Planning to win
Article by Sam Ryan published in Football and Stadium Management: December 2011
Redeveloping existing grounds or moving to new stadiums can deliver increased capacity, raised profile and generate higher income. Even remaining in situ clubs can generate new revenue streams by broadening the use of stadiums and carrying out additional and complementary development such as sports clubs, hotels, retail and even housing development in order to make the best use of property assets. All such development requires planning approval.
Planning has however become a political football and made headline news as battle lines are drawn between the pro-growth and protectionist lobbies. What does this mean for those contemplating new or expanded sports stadia and how can clubs ensure that their proposals have the best chance of success?
Simplifying the rules
The current Government was voted into office on a promise of 'Big Society'. For the planning process this involves both a simplification of policy and decision making, and giving power to people to be more influential in making decisions on applications that affect their local area. A Minister for Decentralisation has been appointed and is already driving a Localism Bill through Parliament. It is perhaps an over-simplification to suggest that the local community will wield significant power and the ultimate right to decide. But they are more likely to be involved in the planning process as stakeholders with a voice to be heard.
Some commentators have expressed concern that the Localism Bill may encourage communities to oppose or, at best, frustrate and delay development. This is potentially a major issue for large sports venues, particularly those in mixed use or residential areas, where the activity and traffic generated by thousands of people attending an event can lead to local tensions, resentment and general opposition to any development scheme put forward by a club.
Getting the crowd behind you
In order to avoid such conflicts it is imperative that any club contemplating a major development scheme actively engages with the local community and other key stakeholders, such as local councillors and relevant interest groups, to discuss and consult on their proposals as soon as possible. Consultation activities may range from a simple leaflet drop and public exhibition, to fully engaging the community at the earliest stages of the design process, seeking and, more importantly, actively responding to their views on the development scheme. The earlier that engagement occurs and the greater the intensity the more likelihood of effectively managing expectations and limiting local objection to a planning application once it is submitted. As a consequence, the prospect of obtaining an early approval will be enhanced.
A game of two halves
On the one hand the Localism Bill is seen as a potential hurdle to future development. However, that is balanced by the Government's 'Plan for Growth' and proposed National Planning Policy Framework (NPPF). The principle aim of the Plan for Growth is to ensure that the planning system does everything that it can to help promote and encourage new development and assist the country in making a swift return to economic growth. The draft (NPPF), which has just completed a period of consultation, assists by setting out a clear presumption in favour of sustainable development and indicates that the default answer to planning applications should be 'yes', unless adverse impacts would demonstrably outweigh the benefits.
In pursuit of multiple goals
Clubs embarking on major development schemes would do well to emphasise their sustainable development credentials and demonstrate how the development will deliver integrated solutions to meet multiple goals embracing economic, social and environmental factors.
New or extended stadia have significant potential to deliver the three key components of sustainable development:
- Stadia are a major economic force in a town, generating a range of direct jobs in the stadium, but also indirectly creating jobs and wealth both to suppliers of the club, and also from visitors coming into the area and spending money in local shops, hotels and restaurants. New stadia in particular have the capacity to significantly improve the image of an area and become tourist attractions in their own right.
- Many older stadia are located in high density residential areas, often dominating the local environment and having negative visual and general amenity impacts. Schemes for new or expanded stadia offer the potential to create significant environmental benefits by using good quality design of both the stadium and surrounding public space that responds positively to its surroundings.
- Major clubs are becoming increasingly engaged with the local community, offering significant social benefits including sports coaching, healthy lifestyle initiatives and visits to schools and community groups.
These are all major benefits that should be emphasised as weighing in favour of a grant of planning permission.
Paying the price
It may be necessary to make significant payments to mitigate any adverse impacts of development proposals; for example contributions towards improved public transport accessibility or public realm.
Clubs should also be aware that new legislation will allow local planning authorities to charge a Community Infrastructure Levy (CIL) on all development proposals to help fund local infrastructure projects. Once the levy is approved the majority of development proposals will be required to make a payment that will be calculated according to the new floor area created; for stadium developments the sums could be significant.
Playing to win
Whether it's relocation of a club to a new purpose-built stadium, or exploring the potential to develop complementary uses in or adjacent to existing stadiums, clubs will need to appoint a professional team of advisors at an early stage and engage effectively with the community and planning system if they want to win approval.
Sam Ryan is a director in the Manchester office of Turley Associates, the UK's leading independent planning and urban design consultancy. Turley Associates has a long and successful track record in securing planning permissions for major sporting facilities, including obtaining consent for the new Liverpool Football Club stadium and expansions for Edgbaston Cricket Ground, Leicester Tigers and Sheffield United. The company is currently advising Wolves on their training ground proposals. Sam can be reached by email: [email protected]. Visit www.turleyassociates.co.uk for more information.