Mirrlees Fields Friends Group

MAN Energy Solutions propose to build on Mirrlees Fields

The Fields are currently designated as a green space and are not available for residential development.

But MAN would like to overturn this designation for over one third of the Fields.

Their proposals:

1. Build 150 houses on the big field of Mirrlees Fields (35% of the site). Access would be from Bramhall Moor Lane. The oak trees and rights of way would be preserved.

2. Transfer ownership of the remainder of the Fields to a Trust which would guarantee public access to a new ‘Country Park’ (65% of the site). Funding would be provided to maintain the ‘Park’.

Proposed Development

 

Our Position:

Since we have begun to actively increase awareness of MAN’s intentions through emails to supporters, delivering leaflets in the local area and social media, MFFG volunteers have been asked what our official position is on the plans for development.

As it currently stands, there is no development to ‘oppose’. No planning application has been submitted (although we know MAN have started the pre-application process with the Council) and we have not seen any documents from either the pre-application or potential full planning application. MFFG and local ward Councillors have been presented with high level ideas and an outline of what could be incorporated into a subsequent planning application.

However, we do have opinions on what information has been shared with us so far.

If what we have seen, and what we then shared with our supporters, were to be included within a Planning Application, MFFG would OPPOSE the application, urge our supporters to do likewise and provide whatever guidance and support we could to ensure objections from the local community were ‘valid’ in the eyes of the Planning Department and planning policy. The reason for this is because:

• The loss of the ‘big field’ is unacceptable. Covid-19 has further shown the importance of this unique open space to the health and wellbeing of members of the local community as well as to local wildlife and biodiversity.
• Two vehicular access routes would further exacerbate local traffic congestion, potentially create a ‘rat run’ through the new housing development and facilitate future development.
• The ‘Country Park’ is not at all in keeping with the wishes of the local community. A car park which encourages people to drive, an ‘event space’, a camping ground, significant amounts of unnecessary hard landscaping etc could encourage anti-social behaviour and fly-tipping and diminish the unique, wild and semi-natural character of the Fields.
• At this stage there is no visibility of the ‘trust’ that will own the remainder of the fields or the mechanism that will provide revenue for maintenance and management. The safeguards for the remaining space must be sufficiently robust and ensure NOTHING else could be developed.
• The scale of development is too great. 150 units, 350 cars and, potentially, 350+ children will all stretch existing resources and infrastructure beyond breaking point. Local schools, NHS GPs and dentists and the local road network are already at capacity.

Given our constituted, charitable objectives, it is equally important to highlight to supporters and the wider community that should any planning application (and subsequent appeal) be rejected by the Council, this will not necessarily safeguard the future of Mirrlees Fields, bring them into wider community use or ensure they become a well-managed and safe public space that will enhance the quality of life for local people.

• The Fields will remain in private ownership and the possibility for sale and future planning applications would remain. For many in the local community this is a case of deja-vu having been in this position before.
• Planning designations like Strategic Open Space, Green Belt or Local Green Space do not prevent development as designations can be challenged and changed. The recent case involving the SSSI, designated Green Belt land in Heald Green (sold to Bloor Homes by the Seashell Trust) which, following a Public Enquiry where a Government appointed inspector overturned the Council’s original decision to refuse planning for 325 new homes, highlights this very plainly. MFFG have produced a separate note on some of the technical planning related considerations that could influence planning decisions.
• The ‘quality’ of the Fields would not be protected. Experience has shown that volunteer support is not enough to undertake the essential land management that Mirrlees Fields requires nor can a voluntary group secure consistent and sustainable revenue, from donations or grant, to fund works and public liability insurance. MAN currently provide management of the Fields and support our volunteer activity to this end. If any future landowner withdraws that support, or even frustrates volunteers to access their private property, and only provides the minimum statutory obligations to enable public rights of way to remain open, the quality of the space will deteriorate. This could support any future planning application by any subsequent landowner.

Preventing development on the Fields is reliant on whoever owns the land to not allow it to be built on.

We cannot stress this enough. Only the transfer of ownership or sale to people that are bound to protect the site and have the financial resources to allow them to do this will safeguard the Fields in perpetuity and avoid future planning applications and battles with developers.