The principle of residential development at land at the former Pemberton Colliery was established in July 2020 when Peel L&P received outline planning permission to build up to 268 family homes at this site. Northstone, part of the Peel L&P, has since acquired the site and is preparing a reserved matters application for up to 268 homes.
Before submitting our proposals to the Council, we launched a public consultation to hear the views of local residents. This consultation has now ended and we are now reviewing the feedback submitted ahead of submitting a planning application later this year.
At Northstone we innovate, adapt and regenerate, moving forward and pioneering, learning from our history and shaping the future of how we live.
We may appear to be a new home builder but we’re part of Peel L&P, a family business that has been transforming places and people’s lives, particularly in the North of England for over 40 years. Peel L&P is one of the region’s leading regeneration businesses and its ‘realising possibility’ approach spans a diverse property portfolio including infrastructure, transport, real estate, ports, airports, canals, shopping centres, tv/film studios, offices and industry.
This remarkable story began in the North of England which is symbolic to the Northstone brand and a nod to the stone used to build the historic Peel Tower in Bury, part of The Peel Group’s Lancashire heartland.
If you would like to register your interest in a new home at this site, click here.
Originally, Wigan Council had identified land at Pemberton Colliery for employment development. However, due to a number of reasons including a lack of commercial interest and the site’s ability to deliver much-needed new homes for the local area, Peel L&P submitted an outline application for residential development at the site. By developing this brownfield site, the pressure to build much-needed new homes at other sites, including green field and Green Belt sites, is reduced.
An outline planning application for up to 268 new homes, associated infrastructure, open space, and landscaping with all matters reserved except for access was approved unanimously by Wigan Council in July 2020.
Many local people are in need of new homes and the land at the former Pemberton Colliery site is an ideal location to deliver this much-needed residential development. Our proposals will help more local people find a suitable, high quality new home within the local area.
As well as new homes, the proposals will deliver a significant amount of green open space, including a central village green, for the benefit of both new and existing residents. In addition, a new link road will be established, which will connect Billinge Road to Smithy Brook Roundabout, and will form part of the wider M58 link road development scheme which is already underway.
Northstone is preparing to bring forward a reserved matters application which will address details such as design, landscaping, layout and scale. We are committed to delivering new, high quality homes at the site which meet the needs of local people.
The site benefits from excellent access to a wide range of services and amenities located within a short walking distance on the site. These include (but are not limited to):
Highfield St Matthew’s CofE Primary School;
St Matthews Parish Hall;
Highfield Cricket Club;
St Matthew’s Bowling Club;
Pemberton Railway Station;
Lidl Pemberton; and
McColl’s Newsagents and Post Office.
Wigan Town Centre is broadly within walking distance of the Site but is also accessible from the Site via a range of bus services available along Warrington Road/Billinge Road, and train services available from Pemberton railway station.
High quality new homes in a variety of sizes, including those suitable for first time buyers, young couples and families;
A proportion of affordable homes to help those who are currently struggling to get onto the housing ladder;
A significant amount of green open space, including a central village green, for the benefit of both new and existing residents;
Landscaping to reflect the existing environment, including a thick green buffer between the proposed development and existing properties;
A new link road, which will connect Billinge Road to Smithy Brook Roundabout, and will form part of the wider M58 link road development scheme which is already underway;
A pedestrian-led development, with shared surface service roads, providing safe movement for vehicles, pedestrians and cyclists;
Additional pedestrian and cycle connections to the new link road infrastructure to encourage sustainable travel to local shops and services;
A scheme that will stand the test of time by utilising advances in technology, such as smart control systems, electric vehicle charging capacity and secure delivery boxes for all properties;
Properties that will exceed standard energy-efficiency requirements by providing household technology that is proven to lower energy bills;
An economic boost for local businesses with more people spending locally, as well as the creation of jobs during the construction phase.
We’ve challenged and elevated traditional property development principles in home building. Our exclusive designs have been informed by our vast experience and the ‘wish-list’ knowledge we’ve gained over the years from occupiers and homeowners.
For example, our homes provide open-plan, uncluttered spaces featuring clever storage solutions to maximise living areas. High ceilings and large windows increase natural light for residents, while all properties can be adapted to respond to residents’ needs and requirements.
Northstone’s homes also exceed standard energy-efficiency requirements by providing household technology that is proven to lower energy bills.
Our design director, Richard O’Brien, can explain a little more about what makes Northstone homes unique:
The site will be accessed via a new road linking Foundry Lane with the Smithy Brook Road Roundabout.
A planning application relating to the vehicular access to the site via a new road linking Foundry Lane with the Smithy Brook Road Roundabout was approved in July 2020. The outline application included a Transport Assessment assessing the accessibility of the site, the existing capacity of the highway network and the traffic generation associated with the proposals. The Transport Assessment confirmed that there are no highway or transport related reasons which should prevent the proposed development.
The Transport Assessment demonstrates that there is a range of essential facilities within walking distance of the site, via the existing pedestrian network. This includes a supermarket, convenience food stores, a pharmacy, post office, pubs and restaurants, five primary schools and two secondary schools. Pemberton, Orrell, Bryn, Garswood, Ince-in-Makerfield and Wigan are all within a 5km cycle catchment from the Site.
The site has excellent public transport links. There are currently five bus services which route close to the site, operating regular services which terminate at Wigan Bus Station. The site is adjacent to Pemberton rail station which lies on the Manchester to Kirkby line, with hourly services in each direction to destinations such as Manchester Victoria, Blackburn, Kirkby and Wigan Wallgate. Passengers can then change to services to Bolton, Southport, Manchester Piccadilly and Manchester Airport, and to London Euston, Edinburgh and Glasgow.
Our proposals seek to protect the existing ecology of the site. A number of surveys were submitted as part of the outline planning application.
A Habitats Survey was submitted as part of the outline planning application. The woodland habitat is to be maintained by the proposed development as far as possible with measures adopted to ensure that it remains unlit. Swamp habitat will be maintained as far of possible or replaced by an enhanced permanent water body. It was concluded by our environmental consultants that the Site has limited use by protected species
A Breeding Bird Survey was undertaken as part of the outline planning application and identified 24 species. Three notable species were confirmed as using the site for breeding. Overall the site is deemed to be of less than local importance for breeding birds. Bird nesting features within built structures, such as bird boxes, will be provided to enhance nesting opportunities.
Several records exist confirming bat activity at the site, however, there are no built structures or trees on the site which may be suitable for roosting bats. The existing woodland is likely to offer foraging opportunities for bats. This woodland is to be maintained by the proposed development with measures incorporated to minimise light omissions in this area.
An Arboricultural Impact Assessment (AIA) was submitted as part of the outline planning application and confirmed that there are no TPOs, ancient woodlands, veteran trees or conservation areas within or on site. The AIA confirms that most trees identified and assessed would be retained as part of the development proposals. Only a small amount of tree groups G1 and G3 will be required to be removed at the eastern and western edges of the Site. These trees are not considered to be of significant quality and any loss can be mitigated by new planting. New planting will seek to diversify the species population and promote usage by wildlife.
This site is in a sustainable location due to the ease of access to key services and employment centres across the area by foot, bicycle and public transport. There are several primary schools located within walking distance of the application site, including St Matthew’s Church of England primary school on Billinge Road.
New development inevitably increases the number of people that use local services and infrastructure such as schools, GP surgeries and local roads. As such, Northstone will be engaging with Wigan Council to understand whether these services and infrastructure have sufficient capacity to support new residents. Should any issues be identified, such as a shortage of school places, discussions will be held between the Council and Northstone as to how the plans can help facilitate the required work to ensure services and infrastructure can continue to operate effectively.
Such discussions often result in councils and developers agreeing to Section 106 packages. This is when developers provide funding to the Council to fund any necessary work to existing infrastructure or services, or sometimes funds the delivery of new schools, roads or medical centres.
A Flood Risk Assessment (FRA) and Outline Drainage Strategy was submitted as part of the outline planning application. The FRA confirms that the Site is located within Flood Zone 1 and is at a very low risk from surface water flooding and ground water flooding. The Site is not risk of flooding from reservoirs and is not located within a Groundwater Source Protection Zone.
Our homes will also exceed the current building regulation in terms of energy efficiency. For example, all homes will come equipped with smart meters which are proven to lower energy bills. Our homes will be insulated to a high standard and will exceed minimum energy efficiency requirements by a good measure.
Each dwelling will have a 32amp fused spur to the front elevation to enable future residents to install a fast charge electric vehicle charging point which is compatible with their vehicle.
Delivering much needed new homes for local people
Wigan is in need of new, high quality homes. Our proposals will create an opportunity for more local people to continue living in Wigan and put down roots in the town. Northstone is committed to delivering a high-quality, sustainable residential development that responds to the needs of the existing community.
Revitalising a brownfield site
Our sensitively designed scheme will bring this brownfield site back to life. By developing this brownfield site, the pressure to build much-needed new homes at other sites, including green field and Green Belt sites, is reduced. Northstone is a new housing developer based in the North West that is adopting a pioneering approach to development which focuses on innovation, adaptation and regeneration.
Modern, forward-thinking development
Northstone’s proposals for the former Pemberton Colliery site will be designed for 21st century living. Our homes, shared spaces and the site infrastructure will serve the needs of current and future residents.
For example, we want to equip our homes with technology that will help residents live low-carbon lifestyles. This will help to ensure that our homes are prepared for the demands and needs of future generations. Our proposals will embrace these challenges to deliver a truly sustainable development.
Creating new local jobs
New employment opportunities will be created during the construction phase, both directly and indirectly through the supply chain. The housebuilding industry, including its supply chain, is a major contributor to both national and local economies as part of the wider construction sector, both through the employment it creates and the investment it makes in the sites being built.
Increased Council Funds
Wigan Council will receive a New Homes Bonus payment, which is an incentive payment from the Government to councils to support the building of homes. This money will be available to spend on local facilities to benefit the community.
A boost for the local economy
The development will increase the number of people living in the area, who will spend more money in local shops and on local services. This additional spending could help new businesses and facilitate new investment, as well as create additional jobs in the area.
Our site is located at land at the former Pemberton Colliery, off Smithy Brook Road, Wigan. The site is adjacent to Primrose Farm restaurant and Smithy Court, plus several smaller industrial units on Little Lane, are to the east and north-east of the site respectively.
An outline planning application for up to 268 new homes, associated infrastructure, open space, and landscaping with all matters reserved except for access was approved unanimously by Wigan Council in July 2020. Northstone is now preparing to bring forward the reserved matters application which will address details such as design, landscaping, layout and scale.
Northstone is proposing up to 268 high quality, sustainable new homes in a range of styles and sizes to suit the needs of local people.
13% of the proposed new homes on the site will be affordable.
Northstone is committed to engaging with local residents and stakeholders about our plans for land at the former Pemberton Colliery. We strongly believe that only by working with the local community we can help to deliver what your area needs in the right way.
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