UDP - Chapter 22 - Hyde
Unitary Development Plan
Chapter 22
Hyde (excluding Town Centre)
| Ref | Proposal | Justification |
|---|---|---|
| HYD2 | Former Adamson's tip, between the River Tame and the Peak Forest Canal off Raglan Street, to be cleared of existing sheds and yards, stabilised, sensitively re-shaped, and developed for employment purposes on its eastern side, in accordance with the planning permission granted in September 1993, with sufficient landscaping to reflect the site's position in the Tame Valley and adjacent to the Peak Forest Canal.
This will enable the appearance of this Green Belt site to be improved. |
HYD2. This proposal within the Green Belt on the western side of the town centre, beyond the Peak Forest Canal, has two related elements. The tip face presents an ugly feature in the area and it would be a benefit to the Tame valley as a whole if it was improved, through re-shaping where appropriate and new planting. The tip face has remained untouched for a number of years and due to the action of the river it is considered that it could be unstable. Bank renovation works may be necessary therefore, due to the undercutting action of the River Tame as it passes the site, and this will require close consultation with the National Rivers Authority.
The second element concerns the area of flat land on the top of the tip, which abuts the west side of the Peak Forest Canal and has been used for both open and covered storage and repair activities for some years. As such, the present use of the site is both inefficient and unsightly and it would benefit the area if suitably designed permanent industrial buildings could be built on the land thus increasing economic activity at the same time as improving appearance. Any development scheme must deal with the treatment of the tip face area and also with landscaping alongside the canal, as well as with new buildings, and the Council will be looking for a high standard of layout and design in view of the Green Belt zoning. It is estimated that around 1.6 hectares of the site shown would be suitable for development. Outline planning permission was granted in September 1993 for light industrial / office (B1) development on this site, the application having first been referred to the Secretary of State for the Environment, who decided not to intervene in the Council's determination of it. |
| HYD3 | Land at the former Longlands grounds, north of Mottram Road, to be developed for hotel, leisure, office or residential institution use.
This must be compatible with retention of the wooded and rural characteristics of the area. |
HYD3. The centre of this Council owned site, which is situated between the A57 Mottram Road and the M67 motorway in open land on the eastern side of the town, was formerly occupied by a large house which was demolished and has lain vacant for a number of years. The boundary of the proposal also includes the extensively wooded grounds of the former house, which are covered by a Tree Preservation Order and which form part of a wider area of protected open land. It has long been the intention of the Council to realise the potential for an appropriate employment generating development, which would involve a low density of buildings to site area and not adversely affect the attractive, wooded character of the area. The developable area of the site is not more than 1.7 hectares and access would be from Mottram Road only. |
| HYD4 | Land on south side of Dunkirk Lane to be developed for employment purposes. | HYD4. Situated in the established industrial belt north of the town centre and on the eastern edge of the Tame valley, this vacant, level site is 1.9 hectares in area. Access would be provided via Dunkirk Lane. The site is also situated adjacent to the Peak Forest Canal which runs on its west side and special consideration would apply to the development where it abuts this feature of recreational and nature conservation importance. Consideration should also be given to the scope which may exist to retain some elements of the dense vegetation on the land. |
| HYD5 | Land on south side of Broadway to be developed for employment purposes. | HYD5. This site comprises 1.4 hectares of mostly level, vacant land which lies off Broadway, the spine road serving the established industrial estate of that name to the north of the town centre. Land to the south and east is also industrial in character, while to the west lies the Tame valley. It is anticipated that access would be gained directly from Broadway. It is important that any proposals for the site pay attention to the need to accommodate the environmental features of the adjacent Peak Forest Canal (Grade A Site of Biological Importance) and an associated pathway which runs north-south on the eastern side of the canal. Outline planning permission was granted in January 1995 for the extension of existing manufacturing plant and offices which adjoin this site, with the expectation that the site itself would, in the first instance, be used for associated car parking. |
| HYD6 | Land off Stockport Road, Hattersley, (remainder of industrial estate) to be developed for employment purposes. | HYD6. This level, 1.2 hectare, Council owned site in the southern part of Hattersley is currently vacant. It has the benefit of planning permissions which, in October 1990 and March 1991 respectively, approved the construction of nursery unit and factory and offices schemes on the two plots involved. Access is provided through the existing Stockport Road Industrial Estate off the A560, of which the site forms a part, but any future development proposals would need to pay attention to the proximity of houses on the edge of the Hattersley housing estate. |
| HYD7 | Land at Stockport Road and Mottram Road, Hattersley, adjacent to the M67 roundabout, to be developed for employment, hotel or leisure purposes. | HYD7. This 2.1 hectare level, vacant and grass covered site owned by Manchester City Council is in a very prominent location fronting the M67/A57/A560 roundabout at Hattersley. It is situated on the northern edge of the Hattersley housing estate and represents a major opportunity to provide development with beneficial economic consequences for Hattersley in particular (where unemployment rates are consistently higher than the Tameside average) as well as for the Borough as a whole. Outline planning permission was granted in January 1991 for the development of the site for B1 business use and a planning brief has been written which discusses the necessary features, including access requirements, of any proposed development on the site.
Retailing would not be acceptable on this site, except on a small scale and as a subordinate element within a wider scheme of development for employment, hotel or leisure purposes. Any such retailing use should also be geared to meeting local needs of the Hattersley area, and should be accompanied by practical measures to upgrade the environment and facilities in the existing district centre at Kingston Arcade. The Council would expect such measures to be the subject of a Section 106 Agreement entered into in connection with a planning application on the HYD7 site. |
| HYD8 | Development Opportunity Area: Land at Godley Hill, bounded by Mottram Road, land to the rear of Pudding Lane, Porlock Avenue, the rear of houses on Hattersley Road West and Milverton Avenue, and the Manchester Piccadilly to Glossop railway line. This includes the Mattesson - Walls land holdings, Godley Sand Quarry, The Thorns, and British Rail land adjacent to the railway line.
This area has potential to be developed for a mixture of housing and employment purposes, including improved road access to existing and future premises. Development to be in accordance with a brief for the area as a whole, and to take account of the designation of part of the area as a Site of Biological Importance and the need to retain existing landscape features wherever possible. |
HYD8. This extensive area at Godley is situated to the south of Mottram Road and north of the Manchester - Glossop railway, between the eastern edge of Hyde and the western edge of the Hattersley housing estate. The greater part of the area is open and has an undulating landform with patches of trees and bushes, including a disused and overgrown quarry, other unused and overgrown land bordering the railway, works premises and covered reservoir, and a working farm on a tenancy from the Council. The area also includes the very large Mattesson-Walls factory, several rows of houses and a public house. The majority of the land is in a very few ownerships. In more detail, the main constituent and interconnected parts are as described below.
Godley Sand Quarry is situated in the northern part of the overall area. Outline planning permission was granted in February 1990 for the development of a business park on 1.6 hectares of this site. The approved but strictly defined development site is encircled by open land which has status as a Site of Biological Importance, and the trees on the site are protected by a Tree Preservation Order. As a consequence the Council would wish to see these features fully protected in the design of any proposals. In the approved scheme access was to be taken from Godley Hill Road, which in order to provide an adequately dimensioned approach road would necessitate the demolition of some existing houses. The extent of Godley Sand Quarry which is included within the development opportunity area is greater than that for which planning approval has previously been granted. This allows for the possibility of linking the quarry site with the land at The Thorns to the south. However, it is not anticipated that the whole of the extended area would in practice be suitable for development, because of the importance of retaining trees and protecting features of nature conservation interest. The Mattesson-Walls factory and adjacent land is situated in the south western part of the area. Following rationalisations certain areas of land around the factory site are available for development, together with land British Rail now considers surplus adjacent to the Guide Bridge - Glossop Railway line. Additionally, the established access routes into the site have certain problems. It is considered expedient therefore to include these sites within the development opportunity area. The Thorns is situated in the south eastern part of the area and comprises 11.9 hectares of open land in agricultural use. Due to its position between the former quarry, the housing estate, the factory and the railway, development of this site would not impinge on any wider areas of open land. In view of the contours of the site it is not envisaged all the land available would in practice be developable. A brief will be prepared in consultation with the other main landowners involved, to outline the development and access alternatives for the total area. The proposal will contribute to the need to facilitate employment development in an area where unemployment levels are consistently well above the average for the Borough. The Council will be looking, at the same time, to ensure that further landscaping is undertaken where necessary, that existing features of natural interest are suitably protected, and that the remaining land which is unsuitable for development can be adequately maintained as an amenity to the area. |
| HYD9 | Land at Bennett Street and Arnside Drive to be developed for housing. | HYD9. This 1.0 hectare, Council owned site is located on the edge of an established residential area to the north of the town centre. The site has been unused for a number of years, being previously used for the deposit of colliery waste, and forms a raised plateau which is grassed over. This means that it will be necessary for the site to have some reclamation work undertaken prior to development taking place. Outline planning permission was granted in January 1990 for the development of the site for housing purposes. |
| HYD10 | Land at Ashton Road and Cundy Street, currently used as a scrap metal yard, to be redeveloped for housing.
This is subject to the Council being satisfied that ground conditions will not prove to be hazardous to future residents and that any contamination which may be found on the site can be dealt |
HYD10. This 2.0 hectare site is located in a mostly residential area of Newton north east of the town centre, alongside the Manchester - Glossop railway line just north of the bridge at Commercial Brow. The original use was as a railway yard but over a number of years a scrap yard and other commercial uses have become established on the site.
It has been identified through the Hyde Renewal Area exercise as a site with residential potential, and redevelopment for this purpose would have the additional benefit of improving the appearance of the area. However, whilst the Council would like to encourage housing development to take place it is important that any contamination which may be found in a survey of the site is dealt with before houses are occupied. It is clearly possible that contamination may exist on the site due to its history and as a consequence the Council would wish this matter to be properly dealt with. |
| HYD11 | Land at Berkeley Crescent to be developed for housing. | HYD11. This 0.4 hectare, sloping, overgrown but partly tipped site is situated within the established residential area to the south of the town centre and bordered by housing on three sides. Planning permission was granted on appeal in January 1991 for 24 flats to be built on the site. |
| HYD12 | Land at Foxholes Road to be developed for housing. | HYD12. This is an unused, sloping field of 0.9 hectares, situated within the established residential area to the south of the town centre and bounded by other houses and the disused Godley - Apethorn railway line. Planning permission was granted in September 1989 for 17 dwellings to be built on the site. |
| HYD13 | Land at Stockport Road and King Edward Road to be developed for housing. | HYD13. This site comprises 0.6 hectares of land situated in a predominantly residential area on the north side of Gee Cross village. The site, which is in a depression below the level of Stockport Road (B6468), is currently occupied by a disused commercial building, with a wood yard adjacent. However, the usage of the site is small scale and has an untidy appearance, and the potential for commercial development is limited due to a poor access on the inside of a bend in Stockport Road. Planning consent was granted in March 1991 for building of 15 flats, in addition to 22 flats which were approved in July 1990. |
| HYD16 | Hyde Hospital at Grange Road South to be partly redeveloped to provide housing meeting special needs. | HYD16. The proposal relates to three parcels of land totalling 0.7 hectares within the grounds of this operational hospital, which is situated on the edge of the established residential area south-east of the town centre. Outline planning permission was granted in November 1990 for specialised residential development associated with the role of the hospital. Access would be via Grange Road South. |
| HYD18 | Cloughs at Grosvenor Crescent to be retained and utilised for informal open space. | HYD18. The two areas contained within this proposal are wooded valleys which have been left vacant following the development of surrounding land for housing. They have open space potential and contribute to the character of the general area south of the town centre and east of the Hyde - Romiley railway. This potential could be exploited by the provision of proper access and footpath links. |
| HYD19 | Trackbed of the former Godley Junction to Apethorn Junction railway to be reclaimed and laid out as an informal linear open space, with footpath, cycleway and bridleway. | HYD19. This former railway line runs for a distance of two miles in a south-west to north-east direction and along the southern edge of the town centre. Although the line has been abandoned for some years and most of the track removed, the route is still unbroken. It offers potential to form an area of valuable open space in its own right and has been recognised also as having the potential to link housing areas along its length with wider areas of open space and Green Belt, including the Tame valley at the southern end. It is envisaged that the Trans Pennine Trail (a proposed long distance cycle route) would make use of this former rail line as it passes through Tameside. The Council has previously resolved to acquire the land involved and to develop the recreational facility, although no further progress has so far been made. |
| HYD20 | Arnold Hill Reservoir at Joel Lane to be reclaimed and laid out as a landscaped open space. | HYD20. This Council owned site is situated in the residential area just south of the centre of Gee Cross. The reservoir itself has been reduced to a very low level but because of the natural features on the site it adds to the amenities of Joel Lane and should be kept open and laid out as informal open space. Even though fairly close to open land, there is a lack of local open space which can be used by residents in the immediate Joel Lane area. Besides this, the surrounding residential area also displays a high density of development and as a consequence the loss of the openness of this site would detract from the amenities of the area. |
| HYD21 | Bearswood Clough, to the east of Grange Road South, to be retained as woodland and a footpath link provided to the disused railway line (Proposal HYD19). | HYD21. Bearswood Clough, which is partly owned by the Council, is a narrow wooded valley on the south eastern edge of the built up area, abutting the Backbower site on its eastern boundary and continuing north to the former Godley - Apethorn railway. It is a Site of Biological Importance and, as such, merits protection from development. It is also an attractive stream valley in its own right and forms a natural boundary worthy of retention and a suitable footpath route through the area. |
| HYD22 | Land in the Godley Brook valley, between Halton Street and Sheffield Road at its junction with Mottram Road, to be retained and enhanced as informal open space, including establishment of a continuous footpath. | HYD22. Godley Brook forms a recognisable stream valley extending east from the town centre through the established residential area, which has potential to be formed into a continuous area of informal open space accessible to the public. There are two substantial areas of Council owned public open space within the general valley, but there are also areas of open land in private ownership, with tree cover protected by Tree Preservation Orders. Footpaths already run through parts of the valley, in particular crossing it north to south, but it would be of benefit to the town centre and Godley housing areas as a whole if work could be undertaken to form this area into one continuous strip of open space with a continuous east west footpath. |
| HYD23 | Matley Valley area south of Danby Road and Welch Road to be retained as woodland and utilised as informal open space. | HYD23. This area of unused and mostly steeply sloping backland, the greater part of which is owned by the Council, is situated at the southern edge of Newton, close to the M67 motorway. The land has lain vacant for a number of years and now has a dense cover of small trees and bushes in places, but because of its relationship to local houses there is an opportunity for the land to be utilised for open space within easy reach of the Danby Road and Everest Road neighbourhood. There is simply a need for some screen planting and the laying out of footpaths, and much of the existing naturally regenerating vegetation can be left alone. |
| HYD24 | Former tip at Victoria Street and Cartwright Street to be reclaimed and laid out as a landscaped open space. | HYD24. This unused, filled site, which has reverted to Council ownership following the culmination of tipping by I.C.I., is in need of reclamation. It is located towards the eastern end of Newton, on the south side of the Weston factory. Its laying out for public open space would enable the site to be linked into a network of such spaces passing through the heart of the Newton area. There are a number of trees on the site and the intention to develop the area as public open space is embodied in the original planning agreements which allowed tipping to take place. |
| HYD25 | Former railway sidings on south side of Godley Junction, near Brookfold, to be added to the Green Belt. | HYD25. These abandoned railway sidings are located on the south side of the junction between the Manchester - Glossop line and the former line to Apethorn Junction, almost opposite the original Godley station east of the town centre. Having regenerated naturally since the tracks were removed to form a dense young woodland, they are now classed as a Grade A Site of Biological Importance and represent a major open land feature on the edge of Godley Green, which is worthy of protection. The Greater Manchester Green Belt follows the railway to the east of this site but was taken around the sidings before rejoining the former Godley - Apethorn line to the west. Being on the open land side of the former junction and effectively now part of the countryside, it is logical that this site is added to the Green Belt which extends in a large tract to the south. |
| HYD27 | Land at Mottram Road, Hattersley (former Sandpits Service Station) to be developed for employment purposes. | HYD27. This 0.7 hectare site is located on the south side of Mottram Road (A57), close to the junction roundabout with the M67 and Stockport Road (A560). It is occupied by the number of buildings in a deteriorating condition, which were previously used for car showroom, workshop and petrol filling station purposes, but which were mostly disused in 1995. It is envisaged that these buildings would be replaced by new development, which should benefit from an accessible location adjacent to the larger Hattersley roundabout site which is also proposed for employment uses (HYD7). |
| HYD28 | Land off Sheffield Road to be developed for housing. | HYD28. This is a 0.8 hectare, partly Council owned site, located to the west of Sheffield Road and to the east of Godley County Primary School. It is made up of the cleared site of the old St. John's school building which was closed many years ago, plus a small part of a grassed open space, the remainder of which slopes down towards the Godley Brook to the south. Access would be taken from Sheffield Road. Planning permissions have been granted separately on two parcels of land, which are now expected to be developed together. The most recent of these are a full permission dated March 1994 for 16 dwellings on the former St. John's School site, and a reserved matters permission dated February 1995 for 21 dwellings on the Council owned land to the west of this. |
| HYD29 | Land adjacent to 288 Mottram Road to be developed for housing. | HYD29. This site has an area of 0.5 hectares and is located on the south side of Mottram Road, adjacent to No. 288 in the Oaklands area of Godley. It comprises a sloping paddock originally attached to Oaklands Cottage, is crossed by the Godley Brook, and contains a number of mature trees. Outline planning permission for residential development was granted in September 1992 and given the site constraints, it is envisaged that around 6 units could be constructed. |
| HYD30 | Land at Tetlow Street to be developed for housing. | HYD30. This is an area of under-used backland, occupying 0.4 hectares at the rear of properties which face Ashton Road in Newton. It is occupied by garages and allotments which have fallen into disuse. Access will be taken from Tetlow Street which connects the site to Ashton Road. Outline planning permission for residential development was granted in August 1992, with 13 units indicated. |