Final straw to scupper 600 homes on abestos site?

Early evening traffic jam on Mellor Street

Spodden Valley campaigners say a planning approval for over 100 homes at the former Alexander Drew site at Mellor Street may be the ‘final straw’ that could scupper controversial plans for hundreds of homes at the former TBA site in the Spodden Valley – once the world’s largest asbestos textile factory.

Although SSV campaigners maintain that health and safety issues regarding contamination are paramount, they say the permission just granted for the Mellor Street development may contribute to scupper plans for homes on the TBA site. The reasons include:

Brownfield land targets
The former Alexander Drew site on Mellor Street is classified as ‘brownfield’ (previously used land). Central government rewards local authorities meeting targets to allow developments on Brownfield land with a “Planning Delivery Grant”. The 100+ new homes for Mellor Street will be a substantial contribution towards those targets - especially with the approvals already granted for Dexine, Greenbooth and Rainshaw mills off Edenfield Rd in Norden and the former TBA “Invent” site in Shawclough.

Traffic saturation
The additional planning applications now granted in the area will saturate roads that are already gridlocked at peak times. Edenfield Road and Mellor Street are already heavily congested. 

Traffic analysis conducted in 2004 for MMC Estates and Countryside Properties was openly criticised by RMBC’s Head of Planning. Mr Smith voiced his concerns at Public meetings and BBC Radio 4 broadcasts. 

SSV campaigners now say that in the 3 years since the TBA planning application was submitted new traffic statistics will have to be factored in. The new figures will have to consider traffic resulting from plans granted for about 500 new homes that will use the A680 Edenfield Rd that meets with roads from Meanwood, Spotland, Falinge and Shawclough.   
Buildings of architectural merit

For years Rochdale Civic Society and others who value our town’s heritage have expressed concern over the blanket demolition of areas to create ‘blank canvases’ for property speculators. Recent examples of historic buildings flattened include the Electric House and former Smith Street Methodist Chapel both demolished BEFORE plans for the Town Centre regeneration went to public consultation. 

The new stance by Rochdale Council on preserving Rochdale’s architectural heritage will be welcomed by many. Local buildings on the danger list from demolition could include Oakenrod School -a building of a similar date and distinctive style to the former Corporation Tramway offices on Mellor Street.

Industrial use
In the recent Alexander Drew planning meeting, it was reported that Rochdale Council officers, Beva Investments and Cllr Allen Brett called for the homes plans to be rejected because of the need for industrial units in the area. Cllr Brett is reported to have said “We have a duty to preserve industrial land in the borough.”

SSV campaigners were surprised at the apparent change of heart regarding the need for industrial units. They say such a stance should be welcomed as this could create sustainable local employment for north Rochdale without the need for additional commuting. However, they are puzzled why this was raised as an objection at the Mellor Street planning application. This is because, over the past few years, the need for commercial units to create local jobs has been dismissed when the very same issues were raised by local people. They cite as examples: Dexine and Greenbooth Mills in Norden, and especially, the controversial manner the former “TBA Research Block” in Shawclough that obtained residential consent earlier this year. 

Asbestos and contamination
SSV maintain that its greatest concern over the former TBA site will always regard the dangers of asbestos and contamination. The late Abdul Chowdry, former national Health and Safety Commissioner described any plans to disturb the 72 acre site as “unearthing a monster”. 

As previously reported on Rochdale Online, the public planning file for TBA contains letters from MMC Estates’ new agents Knight Frank. Correspondence refers to new environmental consultants Jacobs and their need to re-evaluate the former asbestos factory site. 

One of Knight Frank’s letters states:

“The [Conceptual Site Model] CSM and the subsequent cost of remediation will be key in order to establish an appropriate mix...to ensure that the scheme ultimately posed is financially viable”. 

On viewing Knight Frank’s letter referring to financial viability, SSV co-ordinator Jason Addy suggested that the whole TBA planning application could already be in “utter disarray”. 

He added: "In addition to the huge contamination concerns for the Spodden Valley site, perhaps there are unforeseen consequences resulting from the result of decisions made by the Planning and Regulatory committees regarding the Alexander Drew/Mellor Street residential planning approval.

"Could this be the last straw in MMC Estates’ hopes to build over 600 homes and a children’s nursery on the site of the world’s largest asbestos textile factory?"