Northern Gateway Building Scheme Is Being Planned for Simister and Bowlee Area
Northern Greater Manchester — A controversial masterplan to transform 98 hectares of farmland into a new town of 1,550 homes is set to be approved by Rochdale Borough Council this coming week.
The draft framework for the Simister and Bowlee development, situated between the green areas of Simister and Bowlee, will go before the council’s cabinet on Tuesday, February 5th, at Number One Riverside. If approved, the scheme will mark a significant step forward in the region’s 'Northern Gateway' project, aiming to deliver a major new residential hub adjacent to the M60 motorway.
A New Town on the Edge of the M60
The proposed development covers land to the east and west of Heywood Old Road, currently used predominantly for agricultural grazing. The masterplan envisions a comprehensive new community featuring 1,550 residential properties, alongside new schools, health services, local shops, community spaces, and, "growing gardens".
Proponents argue the site is strategically positioned to support the wider Atom Valley growth zone—one of six designated growth locations in Greater Manchester, spanning significant parts of Bury, Oldham, and Rochdale. The area is already bordered by large employment sites, with plans to expand this over the next two decades to create one of the region's largest employment and innovation hubs.
According to the draft framework, the new town is designed to drive substantial investment into Greater Manchester by providing housing for the workforce expected to populate the Atom Valley scheme.
Transport Challenges and Future Links
A key pillar of the masterplan is the improvement of transport connectivity in an area currently described as, "not well served by public transport".
While the site sits next to a key M60 junction, current public transport access is limited. The long-term vision relies heavily on two major infrastructure projects: the extension of the Metrolink tram network to Middleton and the introduction of a new, "tram-train", system.
The tram-train represents a new mode of transport for the region, capable of running on both standard heavy rail lines and tram tracks without the need for overhead power lines. However, officials acknowledge that these transport upgrades are decades away. In the interim, the plan prioritises road infrastructure improvements and the creation of new cycling and pedestrian routes to connect the new homes to the wider Atom Valley area.
Green Space vs. Economic Growth
The project highlights the ongoing tension between economic expansion and the preservation of Greater Manchester’s green spaces. In its current form, the Simister and Bowlee site represents valuable green land that would otherwise remain untouched.
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While the Northern Gateway scheme promises to connect new homes to accessible employment hubs, critics of such developments often point to the loss of agricultural land and the strain on existing infrastructure.
Next Steps
Rochdale’s town hall bosses are expected to sign off on the progress of the draft framework document during Thursday's cabinet meeting. Following this approval, the detailed planning and consultation phases will likely commence, determining the final shape of this significant addition to the Greater Manchester landscape.
The draft framework for the Simister and Bowlee development, situated between the green areas of Simister and Bowlee, will go before the council’s cabinet on Tuesday, February 5th, at Number One Riverside. If approved, the scheme will mark a significant step forward in the region’s 'Northern Gateway' project, aiming to deliver a major new residential hub adjacent to the M60 motorway.
A New Town on the Edge of the M60
The proposed development covers land to the east and west of Heywood Old Road, currently used predominantly for agricultural grazing. The masterplan envisions a comprehensive new community featuring 1,550 residential properties, alongside new schools, health services, local shops, community spaces, and, "growing gardens".
Proponents argue the site is strategically positioned to support the wider Atom Valley growth zone—one of six designated growth locations in Greater Manchester, spanning significant parts of Bury, Oldham, and Rochdale. The area is already bordered by large employment sites, with plans to expand this over the next two decades to create one of the region's largest employment and innovation hubs.
According to the draft framework, the new town is designed to drive substantial investment into Greater Manchester by providing housing for the workforce expected to populate the Atom Valley scheme.
Transport Challenges and Future Links
A key pillar of the masterplan is the improvement of transport connectivity in an area currently described as, "not well served by public transport".
While the site sits next to a key M60 junction, current public transport access is limited. The long-term vision relies heavily on two major infrastructure projects: the extension of the Metrolink tram network to Middleton and the introduction of a new, "tram-train", system.
The tram-train represents a new mode of transport for the region, capable of running on both standard heavy rail lines and tram tracks without the need for overhead power lines. However, officials acknowledge that these transport upgrades are decades away. In the interim, the plan prioritises road infrastructure improvements and the creation of new cycling and pedestrian routes to connect the new homes to the wider Atom Valley area.
Green Space vs. Economic Growth
The project highlights the ongoing tension between economic expansion and the preservation of Greater Manchester’s green spaces. In its current form, the Simister and Bowlee site represents valuable green land that would otherwise remain untouched.
.jpg)
While the Northern Gateway scheme promises to connect new homes to accessible employment hubs, critics of such developments often point to the loss of agricultural land and the strain on existing infrastructure.
Next Steps
Rochdale’s town hall bosses are expected to sign off on the progress of the draft framework document during Thursday's cabinet meeting. Following this approval, the detailed planning and consultation phases will likely commence, determining the final shape of this significant addition to the Greater Manchester landscape.
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