Council objects to huge garden village in neighbouring borough

A Greater Manchester council is objecting to huge garden village proposals in a neighbouring borough over concerns about the ‘harm’ it could cause to ambitious ‘Atom Valley’ plans.

Oldham council has lodged a formal objection with Rochdale council against a 1,380 home development planned for Stakehill Garden Village, south of the M62, over concerns that it could impact the proposed ‘Atom Valley innovation cluster’.

The Atom Valley Mayoral Development Zone aims to create 20,000 jobs and deliver 7,000 new homes across three sites, including the Northern Gateway which straddles Bury and Rochdale near the M66 and M62, Kingsway Business Park in Rochdale, and Stakehill in Rochdale and Oldham.

It’s been described by Mayor Andy Burnham as the means to turning the area into the ‘engine room of Greater Manchester’s next industrial revolution’.

However, Oldham council is concerned that the garden village plans for the Stakehill area lodged by developer Redrow in September could jeopardise the ambitious vision for the area.

While the land is designated green belt under the adopted Rochdale development plan, the site is set to be released from this status under the Places for Everyone scheme – the long-term development plan for nine of the region’s boroughs.

But councillors on Oldham’s planning committee have unanimously backed objections by officers stating that the application does not comply with the allocation for Stakehill under the modified Places for Everyone plan, and consequently ‘undermines’ the masterplan.

“Given this site is part of the Atom Valley innovation cluster, it is not appropriate that an application has been submitted for such a large number of homes without first considering the wider implications for the whole allocation, and it runs the risk of this key development allocation coming forward without the necessary infrastructure improvements and without the planning and phasing of those improvements,” the committee report states.

“Instead, the application focuses solely on the application site in isolation.”

Officers add it potentially has ‘significant implications’ for the delivery of the remainder of the allocation, including 150,000 sqm of industrial and warehousing floorspace.

They want the application withdrawn over the ‘harm it will have on the wider Stakehill allocation and Atom Valley innovation cluster’ and for the developer to collaborate with Rochdale and Oldham councils and landowners to establish a masterplan for the site, that a housing development can sit within.

Head of planning Peter Richards told councillors that it was ‘relevant’ to raise an objection.

“It’s right and proper that that whole allocation is planned coherently and together,” he added.

“We want to plan sustainably for the whole allocation. Ourselves and Rochdale are working together as part of the wider Atom Valley proposals, the southern part of Stakehill as an employment allocation is key for us and for the wider Atom Valley for the whole of the north of Greater Manchester.

"So it’s got to be done right.

“The fact is that this application’s come in too soon.”

Councillor Josh Charters told the meeting it was a ‘very sound’ objection from the council over the plans which he likened to ‘cutting up the cake before putting it in the oven’.

The initial phase of development would see 233 homes built consisting of two, three, four and five-bedroom properties, of which 15 per cent are designated as affordable housing.

The application states that works will include ‘landscaping, open space, drainage, ecological enhancements, cycleway and footpath linkages’ alongside properties.

Currently 8.8 acres of land are already owned by the developer in the former All in One Garden Centre. More land is expected to be acquired subject to planning.

An additional 1,147 properties are included in an outline planning application.

If approved, construction on the homes could start by autumn 2024 with homeowners moving in by 2025.

The plan also includes a 13.4-hectare park to the south, featuring footpaths, ecological enhancements and plenty of opportunities for play and recreation.

A wildlife meadow is also proposed, along with green corridors designed to be suitable for foraging, while space has also been set aside for a local centre, and potential community allotments.

The site is close to the Grade II listed St John Thornham Church and Thornham Parish War Memorial and the timescale for the development is set to take place over 15 years.

On the garden village proposals, Robin Buckley, planning director for Redrow, said: “Our plans are for a desirable new garden neighbourhood, with the design led by the local landscape and distinctive character areas created throughout.

“Our aim is to create a thriving new community with high quality and much-needed new homes, abundant green spaces with habitats for wildlife, and space provided for new community infrastructure.”

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