Local Plan - Bolton Council 4...sites have been identified within the Royal Bolton site to allow for...

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

Local Plan

Bolton’s Allocations Plan Examination

Matters and Issues

Matter 4: Housing site allocations

Shaping the future of Bolton

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

Matter 4: Housing site allocations

Issue

Whether the proposed housing site allocations are justified, effective and consistent with national policy. Questions

1.1 Are the proposed housing site allocations appropriate and justified in the light of potential constraints, infrastructure requirements and adverse impacts?

1.1.1 Details for each of the allocated sites are set out in Housing Booklets APBD07 and APBD08. This considers proximity to sensitive locations, impact on the local area and general statements on access and highways matters. The attached Appendix 1 sets out the current status of each of the sites and anticipated timescale for delivery.

1.1.2 The sites broadly fall into a number of separate categories. 1.1.3 The sites set out in the list below have had planning permission in the past which

may have expired, already have a current planning consent or are in development. These are therefore appropriate and justified as constraints will have been resolved or mitigated through the planning decisions taken.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

1.1.3

Allocation Plan Ref Site Name

1SC Westbrook

2SC Chadwick Street Campus

7SC Tonge Mill

8SC Arcadia - Waters Meeting Road

9SC Zest at The Place Eagley Brook Way

14SC Nuffield House

19SC Former Wolfenden School

22SC Dinsdale Drive

32SC Greenland Road

35SC T Sutcliffe and Co Ltd, Weston Street

39SC Temple Road

43SC Land at the Glen

44SC The Laurels

45SC 231-235 Greenmount Lane

46SC Moorside and The Marklands

50SC Holden Mill

53SC 86 Chapeltown Road

61SC Milnthorpe Road

64SC St. Andrew's Primary school site

66SC Waggon Road

72SC Marylawns

81SC Cream Paper Mill

84SC Hulme Road

87SC Long Lane / Radcliffe Road

88SC Minerva Road

92SC Highfield Rd

95SC Century Motors

98SC The Hollies

100SC Old Hall Street

106SC Clare Court

108SC James Street

112SC Edges Farm

114SC Land at Lostock Lane

117SC Swallowfield Hotel and Brazley site

120SC Chortex Mill and Meadows

134SC The Woodlands

135SC Campbell Street

139SC Crow’s Nest Farm

140SC Galebrook Nursing Home

141SC Lark Hill

142SC Greenroyd Avenue

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

1.1.4 The following sites are mills or other industrial sites, which are located in close proximity to housing or indeed completely surrounded by housing for example Century Mill. As is evidenced from the site brochure, many of these sites, particularly mills, are under occupied, or in poor condition. They are not in locations attractive for employment. Re-use and re-development for housing would reduce potential conflicts with housing and have a regenerative effect on the area.


3SC Fold Road / Turton Street

4SC Moss Rose Mill

15SC Wordworth Mill

16SC Brownlow Folds Mill

17SC Tennyson Mill

20SC Gilnow Mill

26SC St Pauls Mill

28SC Derby Street / Rothwell Mill

30SC Mather Street Mill

33SC Hartford Tannery

51SC Brook Saw Mills

76SC Riversdale Mill

80SC Tarmac

97SC Manor Garage

101SC Bent Street Works Mill

104SC Harrowby Mill

110SC Armor Holdings

128SC Century Mill

129SC Farnworth Industrial Estate

136SC Romer Street Works and Tonge Fold Health Centre 138SC Beehive Mills

1.1.5 The following sites currently are or have had informal, or in some cases, more formal

recreational use in the past as playing fields. Core Strategy Policy CG1 (4) allows the loss of some informal open space provided remaining green space is improved and development meets strategic housing objectives. The Council has submitted information regarding possible mitigation measures for each of the informal sites in documentation listed in response to question 4 of this matter. The sites are all within established housing areas where access to services and facilities such as school are readily available. Provided mitigation is addressed, and requirements under NPPF for playing fields, housing, would in principle, be appropriate.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk


10SC Rushlake Drive

11SC Eskrick Street

21SC Gilnow Gardens

27SC Back Minorca Street

56SC Hollycroft Avenue

62SC Deepdale Road

63SC St. Andrew's Primary playing field

68SC Wasdale Avenue

75SC Radcliffe Road 6

77SC Park Road

78SC Victory Road

83SC Holcombe Close

86SC Suffolk Close

91SC Redgate Way - 014A

93SC Dean Close

94SC Blindsill Road

96SC Century Lodge

119SC Mount Street

121SC Berne Avenue

122SC Crown Lane

125SC Manchester Road

130SC Devonshire Road

133SC Singleton Avenue

1.1.6 The sites set out below are former school sites plus the Horwich College site which

still has a continuing educational use. Four of the sites are vacant with buildings having been demolished. All the sites are in well-established residential areas. Housing is the most compatible future use and these sites would provide further brownfield opportunities.


6SC Firwood School

25SC Hayward School site

52SC Longsight CP School

58SC St. Osmunds Primary

69SC Breightmet Hall IV

131SC Oldham's County Primary

132SC Horwich College

1.1.7 These three sites are currently occupied by housing either waiting to be cleared in the case of Union Road, a large property and garden in the case of Garthmere and sheltered accommodation at Lever Gardens. These are in well-established housing areas and replacement of housing on sites already used for that purpose would be appropriate.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk


5SC Union Road /Yates Street

48SC Garthmere

79SC Lever Gardens

1.1.8 The following sites are all greenfield and have either current or historic agricultural

use. They are all within the urban area surrounded or adjoining housing. There is active developer interest in Garnet Fold and Roscoe’s Farm. In principle, housing is an appropriate use. In the case of Heaton Grange its location within the Chorley New Road Conservation Area and the presence of a number of tree preservation orders across the site would need to be considered in detailed designs.


23SC Garnet Fold

41SC Dealey Road

42SC Heaton Grange

109SC Leigh Common

111SC Roscoe's Farm

1.1.9 In response to involvement in the plan from Bolton Hospital NHS Trust, a number of sites have been identified within the Royal Bolton site to allow for housing development when consolidation of facilities takes place. Site 106SC Clare Court has been granted planning permission in the past for housing although is in current use as a temporary car park. It is listed in a table earlier in this section since housing in principle has already been established and justified. Carr Drive adjoins site 106SC and Redgate Way adjoins a private site Minerva Road 88SC which has had planning permission. These sites adjoin the established housing area and subject to appropriate boundary treatments, access arrangements and design would therefore be appropriate as housing sites should the hospital have no further use for the sites.


89SC Redgate Way

90SC Carr Drive

1.2 In addition there are a number of brownfield and greenfield sites within the urban area which are not easily categorised. Most of these are vacant and underused. Earl’s Farm still has active uses in former farm buildings and planning permission for housing has already been granted on part of the Astley Lane allocation. Lostock Hall Farm contains derelict farm buildings and Darwen Road, a garage colony. All these sites are within the urban area close to housing and would bring land back into productive use through new housing development.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk


24SC Nixon Road South

38SC Astley Lane

49SC Moss Lea site

54SC Darwen Road

59SC Back Bury Road South

70SC St Catherine's - Woodlands Close

71SC Earls Farm

85SC Gorses Road

107SC Part Street

113SC Lostock Hall Farm

115SC Ox Hey Lane

1.2.1 In addition, each of the proposed allocations has been appraised through sustainability appraisal for impacts against a series of criteria.

1.2.2 Appendix 2 to this matter statement provides a schedule of responses to each of the

representations made to the allocated housing sites in the plan.

2 Are the assumptions regarding the capacity of the sites justified, what is this based on?

2.1.1 The capacity of each site has been derived dependant on its progress through the planning process. Where planning permission has already been granted the capacity will reflect the permission (where it covers the entire allocation) or outstanding capacity where development has commenced. Where permission has recently expired such as at 2SP Chadwick Street Campus, the capacity reflects that. Where permission is not granted for the whole of an allocation, an estimate based on the SHLAA methodology set out below has been used.

2.1.2 The original SHLAA prepared by Roger Tym and Partners in 2007 (now Peter Brett Associates) used a methodology whereby a range of density assumptions were applied to sites in relation to criteria based on location and accessibility in terms of public transport. The net density rates used are set out below.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

Site Location Characteristics Density

Within the Sub-Regional Town Centre.

100

Within a Local Town Centre or within 400m of the Sub-Regional Town Centre.

70

Within 300m of a high frequency bus stop AND either between 400m and 800m from the Sub-Regional Town Centre or less than 800m from a Local Town Centre or railway station.

60

Within 300m of a high frequency bus stop AND more than 800m from the Sub-Regional Town Centre or Local Town Centre or railway station.

50

More than 300m from a high frequency bus stop AND either between 400m and 800m from the Sub-Regional Town Centre or less than 800m from a Local Town Centre or railway station.

40

More than 300m from a high frequency bus stop AND more than 800m from the Sub-Regional Town Centre or Local Town Centre or a railway station.

30

2.1.3 Also gross to net factors were applied based on site sizes and an allowance made

(entitled permanent features factor) to allow for site specific constraints. Gross to net ratios are set out in the following table:

Gross site area (ha) Percentage Net

Up to 0.4ha 100%

0.4 ha – 2 ha 90%

2ha to 10ha 75%

Over 10ha 50%

2.1.4 The SHLAA study also used a discount rate of 50% for mixed uses as well.

Resultant capacities in the SHLAA were then calculated by: Gross site area x permanent features factor x gross to net factor x mixed use factor x Density.

2.1.5 Where sites originated in the SHLAA the capacity reflects these considerations.

2.1.6 In some cases more specific site layouts were available for example on council owned land being promoted either through the PSP process or for social housing or indeed information from promoters of sites which assist in estimating likely capacity.

2.1.7 It is appropriate to compare density assumptions with recent experience. Average gross densities on fully completed sites over the last years have been: 2012/13 44 hectare (gross) 2011/12 44 hectare (gross) 2010/11 41 hectare (gross)

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

2.1.8 In the year 2012/13 some 15 sites of 0.4 hectares and above gained permission for the first time. A total of 389 units were approved on 13.37 hectares in total, an average gross density of 29 to the hectare; however the sites ranged from 1 – 64 dwellings to the hectare. In this list were the following Allocations Plan sites:

Site Name Gross Area Capacity

Gross Density

139SC Crow’s Nest Farm 0.63 8 12.70

61SC Milnthorpe Road 1.38 44 31.88

142SC Greenroyd Avenue 0.649 21 32.36

38SC Land At Waverley Road (part of allocation only) 0.65 22 33.85

7SC Tonge Fold Mill 0.7 24 34.29

66SC Waggon Road 1.98 70 35.35

135SC Land At Campbell Street 0.85 35 41.18

81SC Creams Mill 1.48 95 64.19

2.1.9 If translated into net densities, these fall within the ranges applied in the SHLAA. The

development at Crow’s Nest Farm is both conversion and new build of agricultural buildings, which is reflected in its very low density.

2.2.1 A snapshot of what national housebuilders consider appropriate in Bolton can also be seen through examining either revisions to existing schemes, or new applications. During 2013 changes were approved to the Lostock Lane site 114SC which is currently under construction. While Persimmon Homes gained consent under planning permission 90115/13 to replace 92 apartments and 79 houses with 135 dwellings in a mixture of townhouses, semi and detached family houses, the resultant density will still achieve 40.5 units to the hectare.

2.2.2 The current application by Bellway Homes 91081/13 for 308 detached, semi-detached and mews style dwellings at Crompton Way is proposed to be developed at 34.15 hectare gross or 40.55 hectare net. A recently submitted application 91358/14 covering both the Mount Street and Horwich College sites (119SC and 135SC) is proposing up to 140 dwellings. This is at a gross density of 36 ha. This compares very favourably with the combined estimated capacity of 147 in the Allocations Plan.

2.2.3 This information suggests that densities applied are realistic and evidence based.

2.2.4 The attached Appendix 1 provides updated information on capacity and planning status of sites. 3 What is the expected timescale for development, is this realistic?

3.1 The attached table in Appendix 1 sets out whether development is anticipated within 1-5 years or later. Sites included in the earlier period include those under development , those with current planning permission or known developer interest for example Roscoe’s Farm and Horwich College, sites in Council ownership and

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

being progressed through the Public Sector Plc initiative and likely candidates for inclusion within the HCA 2015-2018 Affordable Housing Programmes funding round. Sites that could come forward in the longer term are primarily industrial sites still in active use and also sites that may come forward as Royal Bolton Hospital consolidates its facilities, potentially releasing land on its site for housing.

3.1.1 Sites being put forward by Bolton at Home for AHP2 will need to be started and completed between April 2015 and March 2018. These include Manchester Road (125SC), Berne Avenue (121SC) and Oldham’s School (131SC). Other schemes being considered are Holcombe Close (83SC), Dean Close (93SC) and Eskrick Street (11SC). The council’s other RSL partners including Great Places, Salvation Army HA, Contour and St Vincent’s are all currently considering sites for inclusion in the AHP2 bid. Great Places have included allocations plan site Park Road (77SC). It is worth noting that part of the funding for the AHP 2015-18 programme is being held back for in-year bids, so other opportunities could come forward which are not yet identified.

3.1.2 PSP has been instrumental in progressing a number of sites through the planning process and to market. In Phase 1 this has included the following allocation plans sites:

The Woodlands (134SC) which has outline planning permission and the site is to be sold imminently.

Westbrook (1SC) which has outline planning permission and site marketing is in progress

James Street (108SC) which has outline planning permission and site marketing is in progress

St Andrews Fields (63SC) where discussions have been held with the adjoining land owner regarding joint planning application for residential development

3.1.3 In phase 2 allocations plan sites Longsight CP School (52SC) and Lostock Hall Farm

(103SC) are being considered for residential development.

4 What is the basis for proposing housing on areas of public open space and sites currently in recreational use? What is the situation regarding the adequacy of open space/recreational facilities in the areas concerned? How would the proposed housing sites affect this? Is the approach justified and is it consistent with the NPPF?

4.1 The Core Strategy established through Policy CG1 that development of some

informal green space for housing is appropriate provided that it allows for the improvement of remaining open spaces and meets strategic objectives for housing. This approach was examined through the Core Strategy process and found sound.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

4.1.1 The circumstances under which the loss of open space and recreation land are set

out in national policy in paragraph 74 of the NPPF. As explained in more detail in the following paragraphs the council has addressed the need for assessment and replacement in terms of quality and appropriate location through the evaluation of those informal recreational sites proposed for housing in the plan. No development is being proposed on land in current use as playing pitches.

4.1.2 An assessment was undertaken in 2013 of those informal open space sites being proposed for housing in the Allocations Plan. This information booklet has been published on Bolton’s Allocations Plan webpage (APBD10). It presents an evaluation of each of the relevant sites, combining findings of the earlier Open Space Assessment with a more recent qualitative assessment in 2013. It also suggests potential ways in which remaining green spaces could be improved and where to mitigate any losses to meet adopted Core Strategy requirements under Policy CG1.

4.1.3 Bolton Council has commissioned a Playing Field Strategy from Knight Kavanagh and Page and the final report is anticipated to be produced in April 2014. This may address concerns from Sport England about loss of sites which may have historically been used as playing fields. A number of these are former school pitches although schools have now closed. While this has yet to be finalised initial findings suggest that demand can be met on existing pitches.

4.1.4 The Council is carrying out a £2 million investment programme in local sports and recreational facilities across the Borough. This includes provision of new playing fields as well improvements to other pitches and facilities. Specifically it includes spending £474,000 on a plan for four new football pitches, changing rooms and toilets at Hulton Lane Playing Fields. Historically there were pitches on the site but drainage issues have meant they have been out of regular use for some time. Investment will result in the entire site being drained and pitches suitable for use throughout the season. Work is due to commence in April 2014.

4.1.5 The site will also be used for rounders in summer and a multi-use games area is also proposed with funding from the programme. Separately a new children’s play area is also to be installed on the site, along with new footpaths for access, with funding coming from previous housing developments within the Hulton area.

4.1.6 The Council will also be investing over £600,000 across other playing fields, including drainage of pitches at Green Lane, Horwich; Leverhulme Park; Vicarage Rd, Blackrod and Westhoughton Central Park, as well as new changing rooms at Harper Green Playing Fields and Queens Park.

4.1.7 As part of the £2m investment programme, the Council will also be investing over £300,000 in refurbishing tennis courts across the Borough, over £200,000 on new and refurbishing multi-use games areas, approximately £150,000 on cycle trails and £60,000 on Bolton’s first outdoor gym.

4.1.8 This demonstrates a commitment from the Council to improve playing fields.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

Appendix 1 Appendix 1 Summary of updated Allocated Sites details

Allocation Plan Ref

Site Name Site Area (ha)

Publication Plan Capacity

2013 revised examination capacity

Current Status 5 year supply

Timescale Updated planning information

1SC Westbrook 3.05 100 100 Planning permission 100 Year 1-5 Outline planning permission 90573/13 granted for up to 100 dwellings 18/11/13

2SC Chadwick Street Campus

3.02 120 120 Allocation (expired permission)

120 Year 1-5 Outline permission expired

3SC Fold Road / Turton Street

1.54 97 97 Allocation 0 Year 6+

4SC Moss Rose Mill 1.34 72 72 Allocation 0 Year 6+

5SC Union Road /Yates Street

1.57 17 17 Allocation 17 Year 1-5 Prior notification 89277/13 determined for proposed demolition of 3 - 77 Union Road

6SC Firwood School 1.84 66 66 Allocation 66 Year 1-5

7SC Tonge Mill 0.70 24 24 Planning permission 24 Year 1-5

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

8SC Arcadia - Waters Meeting Road

4.55 78 54 Under construction 54 Year 1-5 Site appears to be fully complete

9SC Zest at The Place Eagley Brook Way

1.84 4 2 Under construction 2 Year 1-5 Further completions

10SC Rushlake Drive 0.70 46 46 Allocation 46 Year 1-5

11SC Eskrick Street 0.47 19 19 Allocation 19 Year 1-5

14SC Nuffield House 3.66 92 74 Under construction 74 Year 1-5 Further completions

15SC Wordworth Mill 0.70 25 25 Allocation/permission 25 Year 1-5

16SC Brownlow Folds Mill


17SC Tennyson Mill 0.98 45 45 Allocation 0 Year 6+

19SC Former Wolfenden School


0 Site purchased for a free school proposal

20SC Gilnow Mill 1.62 99 99 Allocation 0 Year 6+

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

21SC Gilnow Gardens 1.21 51 51 Allocation 51 Year 1-5

22SC Dinsdale Drive 0.77 35 35 Allocation (expired permission)

35 Year 1-5

23SC Garnet Fold 3.91 117 117 Allocation 117 Year 1-5

24SC Nixon Road South


25SC Hayward School site


26SC St Pauls Mill 0.77 17 17 Allocation (expired permission)

0 Year 6+

27SC Back Minorca Street

1.02 23 23 Allocation 23 Year 1-5 First phase of 13 social houses complete

28SC Derby Street / Rothwell Mill


30SC Mather Street Mill 0.91 58 58 Allocation/UC 58 Year 1-5 12 social housing units now complete on part of the allocation

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

32SC Greenland Road 0.45 20 20 Allocation (expired permission)

0 Year 6+

33SC Hartford Tannery 1.96 88 88 Allocation 0 Year 6+

35SC T Sutcliffe and Co Ltd, Weston Street

0.68 36 36 Planning permission 36 Year 1-5 Application 89533/13 approved 5/7/13 extension of time to implement permission 82633/09: outline application for demolition of existing works and erection of 36 dwellings

38SC Astley Lane 2.88 65 65 Allocation/permission 65 Year 1-5

39SC Temple Road 3.70 87 76 Planning permission/Under construction

76 Year 1-5 Application 88397/13 approved 4/9/13 for additional 30 dwellings

41SC Dealey Road 1.01 45 45 Allocation 0 Year 6+

42SC Heaton Grange 1.77 48 48 Allocation 48 Year 1-5

43SC Land at the Glen 0.74 1 1 Under construction 1 Year 1-5

44SC The Laurels 1.28 6 0 Completed 0 Development complete

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

45SC 231-235 Greenmount Lane

0.40 5 3 Under construction 3 Year 1-5 Application 87641/12 approved 27/4/12 for three dwellings

46SC Moorside and The Marklands

0.40 12 7 Planning permission 7 Year 1-5 Application 90914/13 approved 10/1/14 for seven dwellings

48SC Garthmere 0.77 15 15 Allocation 0 Year 6+

49SC Moss Lea site 0.80 36 36 Allocation 36 Year 1-5

50SC Holden Mill 1.80 240 226 Under construction 226 Year 1-5 Further completions

51SC Brook Saw Mills 0.49 22 22 Allocation (expired permission)

22 Year 1-5

52SC Longsight CP School

1.75 79 79 Allocation 79 Year 1-5

53SC 86 Chapeltown Road

0.65 14 14 Planning permission 14 Year 1-5 Application 88435/12 approved 14/9/12 to extend time to implement permission 81876/09: demolition of existing dwelling and erection of four detached dwellings and a three storey building comprising ten apartments

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

54SC Darwen Road 0.41 18 18 Allocation 18 Year 1-5

56SC Hollycroft Avenue 0.94 34 34 Allocation 34 Year 1-5

58SC St. Osmunds Primary


59SC Back Bury Road South


61SC Milnthorpe Road 2.25 44 44 Under construction 44 Year 1-5 Development well underway and likely to complete summer 2014

62SC Deepdale Road 0.49 22 22 Allocation 22 Year 1-5

63SC St. Andrew's Primary playing field


64SC St. Andrew's Primary school site

0.60 30 30 Planning permission 30 Year 1-5 Undetermined application 88421/12 to extend time limit to implement 78757/07 erection of 30 dwellings

66SC Waggon Road 1.94 70 70 Under construction 70 Year 1-5 Development well underway and likely to complete summer 2014

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

68SC Wasdale Avenue 0.38 19 19 Allocation 19 Year 1-5

69SC Breightmet Hall IV


70SC St Catherine's - Woodlands Close


71SC Earls Farm 2.34 53 53 Allocation 53 Year 1-5

72SC Marylawns 0.48 19 10 Under construction 10 Year 1-5

75SC Radcliffe Road 6 0.49 22 22 Allocation 22 Year 1-5

76SC Riversdale Mill 0.59 16 16 Allocation 0 Year 6+

77SC Park Road 0.72 39 39 Allocation 39 Year 1-5

78SC Victory Road 0.48 26 26 Allocation 26 Year 1-5

79SC Lever Gardens 0.79 43 43 Allocation 0 Year 6+

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

80SC Tarmac 2.24 101 101 Allocation 101 Year 1-5

81SC Cream Paper Mill 1.48 96 96 Planning permission 96 Year 1-5

83SC Holcombe Close 0.52 23 23 Allocation 23 Year 1-5

84SC Hulme Road 1.03 33 33 Under construction 33 Year 1-5 Development well underway

85SC Gorses Road 0.85 38 38 Allocation 38 Year 1-5

86SC Suffolk Close 0.43 16 16 Allocation 16 Year 1-5

87SC Long Lane / Radcliffe Road


27 Year 1-5

88SC Minerva Road 0.71 32 32 Allocation (expired permission)

32 Year 1-5

89SC Redgate Way 1.56 70 70 Allocation 0 Year 6+

90SC Carr Drive 1.11 50 50 Allocation 0 Year 6+

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

91SC Redgate Way - 014A


92SC Highfield Rd 0.37 13 13 Planning permission awaiting S106 completion

13 Year 1-5

93SC Dean Close 1.17 25 25 Allocation 25 Year 1-5

94SC Blindsill Road 2.52 94 94 Allocation 94 Year 1-5

95SC Century Motors 0.64 24 24 Allocation (expired permission)

24 Year 1-5 Application 88198/12 approved 10/9/12 for extension of time to implement 82453/09 for demolition and erection of hospital and/or care home

96SC Century Lodge 0.70 32 32 Allocation 32 Year 1-5

97SC Manor Garage 0.61 33 33 Allocation 33 Year 1-5

98SC The Hollies 0.45 24 24 Allocation 24 Year 1-5 Undetermined planning application 91238/13 for 20 dwellings

100SC Old Hall Street 0.42 64 64 Planning permission 64 Year 1-5 Undetermined planning application 90248/13 to further extend time limit to implement 77085/07 (erection of five apartment buildings comprising 64 apartments

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

101SC Bent Street Works Mill


104SC Harrowby Mill 0.86 23 23 Allocation 0 Year 6+

106SC Clare Court 1.50 79 79 Allocation (expired permission)

0 Year 6+

107SC Part Street 1.67 90 90 Allocation 90 Year 1-5

108SC James Street 0.76 31 21 Planning permission 21 Year 1-5 Outline planning permission 90142/13 granted for 21 dwellings 15/11/13

109SC Leigh Common 1.19 43 43 Allocation 43 Year 1-5

110SC Armor Holdings 2.30 104 93 Allocation/UC 93 Year 1-5 Completions on part of the site with planning consent

111SC Roscoe's Farm 3.77 170 170 Allocation 150 Year 1-5

112SC Edges Farm 0.56 15 15 Planning permission 15 Year 1-5

113SC Lostock Hall Farm


MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

114SC Land at Lostock Lane

7.83 316 234 Under construction 150 Year 1-5 Planning applications 90115/13 and 87439/12 approved 23/8/13 to substitute house types

115SC Ox Hey Lane 0.97 26 26 Allocation 0 Year 6+

117SC Swallowfield Hotel and Brazley site

1.69 67 67 Allocation/permission 67 Year 1-5 Undetermined full planning application 91227/14 for 42 apartments

119SC Mount Street 2.22 71 71 Allocation 0 Year 6+ Undetermined outline planning application 91358/14 for 140 dwellings

120SC Chortex Mill and Meadows

4.17 169 150 Under construction 150 Year 1-5 Further completions

121SC Berne Avenue 0.46 17 17 Allocation 17 Year 1-5

122SC Crown Lane 0.45 16 16 Allocation 16 Year 1-5

125SC Manchester Road


128SC Century Mill 1.36 61 61 Allocation 0 Year 6+

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

129SC Farnworth Industrial Estate


130SC Devonshire Road 1.68 60 60 Allocation 0 Year 6+

131SC Oldham's County Primary

0.79 32 32 Allocation 32 Year 1-5 School buildings cleared Spring 2013

132SC Horwich College 1.88 76 76 Allocation 76 Year 1-5 Undetermined outline planning application 91358/14 for 140 dwellings

133SC Singleton Avenue 1.17 53 53 Allocation 53 Year 1-5

134SC The Woodlands 0.61 27 12 Planning permission 12 Year 1-5 Outline planning permission 89692/13 granted 5/8/13 for 12 dwellings

135SC Campbell Street 0.85 35 35 Planning permission 35 Year 1-5

136SC Romer Street Works and Tonge Fold Health Centre


138SC Beehive Mills 3.62 200 200 Allocation 200 Year 1-5 Previous occupier Yodel ceased commercial use of the building early 2013

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

139SC Crow’s Nest Farm

0.89 8 8 Planning permission 8 Year 1-5

140SC Galebrook Nursing Home

0.55 3 3 Planning permission 3 Year 1-5

141SC Lark Hill 0.41 28 30 Planning permission 30 Year 1-5 Undetermined application 91542/14 for erection of single storey building comprising 6 apartments

142SC Greenroyd Avenue

0.65 21 22 Under construction 22 Year 1-5 Development well underway and likely to complete summer 2014

5912 5662

4050

Additional site

Smithills Coaching House

1.24 0 29 Under construction 29 Year 1-5 Development commenced

5691 FIVE YEAR SUPPLY 4079

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

Appendix 2 Appendix 2 Schedule of Council responses to representations on Allocated Sites Allocation Council Response Representor Representor’s Name

6SC (Firwood School)

0082 Sport England 6SC Firwood School - This site is identified for housing development. However, around half of the 1.84 ha site would appear to comprise of a grass area of playing field. Development of this site for housing would result in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 6SC Firwood School should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

Firwood School was last used as a school in April 2012 after which it was co-located onto the St. Catherine’s Academy site. The playing field is therefore disused. Subject to the final outcome of the playing pitch strategy re-development would be appropriate as recreational demands are already met and there is no suggestion that the playing pitch will be brought back into use.

11SC (Eskrick Street)

0083 Sport England 11SC Eskrick St - This site is identified for housing development. It would appear that the site forms part of a wider playing field (a playing field is the whole of a site that encompasses a playing pitch). The supporting information booklet identifies the site as recreational open space, and this would appear to support the contention that the allocation site is part of a wider playing field.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it does not contain playing pitches and is divorced through change in levels and trees belts from the lower lever rugby pitches to the south. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

The area identified as an allocation does not appear be marked for pitch use, but it is not clear if it is used for training, if it would be capable of accommodating a pitch, or indeed if it might be needed in future to meet the needs of the adjacent pitch users or other community sporting needs. A playing pitch strategy is in production for Bolton, but until the findings are available it will not be clear what the needs are for pitch based sports in the borough and whether existing pitch provision is sufficient. In light of the above, I am of the opinion that development of this site for housing would result in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 11SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

14SC (Nuffield House)

0084 Sport England 14SC Nuffield House - This site is identified for housing development. Aerial photographs show that land to the north of the site has included a playing pitch (a junior size football pitch) in the past (part of allocations site 130SC), and also a bowling green and pavilion adjacent to Devonshire St. We would regard both of these sporting facilities as forming part of the same playing field (a playing field being the whole of a site that encompasses a playing pitch). Development of this site for housing would result in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the

Site 14SC Nuffield House has planning permission for 92 dwellings and development has commenced. The bowling green and its pavilion are excluded from the development and will be retained. No loss of facilities will result and therefore there is scope to negotiate a withdrawal of Sport England’s objection in respect of site 14SC.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. I recognise here that the supporting information booklet notes that permission for residential development has been granted and is in the process of being implemented. However it is not clear if this affects part of the site or the whole of the site. Our position is that unless lawful development has resulted in the loss of the playing field and the sports facilities it includes, it retains potential to be brought back into use to meet any need for playing field land. Site 14SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied (or have already been satisifed) in order for development to occur.

21SC (Gilnow Gardens)

0085 Sport England 21SC Gilnow Gardens - This site is identified for housing development. Aerial photographs show that this site included a junior size football pitch in 2005. In other words, the site was in use as a playing field at that time. The OS map still refers to the site as being a playing field. Images from Google Earth Streetview indicate that the site is now disused. However, the planning use of this land remains that of a playing field. No lawful development has occurred that would prevent the site being brought back into use should it be needed. The fact that the site itself is disused is not in itself an indication that there is no community need for the playing pitch. A playing pitch strategy is underway in Bolton that will assess the current and future demand for pitches against the existing level of provision. Until the findings of this are known, it cannot be assumed that the site is surplus to need. Development of this site for housing would result

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it has not contained playing pitches for some years, the 2007 Open Space Assessment considered it to be amenity greenspace. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. There is reference in the supporting informal open space assessment to replacement or enhancement to migitgae for the loss of this site. Enhancement of an existing playing field alone would not satisfy the requirements of para 74 of the NPPF or Sport England's playing field policy. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 21SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

48SC (Garthmere Road)

0115 Residents On behalf of Mr & Mrs K Holt (8 Garthmere Road), Mr & Mrs S P O'Donoghue (10 Garthmere Road) myself Mr B O May (12 Garthmere Road) and Mr & Mrs R Fallows (14 Garthmere Road) we would like to inform you of our objections to the developement of 15 houses on the site of Garthmere House, Garthmere Road. (1) Garthmere Road is very narrow (16feet or 4.9mtrs) and the increased traffic would make the travelling and parking very dangerous for the children and pensioners who live on this road at present.Normally it is a nightmare to get out of Wellington Road onto Newbrook Road,it is going to be horrendous if another 30 cars (assuming a minimum of 2 cars per household) were to add to the congestion. It would be a struggle to handle the increased usage. (2) There are TPO's on the trees on the site and also at the end of Garthmere Road ( originally a back entrance to the park ,now blocked off by Peel Holdings). (3) We do not consider

Re-development of Garthmere and any development within the grounds would need to take into account the existing TPOs on the site and low density nature of the surrounding area. Garthmere Road and Wellington Road serve relatively few dwellings currently and the scheme is unlikely to result in congestion. The relatively narrow nature of Garthmere will tend to slow traffic so safety of pedestrians will not be compromised. Drainage and other infrastructure matters would have to be resolved at the design stage when numbers of dwellings are known. Any effects on wildlife would be considered at the planning application stage and given the context of the site on the edge of the urban area are unlikely to be significant. If demolition is proposed then evidence of bat roosts would need to be evaluated. Garthmere is not a listed building and therefore not protected from re-development. It would represent a previously developed site.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

that the services could take the increased usage. The water pressure to the existing houses is not the best and we consider that it would struggle to cope with any increased number of premises.(4) The drains from Garthmere House cannot be traced. A previous planning application for ONE Bungalow on this site was rejected on the grounds that the drains were not big enough to carry the extra load, so how would they be big enough for another 15 houses. (5) We do not think that it would be right to demolish a piece of local mining history as Garthmere House was built by and for the original mine owners -Fletchers and Burrows.(6) The wildlife in the area (newts,bats,deer, foxes etc) would be greatly disturbed by any developement.(7)A small estate of 15 houses is not in keeping with the general layout of properties in the area. (8)Why spoil a greenfield site when there are still brownfield sites available in the borough.

52SC (Longsight CP School)

0086 Sport England 52SC Longsight CP School - This site is identified for housing development. However, the majority of this site was used as a grass area of playing field. Development of this site for housing would result in the permanent loss of playing field land. The fact that the site itself is disused is not in itself an indication that there is no community need for the playing pitch. The planning use of this land remains that of a playing field. No lawful development has occurred that would prevent the site being brought back into use should it be needed. A playing pitch strategy is underway in Bolton that will assess the current and future demand for pitches against the existing level of provision. Until the findings of this are known, it cannot be assumed that the site is surplus to need. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport

While site 52SC was historically a school playing field it has been disused for a considerable time being last used as school playing fields in July 2004. The school buildings were demolished in 2009. Subject to the final outcome of the playing pitch strategy re-development would be appropriate as recreational demands are already met and there is no suggestion that the playing pitch will be brought back into use.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

England’s playing field policy, and is also regarded as unjustified. Site 52SC Longsight CP School should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

56SC (Hollycroft Avenue)

0087 Sport England 56SC Hollycroft Avenue - This site is the southwest corner of a playing field. The land identified as an allocation includes a MUGA and a cap park that serves the playing field. Development of this site for housing would result in the permanent loss of playing field land, loss of sports facilities and loss of ancillary provision that would prejudice the use of the playing field. The supporting information booklet notes that the MUGA and car park could be re-located as part of a planning application following the allocation of the site. However, this would presumably mean development of another part of the playing field site to re-provide the facilities being lost. No evidence has been provided that such relocation could occur without loss of further playing field land that could accommodate playing pitches. It is also unclear whether, given the area of the site, development would be viable after allowing for re-provision of a car park and a MUGA. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 56SC should be deleted as a housing site.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site itself does not contain or affect playing pitches, primarily consisting of a MUGA and car park. Development would need to take into account replacement provision and appropriate levels of car parking.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

63SC (St. Andrew's Primary Playing Field)

0088 Sport England 63SC St Andrew's Primary Playing Field - This site is identified for housing development. However, the majority of this site was used as a grass area of playing field. Development of this site for housing would result in the permanent loss of playing field land. The fact that the site itself is disused is not in itself an indication that there is no community need for the playing pitch. The planning use of this land remains that of a playing field. No lawful development has occurred that would prevent the site being brought back into use should it be needed. A playing pitch strategy is underway in Bolton that will assess the current and future demand for pitches against the existing level of provision. Until the findings of this are known, it cannot be assumed that the site is surplus to need. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified Site 63SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

While site 63SC was historically a school playing field it has been disused for a considerable time being last used as school playing fields in August 2007. Subject to the final outcome of the playing pitch strategy re-development would be appropriate as recreational demands are already met and there is no suggestion that the playing pitch will be brought back into use.

69SC (Breightmet Hall IV)

0089 Sport England 69SC Breightmet Hall IV - This site is identified for housing development. However, the majority of this site comprises of a grass area of playing field and hard surfaced games courts. Development of this site for housing would result in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the

This site was formally occupied by Top of the Brow Primary School which has been co-located onto the St. Catherine’s Academy site. The school playing field is therefore disused. Subject to the final outcome of the playing pitch strategy re-development would be appropriate as recreational demands are already met and there is no suggestion that the playing pitch will be brought back into use.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 69SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

75SC (Radcliffe Road 6)

0075 Darcy Lever Residents Association This site is a long thin strip of grassland bordering the highway and blindbends on the road would cause hazards if vehicles were parked on the road in front of the houses. A better use for the site would be a Wildlife Meadow.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, although its topography would not allow formal recreational activities. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made. Any development will have to meet highway requirements to ensure development is safe.

76SC (Riverside Mill)

0076 Darcy Lever Residents Association Riverside Mill, presently advertised FOR SALE, is on a stretch of very narrow road which is a busy cut-through from Manchester Road to Breightmet. To the rear is a PROW along the top of an embankment to the River Tong. Japanese Knotweed is well established on this popular path. The Mill complex was in Chemical production, and since the closure, has been investigated and pronounced as contaminated ground, not fit for housing.

The redevelopment of this site for housing will bring about significant environmental improvements to the area. Concerns about contamination arising from historic commercial uses would need to be addressed at the time of planning application in line with normal planning requirements.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

77SC (Park Road)

6, 8, 9,12, 13, 14,15, 16,17, 18,19, 21, 25, 28, 29, 30, 31, 32, 33, 34, 35, 36, 37, 38, 39, 41, 42, 43, 44, 45, 46, 47, 48, 49, 51, 52, 54, 55, 70, 71, 73, 116, 119, 199, 200, 201

Various In summary the allocation of site 77SC (Park Road) is not justified because of how it would adversely affect on the quality of life of local residents and visitors to the area. It is highly valued, peaceful and safe open space, used by local people, families, children and visitors for recreation, dog walking and a variety of other recreational activities. It offers nice views over countryside and opportunities for wildlife. Concerns have been raised about land stability and contamination and effects on existing property in terms of light, amenity and overlooking due to them being at lower levels. Other PDL or green areas on the estate should be used. The site should be added to the Green Belt. Hill Top Park is not seen as suitable alternative provision as this is used little more than a short cut, it is between two main roads and play provision was removed due to anti-social activities take place there. Park Road is narrow, busy and has limited parking. There has been a lack of consultation.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made. The site also adjoins Moses Gate Country Park which offers significant opportunities for more informal recreation. Issues of anti-social behaviour on Hill Top Park are not matters for the allocations plan, it does comprise a significant area of public open space so would still provide recreational potential. Detailed issues about contamination, land stability and impacts on existing residents would be addressed should a proposal come forward through a planning application. Access and parking would need to take into account the existing situation on Park Road. Other sites have been identified within Little Lever in the plan and other windfalls may well emerge through the plan period. However this does represent a site of appropriate size to consider for allocation. The land is not within the Green Belt nor have representations demonstrated why the Green Belt should be amended. The council has carried out consultation in line with the Statement of Community Involvement. A significant response has been received on this site so the council is aware of community opposition to this allocation.

77SC (Park Road)

0119 Environment Agency We would suggest as part of any future residential development within the Croal Irwell valley and greenspace area, that the ecological integrity and quality of Blackshaw Brook corridor is fully protected as advocated in policy CG1, and where feasible enhanced.

Comment noted.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

81SC (Creams Paper Mill)

0118 Environment Agency For a site located within an ecologically sensitive riparian corridor, key green infrastructure asset and directly adjoining a currently failing WFD River Irwell waterbody, we would seek that any future residential development actively protects, and enhance the ecological quality of the surrounding green infrastructure and in particular the River Irwell and it's wildlife corridor.

Planning permission was granted following completion of a S106 agreement on 17/01/2013. The Environment Agency was involved as a consultee in discussions on the proposals. Impact on biodiversity and the River Irwell corridor were specific considerations.

83SC (Holcombe Close)

0090 Sport England 83SC Holcombe Close - This site comprises of one end of a playing field. The playing field includes a single football pitch and no apparent ancillary facilities such as changing provision, car parking spaces etc. The area identified for housing is laid to grass. Based on aerial photographs, this area would appear capable of accommodating a pitch or part of a pitch. This would allow a different pitch layout to be achieved, or for the existing pitch to be shifted to reduce the effects of wear and tear. It could also allow for training and /or provide a location for ancillary provision such as changing accommodation. Development of this site for housing would result in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 83SC should be deleted as a housing site.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space; it does not contain a playing pitch. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made, this could include enhanced provision on the remainder of the site, the former grassed pitch is no longer being maintained.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

85SC (Gorses Road)

0077 Darcy Lever Residents Association If this site is the disused railway line between Gorses’ Bridge and Long Lane, then it is not situated on Gorses’ Road, but is bounded by the Park and open space bordering Radcliffe Road. Contrary to the comments, on –line, by your department, ‘answering’ to our last submission, planning permission was not rejected by the Inspectorate solely on scenic considerations. The report states considerations other than those quoted by you. There is extensive Japanese Knotweed in the cutting.

Proposed allocation 85SC is the former railway cutting between the Long Lane bridge and the bridge which provides road access from Bembridge Drive to Gorses Road on the north side of the cutting. Technically it is bounded by Leverhulme Park and Radcliffe Road open space. While the appeal decision on application 80536/08 was dismissed the principle of development was fully accepted. The Inspector’s reasons for dismissal relate to impact of the development on the character and appearance of the surrounding area with regard to the effect on trees and the layout, massing, height and design of the proposal. The presence of knotweed is an issue for the site owner not the Allocations Plan.

87SC (Long Lane/Radcliffe Road)

0078 Darcy Lever Residents Association This site is at present for sale. It was advertised for Auction, but that notice has disappeared, and no SOLD notice has appeared. This site has Planning permission Should 85Sc be the Railway Cutting between Gorses’ Bridge and Top’o th’ Gorses, which does border Gorses’ Road, access would be a problem. We would make another submission on that area.

The site consists of a railway cutting and has historically had planning consent for infilling and re-development for housing. It is a vacant previously developed site and re-development would bring about benefits to the area. Access was approved as part of the previous permission, although any development would need to meet highway requirements.

94SC (Blindsill Road)

0091 Sport England 94SC Blindsill Road - This site is identified for housing development. However, this site has in the past included a grass football pitch and was used as a playing field. Development of this site for housing would result in the permanent loss of land that has been used as a playing field. The fact that the site itself is not currently marked out with a playing pitch is not in itself an indication that there is no community need for a playing field. The planning use of this land remains that of a playing field. No lawful development has occurred that would prevent the site being brought back into use as a playing field should it be needed. A playing pitch strategy is underway in Bolton that will assess the current and future demand for pitches against the existing level of

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it has not contained playing pitches for some years, the 2007 Open Space Assessment considered it to be a park and made reference only to presence of a skateboard park. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made, this could include enhanced provision on part of the site.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

provision. Until the findings of this are known, it cannot be assumed that the site is surplus to need. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 94SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

94SC (Blindsill Road)

0026 Church of England - local parish In an area which is acknowledged to be very deprived why build more social housing on recreational green space and further decrease the quality of life for residents Keep the area as a recreational ground.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it has not contained playing pitches for some years, the 2007 Open Space Assessment considered it to be a park and made reference only to presence of a skateboard park. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made, this could include enhanced provision on part of the site. The provision of social housing would also play a significant part in reducing deprivation.

109SC (Leigh Common)

0027 Richard Winstanley The site has been subject to a history of planning refusals based the already high density of housing in and around Collingwood Way and the difficult nature of the access, particularly the tight bend on Bligh Road where a number of accidents and near misses already occur. Change the allocation of the Land at Leigh Common to protected green belt.

While the sites was allocated for housing in the first UDP for Bolton (1995) the review of that plan de-allocated the site as it focussed primarily on the delivery of previously developed sites and rejected greenfield windfalls. The 2005 UDP and the then sequential brownfield first approach of RSS provided the context for rejecting a series of planning applications. It was on this ground alone that the most recent appeal was dismissed (APP/N4205/A/07/2049985 20 Feb 2008). The context has changed with the adoption of the Core Strategy which allows 20% of development on greenfield land and the revocation of RSS. This is a remnant piece of underused agricultural land within the urban area

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

close to Westhoughton town centre. Detailed highways matters will be addressed should a planning application comes forward but it is worth noting that the Inspector in the 2008 decision found that the scheme would not be harmful to highways safety. No exceptional circumstances have been put forward for a Green Belt review.

109SC (Leigh Common)

0205 P Wilson and Company Mrs Highcock Confirmation of our client's approval and acceptance of the proposed allocation of this site for housing as shown on the Allocations Plan currently out for consultation. The location of site 109SC Leigh Common, off Leigh Street, provides an ideal site for residential development. The site is currently surrounded on three sides by residential housing so development of this site will assist in meeting local housing needs whilst utilising local amenities.

Support noted

113SC (Lostock Hall Farm)

0210 Lostock Residents Association L.R.A. are of the opinion that Lostock Hall Farm is a Grade 2 Listed Building and has been protected from vandalism for a number of years. It will need to be made clear that English Heritage has been or will be consulted on proposals for any development in this area.

None of the former farm buildings within the Lostock Hall Farm allocation 113SC are listed. Their historical value could be investigated as part of normal development control processes. However immediately to the east of the allocation is the Lostock Hall Gate House which is a grade II* listed building. Any development will have to comply with Core Strategy policy CG3 which addresses conservation issues and advice will be sought from GMAU and English Heritage as appropriate.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

114SC (Land at Lostock Lane)

0208 Lostock Residents Association Lostock Residents'Association L.R.A. realise the Council is still working to the U.D.P. but the latest approval of the 135 dwellings on this site is conditional on these dwellings not being occupied until the Bolton Wanderers Football Academy and Indoor Playing Area are completed according to the approval. L.R.A. believe clarification is required. It needs to make clear as to whether Lostock Residents are to expect the BWFC Academy and Indoor Playing Area on the BWFC owned part of this area.

Planning permission 89226/12 was granted on 07/03/2014 for permanent single storey pavilion building to provide changing rooms and additional sports related accommodation on the east side of Ox Hey Lane outside of the proposed housing allocation.

114SC (Land at Lostock Lane/Hall lane)

0113 NLP Burnden Leisure PLC Burnden Leisure PLC strongly supports the propose allocation of the site for housing development. It agrees with the Council that the development of the site for housing would make good use of previously developed land; would result in a sustainable pattern of development; and, would form a logical extension to the site currently being identified for housing to the north and the proposed housing allocation at Lostock Hall Farm to the south. The allocation of the site will also help the Council deliver its housing requirements in accordance with its adopted spatial strategy.

Support noted.

115SC (Ox Hey Lane)

0209 Lostock Residents Association We are aware of the Thirlmere aqueduct beneath the now redundant Straining Chambers which is likely to make this area difficult and expensive to develop for housing. We believe it would be much better to allocate this area as P.O.S. or protect it with Village Green Status. The adjacent on-going housing development is relatively high density and as such has limited

Issues of open space and children’s play have been fully considered through the granting of planning permission for developments in the vicinity. In addition the site adjoins a significant area of open countryside which contains rights of way and golf courses providing opportunities for recreation. It is an appropriate brownfield housing site and lack of historic public access mean and allocation in the plan mean it would not fulfil legal requirements for village green status.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

space for adequate local children's play areas. Allocate this Land off Ox Hey Lane as Public Open Space (P.O.S.) or Village Green rather than housing.

119SC (Mount Street)

0003 Rachel Brindle The field is used by football teams, and for informal recreation. Bolton Council should also pay full attention to the Open Space, Sport and Recreation policies in the National Planning Policy Framework and the need for a robust asssement. Impact on traffic is also a concern. Retain the land designated as a recreational playing field as a resource for the local community of Brazley, Victoria Road and any new housing development built on the brownfield Horwich College site, or retain the recreational playing field as part of an expansion of St Mary's R.C. Primary School and grounds allowing a public access link between Brazley and Victoria Road.

While site 119SC was historically a playing field it has been disused for a considerable time despite the college continuing in use. This college use will cease with consolidation of education within Bolton Town Centre. Subject to the final outcome of the playing pitch strategy re-development would be appropriate as recreational demands are already met and there is no suggestion that the playing pitch will be brought back into use. A planning application has been submitted for housing on this site and the adjoining Horwich College site (130SC). No representation has been made by the primary school suggesting an expansion is required.


0092 Sport England 119 SC Mount St - This site is described as a disused playing field. Although disused, the planning use of this land remains that of a playing field. No lawful development has occurred that would prevent the site being brought back into use should it be needed. The fact that the site itself is disused is not in itself an indication that there is no community need for the playing pitch. A playing pitch strategy is underway in Bolton that will assess the current and future demand for pitches against the existing level of provision. Until the findings of this are known, it cannot be assumed that the site is surplus to need. Development of this site for housing would result in the permanent loss of playing field land.

While site 119SC was historically a playing field it has been disused for a considerable time despite the college continuing in use. This college use will cease with consolidation of education within Bolton Town Centre. Subject to the final outcome of the playing pitch strategy re-development would be appropriate as recreational demands are already met and there is no suggestion that the playing pitch will be brought back into use. A planning application has been submitted for housing on this site and the adjoining Horwich College site (130SC).

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 119SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.


0110 NJL Consulting LLP Bowsall Limited The submission sets out why the proposed allocation of sites 119SC (Mount Street) and 123SC (Horwich College) are supported and demonstrates that both sites are deliverable in the short term.

Support noted.

125SC (Manchester Road)

0007, 0040, 0053, 0056

Various Matters raised in objections include includes traffic in Blackrod, lack of access to the site without demolition, the site being the only safe play area for children, a possible covenant restricting use, lack of places at local schools and other more suitable land including land off Whitehall Lane (site of previous pre-fabs) and refuse disposal point at Blackhorse Street, Blackrod. Also the lack of need for housing was cited and concerns over house types and overlooking.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it does not contain any facilities. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made with improvement of other sites. Development would have to meet highway requirements including safe access. Demolition to secure access is not uncommon. There is no covenant restricting use of the land. Bolton at Home has identified need in the area and a planning application would be expected to address normal planning requirements in respect of overlooking and effect on school places. The Whitehall Lane site is believed to be Green Belt where development would be resisted. The Blackhorse Street site may be appropriate for housing but is limited in size.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

130SC (Devonshire Road)

0093 Sport England 130SC Devonshire Rd - This site is described as a former school playing field and is identified for housing development. Aerial photographs show that the site has included a playing pitch (a junior size football pitch) in the past. Development of this site for housing would result in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The site is described in the supporting document as being surplus to requirement. The current disuse does not indicate a lack of need. Until the playing pitch strategy that is underway is completed, the current and future demand for playing pitches is not known. The site therefore cannot be regarded as surplus to requirement and should be retained (as it has potential to be brought back into use). The allocation of this site is regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified. Site 130SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it has not been used as a school playing pitch for some years 2004, the 2007 Open Space Assessment considered it to be amenity greenspace. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made, this could include enhanced provision on part of the site given topography.

130SC (Devonshire Road)

0129-197/204

Various The allocation of site 130SC is unsound because it does not comply with the adopted Core Strategy, Allocations Plan or the NPPF. Site 130SC Devonshire Road should be removed as an identified housing site from the Land Allocations Plan and be replaced as a

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it has not been used as a school playing pitch for some years 2004, the 2007 Open Space Assessment considered it to be amenity greenspace. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made, this could include enhanced provision on part of the site given topography.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

protected open space site for recreational use. It is of the opinion this change will make the Plan (in regards to 130SC) sound and justified as it would then comply with policy as set out in Q5 of this response. The council should work with local residents in developing a Neighbourhood Plan as advocated under the NPPF. It is accepted that there is a need for housing within Inner Bolton but within the vicinity of the proposed site there are brownfield sites which provide land to achieve the housing targets but not have the significant impacts this site has on the local community. Through a Neighbourhood Plan these sites can be identified and the required quantum of development can be achieved with full local support.

Nobody has brought forward a neighbourhood plan to date.

132SC (Horwich College)

0094 Sport England 132 SC Horwich College - It is not entirely clear if this site is the same as site 119SC or if it relates to the land to the west of site 119SC. The supporting information booklet appears to show the same site, and the online map does not clearly distinguish between the two sites. I assume that this site also includes part or all of the disused playing field. Although disused, the planning use of this land remains that of a playing field. No lawful development has occurred that would prevent the site being brought back into use should it be needed. The fact that the site itself is disused is not in itself an indication that there is no community need for the playing pitch. A playing pitch strategy is underway in Bolton that will assess the current and future demand for pitches against the existing level of provision. Until the findings of this are known, it cannot be assumed that the site is surplus to need. Development of this site for housing would result in the permanent loss of playing field land.

Site 132SC is the area occupied by Horwich College. The college will be vacating the building to consolidate its facilities within Bolton Town Centre. When educational use ceases this will provide a significant brownfield housing opportunity consistent with surrounding land uses. A planning application has been submitted covering the entire site of 119SC Mount Street and 132SC. Allocation 132 Horwich College does not contain a playing field.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified Site 132SC should be deleted as a housing site or it should be made clear that the requirements of paragraph 74 of the NPPF and Sport England's playing field policy would have to be satisfied in order for development to occur.

132SC (Horwich College)

0110 NJL Consulting LLP Bowsall Limited The submission sets out why the proposed allocation of sites 119SC (Mount Street) and 123SC (Horwich College) are supported and demonstrates that both sites are deliverable in the short term.

Support noted.

133SC (Singleton Avenue)

0001 Michael Stevens I am complaining regarding building houses on Green Lane, Horwich. This land has been neglected by the council. We still play cricket on this land. It is impossible for a football team to get a pitch in Horwich already. Access to this land is already dangerous.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space, it does not contain playing pitches and consists of a rising sloping area towards Singleton Avenue. It would not be appropriate as pitches. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk


0050 Keith Tonge I believe there is a restricted covenant on the Pickups field now known as Green Lane playing field (133SC, Singleton Avenue). This field was left to the people of Horwich for recreation purposes only - NEVER TO BE BUILT ON. The proposed site for this Allocations Plan is unsound as there is no access roads and Singleton Avenue is overcrowded as it is. With the proposed development of Horwich Loco Works, Horwich College and Horwich Golf Club Greenland Playing Fields is the only untouched green space left in the centre of Horwich.

The council confirms that there is no restriction on the use of the land as far as title is aware. Development would take place on a small element (17%) of the open space and no playing pitches would be directly built on. Further details of its evaluation and mitigation for any loss are set out in the information booklet APBD10. Horwich Golf course is protected open land and the Allocations Plan does not propose to change this.


0095 Sport England 133SC Singleton Ave - This site comprises of just over one hectare of an existing playing field. Aerial photographs indicate that the playing field includes a number of football pitches and a cricket wicket / pitch. Supporting information states that no existing pitches would be affected. However, aerial photographs suggest the outfield of the cricket pitch would be lost to the development. Even if this is not the case, the flexibility of the playing field to accommodate extra pitches, or different layouts of pitches would appear to be significantly compromised. Off pitch areas for training / practice would also be reduced significantly, and areas for possible future ancillary provision would be greatly reduced. Development of this site for housing would result in the permanent loss of playing field land. No evidence has been provided that such development would represent any of the specific circumstances set out in paragraph 74 of the NPPF or in Sport England’s playing field policy in which development of playing field land can occur. The allocation of this site is therefore regarded as contrary to the NPPF and Sport England’s playing field policy, and is also regarded as unjustified.

More details of this site are provided in the evaluation of informal open space booklet APBD10. The site is regarded as informal open space; it does not contain playing pitches and consists of a rising sloping area towards Singleton Avenue. It would not be appropriate as pitches. As informal open space its loss would be appropriate under Core Strategy policy CG1 (4) provided mitigation is made.

MATTER 4 ___________________________________________________________________________

www.bolton.gov.uk

Site 133SC should be deleted as a housing site

138SC (Beehive Mills)

0004 Vincent and Gorbing Arndale Properties This representation to the Published Allocations Plan has been prepared by Vincent Gorbing on behalf of Arndale Properties ("Arndale"). Arndale own Beehive Mills on Crescent Road, Bolton and are part of the group of companies that includes the former occupier of the site, the distribution company "Yodel". The site was vacated by Yodel in early 2013 and has been unused since that time. It is therefore essential to find a productive future for this previously developed land. Arndale wish to express their continued commitment to bringing forward the site for residential development and are in the process of engaging further technical work to consider the most appropriate means of achieving this.

Support noted.

Local Plan - Bolton Council 4...sites have been identified within the Royal Bolton site to allow for...

Documents

Transcript of Local Plan - Bolton Council 4...sites have been identified within the Royal Bolton site to allow for...