The World Famous City Ground - Home of the PROPER WORLD‘S OLDEST LEAGUE CLUB

[Fitzcarraldo]

Based on your experience and where you think we are at moment, do you have any idea how long we might need to wait still for a final consent? Are we close or is there still lots to resolve?

Every scheme is different, What I can say is that highways can be the biggest hurdle. So, if they have completed their assessment to the point of contribution costing they are on the home stretch. Timings here will now depend on how far NFFC want to challenge the assessment - unlikely given the numbers quoted and opportunity costs.

Saying this, I worked on a scheme where an apparent relatively insignificant highways issues became a Pandora's box due to involvement from a local road safety campaigning group that had the resources to conduct their own assessment and present this to the delegated officer. To their credit, they had done a full impact assessment and highlighted the knock-on impacts new speed restrictions would have through the system. The result being new safety concerns about 3-4 miles from the development scheme. Took us about 8 months to resolve them. The moral being, don't entirely trust your own assessments. As a note, we had paid north of £20k for our own highways assessment before going to planning.

 

[Buckeye]

Every scheme is different, What I can say is that highways can be the biggest hurdle. So, if they have completed their assessment to the point of contribution costing they are on the home stretch. Timings here will now depend on how far NFFC want to challenge the assessment - unlikely given the numbers quoted and opportunity costs.

Saying this, I worked on a scheme where an apparent relatively insignificant highways issues became a Pandora's box due to involvement from a local road safety campaigning group that had the resources to conduct their own assessment and present this to the delegated officer. To their credit, they had done a full impact assessment and highlighted the knock-on impacts new speed restrictions would have through the system. The result being new safety concerns about 3-4 miles from the development scheme. Took us about 8 months to resolve them. The moral being, don't entirely trust your own assessments. As a note, we had paid north of £20k for our own highways assessment before going to planning.

With your planning smarts and my highways smarts I reckon we can sort all this out for them between us. I'll just charge them a Season Ticket and a home shirt in L. Could CE them for an away shirt too if there's any scope creep.

You in?

 

[Timothy Pope]

So, at the risk of entering the ITK storm I have just attended a pre season briefing at the ground and we were told one or two bits that may or may not be of interest. Approx 19,500 season cards have been renewed and with 3,000 away fans it leaves about 7,000 tickets that will be sold on a match day basis. This is more than I thought there would be and is good news for non season ticket holders. The reason for leaving this number available is to allow them to move the season ticket holders from the PT stand when they finally get planning permission. On that note there was a meeting today at the ground with the chief planning officer and a load of people from the council (about 20 people in total we were told). The report from it was that it was very positive and constructive and things finally look like thay are starting to move. Fingers crossed.

Source?


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[Slim Jim]

 

[Harvey]

 

[Rzar]

Not a bad few days eh

 

[Thorneywood Tricky]

In reply to Timothy Pope asking about my source, (assuming it wasn't a wind up) I was at a pre season club briefing and therefore the information came directly from the club. Also the message from Daniel Taylor today pretty much bares out what we were told about the positive nature of the council meeting earlier in the day. All good news and about time too.

Now that there appears to be a date when the plans will be formally recommended I will add that in the meeting they said that nothing would happen in terms of structural work until the end of this coming season. It would just be too disruptive and I realise that's a bit of a 'no shit Sherlock' statement but I thought I would mention it incase anyone thinks work might start immediately permission is granted.

 

[Otis Redding]

In reply to Timothy Pope asking about my source, (assuming it wasn't a wind up) I was at a pre season club briefing and therefore the information came directly from the club. Also the message from Daniel Taylor today pretty much bares out what we were told about the positive nature of the council meeting earlier in the day. All good news and about time too.

Now that there appears to be a date when the plans will be formally recommended I will add that in the meeting they said that nothing would happen in terms of structural work until the end of this coming season. It would just be too disruptive and I realise that's a bit of a 'no shit Sherlock' statement but I thought I would mention it incase anyone thinks work might start immediately permission is granted.

I expect that Tim was just having a bit of fun TT.

 

[Notcher]

In reply to Timothy Pope asking about my source, (assuming it wasn't a wind up) I was at a pre season club briefing and therefore the information came directly from the club. Also the message from Daniel Taylor today pretty much bares out what we were told about the positive nature of the council meeting earlier in the day. All good news and about time too.

Now that there appears to be a date when the plans will be formally recommended I will add that in the meeting they said that nothing would happen in terms of structural work until the end of this coming season. It would just be too disruptive and I realise that's a bit of a 'no shit Sherlock' statement but I thought I would mention it incase anyone thinks work might start immediately permission is granted.

Nice info today that was TT. Much appreciated

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[Ashley]

https://twitter.com/i/web/status/1549816551909597197

 

[Strummer]

https://twitter.com/i/web/status/1549816551909597197

I might watch that, just to hear the crying from the Rowing Club.

 

[Timothy Pope]

In reply to Timothy Pope asking about my source, (assuming it wasn't a wind up) I was at a pre season club briefing and therefore the information came directly from the club. Also the message from Daniel Taylor today pretty much bares out what we were told about the positive nature of the council meeting earlier in the day. All good news and about time too.

Now that there appears to be a date when the plans will be formally recommended I will add that in the meeting they said that nothing would happen in terms of structural work until the end of this coming season. It would just be too disruptive and I realise that's a bit of a 'no shit Sherlock' statement but I thought I would mention it incase anyone thinks work might start immediately permission is granted.

As Otis said - was taking the pi$$. You very clearly stated where the info was from


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[Thorneywood Tricky]

Yes, I sort of realised when I was sending the reply, but I still bit and you reeled me in!

 

[Redemption]

Its great news.

Very rare that a committee will go against a recommendation to approve.

Having a season to plan, should make the build a lot quicker when they start.

 

[Cyril]

Its great news.

Very rare that a committee will go against a recommendation to approve.

Having a season to plan, should make the build a lot quicker when they start.

Let's hope there are no Rams on the Committee...

 

[Bonalair]

Its great news.

Very rare that a committee will go against a recommendation to approve.

Having a season to plan, should make the build a lot quicker when they start.

I think they’re generally afraid to, because the applicant has a right to appeal and will almost always win if the committee voted against a recommendation.

If the applicant can prove the other side acted ‘unreasonably’ (maybe by turning down a recommendation to approve?) they can claim the appeal costs too

 

[Cyril]

Planning committees can be a free-for-all! I have had dead certs with an officer's recommendation get refused and vice versa!

However, there should be enough political pressure in this instance to achieve the correct result.

 

[thehockleyhustler]

Anyone who tries to block this now should be publicly named and shamed and put in stocks prior to our first home game against West Ham

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[Redemption]

I think they’re generally afraid to, because the applicant has a right to appeal and will almost always win if the committee voted against a recommendation.

If the applicant can prove the other side acted ‘unreasonably’ (maybe by turning down a recommendation to approve?) they can claim the appeal costs too

Projects of a complex nature tend not to go to appeal. Though they might get called in by the Secretary of State.

In complex applications, its all about getting the stakeholders on side so there are no statutory objections. That's why it can take a long time. As I mentioned in the previous post, once you have lock-in from the stakeholders, the decision can be made really quickly. When we did the new Anfield stand, for example, there was months of wrangling to get the parts into place and at one stage it looked like a deal couldn't be done. Then, once the material issues had been resolved, the final response to the council was approved with a fortnight.

Of course, councillors and some objectors may want to have a say at the committee, but because it's had professional engagement all over it for a long time, the recommendation from the chief planner is usually water-tight.

 

[Cyril]

Projects of a complex nature tend not to go to appeal. Though they might get called in by the Secretary of State.

In complex applications, its all about getting the stakeholders on side so there are no statutory objections. That's why it can take a long time. As I mentioned in the previous post, once you have lock-in from the stakeholders, the decision can be made really quickly. When we did the new Anfield stand, for example, there was months of wrangling to get the parts into place and at one stage it looked like a deal couldn't be done. Then, once the material issues had been resolved, the final response to the council was approved with a fortnight.

Of course, councillors and some objectors may want to have a say at the committee, but because it's had professional engagement all over it for a long time, the recommendation from the chief planner is usually water-tight.

One of the reasons for ensuring all the necessary boxes have been ticked and in the right order, is to prevent a Judicial Review from being lodged that could quash the decision on failure to follow due process.

 

[Redemption]

Planning committees can be a free-for-all! I have had dead certs with an officer's recommendation get refused and vice versa!

However, there should be enough political pressure in this instance to achieve the correct result.

I've only ever worked on large-scale development projects and never seen a turn-over. Once an application is delegated to officers, the committee should role with it.

IMHO, this is because an appeal to the inspector would be granted, so there's no benefit in going against the officer's recomendation.

 

[Cyril]

I've only ever worked on large-scale development projects and never seen a turn-over. Once an application is delegated to officers, the committee should role with it.

IMHO, this is because an appeal to the inspector would be granted, so there's no benefit in going against the officer's recomendation.

All of mine have been large-scale housing so you can imagine the amount of lobbying of members that takes place. All of a sudden, committee members turn into planning and engineering experts that choose to ignore the real experts. Especially when an election isn't far away...

 

[Quntib Hollox]

Projects of a complex nature tend not to go to appeal. Though they might get called in by the Secretary of State.

In complex applications, its all about getting the stakeholders on side so there are no statutory objections. That's why it can take a long time. As I mentioned in the previous post, once you have lock-in from the stakeholders, the decision can be made really quickly. When we did the new Anfield stand, for example, there was months of wrangling to get the parts into place and at one stage it looked like a deal couldn't be done. Then, once the material issues had been resolved, the final response to the council was approved with a fortnight.

Of course, councillors and some objectors may want to have a say at the committee, but because it's had professional engagement all over it for a long time, the recommendation from the chief planner is usually water-tight.

If this means it’s too late/futile for local residents to appeal the proposed backing this is brilliant news.

 

[Redemption]

If this means it’s too late/futile for local residents to appeal the proposed backing this is brilliant news.

There will be no further opportunity to object. And 3rd parties do not get a right of appeal.

 

[Quntib Hollox]

There will be no further opportunity to object. And 3rd parties do not get a right of appeal.

For me once we get the go ahead to develop the CG that will trump anything else that’s happened since promotion.