Work Begins to Convert The Ox into Flats
Work has begun on The Ox after a planning application to transform the pub on New Road into four self‑contained one‑bedroom flats was approved by Rochdale Borough Council.
The decision brings a new future for the long‑vacant pub, which closed in September 2025 following declining customer demand and unsuccessful attempts to sell or let the building for continued pub use. The property has stood empty for more than six months.
The Ox, a mid‑19th‑century red‑brick public house with stone detailing, sits prominently at the junction of Halifax Road and Smithy Bridge Road. Although no longer operating as a community venue, the building is recognised as a non‑designated heritage asset, retaining historic character and lying within the setting of the Grade II* listed Dearnley Old Hall.
Planning officers concluded that converting the building to residential use would secure its long‑term future while causing only “less than substantial harm” to its heritage significance. Minor external alterations—including reinstating blocked windows, lowering a window cill, adding a new side window and replacing several window units—were judged acceptable, provided final window designs use timber or aluminium frames to preserve the building’s appearance.
The approved plans allow for:
- Four one‑bedroom self‑contained flats
- Reinstated and improved fenestration to bring back lost architectural features
- A timber‑enclosed rear bin store, accessed via Back Union Road
- A new gated access formed in the existing rear boundary wall
- No on‑site parking provision, with the development relying on nearby bus routes and Smithy Bridge train station
A noise impact assessment has been completed, and mitigation measures will be installed to ensure acceptable living conditions for future residents.
Three of the four flats meet national space standards, with Flat 2 falling slightly short due to a bedroom large enough for two bed spaces. Planning officers accepted this minor shortfall because the flat benefits from direct access to the rear yard.
All flats will receive good levels of natural light, and residents will have access to outdoor recreation at Hollingworth Lake, around 20 minutes away on foot.
Five objections were submitted, mainly relating to parking, access and the impact on neighbouring businesses. The Highways Authority raised no objections, noting the building’s sustainable location and the expectation of low car ownership.
Earlier plans showing parking and bin storage on Back Union Road were removed after the Highways Authority confirmed the public highway could not be used for these purposes.
Planning officers concluded that the conversion would:
- Bring a vacant building back into productive use
- Support housing delivery targets
- Preserve the building’s character with minimal external change
- Avoid unacceptable impacts on neighbours or highway safety
The application was therefore approved with conditions, including requirements for window specifications, noise mitigation, removal of old external paraphernalia, and installation of bin and cycle storage before occupation.
