Horwich Golf Club Phase Three:

Welcome to our public consultation

Click here to register your interest in a new home at Horwich Golf Club

Welcome to our public consultation

The community consultation has now closed. Northstone would like to thank everybody who engaged with us during this process. All comments received as part of the consultation will be summarised and submitted to the Council alongside the planning application.

Outline Planning Permission for up to 276 homes at Horwich Golf Club was granted in September 2021 and subsequently Bolton Council approved Northstone’s Reserved Matters Application for the first two phases, which will deliver 208 homes (Ref: 13681/22). We are looking forward to bringing forward Phases 1 and 2 of this exciting new development, and work is anticipated to begin on site next month. This website is a platform for Phase 3 of the development, which will deliver 7 new homes, 34% of which will be affordable, offering a mixture of 2 and 5 bed houses. Our public consultation ran for a period of three weeks, and we will be submitting our planning application shortly.

Example Imagery from Phases 1 & 2

This public consultation will end on Monday 21st August, and we invite you send your comments to the project team before then.

Phase Three Masterplan

The strong design principles which have been established on Phases 1 and 2 have been continued through the design of Phase 3.

Phase Three of the development will deliver:

New Homes

17 new homes tailored to suit a range of local needs, offering bungalows and a mixture of 2 and 5-bed houses, with 34% provided as affordable

Open Space

A new Public Open Space will be provided to the east of the access road into the site, providing existing and future residents with an attractive space to connect with nature and opportunities for activity, wellbeing and play

Woodland

Retention and enhancement of existing woodland, providing existing residents to the north and future residents, with an attractive setting, whilst also creating a buffer between existing homes and Northstone’s proposals

Energy Efficient

A range of homes with energy efficient fabric, windows and doors, as well as heat saving technology, and intelligent heating systems delivering a sustainable, energy efficient community

Travel

Vehicular access will be from Mayfair, with connections available to the wider site. Walking and cycling promoted through the provision of routes through the Horwich Golf Club site, as well as secure cycle parking storage, alongside electric vehicle charging points, the development will support active and sustainable travel

Our Vision for Horwich

With innovation and sustainability at the heart of everything we do, we create homes, spaces and communities which shape the future of living.

The third and final phase of the Horwich Golf Club proposals will ensure the delivery of high quality, sustainable homes within an attractive setting, reflective of the local area, as has been approved across earlier phases of the development already.

Northstone’s overall vision is to create a sustainable extension to the Horwich community. The site is well located and represents a logical urban extension to Horwich, with both Horwich town centre and Middlebrook Retail Park a short walk from the site.

This connectivity offers access to a number of retail options and other services, such as a pharmacy and Horwich Leisure Centre, ensuring the new development is sustainable and accessible by a range of transport modes.

The site is also within easy access of Junction 6 of the M61, providing access to Lancashire to the north and the Greater Manchester area to the south east.

Furthermore, the site is less than a 10 minutes’ cycle from Horwich Parkway Railway Station and slightly further to Blackrod Railway Station. Regular bus routes run along Chorley New Road, offering regular bus services into Bolton, and to towns such as Westhoughton, Leigh and Wigan.

Example imagery from another Northstone site

Site Considerations

A detailed Transport Assessment was undertaken as part of the Outline Planning Application approved in 2021, the scope of which was agreed with the Local Highway Authority.

Access to Phase 3 will be taken from Mayfair, which connections for vehicle, pedestrian and cycling available into the wider development site. Access to Phases 1 and 2 will be available from Victoria Road and another access will be provided off Bond Close.

Encouraging residents to opt for sustainable methods of travel is a key priority for us at Northstone. Pedestrian and cycle routes will be enhanced to connect the development to the existing PRoW, and every property will also have access to electric vehicle charging points.

Northstone has engaged with the Environment Agency and the Lead Local Flood Authority (LLFA) to ensure that the site would not create a flood risk on site or elsewhere, and that development is safe for the community. This was done as part of a site-wide Drainage Strategy which has been submitted to and approved by the Local Planning Authority (Bolton Council).

To ensure that the strategy remains relevant and accounts for any minor design changes, an updated, detailed, site-specific drainage strategy based on 3D modelling of existing ground profiles and current catchment areas both on- and off-site will be submitted in support of the application. This will demonstrate how the site can be effectively and safely drained in accordance with the prior approved details.

Northstone will utilise Sustainable Urban Drainage Systems (SUDS) to ensure no impact to the surrounding drainage network and to promote improvements in water quality. Surface water flows will discharge into a large diameter on-line pipework storage system which will collect and convey surface water from plots and runoff from hard surfaced areas. This will then discharge at an appropriate rate, as agreed with the LLFA, to a mixture of on and offline storage pipework, new and existing conveyance swales and a detention basin within the Phase 1 development area which have been pre-designed to accept surface water flows from the Phase 3 upstream catchment. Subsequently the Phase 1 drainage system will be used to control and direct waters to existing outfall points at appropriate rates agreed with the LLFA.

Within the Phase 1 development area the existing land drainage ditches were surveyed to ensure that they will either be retained or diverted to maintain their effective use as part of the scheme. Additionally, new cut off drains and ditches will be constructed to manage surface run off from upslope catchments and to protect downslope areas beyond the site boundary. Wherever possible, it is proposed to utilise the existing network of ditches and the pond to manage surface flows.

We are committed to achieving a Biodiversity Net Gain onsite. This will be achieved via new tree and shrub planting throughout the site, and the retention and creation of new woodland. An area of Public Open Space (POS) will be provided to the east of the site entrance, providing an attractive and welcoming destination for existing and future residents to enjoy. Overall, the proposals will provide a significant improvement on the existing ecological value of the site.

Design Principles

Northstone has 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 homes also exceed standard energy-efficiency requirements by providing household technology that is proven to lower energy bills.

Design director, Richard O’Brien, can explain a little more about what makes Northstone homes unique:

FAQs

If you have any questions about the proposals, please check below to view our frequently asked questions and answers. For all other questions, please visit Your Views for ways to submit your questions.

The site is the third and final phase of the Horwich Golf Club site. Access will be taken from Mayfair to this phase of the development.

Outline planning consent was granted for the wider Horwich Golf Club site in September 2021, which established the principle of residential development in this location. The site is sustainably located and represents a sensible urban extension to Horwich.

The centre of Horwich and Middlebrook Retail Park are both a short walk away from the site giving access to a number of retail options and other services such as a pharmacy or Horwich Leisure Centre.

The site is within easy access of Junction 6 of the M61, providing road access to Lancashire to the north and the Greater Manchester area to the south east. In addition, the site is less than 10 minutes’ cycle from Horwich Parkway rail station and slightly further to Blackrod rail station. Regular bus routes into Bolton run along Chorley New Road and other services to towns such as Westhoughton, Leigh and Wigan.

Northstone is asking for feedback on the proposed designs for Phase 3 of Horwich Golf Club, only. This phase will provide 17 new, energy efficient homes.

The principle of development, including the volume of houses, the vehicular access points and the open space was agreed via outline planning permission in September 2021. 

Horwich Golf Club has faced financial difficulties in recent years and it is no longer viable to keep the Club open for use indefinitely. Northstone’s proposals will bring the land back into wider use and ensure the public have access to the green spaces included in our proposals.

Bolton Council is working to develop new homes on brownfield land across the Borough, however there is not enough land to fulfil the long term housing needs of the residents of Bolton. Our site will help to address this need and help ensure local people are not forced out of their local area because of a lack of housing options.

Northstone’s proposals for Phase 3 will see the delivery of 17 sustainable homes, a range of 2 and 5 bed properties, a mix of bungalows and houses.

Across the wider Horwich Golf Club site a further 208 homes are being provided, from one- and two-bed apartments and bungalows, to six-bed multi-generational homes.

Northstone is committed to setting a high standard when it comes to sustainability and carbon reduction – both in construction and in the lifetimes of the homes we build. Northstone homes feature energy-efficient windows and doors, heat-save technology, intelligent heating systems, and waste-limiting building specifications. We aim to future-proof the communities we create, and all of our homes are EV charging point ready and secure cycle parking.

There is no doubt that our scheme would make a meaningful contribution to the district’s five-year land supply and would provide much-needed market and affordable housing.

A diverse range of affordable homes will be provided across the Horwich Golf Club site. 34% of the homes provided will be affordable, which equates to 71 in Phases 1 and 2 and a further 6 in Phase 3. Northstone has engaged with local Registered Provider, Bolton at Home, to ensure that the affordable housing mix meets local need.

Our proposals for Horwich Golf Club seek to protect the site’s existing ecology and will find ways to contribute to a Biodiversity Net Gain position. Within Phase 3 the existing woodland will be retained and enhanced and an area of public open space provided to the east. Further areas within Phase 3 will remain undeveloped, allowing for habitats to continue to develop and contribute to the biodiversity of the area.

Northstone is currently working to prepare the land for commencement, with work on site anticipated to begin in the next month. 

Virtual Exhibition

About Us

Northstone is passionate about our heritage in the North. We innovate, adapt and regenerate spaces and places.

We create sustainable, energy-efficient homes in community-focused spaces that shape the future of living. Northstone has 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.

We aim to future-proof the communities we create. Northstone homes also exceed standard energy-efficiency requirements by providing household technology that is proven to lower energy bills.  These energy-efficient windows and doors, heat-save technology, intelligent heating systems, waste-limiting building specifications and all of our homes are EV charging point ready. In addition, the homes will use a pioneering intelligent full home automation system, Wondrwall, a Showersave waste water heat recovery system, triple glazing as standard and all homes will come with hyper-fast Grain broadband guaranteed from move-in day.

Have Your Say

Our consultation has now closed, but you can still contact a member of the team by doing one of the following:

We look forward to hearing from you!

All feedback received will be summarised and published in a Statement of Community Involvement (SCI) which will be submitted to Bolton Council alongside our planning application. You can view our privacy policy here.

You can view our privacy policy here.

Your details are requested to support your comments. Please note that any feedback provided by you will be used for the purposes of informing the submission of a planning application and a summary of all responses will be collated into a Statement of Community Involvement to be submitted as part of that application to the Council. The information you provide will only be used for the purposes of this consultation exercise. The data will be held securely in accordance with data protection guidelines.
You can view our privacy policy here: https://www.northstone.co.uk/privacy-policy/
Please note that any feedback provided by you will be used for the purposes of informing the submission of a planning application and a summary of all responses will be collated into a Consultation Statement to be submitted as part of that application to the Council. The information you provide will only be used for the purposes of this consultation exercise. The data will be held securely in accordance with data protection guidelines.

Register Your Interest

If you are interested in a new home Horwich Golf Club, we would be delighted to hear from you. Please register your interest below and Northstone will keep you updated as the plans progress.

Please use the space below to let us know what type of property you would be interested in and the details of your requirements, such as the type of house and number of bedrooms.

The information you provide will only be used for the purpose of this scheme. The data will be held securely in accordance with the Data Protection Act 1998 and General Data Protection Regulation.