Do we know about the British university that flaunts itself as environmentally sustainable and a world leader in delivering ‘carbon literacy training’, but wants to concrete over acres of much-loved local green space?
The university where they say sustainability ‘forms an integral part of our teaching, research and campus development’, but wants to replace 1,400 trees with parking spaces for large numbers of vehicles?
The university that was gifted green fields for free, and now wants to sell them off for a massive profit?
Just a moment. Surely you don’t think I’m talking about the University of Reading?
Perish the thought! I’m referring to Manchester Metropolitan University, and its plan to sell off a much-loved local green space for housing development.
Ryebank Fields is a 10-acre plot of land in South Manchester. It is a well-used open green area, gifted by Manchester City Council in the 1970s to Manchester Metropolitan University (MMU) for use as playing fields. More recently, the land has been allowed to re-wild, and is home to over 1,400 trees, countless birds, bats, mammals, insects, and pollinators. The fields also act as a carbon sink and natural floodplain absorbing surface water, and combat air pollution in this densely populated urban area. The site is now under threat of housing development from MMU, who are selling the fields to developers.
The campaign to save Ryebank Fields has some familiar echoes with what is threatened locally in Wokingham Borough, with Hall Farm. MMU, which has owned the Ryebank site for over 50 years, wants to make millions by selling it for housing. And why now? It has gained planning approval for a new university library costing £90 million, and expects work to begin this autumn. Prospects for saving the fields have reached a critical point.
The fightback
The Friends of Ryebank Fields (FORF) group was established in 2018, dedicated to opposing any development of the site. In a petition that’s reached nearly 2,400 signatures, FORF opposed development on the fields and wanted Manchester City Council to formally designate this site as a Local Green Space. It commissions reports that challenge statements by the University, and has employed a planning consultant advising on how to oppose an eventual planning application. These initiatives have been funded by donations and crowdfunding. FORF has organised a film night, social and music nights as well as numerous protest demonstrations at the site. They get reported on ITV news, have have a strong online presence on Facebook (2,500 members) and Youtube, with a singing group that produces some attractive harmony numbers.
The developers claim that the proposed housing development takes a sustainable approach, with green roofs, allotments and community greens to support local biodiversity. Footpaths and cycle routes, they say, will connect to the local ‘active travel network’ and ‘create safe routes to local shops, services, schools and public transport’. Do we recognise the usual developer tropes?
FORF reject the sustainability argument, saying that destroying hundreds of trees and acres of rare grassland habitat would add a huge carbon cost to the development, and much of the outdoor activities are being done currently already. People’s ability to take part in them would be severely impacted by housing. ‘The so-called safe routes don't exist’ - the housing development would add considerably to the local traffic, ‘making walking and cycling journeys significantly more dangerous.’
Above: FORF campaigners picketing the site against the developers.
An important point FORF makes is that the developers’ claim to provide environmental sustainability would be valid if the site was brownfield, but Manchester City Council has classified it as greenfield, according to Green Party mayoral candidate Melanie Horrocks.
She was invited to visit the site, after which she stated: ‘I totally support the campaign… to protect this green oasis from development; the level of support can clearly be seen by the huge number of houses in the vicinity with 'Save Ryebank Fields' in the window….I would like to congratulate Save Ryebank Fields for such a positive, powerful and well-organised campaign. I am appalled that the Council and MMU are seriously planning to give this area over to housing, not just housing but significantly executive housing with only some alleged to be affordable.’ It's good to see the Green Party doing the right thing for the environment, and not cosying up to an ‘eco-friendly’ university.
Developers send in the diggers.
In May, the developers attempted to begin intrusive survey work at Ryebank Fields, but withdrew in the face of strong opposition from FORF and local residents. They made repeated requests to be shown licences or permits to commence the work, scheduled to take place during the bird nesting season, but were shown none. A response on 14th June to an FOI request shows Manchester City Council had no record of any licenses or permits at that point, though the City Council has said in the last few days that no licences or permits are required for the survey work. This may be because FORF succeeded in getting it postponed till after the spring bird nesting season.
At the beginning of this month, though, the developers finally sent the diggers in to carry out surveying work on the site. Locals have been standing guard on the gate, around 20 local residents at the entrance to the fields, along with police, contractors, and MMU campus security. FORF stress that they are not obstructing the developers, but keeping a close watch on their activities. However this is going to be difficult from now on, as the University has closed the fields for the next few months, while the survey work is being done.
A planning application by the housing developers was expected to be submitted in spring 2023, but has not yet materialised, perhaps due to the strength of local activist opposition.
The FORF campaign gained support in the last local council election in the ward (Chorlton). The LibDems took a strong stand against housing development on Ryebank Fields and scored a 16% swing in their favour, against the ruling Labour council’s candidate.
Ah yes, those wonderful LibDems, keen to save our green fields and the environment - as long they’re in opposition.
Pat Phillipps
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