As residents will know proposals were put in Dec 2017 by three different owners of land in Chorlton primarily involving the provision of new homes.
The
three sites in question are the former Chorlton Precinct Chorlton Leisure
Centre site, and Ryebank Fields.
The Chorlton Precinct site development is
currently “on hold” until 2021 and local councillors are working with Chorlton
groups such as Chorlton Voice, Chorlton Traders and others to begin to shape
the kind of development framework we would like to see be brought forward by
the owners and their development partners.
The
former Chorlton Leisure Centre site
development framework is currently the subject of discussions between various
stakeholders and local councillors will give an update on progress being made
as soon as we can.
Given
the level of potential impact of each of these proposals across Chorlton, the
council took the decision to devise Development Frameworks to shape what it
would expect each site owner to take into account before bringing forward a
planning application.
This
current update is focussing on Ryebank
Fields as the production of a Development Framework for this site is the
most advanced of the three proposals.
This
update contains the latest information we have regarding Ryebank Fields and
this can be found in the section “Latest Information- April 2019” at the end of
this document.
Background to the 3 Developments
The
precinct site is owned by Greater Manchester Pension Fund and the former
Chorlton Leisure Centre site by Manchester City Council.
Ryebank
Fields is owned by Manchester Metropolitan University, who as part of their
estates strategy are seeking to develop their land through a proposal to build
new homes on the site.
Given
the level of potential impact of each of these proposals across Chorlton, the
council took the decision to devise Development Frameworks to shape what it
would expect each site owner to take into account before bringing forward a
planning application.
In Nov/Dec
2017, a consultation, led by Manchester City Council and involving the
participation of all three landowners took place.
The
consultation included both public meetings and an online consultation.
Over
1000 responses were made online and nearly 900 people attended the public
meetings.
The
detailed responses from the consultation can be found here: https://tinyurl.com/y97v9wy2
Views
varied across the community about the proposals for the three sites. However,
the main concerns raised in the consultation were similar to those outlined by
Chorlton Labour councillors last year.
- There is
a desire to see an increase in affordable housing in Chorlton. This should mean
truly affordable and related to local people’s incomes, not market value.
- There is
a significant need to ensure that social infrastructure such as primary health
provision and school places are developed in line with the inevitable increase
resulting from more homes.
- Local
businesses are supported and able to continue trading in Chorlton both through
the development of the precinct and beyond. The sustainability of an
independent trading offer is important to local residents and forms a part of
the character of Chorlton as an area.
- Serious and workable solutions to traffic and parking issues are
development in line with any increase in housing. In particular residents – and
Chorlton Labour councillors – are deeply concerned about the traffic issues
which are likely to arise from any development on Ryebank Fields. In the
statement Councillor John Hacking made to the MCC Executive on 25th
July he made it clear that :
“Whilst we are open minded at this stage about the housing
development on Ryebank we are united with the overwhelming majority of
residents who want to see a workable, viable plan to mitigate a future increase
in traffic in that immediate and surrounding area. If such a plan is not
forthcoming in the planning application, or before, then we as local
councillors will find it very difficult to support any scheme on Ryebank
Fields.”
- The design of the buildings and the
public spaces were high quality and reflect the vibrant, diverse and active community
of Chorlton.
Following
this consultation, a report was submitted to the Executive of Manchester City
Council on the 25th July 2018.
The
report is here (Item 10)
https://secure.manchester.gov.uk/meetings/meeting/3294/executive
The
report (which was approved by the Executive on the 25th July 2018)
recommended that Development Frameworks for the three sites be drawn up by
the City Council, in consultation with local councillors.
In the
report which went to Executive, and in the course of the meeting itself, a
number of principles were established which the the Development Frameworks for
the 3 sites which need to consider before they were approved.
These
included
· The need for new affordable housing
in Chorlton to meet demand in the area while also having consideration of the
impact increased population will have on local services such as school and GP
places. The report recommended that City Council owned land on Withington Road
be “held for a new primary school”. The Executive Member for housing went
further than a previous commitment for more affordable housing in Chorlton by
saying she hoped to see affordable housing on all three sites.
· The need to ensure plans for the
precinct support a mixed used, residential and retail, development with the
ambition to retain the district centre’s character with a mix of independent
and larger retailers.
· The schemes have the opportunity to work with local resident
groups…to achieve the clearly expressed views in the consultation that these
developments contribute to a significant number of other agendas such as Age
Friendly Manchester, The Manchester Residential Quality Guidance, The
Manchester Green and Blue Infrastructure Strategy and the Manchester Climate
Change Action Plan.
- With
particular reference to Ryebank Fields the report said :
“the
final Development Framework must seek to protect, enhance and create a parkland
setting for the new homes” It also said the “quality of the public realm
on-site along with how development on the site relates to and responds to the
surrounding area, including the physical relationship with Longford Park, will
be reflected in the Development Framework (for Ryebank Fields).”
- Again,
with reference to Ryebank Fields the report said
“Given
the sensitivities associated with Ryebank Fields, the University (MMU) will
commit through their procurement process to select a development partner for
this site who will engage with local residents groups to bring forward a
participatory based approach to the development of any planning application for
this site.”
What’s Been Happening Since the 25th
July MCC Executive Meeting?
The
report on the 25th July approved progress be made towards developing
the three development Frameworks for each of the 3 sites.
These
Development Frameworks contain policies, plans and aspirations for the sites
and are what planning applications will be judged against.
No planning
applications can be submitted until the Development Frameworks have been
finalised.
The
Development Framework for the Precinct site
subject to a longer time frame than the other two and as local councillors we
are proposing that a strategic plan be drawn up for the site which also takes
account of the potential future of the wider Chorlton Cross area (Four Banks).
We hope to ensure that this plan involves local traders, residents, community
groups and other stakeholders and since 25th July we have been
working to pull together resources to enable this strategic plan to get
underway. It is like that there will be no significant proposals for the
precinct site brought forward before 2020.
The
Development Framework for the former Chorlton
Leisure Centre site is being developed and local councillors are strongly
supporting the proposal in the 25th July MCC Executive report that
“The Chorlton Leisure Centre site should be brought forward for affordable
housing, predominantly social rent, and that consideration should be given to a
primary and community healthcare facility being incorporated into the
development”. Local councillors are also keen that other partners who can add
value to the site are also involved in delivering the development.
Local
councillors have also been working with on progress towards the production of a
Development Framework for the Ryebank Fields site which meets the stated aims
agreed by the MCC Executive on 25th July.
In brief
these are:
- Any
housing scheme brought forward must be of high quality and meet the
requirements of MCC Affordable Housing Policy and other policies and plans
(outlined above).
- MMU will engage with local residents’
groups to bring forward a participatory based approach to the development of
any planning application for this site.”
- With
regard to traffic issues that “specific mitigation measures are required to
address the impacts of the new residential growth on the highways in and around
the Ryebank Road site”
To this
end local councillors have been working with MMU, Manchester City Council and
Chorlton Community Led Housing Group (CCLHG) to ensure that these promises and
commitments are kept.
A
meeting was held on 11th October between local councillors, CCLHG and MCC to ensure
that the “participatory based approach to the development of any planning
application” was a reality and not just words.
A meeting was held on the 29th
October between local councillors, MMU and
MCC where we as local councillors pressed MMU and MCC to ensure that the
Development Framework gave due regard to the views of the 61% of respondees to
the consultation in Dec 2017 who said they didn’t like any aspect of the proposal put forward by MMU. At this meeting we
as local councillors also conveyed the view of the Save Ryebank Fields group
and other residents who have contacted us who share the groups aims that MMU
should return the land at no cost to the City of Manchester. We also pointed
out that there is also a view that there should be no development of Ryebank
Fields and as Councillor Hacking pointed out in his statement to the MCC
Executive on the 25th July that “……although
It is hard to quantify
exactly, as there was no meaningful opportunity to express this view in the
consultation process…. it is clear that there are a significant number of
residents, in particular those who are directly affected, who take this view.”
At the meeting on the 29th October, we as local councillors
also conveyed the view of the Save Ryebank Fields group and other residents who
have contacted us who share the groups aims that MMU should return the land at
no cost to the City of Manchester.
MMU replied that they were happy to give us a written response
to this and that response received following the meeting is below;
“As described at the
meeting, the University is a higher education corporation and has charitable
status.
As a charity, the
University is required to comply with charity legislation and to protect and
safeguard its assets, which includes ensuring the best financial position
reasonable in the circumstances when disposing of assets.
In addition, as a
registered provider of higher education, the University is required to meet the
requirements of its regulator, the Office for Students (OfS). One of the OfS
requirements is ensuring that the University provides value for money for
students.
These requirements are
incompatible with the notion of giving Ryebank Road Fields to Manchester City
Council.
The University has a
strong track record of working closely with Manchester City Council on the
development of the University estate and of sustainable development of assets
it is deemed are no longer required for the pursuit of educational objectives.
With that in mind, as
the Ryebank Fields site has been identified as part of the Council’s Strategic
Development Framework (SDF) in Chorlton and being suitable for providing much
needed new homes, the University will continue to work collaboratively with the
Council to help it deliver the SDF.”
A
further meeting will be
held shortly between MMU and the CCLHG where the opportunity will be available
to put forward ideas for a development by MMU which is more innovative,
environmentally sustainable and does not add to any traffic issues in the area.
It is the view of the local councillors that any development of this kind
brought forward from whatever source should aim for zero carbon development on
the site and act as an exemplar in Manchester for this kind of development.
This is part of the process of a “participatory based approach” to any
development of Ryebank Fields. However as local councillors we ware happy to
facilitate and engage with other groups who wish to take part in this process
prior to any planning application coming forward.
The
Development Framework will be developed after the meeting(s) between MMU and
residents.
Only
once the Development Framework has been approved by MCC will any planning
application be able to be brought forward.
The
Position of the Chorlton Ward Councillors.
It is
our view that MMU will put forward a planning application for the Ryebank
Fields site as soon as it is feasible for them to do so.
In this
instance we believe we have two options.
1. One is to engage with MMU and local
residents to try and influence the type and nature of the development brought
forward. We would hope that this would result in a development which enhances
Chorlton’s housing offer and provides homes for those who need them, especially
those who need affordable homes. We also want a development that respects the
immediate environment, in particular the relationship with Longford Park. To
this end we have been working with CCLHG and MMU to try and facilitate a
“participatory based approach” which will achieve these objectives.
2. The other option is to not engage and to sit by while MMU
bring forward their plans. As local councillors we believe this approach would
be irresponsible.
Some
people will argue that we have a third option which is to oppose any
development. For the reasons given in point 1 above we do not think that is the
best way forward.
However
we have made it clear to MCC and MMU in previous weeks and again directly to
them both at the meeting on the 29th October, that if MMU bring
forward a planning application which does not enhance the housing offer in
Chorlton as well as the other aspirations we have outlined, and in particular
does not address the issue of traffic in the immediate and adjacent areas, then we as local councillors will oppose it.
Wider Context
Since
the MCC Executive meeting of the 25th July , further investment has
been proposed for Chorlton including the Beelines project to enhance the
cycling and walking routes in Chorlton.
Councillor Eve Holt organised a consultation in Chorlton recently on the report she produced as a result can be found here:
Beelines – Chorlton Consultation Report
In
addition to this we have worked with MCC, TFGM, Mayor Andy Burnham and Chris
Boardman, the Cycling ‘czar’ and the Greater Manchester Combined Authority to
secure an increased budget for the Chorlton to Manchester City Centre cycleway.
The consultation for the cycleway is due to start in the coming weeks.
Clearly,
these various proposals could have a knock-on effect on each other and as a
result it is vital to look at Chorlton’s future in a strategic, rather than in
a piecemeal, way.
This is
the “opportunity” Councillor Strong made public reference to recently. i.e.
whilst many of the ‘moving parts’ (including the future of Ryebank Fields) are
undecided it is wise for us at this early stage to see things in relation to
how they will, or may affect each other. In this regard we will try and
represent the many strands of opinion and interests of all those in Chorlton.
Latest Information –
April 2019
1. Since the meeting of the MCC Executive
on the 25th July 2019 MMU have been developing a Development
Framework for the site which in simple terms sets out the design and use
principles for the site.
The
Development Framework is a document being produced by MMU which will be adopted
by MCC and forms the basis of the requirement for any future planning
application to be assessed against. The Development Framework is currently
being produced and is in draft form.
As local
councillors have had an input into the content but at this stage the document
remains an MMU document. It is expected that the Development Framework will be
approved and published by Manchester City Council in early June 2019.
As local councillors we have been keen to
insist that a number of issues raised with us by local residents, traders and
community groups, are included in the final Development Framework. These
include protection for the Nico Ditch, a commitment to protecting diversity on
the site, a wide range of type and tenure of housing, including affordable
housing. In addition, as we have made clear, once again, that the Development
Framework must address the current traffic issues surrounding the site. We have
also continued to press for a participatory process involving the local
community in the process leading up to any planning application. In addition we
have continued to support the aspiration of local people expressed through the
Chorlton Community Led Housing Group for innovative and imaginative ownership
and design proposals to be integral to the whole of any potential development.
2. Once the Development Framework is
approved and published by MCC we want to work with local residents, community
groups and traders to use it to shape any local response to a future planning
application. The Development Framework , once published, is not open to change
but the principles and assumptions in it are the framework which local
residents, community groups and traders can use to ensure that any development
on Ryebank Fields meets the needs of Chorlton and ensures any development has
local benefit.
3. As local councillors we have been
consistent in our view that MMU are serious in their intent to develop the site
and that as far as can be ascertained there are no current legal grounds to
prevent them (see following note on Covenants and Title).
Our consistent view since the proposed
development was first announced in December 2017 has been to ensure that any
development on Ryebank Fields is as beneficial to Chorlton and its wider
community as we can make it.
We, as local councillors, have also been
clear however that if any development does not meet this “test” and in
particular does not ensure protection of the environment, (including the Nico
Ditch), promotes a zero carbon outcome, produces an innovative and mixed tenure
of housing (including contributing to the need for affordable housing.), and,
critically, addresses the issue of traffic around the site, then we will oppose any future planning application.
Note on
Covenants and Title
Following a request from Save Ryebank
Fields Group when we as local councillors met with them and MCC on 28th
January 2019 we obtained the following statement from Manchester City Council
City Solicitors Office regarding the transfer of the site from MCC to MMU in
1992 and any previous or subsequent covenants which may restrict MMU developing
the site in the way they are proposing, i.e. predominantly as a housing
development.
“The Education Reform Act 1988 automatically
transferred the Council’s freehold ownership in the Ryebank Road site to
MMU. The transfer was dated 2 March 1992.
There was nothing the Council could do to prevent
this happening nor under the legislation could the Council specify that the
Ryebank Road site could only be used for a particular purpose.
The Ryebank Road site is subject to the following covenants created
in the early 1900’s when the site was sold at that time :-
1. to erect fencing to separate the land sold from
the land retained by “the Vendors”;
2. to obtain the approval of the Vendors to the
plans elevations and specifications showing the proposed development of the Ryebank Road site;
3. to ensure that any dwellinghouses or shops
erected on the Site have a yearly letting value of not less than £16.00 and
only to erect on certain parts of the Ryebank Road site detached and semi-detached dwellinghouses;
and
4. not to carry on any offensive noisy dangerous
illegal or immoral trade business manufacture or occupation or the sale of
intoxicating liquors or any other act matter or thing which may be deemed a
public or private nuisance or cause damage or inconvenience to the Vendors.
Given the passage of time it might prove difficult
for MMU to trace the successors in title to the Vendors who have the benefit of
the covenants. Even if they are traceable it is likely that MMU should be able
to obtain consent to the proposed development.
The Council is therefore unable to prevent or
influence the development of the Ryebank Road site as a
former owner.
Any opposition to, or control of, the development
would require managing through the planning process.”
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