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).

What the Simister Bowlee site 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

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.

The draft development framework

Consultation on the Draft Development Frameworks for Elton Reservoir, Walshaw and Simister Bowlee took place between 13 February and 27 March 2026. This included three public engagement events held during February. We are now thoroughly considering all comments submitted.

If necessary, the Development Frameworks will be amended in response to comments.

The Frameworks will then go back to Cabinet to agree to their adoption.

The Frameworks can then be used to inform decision-making on any planning applications on the three sites.

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.