Rochdale Metropolitan Borough Council - Unitary Development Plan 2006

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Chapter 12

REGENERATION

12.1The Key and Spatial Objectives of the Plan emphasise the need to encourage, through the development process, the regeneration and renewal of urban areas, in particular town centres, areas of older housing, and employment and mixed-use areas. The Spatial Strategy and Strategy Map in Part One describe and define the broad locations where physical regeneration and modernisation is needed most to meet economic, environmental and social objectives. The Council and its regeneration partners acknowledge that the Plan must be realistic and should prioritise those areas in greatest need and where investment and activity can be expected to be concentrated over the Plan period. Consequently this policy provides a clear statement of the priority areas for developing regeneration initiatives and steering land-use change and development to provide wider regeneration benefits. These broad areas are also consistent with the Council's Regeneration Strategy, and various other Council strategies and regeneration initiatives. They also reflect area-based regeneration proposals to which the Council is already committed.

12.2It is important that regeneration activity responds to the special needs of each area and those local priorities identified through the community planning process. The measures promoted in this and other chapters of the Plan, include:

• the development and redevelopment of brownfield sites, especially underused and derelict sites, and poor quality buildings;
• the re-use, conversion, or refurbishment of available buildings;
• remodelling older or problem areas to achieve a more sustainable pattern of land uses which meets local and community needs;
• protecting and enhancing the local environment by encouraging good design and the relocation of inappropriate uses;
• broadening employment opportunities, especially within town centres and close to areas of high unemployment;
• targeting investment and physical improvements in areas where currently, poor image discourages investment;
• promoting the regeneration and redevelopment of key sites and 'areas of opportunity' within or adjacent to town centres; and
• taking an holistic approach to the regeneration of areas of older or 'problem' housing through housing improvement, clearance and redevelopment, remodelling, and re-assessment of community needs and facilities.

12.3A number of discrete areas are identified in the Plan either as 'Physical Regeneration Areas' or 'Areas of Opportunity' where a comprehensive approach to regeneration is necessary, and/or where a specific role or development opportunity can be identified - usually for mixed uses. Six of these fall within the Priority Regeneration Areas (PRAs) and four areas where specific regeneration opportunities have been identified, notably in Littleborough and Milnrow, fall outside the PRAs. Clearly, other opportunities will arise within and outside the Priority Regeneration Areas for the renewal, redevelopment or re-use buildings and sites that can contribute to the wider regeneration of older urban areas, improve local infrastructure and benefit the local community. The Council will encourage such developments where they are consistent with other policies of the plan and the Council's regeneration objectives.

12.4It is not appropriate for the UDP to include detailed or prescriptive proposals for Regeneration Areas or Areas of Opportunity due to difficulties in anticipating market demand and the range of possible development / design options. However, the Council wishes to promote regeneration opportunities and provide a basis for controlling development in these important areas, whilst also retaining the necessary flexibility to respond to more detailed local strategies, masterplans and market interest.

12.5The following Part Two policies therefore establish a broad framework for physical regeneration within clearly defined areas and identify a range of acceptable uses. The 'Areas of Opportunity' policies identify uses that would be acceptable, either as alternatives or complementary uses within a wider mixed use development, together with other planning and design requirements for the development of the area. The successful regeneration of such areas will require a partnership approach, involving the Council, other agencies, landowners and developers.

12.6Consistent with the Plan's Strategy, those areas identified for mixed uses are close to public transport corridors or town centres and therefore easily accessible. In identifying appropriate uses and requirements for designated areas, the Council has taken into account possible impacts on the amenity, safety, and general environment of adjoining neighbourhoods.

12.7The Langley housing estate subject to this policy falls within the larger Langley Priority Regeneration Area referred to in Policy G/R/1. The estate suffers from high levels of deprivation: the 'Indices of deprivation (2000)' shows incomes, employment, child poverty, educational achievement, and health rank among the worst 1% - 2% in the country. Also, crime levels, particularly vandalism and burglary, are unacceptably high. There is a high level of vacant housing stock and a mismatch of type and tenure to meet existing and future demand. For example, the increasing demand for elderly person and small households is not well catered for and blocks of flats and certain pockets of family public housing are in low demand. The residential environment, lack of quality community facilities and employment opportunities contribute to a lack of confidence in the future of community and a number of specific issues and priorities have been identified as part of an initial consultation exercise organised by consultants. The Council therefore considers that a long-term regeneration strategy should be pursued in partnership with the local community, public sector agencies, the private and voluntary sectors and central government.

12.8Such a strategy will include matters which are beyond the scope of the UDP, e.g., housing management, skills training, health and educational provision. However, physical change and a gradual remodelling of the estate will need to form a key element of any future strategy and this policy is intended to provide the framework for that change. The policy criteria reflect the need to ensure that development and land-use changes help to address the following needs:

• to improve poor transport links to the estate in order to improve accessibility for residents and to attract private investment;
• to create a more attractive and safe housing environment through traffic calming, greening and quality design in order to encourage investment, take-up, and reduce crime;
• to replace poor quality and low demand housing with new public and private sector housing to better reflect changing demand;
• to make better use of vacant/cleared land or underused open space to provide development opportunities or meaningful recreational or amenity open space;
• to improve the quality and accessibility of recreational and amenity open space; and
• to identify and secure a range of accessible community facilities relevant to local needs.

12.9Drake Street lies on the southern edge of Rochdale town centre. It is an important route into the town centre, but its role as a retail area has been in decline for a number of years. Because of this there has been little investment in the area and some properties are in a poor condition. The street is generally unattractive, traffic further reduces environmental quality and the street has a poor accident record. There are, however a small number of attractive 'landmark' buildings that provide some character and visual interest to the street scene.

12.10The Rochdale Challenge Partnership has commissioned, as part of an SRB5 initiative, the preparation of a Regeneration Strategy that aims to restore the commercial vitality and viability of Drake Street. This provides both a framework to help guide future development and positive action including environmental improvement works and financial incentives to support refurbishment and reuse of buildings. The routeing of Metrolink along Drake Street will introduce a modern, high quality transport system to the street and create a new gateway to the town, with stops at Rochdale Station, Drake Street and the bus station. The general quality of the public realm will be improved to create a safe and attractive pedestrian environment. Existing linkages with other quarters within the town will be enhanced and opportunities sought to create a strong link with Riverside. The quality of the overall street scheme will be an important factor in the consideration of proposals for redevelopment and significant alterations. Applicants are advised to submit a Design Statement and have regard to relevant published Design Guidance.

12.11The Rochdale Partnership and the Rochdale Development Agency in particular is currently working with landowners and other agencies in identifying specific development opportunities, including building refurbishments. Building grants for external and internal works are available, public realm works are planned and issues concerning the integration of Metrolink are being addressed.

12.12Most of the areas of opportunity below comprise land and buildings in different ownerships, and incorporate sites that have different constraints, opportunities and values. Consequently there may be pressure for piecemeal incremental development concentrating on those potentially more profitable sites which may not deliver, and possibly stifle, the comprehensive regeneration of the wider area or the best arrangement of uses. It will be important for developers to demonstrate that development proposals can assist the comprehensive development of an area and deliver appropriate uses and good design. Developers are therefore advised to prepare and agree a Masterplan with the Council or to have regard to any Brief or guidance prepared by the Council. This will ensure that when considering planning applications for partial or total development of the areas, the relationships between different uses, access and traffic circulation, other infrastructure and design concepts can be properly considered. Applicants will be expected to show how incremental or phased developments relate to a masterplan or overall scheme and how they will assist and not constrain the regeneration of the whole area. Such an approach will also encourage an element of cross funding to ensure the viability of a wider scheme. The Council and its partners will wish to assist however it can in advising on and securing a comprehensive scheme for these areas.

12.13Design statements (which are required through Policy BE/2 'Design criteria for new development') are particularly important in explaining the design concepts to be employed in complex, prominent and mixed-use areas such as these, and should be submitted as part of detailed applications. The requirement for transport infrastructure improvements and Travel Plans is intended to ensure that the areas are accessible to all and that mixed use development is as sustainable as possible from a transport perspective.

12.14The area is located close to Littleborough town centre, adjacent to the railway station and the Rochdale Canal. The site is in mixed private and public ownership split into two areas by Canal Street. The area contains a small number of industrial buildings, some of which are in poor condition and some of which may have scope for conversion. The area also contains the railway viaduct, a grade II listed building.

12.15The proximity of the site to Littleborough town centre and its location adjoining the Rochdale canal, which is currently being restored to navigation, provides an opportunity to establish tourism and leisure related uses through regeneration. The regeneration of the site will improve the vitality and viability of the town centre, enhance the canalside environment and complement the use of the canal for tourism and leisure uses. The arches under the viaduct provide potential for a museum, craft workshops, café, pub, restaurant and B1 industrial uses. This site will form a central link between the town centre and the rest of the site adjoining the canal.

12.16Whilst the emphasis is on attracting tourism and leisure related development, the policy recognises that a small business or housing element would be appropriate if it assists the viability of an overall scheme. The policy seeks to encourage the redevelopment of those buildings that are unattractive and in a poor condition. However the retention of some buildings, where feasible, and the use of stone in new buildings will help to maintain the traditional character of the area. It is important that the development on the canal frontage makes use of the canal as a feature and is of a high quality. The design and layout of any scheme should accord with the guidance contained in the Council's Development Brief for the site. Some parts of the site are at risk from flooding and although a comprehensive flood alleviation scheme is underway for the nearby River Roch, some minor further flood defence measures may be necessary to safeguard new developments. The uses and development principles are complementary to the approach promoted by Policy LT/7 ‘Rochdale Canal’. Development principle (vii) reflects the need to protect the conservation status of the canal as a SSSI and SAC in line with policy NE/2 ‘Designated Sites of Ecological and Geological/Geomorphological Importance’.

12.17The area straddles the Rochdale Canal, some 500m to the north east of Littleborough town centre. It falls within the urban area but adjoins the Green Belt. It incorporates a canal frontage of 280 metres.

12.18Potential exists at Durn to create a mixed-use development to bring about environmental and economic benefits by promoting tourism, supporting town centre uses, enhancing the canal corridor and providing a quality housing environment. This site provides an ideal, and probably the only opportunity, to secure the provision of linear moorings or a mooring basin at the interface between the Pennine stretch of the canal and the urban area of Littleborough, adjoining the town centre and close to good rail and public transport links. A marina could be established with other boating, ancillary and support services and tourism uses that support canal traffic and visitors to the area. Specialist retail facilities would include retail services aimed at canal users and boat owners. Development would also help to complement local tourist attractions. The area on the east bank of the Canal is largely vacant and underused, comprising a filled in dock area, a workshop and storage warehouse although the central area is owned and operated by a plant hire firm. The removal of this use will be necessary if the full potential of the site is to be realised.

12.19Housing development will be supported where it can assist and be properly integrated within the development of the site for canal related activities. There is currently interest in developing the land on the west bank used as a vehicle dismantlers. The opportunity also exists to secure a discreet development of flats or apartments with dedicated moorings. It is important that the primary developer works closely with the Council and other agencies to devise a high quality scheme that allows the integrated and comprehensive development of the whole area. The uses and development principles are complementary to the approach promoted by Policy LT/7 ‘Rochdale Canal’. Criterion (vii) reflects the need to protect the conservation status of the canal as a SSSI and SAC in line with Policy NE/2 ‘Designated Sites of Ecological and Geological/Geomorphological Importance’.

12.20The area adjoins the Rochdale/Oldham/Manchester railway line (to be converted to Metrolink) with the existing Newhey railway station (to become a Metrolink station) adjoining the northern corner of the area on Huddersfield Road. Newhey also has good access to the motorway network being adjacent to junction 21 of the M62. The area is, therefore, highly accessible both by public transport and by road and it is important that development be appropriate to, and utilise this accessible and potentially sustainable location.

12.21This area has a number of older, and some new, industrial buildings occupied by employment uses. Although some businesses are thriving, the area overall suffers from a number of problems, including vacant and underused land and buildings, poor layout and access and is in need of regeneration.

12.22Both employment and housing, especially at higher densities, are appropriate uses in highly accessible and sustainable locations. For this reason, along with the potential for housing development to assist the cross funding of any redevelopment, mixed employment and housing use redevelopment is proposed.

12.23New employment uses should be appropriate to a residential area (in use class B1, see policy EC/5 “Employment Developments and Extensions Outside Allocated Areas”) in terms of the nature of the use and design and siting of the development. Redevelopment schemes should incorporate existing employment uses where possible with improved access and servicing. Where an existing employment use cannot be retained within the area satisfactorily it will have to be successfully relocated within the Borough. Overall redevelopment must deliver new and improved employment opportunities in the area and this is more important than delivering residential development.

12.24The site has potential to accept a higher than normal housing density (i.e., at least 40 dwellings per hectare), with a design and layout appropriate to a mixed use development.

12.25Access to the area needs to be reviewed and improved ensuring satisfactory access and servicing to existing and new employment uses and new residential development. A transport assessment is required in accordance with policy A/11, and in recognition of the potential of traffic to impact on the operation of the motorway junction, early consultation with the Highways Agency is recommended.

12.26The development of a new District General Hospital (see Policy CF/3) will involve the closure of Birch Hill Hospital. The Health Trust's proposals do however include the retention of buildings in the north-western part of the Birch Hill site to accommodate some health care services and administration facilities. Whilst many of the buildings are old, purpose built and have limited potential for re-use, the opportunity should be taken to investigate potential for conversion to residential use, offices, and possibly light industrial uses. Non residential uses should be suitably located within the site to avoid conflict with residential uses. The opportunity should be taken to retain buildings of character, e.g., the clock tower, through conversion to appropriate uses. The majority of the site presents an opportunity to provide a high quality residential development on a brownfield site, well served by public transport and within a predominantly residential area. This large site provides the opportunity to accommodate approximately 240 units using a range of housing types and sizes to meet local needs and help create a balanced community. Scope exists to integrate 3-4 storey flat development with more traditional two storey homes within an overall design concept based on housing clusters within a landscape framework. The provision of recreational open space to meet the needs of the development will be required in accordance with Policy H/6. The establishment of a small area for local shops is encouraged to provide a supporting facility within walking distance of all parts of the site and adjoining housing areas. The nearby St Andrews primary school is currently at capacity and an expansion of the school will be necessary to cater for the development. The developer will be therefore expected to make a financial contribution and to provide safe footpath links between the site and the school. Following the adoption through the plan, of the permitted uses and principles of development, a planning brief will be prepared for the site. Applicants are advised to prepare a landscape plan and design statement to illustrate how the design principles in this policy have been taken into account in any submitted proposals.

12.27The Riverside site lies on the south-eastern edge of the town centre, adjoining the bus station, proposed Metrolink terminal, and to the east of Drake Street. It is largely vacant, has an area approximately 7.2 hectares, comprises land in both private and public ownership and is split into two distinct parcels by the River Roch.

12.28The Council and the Rochdale Development Agency are working together to secure a development project which would regenerate the site, complement the regeneration of Drake Street, and exploit the site's location adjoining the River Roch, bus station and proposed Metrolink terminal, and close to the heart of the town centre. The site is ideally suited for a major leisure facility and office development. As a location, and given the lack of other suitable sites in or adjoining the town centre, this would be consistent with the Government's policy guidance in PPG 6 ("Town Centres and Retail Development" 1996). The Council is sensitive to the current limited interest in commercial development on this site. As a major user of office accommodation in various parts of the town centre, the Council may consider being involved as a major partner in a development for the site which includes a consolidated office development. Proposals for retail development will only be permitted if it complies with policy S/5. An element of residential accommodation will be supported provided it can be successfully integrated with other, especially night-time uses/activities) and that issues of design, safety, and amenity are satisfactorily addressed. Development should take the opportunity to incorporate the river as a feature and to improve the waterside environment. The requirement for links with Drake Street is intended to ensure that the areas are successfully integrated and perform a complementary role, and that together they link successfully with other parts of the town centre. It is also important to ensure that the design of development relates well visually and functionally to surrounding development.

12.29This area is based on the Rochdale Canal basin fronting Oldham Road and the Canal itself. It occupies a number of buildings and sites in different ownerships and primarily in industrial or commercial use. Some of the buildings are occupied, others are vacant or substantially under-used. The general condition of the buildings is poor and in need of significant investment to remove or replace. There is also some vacant land within the area. The area presents a number of opportunities for redevelopment or refurbishment for a mixed-use development based on a combination of commercial, leisure, community, residential and other uses. A listed mill complex (Norwich Mill) provides an opportunity for mixed commercial, leisure and community uses. Scope exists for high-density housing and apartments adjoining the canal to the east of Oldham Road. The area also has potential to cater for demand for small and medium size enterprises requiring the creation of small starter units, and, in the longer-term, offices. Development opportunities will be assisted by the establishment of Metrolink, which will be located 500 metres of the Canal Basin, and its location on Oldham Road, a Quality Bus Route. The Rochdale Canal Restoration Project will contribute to the revitalisation of the canal corridor through the Borough and will stimulate economic development opportunities in canalside locations. The regeneration of the area will also help to consolidate improvements and attract further investment in the Sandfield Renewal Area, within which it lies. The Rochdale Partnership has commissioned a masterplan to guide the comprehensive regeneration of the Canal Basin area and external funding will be sought to assist with land assembly, infrastructure improvements and environmental improvements.

12.30Applications for development proposals will need to take into account any approved guidance or Masterplan. Applicants are advised to use Design Statements to demonstrate how detailed proposals accord with the design principles in this policy. The uses and development principles are complementary to the approach promoted by Policy LT/7 ‘Rochdale Canal’. Criterion (ix) reflects the need to protect the conservation status of the canal as a SSSI and cSAC in line with Policy NE/2 ‘Designated Sites of Ecological Importance’.

12.31This area directly adjoins the town centre, the Middleton Conservation Area and a mixed employment area to the east. The area currently contains a broad mix of uses, some of which occupy substantial sites. The Council considers that this area is well placed to accommodate uses which require an edge of centre location, which have a strong relationship with town centre uses and require a high standard of accessibility, particularly by public transport. The area is occupied by a number of businesses of varying sizes and there is a limited amount of derelict or underused land/property. Consequently, significant change is not likely in the short term. However the relocation of a major occupier could provide the catalyst for a remodelling of the area and achieving a more advantageous arrangement of uses. Also, a major retail redevelopment on land west of Assheton Way under Policy S/12, could help fund the relocation of the waste disposal facility to accommodate displaced civic leisure uses. It is important that piecemeal redevelopment takes account of its relationship with adjoining parcels and does not prejudice other opportunities for redevelopment and access. Opportunities should be taken to improve pedestrian access to the town centre and high standards of design will be expected to improve visual quality in this area.

12.32With regard to the properties to the north of Market Street, these fall within a Conservation Area and redevelopment should exclude those buildings of character (in line with policies in the 'Design and Built Environment Chapter'). Development principle (i) reflects the need for proposals to be integrated with the town centre and conservation area and applicants are advised to submit a design statement to demonstrate how this has been achieved.

12.33An area adjoining the River Irk falls within the indicative flood plain and it will be necessary to ensure that any new development fully addresses issues of impact and flood alleviation in line with Policy EM/7.

12.34The development of a new railway station at Heywood and the restoration of the line as a heritage railway linking with Bury and Rawtenstall is a high priority regeneration project. To sustain a successful operation and to maximise its economic benefits as a tourist attraction, it is vital to ensure that the surrounding environment is attractive to visitors and investors, and that other uses that complement and add value to the visitor experience are established. It is particularly important that Heywood is seen as a visitor destination and that interest in the area around the station encourages wider exploration of Heywood's urban and countryside attractions. The regeneration of this area is also necessary to improve the local environment and attract investment within the industrial area beyond.

12.35A 5.8ha vacant / underused site bounded by the railway, Sefton Street and Green Lane has potential for all the above uses but suffers from some contamination. A comprehensive scheme for the development of this site, incorporating off-site highway improvements will be expected. The former warehouse building at the northern end of Sefton Street is worthy of retention and has potential for conversion to a heritage leisure use. Railway Street is the key pedestrian link between Heywood Station and Manchester Street, the main road to the town centre. Physical works are needed to improve the overall environment of Railway Street and transform it into an attractive and visually prominent ‘gateway’ approach to the station complex. The Listed Buildings within the Phoenix Brewery site and which front Green Lane have particular potential for a mix of uses with pub/restaurant to the road frontage and business units/managed workspace to the rear. The listed brewery buildings are underused and require viable compatible mixed-uses to ensure their long-term future. Properly restored, these landmark buildings would be ideally suited for a pub/restaurant or other leisure use which require a prominent location.. The establishment of food and drink A3 uses will also benefit visitors and employees within the wider industrial area. It is important that the design of new development is sympathetic to that of the refurbished station and other buildings of character, and helps to create a distinctive character for the area.

12.36The Borough Council is currently working in partnership with the East Lancashire Railway Trust, the Rochdale Development Agency, owners of land and buildings, development consultants and others, to investigate funding sources and development interest.

12.37The area of opportunity at Trub Farm, Manchester Road, Castleton is located to the south of Castleton village centre between the Rochdale Canal and Manchester Road with the M62 embankment forming the southern boundary.

12.38In the northern part of the area, between the canal and Manchester Road, are housing, shops and a major industrial site. To the south of this is an open site between Manchester Road and the canal, with a new access road leading through it to a bridge across the canal. On the southern boundary is a distribution use, a vacant pub and the motorway embankment, part of which is designated as a greenspace corridor. The canal, to the west, has been raised and realigned to go under the M62.

12.39The location provides the opportunity for a mixed-use development comprising predominantly housing and also retail, leisure and employment development, close to Castleton centre. Such a canalside development, if it is of a high quality design with good access to the canal and to Manchester Road, could make a major contribution to the image and overall regeneration of Castleton village.

12.40Retail, canal side leisure uses and public realm could be located in the area between the northern end down to the locks and the old footbridge across the canal. To the south of this, the removal of one of the locks has created a longer pound which presents the opportunity for the development of canal related facilities, such as boat moorings.

12.41The central part of the area offers the opportunity for canalside residential development. Change of use of employment sites will be permitted provided this forms part of this wider regeneration proposal supported by the Council, in compliance with policy EC/4.

12.42A strong business focus is appropriate on the southern part of the site with commercial properties, preferably office, capitalising on the canal outlook and overall location to provide an attractive and appealing commercial location. This will also provide a buffer, to the residential development to the north, from noise from the motorway. New employment uses adjoining residential development will be restricted to those in Use Class B1 for reasons of amenity.

12.43Design will need to address changes in level, and the raised canal treatment, to provide a strong and accessible canal frontage. The uses and development principles are complementary to the approach promoted by Policy LT/7 ‘Rochdale Canal’. The overall design will need to seek to maximise physical and visual links with Castleton.

12.44A signal controlled junction may be required at the Manchester Road junction of the access road linking to the canal bridge. The development will have to comply with policy A/8. Proposals must address the need to satisfactorily complete and integrate the new access road (from Manchester Road) and canal bridge into any comprehensive development.

12.45Development principle (vii) reflects the need to protect the conservation status of the canal as a SSSI and SAC in line with Policy NE/2 ‘Designated Sites of Ecological and Geological/Geomorphological Importance’. A green corridor already exists along part of the M62 boundary and this should be further enhanced to provide a more effective landscape buffer against the motorway.

12.46The land to the west of the canal is designated as greenspace corridor under policy G/8. Any development proposals for that land would have to be in compliance with that policy and would therefore be limited and would have to enhance its recreational, ecological and amenity value.

12.47The possibility of the East Lancashire Railway being extended from Heywood through to Castleton should also be taken into account in the master planning of any development in terms of providing potential physical and thematic leisure use linkages.

12.48This is a major industrial site, owned by one company, that has many problems and issues that would be best addressed through comprehensive re-development. The ‘development site’ designated by this policy offers the opportunity for a high quality new urban village type development comprising new employment development, residential and community uses in an attractive environment.

12.49The ‘development site’, identified as an Area of Opportunity, has an area 20 ha and is, or has been, in industrial use and is within the urban area. The company owns a much larger site (with a total area of 29.3 ha) including a wooded area, with lodges, within the Green Belt that extends up the river Spodden Valley to Healey Dell Local Nature Reserve and is all designated as a Recreational Management Area. This wider ownership is referred to in the policy as the ‘whole site’.

12.50The ‘development site’ has been in intensive industrial use for many years and includes a number of older and some newer industrial buildings occupied by various businesses. A major industrial operator previously occupied the entire site but more recently they have vacated most of the existing buildings and many have been demolished. The remaining buildings in use are likely to become vacant within the plan period due to their leases expiring, but because of their size, condition and location they are unlikely to be in demand for continued employment use. However, it is important to retain the existing jobs if possible and to secure employment on this site in the longer term. Improvement of the site for long-term employment use can be achieved through redevelopment of the site with new buildings of an appropriate design and scale to the site and modern industrial needs.

12.51The ‘whole site’ is contaminated as a consequence of the industrial processes carried out there. Any development must provide a permanent solution to the contamination problem on the ‘whole site’ through remedial works and, if necessary, through the future management of the site ensuring any problems are controlled. The de-contamination of the land to the north of the development site, its opening up to public access and its future management and ownership are all issues that are related to the successful redevelopment of the whole site. An agreed solution may be secured through a legal agreement as part of a planning permission.

12.52The appropriate size, mix and location of uses on the ‘development site’ will be dependent upon the findings of environmental and transport assessments and the financial viability of different development options and will be subject to negotiation with any developer.

12.53The site offers considerable potential for development that is well related to, and provides links with adjacent woodland and undeveloped areas in the ‘whole site’ to enhance their open space and amenity value. There is the opportunity to create new open space adjoining the river, linking with the existing open spaces to the north and south of the site, to provide and attractive pedestrian, and possibly cycle, route along the Spodden Valley from Spodden Bridge to Healey Dell Local Nature Reserve.

12.54Adjoining areas have nature conservation value and it is important that they are protected during construction and taken into account in the choice of future uses.

12.55The site currently has two access roads with currently inadequate junctions onto Rooley Moor Rd and these will require improvement as part of any comprehensive scheme.