Long-time residents of Hulme say they feel like 'second class citizens' as they rally against plans for student apartments set to be decided today (May 31). The 13-storey tower on the site of the former Gamecock pub off Boundary Lane would feature 261 flats if approved by Manchester's planning committee.
But local residents, politicians and other organisations have come together in opposition to the planning application due to be determined at the town hall. The resident-led Block the Block campaign has cultivated support from housing associations, a nearby GP practice, local councillors and the MP.
Some took to the streets yesterday (May 30) to stage a protest at the site. Helen Baker, who lives in Ruby Street, moved to the Aquarius Estate after the Hulme Crescents were demolished on a promise that the area would be for families – but decades later, she says she feels like she is being 'forced out'.
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She said: "We feel like we're second class citizens. They just don't take anything we say into consideration anymore. We really don't feel heard."
Aside from concerns about 'community cohesion', residents say the growing size of the transient student population has an impact on accessing amenities. Sue, who lives off Freeman Square, says housing is a huge issue in Hulme – but so is green space which the area increasingly inhabited by students now lacks.
She said: "There used to be a lot of green space in Hulme. It's all gone. My grandkids have got nowhere to play."
Dr Philippa James, a GP at the nearby Cornbrook Medical Practice, agrees. She once held clinics at the Gamecock pub - the only place she could find 'some of the blokes' - but says green space is now 'at a premium' in Hulme.
Some residents have tried to address the lack of green space themselves by redeveloping the area outside Hopton Court for community use – but sunlight would not reach the spot if the high-rise tower is built, according to Dr James. The doctor who has formally objected to the planning application fears that the development will have an impact on the health of many of her patients.
In particular, residents at Hopton Court, which is located opposite the former pub, will lose sunlight due to the 13-storey tower, she says – and a fifth of her patients who live there have already been treated for Vitamin D deficiency. She also worries about the impact that increased traffic would have on air pollution and fears this may increase asthma in the highly deprived area.
She said: "We feel that this will only widen health inequalities in the city."
As part of the plans, developer Curlew has agreed to create a community hub in the ground floor of the student block which would be managed by residents. The space could be used by the community to host activities and events.
But Emma Cooper, who lives in Epping Street, doubts residents who have opposed the development would ever want to step foot in the building. She said: "It's like offering a vegetarian a section at the butchers."
The mother-of-four who has lived in the neighbourhood for 15 years says the community is close-knit, but it has been 'taken over' by developers recently. She cites Birley Fields, Archway and Burlington Square as recent examples of student accommodation developments which caused 'disruption' in the area.
She said: "We're not anti-student, but we are sick of the destruction from the construction. We're just sick of the carpet being taken from under us.
"Most of the time we don't know about this until we see the signs for construction. We've got a voice and we should be heard."
Jane, who has lived at Hopton Court since 2006 and works with disabled students, recognises the impact living alongside a transient population has on residents, but she also worries about the welfare of the students themselves. She compares the flats to 'rabbit hutches' on a 'postage stamp' of land.
Sally Casey, who is chair of the Aquarius Tenants and Residents Association, will be speaking on behalf of objectors at the planning committee meeting. According to a council report, the application has attracted 49 objections including from university employees, housing associations and the GP.
Labour councillor Ekua Bayunu will be speaking against the application alongside her two ward colleagues in Hulme at the town hall meeting. Speaking at the protest, she said: "I have great faith in my colleagues on the council to make a decision in the best interests of the people of Manchester."
Working alongside Jumani Holdings, developer Curlew Opportunities is responsible for the proposed redevelopment of the former Gamecock pub. This latest proposal comes after plans for the site which were smaller in scale were refused in 2008 and 2012 on the grounds of being 'over-dominant'.
The development would see an £18m investment in Hulme, providing 70 jobs on site during construction and further employment once it has been built. Curlew says the scheme makes 'effective and efficient use of a sustainably located site which has been derelict and a blight on the area for many years'.
The London-based developer also says the scheme will address an 'under supply' of good quality student accommodation close to the universities and ensure family homes in Hulme and other suburbs are not let out to students. Curlew director Greg Fox said the company is 'delighted' that the planning officers have recommended that the application is approved by councillors.
He said: "The site is crying out for redevelopment and presents an opportunity to contribute to the ongoing regeneration of Hulme. Curlew has taken steps to deliver a development which provides genuine benefits to the existing Hulme community through the provision of significant area of community space to be managed by the local community, whilst responding to the significant need for new student accommodation within the Oxford Road Corridor.
"We believe well-managed student residential schemes can happily co-exist with other residential uses and indeed should be approached with a view to ensuring the existing community benefits. That ethos is at the forefront of our proposals.
"Given its location, our scheme is not expected to attract students who require a car. The scheme includes significant levels of secure cycle parking whilst a travel plan will be put in place to promote sustainable transport choices.
"We recognise that construction projects can cause local disruption temporarily. However, the site is undeniably in need of redevelopment whilst a Construction Environmental Management Plan will be put in place to ensure any such disruption is minimised.
"We are committed to working with residents to achieve this. The scheme represents an £18m investment in Hulme, delivering new job opportunities whilst ensuring the city’s student accommodation offer supports Manchester’s universities in attracting students in a globally competitive market-place.
"Reflecting this, the scheme benefits from the support of Manchester Metropolitan University and the Royal Northern College of Music. We hope the planning committee recognise the benefits which this scheme will deliver for Hulme and the city and look forward to working with the city council and the local community in delivering the proposal."
The planning committee meets at 2pm on May 31 to vote on the plans.
