Agenda item

Report of the Leader and Cabinet Member for Strategic Growth is attached.

The Chair invited Councillor E. O’Brien, Cabinet Member for Strategic Growth, to present a brief overview of the report that had been circulated in advance of the meeting. Councillor O’Brien outlined the next steps in progressing the Local Plan site allocations and the associated Development Frameworks, emphasising their role in bringing forward strategic housing sites and supporting the delivery of the borough’s housing requirements.

Councillor Southworth raised concerns regarding a number of outline planning applications in Bury North on land currently designated as Green Belt, where applicants were seeking to classify sites as “grey belt”. He asked whether one of the aims of the PfE strategy was to reduce infilling within existing communities and ease pressure on local infrastructure, and what incentives existed for developers to prioritise allocated PfE sites.

In response, Councillor O’Brien stated that every planning application must be determined on its own merits against national, regional and local planning policy. He explained that the Council must demonstrate delivery of housing sites to meet both short-term housing supply requirements and longer-term housing needs. Progressing the Development Frameworks would help bring forward strategic housing sites and strengthen the Council’s ability to resist development on unallocated sites.

Councillor Birchmore queried the Council’s approach to “grey belt” land and whether there were any adopted criteria for identifying such sites. It was explained that the National Planning Policy Framework defines grey belt land as Green Belt land that is either previously developed or does not strongly contribute to the purposes of preventing unrestricted urban sprawl, preventing neighbouring towns from merging, or preserving the setting of historic towns. The Council had not conducted a specific assessment to identify potential grey belt sites, but this could be considered in the future.

Discussion then moved to monitoring arrangements within the Local Plan. Members heard that a comprehensive suite of key performance indicators would be used throughout the life of the Plan, covering a wide range of measures including housing delivery, climate change and biodiversity. Officers advised that the monitoring framework would provide early indications where policies or approaches may require adjustment, although significant changes were not anticipated.

Councillor Sheppard asked several questions relating to housing delivery targets within the Local Plan. Officers confirmed that the housing requirement of 452 dwellings per year between 2025 and 2030 was not linked to any specific dwelling type, although both PfE Policy JP-H3 and emerging Local Plan Policy LP-H3 promote a suitable mix of housing sizes and types.

Members were advised that there had been 836 housing completions between 2022 and 2025, exceeding the PfE requirement of 738 dwellings over the same period, meaning there was no housing shortfall. It was further confirmed that the housing land supply includes sites identified within the Strategic Housing Land Availability Assessment (SHLAA), including major brownfield opportunities such as East Lancs Paper Mill.

In response to a question regarding the make-up of the 836 housing completions, officers highlighted that the largest contributors included developments at Mountheath in Prestwich, the former Andrews Textiles site in Bury, Bevis Green, York Street in Radcliffe, the former Cussons site at Kersal Vale Road, Bury Magistrates Court and a range of additional schemes across Radcliffe, Whitefield and Bury.

Questions were also raised regarding windfall housing development. Officers confirmed that the SHLAA is reviewed annually to identify potential residential opportunities and that windfall developments can contribute towards meeting both short-term and long-term housing requirements. Windfall sites may either supplement existing supply or replace allocated sites that fail to come forward. It was also noted that some sites with planning permission may not ultimately be delivered and annual reviews help maintain an accurate assessment of housing land availability.

Further discussion took place regarding housing for older people. Officers explained that leasehold sheltered or retirement housing generally relates to owner-occupied accommodation provided by the private sector, whereas conventional sheltered housing is typically rented accommodation provided by local authorities or housing associations. Suitable locations are assessed through planning judgement, with key considerations including access to public transport, services, health facilities and town centres. Whilst the Local Plan does not allocate specific sites for older persons’ accommodation, provision is expected within the PfE allocations at Elton, Walshaw and Simister Bowlee. Members also noted current and proposed schemes including the former Millwood School site at Fletcher Fold and opportunities at The Elms in Whitefield.

Councillor Birchmore sought clarification on affordable housing requirements, noting that developments within Bury, Radcliffe and Prestwich town centres are required to provide 15% affordable housing compared with 25% elsewhere. Officers explained that independent viability evidence demonstrated greater delivery challenges within town centres, leading to the lower requirement. Councillor Pilkington questioned the definition of affordable housing. The Leader advised that planning policy definitions are applied, including housing delivered at a percentage below market value, although the Council continually seeks opportunities to exceed minimum requirements wherever possible.

The Committee also discussed Houses in Multiple Occupation (HMOs). Councillor Birchmore asked how the Local Plan would assess whether a proposal would have an unacceptable impact on residential character. Officers advised that guidance contained within SPD13: Houses in Multiple Occupation provides detailed criteria and that assessments would consider planning submissions, consultation responses and other material planning considerations, including impacts relating to noise, parking and waste management.

In relation to renewable energy, Councillor Birchmore asked whether all new homes could be required to incorporate solar panels. Officers explained that changes to Building Regulations through the Future Homes Standard, expected from March 2027, will introduce requirements for renewable electricity generation within most new homes. Given the national regulatory framework, it was not considered necessary to duplicate these requirements within Local Plan policy.

Members also discussed biodiversity net gain requirements and ecological mitigation. Officers advised that biodiversity enhancement would continue to be delivered through appropriate mitigation measures and receptor sites where required. During discussion, the potential role of habitat creation and species reintroduction was raised, although no commitment was made regarding specific initiatives.

Questions were raised regarding the Housing Needs and Demand Assessment (HDNA). Officers confirmed that the 2024/25 HDNA forms part of the evidence base for the Local Plan. Members discussed historic proposals for a commuter rail service on the East Lancashire Railway (ELR) corridor. It was noted that the Council would not support any proposal that could undermine the operation or heritage value of the ELR and that previous proposals had not progressed following assessment.

Discussion also considered housing affordability across the borough, particularly in more northern communities. Members acknowledged ongoing challenges in providing affordable housing and noted the importance of working with housing associations and registered providers to expand affordable housing supply.

Councillor Sheppard raised several questions regarding climate change and the Council’s commitment to supporting Greater Manchester’s ambition to become carbon neutral by 2038. Officers explained that progress is monitored through Greater Manchester environmental reporting, Places for Everyone monitoring arrangements and Authority Monitoring Reports. Strategic Policy JP-S2 within PfE already requires development to minimise carbon emissions, improve energy efficiency and maximise renewable energy generation. Viability implications had been considered through the PfE evidence base and whole-plan viability assessments.

Questions were also asked regarding air quality, noise pollution and contaminated land. Officers reported that Bury currently has no designated air quality management areas exceeding statutory pollution limits, reflecting improvements in vehicle technology and the transition towards low-emission public transport. Nevertheless, major developments are required to consider air quality impacts and planning conditions may be imposed where necessary. Policies also exist to address risks associated with noise, contamination and other environmental hazards.

Councillor Rydeheard asked about the examination process and potential consequences if the Local Plan were found unsound. Officers explained that the examination process would identify any necessary modifications and expressed confidence that the submitted plan represented a sound and robust framework.

Finally, Members discussed the proportion of development taking place on brownfield land, with officers indicating that almost 90% of recent housing delivery had been on brownfield sites. A request was made for the exact figure to be provided following the meeting. Further discussion took place regarding viability challenges affecting affordable housing delivery and the importance of securing the right mix of housing, including specialist accommodation for older people, through future development frameworks and site allocations.

It Was Agreed:

·         Support the local plan submission going to cabinet

·         The update be noted

·         Receive further updates at a future meeting after consultation