Oldham: Huge new plan could see more than 11,000 homes built

The Oldham Local Plan is currently under review and is directly related to the Places for Everyone scheme – the wider housing plan for 175,000 new homes in Greater Manchester. This local plan, hoping to deliver 11,560 homes by 2039, delves deeper into the significance this could have on the borough itself. 

Although there are many factors taken into consideration in this 206-page document, housing, offices, and industry form the main focal points of the plan.

Through improved housing and greater work opportunities, this plan hopes to create a better borough for those living within it. According to the local plan, the population of over 240,000 suffers with significant health inequalities, higher unemployment and is the 19th most deprived local authority area in the country.

The delivery of 11,560 new homes forms a key part of this ambitious plan to break this mould, whilst maintaining Oldham’s control over what this would look like. It is believed that greater investment in the area through housing and industry can help create more jobs and opportunity in the future as well as when development is going on over the next two decades.

The local plan stated: “Through delivering Oldham Council’s bold vision for Oldham town centre and the wider borough and the ambitions of Creating a Better Place by 2030 Oldham will be a place where business and enterprise can thrive and where people will want to live, visit, relax and work.

“Building on its industrial heritage, civic pride and location as a gateway into the countryside, Oldham will have a sustainable future in a unique urban setting. Oldham will be a stronger economic contributor to Greater Manchester, providing a place where every resident is enabled to contribute to and benefit from the continued growth of the city region.”

Here is a breakdown of the major housing developments that form part of the plan…

The major 2,000 home plan for Oldham town centre

This huge plan recently saw funding thrown at three housing and regeneration projects in the borough’s namesake town. 

Oldham council received the highest amount of money (£3m) awarded to any of Greater Manchester’s local authorities from the government’s Brownfield Land Release Fund. The funding is split across three sites, with the Civic Centre and Queen Elizabeth Hall plot being awarded £1.39m, the former Leisure Centre site, £1.39m and the former Magistrates Court, £370k. 

The former Magistrates Court has the potential to deliver up to 225 homes, with 250 and 600 homes being brought to the sites of the old leisure centre and civic centre respectively. The rest of the 2,000 new homes will be delivered throughout different parcels of land around the town centre area.

Oldham Mumps, the parcel of land between Prince Street and Oldham Way, could create up to 300 and 100 homes in separate developments, according to the plan. The land has been eyed for housing after it was revealed earlier this year that decade-long plans to regenerate it as a new retail development were axed.

The Southlink scheme is part of the council’s ‘Creating a Better Place’ strategy which aims to transform the town with £285m of investment, including the 2,000 new homes in the centre.  

No official proposals have been submitted yet for land at Bradshaw Street car park or land off Waterloo Street for 150 and 250 homes respectively. These areas are all touted to bring the 2,000 new homes to the Oldham town centre area.

Hartford Mill regeneration

The Grade II listed cotton mill first opened for business at the beginning of the 20th century, and has recently undergone demolition works to remove its 229 ft chimney.

The chimney was the only part of the old mill left standing following previous demolition works due to its poor state of repairs. It was reported previously that it could have cost around £6m to safe and watertight in 2019.

There had been 250 emergency incidents in just three years – including arson and serious injury. In 2014, the mill was hit by a fire that caused considerable damage and a year later a teenager died after falling from the roof.

The local plan has suggested that 158 homes could potentially be built on the site, however there have been no formal plans logged with the council so far.

Controversial 234-home development off Knowls Lane

The plan for more than 200 homes in the Saddleworth countryside stirred up fury in the area – with residents concerned over the dangers of the old mine shafts in the area.

The first proposal put forward for a £3m road and up to 265 homes on land in Springhead were first refused in November 2018 by Oldham’s planning committee, but subsequently given approval in July 2019. Developer Russell Homes later had scaled back plans for 234 homes approved in July, 2022.

Later that year, in November 2022, a modification to the style of the homes, that proved controversial, was put up by the developer. This was approved after a long debate at the planning committee meeting, it was reported.

Shaw Distribution Centre to become huge new housing hub

Outline planning permission was granted by councillors in Oldham in July 2021 for up to 400 new homes on the entire industrial site at Linney Lane.

That application also included the demolition of three 100-year-old mills, Elm Mill, Lily No 1 Mill and Lily No 2 Mill. Bellway Homes have since been granted planning permission for ‘Phase 1’ of their plans for 130 homes,  26 of which would be classed as ‘affordable’. 

They would be split across two, three and four-bedroom properties, with a mix of apartments, detached, semi-detached and mews style properties.

The distribution centre had been a major employment site in the borough, with the Very Group based there until 2021 in one of the largest warehouses in the world, at its height employing 1,200 people. Yodel, which had also had a base at the site, subsequently announced it would relocate its operations away from the distribution centre. 

However the planning documents state those buildings will now remain occupied for commercial purposes for up to five years.

Land at Kaskenmoor School to be transformed into housing

Land for up to 137 new homes has been estimated at the site of the former Kaskenmoor School off Roman Road. 

Council bosses agreed to sell a former school site in Oldham to a developer back in 2020. The former school in Hollinwood, which opened in the mid-1960s, was a mixed comprehensive which had capacity for up to 900 students.

It was an amalgamation of Greenhill Grammar School and Hollinwood Secondary Modern School, and was called Kaskenmoor Comprehensive School. It closed in 2010, and part of the school site was identified as surplus following the completion of the New Bridge and Hollinwood Academy.

Alongside the Roman Road site, there are plans to provide 110 new homes at the Higher Lime Recreation Ground in Limeside. No formal plans have been submitted for this particular site just like the 175 homes estimated for the old grounds of South Chadderton School off Butterworth Lane.

There are a number of smaller sites included in the Oldham Local Plan which would help make up the thousands of new homes expected by 2039.

Coun Elaine Taylor, Cabinet Member for Housing and Licensing, said: “The Local Plan is a really important document that will guide development in Oldham until 2039, including how we make decisions on planning applications.

“Planning affects many aspects of our lives and our environment – from where we live, work, shop and how we spend our leisure time.

“The plan considers a wide range of things including land use, health, education and community safety. The consultation is an opportunity for you to have your say on how you would like your town to develop over the next 15 years.

“It’s important we get a wide range of views – so the plan reflects the needs of Oldhamers. So please take part in the consultation when it opens in the new year.”

On December 11, the cabinet approved a consultation on the Draft Local Plan. Consultation is due to start on January 10 for six weeks until February 21, 2024.

Following consultation on the Draft Local Plan, and consideration of any responses received together with the findings of further evidence that may be required, the council will then consult on the Publication Plan. 

It is anticipated that consultation on the Publication Plan will be in autumn 2024, after which, the Publication Plan will be submitted for examination.