New Bristol stadium in jeopardy as late-night drama sees council refuse store plans
PLANS for a £92-million football stadium in Bristol have been thrown into disarray after councillors refused permission for a new Sainsbury's superstore at Ashton Gate.
Bristol City FC and Sainsbury's are now considering whether to appeal against last night's dramatic decision.
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New stadium in jeopardy as late-night drama sees council throw out plans for Sainsbury's store
The supermarket chain wanted to move its existing store off Winterstoke Road to the site of City's ground.
But after a four-hour meeting at the Council House, members of the Development Control (South and East) committee turned down the plan by four votes to two, with two abstentions.
Afterwards, stunned club officials and representatives from Sainsbury's said they would review their position during the next few days.
They could appeal the decision, which would lead to a public inquiry, or they could revise the plans and submit new ones.
The councillors had been told the impact on traders in the area, particularly North Street, would be low and certainly much less than the plan by Tesco, which had originally wanted to buy the site.
But councillors were worried about the accuracy of the statistics used in a retail impact assessment, which measures the effect on existing traders. They were also worried traffic would increase by 20 per cent above the volume which currently uses the Winterstoke Road store.
Councillor Derek Pickup (Lab, Hartcliffe) proposed a deferment to see if more buses could be diverted to the superstore but his motion failed to win a seconder.
Councillor Peter Levy (Lib Dem, Horfield), who proposed refusal, said: "I can see many positives but so many other issues have been raised."
His proposal was seconded by Fi Hance (Lib Dem, Redland) who said there would be increases in traffic and air pollution and had failed to be convinced the new store would add to the quality of people's lives.
The four councillors who voted in favour of refusal were Mr Levy, Ms Hance, the chairman, Simon Rayner (Lib Dem, Kingsweston) and Cheryl Ann (Lib Dem, Horfield).
The two councillors who voted against – and therefore in favour of the new store – were Lesley Alexander (Con, Frome Vale) and Kevin Quartley (Con, Bishopsworth).
Mrs Alexander said: "This is a store which is essentially moving from one side of the road to the other. It is a bigger store but there is a lot of evidence the existing store is over-trading.
"We cannot expect Sainsbury's to provide everything and put Bedminster right in every respect."
Mr Quartley said the scheme was not perfect but, on balance, it was the best they could hope to achieve for the area.
Councillors Pickup and Jos Clark (Lib Dem, Hengrove) both abstained.
The club was depending on the Sainsbury's store winning permission so they could go ahead with their new stadium at Ashton Vale.
The club's business development director, Guy Price, said: "Obviously we are very disappointed. We have worked very hard with the planning officers to submit a strong application which would meet the needs of people in the area.
"We will now have to consider our options during the next few days."
Jamie Baker, for Sainsbury's, said: "We are very disappointed with the outcome. We will need to take some time during the next few days to assess the next steps."
The committee's refusal flies in the face of advice from the council's planning officers.
Planning officer Daniel Stone said a previous plan by Tesco to build a new store on the site had been recommended for refusal on a number of grounds.
But the big difference with the Sainsbury's scheme was that it was a relocation of an existing store.
Even though it was nearly double the size of the store on Winterstoke Road, it was still lower in combined floorspace than if there were three supermarkets in the area, when the existing Asda store was taken into account.
He said Sainsbury's would widen Winterstoke Road near the new store's entrance to lessen the impact of extra traffic.
Mr Stone said the council received 229 letters as a result of a consultation exercise with 79 per cent against and 17 per cent in favour.
He said the new store would help to fund the club's new stadium but councillors could only give limited weight to this point in deciding whether to grant permission.
He said when all issues were taken into account, it would be difficult to justify refusing the scheme.
At the start of the meeting, the chairman, Councillor Rayner, took five statements against the plans followed by five in favour until everyone had spoken.
The first was Bristol's only Green Party councillor Tess Green, who is a member of the committee but had to stand down because of speaking out against the plans in the run-up to the elections.
Ms Green said: "If we carry on with large-scale developments like this, we are going to make things worse for people who live in the area."
She said the council should be encouraging local shopping centres with locally-produced food and goods.
Pip Sheard of Beauley Road, Southville, said the threat to traders in North Street was overwhelming.
Alan Baker of Garnet Street, Bedminster, said the environmental impact of the new store would be profound.
He said: "Don't stop the beating heart of our community."
Janet Carr-Hyde, a resident who has lived in the area for many years and who was the first speaker in favour, said the new store would give long-term employment opportunities to the area.
She said: "The injection of money and trade will enrich all local people."
Jess Wright, a resident and local trader, said there were many traders who believed the new store would bring more shoppers to the area and therefore were in favour.
Transport campaigner Dave Redgewell said he was in favour in principle but wanted a better travel plan to encourage more people to use public transport.
Independent business consultant Tony Dyer said the impact on existing traders and jobs would be five times worse than suggested by Sainsbury's.
Bruno Moore, regional town planning manager for Sainsbury's, said the new store would create an extra 400 jobs on top of the 386 at the existing store.
Mr Price, for the club, said the total private investment for the new stadium, store and redevelopment of the Winterstoke Road site was £150 million. He said the local economy stood to gain £260 million during the next 20 years if this private investment was allowed to go ahead.
Ben Barker, representing a support group for Greville Smythe Park, said the increased traffic would mean young children would have less access to nearby open spaces where they enjoyed playing.
Former Green councillor Charlie Bolton said if Bristol truly regarded itself as a "green" city then it should reject the plans and look for alternative uses of the sites.
Architect George Ferguson said the planning officers' report was "conspicuously vague" on issues such as congestion and air quality.
He said: "There is real danger that this vital decision is going to be based on inadequate or incorrect information."
After the meeting, Ms Sheard said: "I think it's absolutely brilliant what has happened – unexpected but brilliant."
The committee earlier agreed in principle to 145 homes and employment use at the Winterstoke Road site if the existing store was relocated.
223 Comments
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by Mirbat
Monday, May 21 2012, 2:26PM
“OK lets get some perspective here. First I consult on security in public places such as Stadiums so have been involved in such events and football matches. This 30,000 stadium has been pushed for years with various claims as to its benefit. A few years back it was going to be built near temple meads with stories that it would attract stars like Kylie and Robbie Williams (touring at that time). That was stated without apparent investigation. Both promoters only play sites with a MINIMUM capacity of 60,000. The stage takes up 15-20% of the seating capacity, so you need to get another 20% on to the pitch to maximise return. You also need concession capacity inside the stadium. Unless you charge £1000 per ticket its not going to pay enough.
Then we had the world cup bid and again the stadium used this as another bid for support. It doesn't matter how great the stadium is. The fact is that the FA and FIFA will not hold a finals match, even group stages, in a 30,000 seat staium. Again its about profit. 30,000 seats will not generate enough revenue.
The group building this stadium must be aware of that these claims are `over the top' and in my view mispresent the potential benefit to the people of Bristol. I fear that the only benefit will end in the pockets of the group. But misrepresenting the benefits I fear may be an excuse to gain access to public funding. If so here is a gruop that over estimates the benefit so whats the bet they will underestimate the build cost once the funding starts to flow?. Another chance to feed from the public trough
AS for the survey of a 1000 people?. I could get a higher percentage saying yes if I stood outside Aston Gate on a match day, but that would hardly be an accurate representtion would it. Remember these lies, damn lies and statistics'
Now money of our public money will be wasted in lgal argument or finding another site. Why can't Bristol city just find a sponsor?. Somewhere someday this stadium will be built. It may be city, it may be Rovers it may be a public venue but I fear it will not live up to the hype and cost twice as much.”
by Joe, Bristol
Friday, July 23 2010, 1:22PM
“I am writing with regard to the ludicrous decision made with regard to the new Sainsbury¿s in Ashton and the future city ground:
1) Why should we vote for councillors who abstain from the vote - surely we want people who can make a decision and not 'chicken out'. This lot seem to talk the talk but have failed to deliver on so many things - its a wonder you get paid your vast sums of money to do nothing other than travel the world looking at stadia and concert venues on our money.
2) With regard to the Sainsbury¿s - where did the idea that pollution would increase because its moved 100 yards over the road. You will not get hordes of people coming from all over Bristol to shop there, as the city is already very well catered for supermarkets. Surely having the stadium moved away will stop the snarl ups regularly seen around Ashton Gate at home games with the poor infrastructure you lot, no doubt, seemed to think was acceptable.
3) Surely the chance of two big employment opportunities - with the bigger Sainsbury¿s and the new stadium would lead to less people taking welfare, provide a boost to the economy, especially in the Bedminster area, and with the fact that the other Sainsbury¿s is just over the road, the local businesses wont be affected either.
The Council are a spineless bunch of unelectable plebs who have no idea about what is for the greater good in our city. We have to be the only top 10 city in the UK with no stadium we can use for events, including big concerts. And also the only council, who given the chance of putting an infrastructure together to perhaps be a World Cup host venue, and the obvious economic boost that would bring to the city, turn the idea down. I mean why would they pick us now, it seems we can¿t organise a party in a brewery.”
by Loving It, Bristol
Friday, July 23 2010, 1:03PM
“Lucy, MSN
80% of letters against the plans, 20% for. In my eyes that's a majority. If people could not be bothered to support the application why should your views now be taken into account? You had your chance, why moan now!
Finally, so what if Red trousers has a vested interest. Doesn't Lansdown! Double standards, ok for City/Lansdown to make money but not others!
The professional planners recommended the plans for approval on falsified figures, this was proven at the hearing!”
by Aaron, Ashton Vale
Friday, July 23 2010, 12:53PM
“What a blinkered approach by the council. I and many people I know who live in Ashton Vale want and support the stadium to be built.”
by Herbie H, Not so over the moon
Friday, July 23 2010, 9:26AM
“Chair of the meeting Simon Rayner works for Alec French Architects a business who, like George Ferguson, has a commercial interest in alternative opportunities to develop the land
Here's the best bit "Alec French Partnership" and George Ferguson's "Acanthus Ferguson Mann" are well established partners under the name of "Concept Planning Group" who tender for urban planning projects in Bristol
Simon Rayner's employers "Alec French Architects" and George Ferguson's "Acanthus Ferguson Mann" partnered to win and execute the £90 million taxpayer funded tender to develop @Bristol
Simon Rayner's employers "Alec French Architects" and George Ferguson's "Acanthus Ferguson Mann" are preferred partners of Westmark Developments, a privately-owned developer in Bristol specialising in, wait for it, residential and mixed use schemes, precisely what George Ferguson advocates and Simon Rayner voted for”
by Lucy, MSN
Friday, July 23 2010, 7:57AM
“Loving It,
"Sainsbury's was a planning decision in it's own right. No connection to the stadium and in the majority of peoples view, the correct decision has been made."
the majority...? really...? based on what? I'd say following the comments here, it's an unpopular decision...
Mitch - thanks for the info.”
by Ben, Bishopsworth
Friday, July 23 2010, 12:51AM
“martin,
Exactly right appeal day, college green, city songs and encouragement for these planners to do the right thing and give South Bristol Something to be proud of and worth visiting again!!”
by Martin, Long Ashton
Friday, July 23 2010, 12:28AM
“Why bother to pay officers if amateur planners do not take their advice? The impact on traffic and pollution would have been minimal as most of the traffic already exists going to the existing Sainsbury';s a few hundred yards away.
As the store is not planning to put on comedy shows, run a bar, ballet classes or grafitti exhibitions it will have no impact on tohe Tobacco Factory. Last time I looked Saqinsbury's did not take in clothes for charity so the Cat's Protection League and Cancer Charity shops will be unaffected. The Fishminster shop in North St opened long after Sainsbury's so has in fact taken trade away from them (deservedly so). The two butcher's sshops have been there for decades and Cardiac sells more original cards than Sainsbury's. In other words North Street would continue to thrive. The Councillors have just destroyed any chance of a nice development of new homes in Winterstoke Road, a stadium that would have brought wealth and pleasure to the area and possibly an Arena. These are the same councillors who allowed the Big Yellow Storage monstrosity to be built so maybe they are holding out for Ikea to move in. The Village Green people are not content with Ashton Court, Greville Smyth Park and the Clanage - they prefer to carry out their recreation on a former rubbish dump apparently. South Bristol has once again been overlooked by the council, who only care about the North of the City. This is the same council that killed Bedminster by pedestrianising East Street...if you want to see how it would be if it had been left with cars going by go to the wonderful independent shops in Gloucester Road - they don't destroy things north of the river just in the South. If there is an appeal then on decision day the whole of South Bristol should be on College Green to demonstrate how the council continue to divide our city. Shame on all of them.”
by Greg, Bristol
Thursday, July 22 2010, 11:36PM
“And can anyone explain to me why the Development Control (South and East) committee has members from Horfield, Redland and Kingsweston on it? None of which are in the South and East of Bristol?
The fours councillors who voted for this motion to refuse were all from wards outside the area affected. This is crazy!!!”
by Greg, Bristol
Thursday, July 22 2010, 11:25PM
“I'm not a Bristol City fan, and I am disappointed but unsurprised that this was voted down by our stunning councillors.
The fact that two of the Lib Dems had to choose to abstain shows that this decision was based on pressure dirven by Lib Dem party ideology and not on the facts, or the recommendations of the expert planning officers.
This is typical of most of our council politicians. Not talented enough to make it as MPS in Westminster, not skilled enough to make a living in the real world.
Bristol will always be a backwater while we have to choose between 3 brands of second rate wannabes.”