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Manchester Metropolitan University owns the area of land known as Ryebank Fields, which borders Longford Park and is located at the end of Ryebank Road, Chorlton, and the end of Rye Bank Road, Firswood.  

We have owned this piece of land since the 1970s. It is one of a number of sites around the city that were brought together to form the then Manchester Polytechnic, later Manchester Metropolitan University.

As part of a wider strategy of consolidating the University into a single campus site in Manchester city centre, Manchester Metropolitan considered the future of Ryebank Fields and decided to begin the process of selling the land.  It is the last piece of University land to be sold under this plan.

Working with Manchester City Council, the University identified Ryebank Fields as a suitable site to meet the need for high quality and affordable housing as part of the Council’s wider development plans for the Chorlton area.

A suitable development was sought and after careful consideration of a number of proposals, the University selected Step Places and Southway Housing Trust as preferred developers for the site in July 2022.

  • Step Places is a privately owned residential developer that delivers design-led homes and creates sustainable neighbourhoods across the North West.
     
  • Southway Housing Trust is a not-for-profit local housing company that provides affordable homes for around 6000 households around south Manchester. Most of these are in Burnage, Chorlton, Didsbury and Withington.

The University has charitable status and we are required to achieve value for money from the disposal of any assets. Our plan is to invest any proceeds from the sale of the site into our core purpose of providing high quality teaching and research.

Before we owned it, Ryebank Fields was a clay pit for a nearby brickworks. When this use stopped, it was backfilled. Surveys conducted for us indicate that some of the backfill materials are potentially hazardous.

Initially, they appeared to be at a depth that would not pose an immediate risk to the public. However, surface level asbestos was found in different locations across the whole site. The vast majority of this asbestos has been unearthed due to surface erosion.

Due to potential health and safety risks linked to contact with asbestos we have revoked permission for the public to enter the site. It is very important that members of the public do not enter the site until further notice.

As Ryebank Fields is private land, any unauthorised access constitutes an act of trespass.

Frequently Asked Questions section

  • What will happen now that a preferred developer has been selected?

    Step Places and Southway Housing Trust will undertake a public consultation with the local community on their proposal before a formal planning application is submitted. 

    They will keep residents, community organisations and local elected representatives up-to-date with information.

  • How can members of the public participate in the consultation process?

    Step Places and Southway Housing Trust will announce details about the public consultation on their initial plans shortly.

    In the meantime, community members can find out more and register to be kept up to date regarding the consultation by:

  • What are the key features of the proposed development?

    The proposal has the following features:

    • A maximum of 120 residential homes
    • A minimum of 20% of the housing will be affordable housing
    • Sustainable travel arrangements which aim to reduce car usage and promote the use of public transport and cycling
    • Net zero carbon housing using the Passivhaus principle
    • A third of the site will remain public open green space with pathways and additional community facilities
    • An overall net biodiversity gain for the site which retains and enhances as much of the broad-leafed woodland and mature trees as possible
    • Protection and retention of the Nico Ditch with effective stewardship of the surrounding land
    • Remediation of the contaminants on site, including asbestos
    • Provision of improved drainage to the site
    • A commitment to comprehensive engagement with the community to refine scheme proposals prior to the submission of any planning application
  • Will the development of the site result in trees being destroyed?

    The development will retain as much of the broad-leafed woodland and mature trees on the site as possible. The proposal from the preferred developers will deliver a net biodiversity gain.

  • Is the University taking away the only green space in the local area?

    Ryebank Fields is not the only green space in the area.  The site borders Longford Park, one of the largest public open spaces in the city region and an area much larger than Ryebank Fields. The Chorlton area benefits from a number of other green spaces, including the Chorlton Ees nature reserve.

    Further, under the preferred developers’ proposal, a third of the Ryebank Fields site will remain public open green space with pathways and additional community facilities.

  • Should members of the public enter the site?

    Ryebank Fields is owned by Manchester Metropolitan University and is therefore private land.  As such, unauthorised use and access without the University’s consent or licence is a trespass. The removal of our signs and damage to fencing is also criminal damage.

    Given the length of time it will take for the development proposals to receive planning permission, the University insists that;

    • no unauthorised attempts to access Ryebank Fields are made or are encouraged to be made by others;
    • no structures are erected on the site;
    • gates accessing Ryebank Fields are capable of clear access both by us, and all parties authorised by us. Specifically we require those access gates not to be blocked by parked vehicles or secured by locks placed on them by third parties; and
    • our contractors are afforded free and unobstructed access to Ryebank Fields to carry out required maintenance, security, and health and safety tasks and inspections. 
  • Is there asbestos on the site?

    Asbestos was found on Ryebank Fields by a member of the public in May 2020. As a result of this, the University carried out investigations on the extent and source of this material.

    The asbestos consultants engaged by the University (Environmental Essentials Ltd and OPS Environmental Ltd) discovered asbestos at surface level at several different parts of the site. Given that asbestos has been found in several places across the site, away from areas where testing bore holes had been dug by the University as part of its earlier ground investigation surveys, they have concluded that the cause of this is erosion, caused by a combination of wet weather, followed by dry weather, and by the everyday wear and tear of people walking over the site.

    The University also commissioned a Human Health Report to be prepared to analyse the data collated by its ground investigation contractor (e3p) on the risks posed to the public of using the site as an open public space and an allotment (it has been made known to the University that local residents have planted fruit trees and regularly forage on the site).

    The University has been advised that asbestos material is prevalent throughout the ground in the whole of the site and that there is a risk to public health if an individual comes into contact with exposed asbestos.

    Given the nature in which asbestos can be exposed on Ryebank Fields, the University considers that members of the public should not enter the site until further notice.

  • Why can’t the University clean up the site?

    The costs associated with cleaning up a site of this size are significant and the land can only be remediated as part of a development process.

  • Will the Fields open in the future?

    The Development Framework for Ryebank Fields requires open green spaces to be included as part of any scheme for new housing. As part of the development proposed by Step Places and Southway Housing Trust a third of the site will remain public open space with pathways and additional community facilities.