Ryebank
Transforming Ryebank into a safe, sustainable community by delivering much-needed affordable homes while restoring and protecting the site for future generations.
The story so far
Planning application submitted
Step Places, Southway Housing Trust and Manchester Metropolitan University submitted the planning application for Ryebank to Manchester City Council. The application details can be found on the planning portal under the reference: 142223/FO/2025.
February 2025
Site investigations works completed
The invasive stage of the site investigations works were completed between Monday 1 July and Friday 25 July 2024. A record of what the site investigations showed can be found here
July 2024
Updated planning information submitted
Updates were made to the scheme in response to statutory consultee feedback. This includes realignment of the road and an amended drainage strategy. A complete breakdown of the updates can be read on the planning portal under the reference: 142223/FO/2025.
May 2026
Initial public consultation held
Early 2023
The Masterplan
The proposals for Ryebank respond to Chorlton’s clear need for affordable, specialist and energy-efficient homes. The scheme aims to create a supportive and inclusive community where people can live well, feel connected and benefit from lower energy use through Passivhaus design.
The scheme will deliver 120 high-quality homes, while retaining one third of the site as enhanced green space, maintaining the majority of Aspen Grove and the woodland next to Longford Park so new homes sit within a greener, healthier setting. To help foster a sustainable community from the outset, the development would be phased so that affordable homes are delivered from the beginning of the programme following site remediation.
Key benefits include:
A balanced mix of affordable, co-housing and private homes, supporting residents of different ages, incomes and needs.
42 affordable, age-friendly homes, helping over-55s live independently and remain close to their community.
8 independent-living apartments for young adults with autistic needs, offering safe, appropriate homes that support independence at Social Rents.
Delivering 35% affordable housing (more than Manchester City Council’s policy on affordable homes which is currently 20%).
A dedicated partnership with Manchester Intergenerational Co-Housing (MICO) to encourage neighbourliness, shared support and stronger social ties.
New green spaces, including gardens, greens, orchards, courtyards, planting, play and learning areas for residents and neighbours to enjoy.
Improved walking and cycling links, creating safer, healthier and more sustainable car-free connections between Firswood and Chorlton-cum-Hardy.
▲ Site masterplan
Site investigation works have shown that much of the land is currently unsafe for public access and affected by contamination. Remediation is therefore required to retain the existing natural parkland and ecological habitats, and these works come at a significant cost to the developer. Step Places and their sub-contractors have extensive experience in remediating sites, whilst minimising disruption to the local community. You can find out more about the site investigation works here.
Artist impressions of the scheme
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FAQs
Background and planning history
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The Ryebank Road site was originally a clay pit linked to the former Jackson Brickworks and was later filled with various materials, some of which are now known to be hazardous. The land legally transferred from Manchester City Council to Manchester Metropolitan University in 1989, following the University’s establishment as an independent statutory corporation under the Education Reform Act 1988, and was used as university playing fields until 1996. The site became surplus to requirements and it was closed in 2020 when hazardous materials were found on the surface.
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As part of its estate strategy, the University identified the site for disposal and worked with Manchester City Council to promote it for residential development to help meet local housing need. A Development Framework was prepared between 2015 and 2019 following consultation and was approved by the Council as a material planning consideration. In 2022, the University selected Step Places and Southway Housing Trust as its preferred development partners.
Leaving the site in its current condition is not a responsible option; risks will not remain static and could increase over time. The University, as the landowner would prefer to see these contamination issues addressed and feel the solution presented addresses the issues in a responsible and commercially viable way. If planning consent is not granted, an alternative solution to securing and managing the site will need to be considered.
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The majority of the application site lies within Manchester, however a small area along the northern edge falls within the boundary of Trafford and as such, the application has been submitted to Trafford Metropolitan Borough Council as well as Manchester City Council.
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A package of amended and supplementary plans and documents has now been submitted in relation to the original planning application. This comes following a detailed period of review and refinement in response to feedback from the Local Planning Authority, statutory consultees and other stakeholders.
This approach is a standard and important part of the planning process. Taking the time to work collaboratively in this way ensures that feedback is properly considered and, where appropriate, incorporated. It helps to ensure that proposals are accurate, policy-compliant, deliverable, and appropriately responsive to local context and community considerations.
The proposals
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The current design has a mixture of apartments and houses with various occupancy levels. The proposed split of homes is:
42 age-friendly affordable apartments for over-55s, which will predominantly be one-bedroom
8 one-bedroom apartments for young adults with autism
18 homes for the co-housing group, including 6 houses and 12 apartments with communal facilities
52 private sale homes in a mixture of 3- and 4-bed properties
The mix of housing types has been developed from an understanding of need and following conversations with officers and local stakeholders, as well as considering the feedback received from community consultations. It is felt this mix is representative of the diverse and inclusive community that we want to deliver, welcoming residents of all ages, abilities and incomes.
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The Ryebank scheme will deliver 35% of the homes as affordable, age-friendly over-55s apartments. This is more than Manchester City Council’s current policy of 20% affordable homes
Rents would be set in accordance with Homes England guidance for affordable housing. The homes will be available to rent at Social Rent levels.
The plans for Ryebank help support Southway’s commitment to ‘right-sizing’, which helps free up larger homes for families. The 1- and 2-bed apartments will be actively promoted to existing Southway tenants who are under-occupying family-sized housing.
Flood risk, drainage and ecology
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The scheme places a strong emphasis on effective surface water management and minimising flood risk. It incorporates a range of integrated measures, including new wetland habitats, rain gardens, and rainwater harvesting. Sustainable Urban Drainage Systems (SuDS) will be embedded throughout the site to slow, store and manage surface water, reducing run-off and helping to limit the risk of flooding both within the development and in surrounding areas.
A comprehensive Flood Risk Assessment has been submitted as part of the planning application. This provides a detailed evaluation of existing conditions, identifies potential risks and demonstrates how the proposed mitigation measures will ensure the development is safe and will not increase flood risk elsewhere.
In response to feedback from statutory consultees, and in light of updated flood zone designations which were introduced following the submission of the planning application, the scheme has been further refined. These updates include targeted adjustments to the road layout to enhance flood resilience and ensure risks are effectively managed.
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The proposals aim to acknowledge the historic route of the Nico Ditch through a central wetland and attenuation basin near its former alignment.
Although it is not a designated heritage asset, the scheme proposes to identity and mark its significance while also using the space for drainage and ecological benefits.
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As part of the sustainable development for Ryebank, two new community garden spaces are proposed within the masterplan area; one to the north and one to the south, allowing all residents to enjoy the space.
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The planning application has taken the disciplines of ecology and arboriculture seriously, as evidenced by the early appointment of specialists in these fields, and the subsequent commissioning of surveys and technical reports to inform the assessment work required.
The scheme is committed to delivering at least the required 10% Biodiversity Net Gain (BNG). This will be achieved by carefully retaining and enhancing the most valuable existing habitats, alongside creating new, higher-quality habitats across the site. This includes strengthening the woodland areas, introducing new planting such as wetland and species-rich habitats, and improving conditions for wildlife overall. The 10% BNG will be achieved in part through an off-site contribution.
The approach is to keep as many mature and high-quality trees as possible, particularly around the site edges and within the western woodland, including Aspen Grove. Where some loss is unavoidable, this will be offset through substantial new planting, which over time will enhance overall tree cover and diversity.
Overall, the aim is to move from a site that currently has constraints and contamination in places, to one that is actively managed and better for wildlife in the long term.
Further detail is set out in the Biodiversity Net Gain Assessment, the Ecological and Arboricultural Assessment (which forms part of the Environmental Impact Assessment) and the Design and Access Statement submitted as part of the planning application.
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The proposals seek to protect wildlife by addressing the site’s current condition and improving the quality of habitats over the long term.
Through controlled remediation, the retention of the majority of Aspen Grove and the woodland, and the creation of enhanced green spaces and new habitats, the scheme would provide safer, better-quality conditions for wildlife throughout the site. A fully considered strategy to protect wildlife species will be in place during the remediation and construction phases as species may move from locations. This will be in place prior to any works commencing and will be continually monitored and updated during the construction period. This helps ensure local species can continue to be protected as part of a healthier, more resilient landscape.
Transport, phasing and construction impacts
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The scheme provides two vehicular access points: one from the south via Ryebank Road/Longford Road, and one from the north via Rye Bank Road. There is no connection between these access routes, which is a deliberate design choice to limit vehicle movements on each side of the site and to prevent through-traffic and rat-running. This approach aligns with the Development Framework, which was approved by Executive Members at Manchester City Council in 2019.
The internal road layout proposed as part of the planning application has, however, been refined in response to feedback received through consultation and technical review undertaken prior to the submission of the planning application. These changes are designed to reduce the number of vehicle trips generated on each side of the development where possible.
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It is understood that some members of the local community are concerned about the levels of traffic that will be generated as a result of the development.
Traffic and parking surveys have been undertaken to the north and south of the site to better understand and manage the traffic impact of the development.
The outcome of these surveys, and the expected impact the development would have, have been summarised in the Transport Assessment which has been submitted with the planning application. This shows that local roads can take the capacity of the development, even at peak hours.
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The first phase of development would be the controlled remediation of the site. This initial phase would focus on removing hazardous materials, whilst protecting local habitats, species, residents and the environment as a priority throughout. These works would be undertaken by specialist contractors with proven experience delivering remediation projects of a similar nature and scale.
Once remediation has been completed the scheme would move into the delivery phase. The first homes to be brought forward would be the affordable homes, reflecting both the urgent need to increase access to high-quality affordable housing in Manchester and the ambition to support a sustainable, mixed community in Chorlton from the outset.