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| Part 2 2 - EMPLOYMENT AND THE LOCAL ECONOMY |
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| E1 | Regional Investment Site / Strategic Regional Site | ||
| Subject to the considerations explained, the site described below (Ashton Moss) will be provided and maintained as a Regional Investment Site / Strategic Regional Site for high quality employment development, with particular attention given to the design of buildings, external areas and landscaping. | |||
| It is important to provide a site which takes advantage of the economic regeneration potential of the recently completed M60 motorway along with trans-Pennine and other major routes, and the short travelling time to/from Manchester Airport, in order to attract inward investment by growing sectors of employment not well represented in the Borough. In the main it is larger sites such as this, which are prepared, free of constraints and in prime, accessible locations, that are likely to prove most attractive to potential developers. The requirements of modern light industry and distribution increasingly favour purpose designed premises with easy access to motorways or major roads. High quality employment development in an attractive setting should in turn attract other employers to the area. The site has the aim of providing for a range of different types of employment, is located fairly centrally to the built up area of the Borough thus avoiding excessive travel distances, and is accessible to energy-efficient transport modes. This accords with the advice of PPG4. | |||
| The site is designated by the Northwest Development Agency as a Strategic Regional Sites and as such its delivery is critical to the implementation of the Regional Strategy. A Strategic Regional Site should act as a flagship development for the North West, accommodating the needs of inward investment and indigenous business. High standards of design, energy conservation, landscaping, quality of construction and urban design should ensure that all new development at the site contributes positively to environmental quality. There should be a presumption in favour of innovative and quality architectural design solutions. Employment on the site should seek to encourage the development of the growth target sectors of the regional strategy in an area where they are not currently well represented. It should provide important employment opportunities in the growth target sectors for local residents, and provide increased employment opportunities for residents throughout greater East Manchester, an area of recognised regeneration need. In particular the site will provide closely available employment opportunities for residents of an area which has the highest unemployment rate in the Borough (Ashton St Peter's Ward). | |||
| The final version of Regional Planning Guidance for the North West (RPG13) was published in March 2003. Policy EC5 of RPG13 says that development plans and other strategies should identify Regional Investment Sites for strategic business investment which supports the Region's sectoral priorities. The policy goes on to say that such sites should be identified in consultation with the NWDA, NWRA and GONW, and that they should meet a number of criteria. The supporting text to policy EC5 lists eleven Regional Investment Sites which were identified in the NWDA's Regional (Economic) Strategy published in 2000. This list, which includes Ashton Moss, is the same as the first eleven of the NWDA's Strategic Regional Sites referred to above. The text explains that their mention in RPG13 is without prejudice to later formal consideration by all interested parties at various stages in the planning process. It should be noted however that Ashton Moss has had the benefit of a number of planning permissions since 1993, that the retail and built leisure sections of the site and the main access road have already been constructed, and that extensive earthworks to prepare much of the remainder of the site for development have been undertaken. It is not necessary in this case therefore for the site to be approved through the planning system, the main issue being the type of development which is to be accommodated in the remaining area. | |||
| (1) | Ashton Moss, Ashton-under-Lyne for B1b research and development, B1c light industry, B2 general industry, B8 storage and distribution, and sui generis employment uses similar in character to industry and warehousing, including car showrooms, and C1 hotel uses. | ||
| A limited amount of B1a office development (no more than 9,290 sq m gross internal floorspace) is acceptable only on the part of the site at the junction of the A635 and the Ashton Northern Bypass. | |||
| The limited office development is restricted to ensure that for a period of five years from the first occupation of any building (or part thereof) for offices (B1a) purposes, no single occupier shall occupy less than 2,323 sq m gross internal floorspace. The offices (B1a) permitted shall not be let to or occupied by public and commercial organisations which attract significant numbers of visiting members of the public and which provide services to the local community. These comprise council, health, social housing, law and order, job, social security and taxation services, and law and accountancy services. | |||
| These restrictions are to ensure that the development does not prejudice proposed office development in Ashton town centre, including the site at Henry Square. | |||
| If any further applications for (B1a) office development are submitted they will be subject to a sequential test to prove that offices could not be accommodated in a town centre and these offices should be subject to strict conditions on types of occupier and minimum building sizes and first lets, so that the development does not prejudice proposed office development in Ashton Town Centre, including the site at Henry Square. | |||
| Applications to extend B1b floorspace over and above the 9,290 sq m permitted will also be subject to the sequential test and will need to be accompanied by a Transport Assessment in accord with policy T14. | |||
| D2 assembly and leisure uses are acceptable in the area to the east of the M60, and south of the line of the Ashton Northern Bypass. | |||
| The overall Ashton Moss development covers 58 hectares, of which 23.9 hectares is intended for employment use. This use will be developed in two areas, firstly to the west of the M60 and secondly to the east of the M60 and north of the section of the bypass which was under construction in 2003. The site, situated north of Manchester Road, Ashton, has outline planning permissions for a range of use. These comprise B1a offices (west of the M60 only and subject to the limitations and restrictions set out in the policy), limited B1b research and development, B1c light industry, B2 general industry, B8 storage and distribution, sui generis employment uses including car showrooms, and C1 hotel. In the area to the east of the M60 and south of the line of the Ashton Northern Bypass there is also consent for D2 assembly and leisure and some associated A3 food and drink uses, on which construction was underway in 2003. | |||
| The limits and restrictions on the B1a and B1b uses already permitted, and those which are imposed by this policy on any further proposals for such development which may be submitted for planning approval in the future, are necessary to ensure that town centre office development schemes, and in particular the regeneration of the Henry Square area of Ashton town centre by office led development, are not prejudiced. They also seek to ensure that the adjoining highway network is not overloaded and that the site continues to offer a broad range of employment opportunities. Permitted development rights under the Use Classes Order relating to the change of use from B1b research and development to B1a offices will be withdrawn from any further planning permissions for B1b development on the site, for the same reasons. Applications for B1a office developments which do not meet the requirements of this policy will be treated as departures from the plan. | |||
| Policy EC8 of the final version of Regional Planning Guidance for the North West, published in March 2003, deals with retail, leisure and office developments. In order to protect, sustain and improve the town and city centres in the region, policy EC8 says that office developments that generate significant numbers of trips should be directed to suitable locations within or adjoining main city and centres, or district centres, and near to major public transport interchanges within urban areas. Where capacity is not available in these centres, office development should be located in accordance with the principles of sustainable development set out in the Core Development Principles. Office development should locate within preferred locations as set out above, as close as possible to public transport, in accordance with PPG13. Given the high public transport accessibility of Ashton Moss, and the range of restrictions imposed on office development there, it is considered that policy E1(1) is consistent with Regional Planning Guidance. | |||
| Please note that proposals E1(2) (Waterside Park, Denton) and E1(3) (Mottram Development Site) have been removed from the plan. | |||
| E2 | Development Opportunity Areas | ||
| In the Development Opportunity Areas shown on the proposals map and listed below the Council will permit redevelopment or refurbishment schemes which include uses likely to create higher levels or quality of employment, leisure, retail or residential provision and bring about significant improvements in overall appearance. Mixed use schemes will be particularly encouraged in these areas. | |||
| The Development Opportunity Areas differ from other site specific proposals in that the land involved is partly or in certain cases mostly occupied by existing and active premises, although some of these may be in a run down, unsightly or under used condition. Such sites fit well with the national emphasis on the re-use of previously developed, or "brownfield" land. They also differ from unzoned areas on the Proposals map because of the greater potential for some change to occur during the plan period. A wide range of uses will in most cases be acceptable, so as to maximise the opportunity for viable schemes to be drawn up, but the combination of these will be expected to bring about local economic regeneration and environmental improvement. The range of uses considered acceptable will depend upon the particular circumstances of an area and these are listed in the site-specific proposals dealing with each of the individual areas. Development briefs will be prepared where necessary to guide the balance of uses and the form of the development appropriate to each area, taking account of other relevant policies and constraints. For example, certain of the areas contain or are adjacent to designated nature conservation sites and the effect of these will need to be carefully considered. | |||
| The Council will not in most circumstances instigate the refurbishment or redevelopment for which potential has been identified, although a more positive role may be adopted where the Council has a significant land ownership in the area. The initiative would normally have to be taken by the private sector. Therefore, if no such initiative is forthcoming it is likely that the existing uses will continue to operate in these areas in a similar way to now. Also, if a scheme is successfully put together it may not necessarily involve the whole area and some existing uses could be unaffected. Other uses may however need to be relocated and where requested the Council will make every effort to identify and secure appropriate alternative sites for such displaced uses. | |||
| (1) | Cavendish Street / Old Street / Henry Square, Ashton (former ATC12) (office, leisure, residential, light industrial and supporting retail uses) | ||
| This western part of Ashton town centre, which lies within a Conservation Area, contains almost entirely old property, mostly on cramped sites and in use for a mixture of industrial and commercial purposes. Old Street and particularly Stamford Street West were originally part of the main shopping area but shifting of the centre of gravity for shopping and cutting off of the area west of Cavendish Street by highway schemes some years ago has lead to changes of use and the run down of many properties. | |||
| Revitalisation and regeneration of this area is one of the Council's main objectives for the Ashton Renewal Area and the town centre as a whole, and could involve a mixture of redevelopment and refurbishment for a variety of uses, based around the historic street pattern and an enhanced Henry Square as a focal point. Several reports have been produced about the area, including a development note by the Council in 1999, and some progress has been made through conversion of Good Hope Mill to flats and construction of a new Magistrates Court facing Henry Square. Schemes have also been proposed for converting Hugh Mason House (Victorian swimming baths) to leisure uses. | |||
| In April 2003 outline planning permission was granted for a major regeneration scheme covering nearly all of this DOA. The proposal is for comprehensive redevelopment of the area for a mix of uses including up to 25,900 sq metres of net office floorspace, along with shops, pubs, restaurants and residential units. Four existing buildings are to be retained, including Hugh Mason House which is intended to be refurbished for leisure uses, and Henry Square will feature at the heart of the scheme. The vision is to create a gateway to the town, through a new commercial mixed use quarter with a strong identity that meets high standards of urban design and integrates the best of the old with the new. Funding to support this development has been agreed and a development agreement with the Council was being drawn up in mid 2003. | |||
| (2) | Portland Basin surrounds / Cavendish Street, Ashton (former ATC16) (residential, leisure, arts and culture, office, light industrial and supporting retail uses) | ||
| This area is situated in the south west part of the town centre, centred around Portland Basin at the junction of the Ashton and Peak Forest Canals. Existing uses are mostly industrial, in properties of various ages and indifferent appearance, but the area includes Cavendish Mill, (now converted into flats) and the Junction Mill chimney, which are both striking historic landmarks, and also the Portland Basin museum complex which has been rebuilt in a similar form to the original canal warehouse on the site. The River Tame also passes through the area and on the Dukinfield side a short canal arm has been reopened and a boat repair yard established. Planning permission has been granted for residential development on several pieces of land adjoining the museum and a compulsory purchase order made to complete the site assembly. There have been several studies of the area, including a development note prepared by the Council in 1999 and a design brief from consultants on 2000. The canal / riverside setting and visitor attraction offer potential for further redevelopment on sites within the area including expansion of marina facilities on the Dukinfield side. This could become a key waterside location in Tameside and on the waterways of the North West and it is vital that the area creates a suitably high quality environment and identity, with high quality natural materials used wherever appropriate. | |||
| The Ashton Canal to the east of the Portland Basin is a Site of Special Scientific Interest and any development proposed in the vicinity of the canal will be subject to close scrutiny to establish whether it might have an adverse effect on the special nature conservation interest of the site. The Ashton Canal to the west of Portland Basin and the Peak Forest Canal are both Grade A Sites of Biological Importance and contain floating water plantain in places, which is a European protected species. These factors should also be taken into account in any nearby development. | |||
| (3) | Audenshaw Road /Moss Way, Audenshaw (former AUD4) (office, light industrial and warehouse uses) | ||
| This area just south of the M60 motorway is made up of extensive scrap yards, along with an infilled railway cutting, under-used open land, a boat repair yard and some cleared sites, residential and commercial properties facing Audenshaw Road. With no proper through roads it has been a "backwater" for many years and has a very poor standard of appearance. Opening of the M60 motorway and the associated Moss Way has transformed the visibility and accessibility of the area, which can be reached not only by private transport but also by frequent bus services on Audenshaw Road and Manchester Road. It is now potentially one of the prime locations in the Borough, but at the same time the motorway works have exposed the unsightliness to wider view. A major opportunity for comprehensive redevelopment undoubtedly exists if the site can be assembled, given the advantage of the location visible form the M60 and close to its intersection with principal roads leading to Manchester city centre and large parts of Tameside. High quality employment development is sought for this key site, subject to consideration of traffic impact on adjoining roads. The Ashton Canal running through the northern part of the area is at present a largely wasted resource and new development should aim to incorporate its frontage as part of the overall design whilst allowing for a boat yard of acceptable appearance. However, Ashton Canal is a grade A Site of Biological Importance and also contains floating water plantain, which is a European protected species and included in Schedule 8 of the Wildlife and Countryside Act 1981 (as amended). These factors and the functioning of the canal as a wildlife corridor should be taken into account in any development, along with the opportunity which may be presented to enhance the corridor for wildlife. Part of the area east of Moss Way is likely to be required for a new fire and ambulance station. | |||
| In view of concern by the Highways Agency about possible impact on the operation of the trunk road network, any proposal for development in this area which is likely to lead to a material increase in the volume or character of traffic in the vicinity of junction 23 of the M60 will need to be accompanied by a Transport Assessment (see policy T14). | |||
| (4) | Market Street / Sedgley Buildings / Fairfield Locks, Droylsden (former DRO7) (office, light industrial, residential, leisure and specialist retail uses) | ||
| This area on the south side of the Droylsden town centre includes underused car parks and public open space, a swimming pool and community centre which is due to be replaced elsewhere in the town, and a number of old but active industrial and commercial buildings. It is situated alongside the Ashton Canal and its junction with the former Hollinwood Branch Canal, the latter having been filled in within the site but not built over. The appearance of many of the buildings is poor and the public spaces unwelcoming. However, subject to site assembly it offers great potential for a mixed use comprehensive redevelopment taking advantage of its proximity to the proposed Metrolink route, the town centre and the canalside. It is envisaged that redevelopment would be centred around a marina to be created off the old canal line and the opening up of the potentially attractive canal frontage to the south. The Council has been taking steps to promote such a scheme, through a draft development brief, feasibility study by consultants, grant application and meetings with owners and occupiers of premises in the area. An outline planning application for a comprehensive redevelopment scheme for mixed uses, in an area largely but not entirely corresponding to the boundary of this DOA, was submitted by the Council in July 2003 and approved in December 2003. The scheme would incorporate a canal arm, marina, residential, hotel / public house / restaurant, offices, new access roads and open space. Following approval of outline consent, a preferred developer has been selected to take the proposal forward. Funding has already been agreed to enable site assembly to begin. | |||
| There is potential for a high quality waterside development at this point on the canal network, representing a significant opportunity for the Borough. The establishment of a basin would bring a focus and identity to the development and possibly attract additional investment plus increased boating and tourism. However, Ashton Canal is a grade A Site of Biological Importance and also contains floating water plantain, which is a European protected species. These factors should be taken into account in any development. | |||
| (5) | (5) Godley Hill / The Thorns / Hare Hill / Mottram Road, Hyde (former HYD8) (residential and employment uses) | ||
| This extensive and undulating area is located to the east of the railway line between Godley and Hattersley stations and includes the Kerry Foods industrial site, agricultural land at The Thorns, a covered reservoir, the site of the former Hare Hill School, and other areas of mostly unused open land. The adjoining Godley Sand Quarry site has recently been developed for housing. Land owned by the Council around The Thorns has been identified for employment development for a number of years but this has been constrained by market demand and the need to provide improved road access to existing and future premises. A development brief has been prepared for much of the area and designs drawn up for new road access from Mottram Road, but no specific scheme has been agreed. The area is considered suitable for housing as well as employment development. However, future plans for the area should take into account, among other things, the requirements of Kerry Foods, the above average local unemployment levels, and the scope to protect and enhance existing landscape features. The grade B Site of Biological Importance at Godley Hill Disused Sand Pit lies partly within this site. It is important that any development proposals take into account the objective of protecting the nature conservation interest from direct or indirect impacts and that mitigation and compensation measures are incorporated where appropriate. | |||
| The site adjoins the extensive Hattersley housing estate where a number of infill sites are becoming available through demolition of unpopular flats and rationalisation of other facilities. At the same time a large scale stock transfer from Manchester City Council to a social housing group is being promoted, and in association with this process a masterplan for the regeneration of the area has been drawn up and consultations undertaken in June 2003. The masterplan has been the basis for Supplementary Planning Guidance for Hattersley and Mottram, which was adopted in April 2004. Therefore, whilst the Godley Hill Development Opportunity Area has potential for both housing and employment development it will be important to ensure that the relationship to regeneration of the Hattersley area as a whole and the creation of a more balanced community are carefully considered. | |||
| (6) | Manchester Road / Raglan Street / Peak Forest Canal, Hyde (former HTC4,5) (light industrial, office, leisure, residential and specialist retail uses) | ||
| This area lies alongside the canal and railway on the western side of Hyde town centre. The larger section south of Manchester Road is occupied by industrial premises, scrap yards, open compounds and vacant sites, with a poor overall appearance. The section north of Manchester Road comprises small industrial and commercial premises and railway arches. The Council would wish to see a general rehabilitation of the area, taking advantage of its prominent position and major road access next to the town centre and the Peak Forest Canal. The area could potentially be the location for a mixed use scheme incorporating employment generating activities and an upgrading of the canalside environment. The refurbished canalside warehouse and the nearby boathouse north of Manchester Road have pointed the way towards what the area could be like if further investment was fostered. The Peak Forest Canal is a grade A Site of Biological Importance and has populations of the European protected species, floating water plantain in places. This should be taken into account in any development. | |||
| (7) | Mossley Mills / Manchester Road, Mossley (former MOS2) (residential and employment uses) | ||
| Mossley Mills is the name given to the valley bottom area between Manchester Road and the Huddersfield Canal, running south from Woodend Mill to Waggon Road and straddling the River Tame. Whilst historically it formed part of the industrial core of the town, several mills have been demolished and much of the land is derelict or underused. There are also access constraints to be overcome. The Huddersfield Canal on the eastern edge of the site is an important informal recreational resource, and has recently been reopened for navigation. However, it is also a Site of Special Scientific Interest and any development proposed in the vicinity of the canal will be subject to close scrutiny to establish whether it might have an adverse effect on the special nature conservation interest of the site. There is potential here mostly for residential development but possibly also for refurbishment of Woodend Mill and new accommodation for small businesses. Any development proposals would need to incorporate suitable waterside treatment. Detailed planning permission was granted in September 2001 for a housing development which includes part of the southern end of this DOA (former Victoria Mill) and discussions have taken place on various occasions over the future of the remainder of the site. In September 2004 the Council were minded to approve detailed planning applications for 179 dwellings on the central section of the DOA south of Carrhill Mill and 29 dwellings on a further area linked to this, subject to planning agreements which had yet to be signed at the time of publication. | |||
| On the 2002 Indicative Floodplain Map prepared by the Environment Agency, parts of this DOA are shown as being within the 1 in 100 year floodplain outline. This mostly affects the site of Victoria Mill in the south, and a narrow strip of land on the western side of the river. Under the latest Government guidance in PPG25, this would be classed as a "high risk" area where only essential infrastructure should be permitted. However this restriction can be relaxed slightly in those parts of the site that have been previously developed, provided any new buildings are suitably raised above the predicted flood levels and there would be no net loss of floodplain storage or obstruction to flood flows. It should therefore be possible for development to take place in the majority of the DOA, although various precautionary measures could still be required in consultation with the Environment Agency. | |||
| (8) | Castle Street / Longlands Mill, Stalybridge (former STC9 and remainder of STC8) (workshops, leisure, office, retail and residential uses) | ||
| This is the area of Stalybridge town centre which lies between the river Tame (classified by the Environment Agency as a "main river") and the recently reopened Huddersfield Canal, east of Caroline Street. It is occupied north of Castle Street by Longlands Mill, a substantial Grade 2 Listed Building overlooking the river, which has been neglected and in a deteriorating condition for many years. South of Castle Street it comprises car parks and cleared land alongside the restored canal. Potential exists for refurbishment / conversion of at least part of the original mill or for partial redevelopment, in either case also incorporating the cleared land, for either a predominantly residential or mixed use scheme. After various attempts to secure the future of Longlands Mill, the Council has received financial support from the Northwest Development Agency, and guidance from English Heritage, for a scheme to acquire the site, carry out preliminary safety and structural works, and bring it to a state of readiness for development. This preliminary work was in progress in 2003 and a preferred developer has been selected who will draw up detailed proposals for restoration of the retained parts of the mill and new development ion the cleared land adjoining this. | |||
| The Huddersfield Narrow Canal is a Site of Special Scientific Interest and any development proposed in the vicinity of the canal will be subject to close scrutiny to establish whether it might have an adverse effect on the special nature conservation interest of the site. | |||
| (9) | Harrop Street / Shepley
Street, Stalybridge (former STC10) (industrial, leisure and non-food retail uses) |
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| Behind the shops on Market Street, this area in the north western part of Stalybridge town centre is made up of mostly old and converted buildings and yards used for industrial and commercial purposes. The area has a poor overall environment and the various premises often lack adequate servicing or parking and rely for access on an unsuitable street pattern. The railway arches on the northern edge have been attractively refurbished however. There is potential here for redevelopment, taking advantage of the proximity to the bus station, railway station and the rest of the town centre. This should provide the opportunity to improve access, servicing, parking and the riverside environment. Considerable land assembly would be required for comprehensive redevelopment. | |||
| The original boundary has been extended to include property east of Shepley Street and also south of the River Tame and west of Caroline Street as far as Stayley Wharf. These additional areas offer greater potential to open up the larger area north of the river and to link regeneration opportunities through to the canal and to the Longlands Mill area where detailed proposals are now being drawn up. A development brief for this area was prepared by consultants and approved by the Council in 2001, although it may need to be revisited in due course. A range of uses could be acceptable upon redevelopment. However, a food superstore would not be supported despite the town centre location, as the Borough is now well provided with such facilities following a series of recent schemes. | |||
| (10) | Knowl Street / North Road, Stalybridge (former STC11) (residential, leisure and office uses) | ||
| This is the area of industrial buildings, housing, garage sites and vacant land between the river Tame (classified by the Environment Agency as a "main river") and Huddersfield Road, to the rear of Mottram Road / Portland Place on the north eastern edge of Stalybridge town centre. It is something of a backwater at the present time and suffers generally from both a poor standard of appearance and conflicts between industrial traffic and residential amenity. The recent provision of a footbridge over the River Tame north of Mottram Road and the even more recent reopening of the Huddersfield Canal which runs through the area should however help to bring the area more into the public eye. Scope exists to rationalise the use of land and to take advantage, in fostering appropriate development, of the long frontages to the river and canal, whilst also improving the overall quality of the environment and provision of open space and parking for residents. A scheme to refurbish and convert the historic Stokes Mill to flats, along with adjoining residential development, commenced in 2003 and could act as a spur to further regeneration. | |||
| The Huddersfield Narrow Canal is a Site of Special Scientific Interest and any development proposed in the vicinity of the canal will be subject to close scrutiny to establish whether it might have an adverse effect on the special nature conservation interest of the site. | |||
| (11) | Edward Street / Howard Lane / Amelia Street / Hyde Road, Denton (employment, leisure, retail and residential uses) | ||
| Situated on the north-eastern side of Denton town centre and south of the M67 motorway, this area was principally occupied by the extensive and long established industrial premises of Oldham Batteries. The works closed in 2002 however and was being commenced in 2003. Much of the works site is hidden behind shops and housing at the closest point to the town centre, but it incorporates a frontage to Hyde Road to the east whilst to the north a group of properties which already have planning permission for redevelopment may provide a possible frontage to Ashton Road. The Council would not wish to see the site become derelict over a number of years, but it is anticipated that contamination of the ground could be an issue. The site lies within the Denton town centre as defined in the plan and thus has potential to accommodate a range of town centre uses as supported by Government guidance. A planning application was submitted in August 2004, seeking outline consent for a mixed development comprising non-food retail, leisure, employment and residential uses. The delivery of this scheme should assist in revitalising the town centre and bringing about an improvement in the overall appearance of the area, complementing other proposals that have come forward. | |||
| In view of concern by the Highways Agency about possible impact on the operation of the trunk road network, any proposal for development in this area which is likely to lead to a material increase in the volume or character of traffic in the M67 corridor or M60 Junction 24 will need to be accompanied by a Transport Assessment (see policy T14). | |||
| (12) | Oldham Road / Wellington Road / Cavendish Street / Cotton Street, Ashton (retail and leisure uses) | ||
| This is an area on the western side of Ashton town centre which is occupied by industrial and commercial uses in buildings of various ages, along with car parks and vacant plots. It is enclosed on three sides by major roads which operate on a one-way system, and is therefore very visible and easily accessed. The route to the north will become even more important by 2004 with the opening of the Ashton Northern Bypass through from the A635 at The Snipe to the A627 Oldham Road. The Metrolink extension from Manchester to Ashton will also run past the northern end of the DOA a few years after that. A food superstore has recently opened close by to the north west, and non-food floorspace is available in the same scheme. It is believed that market demand may exist for further non-food retail and leisure units in the Tameside area. This would provide an appropriate location for such development, being both accessible from the major road system and close to the Borough's largest town centre thus facilitating shared trips and use of public transport. Extensive site assembly and relocation of businesses would be involved. | |||
| (13) | Grounds of the former Longlands, Mottram Road, Hyde (former HYD3) (leisure, office, institutional and residential uses) | ||
| The centre of this Council owned site, which is situated between the A57 Mottram Road and the M67 motorway in open land to the east of Hyde, was formerly occupied by a large house which was demolished and has lain vacant for a number of years. The site also includes the extensively wooded grounds of the former house, which are covered by a Tree Preservation Order and which adjoin a wider area of protected green space to the west. It has long been the intention of the Council to realise the potential for an appropriate and sensitively designed development here, which would involve a relatively low density of buildings to site area and not adversely affect the attractive, wooded and rural character of the area. Access would be from Mottram Road, where there remains a long overgrown drive from the former house. The grade B Site of Biological Importance at Westwood Clough lies partly within this site. It is important that any development proposals take into account the objective of protecting the nature conservation interest from direct or indirect impacts and that mitigation and compensation measures are incorporated where appropriate. | |||
| (14) | Talbot Road / Newton Works, Hyde (industrial and residential uses) | ||
| This area is situated to the north of Talbot Road, in the Newton district of Hyde, and is occupied by long established industrial buildings and ancillary facilities including a sports ground and reservoir. The majority of the site is in a single ownership and until recently was in use for industrial purposes. However, in November 2004 outline planning permission was granted for 236 dwellings on the western half of the site, whilst detailed planning permission for the refurbishment of the remaining industrial facilities was granted in July 2004. The residential development will result in the loss of a reservoir used by a local fishing club, and the scheme will therefore provide improved facilities at another Hyde reservoir, secured through a planning agreement. | |||
| E3 | Established Employment Areas | ||
| In the "established employment areas" shown on the proposals map, the Council will permit development for employment purposes (as defined in the explanation and justification) both on vacant sites and through the redevelopment of sites already in use. | |||
| Proposals for residential or mixed use development in "established employment areas" or at individual or small groups of existing employment premises not shown on the proposals map, will not be permitted unless, after assessment of the following factors, it is considered that the Borough's housing requirements and the regeneration benefits of the development outweigh the potential of the site in its present form for further employment use: | |||
| (a) | the quantity and type of employment sites and premises available in the area, and | ||
| (b) | evidence of demand for employment sites and premises in the area, and | ||
| (c) | the suitability of the site for further employment use in terms of size, physical characteristics, access, traffic impact, and sensitivity of surrounding land uses, and | ||
| (d) | the opportunity which may be presented for new forms of employment as part of a mixed use scheme. | ||
| This policy serves a dual purpose, firstly to identify areas where employment development will be acceptable in principle, and secondly to set criteria by which proposals for non-employment uses on existing employment sites (including ones not shown on the proposals map) will be determined. As well as the major strategic sites, there is a need to maintain a range of types, and a geographical spread, of other sites to facilitate retention and expansion of employment over a wide area of the Borough. Among other things, these areas may provide a less expensive source of industrial floorspace. A range of sites is essential to the Council's economic strategy to promote indigenous growth, and also to attract new forms of employment, including small and start-up firms, to counterbalance the dependence on declining traditional industries. | |||
| "Employment purposes" are defined to include light industry, research and development, and offices (Use Class B1), general industry (Use Class B2), and storage and distribution (Use Class B8) plus "sui generis" commercial uses which have similar characteristics to industry or storage. Built leisure uses will normally also be appropriate within established employment areas, but those expected to attract large numbers of visitors will be subject to a sequential test in which town centres are the favoured location (see policy S8). | |||
| As advised in PPG3, during the preparation of this replacement UDP the Council has reviewed all the employment land allocations in the previous plan which was adopted in 1996. The only site which is specifically allocated for employment development in the replacement plan is the strategic site at Ashton Moss, which has already been the subject of a series of planning permissions. The remaining "established employment areas" are in the main occupied by operational businesses, although they do include a small number of vacant plots which are suitable for new employment development. The location and characteristics of these plots are such that it would not be appropriate to allocate any of them for residential development. However, in recognition of the priority given to urban regeneration and brownfield development this policy does allow for the merits of residential or mixed uses schemes to be considered on established employment sites which are either vacant or occupied by buildings. Circumstances might occur, for instance, in which local demand for industrial premises is low and buildings or sites could remain vacant for a long period, or redevelopment could provide the opportunity to resolve long standing environmental or traffic problems. | |||
| Please note that policy E4 (Local Employment Sites) has been removed from the plan. | |||
| E5 | Local Employment Opportunities and Mixed Uses | ||
| The Council will permit developments, such as mixed use schemes, reuse of existing buildings, or projects involving teleworking, which contribute to innovation, growth and diversity in the economy and generate local employment opportunities in areas of the Borough outside the "strategic employment sites" and "established employment areas" shown on the proposals map, including sites outside the urban area where there may be potential for rural diversification. | |||
| This is subject to the nature of the employment activities and the layout and design of any scheme not having an adverse effect on the amenities of surrounding residential areas or creating traffic problems, and in the case of developments in rural areas not conflicting with the purposes of the Green Belt, taking into account any mitigation measures that are proposed. | |||
| The Council will permit and facilitate developments for local employment use by such measures as land assembly, derelict land reclamation, remediation of contamination, access improvements and environmental enhancements, where appropriate and necessary to overcome constraints on previously developed sites which are part of or within designated regeneration programmes. | |||
| With the growth of new types of employment and work patterns which do not have an adverse impact on other uses, especially residential, there is less need for widespread application of rigid land use zoning. Facilitating this type of enterprise, which may for instance involve people working from home or in small groups using information technology, or more traditional small scale employment which can happily co-exist alongside housing, is important to the modernisation and diversity of the Borough's economy and can help to reduce lengthy journeys to work. This must always be subject to the usual considerations about impact on environment and amenity. | |||
| There is often a need for more land to help meet local unemployment needs or provide facilities for new businesses, but sites can sometimes be difficult to develop owing to physical problems such as dereliction and contamination, or complicated patterns of ownership. The Council has for many years been successful in attracting regeneration investment programmes and financial support from the European Union, central Government and regional development agencies. They invariably involve employment generating or sustaining projects that have a site specific land use element. Neighbourhood capacity building, social inclusion and entrepreneurial encouragement are also key features, particularly in the Council's current programmes for SRB3, 5 and 6, EDZ Objective 2, Ashton Renewal Area and ESF schemes. To facilitate implementation the Council is intent on being pro-active in bringing forward schemes from brownfield land, which is the main theme behind the SRB6 programme. The development of sites for local employment will only be facilitated by the Council if they are consistent with this and other relevant policies in the plan, or with national planning policy guidance where the plan does not relate to particular issues. | |||
| E6 | Detailed Design of Employment Developments | ||
| The layout, design, external appearance and operation of proposed employment developments, which are acceptable in relation to other relevant policies in this plan, will be required to be of high quality and to meet the following more detailed criteria: | |||
| (a) | suitable arrangements for parking, servicing and access to and from the highway, including access by pedestrians, cyclists and disabled people, and for convenient access by public transport where appropriate, with no unacceptable impact on the surrounding highway network, and | ||
| (b) | building design and use of materials which relate well to local features and complement or enhance the character of the surrounding area, and | ||
| (c) | suitable landscaping and screening, including retention of existing features such as trees and hedges where practical, which enhance the appearance of the development and minimise the visual impact of plant, machinery, storage and service areas, and | ||
| (d) | no unacceptable impact on neighbouring properties through noise, vibration, smell, smoke, dust, fumes, lighting, litter, traffic and other disturbance, and no unacceptable impact on residential amenity including consideration of hours of operation, and | ||
| (e) | minimisation of opportunities for crime and anti-social behaviour. | ||
| In any proposed employment scheme there will be a wide range of detailed matters requiring consideration, even though the general principle of the type of development in that particular location may be acceptable. It is intended that updated supplementary planning guidance will be prepared by the Council to explain and illustrate these requirements in more detail. This guidance will also draw attention to and explain other policies in the plan which may be of relevance when proposals for employment development are considered. The guidance will be the subject of public consultation before it is adopted by the Council. | |||
| E7 | Local Access to New Employment | ||
| The Council will negotiate with developers or occupiers of major employment schemes to agree targets for the employment of people living within the local area, taking account of the available skill base and the additional costs which may be involved, and not restricting the employment of skilled personnel from outside the local area who are essential to the establishment of new developments. | |||
| Where appropriate and at reasonable cost, the Council will wish to see the developer or occupier make arrangements for training for local people in skills related to employment opportunities at the proposed development, particularly if this is located in or adjacent to areas of the Borough where there are high levels of unemployment or deprivation. | |||
| The Council is keen that major new employment schemes should maximise the opportunities for people from the area in which the proposal is situated. People who live close to an employment site are more likely to access work by foot, bicycle and public transport. Maximising the employment of local people can therefore help to reduce long distance commuting and reliance on the use of private cars. The Council is also keen for new development proposals to provide employment opportunities for unemployed residents and for communities that suffer from high levels of deprivation and social exclusion. | |||
| The Council would expect the developers or occupiers of major new employment schemes to make efforts to employ local people, where appropriate, and to set targets for their employment to ensure that a significant percentage of personnel live close to the site, thus maximising the benefits to the local community. The Council will also encourage the development of the local labour market by expecting developers of major employment schemes to contribute towards relevant training schemes for local people, where appropriate. These matters may be the subject of planning conditions or planning agreements. | |||
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