Below you will find the latest update on the objection to 57 Dwellings being built on recreational land immediatley adjacent to Highfield Country Park in Levenshulme. We are working closely with the children of Levenshulme to help them save their farm land and local greenspace. The Manchester Evening News article is further below.
NEW ACTION POINT
What you can do to help!
Write your letter of objection to the planning inspectorate (One or more points further below must form your reasons for your objection to be effective)
You must quote reference number APP/B4215/W/19/3230640
Print off any photos you have of using the farm
If possible please enclose 3 copies of your letter
Send to: The Planning Inspectorate 3/21 Eagle Wing, Temple Quay House, 2 The Square, Temple Quay, Bristol, BS1 6PN
Step 6 If you want the planning inspectorate to acknowledge your letter then you must ask them specifically.
Step 7 The letter must be received by the Planning Inspectorate by 15th August. We suggest that you send this no later than 10th August.
Step 8 If you have any mobility or additional needs then one of us would happily collect your letter and deliver it for you if you contact us by the 3rd August.
If sending online:
Write your letter
Points to cover in your objection:
You do not have to include all of theses letter points and please put them into your own words.
1. The land has established Recreational Use. It has been a well-used community farm for last ten years.
2. The development is a departure from Manchester City Council Development Plan. it is open space and recreational land
3. The development will result in the loss and harm to an area of open space and recreation land which forms part of the local landscape.
4. The development will have an unduly harmful impact on the visual amenity value of the application site and in the wider open space context of Highfield Country Park and other open spaces.
5. The site is contaminated, and a Health Risk Assessment should have been undertaken. It is directly next to Highfield Country Park which is a former tip.
6. Significant harm will be caused to Highfield Country Park which is an established Local Nature Reserve. One of only seven in Manchester.
7. The site is part of a 40-year-old established green buffer between Manchester and Stockport. This is reciprocated by Stockport Council.
8. Loss of badly needed open space. The site is not considered to be surplus to local requirements.
9. Increased Traffic will worsen pollution of Highfield Country Park.
10. The site sits within a critical drainage area where there are complex surface water flooding problems. New development will exacerbate local problems.
11. Ecology report submitted was full of errors
12. Granting permission will create a precedent for development of adjoining open space sites.
13. The Climate Emergency requires more open spaces and trees not less.
To be added to our mailing list for updates, please register here www.levenshulmecommunity.wixsite.com/website
The councillors at Manchester Town Hall planning have suggested refusal on this developement 4 times in total. We are now on our 5th objection in 2 years.
The Inspectorate previously suggested refusal, however there were elements within the report that allowed the Developers to submit a new, amended application. This went to Planning in April 2019 and was again "minded to refuse" by the committee. At a decision meeting held subsequently to this, it was again voted against UNANIMOUSLY by the council. A further meeting was then held by the planning team and applicant, where no notification was given to the Levenshulme councillors or objectors, and the council were advised they had to "mind to approve". Although the applicant should be going through an appeal process now, as a result of the UNANIMOUS vote to refuse, they have been able to go directly to the Inspectorate (Secretary of State) to overule the councils decision, this is due to a loop hole where the council have not adhered to a correct date in the process. This means we have to now appeal, again, and send all objections by 15th August 2019 directly to the Inspectorate.
It is as a result of this that we have come together as a community, for the children of Levenshulme to form a strong team with various different skill sets to fight this to the very end. This of course teaches children a lot of life skills, such as; fighting for something you believe in and how to form a community in order to learn how to navigate a system you may not have any experience with to achieve the result you want. The children of Levenshulme are the reason why we are doing this, and we will do everything we can to help save their green space.
We have sought legal advice and are now compiling all the necessary points of interest to distribute to everyone wishing to object and send directly to the Inspectorate. We need to ensure that the points covered are specific and they will be posted on here when they are finalised, along with the relevant information of where to send your objection.
Letters of objection need to be sent direct to the Inspectorate before 15th August 2019. More information on what should be included to ensure a refusal will be posted here in due course.
Chris Slater 11th April 2019
Residents and youngsters in Levenshulme have claimed victory after plans to build on the site of a much-loved community farm were knocked back.
A previous bid for planning application for homes on the site was rejected by councillors in 2017 as they said it would "result in the loss and harm to an area of open space and recreation land which forms part of a local landscape."
And they again declined to support it after several dozen schoolchildren were among the objectors who attended a planning committee and urged councillors to 'save their green space.'
The plans submitted by Towerhouse Systems Ltd were seeking permission to demolish the existing farm buildings and build 57 three, four and five bedroom homes on the 1.6 hectares of grazing land which lies next to Highfield Country Park.
These would have fronted onto a new looped access road off Cringle Road.
Manchester City council received nearly 100 written objections and around 25 schoolchildren, both from St Mary's RC primary school, and some of those who live nearby, were among those in attendance at the meeting at the town hall this afternoon.
They held up placards outside and then sat on the benches at the meeting in a show of the strength of feelings against the plans for the site which was once open to the public and was praised by the M.E.N as recently as 2017.
Council officers had recommended it for approval saying the an appeal made to the planning inspectorate of the previous plans had found the land to be of "limited recreational value"
Emma Mander told the meeting: "All statements that relate to the farm not enjoyed as a recreational facility and this is stated many times in different ways, are incorrect.
"If the inspector had seen farm three summers ago or spoke to anyone living locally about the value of it to us a community and our children, his findings would have been completely different.
"We feel strongly the decision has to be a denial.
"And we hope your decision today considers the future benefit of our children who have created their own phrase - 'save our memories and our future.'
Local ward councillor Dzidra Noor told the meeting: "This farm was used by lots of children including children with special needs.
"The development is is for 57 dwellings, each of these is likely to have two cars which means an increase of around 100 cars on the already busy Cringle Road.
"They need your help to save their green space."
"Please listen to them."
As part of changes made the to scheme money would have been provided for traffic calming measures and highways improvements on Cringle Road as well as for new access to the country park.
As part of the scheme 20 percent of the properties would also have been designated affordable under a shared ownership basis.
Julian Austin, speaking on behalf of the applicant said: "It is our view there is no justifiable reason to refuse planning permission. The principle of development is now, in effect, accepted through the inspector's decision and there are no other planning or environmental issues of concern."
But committee member Mary Watson said: "I am appalled to see a report placed before the committee that we have previous decided to refuse. I do not welcome it. I think the reasons we gave then are still valid."
The application was "minded to refuse" meaning it will come back before the committee at a later date.
Mum-of-three Emma, 35, said afterwards: "I think the fact that this has been minded for refusal, despite the advice from the planning officers is significant.
"It shows they are still listening to the community and that they still value green space, particularly for our children."
St Marys RC Primary, Levenshulme
To be added to the whatsapp group and take part in objecting to this development please text: 07929044510