Leeds Bradford Airport plans ‘airport village’ on greenbelt land

In northern England, Leeds City Council plans to release 36.2 hectares of land to enable expansion of Leeds Bradford Airport, supporting its goal of doubling passenger numbers to 7.1 million by 2030. The land is currently designated as ‘greenbelt’ – green space surrounding urban areas that is protected from development, in order to ensure than urban dwellers have access to countryside and prevent urban sprawl. Adjacent to the airport terminal, the land in question is currently used for farming. In addition to an increase in terminal capacity to accommodate more passengers the land would be used for commercial development to support the growth of Leeds Bradford Airport – an ‘airport village’ consisting of a hotel, restaurants and shops, an air freight park and an ‘air innovation park’.

On 15th July opponents to Leeds Bradford Airport’s plans to concrete over greenbelt land gathered to protest outside the Leeds City Council Executive Board meeting which discussed the plans for a few minutes. As documented in the minutes of the meeting, attendees emphasized the Council’s continued support for expansion of the airport. The only note of caution was an assurance that consultation with ‘all relevant parties’ would be widespread and thorough.

Leeds Bradford Airport protest
Protest against allocation of greenbelt land for commercial development to support growth of Leeds Bradford Airport, 15th July 2015

The report proposing allocating the 36.2 hectares of greenbelt land to Leeds Bradford Airport had already been discussed at the Development Plan Panel on 26th June 2015. Its a lengthy document – 176 pages long. On page 5, the issue that land at the airport is already allocated for ’employment’ so therefore available for development, with most of it remaining under occupied, is raised. Airport supporters’ response to this point is that the scale of land allocation proposed will make it an attractive location, and it will be supported by promotion and marketing internationally to prospective tenants. Bizarrely, the supposed solution to vacant business space is supposedly to provide even larger space, and the established business space should have received more promotion and marketing support to reduce the risk of it languishing unoccupied.

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This map shows the greenbelt land, currently used for farming, that Leeds City Council wishes to release for commercial development to support expansion of Leeds Bradford Airport – the area within the red line

It is not as if there is a shortage of business space in Leeds or Bradford. Both cities have plenty of vacant business premises, already constructed or on land with planning permission for industrial/warehouse development. An industry website lists 157 industrial properties available to rent in Leeds. The largest is a new development, Leeds Distribution Park, adjacent to Junction 47 of the M1 Motorway, with planning permission for industrial/warehouse development up to a maximum single footprint of 750,000 sq ft (17 acres). The website lists 40 industrial properties available to rent in Bradford. The largest is Bronte Business Park, boasting 16 acres of development land allocated for employment use.

Leeds Bradford Airport, and its supporters at Leeds City Council, aims to support commercial development on greenbelt land with more than just promotion and marketing. They are angling for ‘Mini-Enterprise Zone’ status, as stated on the the document submitted to the Development Plan Panel, see page 13. This is already in place elsewhere in England, including at Manchester and Newquay airports. Designation as an ‘Enterprise Zone’ is a subsidy, as tenants are gifted a Business Rate tax exemption of up to £275,000 per eligible business. This tax break is unfair and unwarranted preferential treatment for tenants that are fortunate to be in the Enterprise Zone. In the case of airports, space in the Enterprise Zone is granted to businesses that are aviation dependent, thus maximizing use of the airport’s passenger and/or cargo facilities and facilitating airport growth.

Businesses which do locate in the Enterprise Zone may not even create jobs, as firms will be incentivized to relocate from other premises in order to take advantage of the tax break. The argument that the airport-linked commercial development  will boost the economy for neighbouring communities and the wider region, which the proponents of the project are most insistent about, is flawed. The shops, restaurant and hotel that are planned would result in air passengers spending more of their time, and money, on airport land, instead of stimulating economic activity in Leeds Bradford Airport’s host community.

Another aspect of the rationale for commercial development on green space is to strengthen the case for more ‘surface access’ to Leeds Bradford Airport. This means construction of another road link, a dual carriageway from the A65 in Rawdon to the A658. It would not come cheap and taxpayers would have to foot the bill. It is anticipated that public sector funding will be confirmed for the new link road. The route of this road plan is not revealed. Figure 13 in the report discussed by the Development Plan Panel entitled ‘Indicative Alignment of New LBIA Road Link’ is not actually included in the report, it is ‘TBC’, left blank. Already, Rawdon Greenbelt Action Group is campaigning against the link road; they are concerned that enormous swathes of greenbelt land will be damaged or lost altogether, along with the special landscape character of the area.

Leeds Bradford Airport’s ‘airport city’ plans are a smaller scale version of aerotropolis development that is already underway across the Pennine hills, at Manchester Airport. This is opposed by the Stop Expansion at Manchester Airport campaign group. There is also a Facebook page. Airport-linked business premises is being constructed on land formerly designated as ‘greenbelt’ and, under the guise of alleviating traffic congestion, construction of a link road, costing £290 million in public funds, has commenced. Calling the road a ‘relief road’ does not disguise the fact that it is designed to increase traffic to and from the airport. Most recently, hundreds of residents of High Lane village in Stockport, on the route of the new road, turned up to an exhibition to express their concerns over increased air pollution, noise and vibration from heavy vehicles.

There is strong opposition to aerotropolis development on green space, and associated road infrastructure, at both Leeds Bradford and Manchester airports. Linking up these campaigns will strengthen them.

Vizianagaram farmers resist land acquisition for greenfield airport

On 10th April 7,000 farmers protested against land acquisition for a ‘greenfield airport’ (on an undeveloped site) in the Vizianagaram district, near the town of Bhogapuram, on the northern coast of Andhra Pradesh. Farmers are concerned that the airport will deprive them of their lands and livelihood. The video below shows news footage of the protest. It is in the Andhra Pradesh language, Telugu, but the visuals are revealing. After 45 seconds of captions there are crowd scenes along with speakers, and is it is worth watching to get an impression of the scale and spirit of the demonstration.

The land that the government intends to acquire, a full 60 square kilometres, constitutes more than half of the 105 square kilometres of farmland in Bhogapuram. In early April it was reported that opposition to land acquisition was mounting. People from 16 villages were gearing up for a major protest and planning to blockade a major road, the NH-16 arterial highway between Chennai and Kolkata, even though they were informed by police that anyone participating in the roadblock would be arrested. An all-party meeting of villagers also decided to prevent officials from entering their villages. Senior officials had already tried to enter the village of Chakivalasa but the residents forced them to retreat. They chanted slogans like ‘don’t want airport’ and ‘go back’ and demanded improvements to vital amenities including water, housing and roads.

On 10th April farmers protested outside government offices demanding cancellation of the airport project. The number of demonstrators – 7,000 – far exceeded the 3-4,000 that had been anticipated. Several political parties supported the protesters, who were adamant that they will not give up their fertile farmland. The protest was peaceful. Demonstrators defied the police arrest threat over the roadblock plans, bringing traffic on the NH-16 highway to a halt for over an hour.

Villagers, dependent on agriculture for their livelihood, from their land which would be lost if the airport project goes ahead, accused the district administration of failing to inform them of the detail of the airport plans, including how much land would be taken from each of the villages. They are concerned that they may be forced to give up their land, and that the prices offered to farmers would be low, as has already been witnessed in nearby districts in the region where the government is attempting to acquire farmland for a new capital city for Andhra Pradesh. Karottu Satyam, president of the Bhogapuram mandal (administrative district) told reporters that ‘The government is literally pushing us onto the roads’.

The area of land the Andhra Pradesh state government intends to acquire for the airport project is vast: 60 square kilometres. The Times of India reported that the plan is actually for an aerotropolis, an airport surrounded by commercial development. Government sources stated that the 60 square kilometre site would be divided into three sections: 20 square kilometres to be set aside for the airport, 20 square kilometres for servicing aircraft i.e. an MRO (Maintenance, Repair and Overhaul) facility and an aviation academy and 20 square kilometres would be given back to the farmers as ‘developed plots’. An area of 20 square kilometres for the airport itself is even larger than the world’s busiest passenger airport, Atlanta Airport in Georgia, US, which handed more than 96 million passengers in 2014 and covers just over 15 square kilometres of land. 20 square kilometres is far more than would be required for an MRO and aviation academy, so no doubt considerable commercial development such as retail, tourism, residential and industrial facilities are planned.

The 20 square kilometres that would be given back to the farmers would be under a system called ‘land pooling’. This entails acquiring land for development by pooling parcels of land from a number of landowners. Developers then receive a large portion of the land for further real estate development. The remainder is divided into plots which are allocated to landowners, possibly with the addition of compensation for loss of agricultural income. Ajay Jain, State Energy and Infrastructure Secretary attempted to assure farmers that they would benefit from the airport project, recognizing that farmers who gave up their land for Hyderabad Airport were ‘short-changed’ because the price of the land ‘skyrocketed’ shortly after it was acquired.

But it is understandable that attempts at assuring farmers facing loss of their land for the aerotropolis are being met with scepticism. The land pooling system has already been used for acquisition of enormous tracts of fertile agricultural land, 120 square kilometres, for a planned new Andhra Pradesh capital city. The Deccan Herald described land pooling for the new city as a ‘reign of terror over the villagers/landowners’ belying government insistence that completion of the land acquisition process has been smooth and voluntary. Once farmers have signed legal documents the Capital Region Development Authority (CRDA) can take possession of the land, develop it, sell it and raise loans by mortgaging it. Evidence that the new city plans are a pretext for a land grab, primarily aimed at benefiting real estate developers, is compounded by the fact that none of the necessary clearances for the new city, such as social and environmental impact assessments, have been complied with, casting serious doubts over the feasibility of the enormously ambitious scheme.

There have been major protests against the land pooling process. On a recent visit to Rayapudi village in the Guntur district Medha Patkar, co-founder of the National Alliance of People’s Movements (NAPM), described land pooling as ‘land fooling‘, a ‘corporate conspiracy meant to grab the farmers’ land and deprive them of their livelihood’. People face removal from land they had lived on for many generations, and it will have a ‘genocidal’ effect on the rural economy. Farmers she had met with in several villages told her that they had been forced to sign consent forms for handing over land, which they were offered a mere ‘pittance’ for. Some farmers were left deprived of their only source of income. Patkar said that the CRDA land acquisition procedure is an illegal infringement of people’s rights and retired Indian Administrative Service (IAS) officer MG Devasahayam dubbed the CRDA the ‘Capital Real Estate Development Agency’.

Already, the real estate boom predicted by critics of the airport project is reported in Bhogapuram. Real estate developers are flocking to the area as the price of land has escalated at least fourfold.