Shoosmiths supports charities, schools and sports clubs on regeneration of underutilised land

Shoosmiths is advising on a series of regeneration projects across the North West of England that will transform disused playing fields into new communities.

Working in close partnership with Sophia Fleming Consulting – which assists on site assessment, community consultation and planning applications – and land agents Roger Hannah, Shoosmiths is supporting schools and charities across the North West region to unlock the potential of their underutilised land.

The aim is to reinvigorate these sites by delivering much-needed new housing and community infrastructure, while retaining and enhancing local sports provision.

The first project Shoosmiths advised on involved Kellen Homes, in partnership with Greater Manchester Youth Federation (GMYF), Great Places Housing Group, Sigma Capital Group and Centrepoint, to redevelop the former Mellands playing fields in Gorton, Manchester.

The 22-acre site, previously disused and subject to vandalism, has secured full planning permission for 267 semi-detached homes – of which 60 will be affordable – and 36 apartments reserved for young people aged 18–25 who are leaving the care system and at risk of homelessness. These homes will be managed by Centrepoint as part of their independent living programme – one of the charity’s first new build schemes in the North West.

The planning process involved close engagement with Sport England and Manchester Active, which assesses proposals under its Playing Fields Policy to ensure sports provision is not lost or compromised.

Sophia Fleming, director at Sophia Fleming Consulting, said:

"Having worked both for housebuilders as a Land Director and Chair at an independent school, I understand the financial pressures schools and charities face – which have only increased since the introduction of VAT on private school fees – whilst also recognising the untapped potential of underused land. These projects aren’t about removing green space – they’re about transforming neglected sites into vibrant communities that still retain meaningful sports provision. We’ve worked constructively with Sport England and Local Authority sports and leisure officers throughout, and their input has helped shape proposals that deliver real community value. As planning policy evolves, this collaboration is key."

Extensive community consultation played a key role in shaping the proposals for the Gorton site. The application includes two full-size FA-standard football pitches and a 10,000 sq. ft sports and community hub, to be operated by GMYF. The centre will serve as a hub for community groups and youth-focused programming.

Shoosmiths provided strategic planning advice for the project, including viability assessments, infrastructure and planning agreements, and negotiating Section 106 agreements to secure consent. The firm also advised on the land disposal to Kellen Homes, providing specialist guidance on charity law and tax matters. 

Building on this, Shoosmiths is now advising on similar projects in Chorlton, Stockport and Wirral in partnership with Sophia Fleming and Tom Shepherd of Roger Hannah. Clients include charities, academy trusts, independent schools and sports clubs. 

Acting on behalf of an academy trust and working alongside Roger Hannah’s wider development advisory business, the group recently secured Secretary of State approval for the sale of redundant playing fields for a residential-led development scheme of around 100 homes – a complex process that took over 18 months. This major success will allow the academy trust to invest the proceeds in providing professional standard sports facilities for their students and wider community.

Shoosmiths’ project team is led by real estate partner Andrew Pattinson, with key support from legal director Will Sanderson and principal associate Jonathan Smith.

Andrew Pattinson, real estate partner at Shoosmiths, said:

"With the pressure to deliver new housing greater than ever, it’s essential that we find ways to bring forward land that can meet this need – without losing sight of wider community priorities. These projects show that it’s possible to unlock disused sites, often in significant disrepair, to deliver high-quality homes while also enhancing local infrastructure, supporting social value, and aligning with planning policy."

Tom Shepherd, director at Roger Hannah, added:

"As a highly experienced professional team, we are able to support trustees, governors and management in identifying opportunities to release significant value from existing land holdings. We sit alongside our clients from the outset and help them navigate complex development processes – from identifying and securing the right developer or housebuilder partner through to realisation of cash receipts.

"Charities, schools, sports and golf clubs face significant pressures to provide state of the art facilities. But given on-going budgetary challenges, this is often impossible without a significant cash receipt. We can support our clients in achieving this."