any visual impact. The site does include areas of biodiversity in the form of Sites of Biological Importance, reservoirs, and brooks. These and other nature conservation features should be retained and, where possible, enhanced. 11.51 The wider opportunity area is adjacent to and includes areas existing development. Any proposed scheme should have full regard to these areas and consider them through the detailed masterplanning of the area. 11.52 The scale of residential development means that significant community, leisure and recreational infrastructure will have to be provided as part of a comprehensive scheme. This will include the provision of additional school places as well as flexible community and medical facilities, facilities for sport and recreation and possibly a small local centre. 11.53 In terms of primary school provision, St John’s CE Thornham Primary School is located within the site on the northern side of Thornham Lane. It may be appropriate to expand this small, village school to assist in meeting demand for primary school places generated from the proposed development.

Development at this site will be required to: 1. Be in accordance with a comprehensive masterplan agreed by the local planning authority; 2. Deliver around 480 homes, providing a range of dwelling types and sizes so as to deliver inclusive neighbourhoods and meet local needs, including the delivery of high quality family housing; 3. Make provision for affordable homes in line with local planning policy requirements; 4. Provide new access points to the site at Sumner Street in the northwest, Fenton Street and off Oldham Road opposite Beckley Close. These will link to a new spine road that will be delivered as part of the comprehensive development of the site. It will provide access from the north to the south at Bullcote Lane, which will have secondary roads into the main areas for development. The route of the spine road to the north of the site will be safeguarded as part of any development so as to offer 279 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 the potential to link the strategic allocation to Shaw Town Centre and further improve connectivity to the local area and beyond; 5. Take account of and deliver any other highway improvements, including walking, cycling and bus infrastructure improvements, that may be needed so as to minimise the impact of associated traffic on the surrounding areas and roads; 6. Deliver a new Metrolink stop to serve both this allocation and the Broadbent Moss allocation, potentially including Park & Ride facilities; 7. Enhance pedestrian and cycling links to and from the site to the Shaw Metrolink Station and the new Metrolink stop proposed together with the Broadbent Moss strategic allocation as well as the bus network, so as to encourage sustainable modes of travel and maximise the sites accessibility, building on the existing recreation routes and public rights of way network. Integrating these as part of the multi-functional green infrastructure network so as to improve linkages and connections to adjoining communities and countryside; 8. Deliver multi-functional green infrastructure and high quality landscaping within the site and around the main development areas so as to minimise the visual impact on the wider landscape, mitigate its environmental impacts, and enhance linkages with the neighbouring communities and countryside. Regard should also be had to the conclusions of the Landscape Character Assessment for the Rochdale and Oldham South Pennines Foothills; 9. Ensure the enhancement of the green infrastructure and biodiversity of the green wedge between the development parcels and the Metrolink line should form part of the comprehensive development of the site and will be protected from development going forward; 10. Retain and enhance areas of biodiversity within the site, most notably the existing Shawside SBI and the Twingates local nature reserve, to deliver a clear and measurable net gain in biodiversity; 11. Provide for new and/or improvement of existing open space, sport and recreation facilities commensurate with the demand generated in line with local planning policy requirements. Including the expansion of, and improvement to existing, facilities at Heyside Cricket Club; 12. Provide for additional school places to meet the increased demand that will be placed on existing primary and secondary school provision within the area, either through an expansion of existing facilities or through the provision of new school facilities in liaison with the local education authority; 13. Provide for appropriate health and community facilities to meet the increased demand that will be placed on existing provision; 14. Preserve or enhance heritage assets within, and in the vicinity of, the site and their setting. This includes the Grade II listed buildings at Birshaw House and New Bank mitigating any adverse impact. Identify and assess the potential impact on other non-designated heritage assets within the site and its setting; 280 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 15. Identify any assets of archaeological interest, assess the potential impact on the asset and include appropriate mitigation strategies, which may include controlled investigation; 16. Be informed by an appropriate flood risk assessment and comprehensive drainage strategy for the whole site and deliver any appropriate recommendations and measures, (including mitigation measures and the incorporation of sustainable drainage systems) integrated as part of the multi-functional green infrastructure network; 17. Have regard to the Groundwater Source Protection Zone in the design of the development to ensure there is no infiltration; and 18. Include provision for a wetland catchment area, in liaison with the Environment Agency and the Local Lead Flood Authority, to the south east of the site within the Flood Zone 3, integrating it with the wider multi-functional green infrastructure network and incorporating sustainable drainage infrastructure. 11.107 The site is currently designated as OPOL and Green Belt in the Oldham Local Plan. It is considered available and developable for housing. 11.108 The sustainable and accessible location of the site, on the edge of a large area of open land and in a strong housing market offers the potential to provide a range of high quality housing in an attractive setting. This will enhance the housing offer within the borough and, given the scale of the site, has the potential to contribute significantly to the delivery of Oldham’s housing need with a capacity of around 480 new homes. The site is located near to existing neighbouring residential communities, including Shaw Town Centre, and has the potential for greater connectivity through the proposed new Metrolink stop, which would serve both this site and the Broadbent Moss site, providing increased access to Rochdale Town Centre, Oldham Town Centre, Manchester City Centre and beyond. 11.109 The proposed spine road through the site provides the opportunity to improve connectivity of the site to Shaw Town Centre, Broadbent Moss to the south and the wider area. The section to the north of the site, which includes that part of the site which has an existing planning permission, is to be safeguarded and offers the opportunity to address traffic and congestion issues within Shaw Town Centre. 11.110 The site is split into two halves – the developable area to the west close to the existing urban area and the green wedge to the east, reflecting the topographical constraints of the site. It does however, provide an opportunity to significantly enhance the green infrastructure and biodiversity value of the site, enhancing the existing assets (Shawside SBI and Twingates local nature reserve) and other non-designated ecology as well as improving access to the open countryside for the local community. 281 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 11.111 The area in the south eastern corner which falls within Flood Zone 3 also offers an opportunity to develop a wetland catchment area, which as well as being an attractive feature of the site, will also help to alleviate flooding issues elsewhere along the Beal Valley. Regard should be had to the Greater Manchester Strategic Flood Risk Assessment (SFRA) SUDs guidance.

Development at this site will be required to: 1. Be in accordance with a comprehensive masterplan agreed by the local planning authority; 2. Deliver around 1,450 homes providing a range of dwelling types and sizes so as to deliver inclusive neighbourhoods and meet local needs, including a mix of high quality family housing; 3. Make provision for affordable homes in line with local planning policy requirements; 4. Deliver 21,720sqm employment floorspace extending the existing employment opportunities at Higginshaw Business Employment Area; 5. Deliver a new Metrolink stop to serve both this allocation and the Beal Valley allocation, potentially including Park & Ride facilities; 6. Provide new access points to the site off Bullcote Lane. These will link into a new spine road connecting the site with the proposed strategic allocation at Beal Valley and Higginshaw BEA that will be delivered as part of the comprehensive development 283 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 of the site and which will have secondary roads into the mains areas for development. The spine road will also provide a link to the residential area proposed to the east, crossing over the Metrolink line; 7. Take account of and deliver any other highway improvements, including walking, cycling and bus infrastructure improvements, that may be needed so as to minimise the impact of associated traffic on the surrounding areas and roads; 8. Provide a local centre with linkages to the new Metrolink stop and potential Park & Ride facility on the north western part of the site and incorporating higher density apartments; 9. Provide safe and pedestrian/cycle friendly routes to and from the wider strategic allocation and the surrounding residential and employment areas beyond as part of a broader network and integration with existing recreation routes; 10. Deliver multi-functional green infrastructure and high quality landscaping within the site and around the main development areas, so as to minimise the visual impact on the wider landscape, mitigate its environmental impacts, and enhance linkages with the neighbouring communities and countryside. Regard should also be had to the conclusions of the Landscape Character Assessment for the Rochdale and Oldham South Pennines Foothills; 11. Create a new defensible Green Belt boundary around the development parcels identified; 12. Retain and enhance areas of biodiversity within the site, to deliver a clear and measurable net gain in biodiversity; 13. Retain and enhance existing recreational routes and Public Rights of Way running through the site, integrating them as part of the multi-functional green infrastructure network so as to improve linkages and connections to adjoining communities and countryside; 14. Provide for new and/or improvement of existing open space, sport and recreation facilities commensurate with the demand generated in line with local planning policy requirements; 15. Provide for additional school places to meet the increased demand that will be placed on existing primary and secondary school provision within the area, either through an expansion of existing facilities or through the provision of new school facilities in liaison with the local education authority; 16. Provide for appropriate health and community facilities to meet the increased demand that will be placed on existing provision; 17. Preserve or enhance heritage assets within, and in the vicinity of, the site and their setting and identify and assess the potential impact on other non-designated heritage assets within the site and its setting; 18. Identify any assets of archaeological interest, assess the potential impact on the asset and include appropriate mitigation strategies, which may include controlled investigation; 284 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 19. Be informed by an appropriate flood risk assessment and comprehensive drainage strategy and deliver any appropriate recommendations and measures (including mitigation measures and the incorporation of sustainable drainage systems) within the site to the rear of the residential properties in the southern boundary, so as to control the rate of surface water run-off. Proposals should be integrated as part of the multi-functional green infrastructure network and be in line with the GM Strategic Flood Risk Assessment (SFRA) SUDs guidance; 20. Include provision for a wetland catchment area, in liaison with the Environment Agency and Local Lead Flood Authority, in the northern central part of the site to the south of Cop Road within the Flood Zone 3 area, integrating it with the wider multi-functional green infrastructure network and incorporating SUDs; and 21. Incorporate noise and air quality mitigation to protect the amenity of any new and existing occupiers (both residential and employment) where new residential development adjoins Higginshaw Business Employment Area and the proposed extension. 11.112 The site is currently designated as Land Reserved for Future Development, Other Protected Open Land and Green Belt in the Oldham Local Plan. It is considered available and developable for housing. 11.113 The sustainable and accessible location of the site, on the edge of a large area of open land and in a strong housing market, offers the potential to provide a range of high quality housing in an attractive setting. This will enhance the housing offer within the borough and, given the scale of the site, has the potential to contribute significantly to the delivery of Oldham’s housing need with a capacity of around 1,450 new homes. 11.114 Development of the site will also provide the opportunity to enhance and extend the existing employment offer at Higginshaw BEA and across the borough which would otherwise have limited opportunity to emerge elsewhere due to the built up nature of the borough. 11.115 The site is well located to existing neighbouring residential communities and has the potential for greater connectivity through the new Metrolink stop, which would serve both this site and the Beal Valley site, providing increased access to Rochdale Town Centre, Oldham Town Centre, Manchester City Centre and beyond. 11.116 The proposed spine road through the site provides the opportunity to improve connectivity of the site to Shaw Town Centre, Beal Valley to the north and the wider area. Improvements to the highway network, including Bullcote Lane, Cop Road and the new access points proposed will help to improve connectivity to the wider area, in particular Sholver. 285 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 11.117 A large proportion of the site is proposed to remain undeveloped and will be retained as Green Belt, providing an opportunity to significantly enhance the green infrastructure and biodiversity value of the site, enhancing the existing assets (such as the priority habitats) and improving access to the open countryside for the local community. The area in the northern central part of the site and which falls within Flood Zone 3 also offers an opportunity to develop a wetland catchment area which as well as being an attractive feature of the site will also help to alleviate flooding issues elsewhere along the Beal Valley corridor. Regard should also be had to the Greater Manchester Strategic Flood Risk Assessment (SFRA) SUDs guidance. 11.118 It is anticipated that around 878 homes will be delivered during the plan period. The scale of development proposed means that a proportion of the site capacity may fall outside the plan period of the GMSF. 286

Development at this site will be required to: 1. Be in accordance with a comprehensive masterplan agreed by the local planning authority; 2. Deliver around 460 homes, providing a range of dwelling types and sizes so as to deliver more inclusive neighbourhoods and meet local needs, including the delivery of a mix of high quality family housing; 3. Make provision for affordable homes in line with local requirements set out in local planning policy requirements; 4. The main points of access to the site will be Cocker Mill Lane to the southern part of the site with an emergency/controlled secondary access to Cowlishaw, Kings Road to the central part of the site that lies to the north Cowlishaw Farm and Denbigh Drive to the small parcel at the north; 288 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 5. Mitigate the impact of the development on the local highway network as required, including by ensuring good public transport access and improving walking and cycling connections to Shaw and Royton town centres; 6. Deliver multi-functional green infrastructure and high quality landscaping within the site and around the main development areas. So as to minimise the visual impact on the wider landscape, mitigate its environmental impacts, and enhance linkages with the neighbouring communities and countryside. Regard should also be had to the conclusions of the Landscape Character Assessment for the Rochdale and Oldham South Pennines Foothills; 7. Retain and enhance areas of biodiversity within the site, most notably the existing Cowlishaw Ponds SBI and the area of priority habitat to the rear of Worsley Drive to deliver a clear and measurable net gain in biodiversity, integrating them as part of multi-functional green infrastructure network; 8. Provide for new and/or improvement of existing open space, sport and recreation facilities commensurate with the demand generated in line with local planning policy requirements; 9. Retain and enhance where possible existing recreational routes and Public Rights of Way running through the site, integrating them as part of the multi-functional green infrastructure network so as to encourage active travel and improve linkages and connections to adjoining communities and countryside; 10. Provide for additional school places to meet the increased demand that will be placed on existing primary and secondary school provision within the area, either through an expansion of existing facilities or through the provision of new school facilities in liaison with the local education authority; 11. Provide for appropriate health and community facilities to meet the increased demand that will be placed on existing provision; 12. Identify any designated and non-designated heritage assets and assess the potential impact on the asset and their setting, when bringing forward the proposals; 13. Identify any assets of archaeological interest, assess the potential impact on the asset and include appropriate mitigation strategies, which may include controlled investigation; and 14. Be informed by an appropriate flood risk assessment and comprehensive drainage strategy for the whole site and deliver any appropriate recommendations and measures, including mitigation measures. Incorporate sustainable drainage systems within the site adjacent to the boundary with Crocus Drive, in the south western corner and below the area of development south of Denbigh Drive, so as to control the rate of surface water run-off and be integrated as part of the multi-functional green infrastructure network. 289 GMCONSULT.ORG Spatial Framework – Revised Draft 2019 11.119 The site is currently designated as OPOL in the Oldham Local Plan. Whilst the site does have a level of ecological value that would need to be mitigated against and integrated into the development as part of a complementary multi-functional green infrastructure where appropriate, it is relatively flat and free from topographical constraints and is considered developable for housing. 11.120 The sustainable and accessible location of the site, on the edge of a large area of open land and in a successful and attractive neighbourhood, provides the potential to provide a range of high quality housing. This will enhance the housing offer within the borough and given the scale of the site, has the potential to contribute significantly to the delivery of Oldham’s housing need with a capacity for around 460 new homes. The site is well-connected to neighbouring residential communities in Low Crompton, Cowlishaw, Royton and nearby town centres, including Shaw where there is a Metrolink stop. 11.121 There are a number of assets of historical significance in the surrounding area, any development would need to consider the impact on their setting, through the completion of a Heritage Impact Assessment. 11.122 A flood risk assessment will be required to inform any development. A comprehensive drainage strategy for the site as a whole should be prepared as part of the more detailed masterplanning stage. This is to ensure that undue pressure and burden is not placed on existing utilities infrastructure through piecemeal and uncoordinated development. Any proposal should apply greenfield run off rates and be supported by a maintenance plan. Regard should be had to the Greater Manchester Strategic Flood Risk Assessment (SFRA) SUDs guidance.

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