Controversial Godley Green housing plan rejected

The latest version of a scheme to build more than 2,000 homes in Hyde’s countryside has been rejected.

The Godley Green Garden Village proposal of 2,150 homes has long been earmarked for the land off Mottram Old Road. 

Since it was first touted almost a decade ago, it has garnered more than 4,000 objections from locals who want to see the green space preserved. Several of those staunch objectors were at a planning meeting of Tameside council today (January 14) to witness the plans being thrown out – giving a loud cheer when the decision was made.

The proposal would have seen Godley Green Garden Village split into two halves by Godley Brook, each with its own centre, including up to 1,300 sqm of retail space, 1,600 sqm of commercial and 1,000 sqm for community use. In addition to 2,150 homes, green spaces, play areas and ‘biodiversity enhancements’ are also proposed.

Despite the proposal getting outline approval back in November 2023, it was brought before the planning panel of Tameside council once more – seeking approval for the changes to the scheme.

The changes included the impacts of the financial contributions from the developer MADE Partnership, a joint venture between Barratt Redrow PLC, Homes England and Lloyds Banking Group. MADE, who are working in conjunction with Tameside council, offered almost £29m of improvements to the area of Godley.

The Section 106 (S106) cash was intended for road infrastructure improvements, a new primary school, healthcare facilities, biodiversity net gain and a bridge going east and west between the two proposed villages. However, there were options for a cash contributions instead of the bridge or the healthcare facility.

The ‘ambiguity of the plans makes it impossible to know what we are voting on’, said Coun Adrian Pearce. This was a common feeling amongst the panel members who met at Guardsman Tony Downes House in Droylsden.

Coun 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.

This wasn’t the only issue the panel had with the scheme though. Coun Vicent Ricci criticised the 15 per cent affordable housing provision, just 322 houses out of 2,150.

Although 15 pc meets the council policy minimum, Coun Ricci and other panel members felt that the council should be pushing to deliver more than the bare minimum on the landmark scheme.

Campaigners who have long fought to get the Godley Green plan thrown out listed a plethora of reasons to refuse the application.

Objectors’ reasons to refuse were listed: thousands of tonnes of CO2 emissions produced; 15 years of disruption from construction; destruction of wildlife habitats; a lack of accuracy in planning documents; and the uprooting of people from their homes.

They feel it would ruin a peaceful green area that was formerly designated as green belt land. The site to the south of Hyde is no longer classed as green belt land following the adoption of the Places for Everyone (PfE) plan, approved by nine Greater Manchester councils.

Jane Lawton said: “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. Mr French, in his 70s, doesn’t want to move, but he’s terrified he could get the boot any day, the meeting was told.

Planning agent representing MADE, 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’,” Ms Smith 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 wasn’t 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.

Campaigners against the Godley Green garden village outside Guardsman Tony Downes House in Droylsden. Credit: Charlotte Green