Lord Bracknell
On fire
Press Release from Brighton & Hove City Council, dated Friday 16 February 2007:-
Council fires latest shots in battle for Falmer
Brighton & Hove City Council has fired its latest shots in the battle to win a stadium for the Albion at Falmer.
The authority has responded to a request from communities secretary Ruth Kelly for information on four points. It follows the High Court’s quashing in November of John Prescott’s decision to allow the stadium on the grounds that his go-ahead was based on flawed information.
Opponents argued Mr Prescott mistakenly thought the whole stadium would be in the city’s built up area, rather than a partly built-up area. The government conceded the point and agreed to reconsider.
Last November Ms Kelly asked interested parties to make representations on the following points: the site’s relationship to the built-up area; its position inside the current area of outstanding natural beauty (AONB); the merits of any alternative sites including Sheepcote Valley and any new considerations.
In a submission to the secretary of state now available on the council website, the authority responds as follows:
On the built up area, it says a stadium could be allowed because under the Local Plan, the part of the site outside the built-up area is, in any case, earmarked for a stadium.
The council argues national guidelines say development can go ahead in AONBs if they contribute much-needed regeneration benefits. The authority says the development does this, bringing 625 jobs to a deprived area and £13m annually to the local economy.
No viable alternative sites are available, the council maintains. Among other shortcomings, Sheepcote Valley would generate large amounts of car traffic on already congested routes and could not provide adequate parking.
Council leader Simon Burgess said: “We’re still in there fighting for the club and the stadium and very much sticking to our guns. Hopefully for the last time we’re repeating our belief that there isn’t a better site and that Falmer would bring huge benefits.”
No deadline has been set for a decision by Ms Kelly.
And more from their website:-
Falmer Community Stadium
On 20 November 2006, the Secretary of State for Communities and Local Government (Ruth Kelly) invited parties to make further representations to enable her to reconsider the applications by Brighton and Hove Albion to build a community Stadium at Falmer.
The city council has now submited its response to the four issues identified in the Secretary of State's letter. These are:
a) the location of the site in relation to the built-up area of Brighton. The previous Secretary of State made an error in his decision letter of October 2005 by stating that the site was within the built-up area and partly outside it. the part which is outside the built up area is covered by a specific policy in the Local Plan which allows for development of a stadium on the site, irrespective of its location outside the built-lup area boundary.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/final_a.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendix_A1.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendices_A2-A12.doc
b) the effect on the planning applications of Planning Policy Statement 7 (development in Areas of Outstanding Natural Beauty). Permission for development on a site within the AONB can be granted in exceptional circumstances. there must be an assessment of the need for the development, including any national consideations and the impact on the local economy. The council has, in response, reiterated its position at the first public inquiry which was that the stadium would be on the edge of an area of relative deprivation, both in relation to Brighton and Hove and nationally, that it would lead to significant regeneration, contributing up to 625 jobs (including construction jobs) and would benefit the local economy by c£13m a year. These arguments are strengthened by the location in proximity to the universities and the proposed Falmer Academy.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Final_b.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendix_B3.pdf
c) the merits of alternative sites, but in particular Sheepcote Valley and its accessibility. The council has responded that nothing has changed in relation to the other sites examined at the second public enquiry to make them suitable for a stadium. In relation to the accessibility at Sheepcote, it has repeated its position that the problem with this site is the congestion that would be caused by those travelling by car and the fact that there is no prospect of adequate parking the vicinity of the site. This contrasts with Falmer where local park and walk facilities are part of the plan.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Final_c.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendix_C1.pdf
d) any new matters or changes of circumstances which are material. This updates the secretary of state on planning approvals and applications in the vicinity of Falmer and Sheepcote, including the major new development approved for the Marina outer harbour (Brunswick) and the fact that two proposals are in the pre-application stage (Marina innter harbour and Black Rock). These three would increase the pressure on local transport networks in the vicinity of Sheepcote Valley.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Final_d.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendices_D1-D5.pdf
The subsequent timetable has not been set out by the Department for Communities and Local Government , but it will need to include a process for the parties to comment on the representations made by others and for the Secretary of Statge to consider all the issues before arriving at a decision. There is a possibility that the Secretary of State could decide the public inquiry will be reopened.
History
The application for the development was first considered by the council's Planning Applications Sub-Committee at a special meeting on 12 June 2002. The sub-committee endorsed the building of the new 22,000 seat community stadium on the north-eastern ease of the city adjacent to Brighton University. The site is just off the A27 Trunk Road and close to Falmer railway station about 6km from the city centre.
The first public inquiry into the stadium application was completed in October 2003. Following this inquiry, the Secretary of State concluded that he needed further evidence concerning the suitability of alternative sites. A second inquiry took place in early 2005 and considered seven alternative sites, concluding that none was suitable for a new stadium.
The scheme
The centrepiece of the scheme is a multi-purpose all seater stadium, with a capacity of 22,374 seats. The stadium will also incorporate:
+ a banqueting and conference facility
+ a nursery school/crèche
+ 720 square metres of teaching space
+ 1200 square metres of office space.
As well as football matches, the stadium is also designed for other sports such as rugby and hockey, and music concerts, conferences and exhibitions. The proposed building of curved lines clad in glazing and aluminium panelling, would be sunk into the land through the use of 'cut and fill' techniques, thus reducing its visual impact.
Other components of the scheme are:
+ a transport interchange/coach park to the east of the stadium linked to the concourse around the stadium - this would provide facilities for Park and Ride buses operating from Brighton Racecourse, Mill Road and Mithras House, as well as scheduled services and home and away fans' coaches
+ some 1200 spaces at Sussex University to be used by spectators on match days
+ a 1000 space car park at Falmer High School in connection for use only on main event days
+ a new subway under the A27
+ alterations to the A27/A270 road junction - including a new flyover -for access to the car park at Falmer High School
+ a new link road through the southern part of Stanmer Park to the car parks at Sussex University
+ a combined footpath/cycleway along the northern boundary of the Falmer School/Brighton University campus to the stadium
+ a new footbridge over the railway at Falmer Station
+ 220 cycle spaces
To sum up ...
Council fires latest shots in battle for Falmer
Brighton & Hove City Council has fired its latest shots in the battle to win a stadium for the Albion at Falmer.
The authority has responded to a request from communities secretary Ruth Kelly for information on four points. It follows the High Court’s quashing in November of John Prescott’s decision to allow the stadium on the grounds that his go-ahead was based on flawed information.
Opponents argued Mr Prescott mistakenly thought the whole stadium would be in the city’s built up area, rather than a partly built-up area. The government conceded the point and agreed to reconsider.
Last November Ms Kelly asked interested parties to make representations on the following points: the site’s relationship to the built-up area; its position inside the current area of outstanding natural beauty (AONB); the merits of any alternative sites including Sheepcote Valley and any new considerations.
In a submission to the secretary of state now available on the council website, the authority responds as follows:
On the built up area, it says a stadium could be allowed because under the Local Plan, the part of the site outside the built-up area is, in any case, earmarked for a stadium.
The council argues national guidelines say development can go ahead in AONBs if they contribute much-needed regeneration benefits. The authority says the development does this, bringing 625 jobs to a deprived area and £13m annually to the local economy.
No viable alternative sites are available, the council maintains. Among other shortcomings, Sheepcote Valley would generate large amounts of car traffic on already congested routes and could not provide adequate parking.
Council leader Simon Burgess said: “We’re still in there fighting for the club and the stadium and very much sticking to our guns. Hopefully for the last time we’re repeating our belief that there isn’t a better site and that Falmer would bring huge benefits.”
No deadline has been set for a decision by Ms Kelly.
And more from their website:-
Falmer Community Stadium
On 20 November 2006, the Secretary of State for Communities and Local Government (Ruth Kelly) invited parties to make further representations to enable her to reconsider the applications by Brighton and Hove Albion to build a community Stadium at Falmer.
The city council has now submited its response to the four issues identified in the Secretary of State's letter. These are:
a) the location of the site in relation to the built-up area of Brighton. The previous Secretary of State made an error in his decision letter of October 2005 by stating that the site was within the built-up area and partly outside it. the part which is outside the built up area is covered by a specific policy in the Local Plan which allows for development of a stadium on the site, irrespective of its location outside the built-lup area boundary.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/final_a.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendix_A1.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendices_A2-A12.doc
b) the effect on the planning applications of Planning Policy Statement 7 (development in Areas of Outstanding Natural Beauty). Permission for development on a site within the AONB can be granted in exceptional circumstances. there must be an assessment of the need for the development, including any national consideations and the impact on the local economy. The council has, in response, reiterated its position at the first public inquiry which was that the stadium would be on the edge of an area of relative deprivation, both in relation to Brighton and Hove and nationally, that it would lead to significant regeneration, contributing up to 625 jobs (including construction jobs) and would benefit the local economy by c£13m a year. These arguments are strengthened by the location in proximity to the universities and the proposed Falmer Academy.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Final_b.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendix_B3.pdf
c) the merits of alternative sites, but in particular Sheepcote Valley and its accessibility. The council has responded that nothing has changed in relation to the other sites examined at the second public enquiry to make them suitable for a stadium. In relation to the accessibility at Sheepcote, it has repeated its position that the problem with this site is the congestion that would be caused by those travelling by car and the fact that there is no prospect of adequate parking the vicinity of the site. This contrasts with Falmer where local park and walk facilities are part of the plan.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Final_c.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendix_C1.pdf
d) any new matters or changes of circumstances which are material. This updates the secretary of state on planning approvals and applications in the vicinity of Falmer and Sheepcote, including the major new development approved for the Marina outer harbour (Brunswick) and the fact that two proposals are in the pre-application stage (Marina innter harbour and Black Rock). These three would increase the pressure on local transport networks in the vicinity of Sheepcote Valley.
The full documents on this point are:
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Final_d.pdf
http://www.brighton-hove.gov.uk/downloads/bhcc/localplan2001/Appendices_D1-D5.pdf
The subsequent timetable has not been set out by the Department for Communities and Local Government , but it will need to include a process for the parties to comment on the representations made by others and for the Secretary of Statge to consider all the issues before arriving at a decision. There is a possibility that the Secretary of State could decide the public inquiry will be reopened.
History
The application for the development was first considered by the council's Planning Applications Sub-Committee at a special meeting on 12 June 2002. The sub-committee endorsed the building of the new 22,000 seat community stadium on the north-eastern ease of the city adjacent to Brighton University. The site is just off the A27 Trunk Road and close to Falmer railway station about 6km from the city centre.
The first public inquiry into the stadium application was completed in October 2003. Following this inquiry, the Secretary of State concluded that he needed further evidence concerning the suitability of alternative sites. A second inquiry took place in early 2005 and considered seven alternative sites, concluding that none was suitable for a new stadium.
The scheme
The centrepiece of the scheme is a multi-purpose all seater stadium, with a capacity of 22,374 seats. The stadium will also incorporate:
+ a banqueting and conference facility
+ a nursery school/crèche
+ 720 square metres of teaching space
+ 1200 square metres of office space.
As well as football matches, the stadium is also designed for other sports such as rugby and hockey, and music concerts, conferences and exhibitions. The proposed building of curved lines clad in glazing and aluminium panelling, would be sunk into the land through the use of 'cut and fill' techniques, thus reducing its visual impact.
Other components of the scheme are:
+ a transport interchange/coach park to the east of the stadium linked to the concourse around the stadium - this would provide facilities for Park and Ride buses operating from Brighton Racecourse, Mill Road and Mithras House, as well as scheduled services and home and away fans' coaches
+ some 1200 spaces at Sussex University to be used by spectators on match days
+ a 1000 space car park at Falmer High School in connection for use only on main event days
+ a new subway under the A27
+ alterations to the A27/A270 road junction - including a new flyover -for access to the car park at Falmer High School
+ a new link road through the southern part of Stanmer Park to the car parks at Sussex University
+ a combined footpath/cycleway along the northern boundary of the Falmer School/Brighton University campus to the stadium
+ a new footbridge over the railway at Falmer Station
+ 220 cycle spaces
To sum up ...
