Site Analysis
Your Housing Group are committed to delivering the regeneration of the Site.
The site has been identified by Manchester City Council for regeneration and development for over two decades. It is identified through Manchester City Council’s Planning Policy (Local Plan Policy and Core Strategy) and subject to a previous planning application for redevelopment which received a resolution to grant permission from MCC in 2014.
The Site is composed of five distinct areas, each with its own unique character and considerations. The areas can be defined as follows: Rochdale Canal Edge, Central Area, Northern Edge, Eastern Edge and Ten Acres Lane
Rochdale Canal Edge
The Rochdale Canal runs along the northern boundary of the site.
It is currently an underused resource and is an asset to the site, providing strategic connectivity, an attractive landscape setting and opportunities to be close to water.
The canal varies in character along its length and can be broadly divided into three different areas. The canal also features four attractive locks and three crossing points, providing connectivity into the residential area to the north of the site and Oldham Road beyond.
One
Mature trees to both sides
Attractive canal environment
Wide, well surfaced path
Feeling of enclosure
Two
Open edge with views across
Surfaced pathways
Lack of direct overlooking
Mature trees in places
Three
Increasingly urban character
Hard edges
Properties backing on to canal
Trees to one side only
The Locks
Characterful historic assets
Opportunity to utilise as place making features and touch points with new development
Central Area
Scrub woodland
Informal access
Little overlooking
Left over spaces
Evidence of antisocial behaviour
Contaminated land and Japanese Knotweed
Northern Edge
Large trees to edges
Pedestrian connection
Surfaced perimeter pathways
Road connection
Lack of overlooking
Poor surveillance creates unsafe pedestrian environment
Eastern Edge
Opportunity for limited vehicular access
(no through traffic)
Opportunity for cycle and pedestrian access to link existing
and future neighbourhoods
Properties backing on to site
Informal, overgrown pedestrian access points
Interface with existing school
Ten Acres Lane
Opportunity for main vehicular access
Interface with sports complex
Opportunity for pedestrian access
Site Considerations
Landscape and Open Space
Due to its industrial heritage, and subsequent infilling of clay pits with waste, much of the site is contaminated. Extensive remediation is therefore required. This will involve the removal of the majority of the vegetation and invasive species on the site, including Japanese Knotweed. Where possible trees will be retained and the proposals will include tree planting, further details are contained within the Emerging Design section.
The canal is an asset to the site, providing an attractive and varied landscape setting along its length, creating opportunities to be close to water. The existing canal locks are also characterful features that should be integrated into the proposed development.
Detailed ecological surveys have been undertaken for the site. In addition to invasive species and Japanese Knotweed they have identified the presence of slow worms, which were relocated.
Access and Movement
The site can currently be accessed via numerous informal pathways, providing connectivity between the canal tow path and surrounding residential areas. There are several cul-de-sacs which terminate at the site. Careful thought will be given to how these access points are sensitively integrated with the layout of the new development to allow pedestrian and cycle connectivity, but prevent through traffic and rat-running. Ten Acres Lane will provide the primary vehicular access point into the site, with an internal loop to prevent through traffic onto neighbouring cul-de-sacs.
The canal forms a strategic movement route, providing valuable off-road pedestrian and cycle connectivity into the wider area. There are two locks that form bridge connections over the canal, providing connectivity into the residential area to the north and access to Oldham Road. There is also a third footbridge over the canal at the north-east corner of the site, which provides a direct connection to Newton Heath Health Centre and Newton Heath & Moston tram stop.
Uses
The site is surrounded by a number of different land-uses. These include the interface with the existing school on Briscoe Lane, the Sports Complex on Ten Acres Lane, as well as the surrounding residential development, most of which currently backs on to the site. As a result, the development proposals will need to consider and respond to this varied context appropriately and sensitively.
Note
This diagram below is based on a desktop study – full technical constraints analysis is being undertaken and will help to inform the proposals
Site Opportunities
Landscape and Open Space
Through the integration of well designed streets and open spaces, the new proposals will seek to maximise biodiversity and integrate green infrastructure, through street trees, play spaces and gardens; including the provision of sustainable drainage systems. The canal presents a fantastic opportunity to create an attractive and characterful development which responds to the existing qualities and characteristics of this key landscape corridor.
Access and Movement
The development will be well-integrated into the surrounding neighbourhood, via a network of streets and spaces that tap into existing access points and informal path networks across the site.
There is an opportunity to meaningfully connect the development to the canal, taking advantage of this strategic movement corridor as well as linking to the existing footbridges that cross it. This will help to maximise the benefits of the public transport links in the area and encourage the use of sustainable and active transport.
Ten Acres Lane provides an ideal primary access point for vehicles, whilst the existing cul-de-sacs at Hallam Road, Mitchell Street and Millwright Street could be integrated as key movement routes primarily for pedestrians and cyclists. This will ensure the development is open and accessible, whilst preventing rat-running through the site.
Uses
There is a real opportunity to create a meaningful heart to the new development through the co-location of the proposed secondary school (including sports pitches with potential to be shared by the community) and a community zone at the centre of the site.
Locating these facilities at the heart of the new development, adjacent to the canal and on a key landscaped route across the site will ensure that this becomes a true community space, for both existing and new residents as well as users of the canal tow-path. There is also an opportunity to incorporate play provision within the new development.
The current vacant site has no opportunities for overlooking and natural surveillance, creating an unsafe pedestrian environment. By bringing the site to life, the development proposals will help to make the surrounding streets more vibrant and safe places to be, improving access in the local area and encouraging use of the canal corridor, as well as footpaths and cycleways running through and around the site.
