The Council will promote and carry out, in partnership with private and public agencies, measures that support physical and economic regeneration and improve the quality of life for local communities.
Within the Plan period, the priority will be given to the physical regeneration of the following broad areas:-
a.CENTRAL AND EAST HEYWOOD;
b.CENTRAL AND EAST MIDDLETON;
c.INNER ROCHDALE; AND
AREA SPECIFIC POLICIES TO GUIDE AND IDENTIFY OPPORTUNITIES FOR PHYSICAL REGENERATION, RENEWAL AND REDEVELOPMENT ARE IDENTIFIED IN PART TWO POLICIES BELOW. DEVELOPMENT PROPOSALS THAT SUPPORT THE PHYSICAL REGENERATION OF TOWN, DISTRICT AND LOCAL CENTRES, OLDER HOUSING AND EMPLOYMENT AREAS; DERELICT AND DEGRADED SITES; AND AREAS ADJOINING THE ROCHDALE CANAL (INCLUDING SUCH RURAL SITES AND AREAS) WILL BE ENCOURAGED AND PERMITTED WHERE THEY ARE CONSISTENT WITH OTHER POLICIES AND PROPOSALS OF THE PLAN.
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.
Within the Langley Physical Regeneration Area, the Council will support, facilitate and implement proposals for the comprehensive regeneration of the area in accordance with an approved masterplan. Future programmes for physical regeneration and renewal will be expected to:
i.Take an holistic approach to dealing with economic, social and environmental problems; and
ii.Provide the planning framework for a sustainable community with new employment opportunities, a wider range of quality housing and supporting community facilities and a substantially improved environment.
Development within the estate will be expected to contribute, or avoid prejudice, to the following:
a.The diversification of the housing stock to meet changing local demand, through refurbishment, clearance and new build;
b.Improved access to employment opportunities;
c.An improved road layout and hierarchy that provides better access to and within the estate and improves road safety;
d.Bringing underused and neglected land into beneficial use and making effective use of land created from demolition;
e.Improved public transport facilities and establishment of new pedestrian and cycle routes;
f.The creation of safe, attractive public areas, streetscape improvements, and a focal point for the estate;
g.The provision of improved community facilities to meet local needs, including shops, local leisure, health and nursery facilities in locations that are accessible to the whole estate; and
h.The provision of a linked network and hierarchy of open space, including natural greenspace, neighbourhood parks, formal play areas, and amenity landscaped areas.
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.
Within the Drake Street Physical Regeneration Area, the Council will support, facilitate and implement, in partnership with other agencies and landowners proposals that:
i.Assist comprehensive regeneration and restore commercial viability;
ii.Introduce new businesses and leisure uses and create complementary day and night time activities;
iii.Improve the environment, the quality of the public realm and create a safe and attractive pedestrian environment;
iv.Maximise the opportunity that Metrolink provides to regenerate the area and improve environmental conditions;
v.Strengthen links with the town centre shopping and commercial core and adjoining areas; and
vi.Fall within the following use classes:
- retail (A1) (within the town centre boundary)
- leisure and entertainment (D2) (within the town centre boundary)
- financial and professional services (A2)
- food and drink outlets (A3)
- housing (C3) at first / upper floor level
Development proposals will be assessed against the following guidelines:
a.Retail uses will be particularly appropriate at the northern entrance of Lower Drake Street from the Butts and on the eastern side of Drake Street / Oldham Road;
b.Entertainment and leisure and office uses will be appropriate on the western side of Drake Street subject to public safety considerations;
c.The residential uses of upper floors will be permitted subject to amenity considerations;
d.Changes of use or alterations to frontages will be expected to maintain visual interest;
e.The redevelopment of frontages for the above uses up to 3 storey will be permitted;
f.Landmark buildings should be retained and opportunities for refurbishment and re-use considered;
g.Proposals for redevelopment at Lower Drake Street will be expected to incorporate physical and visual links to "Riverside" (see Policy R/4(e)), and the option also exists to incorporate the Drake Street frontage into the wider Riverside scheme;
h.Operational structures and other street facilities to support Metrolink, should be sympathetically sited and designed.
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.
Development within the Areas of Opportunity listed below (R/4(a-h)) will be permitted where it is consistent with the specified uses and stated development principles for each area.
Proposals will be required to:
a.Demonstrate that individual developments within an area will assist and not constrain a comprehensive and satisfactory overall development of the entire site;
b.Demonstrate the design principles to be employed for ensuring a high quality of design and appearance through the production of a design statement; and
c.Carry out or fund associated highway works, or other measures, including traffic management and measures to assist sustainable modes of travel as informed by a Transport Assessment or Travel Plan.
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.
This previously-developed area is allocated primarily for a comprehensive development for tourism and other complementary mixed uses.
Development must be primarily for:-
a.Tourism, leisure and related uses (for example, heritage attraction, craft workshops, food and drink (use class A3)),
Acceptable ancillary uses are:-
b.Office and business use (B1);
c.Small scale and complementary retail (A1); and
d.A limited element of housing.
The principles for development are:-
i.Redevelopment should take the opportunity to incorporate enhancements to the canal frontage and contribute to the leisure potential of the canal in this area;
ii.The design and layout of any comprehensive scheme should address the need to respect local building character, create visual interest along road and canal frontages, incorporate good quality pedestrian links to the town centre, and protect and enhance buildings and features of conservation value (e.g., the railway arches);
iii.The siting and layout of any housing element must not unduly constrain the principal tourism and leisure uses having regard to the need to safeguard residential amenity;
iv.Existing buildings of character, should where practicable, be retained and integrated as part of an overall scheme;
v.Off site highway improvements, including improvements to pedestrian routes to the town centre will be required;
vi.Any flood alleviation measures identified as necessary by the Environment Agency should be provided and maintained at the developer's expense;
vi.Proposals must protect the nature conservation value of the Rochdale Canal.
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’.
This area is allocated for canal related leisure development and housing.
Development must include:-
a.Residential and visitor mooring facilities; and
b.Housing (primarily on land west of the Canal)
Acceptable uses in addition to (a) and (b) are:-
c.Boat hiring and maintenance;
d.Specialist retail (e.g. boats chandler) and other support facilities, and
d.Food and drink (A3) premises.
The principles for development are:-
i.New development should enhance the canal corridor and incorporate the canal as the key feature within the development, ensuring that public access to the canal is maintained and improved, and that the impact of development on the nature conservation value of the canal is taken fully into account;
ii.Measures should be incorporated to safeguard the amenity and safety of residents within or adjoining the site, and the visual amenity of adjacent Green Belt;
iii.Development proposals will be expected to incorporate off-site highway improvements, visitor parking controls and measures to make the site accessible and attractive to non- car visitors, and as informed by a transport assessment and travel plan; and
iv.Proposals must protect the nature conservation value of the Rochdale Canal.
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’.
This area is allocated for employment and residential mixed use development.
Development must include:-
a.Employment uses appropriate to a residential area (B1), which includes offices, research and light industry; and
The principles for development are:-
i.Any scheme should retain, or enable the satisfactory relocation of, existing businesses;
ii.The layout and design of any development should take into account and utilise the areas proximity to the station to maximum benefit and provide good pedestrian access to the proposed Metrolink station;
iii.A transport assessment will need to be carried out in support of proposals and this should assess impact on the motorway junction;
iv.Vehicular access, incorporating a new junction with Shaw Road, appropriate to serve both housing and employment uses, will be required;
v.The design of both residential and employment development should be appropriate to a mixed use scheme taking into account and minimising potential amenity conflicts between uses; and
vi.Buildings and features of character should where possible be integrated into any scheme.
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.
The site is allocated for a comprehensive mixed-use development including the redevelopment of a substantial part of the site for mixed housing.
The following uses will be permitted:-
a.Mixed housing, including an appropriate level of affordable homes;
b.Medical and healthcare facilities and ancillary accommodation;
c.Business / employment uses (B1);
d.Community uses, including leisure and small-scale retail, provided they meet an identified local need; and
e.Public recreational open space.
The principles for development are:-
i.A development scheme should take opportunities to secure the retention and re-use of existing buildings of character;
ii.Public open space and landscaping should be incorporated;
iii.An element of employment, leisure and community uses will be acceptable provided these are of an appropriate scale and are suitably located and accessible, and do not detract from the wider housing environment;
iv.Development will be expected to contribute to the provision and maintenance of local amenity and recreational open space;
v.A transport assessment and travel plan will need to be produced in support of proposals and development will be expected to contribute to off-site highway and public transport improvements; and
vi.Housing developers will be expected to enter into legal agreement to provide a contribution towards improvements to the adjoining St Andrews primary school.
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.
The site is allocated for comprehensive mixed-use redevelopment suitable for a variety of uses including the following:
a.Major commercial/public leisure facilities (D2);
c.Retailing (A1) subject to compliance with policy S/5 “Development elsewhere in Town Centres”;
d.Food and drink outlets (A3);
e.Transport interchange facilities; and
The principles for development are:-
i.A comprehensive development scheme should incorporate the River Roch as a feature and create a high quality waterside environment;
ii.A transport assessment and travel plan will need to be produced in support of proposals and development will be expected to contribute to off-site highway and public transport improvements;
iii.Development should establish good quality pedestrian links with Drake Street and the area north of Smith Street and the Wheatsheaf Shopping Centre;
iv.The design and layout of development should complement design concepts employed for Drake Street and other committed proposals for adjoining town centre sites and should incorporate the establishment of new, and improvements to existing, public spaces; and
v.Any housing element should comprise flats or apartments subject to amenity safeguards and compatibility with adjoining uses.
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.
The area is allocated for comprehensive regeneration, including the conversion and redevelopment of existing buildings, and environmental works.
The following mixed uses will be permitted:-
a.Industry and offices(B1, B2);
b.Community uses including improved health facilities and local shops;
c.Leisure uses (e.g. family pub/restaurant) and canal-related leisure and support facilities;
d.Canalside housing and apartments; and
e.Public open space.
The principles for development are:-
i.Development should create visual interest along the road and canal corridors and incorporate where appropriate works of public art;
ii.Opportunities should be taken to enhance the Rochdale Canal corridor and access to it for recreation;
iii.Opportunities should be taken to encourage the active use of the canal and towpath;
iv.Listed buildings and buildings of character and their settings should be protected and enhanced where possible through re-use and sympathetic design;
v.Developers will be expected to contribute to road and public transport infrastructure improvements;
vi.Safe, attractive public areas should be created and developments should make provision for the establishment of cycle and pedestrian links through the area and to surrounding areas;
vii.The mix of uses and density of development should reflect local demand, provide benefits to the local community, minimise vehicle /pedestrian conflict, and ensure compatibility with adjoining uses; and
viii.Proposals must protect the nature conservation value of the Rochdale Canal.
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’.
Within the area between Assheton Way and Townley Street, the Council will permit redevelopment proposals for uses that require an edge of centre location, and which complement the regeneration of the town centre.
The following uses will be permitted:-
a.Civic, cultural, entertainment and leisure uses (Use Classes A3, C1, D1-2);
b.Non food retail warehousing;
c.Business use (Use Class B1); and
d.Within the area fronting Hall Street and Market Place, retail, financial and professional services, and food and drink (Use Classes A1, A2 and A3).
The principles for development are:-
i.Proposals should demonstrate that they can be integrated with the town centre and, where relevant, the Conservation Area to the north – taking account of visual and pedestrian links, as well as compatibility with adjoining uses.
ii.Any retail and leisure proposals should demonstrate that a need exists and that the sequential approach to site selection has been followed in accordance with Policy G/S/1.
iii.New development likely to cause unacceptable traffic and highway congestion and related problems or have an adverse impact on the local environment will not be permitted. A Transport Assessment and Travel Plan should accompany applications for major redevelopment; and
iv.Development adjoining the River Irk should satisfy the provisions of Policy EM/8 'Development and Flood Risk'.
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.
This area is allocated for mixed uses, through redevelopment and conversion of existing land and buildings, that: complement the operation of the East Lancashire Railway as a tourist attraction and gateway to Heywood; provide additional facilities and attractions for passengers and visitors; and improve the local environment.
Overall, development must include the following:-
a.Tourism, leisure and related uses (for example, heritage attraction, craft workshops, food and drink (use class A3);
b.Office and business uses (use class B1);
c.Additional visitor parking;
An acceptable use in addition to (a) to (c) is:
d.Small-scale specialist retail, complementary to the above uses.
The principles for development are:-
i.Pedestrian routes, within the area of opportunity and linking with key routes to the town centre, should be attractive, clearly defined and signposted;
ii.Development between Sefton Street and the railway should, where practicable, incorporate a new pedestrian bridge to link with Heywood station;
iii.Planning applications for the redevelopment of vacant land adjoining the railway should be accompanied by a survey for contamination and details of treatment;
iv.The former warehouse building on Sefton Street should be retained and refurbished;
v.Land between the railway and Sefton Street should be accessed from Sefton Street and off-site-highway improvements are likely to be required;
vi.New development adjoining the railway should incorporate appropriate landscaping, and building elevations, materials and detailing should be in sympathy with the refurbished Heywood station;
vii.Listed buildings within the Phoenix Brewery complex should be retained and refurbished for mixed uses; and
viii.Development proposals within the area of opportunity and associated 'design statements' should ensure the identification and retention of heritage features and reflect the vernacular of the ELR in accordance with guidance prepared by the Council.
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.
This area is allocated for mixed use development comprising housing, leisure, retail and employment.
Development should include:-
a.Tourism, leisure and related uses (for example, heritage attraction, craft workshops, pub / restaurant)
b.Boat facilities, which may include short term boat mooring and boat hire;
c.Office and business use (B1), and B2/B8 uses provided they do not impact on the amenity of adjoining uses;
e.Retail development to the north of the area, close to Castleton local centre, in compliance with policies S/6 and S/8; and
f.An element of public open space.
The principles for development are:-
i.Development should enhance the canal frontage and create a quality canal side public realm and walking route which contributes to the leisure potential of the canal and the regeneration of Castleton centre;
ii.Enhanced links to Castleton centre both physically and visually, including good quality pedestrian links, will be required;
iii.The design and layout of any comprehensive scheme should create visual interest along the road and canal frontages and retain, and create where practical, open views from Manchester Road through the site to the open land beyond;
iv.Development should protect and enhance existing housing along Manchester Road;
v.The distribution of uses on the site should take into account the following:
- the need to provide at the northern end of the site an attractive gateway leisure and retail development that relates well, and has good pedestrian links to, Castleton centre;
- the location of residential development on land north of the new access road, away from the motorway;
- employment uses to be located at the southern end of the site;
- the need for an element of public open space provision;
vi.A Transport Assessment will be required to identify the potential impact on the highway network and the need for highways improvements to the junction on Manchester Road, which may have to be signal controlled, and elsewhere off site;
vii.Proposals must protect, and where practical enhance, the nature conservation value of the canal and adjacent corridor;
viii.Change of use or redevelopment of existing employment (B1-B8) premises will be subject to compliance with policy EC/4.
ix.Proposals must ensure the satisfactory integration of the new access road, from Manchester Road, and the canal bridge into any comprehensive development;
x.Proposals should enhance and extend the landscape buffer on the southern boundary adjoining the motorway.
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.
This area is allocated for a mixed use ‘urban village’ type development comprising primarily employment and residential development supported by an appropriate level of ancillary uses.
The following uses must be provided:-
a.Employment and business uses (Class B1, B2 & B8);
b.Public recreational open space (scale of provision subject to relevant policies in the plan).
In addition to the above the following uses may also be permitted as part of a mixed use development:-
c.Housing, comprising a mixture of types including affordable homes;
d.Community uses including leisure and small-scale retail that meet an identified local need (subject to the relevant policies in the plan).
Any development must comply with the principles of development (i-xiii) below:-
i.A substantial part of the site will be required to be retained or redeveloped for employment and business uses (Class B1, B2 & B8). It is recognised that the appropriate size and mix of uses on the 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;
ii.The refurbishment or redevelopment of all existing industrial premises and buildings will be expected in order to secure the long term viability of employment use, and ensure compatibility with other uses, on and off this site. However, proposals should retain on site, or satisfactorily relocate within the Borough, any companies already on the site that wish to stay in the Borough;
iii.An Environmental Assessment will be required for the ‘whole site’ and its environs (‘whole site’ defined in (iv) below);
iv.A comprehensive development must provide a permanent solution to the ‘whole sites’ industrial legacy of contamination through remedial works and, if necessary, through the future management of the site. In this context the ‘whole site’ means both the land identified as within the Area of Opportunity and the land owned by the company in the Recreational Management Area to the north of the site. A land contamination survey must be undertaken and a remediation scheme developed, which must be to the satisfaction of Rochdale MBC and must ensure that the whole site is suitable for its intended or actual use;
v.The mix and distribution of uses must be compatible in land use terms with uses on and surrounding the site and must take into account the land contamination problems;
vi.Satisfactory access and egress to the site for mixed uses will require particular attention to ensure that any potential environmental problems, such as traffic noise, for adjoining uses are minimised;
vii.A Transport Assessment will be required and the development must be supportable in transportation terms;
viii.A high quality layout and development will be required that utilises the opportunities provided by the river valley location to create an attractive environment;
ix.Development should be well related to, and provide links with, adjacent woodland and undeveloped areas 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;
x.The appropriate use and management of the land to the north of the site, in the same ownership as the land designated as an Area of Opportunity, is subject to policy RE/7 Recreational Management Areas. It will be a requirement, secured through a legal agreement, that the future satisfactory management and maintenance of this land is secured as part of any comprehensive redevelopment of the Area of Opportunity;
xi.Pedestrian routes to be retained and provided, and if appropriate, cycle routes provided through the site, especially providing links from adjoining areas along the Spodden Valley from Spodden Bridge to Healey Dell Local Nature Reserve;
xii.The nature conservation value of Healey Dell Local Nature Reserve and other recognised interests in the Spodden Valley (eg woodland and water features) must be given appropriate protection both during construction and in the operation of future uses. Opportunities for further conservation and enhancement measures should be included where possible;
xiii.Appropriate phasing will have to be agreed, to ensure that the operation and amenity of existing and new uses is not unduly compromised during development.
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.