A ‘DOG’S breakfast’ of a plan for Godley Green Garden Village has passed the next step towards becoming reality, after approval was compared to ‘environmental barbarism.’
But scrutiny from campaigners against the 2,150-home scheme will not drop, while a vote to approve outline planning permission was not unanimous.
How almost £29 million of section 106 money, which will be used to fund improvements both around the contentious scheme and in the wider area was detailed at a meeting of Tameside Council’s Speaker’s Panel (Planning) committee on Wednesday, March 18.
Changes include a guarantee a health facility and primary school will be provided on the site, along with MADE Partnership becoming responsible for the legal document, after the panel rejected the scheme in January, resulting in complaints from firms working on it and a four-figure legal bill.
However, despite the latest proposal – which Tameside Council is applying for – passing the committee, several Councillors remain opposed.
Panel member Doreen Dickinson, who along with Gary Ferguson voted against it, slammed its make-up.
She said: “I think it’s a dog’s breakfast if I’m honest.”
A hearing that lasted four hours also heard from Hyde Godley’s Andrea Colbourne, who echoed residents’ calls for an independent review of the application before approval can be given.
She said: “The current section 106 draft is not fit for purpose. It lacks clarity and detail. For a development of this scale, that is simply not acceptable.
“The panel is essentially being asked to approve an outline application based on trust, rather than detailed evidence.
“Once this land is gone, it’s gone forever.”
Longdendale’s Allan Hopwood added: “As a Tameside Councillor, I’m committed to fighting this and I call upon all of us to stop this madness before it’s too late.
“This was and is still farmland and the level of affordable housing is shockingly low.
“History will be your judge.”
Droylsden West’s Barrie Holland highlighted a number of sites within walking distance of the meeting that could be converted into housing, with others around the borough, rather than using green space.
He said: “One of the biggest myths is there aren’t sufficient brownfield sites that can accommodate these houses – that’s simply not true. It’s a complete myth.
“If you allow this to go through, it’s an act of environmental barbarism and you will be judged on that.”
Several protestors also made their feelings clear, as Cllr Joe Kitchen spoke about why he backs Godley Green.
Claire Elliott, of Save Tameside’s Greenbelt, claimed the application contains land at Far Meadow Farm, which owner Alan French is refusing to sell, and is based on ‘shifting figures, knee jerk reactions and inaccurate and misleading maths.’
Jane Lawton highlighted the pressure the new occupants would place on drainage systems, citing figures of raw sewage discharges.
Pete Brocklehurst, of the Friends of the Trans-Pennine Trail – which will be re-routed, spoke of fears of an increase in safety risks, particularly during construction.
Should Godley Green be built, millions of pounds will be invested into the area and Hyde under a section 106 agreement.
That includes £13 million on the primary school being built there, £3.6 million towards the cost of a new bridge to Hattersley railway station, £2.65 million for improvements to Green Lane and Brookfold Lane, £2 million for improvements to green spaces including Werneth Low, Great Wood and Vincent Park and £1.9 million, mostly split between Hyde United and Hyde Cricket and Squash Club, for new sporting facilities.
Homes will be built in 11 phases over 15 years, with the largest being 514 homes in the western village, while 363 properties would be affordable.
Mark Phillips, Tameside Council’s major projects manager, told the meeting: “New homes are essential to meet the existing and future needs of the borough.
“Godley Green’s important for three reasons – to achieve the objectives of the development plan, to meet growth and regeneration ambitions and to meet the housing needs in Tameside.
“If not for Godley Green, there would need to be alternative sites identified and without it, the risk is the door would be open for developers to submit unwanted, speculative applications.
“Godley Green is a key delivery project within the council’s corporate plan.”
Kate McClean, head of planning at MADE Partnership, added: “Godley Green Garden Village is Tameside Council’s foremost delivery priority.
“Local expenditure by new residents could amount to £32 million a year, capable of maintaining about 450 jobs in local services. The two local centres proposed could support about 200 jobs.”
And after the proposal was voted through, Tameside Council’s leader, Cllr Eleanor Wills, said: “This resolution to grant consent is ultimately the result of our forming a strategic partnership with MADE so that we could address the opportunity in the best possible way, and I look forward to watching its progress.
“The designs not only consider the importance of infrastructure and green spaces, but also the mix of people that come together to make a proper community.
“Godley Green will have homes for young couples and families, retirees and single people, offering a range of sizes and tenures.
“We’ll create a natural, representative community from the outset, that works for toddlers all the way to their grandparents.
“The development has been thought through very carefully indeed and will be a welcome addition to Tameside whilst helping us fulfil our obligations to central government to provide more high-quality homes as our population grows.”
Stephen Kinsella, managing director MADE Partnership, added: “This is a major step forward after a considerable amount of hard work and constructive engagement with our partners at Tameside Council and key stakeholders.
“We are planning a high-quality development where green space and community facilities are at the heart of its design. Godley Green Garden Village will be a place where residents will be proud to live, work and relax.”
MADE Partnership aims to submit a reserved matters planning application for the infrastructure required for the East Village this Spring, with an initial housebuilding reserved matters application following shortly after.