Oldham Council officers are recommending approval for plans that would deliver 111 new homes at two former mills in Saddleworth, despite objections from the parish council, local residents, and a business currently operating on one of the sites.
The proposals cover two separate developments. At Wall Hill Mill off Wall Hill Road in Dobcross, 26 homes are planned, with existing buildings on the site set to be demolished. At Waterside Mill in Greenfield, the applicant, Tanner Bros (Greenfield) Ltd, is seeking permission to demolish 'poor-quality buildings', convert the older mill buildings into 59 apartments, and build 26 homes on part of the site. All of the homes are intended for people over the age of 55, and none of the development will be on greenbelt land.
Details of the Two Mill Sites
The Wall Hill Mill site sits within the greenbelt but is classed as previously developed land because of the presence of the mill. A large industrial building currently occupies the site, along with the remains of the older mill. Homes in the area have previously been granted planning permission, and the land's owners argue that assessments show the land is unviable for employment opportunities.
A design and access statement for the plans said the development would provide an 'aesthetic scene' and 'high-quality family housing' alongside 'appropriate and attractive landscaping', adding: "The development seeks to create a safe and accessible environment where crime does not undermine the quality of life."
Opposition and Concerns Raised
The plans have faced local opposition. Saddleworth Parish Council argues the plans should be rejected over sewage and flooding concerns, as well as the loss of land available for businesses in the area. Thirty-one people have also written to the council objecting, as has the site's current operator, K&M Global Limited, which employs 25 people and is described as a 'thriving' vehicle dismantler, servicer, and recycling business.
The firm argues there is little justification to convert the site into homes and that the business remains successful and actively investing in the site. The company has raised concerns that it would struggle to relocate.
A council report said: "The objector disputes the conclusions of the submitted viability assessment, arguing that it does not accurately reflect the current operation of the site. It is contended that the site's continued occupation, investment and growth demonstrate that the employment use remains viable and capable of continuing into the future."
Assessment and Next Steps
The viability assessment by Stannybrook Property Consultants suggested a number of employment and business-related scenarios were unviable. This was supported by an independent survey commissioned by Oldham Council, while further evidence suggests the site is deteriorating and needs major investment.
In their assessment, council officers said 'the substantial benefits arising from the redevelopment and regeneration of this previously developed site, the delivery of new housing, ecological enhancements and the site's compliance with green belt policy outweigh the identified harms'.
The potential Waterside Mill development sits near to the Chew Brook on the edge of Greenfield below the Dovestone Reservoir. The cotton industry mill was built by the Buckley family in 1838 before being bought by the Tanner family in 1919.
The plans were due to be considered at a council meeting on October 21, but this was postponed to allow Saddleworth Parish Council to comment. Alongside the new homes, the development promises to deliver 'spacious landscaped courtyards' and a 'village environment' set against a 'dramatic Pennine landscape' and 'unique setting'.
Planning documents attached to the application said: "The owners are long-standing family members who have been custodians of the site over many decades adapting to changes in the economic climate and ensuring the retention of the historic fabric of the buildings as best they could. Similarly, in the light of economic constraints, they have made a positive decision to move forward with a planning application which will provide a sustainable future for this unique historic complex and will enhance its immediate surroundings."
