Planning Application Q&A
Unsurprisingly, over the last two days we have received a flurry of messages asking about the recent news regarding the planning application withdrawal. Our thanks got to Bob Edwards for putting together this Question & Answer summary to some of the main issues being raised.
Q1 WHY HAS TONY WITHDRAWN THE APPLICATION?
The turning point came in a meeting with Council Officials on 3 December. As the Council had not arranged a pre Application meeting, this was the first time that their full list of requirements and stipulations became clear.
I believe there were three main factors involved. Firstly, at the meeting, the Council asked for Consultants reports into issues that they had previously said could be addressed after the planning decision.
Secondly, they introduced reference to a potentially significant “Planning Gain” payment that Tony may have to pay to the Council. As we were restricting the operation of the track, this would have made the venture totally unviable.
Thirdly, although there are developments elsewhere in the Green Belt where Clubs have been allowed to develop reasonable facilities for their supporters, Tony felt that the likely restrictions would have meant that facilities would have been below the level he would need to provide.
Q2 WHAT AFFECT DID THE CAMPAIGN AGAINST THE DEVELOPMENT HAVE?
On a direct basis it had very little affect. All of the sensible points raised had already been identified as issues to address and Tony had already invested heavily in addressing them. What was damaging was the negative press that followed based on some of the inaccuracies circulated.
Q3 HOW HELPFUL HAVE THE COUNCIL BEEN?
They could have done more.
The pre Application discussion Tony pressed for since early summer was never arranged. The Planner dealing with the case was absent for a considerable time and eventually left, which made communication very difficult.
This is an example of what we have faced over the last 12 years. The Council have made a series of stipulations
Every time we successfully cleared one hurdle, it seemed another one was placed in our way.
What has been lacking is a sense of ownership and leadership on their part. The Council have examined each of our proposals and given us reasons not to proceed. What they have not done is take the initiative and make recommendations themselves.
I am sure they will say why should they invest time in what is essentially a business proposition. What I feel they have missed is the key fact that a stadium facility and a place on the sporting map is something that the Borough desperately needs.
Q4 ARE THERE ANY OTHER SITES THAT WE CAN PURSUE IMMEDIATELY?
No.
At the end of the site search there was another option. The owners were not prepared to hold discussions with Tony or CRASH but they were prepared to talk to the Council about ways of releasing the site for Speedway. After originally agreeing to take this forward the Council eventually decided to take no action and the site has now been granted approval for another use.
Q5 IS THIS THE BIGGEST DISAPPOINTMENT SINCE WE LOST DUDLEY WOOD?
Well this is certainly the most publicised because it is the first that had progressed to the Application stage.
Personally, I am more disappointed with the Council’s rejection of far better locations like Castlegate, Dudley Zoo and Yorks Park.
At Castlegate there was a sporting tradition and a specific requirement for an outdoor sports facility in the previous UDP and, in the early stages of the redesign of the Zoo, the Developer stated that it would have been possible to consider the inclusion of a Stadium. At Yorks Park we were told that the land was to be used as a Science Park, it is now having warehouses built on it.
It is the Council’s intention to move Dudley towards a leisure role in future and I cannot see how a stadium could be anything other than an asset to that strategy.
Q6 WHERE DO WE GO FROM HERE?
I think this exercise has proved how difficult it is to get success without the full support and leadership of the Council. They have a requirement in their current UDP to “encourage and facilitate” the development of a Stadium in the Borough and we will be asking them to state what they now intend to do to achieve this.
I have already spoken to Lynda Waltho M.P., who has offered to lend her support to persuade the Council to promote the development of a Stadium that the Borough can be proud of, which can incorporate Speedway and other uses.
Q7 WHAT DO I DO WITH THE SIGNATURES I HAVE COLLECTED ON PETITION FORMS?
Please return them to CRASH at the address given on the forms. The wording on them does support the return of Speedway to the Borough and that is what we will be trying to achieve in persuading the Council to take a lead in future.
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