Major housing plans for Bamford move closer as developers prepare application
Plans to build hundreds of homes on former green belt land in Bamford have moved a step closer as developer Northstone — a subsidiary of the Peel Group — prepares a planning application for 350 houses.
The land was taken out of the green belt when the Greater Manchester "Places for Everyone" plan was adopted in 2024, and the area has long been earmarked for new housing. Northstone says it will submit its hybrid application to Rochdale Council by the end of 2026, after a period of consultation with local residents.
Documents published by the developer set out a two‑phase approach on plots to the west of the site off Norden Road. Phase one would deliver 140 homes on a southern plot, with phase two providing 210 homes on a northern plot, giving a total of 350 homes from Northstone’s allocation. Local expectations have previously pointed to around 450 homes across the wider area.
| Phase | Homes | Location |
|---|---|---|
| Phase one | 140 | Southern plot off Norden Road |
| Phase two | 210 | Northern plot off Norden Road |
Northstone’s proposals aim to include a range of measures beyond housing. The planning papers promise energy‑efficient homes, a green linear park, two children’s play areas, improved and retained sports pitches, and a new road linking Norden Road and Furbarn Road. The scheme also proposes pedestrian and cycle routes to encourage sustainable travel.
"The new scheme will provide high-quality, modern, energy-saving homes, 20 per cent of which will be affordable homes," the planning documents state.
Under the proposals, 20% of the homes would be classed as affordable — described in the documents as housing offered below market prices for those who cannot afford on the open market. Northstone says parking will be provided for every home and the development would incorporate open spaces, ponds and a green border to the west of the site.
What this means for local services and green space
For residents in and around Bamford, the plans raise familiar questions: how will local roads cope with extra traffic, can schools and health services absorb more families, and what will be lost — or gained — in terms of accessible green space?
Northstone says sports pitches currently in operation across the land would be retained and improved. The developer also highlights new active travel corridors intended to link the neighbourhood into existing walking and cycling networks. But campaigners who opposed the green belt changes in 2024 will want to see detailed proposals and guarantees before being convinced the development protects the character of the area.
- Homes proposed: Northstone allocation 350; wider site historically linked to 450 homes.
- Affordable element: 20% of new homes to be affordable, according to planning papers.
- Green and community features: linear park, play areas, ponds, retained sports pitches, walking and cycling routes.
Rochdale Council will be the authority to decide any formal application and will weigh the developer’s case against planning policy, infrastructure capacity and representations made during consultation. Northstone is already carrying out local engagement ahead of submission.
The proposals form part of a broader shift in land use around Rochdale since the Places for Everyone plan was adopted. That plan redistributed housing across Greater Manchester and removed certain parcels of land from green belt protection to meet the region’s housing targets. For residents, the immediate focus will be on the detail: where the homes sit, how the design responds to the local landscape and what practical measures will be put in place to manage traffic, schooling and community facilities.
Those with an interest will want to watch for the formal planning application by the end of 2026 and take part in the council’s consultation process. The coming months will be crucial for shaping a scheme that, if approved, will change parts of Bamford for decades to come.
