Simister/Bowlee - Northern Gateway (PfE policy JPA1.2)

The Simister Bowlee site provides the opportunity to deliver a comprehensive new neighbourhood that will support the sustainable growth of Atom Valley Mayoral Development Zone and the transformational employment-led opportunity within the wider Northern Gateway at Heywood/Pilsworth (policy JPA1.1).

About Simister Bowlee Development Framework

The Simister Bowlee Development Framework (SBDF) will establish the key principles for the development of the site and establish a policy/spatial framework against which future planning applications on the site will be considered. It will also help Bury and Rochdale Councils to ensure that the ambitions for the site are realised and the benefits to the communities of Bury and Rochdale are maximised.

What the Walshaw Development Framework will deliver

• 1,550 new homes

• 1,350 new homes in Bury (200 in Rochdale)

• Affordable housing in line with policy (currently 25% - around 335 affordable homes in Bury)

• Specialist and older persons’ accommodation

• New two-form entry primary school – located within the Bury part of the site

• New community and retail facilities to serve the needs of the new residents (and existing residents)

• New spine road through the site to provide access throughout the site

• Off-site highway works to mitigate for the development

• Active Travel network including cycleways and pedestrian links

• Green infrastructure including public open space, sports facilities and playgrounds

• Ecological mitigation and biodiversity net gain

• Surface water attenuation, SuDS and measures to protect hydrology and water quality

View the framework in full

The framework can be downloaded below or viewed at the following locations.

• Bury Town Hall, Monday to Friday, from 8.45am to 5pm
• Local libraries and the Tottington Centre. For opening hours see: Find a library and Tottington Centre

Have your say in our consultation 

Following Cabinet approval, we are now seeking your views on the draft development framework over a six-week period. The consultation will be open from 13 February to 27 March 2026.

Alternatively, send your response by email to: strategicsites@bury.gov.uk or post feedback to Strategic Planning and Infrastructure, 2nd Floor, 3 Knowsley Place, Duke Street, Bury BL9 0EJ.

Come to a drop in event (4pm to 8pm)

Tuesday 24 February

• Radcliffe Market, 11 Blackburn Street M26 1PN

Wednesday 25 February

• Elton High School, Walshaw Road BL8 1RN

Thursday 26 February

• Parrenthorn High School, Heywood Road M25 2BW

Thursday 5 March (event in Rochdale with Rochdale Council also in attendance)

• Edgar Wood Academy, Heywood Old Road, OL10 2QN

Strategic Environmental Assessment and Habitats Regulations Assessment Screening

The Council has undertaken an initial screening of the draft SBDF to determine whether there is a need for a Strategic Environmental Assessment (SEA) in accordance with Regulation 9 (3) of the Environmental Assessment of Plans and Programmes Regulations 2004 and European Directive 2001/42/C. Similarly, the Council has undertaken an initial screening of the SBDF to determine whether there is a need for a Habitats Regulations Assessment (HRA) in accordance with Regulation 63 of the Conservation of Habitats and Species Regulations 2017 (as amended) and European Directive 92/43/EEC (the Habitats Directive).

Consultation Statement

Regulation 12(a) of the Town and Country Planning (Local Planning) (England) Regulations 2012 requires the Council to produce a consultation statement before adoption of the SBDF and Regulation 12(b) requires the Council to publish the documents (including a ‘consultation statement’) for a minimum 4-week consultation.

Northern Gateway Transport Framework

The Northern Gateway Transport Framework defines our transport vision for this nationally significant development.It’s purpose is to identify and set a plan for delivering the transport infrastructure and services needed to unlock the full potential of the Northern Gateway, enabling sustainable and inclusive growth.

The framework sets out the required transport infrastructure and services needed to bring the site forward in alignment with the transport vision and the GM Local Transport Plan.

It will support sound decision making through the planning process and will be used alongside Supplementary Planning Documents to inform decisions on applications.