By George Lythgoe, Local Democracy Reporting Service
CAMPAIGNERS opposed to the hugely controversial Godley Green Garden Village plan have been left delighted after its latest version was thrown out by planning chiefs.
But they insist the war is not over.
An amended scheme to build 2,150 homes on land next to Mottram Old Road in Hyde was voted down by Tameside Council’s Speaker’s Panel (Planning) committee on Wednesday, January 14.
The Correspondent understands a lack of certainty over whether the two sections will be linked by a bridge and whether a health centre will be included led to the cross-party refusal by members.
Even though a proposed leaflet design includes a commitment to a GP practice, the prospect of the two parts not being linked is raised in planning documents.
They state: “There is a potential for a link road across Godley Brook.
“In the event that this east-west link is not/cannot be delivered, the western village will have an emergency access provided adjacent to the village’s main entrance.”
That raised concerns, chiefly as a proposed Section 106 agreement included options for cash contributions instead of the bridge or the healthcare facility.
People opposed to Godley Green – which has seen 4,205 letters of objection and a 4,459-signature petition against – voiced other worries.
This plan showed eight key changes to the proposals voted through in November 2023.
They include the removal of land to the south of Mottram Old Road, revised education and community use provision, a reconfiguration of designated village centres and increased flexibility of uses within them, plus additional developable land in the site’s north western corner.
Documents add that after discussions with Tameside Council: “The proposed school site has been amended to a swing block which will be developed for either, education use, with community facilities, sports facilities, residential development or open space.
“If education infrastructure is not requested to be provided on site, a financial contribution in lieu will be provided via a Section 106 agreement to mitigate any impacts of the development.”
The updated land use specification allows for a broader mix of uses within the village centres, including shops, cafés, offices, health services, indoor recreation, residential and care-related uses, libraries, places of worship and community halls, as well as public houses, hot food takeaways and laundrettes.
“This expanded mix is intended to support a more vibrant and adaptable centre, capable of responding to changing community needs and market conditions,” paperwork states.
However, the ‘ambiguity of the plans makes it impossible to know what we are voting on’, said Cllr Adrian Pearce – a common feeling among the panel members.
Cllr Doreen Dickinson echoed the feelings of the many objectors in the room that the significance of these proposed changes should have been brought to the committee as a whole new planning application, not as a variation.
Cllr Vincent Ricci criticised the 15 per cent affordable housing provision, just 322 houses out of 2,150, and he and other panel members felt the council should be pushing to deliver more than the bare minimum.
Objectors’ reasons to refuse were listed as Jane Lawton told the meeting: “This is a place the community knows, uses and loves. Once it’s gone it’s gone forever.”
Fellow campaigner Claire Elliot spoke about Alan French, who lives on a small farm right in the middle of the proposed development and is terrified he could get the boot any day.
According to documents, Godley Green would take 15 years to build, starting in 2026 and full completion in 2041.
If all goes to plan, it is anticipated the first occupation would be in 2028.
Planning agent representing MADE Partnership, which is working with Tameside Council, Rhian Smith, explained that all procedures have been followed lawfully and that dedicated green spaces, play areas, and biodiversity enhancements would all be included in the plans.
She emphasised enhancement would be made to already busy roads around Godley – Green Lane, Brookfold Lane, Lily Street and Werneth Avenue.
“The applicant is fully committed to deliver an exemplary Godley Green Garden Village,” she added.
Despite the positives the scheme could bring tabled by the developers, the councillors on the panel were not convinced.
Many of them felt it was not clear what they were actually voting to approve, saying the details of the scheme were lacking the clarity they needed to make an informed decision.
The refusal, however, is not yet final. The panel’s decision will now be sent off to the government’s planning inspectorate, who has the final say on the matter.
And Hyde Godley Councillor Andrea Colbourne said: “It doesn’t mean that Godley Green is off the table.
“It means that scrutiny that lacked beforehand is now brought to the forefront.
“The fight is still on. We’ll regroup and consider the next steps.”
And Claire, of the Save Tameside Greenbelt group, told The Correspondent the prevailing political climate may have contributed to the decision.
She said: “The strength of the arguments presented by the six objectors clearly resonated.
“The current political climate in Tameside has fostered a panel that is finally willing to apply the necessary scrutiny to developments of this scale.
“The panel correctly identified significant flaws and a lack of detail regarding the project’s impact on our local health services and infrastructure.
“The presence and strong vocals from figures like former council leader Cllr Ged Cooney and Cllr Allan Hopwood in support of the decision given underscore that this is a cross-party issue of public concern.
“The message is clear. The Godley Green Garden Village proposal requires renewed review and removal in favour of further public engagement and increased brownfield development.
“We will continue to encourage meaningful public engagement and to look out for our green spaces across Tameside.
“We are not against housing, just not the wrong plan in the wrong place.
“We believe that once it’s gone, it’s gone forever.”
A Tameside Council Spokesperson said: “The decision not to approve the revised Godley Green outline planning application is of course very disappointing for the Council and our partners.
Tameside, like all local authorities is facing a housing crisis, and we cannot meet our housing needs by building on brownfield land alone. Godley Green therefore remains a key strategic site where we can meet our housing needs while increasing accessible green space and remains a designated site allocation in the Greater Manchester Places for Everyone Plan.
We remain committed to delivering the much-needed homes for future generations in the best possible way and we will now look together with our development partner, MADE, at options available to us to in light of the decision.”