Founded in 1983                                    

Twenty-Third Annual General Meeting

Monday 18^th June 2007

Secretary’s Report

Planning

Given that West Didsbury continues to be a prime target for development, planning matters have remained the focus of our work. Since our last AGM, we have looked at 67 planning applications, including some major ones such as the recent development proposals for the Withington   Hospital site and Needham Hall. 

One of the applications concerning the Withington Hospital site, related to the conversion into flats, with associated landscaping, of the former Home 4, a Grade II listed building, On the whole, we were impressed by the plans which, we felt, would result in a sensitive and tasteful restoration; however, having studied the plans carefully, we felt there was still room for improvement, particularly with regard to the proposed landscaping, and we made a number of suggestions most of which have now been implemented.

With regard to the Needham Hall application, we welcome the fact that some 59% of the development will be given over to houses, since there is now a glut of flats in the area and a clear need to redress the balance in the housing stock. However, demolition work on the site was begun before all the necessary tree protection was in place and, as a result, a number of trees (including some with TPOs) were damaged. Our Environment Officer has worked tirelessly to ensure that the developers produce detailed tree maps and the remaining trees are fully protected.

I am pleased to report that our efforts to prevent the demoliton of The Rookery at 196 Palatine Road, and the erection of two four-storey block of flats, were successful; planning consent was refused and the applicant’s appeal dismissed. Last September the Council took a decision to curb flat-led high-density development ouside the inner city and its fringes, and this decision was one of the grounds on which the Rookery appeal was dismissed; the appeal can be seen as a litmus test of the effectiveness of the new planning policy, and the outcome was therefore doubly welcome.

In addition to monitoring major development proposals, we have helped members resist proposals for adjacent house extensions that would have been detrimental to their amenity, and dealt with a host of other matters, including applications for late-night entertainment licences, telecom masts, potholes, puddling, street lighting  and noise nuisance.

Amenity Grants

At our last AGM, we mentioned that we had obtained a Cash grant from the council for £31,215 for street trees, strengthened lighting columns and hanging baskets. We later received £7,500 that had been remitted to the Council by the developers at Woods End (formerly Southern Hey), to compensate for the loss of trees resulting from the redevelopment of the site. Last spring, Red   Rose   Forest planted 78 trees. Two of these were planted in the grounds of the Ewing   School , where the youngsters were given a talk about trees and involved in their planting and aftercare. Most of the trees are already well established, and the strengthened lighting columns and hanging baskets were put in place along Burton road later in the year.

We are currently applying to the Council for a further Cash grant, for Christmas lights along

The seven steel benches and three planters for which we obtained a grant last year, have now been installed, and have considerably improved the street scene. The benches are well-used by all sections of the community and have provided us with much-needed ‘recreational’ areas.

Marie   Louise   Gardens

Most of you will have heard about our campaign to save Marie   Louise   Gardens from development. The Lodge was sold under the Right to Buy legislation some years ago. The Council is now planning to sell to the present owner of the Lodge the former greenhouse site which is adjacent to the Lodge and was fenced off after the Lodge was sold on in 1998. There would be a large detached house with 18 rooms, set back only 8 yards from the main path, with 14 windows fronting the Gardens; and next to it would be the Lodge, which will more than double in size (the number of rooms will increase from 7 to 17) and will acquire a balcony (the owner has obtained planning consent to build an extension).Together, these two buildings would change the character of Marie Louise. The quiet seclusion that local people love about the Gardens would be lost forever, and Marie Louise would almost certainly become a candidate for further erosion.

Moreover, we believe the sale  would violate the conditions under which this land was given in 1903 to the Withington Urban District Council which later became part of Manchester City Council. The land was given to the Council by Josephine Silkenstädt on condition that it remain, in its entirety, a public park in memory of her daughter. A covenant in the Indenture of 12th June 1903 clearly states:

....the District Council their successors or assigns shall not nor will at any time hereafter use the said plot of land hereditaments and premises hereby conveyed or any part or parts thereof or permit or suffer the same or any part or parts thereof to be used for any other purpose than as a public park or recreation ground which shall be called 'Marie Louise Gardens'...."

We reject the Council's argument that the land which it proposes to sell is not an integral part of the Gardens, and that it is not therefore subject to restrictive covenants contained in the 1903 Indenture. The boundaries of the land covered by the covenants are clearly defined in the Indenture and on the 1904 Ordinance Survey Map  and this includes the land the Council is proposing to sell.

We are fighting hard to stop the Council from selling off this land; if we are successful, the outcome will set a much-needed precedent and deter councils countrywide from breaching covenants to dispose of public amenity land. Opposition to the Council’s plan has been overwhelming; in my twenty years as Secretary, I have never known local people to show as much determination and solidarity as they are showing over this issue

Last Thursday, we presented a petition, signed by 6,000 residents, to the Lord Mayor, and we continue to make every effort to ensure that our campaign receives good press coverage. At the same time, we are liaising closely with Jan Silchenstedt, who has espoused our cause and, as a member of the Silkenstädt family, is endeavouring to enforce the covenant. You can follow developments by clicking on ‘ Save   Marie   Louise   Gardens ’ on our website: www.westdidsbury.org.uk

I would like to renew the appeal I made last year for a Publicity Officer, since no-one has volunteered to step into the breach. If you think you would enjoy writing leaflets and organising a recruitment drive once or twice a year (it would take up very little of your time), please let us know.

Finally, I would like to thank our Councillors for their sterling support throughout the year, Niall, our Social Secretary, and his team, for organising our first Neighbours’ Day and another excellent barbecue, and Alison, our Environment Officer, for the invaluable contribution she has made in helping to protect our green spaces and wildlife.

Barry Aelion

Secretary