GMSF in brief

The 10 Local authority’s have grouped together to create a special plan for Greater Manchester this process started in August 2014 with very little fanfare or public knowledge.

This process will carry on for several years but with make further progress when Manchester has an elected Mayor for our so called Northern Powerhouse. This will take place in May 2017.

The decisions that the councils make up to this point may form part of the new mayors plan for the future of housing in Manchester.

Two informal consultations have already taken place which the public have had no consultation or input towards.

Extract from the Draft Consultation

In August 2014 the 10 Local Planning Authorities in Greater Manchester (Bolton, Bury, Manchester, Oldham, Rochdale, Salford, Stockport, Tameside, Trafford and Wigan) agreed to prepare a joint Development Plan Document to set out the approach to housing and employment land across Greater Manchester for the next 20 years. This is known as the Greater Manchester Spatial Development Framework (GMSF). 1.2.2

In November 2014 the first devolution agreement was agreed which provided for an elected Mayor with responsibility to produce a Spatial Strategy with the unanimous support of her/his Cabinet. 1.2.3

Following election of the Mayor in May 2017 part of the GMSF may become the Spatial Strategy and part will remain a joint development plan document to be adopted by the resolution of the full Councils of all 10 authorities

The main Objectives 

  • set out how Greater Manchester should develop over the next two decades up to the year 2035;
  • identify the amount of new development that will come forward across the 10 districts, in terms of housing, offices, and industry and warehousing, and the main areas in which this will be focused;
  • support the delivery of key infrastructure, such as transport and utilities;
  • protect the important environmental assets across the conurbation;
  • allocate sites for employment and housing outside of the urban area;
  • define a new Green Belt boundary for Greater Manchester

How this affects Tameside

This will affect many of us in Tameside we are a fairly rural area with Many areas of Green Belt and open country side.

Areas of this Greenbelt will be built on and thousands of houses built to house our ever growing population. The council say they wish to protect our enviromental assest but also want to destroy them by building on Green Belt land.  They will then simply add some extra greenbelt to compensate for this loss. Land is not simply created they are just moving some lines on a map. The new greeenbelt is already there in fields.

Greenbelt was set up to preserve countryside and stop urban sprawl.

MEN ARTICLE OCT 2016

The 57 developments that would transform every Greater Manchester borough by 2035

More than 200,000 homes and 500 football pitches’ worth of new industrial space is planned for the region – find out what’s planned near where you live

We have listed every single proposed development site in the masterplan, across every borough in the region

The Greater Manchester spatial framework includes more than 225,000 new homes across the conurbation – the equivalent of two more Stockports added into the Greater Manchester boundary.

At the same time, they also want to hugely expand the region’s business space in order to grow its economy, including at least four million square metres of industrial warehousing, or more than 500 football pitches’ worth.

Major transport upgrades, including adding motorway junctions, train stations and new rapid transit routes, are suggested too.

They believe that in order to keep pace with existing and future housing demand, plus ensure economic growth and jobs across every borough – while still stopping developers doing whatever they like – a blueprint is needed to dictate where can and cannot be developed.

On Friday, leaders will sign off that draft vision before issuing it for public consultation.

In the main they have concentrated on a relatively small number of very large sites capable of taking hundreds if not thousands of homes, as well as a series of major new or expanded business parks in the north, south, east and west of Greater Manchester and along the motorways.

Already in many areas – as word has spread about the plans – communities have launched petitions, including in parts of Stockport and Bury.

Several MPs have spoken out against the proposals too, particularly in areas where green belt countryside could be carved up.

Every single borough is planning to allow development on green belt, although some are going further than others, citing a lack of other land.

Some sites would see golf courses, rugby clubs and parks built upon, although in most cases the plan stipulates that they must be replaced, while natural mossland such as Chat Moss and Barton Moss are also facing large scale development.

In total three quarters of development is identified for former industrial sites, with the rest on green space that is currently protected.

Below we list every single proposed development site in the masterplan, across every borough in the region, explaining what council chiefs believe should be built there between now and 2035.

We have tried to describe as accurately as possible where each piece of land sits, but to read about the proposals in more detail, the combined authority’s plan can be downloaded here – you will need to open the first item and click on the first link.

Manchester city centre: 40,000 homes

The city centre, unsurprisingly, is a top priority for council bosses wanting to capitalise on its boom to date.

It would take 17pc of the region’s new housing, or 40,000 new homes – the vast majority of it apartments.

Anyone following development in the city centre in recent years will be familiar with the sites being proposed: Spinningfields and the old Granada Studios site at St John’s, the northern fringe around NOMA and Rochdale Road, the Irk Valley as it stretches out towards Collyhurst, the Green Quarter, Great Jackson Street near to Home, the Oxford Road corridor, and the area around Salford Central and Greengate.

Manchester city centre would also deliver more than half of the new office space proposed for the entire region.

Town centres: More office space

Stockport town centre

The masterplan does not go into each of Greater Manchester’s town centres in detail, but recognises that the changing nature of shopping habits over the last 10 years has left many of them struggling.

It suggests spreading around a quarter of the region’s new office space across each of the eight towns – Altrincham, Ashton-under-Lyne, Stockport, Bury, Bolton, Rochdale and Wigan, arguing that they could provide offices at lower prices than in the city centre or Salford Quays.

Of the eight towns Stockport would take the most, with Wigan and Tameside taking the least.

It also suggests an increase in housing in town centres, although does not suggest how much. The need for ‘leisure opportunities’ outside regular shopping hours is stressed, as is the need to ‘enhance’ indoor and outdoor markets, which in many areas are significantly struggling at present.

The Quays: 6,000 homes, upmarket offices

The masterplan foresees an expansion of Salford Quays and Trafford Wharfside, both as places to live and a source of upmarket office accommodation, particularly focused on digital industries to capitalise on MediaCity.

One of many sites from which development giant Peel stands to gain, the framework earmarks 6,000 new homes – mostly apartments – for the area but admits it will need better connections to the town centre through Irwell River Park.

As a neighbourhood it would also require better community and leisure facilities if more people are to live there, it says.

Better transport links will be ‘essential’, it adds, including ‘high frequency rapid transit’, buses and cycle routes.

Further details will be provided in localised masterplans drawn up by Salford and Trafford councils, according to the framework.

Airport Gateway: Huge business park expansion

A massive expansion of the existing business parks around the airport would be split into several parts, creating a total of 650,000 sq m of commercial space – including for biotechnology firms and aviation logistics.

Part of that would see the existing Roundhorn Medipark expanded onto fields to its south east, bounded by Whitecarr Lane and Dobbinetts Lane.

That would not affect Newall Green farm or the nearby playing fields.

At its southern end the expansion would also mean building on a sliver of Manchester’s very small amount of green belt, including part of Sunbank Wood, west of Wilmslow Road, which contains sites of biological and scientific importance. It says those sites would be protected.

It also factors in the proposed HS2 airport station and a Metrolink loop extension linking back round to the existing line somewhere near the hospital and says new employment space would be created in Wythenshawe town centre as well.

Trafford

Timplerley Wedge, Davenport Green: 3,300 homes, office space

This development in Trafford – linked to the neighbouring airport city expansion – is likely to prove controversial.

The plan allocates a large slice of land south of Ridgeway Road in Timperley and stretching round and down to Davenport Green as suitable for 3,300 mostly luxury homes and 50,000 sqm of office space.

It notes that this site includes some green belt, but says that thanks to urban development nearby it no longer feels like open countryside – and stresses sports fields such as those at Bowdon rugby club would be protected.

The location would be ‘attractive’ for families and could sustain an entirely new community, it says, noting that the land has ‘long been identified’ as somewhere that could support airport-related development.

Nevertheless nearby residents are unlikely to be impressed, having repeatedly opposed the development of green space in Davenport Green over the years.

The fields have long been viewed as an essential buffer between the airport and communities and were the subject of a long battle five years ago to keep them out of Trafford council’s development strategy.

Carrington: 7,500 new homes and office space

Land at New Carrington, east of the ship canal, west of Ashton upon Mersey and south of Partington is earmarked for 7,500 new homes of varying types.

The plans for the former industrial site, which would be on top of existing proposals for 1,000 homes there, would mean building on green belt at Carrington Moss.

But it would see a stretch of the moss left in the middle as a green corridor to separate the communities of Carrington, Partington and Sale and provide recreational space.

Eventually the land could provide as much as 11,500 new homes over the next three or four decades, it says.

It could sustain a mixture of housing types, it states, but would need a new road linking it to the M60 and M62.

Around Flixton Station, William Wroe golf course: 750 homes

William Wroe golf course

A chunk of land west of Urmston with Flixton Road to the north, Penny Lane to the east and the railway line to the south is earmarked for 750 family homes, including affordable housing.

This is another site that would require the green belt to be redrawn – and controversially would mean building onto William Wroe golf course.

A new one would be provided on land to the south of Flixton Station, however.

Flixton sports ground would be kept and the listed Flixton House would be protected.

Council bosses say the site is well connected for public transport and that its development would help support businesses in Flixton and Urmston.

Salford

West of Irlam / Chat Moss: 2,250 homes

Chat Moss in Salford

This plan proposes a ‘high quality extension to Irlam’ that extends onto Chat Moss, meaning that some peat could have to be removed.

The greenbelt site would effectively join up Irlam with the south side of the M62, stretching west almost to Glazebrook Lane.

Around 40pc of the homes would be affordable, according to the plan, with potential for a retirement village, some more upmarket housing and the need for a new GP, dentist and primary and secondary schools.

It notes peat will be ‘retained where possible’, but says that has to be balanced against the ‘need to ensure there is no risk of subsidence for development on the site, or for surrounding infrastructure such as the M62 motorway’, conjuring up a slightly terrifying image.

Various heritage buildings within the site would be protected, including the listed Greater Wooden Hall, while a new park and sports pitches would be provided.

The loss of green belt, mossland and peat would be compensated for by ‘enhancing’ the rest of Chat Moss as a nature reserve, it says.

Port Salford/Barton Moss: 320,000 sqm industrial space

A vast industrial expansion proposed by Peel would also stray onto both green belt and mossland.

It intends to take advantage of the site’s key location next to the motorway and ship canal, creating a massive logistics hub both for Greater Manchester and the north more generally.

However the plan notes that even with green belt around it retained, the expansion is ‘likely to have a significant visual impact’ on the surrounding area – and stresses the need for ‘high levels of public engagement’ as the plans progress.

Port Salford’s expansion would stretch existing industrial space down a huge swathe of Barton Moss to the east of the M62 and onto, mossland famously the subject of months of protests two years ago when exploratory drilling was carried out there for shale gas.

Previous attempts to include it in Salford council’s own local development plan were also met with such vociferous protests that it was left out.

The latest plan would see development stretch out round the Barton aerodrome and south towards Boysnope golf course, a site Peel had also wanted to develop for housing, but which appears to have escaped moreorless unscathed from the strategy.

It stiuplates that three quarters of the existing Port Salford site will need to be up and running before any expansion – and notes a new junction is needed on the M62 first, as well as a link road to the A57.

Next to the RHS site, East Boothstown: 300 homes

Land intended for the RHS Bridgewater gardens in Worsley. Council bosses believe green belt next to it is suitable for 300 new luxury homes

This Peel site has long been controversial, dating back to previous plans for a racecourse on the wider site.

Now the land next to this parcel is designated for the Royal Horticultural Society Bridgewater Gardens project, a vast tourism attraction that is expected to attract a million visitors a year, while the site itself is earmarked for 300 very upmarket homes.

It sits between Boothstown to the west, the Bridgewater canal along the southern boundary and Leigh Road to the north, with Worsley to the east.

Like some sites around tourist attractions to the north – such as Hollingwroth Lake – it aims to ‘attract and retain highly skilled professionals’.

The loss of green belt will be compensated for through improved public access to the mossland, the plans says, with Alder Wood kept.

“It is essential that the development of the site fully maximises the opportunities presented by this location, and delivers the highest quality living environment,” it adds/

The site will be one of several to cause nervousness within Salford council, with both this land and nearby sites having cause considerable public protest and campaigning from local Tory councillors.

Hazelhurst farm, Salford: 450 homes

Another site verging on the East Lancs, to the south, this one is sandwiched into the south eastern corner of the road’s junction with the M60.

It would provide 450 homes and set aside land for a new primary school, unless a way was found to expand existing primaries in the area.

The plan would provide better pedestrian routes to shops and the Leigh Guided Busway, as well as a landscaped buffer from the East Lancs.

This land is not green belt but does include Worsley Wood, which would be protected, as well as swamps and other natural resources on the site.

Peel are again the developers behind this controversial proposal, which has been around for years.

In 2010 – when Peel tabled proposals for 400 homes on the site – the council’s planning lead Derek Antrobus said he was ‘shocked’ by the suggestion, warning it could create ‘suburban sprawl which will generate massive commuter journeys and destroy the openness which we think is one of Salford’s major attractions’.

In the latest planning framework Salford bosses argues it is near to the busway and has good access to the city centre.

Bury

North of the M62 (Bury/Rochdale): Huge industrial expansion

This massive expanse sandwiched between the M62 and M66, stretching from Pilsworth out to Heywood, would be the site of a huge new business park.

A key part of what council chiefs are calling the ‘northern gateway’, it would provide a vast 1.5m square metres of business floorspace – enough to fit in 55 very large Ikea stores.

The plan admits significant improvements would be needed at J3 of the M66 and J19 of the M62, but it believes the site can become a major new northern logistics hub.

It also proposes 1,000 new homes to the east of the site towards Hopwood plus a primary school to meet the resulting demand, along with 200 homes north of Castlebrook High playing fields. ‘Existing recreation facilities, ponds, reservoirs and brooks’ would be retained, it says, as well as Birch industrial estate and Pike Fold golf club.

The nearby historic East Lancs railway is suggested as a means to ferry heavy freight into nearby Heywood via a new rail spur.

The site includes Pilsworth landfill, but it says that is coming to the end of its life and would be filled in and grassed over.

A large part of the site would be on green belt.

South of the M62, Simister: 1,000 new homes

Fields around Simister village

A huge site starting north of Heaton Park, spreading west towards Prestwich and stretching out ‘across the Simister, Bowlee and Birch and Langley area’ into Middleton, would take around 1,000 new homes – creating a ‘new large scale community’, according to the plan.

It would be a mix of low and high density housing, requiring new schools, a medical centre and ‘significant investment in infrastructure’.

It does not go into too much detail about that infrastructure, but at least one petition launched against the plans points out roads in the area are already congested.

Bury Lib Dem councillor Tim Pickstone also highlights that the local Labour leadership has repeatedly promised to protect green belt.

The intention is for it to fit with the site above, to the north of the M62, as part of the ‘northern gateway’.

Whitefield and Unsworth: 600 homes

Land between Whitefield and the M66

This parcel of agricultural green belt sandwiched between Whitefield in the west, Unsworth to the north and the M66 to the east would take a another wave of residential development.

Like the other large scale housing sites listed in the plan, it would potentially get a new school as well as upgraded local roads.

Boz Park, Unsworth cricket club and Castlebrook playing fields would all be protected.

The plan says this site has ‘prospects for integrating new development with both existing communities and facilities’, but admits access is currently poor, with lots of unadopted roads and footpaths.

Roads would need a ‘substantial’ upgrade to allow access from Unsworth and Whitefield, it says, but a new district centre would also be provided at its heart.

Holcombe Brook: 100 homes

This is a green site in Holcome Brook, on the edge of Ramsbottom.

It would see more than 100 new homes built just to the south of the existing, village off Longsight Road and Hazel Hall Lane to the north of the sports centre.

The plan notes it is less than 2k from Bury town centre and would create a new community, adding to the mix of housing around Ramsbottom.

Seedfield: 135 homes

Seedfield resource centre

About half this partly green site in Limefield is currently made up of buildings – which the plan says are likely to be emptied out fairly soon – as well as hardstanding and playing fields.

But council bosses believe it could accommodate 135 homes, providing links to nearby Burrs country park.

If the sports pitches are built over, replacements must be provided, they say.

Baldingstone: Gin Hall and Bevis Green: Industrial space, housing

Gin Hall, Walmersley

Gin Hall in particular is likely to spark protest, since local campaigners have been fighting plans to develop the site for years.

The green belt site faces the A56 near at J1 of the M66 at Walmersley, and would provide a medium sized 32,000 sqm of industrial and warehousing space on the former reservoir, taking advantage of the good motorway links.

Bury council has long been trying to get it developed, having earmarked it in its core strategy several years ago to the protest of local people, who said it would be ‘ruinous’ for the community and have a massive knock-on for traffic.

At Bevis Green, south of Bentley Lane, 60 new homes are proposed.

Extra school places would be needed nearby, it says.

Elton Reservoir: 3,500 new homes

Elton reservoir in Bury

Definitely a site likely to cause concern among existing residents.

Land around Elton reservoir and east of Starling Road in Bury has been identified for 3,500 new homes, in order to create a ‘new large-scale residential community in a parkland setting’.

Like many of the other schemes included in the framework, the developer behind the plan is Peel.

The scheme would feature some affordable housing and bosses acknowledge that it would require significant transport infrastructure, including a potential new tram stop and a north to south road through the site, as well as new schools.

It also suggests connecting Bolton Road with Bury Road so that traffic doesn’t have to use Bury Bridge, admitting that congestion is already fairly severe.

But it says the move would help regenerate Radcliffe town centre and make one of the biggest contributions in the entire plan to Greater Manchester’s housing need.

As a result it is of ‘strategic importance’, it says.

However Bury North’s Tory MP David Nuttall and local Liberal Democrat councillors are all unhappy about the plan and have vowed to fight it.

Walshaw: 1,250 new homes

Also in the north of Bury, this is another large scale housing development proposed for agricultural land in green belt.

The major scheme – to the north and south of Walshaw Road – is bordered by Tottington, Walshaw and Elton and is viewed by planners as having good transport links already, although further road upgrades would be needed.

Extra spaces may also be needed at nearby Elton secondary.

Existing brooks running through the site would be kept and ‘enhanced’, it says.

Again David Nuttall MP is planning to oppose the move.

Rochdale

Around Stakehill business park: 2,300 homes, 480,000 sqm business space

Stakehill business park

Another huge semi-industrial development as part of the northern gateway.

Land on either side of the A627(M) and both north and south of the existing Stakehill business park in Oldham would see a huge expansion of the industrial estate as well as thousands of new homes.

It is unclear from the plan exactly which parts of the enormous site would be for employment and which for housing, but it would require new access points from the A627(M) and a ‘sensitive’ approach to views from nearby Tandle Hill country park, it says.

Land to the north and west of the park on the eastern side of the A672 (M) is identified as part of the site, including Gerrard Wood, but it says that – as well as brooks and reservoirs – would be kept.

Nevertheless there would again be a loss of green belt.

New schools or an expansion of neighbouring ones would be needed, as well as a medical centre.

‘Full regard’ would be had for the small village of Thornham Fold, which sits slap bang in the middle of the site.

Kingsway business park: 1,500 homes, 600,000 sqm of industry

Kingsway business park

The final element of the northern gateway would be another huge industrial scheme new alongside housing – via completion and expansion of Kingsway business park in Rochdale.

Council bosses refer to the potential for a ‘green employment park’ that makes the most of the area’s surroundings.

It would feature 1,500 new homes and a big expansion of employment space south of the M62, as far as Rochdale Road and High Crompton park to the north of Shaw.

The land currently includes a lot of agricultural land and farms, stretching out to Dun Wood park in the east.

Schools, health and lesiure provision would be needed, pedestrian routes to Newhey tram stop and new access from J21 of the M62 in order to get to the industrial park.

The plan notes it will lead to the loss of green belt but would boost both Oldham and Rochdale’s economies.

Bamford/Norden: 750 homes

The site from Norden Road

Rochdale council bosses believe this site could provide expensive homes in a pretty rural area, ‘to an exceptional standard, targeting the top end of the housing market’.

“It would aim to attract and keep highly skilled professionals within the north of Greater Manchester,” it says.

The development would constitute an extension to both Norden and Bamford, west of Norden Road, creating ‘large executive houses’.

That could mean shifting the cricket club, however, as well as sports pitches as tennis courta.

The plan acknowledges special care will have to be taken not to damage the river valley.

Roch Valley, Smallbridge/Littleborough: 300 homes

These developments between Rochdale and Littleborough are again aimed at ‘higher income households’.

The two sites are on protected open land rather than green belt and would need their flood risk sorting out – an issue currently being explored by the council and the Environment Agency, as Rochdale was one of the hardest hit parts of Greater Manchester in last year’s Boxing Day floods.

One site runs west along the River Roch from Smithy Bridge Road, while the second runs south from New Road at New Street.

There are allotments marked on the site south of Greengate, but there is no mention of them in the plan.

Trows Farm, Castleton: 500 homes

Trows farm to the south, with Crown business park to the north

Land bounded by Trows Lane and industrial land to the south, the A672 (M) to the east and Crown Business park to the north would take hundreds of new homes, ranging from affordable to upmarket.

The site is protected open land with steep slopes, but planners still believe it could be developed.

It is big enough to be sufficiently separated from Crown Business Park, they believe.

A developer’s contribution towards school places would be expected.

Smithy bridge, Hollingworth Lake

Hollingworth Lake

This semi-rural site would see new homes stretching down to Hollingworth Lake, immediately bordering Smith Bridge and bounded by Hollingworth Road and Lane Bank.

It could see 300 homes of high quality, says the plan, taking advantage of the waterside location.

Primary places are already a problem in the area, it admits, so only a new school would resolve that problem.

The development would be aimed at ‘higher income households’.

Lane End, Heywood: 600 homes

This green belt residential development would be a stone’s throw from the ‘northern gateway’ expansion planned along the M66 and around Simister and Middleton.

East of Hopwood, the site would take 600 new homes to complement the new jobs to the west at Pilsworth.

New recreational green space would be needed, however.

There is already a shortage of primary places in the area but a new school is already planned as part of the northern gateway project, so planners believe the new demand could be absorbed.

Oldham

Broadbent Moss: 1,000 homes, commercial space

Broadbent Moss, Oldham

All the major allocations listed for Oldham stress that the borough doesn’t have a lot of suitable land far large scale commercial or housing development, partly because much of it is simply the wrong kind of terrain.

As a result Broadbent Moss is one of several greenbelt areas being put forward.

It would see nearly 50,000 sqm of employment space built to the west of the tram line either side of Cop Road, while to the east of the line 1,000 new homes would be built between Broadbent and Sholver.

The land is a mixture of green belt, protected space and brown field, some of it agricultural land.

Road improvements could be needed along Ballcote Lane and Cop Road, where a new tram stop might also be needed, along with links to the Derker stop.

The plan says it would be linked in to the remaining green belt, but admits the site has flooding issues that would need to be addressed.

Cowlishaw: 640 homes

The plan admits the mixed housing proposed on this site – to the south west of Shaw, bordering Crompton primary in the east – would require ‘high quality design that limits the impact on the open countryside’.

Various ponds on the site would need safeguarding too, but it says there is the potential to provide a ‘range of high quality housing in an attractive place’, due to its rural location, its flat topography and situation in a strong housing market.

Links to Shaw and Royton town centres would be needed.

The site, which borders green belt, is currently designated ‘protected open land’ and a local campaign against the plan is already underway.

Hanging Chadder: 600 homes

This green belt land to the north west of Royton, just off the A627(M) with Castleton Road to the east and north of the site, is earmarked for 600 homes.

Like Cowlishaw, the plan stresses that public rights of way would be kept and school places could be needed too.

A medical centre, shops, leisure and community facilities would all also be required, as well as a link to Rochdale Road.

It highlights that Fir Bank Road primary is not part of the proposals.

Beal Valley: 900 homes

Near to the Broadbent site, the huge Beal Valley proposal is again on green belt and open protected land west of the Derker to Shaw tramline.

It would take 900 new homes in the plan, capitalising on its proximity to the tram stop at Shaw, according to the plan.

The site of special biological interest at Shawside would be protected.

Like Broadbent Moss, ‘high quality landscaping’ that would ‘minimise the visual impact on the wider landscape, mitigate its environmental impacts and enhances linkages with the neighbouring communities and countryside’, it says.

Robert Fletchers mill: Holiday homes, housing

NO SECRETS: Fletcher’s mill in Greenfield which has been at the centre of a three-year battle

The old paper mill near Dovestones reservoir has the potential to draw tourists, believe council bosses.

They have earmarked it for 100 new holiday ‘lodges’ and a further 120 upmarket homes, ‘maximising the tourism potential of this unique location in a sensitive and appropriate way’.

The land, on either site of Chew Brook, could provide upmarket housing in a ‘desirable rural location’, including ‘larger and bespoke’ homes, it says.

This site is also in green belt.

The mill has perhaps been best known in recent years for controversy over radioactive material left on site as a legacy of its industrial past – and whether it could pose a risk to public health.

Tameside

Ashton Moss/Little Moss: 1,980 homes, 200,000 sqm business space

This forms part of the so-called ‘eastern gateway’ on the border of Tameside and Stockport.

Council leaders have long wanted to make use of Ashton Moss and this development would see land on both sides of the M60, stretching north of J23, accommodate nearly 2,000 homes and 200,000 sqm of employment space.

There would be ‘enhanced’ sports facilities within the development, which is split into three bits – one to the west of the motorway and north of Lord Sheldon Way, a second around Lumb Lane and Little Moss, including the former Littlemoss school site, and a third at Ashton West around the sports park that would see it expanded.

Between them they would provide a mixture of affordable and executive homes and require a new Droylsden train station to the north east.

Health facilities and a primary would be needed, while extra places would probably be needed at nearby Droylsden academy and Fairfield High for Girls.

Ashton Moss would need extensive remediation, however.

A ‘linear green corridor’ would run alongside the M60, linking to the Hollinworth branch canal local nature reserve.

Godley Green garden village: 2,350 homes

This is a specific scheme being put forward for the government’s new garden villages programme to create one of the biggest housing expansions in the entire region.

The land to the south east of Hyde could accommodate 2,350 new homes, according to the plan, which would need to be of ‘outstanding design’.

They would include a significant number of expensive executive homes, in a setting with good transport connections via Hattersley and Hyde Godley railway stations

The plan says there are very few other places across Greater Manchester where such a village could be built – and it has already won the backing of local MP Jonathan Reynolds, who believes that by bringing forward one large self-contained development, it could gain the investment needed for an entire array of infrastructure.

It would require its own small village centre, health facilities and a new secondary when the impact of other nearby developments are taken into account.

The land is currently open green fields.

Sidebottom Fold, Stalybridge: 650 homes

A patch of countryside immediately to the east of Stalybridge, south east of Copley and immediately west of the Pennines, this land is earmarked for 650 new homes.

Given the location next to the foothills of the Pennines, it would need to be ‘sympathetic’ in design and would be likely to be an upmarket residential area, which would include starter homes but largely expensive executive housing.

Given the sensitivity of the rural location, the plan stresses that local masterplans would dictate the detail in consultation with the developer, but extra school capacity – likely to include a new secondary – would be needed.

The football pitch is not included and hedgerows and trees would be retained.

South Tameside: Nearly 1,000 new homes

Land off Apethorn Lane in Hyde

This development is split into two parts: land at Hyde Hall farm off Ashton Road, south west of Haughton Green and to the west of Horse Close wood, and either side of Hyde Road between Woodley and Gee Cross, next to the Joshua Bradley pub and bounding Apethorn Lane.

Between them they could accommodate 935 ‘high quality’ homes, council bosses believe.

That would include a range of housing, with various listed buildings including Hyde Hall and Apethorne farmhouse restored and protected.

There would be lots of green space within the development, they say, along with better access to the Peak canal and cash for schools and health services.

Mottram

Land north of Hyde Road in Mottram

Two large scale developments on greenfield outskirts of Mottram would mix new housing and commercial space.

Both are to the west of the village either side of the entrance along the M67, to the north and south of the motorway.

To the south of the road 174 homes are earmarked in a development that the plan says could be brought forward quickly, east of the M67 roundabout, south of Hyde Road and north of Arundale primary.

Meanwhile 70,000 sqm of employment floorspace, also to the east of the roundabout but north of Hyde Road and south of the planned bypass, is also proposed.

Mottram has been the subject of frenzied campaigning for years over the scale of congestion passing through to and from Sheffield.

The plan refers to highway improvements and a planned bypass, but residents may want more reassurance that such a development doesn’t add to existing problems.

North Ashton: 675 new homes

Fields to the north of Ashton

A relatively unusual site in the framework in that it directly extends a town centre.

This collection of sites to the north of Ashton-under-Lyne would build on fields to the north of Holden Clough primary to provide nearly 700 new homes.

Holden Clough itself would be protected.

New road, walking and cycle links would be provided, including linking into the National Cycle Route 626.

Like the Mottram site, planners believe this development could be brought forward quickly – but again would need contributions towards surrounding road improvements.

Wigan

East Lancs corridor: North of Mossley Common in Wigan: 1,000 homes

The site as viewed from Mort Lane

One of several large sites identified along the East Lancs Road, the framework says this land would be suitable for a ‘substantial housing development’.

It is bounded by Mossley Common to the south, Tyldesley to the west and green belt land to the north, with Ellenbrook to the east.

Access could be created through from Mort Lane, Bridgewater Road and City Road, it says.

The location is an ‘attractive’ one for housing according to the plan and could provide up to 1,000 new homes.

It would need to be provided with an extra stop on the Leigh Guided Busway. Along with the other sites earmarked along this corridor, its developer would be required to provide the money for major public transport upgrades in the area.

East Lancs corridor: Cleworth Hall, Tyldesley, Wigan: 400 homes

This site sits east of Common Lane, south of Shakerley Brook, west of Cleworth Hall Lane to the east and north of the Cherington Drive and Peel Hall Avenue estates.

It is suitable for 400 homes, bosses believe, in a development that would retain ‘most’ of the existing woodland.

Again it would require major public transport improvements on the East Lancs.

The plan describes it as the ‘logical urban extension to Tyldseley’.

East Lancs corridor: Pocket Nook, Lowton, Wigan: 130,000 sqm commercial space

Again on the same corridor, this agricultural site borders Lowton to the north and the East Lancs to the south.

It is suitable for ‘substantial employment development’ according to the plan, which would require a new junction on the A579 Atherleigh Way, also serving further development to the south of Pennington (see below).

As with the other proposals for this area, it would be required to pay towards a rapid transit scheme down the East Lancs into the city centre.

It would also safeguard a north-south corridor towards the west of Pocket Nook for construction of HS2.

As with a number of sites included in the framework, a flood risk is identified in the report.

‘Carr Brook is subject to overtopping during flood events’, it notes, adding that this would need to be ‘taken into account’.

East Lancs corridor: South Pennington: 1,000 homes

Land south of Pennington, viewed from the East Lancs

Another ‘substantial housing development’ this time on the southern edge of Leigh.

This is essentially an expansion of Pennington, running down to the East Lancs to create 1000 homes.

A new junction would be needed so people don’t have to travel through existing communities, says the framework, while again the developer must pay for the rapid transit scheme – which must be in place first.

According to the plan Leigh rugby club may have to make way for the development, although it says a replacement ground would be provided elsewhere on the site.

Farming south of the East Lancs may have to move somewhere else too, while it says some green belt – although not all – would be retained in order to keep a gap between Leigh and Lowton for wildlife.

That wildlife would need to be able to cross the planned new road, it notes.

East Lancs corridor: Between Astley and Boothstown: 1,000 new homes

Another ‘substantial housing development’ on the East Lancs corridor, bringing the total number of homes planned for either side of the road to 3,400.

The site – to the west of Boothstown and to the east of Astley – is in Wigan, but is likely to cause consternation in next door Salford too, as the greenfield site runs all the way up to the border with Boothstown at roads around Ribble Drive and Linkfield Drive.

Boothstown has seen wave after wave of development and repeated planning rows in recent years, with councillors regularly taking up placards in an attempt to stop developers, often Peel.

This latest plan would allow new residents to take advantage of the nearby canal for ‘boating’ and other leisure activities, it says.

Loss of green space would be compensated for by turning the nearby former tip – which sits on lowland wetlands – into public parkland.

Access would mainly be from existing junctions on the East Lancs – but development would not start until rapid transport into Manchester was up and running.

It would also create ‘an attractive and accessible canalside walkway from Higher Green Lane to Vicars Hall Lane, with potential also for a marina’.

West of Gibfield: 750 homes, 45sq m of office space

Land either side of Gibfield Park Way would be developed

This green belt land in Wigan is described by the plan as bordering ‘Wigan Road, Atherton and properties thereon to the south; Schofield Lane and open land to the east of Schofield Lane to the west; the Atherton railway line to the north; and properties on North Road, Atherton and the Gibfield development to the east’.

In creating 750 new homes and a substantial amount of employment space, Gibfield Park Way – which would see development on either side of it – could be extended towards J5 of the M61, it says, which would be ‘transformative’ due to poor current links.

Meanwhile a new tram-train along the Wigan to Manchester route could also serve the development.

New green space would be provided for neighbouring Daisy Hill and Atherton, it says – creating a ‘new high quality gateway to Wigan’ to take advantage of the M61 corridor.

M6, J25: Huge employment site

The M6 and M61 motorways are both key development corridors within this plan – which says Wigan has not to date taken sufficient advantage of the huge thoroughfare on its doorstep.

This site would build around 80 homes in order to expand Winstanley at the southern edge of Wigan, accessed from Castlemere Close.

The rest of the land would provide a ‘major opportunity for manufacturing and distribution development in Wigan’, particularly for logistics, creating 332,500 sqm of industrial space just off J25 sprawling along the motorway to the north east.

That junction would need substantially upgrading to an ‘all-ways’ junction, it says.

M6 J26: Industrial space, some housing

Fields to the west of Pemberton are earmarked for industrial development

Another development along the motorway corridor in Wigan, this would create 150,000 sqm of floorspace, again with the M6 to the west.

It would see 170 new homes built in a small extension of Kitt Green east of Latham Lane, but most of the site would be industrial, sprawling out north east along the edge of the motorway.

A through-road would be built from Orrell Road to Spring Road to serve the development and provide better access to the nearby Heinz complex, while J26 itself would also need upgrading.

Liverpool Road, Hindley: 30 homes

The site from Liverpool Road

A much smaller site than most of those proposed, this would be a ‘small extension to southern Hindley’.

Newark Road lies to the north, Hindley is to the east, Low Hall Park is to the south and Liverpool Road itself is to the west.

It would provide 30 homes, but the plan admits the area has a history of flooding.

The redundant bridge at Liverpool Road would be removed to create a new junction, helping to deal with the flood risk.

North of New Springs, Wigan: More than 1,000 homes

These fields north of the former Alexander colliery could provided 1,050 homes, according to the plan.

The Leeds-Liverpool canal runs along the north eastern boundary, Haigh Country park lies to the west and New Springs itself sits on the southern boundary.

It is a ‘logical urban extension to Wigan’, say council bosses.

‘Most of the existing woodland planting, established hedgerows and the ponds’ would be retained to provide open recreational space and natural habitat.

Bolton

Hulton Park and Chequerbent: 2,700 new homes

The entrance to Hulton Park

This huge green belt development in Bolton is made up of three separate sites, two for housing and one for commercial space.

Land east of Hulton Park would provide 1,000 homes, mostly more upmarket tree to four bed family housing. It would also see a ‘high quality leisure destination’.

South of the Chequerbent roundabout there would be a further 1,700 homes, again three or four bed in general, some of it affordable – along with new shops, schools and parks.

North east of the roundabout would provide 25,000 sqm of employment space, including for logistics.

As part of the plan Westhoughton would get a bypass, with the area currently suffering ‘significant congestion at peak times’.

So the bypass is ‘essential’, it says, while noting that the strain on surrounding health services and schools would also require a contribution from developers.

Local MP Chris Green has welcomed the bypass but questioned the need to build on green belt, with council leader Cliff Morris having promised over the summer to protect it where at all possible.

The plan notes the need to carefully protect a whole variety of surrounding natural resources, including Hulton Park and Gorse Wood.

Westhoughton expansion: 1,000 homes

Land west of Westhoughton and north of Dob Brow has been earmarked for hundreds of homes

In the same neck of the woods, this would add hundreds more homes to the west pf the district in a ‘high quality extension to Westhoughton’, bounded by the railway line to the north and Dob Brow to the south.

Again the strain on education and health service and the need to compensate for that are referenced, as well as developer contributions for public transport and improvements to junctions along the A58 Cricketers Way, Chequerbent Roundabout and Junction 5 of the M61.

It is ‘essential’ that it doesn’t put extra strain on the surrounding roads, it adds.

North Bolton: 3,000 homes

This is the only part of the plan effectively missing – a large swathe of land to the north of Bolton that has not been allocated in detail.

Council bosses do not have any one go-to site to provide the housing they want, but the intention is to build more than 3,000 in total.

As a result they are looking at more than a dozen smaller sites in the hope of finding the space they need north of Bolton proper, from Moss Bank Way in the west to Harwood in the east.

Development could help improve the settings of heritage sites, including a string of conservation areas and Smithills country park.

The plan says it would create more expensive housing in an ‘attractive setting’ where there is a ‘relatively strong housing market’.

Some of the area is in green belt, but as sites have not been allocated it is unclear where development would stray onto protected land.

M61 corridor: Massive industrial expansion

As with plans for development along the M6 in Wigan, the M62, M66 and the East Lancs, this forms part of the conurbation’s massive proposed industrial expansion.

It stretches either side of the motorway at J6, but mostly to the west – and would provide 440,000 sqm of warehousing and other space.

The A6 and Dicconson lane lie to the north, a disused railway line to the west and Westhoughton golf course to the south.

A site of biological importance would need to be protected within the site with woodlands, hedgerows and ponds retained ‘where practicable’.

It would complement Middlewood retail park and Logistics North in the same corridor, council bosses believe, and would be one of the region’s key strategic sites.

Manchester

Southwick Park, Wythenshawe: 20 homes

This relatively small south Manchester residential development is unusual in that it proposes to build over an existing park and play area.

In the shadow of the M60, it would see family housing created alongside new play facilities, with outdoor amenities facing away from the motorway.

Council bosses believe the loss of the park is ‘acceptable’, although it does not clarify on what basis.

Manchester’s other main development sites in the plan are mentioned above – a huge expansion to airport city and continued development in the city centre.

Stockport

Expansion of Bredbury park: Industrial space

Bredbury park would expand north east towards the river

The plan says this is pretty much the only place in Stockport that could be identified for a substantial commercial development.

It would see the park expand east and up towards the River Tame to encroach on green belt.

‘Critical regard will need to be had to minimising impact on the river valley’, it notes.

In total it would provide 90,000 sqm of industrial floorspace, particularly suited to engineering firms – a site three times the size of the Ikea footprint up the road in Ashton.

The move may require an upgrade of J25 of the M60, it says, while people living in more deprived neighbouring areas such as Brinnington should be given the best opportunity possible to take advantage of the jobs it would create.

Concerns have already been raised about the green belt incursion, however, with local MP Andrew Gwynne promising to fight to protect the Tame Valley.

Woodford: 2,400 homes

The Woodford site, taken from Church Lane

One of several very large Stockport green belt sites likely to cause major controversy.

This huge development of 2,400 new homes is intended to complement nearby Woodford garden village at the old aerodrome and is bounded by Church Lane to the west, Moor Lane to the north, Woodford centre to the east.

Currently it s open green fields and woods – and locals, who have been drawing up their own ‘neighbourhood plan’ for development for some time, already say better sites could be found nearer the aerodrome itself.

Cheadle MP Mary Robinson is publicly opposing the plans.

The framework says that Stockport’s own local plan would determine the degree of affordable housing, but that it would include lots of homes for older people in a location ‘attractive to the housing market’.

It notes that Woodford is already well connected to the M56 but that ‘significantly’ improved transport links would be needed.

Woodland would be kept and ponds ‘where possible’.

High Lane: 4,000 new homes

The biggest single housing development proposed in the region, this is again likely to be highly contentious.

Bounded by Threaphurst Lane to the west, the A6 to the south, Windlehurst to the east and Torkington to the north, this greenbelt site would take thousands of new homes.

A tram-train extension from Rose Hill to Marple is a complete ‘pre requisite’ according to the plan, potentially linking with Hazel Grove.

But there is little transport information beyond that, as there is a review of future transport around Stockport still on going.

A natural corridor along the Macclesfield canal would be provided, along with developer contributions for health and schools, while Middlewood Way would remain a walking, cycling, and riding route.

Local Tory MP William Wragg has already objected, describing the proposals as ‘over zealous’ and suggesting there is too little additional transport infrastructure.

A34, Cheadle Hulme/Heald Green: 3,700 homes

Behind the Seashell Trust, off Stanley Road, Cheadle Hulme
Behind the Seashell Trust, off Stanley Road, Cheadle Hulme (Photo: Dominic Salter)

Stockport is taking a big hit on major green belt developments in the plan, with council bosses arguing that there simply isn’t enough brownfield in the borough not to.

This site off the A34 north of the Seashell Trust would take nearly 4,000 homes, stretching from the roundabout at Gillbent to Bradshaw Hall Lane, and out as far as Wilmslow Road.

On the other side of the A34 it would take in land bounded by playing fields and existing housing in Smithy Green.

The plan says enough land would be left for the Seashell Trust’s charity HQ to expand and develop, while new access to the main road would be provided at Eden oint.

It presents ‘an opportunity to provide an extension to Heald Green and Cheadle Hulme’, says the framework, but admits the proposal is ‘a large scale of development in an area which already suffers from severe congestion’.

Local MP Mary Robinson is objecting to the plans, arguing they do not fit in with any wider vision for Stockport in general and use up valuable green belt.

Outwood Farm, Heald Green: 2,000 homes

Not far too away from the A34 development is another huge proposed scheme west of Outwood Road in Heald Green.

The greenbelt land, bounded by the railway line on the other side, could take 2,000 homes according to the plan, including some affordable housing.

It says any ‘lost sports facilities’ would have to be replaced, although the boundary of the site does not appear to include Styal golf course or Cheadle and Gatley football club.

Public transport and roads would have to be improved first, says the plan, while mitigation would have to be taken against airport noise and contributions received towards expanding health services and schools.

Fighting against destruction