GMSF

What is GMSF?
The Greater Manchester Spatial Framework (GMSF) is a strategic planning document which is being prepared by Greater Manchester Combined Authority and the 10 Greater Manchester Authorities. It will be a plan which seeks to ensure that Greater Manchester has the right land in the right places to deliver the homes and jobs needed up to 2037, along with identifying the new infrastructure required to achieve this.  The document proposes large-scale development in Heald Green which is detailed further down this page.

The consultation has now closed and you can view a copy of the Ratepayers Association’s submission in response to the consultation by clicking here

There were two drop-in events run by Stockport Council in Heald Green on Tuesday 12.02.19 and Wednesday 13.02.19.

Every home in Heald Green received a leaflet about GMSF inviting them to a Public Meeting, organised by the Ratepayers’ Association on Tuesday 12.02.19 at the Village Hall. Click here for notes from the Public Meeting

Although not able to attend in person, Local MP Mary Robinson sent a letter of support which was read out at the meeting. Click here to see a copy of the letter.

WHAT CAN I DO?

Apart from attending the drop in events and public meeting, there are a number of other things you could do:

  • The consultation is open until Monday March 18th and you can find details about how to respond to it further down this page
  • You can complete a questionnaire which the Ratepayers’ Association has created, to collate views from residents to assist the Ratepayers’ Councillors and wider Association to represent your views accurately in any future discussions, by clicking here.
  • You can sign Cllr Adrian Nottingham’s petition to put pressure on the Council to develop the old Cheadle Royal Nurses Home site by clicking here.
  • If you want to be involved more, The Ratepayers’ also convene a GMSF working group, this is a small group of people who did a great deal of work to assist with the preparation of the Ratepayers’ submission to the first draft of GMSF in 2016, if you are interested in working as a part of this group, please contact Cllr Adrian Nottingham
  • Display one of our posters which you can download from here

What has been done since the previous draft version?
Since 2016 all Greater Manchester authorities, including Stockport, have been looking at ways to increase housing supply in the urban area, particularly on brownfield sites.
As a result of this work the Council has identified more sites that are considered to be suitable for delivery over the period to 2037 and it has re-examined some of the density assumptions made about potential housing sites, particularly those around district and other centres.

What does this mean in terms of Green Belt loss?
The 2016 proposal was to build on nearly 90% of Heald Green’s Green Belt land, far more than any other ward in the borough. Under the current proposals, Heald Green would stand to lose more than 50% of its Green Belt land to development, even after taking into consideration new land which may be designated as Green Belt in the future. Once again this is far more than in any other area of Stockport and a proportion of the remaining Green Belt has already been developed.

How does the GMSF relate to the Stockport Local Plan?
If the GMSF is adopted the site allocations and the policies would become part of the development plan for Stockport. The housing and employment figures will form the basis for an assessment of future allocations and policies in a Stockport Local Plan. However, the Local Plan will consider a wide range of topic areas, such as transport, retail, open space, etc. at a Stockport level. The evidence bases, the issues raised and the options that exist for the Council will all still need to be assessed in the development of a Stockport Local Plan. That will be subject to a separate consultation on a Draft Plan later this year.

What are the Heald Green Allocations in the latest version of the GMSF?

Site 1: Heald Green (Allocation 37)

(Previously known as OA23 Heald Green)

Allocation 37 image.png

  • New parcels of land have now been added including:
    • Bolshaw Primary School
    • The whole of the public hall field and land occupied by the Village Hall and associated car parks (NB: see further information about the Covenant on this land at the bottom of this page)
    • The land on which stands the Football Club building and the field behind it
  • Some pieces of land included in the 2016 draft GMSF have been removed:
    • Nixon’s Farm Shop and the land south of it (Robinson’s land, where the greenhouses are)
  • The proposal is now to build 850 homes on this site, rather than the 2000 proposed in 2016 with access from Outwood Road. Realistically, this can only be achieved by putting a road up the Village Hall field, although the plan does not say this! An emergency access and cycling and walking access would be put onto Finney Lane.
  • Provision for appropriate provision and improvements to the station parking at Heald Green
  • Provision for an improved and/or replacement Village Hall for community uses
  • Delivery of a route to support a bus rapid transit route through the site
  • Contribute towards additional health provision needs generated by the development
  • Contribute towards the provision of additional school places within the allocation site together with financial contributions for offsite provision. The existing local primary schools will need to be expanded to respond to the increasing educational demands in the area. A secondary school may also be needed, and this could be provided onsite, or offsite.
  • It is proposed that the site would include a minimum of 30% affordable housing.

What about the Village Hall Field Covenant?

The 11 acre field on which the Village Hall stands was sold to Cheadle and Gatley Urban District Council by Walter Meredith in 1936. It is now owned by Stockport Metropolitan Borough council, as successor authority. The sale included a covenant of which we have a copy. The relevant wording states that the field can only be used as open space. However, it must be realised that covenants can be set aside. There is a legal process to achieve this and any attempt can be fought but the result could go either way, so we cannot assume that the covenant is an absolute defence against a plan for a road.

We are currently attempting to locate the descendants of Walter Meredith. We have written to the last known address of his daughter and are awaiting a response.

Site 2: Griffin Farm, Stanley Green (Allocation 40)

(Previously known as OA22 Land off A34)

This site, although totally within Heald Green, has been given a name which does not contain the words “Heald Green”

Allocation 40.png

  • The proposal is now to build 850 homes on this, smaller, site rather than the 3700 proposed in 2016 (2700 of which would have been in Heald Green).
  • Proposals include provision of a new rail station at Stanley Green, combined with a park and ride scheme and the introduction of a bus rapid transit system through the site to encourage fewer people to travel by car along the A34.
  • It is proposed that the site would include a minimum of 30% affordable housing.
  • Some pieces of land included in the 2016 draft GMSF have been removed;
    • All of the land on the far side of the A34 in Cheadle Hulme
    • A small piece of land on the southern side of Bolshaw Rd between Wilmslow Rd and Bolshaw Farm Lane
    • A small parcel of land between the back of some of the houses on Syddall Avenue and Hilary Avenue and the A34
    • A narrow sliver of land on the Heald Green side of the A34 between Heald Green and Cheadle Hulme

The Ratepayers have not provided a template letter because it is less likely to be effective than individually written responses however, the Ratepayers’ distributed a leaflet at the Public Meeting suggesting some points you may wish to consider in your response:

  • An additional 1700 homes added to Heald Green. This is an increase of one third homes in Heald Green with resultant increased needs for health, social care, education, leisure, open space.  Also much increased traffic, despite an extra bus route and train station
  • 46% of the homes the document proposes for the whole of Stockport are planned for Heald Green
  • All of Heald Green houses are in our Green Belt
  • Whole of Greater Manchester Green Belt reduction is 4.1%. Heald Green’s Green Belt reduction is 50%, with a large amount of what would remain already built on e.g. greenhouses
  • The field behind the Village Hall is in regular use for recreation and contains two football pitches. It is also the site of Heald Green’s main Village event the Heald Green Festival, attended by thousands.  To drive a road through it would be totally unacceptable.  It has a covenant from 1936, which precludes building on it.
  • New railway station at Stanley Green is welcomed but could be better used if some or all of the homes proposed in GMSF1 for the East of the A34 (Cheadle Hulme) were added back in and taken out of the Heald Green allocation.

Where can I find further information?
The GMSF will be available on the GMCA website or via the Stockport Council website and a hard copy of the GMSF will be in Fred Perry House by Stockport Town Hall. In addition, copies will also be placed on deposit at each of the libraries across the borough.

How do people make comments on the GMSF?

Formal comments (e.g. in objection to or support of the GMSF) should be made either online which is the quickest and most effective way for comments to be made at: https://www.gmconsult.org/   If you have difficulty using this, step-by-step instructions are given at the foot of this page.

In addition, comments can be made by email to planningandhousing@greatermanchester-ca.co.uk.

Comments can also be sent by post to:

Planning Team Consultation
Greater Manchester Combined Authority
Churchgate House Reception
56 Oxford Street
Manchester
M1 6EU

How will concerns raise by the general public be taken into account?

All comments made in response to the draft GMSF document will be assessed by the joint team working on the GMSF and will be used to inform the next stage of the consultation. It is important to note that this is a draft document and that there will be further opportunities for comments at the next plan stage . The different between this version of GMSF and that produced in 2016 shows that people’s views are important and can have an impact on how the plan develops and what it contains.

 

Step-by-step instructions for completing the on-line comments form:

1. Go to gmconsult.org

2. Go to “The Greater Manchester Plan for…”

3. Scroll down to “Get started”

4. Click on and fill in first section “About you”, which is compulsory

5. Scroll down to “11h Stockport”. This will bring up the list of the 8 sites proposed.

6. Continue to scroll down past the list and map until you reach “No 119. Stockport-GM Allocation 37: Heald Green”. This is Nixon’s Farm/Village Hall field. Fill in the questionnaire, including the “explain” part.

7. Scroll further down until you reach “122. Stockport-GM Allocation 40: Griffin Farm, Stanley Green”. Again, fill in the questionnaire, including the “Explain” part.

8. Scroll right down to the bottom and press “Continue”

9. Again scroll right down to the bottom and press “Finish”

10. Finally, press “Submit”.

The information on this page gives information and suggestions of points you may wish to consider in your response, which are all listed as you scroll down the page.

DEADLINE 18TH MARCH