Community woodland and meadow at Land Bound By Longford Road, Manchester

The site and its setting

The 4.59-hectare site contains woodland, grassland, scrub and hedgerows, borders Longford Park, and is partly within flood zone 2.

“The application site comprises approximately 4.59 hectares of land bounded by Longford Road to the south, the rear of properties located on Peveril Crescent and Copley Road to the east, Rye Bank Road to the north and Longford Park to the west. The application site is bounded to its north, western and southern boundaries by groups of trees with other areas of trees of varying age, size and condition within the site.”

“Parts of the application site are located within flood zone 2 (having a medium probability of flood risk) as designated by the Environment Agency. The area of the site falling within flood zone 2 is generally located within a linear area in the centre of the site and around the sites northern and eastern boundaries, the rest of the site falls within flood zone 1 (having a low probability of flooding).”

Officer report

Earlier uses and applications

The site was used for clay extraction and university sports pitches, closed in 2020, and a residential application was refused in 1996.

“Historic mapping and aerial photographs provide evidence of the sites past use for clay extraction during the early part of the 20 th century in the form of clay pits associated with a brickworks which was sited to the east of the application site where St Johns primary school is now situated. A row of terraced properties was also located in the south eastern corner of the site, being demolished at some point between the 1930s and the end of the second world war.”

“It is understood that following the identification of asbestos containing materials on the surface of the site the current landowner closed the site in 2020, prior to this the landowner had permitted limited public access to the site for lawful sports and pastimes use.”

Officer report

What officers recommended

Officers considered the use acceptable and recommended approval because it accorded with the development plan and identified impacts could be mitigated.

“A number of conditions have been recommended by consultees and others following assessment of the proposals, these are necessary to make the proposals acceptable and to mitigate identified impacts as set out within this report.”

“Protocol 1 Article 1, and Article 8 where appropriate, confer(s) a right of respect for a person’s home, other land and business assets. In taking account of all material considerations, including Council policy as set out in the Core Strategy and saved polices of the Unitary Development Plan, the Director of Planning, Building Control & Licensing has concluded that some rights conferred by these articles on the applicant(s)/objector(s)/resident(s) and other occupiers and…”

Officer report

What people said

Most responses supported protecting biodiversity, green space, recreation and community benefits; objections focused on housing, contamination, access, management, consultation and ownership.

“Green Space Protection and Environmental Benefits - Respondents to the notification process emphasise the importance of retaining the site as undeveloped greenfield land. Comments highlight the increasing need for accessible green space as Manchester continues to develop, particularly in areas experiencing urbanisation and air pollution.”

“Community Value and Social Benefits - Many commentators refer to strong community support for the site and ongoing local involvement in its care and management. Representations highlight regular volunteering, educational activities and community-led stewardship, which are seen as promoting local pride, social cohesion and community resilience.”

Officer report

Who spoke

An MMU objector opposed the proposal, the applicant supported it, and three ward councillors supported retaining the land as green space.

What members discussed

Members discussed contamination and health risks, while officers explained the proposed safeguards and the legal adviser confirmed ownership was not a planning consideration.

“The Planning Officer responded, stating that Environmental Health colleagues had been consulted and their measures were taken back to the applicant. The applicant had offered to abide by these conditions in relation to - dead hedges to preserve areas of the land for wildlife - site monitoring by a qualified consultant on a three monthly basis to assess contamination - volunteers to undertake walkovers before and after any planned events on the land - no edible fruits etc to…”

“The Legal Advisor to the Panel confirmed that land ownership was not a consideration and that the applicant had followed the correct process for this application.”

Minutes

The committee’s decision

The Committee resolved to approve the application for the officer’s reasons and subject to the recommended conditions.

“The Chair invited the Committee to determine the application.”

“The Committee resolved to approve the application for the reasons and subject to the conditions set out in the officer’s reports.”

Minutes

Conditions of approval

The conditions cover access works, contamination monitoring, event management, flood measures, operational management and the approved plans and documents.

“2) The development hereby approved shall be carried out in accordance with the following drawings and documents: Location plan and Existing Site Plan reference 25-007_DWG_001 A Phase 1 Geo-Environmental Report October 2025 reference 25 2778 Rev C prepared by Sladen Associates Flood Risk Assessment June 2025 prepared by Urban Imprint reference:25-007- rpt_003_Flood_Risk_Assessment_June25 Operational Statement for proposed use of former playing fields and existing open space…”

“5) In the event of reporting the findings of the site checks under condition 4) of this decision or at any time after the approved use commences, ground contamination, groundwater contamination and/or ground gas, not previously identified, are found to be present on the site, then the use of the site shall cease until, a report outlining what measures, if any, are required to remediate the land is submitted to and approved in writing by the Local Planning Authority.”

Officer report