UDP - Chapter 16 - Ashton-under-Lyne (exc. Town Centre)
Unitary Development Plan
Chapter 16
Ashton-under-Lyne
(excluding Town Centre)
| Ref | Proposal | Justification |
|---|---|---|
| ASH1 | Construction of a new strategic road link from A635 Manchester Road at The Snipe, crossing Ashton Moss and the proposed M66 extension, to Richmond Street (from where it will continue to A627 Oldham Road in Ashton town centre - Proposal ATC1).
To incorporate connections to the proposed Audenshaw link road (TR2), to North Road on The Snipe housing estate and to the proposed M66 (north facing slip roads), as well as providing access to the adjacent land proposed as a strategic industrial estate (ASH5). |
ASH1. This major highway construction scheme, known as the Moss Link, will form the key part of a new town centre access and by-pass route from the west and from the proposed M66 motorway extension, to the north side of Ashton town centre. It will run from the proposed "G loop" where the Audenshaw Link will intersect with A635 Manchester Road opposite the Snipe retail park, on an alignment south of Reyner Lane and bridging the M66, to Richmond Street between the two railway bridges. North facing connections from the new road onto the M66 would realise the potential for more direct motorway access to and from Ashton town centre.
Proposal ATC1 is effectively a further part of the same scheme, completing the link through to A627 Oldham Road, whilst Proposal ATC3 would improve the existing route from there to the eastern side of the centre, meeting up again with A635 at the telephone exchange intersection. This scheme has been drawn up following transportation studies which have identified a strategy to resolve Ashton town centre's through traffic and local circulation problems. The new route would considerably relieve traffic flows on the currently heavily congested A635 Park Parade, which presently serves as the town centre's southern by-pass and which will have to carry considerably more traffic once the motorway opens in 1998, and also on the A627 Cavendish Street/Oldham Road gyratory on the western side of the commercial area. The improved accessibility would also help to ensure the success of various commercial development proposals which are vital to the future prosperity of the Borough's principal town centre. A further important function of the new road would be to provide access to the proposed Ashton Moss industrial development (ASH5) from the A635, the M66 and the town centre. Planning permission was granted by the Secretary of State for the Environment in March 1993 for the construction of the Moss Link Road, and the scheme has been included as a bid in the Council's Transport Policy and Programme submission for 1994/95 and also in the Greater Manchester Package Bid TPP submission for 1995/96. A reserved matters planning application was submitted in February 1994 for road works to serve the industrial development from Manchester Road to the proposed M66, including the motorway bridge, which the Council was minded to approve in November 1994, subject to the signing of a Section 106 Agreement. |
| TR2 | Audenshaw link road - See Audenshaw chapter. | |
| ASH2 | Existing railway land at Brookside Sidings, Guide Bridge, to be used for, or in connection with, freight transfer facilities between road and rail which may be developed on this site or on the Dewsnap Sidings site in Dukinfield (Proposal DUK1). | ASH2. Although outline planning consent was granted in April 1989 for the development of an international rail freight terminal at the nearby Dewsnap Sidings in Dukinfield, the potential developers of that project subsequently envisaged that the bulk of the transfer of goods from road to rail would take place at Brookside Sidings. This site, which is further away from any houses than Dewsnap Sidings, and would also be able to accommodate longer trains, was the subject of an outline planning application for a freight terminal submitted in January 1991. Although the Council resolved in April 1991 that it was minded to approve this application, no formal planning permission had been granted by February 1995, due to an outstanding Section 106 Agreement.
British Rail has subsequently chosen a site at Trafford Park for their North West Channel Tunnel Terminal, but there is still considered to be potential for additional rail-related port facilities in this area, if anticipated levels of growth in this market are to be adequately met. Brookside Sidings extend for about 1000 metres north east from Guide Bridge station and are currently used by B.R. as an engineering depot. The approx. 9 hectare site is bounded by the Ashton Canal and adjacent industry to the west, by woodland alongside the River Tame to the north and east and by an effluent treatment works and more industrial premises to the south. The site boundary is extended eastwards into the edge of Dewsnap Sidings in Dukinfield, which could be developed as a freight village containing associated warehousing and distribution uses and to which direct road connections from the transfer site could be provided (see also Proposals DUK1 and AUD1). Consideration has also been given to the development of part of the Brookside Sidings site as a rail served stone terminal. |
| ASH3 | Improvement of A635 Manchester Road from William Street to the eastern end of the proposed M66 related works in the vicinity of Crowthorn Road, to provide a dual two lane carriageway or comparable standard. | ASH3. This relatively short length of highway improvement just west of the town centre is required to fill a lower standard gap which will otherwise be left on the busy A635 between the recently completed William Street gyratory and the altered layout proposed as part of the motorway works. The scheme has not yet been designed in detail but the amount of widening involved will be minimal and it is not anticipated that any properties will need to be demolished. |
| ASH4 | New rail station to be provided at Richmond Street, on the Manchester Victoria to Stalybridge line. | ASH4. This proposal, which has the support of the Greater Manchester Passenger Transport Executive, would add a second new station in Tameside to the Manchester Victoria to Stalybridge line, on which a regular local passenger service is now established (see also Proposal DRO1). The station, situated to the west of the town centre, would be able to serve not only the residential areas off Richmond Street to the north and south, but also the nearby sports facilities and the extensive areas of employment which are proposed in the Ashton Moss strategic industrial estate. Implementation would however depend on the availability of sufficient capital funding to the P.T.E. |
| ASH5 | In suitable cases, restoration for nature conservation may be regarded as an acceptable end use. | ASH5. This site comprises approximately 35 hectares of predominantly open, peat moss land, bounded by Richmond Street, the Ashton - Manchester Victoria railway, the proposed M66 motorway, the proposed Moss Link road (ASH1) west of the M66, Manchester Road (as realigned) and the Crowthorn to Ashton Moss railway. The site is currently occupied mostly by horticultural plots, not all of which are in regular use, but also includes allotment gardens, playing fields, a cricket club, garden centres and broadcasting aerials. The overriding character of the site is its level openness broken only by scattered vegetation and in many parts it is of poor environmental quality.
The first step required to facilitate this development will be the construction of a new road through the site linking Manchester Road to Richmond Street (see Proposal ASH1). The development potential of the site would take advantage of both this road and the proximity of the M66 motorway intersection. The release of this area from what is currently Green Belt land must be seen in the context of Policies E1 and E2. It is one of the only extensive areas of land in the Borough which is suitable, from the point of view of location, access and landform, for a major strategic industrial site likely to be successful in attracting much needed inward investment and diversified employment generation. It represents a key development opportunity made possible by the imminent completion of the M66 Manchester Outer Ring Road motorway, which must be realised in the interests of the future economic well-being of the Borough. A development of the size proposed would take many years to complete, making phasing necessary. The aim will be to create a business park environment of a high visual quality, although on this site it is expected that Class B1 (c) and B2 light and general industry will be the dominant use. Warehousing and distribution units (Use Class B8) could be provided in a similar low density setting (and with opportunities for rail access), and a hotel and possibly other leisure and recreational facilities could also be included in the development. Many footpaths and bridleways are already affected by the alignment of the M66 motorway and require diversions. Additional diversions will also be necessary to accommodate the proposed new road but all existing routes will be retained. A planning application for the comprehensive development of Ashton Moss, comprising commerce, industry, leisure, agriculture and horticulture, was submitted in June 1990. This scheme, indicating built development in the same area as the U.D.P. proposal, was called in by the Secretary of State and a public local inquiry held in February 1992. Subsequently, the Secretary of State for the Environment granted planning permission for the proposal in March 1993. Reserved matters, involving the excavation of peat, soil and clay, the stockpiling of soil and peat, and the creation of new land profiles, together with connected drainage works and flow attenuation ponds, were approved by the Council in November 1994. |
| ASH6 | Site of existing reservoirs on Queens Road to be reclaimed and developed for employment purposes. | ASH6. The two reservoirs which are still in water, together with the overgrown land to the south, amount to a site totalling approximately 3.0 hectares. Situated north east of the town centre near Hurst Cross, this site is bordered by a playing field to the north, existing industrial premises to the east and south and by housing and amenity open space to the west. It is expected that access would be taken from Queens Road (B6194) across part of this open space although, due to the volume of traffic that already uses Queens Road, especially during peak times, this aspect of any development will require particular attention. In all probability an infusion of Derelict Land Grant will be required to bring the site back into beneficial use. The development of this site for industrial or other employment uses, coupled with the proximity of existing warehouses and industrial premises, would extend and consolidate a significant local employment area. |
| ASH10 | Land adjacent to Vicarage Crescent to be developed for housing. | ASH10. This 0.7 hectare Council owned site forms a small part of a much larger area in Hurst, north east of the town centre, which was reclaimed with the use of Derelict Land Grant during the 1970's as a landscaped open space. Outline planning permission was granted in June 1990 for the development of 20 elderly person bungalows on the site, which is bordered by housing on two sides and the continuation of the open space on the two others. The site remains available for housing development, with access to be taken from Kings Road. |
| ASH11 | Land at Newmarket Grove to be developed for housing. | ASH11. The site of 0.4 hectares, situated north west of the town centre, is in the ownership of the Council and lies between houses on Newmarket Road and Croxdale Close, with road frontages onto Penrith Avenue and Grove Street. The heavily overgrown site is surrounded by housing and once contained houses itself. Residential development would serve to tidy up the land and would also complement recent housing development to the south. The principle of residential development on this site has been established by the granting of outline planning permission in August 1991. |
| ASH12 | Land to the south of Darnton Road and west of Mellor Road to be reserved for a replacement primary school. | ASH12. This Council owned site is part of a larger area of otherwise vacant or wooded land at the rear of residential properties on Arundel Street, Darnton Road and Mellor Road, east of the town centre. Planning permission was granted in March 1992 for the development of 29 dwellings on what was once a cricket pitch to the south and that scheme has since commenced. Land on the western side of the housing scheme, where a clough runs, is to be retained as an area of public open space. The remaining part of the overall site, to which this proposal applies, will accommodate the eventual replacement for the inadequate site and buildings at the Parochial Primary School on Stamford Street East. |
| ASH13 | Part of the land laid out as open space at Oldham Road and Store Street to be reserved for a new primary school. | ASH13. This proposal is necessary to meet the projected increased demand for primary school places in the Waterloo area. The site, which runs through from Oldham Road to Wilshaw Lane north of the town centre, has been earmarked for educational use for many years but in the meantime is performing a valuable role as local open space merged with the remainder of Waterloo Park. The position of the school within the site has not been determined at this time. However, it is not expected that the whole of the site shown on the Map will be required and the remainder should continue as open space. |
| ASH14 | The environment of the railway corridor from the City of Manchester boundary to the western side of Stalybridge Station to be improved, through measures which include treatment of unused land, planting, and cleaning and refurbishment of arches. | ASH14. This route is followed by the frequent trans Pennine express services and its general environmental condition may create an impression of Tameside to passing rail travellers. As part of a wider objective to improve environmental conditions and the image of the Borough, a concentrated effort will be made to address all aspects affecting the appearance of the trackside and bordering areas, in a similar manner to improvement corridors previously undertaken on certain major roads. This will be done of course in full consultation with British Rail, who are expected to provide support and assistance. |
| ASH15 | Sports facilities off Richmond Street, in the area north of the Manchester Victoria - Stalybridge railway and east of the proposed M66 extension, to be enhanced and extended, including replacement of the cricket ground affected by Proposal ASH5.
This land to remain in the Green Belt and the new uses to be predominantly open in character. |
ASH15. It has been anticipated that the provision of these improved sport facilities, centred on the existing athletics track and football pitches off Richmond Street west of the town centre, would be included in a "Development Agreement", which will be referred to in a Section 106 Agreement binding the developer of the Ashton Moss strategic industrial estate (see proposal ASH5). Outline planning permission for the comprehensive development scheme at Ashton Moss, including leisure uses in the area covered by proposal ASH15, was granted by the Secretary of State for the Environment in March 1993.
Such a move represents an opportunity for the Council to increase the number and improve the quality of the recreational pitches it manages in this area, to the benefit of the local community. The area to the north and west of the athletics track would accommodate football pitches, tennis courts and a new ground for Ashton Cricket Club, including changing rooms and social facilities. There would also be enhanced car parking provision. New footpaths and bridleways would also be provided, leading from the playing fields northward to Newmarket Road through an area of meadows and tree planting. |
| ASH16 | Former Ashton North Sewage Works site, at Downing Street, to be reclaimed to provide informal public open space, with planting and footpath improvements. | ASH16. This proposal has been carried forward from Proposal 50 of the Medlock Valley Local Plan. The sewage treatment works which occupied the majority of this site on the northern edge of the built up area was abandoned a number of years ago. Whilst some structures still remain in position, nature has taken a hand with the site now being heavily overgrown. Despite this, some paths can be followed and the site is used unofficially by local people for recreational purposes, although the former sewage works area remains in the ownership of North West Water. Reclamation work on this derelict site would enable its use for informal recreation to be enhanced and the landscape quality to be improved, but with retention of many of the trees that have become established. |
| ASH17 | Land to the south of Buttermere Road to be upgraded as public open space, including provision of a footpath from Taunton Road to Richmond Street. | ASH17. This strip of unused, Council owned land just west of the town centre, lying between the established housing estate and the Ashton to Manchester Victoria railway line east of Richmond Street and south of Knowle Avenue, would benefit from landscape improvement work. Whilst it is currently possible to walk through from Taunton Road to Richmond Street, improvement work would also provide the opportunity for a higher quality footpath link from the recreation facilities at Richmond Street playing fields and the countryside to the west into the edge of the town centre, close to the start of the footpath proposed in ASH19. |
| ASH18 | Land at Wilshaw Grove to be landscaped as an access point to the adjacent open space. | ASH18. This proposal is carried forward from Proposal 65 of the Medlock Valley Local Plan. Landscaping work is still needed at this small and steeply sloping Council owned site at Wilshaw Grove, north of the town centre. The land will form an access point to open space retained along the line of Downshaw Clough as part of the previously approved housing development to the north. |
| ASH19 | Trackbed of the former Ashton-under-Lyne to Oldham railway, from Lordsfields Avenue to Park Bridge, to be reclaimed and laid out as a footpath, bridle path and cycleway linking the northern edge of the town centre to the Medlock Valley.
The naturally regenerating vegetation along this trackbed to be retained wherever possible. |
ASH19. The upgrading and opening up for enhanced public access of this former railway track will provide an attractive and convenient footpath, bridle path and cycling link from just north of the town centre, through the residential areas of north Ashton and out into the open countryside and the Medlock valley. There are opportunities along the way for connections into several other open spaces, footpaths and roads. It would provide a further access to visitor facilities at Park Bridge, from where routes continue into Oldham.
Apart from industrial development near the town centre, the route is still intact and owned by British Rail despite having been closed nearly 30 years ago. The track should qualify for an appropriate derelict land reclamation scheme. However, extensive natural vegetation has become established along the route since its abandonment and whilst it might prove necessary to cut this back in some places to create a suitable pathway, the objective should be to keep this wherever possible as a landscape setting and home for wildlife. This proposal is carried forward (with slightly different wording) from Proposal 67 of the Medlock Valley Local Plan, although there the scheme is artificially cut off at the plan boundary near Wilshaw Grove. |
| ASH22 | Hartshead Pike and surrounds, off Broadcarr Lane, to be upgraded as a viewpoint attraction, with information, landscaping and provision of car parking. | ASH22. Hartshead Pike is situated in the open land north east of the Ashton built up area and close to the border with Oldham. Carried forward in slightly different wording from Proposal 71 of the Medlock Valley Local Plan, this proposal is intended to control the effects which can be caused by over-use of a natural visitor focus whilst developing the recreational opportunities it presents. There is a web of footpaths in the area and the high ground on the Pennine fringe provides commanding views of the surrounding countryside. Measures would largely be confined to the strip of land each side of the Pike which is owned by the Council, but provision of a small amount of car parking would have to involve other land at a lower level. |
| ASH23 | Land to the south of Knowle Avenue to be developed for housing. | ASH23. This 0.7 hectare site forms part of a larger area of Council ownership, located on the eastern side of Richmond Street immediately north of the Manchester Victoria to Ashton railway line. The land is open but in a mostly overgrown or derelict condition, containing a number of concrete bases. A scout hut is present on the site however, and this would be relocated to a nearby position to facilitate development. Access will be taken from Knowle Avenue using a drive alongside the club which faces that road. Outline permission for residential development was granted in July 1994 and it is envisaged that the site will be developed by a housing association. The detailed scheme will need to tie in with the proposal for upgrading of the public open space and footpath on the remainder of the open land to the east (see proposal ASH17), including continuation of a landscaped footpath through to Richmond Street. |