A vibrant new community at Gibfield Park

The revised masterplan introduces clear controls on the height and location of future employment buildings. Buildings closest to Wigan Road would be no higher than 11 metres, with a maximum height of 12.5 metres elsewhere.

The development parameters define the closest point at which employment buildings could be located. This includes a minimum 65-metre offset from the northern elevation of the northernmost house on Schofield Lane and a 40-metre offset from the easternmost elevation of the houses on the north side of Wigan Road. These are minimum controls at the closest points, with greater separation shown across other parts of the site.

Changes in ground levels have also been considered when setting the separation distances and height limits. Official artist’s impressions, cross-sections and the distances plan are available on the consultation website to show the proposals accurately.

No occupiers have been identified and the specific employment uses would be determined through future planning applications. The site provides opportunities for local businesses to grow with new premises and opportunities for businesses to relocate to the area, bringing jobs and other economic benefits. The site's physical constraints along with the proposed height restrictions mean the site is not suited to largest type of "big-box" units such as those located at the nearby Logistics North.

The revised masterplan reduces the proposed employment floorspace from 45,500 sqm to around 35,000 sqm and removes the previously proposed row of smaller employment buildings closest to existing homes. It also introduces minimum separation distances, limits building heights and provides a substantial Green Corridor between existing homes and the employment area.  If approved, these parameters would be secured through the planning permission and any future detailed proposals would be required to comply with them. They could not simply be changed by a future developer acquiring the site without further planning approval.

Future applications would need to provide detailed assessments covering matters such as noise, lighting, air quality, servicing and HGV movements, with any necessary controls secured through the planning process.

A comprehensive Transport Assessment is being prepared to accompany the Phase One application. This will consider the wider Framework Masterplan and relevant committed developments. It will assess the effect on surrounding roads and junctions and identify any improvements or mitigation required. The work is being prepared in consultation with Wigan Council as the Local Highway Authority. The masterplan also provides for the phased extension of Gibfield Park Way within the site. The extension will form part of a wider strategic transport route that is being progressed separately in conjunction with Wigan and Bolton Council alongside other stakeholders. Any necessary highway works, phasing requirements and contributions would be confirmed through the planning application process rather than at Masterplan stage.

The masterplan includes approximately 29 hectares of publicly accessible Country Park, equivalent to around 40 football pitches. The Country Park would remain within the Green Belt and would help maintain separation between Atherton and Westhoughton. It is proposed to include new walking and cycling routes, informal recreation, habitats, wetland areas and opportunities to celebrate the site’s heritage.

The separate Green Corridor behind homes on Schofield Lane and Wigan Road would extend to approximately 2.1 hectares and provide a direct link to the Country Park, creating an interconnected network of green space across the site. It is proposed through the revised masterplan on land where the previous masterplan showed employment units. This would be delivered as part of Phase One, allowing planting and landscaping to become established before the employment development comes forward. Detailed management and maintenance arrangements would be agreed and secured through the planning application process.

The planning application will be supported by specialist assessments covering ecology, drainage, air quality and other environmental matters. Existing trees, hedgerows and habitats would be retained where possible, with additional tree and hedgerow planting, wildflower areas, habitat creation and biodiversity net gain. Biodiversity net gain is a legal requirement for qualifying development in England, and the proposals would therefore be required to deliver at least a 10% increase in biodiversity value. Sustainable drainage features, including swales and attenuation areas, would also form part of the proposals. The detailed measures and their long-term management would be secured through the planning application process.

The principle of residential and employment development was established through the adopted Places for Everyone Plan, which also removed the allocated development areas from the Green Belt. The detailed layout was not fixed through that process. The revised masterplan remains in line with the adopted policy and reflects further technical work and feedback received during the first Framework Masterplan consultation.

This consultation is seeking views on the revised Framework Masterplan and in addition the proposed first phase of up to 170 homes. Wigan Council will carry out a further statutory consultation when the Phase One planning application is submitted in the coming months, with further pre-application and statutory consultation also required on later planning applications for the employment areas and other residential phases.

Technical work is informing both the revised Framework Masterplan and the Phase One planning application. The Phase One application will be supported by detailed assessments covering matters including transport, drainage, ecology, air quality, ground conditions and the historic environment. Where relevant, these assessments will also consider the wider masterplan and the cumulative effects of other committed developments. Their findings will inform the design, phasing and any measures needed to avoid, reduce or manage potential impacts. The application documents will be publicly available through Wigan Council’s planning website once submitted.

Phase One would provide up to 170 homes, with 25% affordable housing, equivalent to up to 43 affordable homes. Of these, 75% are expected to be available for affordable rent and 25% for affordable home ownership. The number and type of affordable homes within later phases would be determined through future planning applications and the planning policy applying at that time. The effect on schools, healthcare and other local infrastructure will be assessed through the planning process, with appropriate contributions or improvements secured where required.

Peel Land owns the Gibfield Park site and is promoting the Framework Masterplan and Phase One proposals. Wigan Council will be asked to approve the Masterplan and will also determine any planning applications, including deciding what planning conditions and legal obligations are required. The timing, funding and delivery of matters such as highway improvements, affordable housing, green space, education contributions and long-term maintenance can only be fully considered through the relevant planning applications once the detailed assessments have been undertaken and consulted upon. Development requirements would then be legally secured through planning conditions and legal agreements before each phase is developed.

Residents can provide feedback throughout the consultation using the online survey, email, Freephone or Freepost, and all responses will be reviewed and summarised in a Statement of Community Engagement, to be published after the consultation has ended, explaining how feedback has influenced the proposals. Consultation materials, including webinar recordings and presentation slides, will remain available on the project website, and there will be a further opportunity to comment during Wigan Council's statutory consultation on the Phase One planning application. There will also be further pre-application consultation on the employment proposals and further residential phases, before they are submitted, and then statutory consultation by Wigan Council once the applications are submitted.

On the matter regarding Astley Warehouses, to clarify, the Gibfield Park consultation is by Peel Land, who own the Gibfield Park site. Peel Land is a subsidiary of Peel Group. The Astley site was sold to PLP by Peel Waters. Peel Waters is also Peel Group subsidiary. As confirmed in previous statements, while Peel Group retains a minority investment in PLP, alongside a number of other shareholders, the PLP business operates independently and responsibility for the Astley development, including the submission and progression of the planning proposals, rests solely with PLP.