Sainsbury's Coming To Westhoughton…
Bolton Planning Committee Approve Sainsbury's
On 11th January, the Planning Meeting took place to decide the joint planning applications of Sainsbury's on Cricketers Way and the Cricket Club's move to The Hoskers. Sainsbury's people presented for it. Speaking against were former Mayor and 'cricket club' insider Peter Finch and David Chadwick on behalf of SWAN.
Cricket Club Looking To Move
In a new twist to an old planning application. Back in 2004 Westhoughton Cricket Club sought to sell off the current site on Cricketers Way for housing, in order to fund relocation and redevelopment on land at the Hoskers. They were successful in getting planning permission at The Hoskers* but the proposed housing development was refused. Rightly so. The current home of The Tyldesleys is designated as 'Recreational Land' and thus 'safe' from becoming yet another housing development in Westhoughton.
An 'exhibition' of the proposals and plans took place in March to give people an overview of both projects. We did ask that Sainbury's provide SWAN with information and images that may be viewed by visitors to the website, who may have been unable to see the displays. [Sainsbury's have decided against providing us with the requested information and graphics.] Given the contentious nature of the application, one of the key objectives of Sainsbury's and their consultants will be to provide evidence that the scheme is widely supported by local people. A recent Channel 4 Dispatches programme shed some interesting light on the practices of brought-in consultants in their goal to provide the required evidence of support.
SWAN objected to the housing application in 2005. Today SWAN still have concerns with the new proposal, these are listed below in a letter submitted to the Bolton Evening News (22/2/07):
We realise that many residents of Westhoughton may welcome the addition of a new supermarket to provide people with more choice than the limited provision that exists now.
We understand that Sainsbury's have stated that they will be consulting widely on this issue before submitting a planning application. But, before people come to any decision, we would like them to consider the following points:
- Cricketers Way was built specifically to act as a bypass to relieve the traffic congestion on Market Street along the A58 trunk road. The building of a supermarket in the proposed location would inevitably lead to a change in the traffic arrangements, further slowing down the traffic along this very busy main road.
- The proposed site is relatively small and would not provide the anticipated range of retail products associated with a normal-sized supermarket. Any enlargement could only take place by adding the adjoining playing fields, which were provided as a replacement for those lost by the creation of Pavilion Square.
- Such a development will have an effect on the viability of the few remaining shops in Westhoughton, leading to further deterioration of the town centre.
- The loss of The Tyldesleys cricket ground would lead to a reduction in the amount of recreational and open space.
- PPG17 states that open space and sports and recreational facilities that are of high quality, or of particular value to a local community, should be recognised and given protection by local authorities through appropriate policies in plans. The proposed relocation to The Hoskers would result in the loss of informal open space, which may affect the wildlife and biodiversity of the area.
As recreation grounds are classed as greenfield sites, planning permission for house building is difficult to obtain. If supermarkets are able to build on such sites, this will set a precedent which could result in wholesale loss of playing fields and open space throughout the Bolton borough.
We understand that this historic ground is protected by covenant, and it would be a pity if the expressed wishes of the benefactors were to be ignored, especially as we are led to believe a supermarket site was available on Pavilion Square during construction and it was rejected by a number of retail outlets, including Sainsbury's, because the catchment area was too small.
It is often the case that developments like this are short term, and business plans may change over time through mergers or takeovers. In that situation, the status of the site would become designated as previously developed land, thus ensuring that it can never revert to greenfield status.
We hope the residents of Westhoughton will carefully consider the long term as well as the short term implications of this proposal.
Cllr David Chadwick, Chairman SWAN (Save Westhoughton Act Now).
Sainsbury's charm offensive began in March with exhibitions and displays taking place in the library and Town Hall. Feedback seems to suggest that far from there being overwhelming support for the new supermarket, there are plenty of people not so sure about it. Sainsbury's is currently the subject of a £10b private equity take-over bid; in light of this doubts must surely hang over its future plans and the certainty of any agreements made with the existing owners. If the 'credit crunch' deepens questions might be asked about the viability of any scheme…
We understand that even some members of the Cricket Club itself are not that happy about moving from their central location. The company behind and driving through the relocation, 'Club Design Ltd', specialise in land swops - building houses on recreational sites (land assets) to fund redevelopments. It is astonishing, that since 1992 some 34,000 playing fields and counting have been sold off for development. It is believed that Melrose, involved in the unpopular market redevelopment, are also involved here. The land is leased by the Bolton Council to the Cricket Club. We are not sure what deals have already been done by our cash-strapped masters in Bolton.
The Cricket Club recently invested in the existing clubhouse and facilities, however, we understand a substantial offer has been made for the site by the retail giant. A new cricket club will offer the promise of improved sporting facilities and benefits to local clubs. It is a pity that the suitable land originally set aside for retail development at Pavilion Square was turned into housing, and that recreational land is now under threat from developers.
To find out details of the two applications and to view online documents, you will need to go to the
Bolton Council Planning Search webpage…
Then then add the Planning Application Number (below) in the Application Quick Search section:
Sainsbury's (Cricketers Way): 78000/07 | Cricket Club (The Hoskers): 78039/07
*Land at the Hoskers is one of the very few remaining pieces of open land in Westhoughton. Designated by planners as 'open recreational land,' it is used by locals for walking or passing through, dog owners walking their dogs, and until recently a local stables for grazing… Of value locally, and with an undetermined wildlife significance, should the new plans go through it will become another parcel of 'open' land lost to development.
The current cricket club land once given over for commercial development will never revert back to its recreational status and could in the future be sold off for housing as it would become a 'brownfield' site.
A good example of this is the Bellhouse Hartwell site, which given its green belt status obtained special approval to have a factory to provide employment. The business got into difficulties and the factory closed and local employment lost. Consequently, developers were recently given permission to build 70+ 'luxury' homes on land that perhaps might have been of greater local benefit had it reverted to its original green belt status and use made of the lake and land to provide a leisure and recreational areas for local people and even visitors.
www.swanonline.co.uk