HorfieldROSE Delivers Formal Complaint to Council

HorfieldROSE delivered a formal complaint to Bristol City Council on Monday 19 March 2007. The following is the cover letter which accompanied that document.

Dear Sir,

The Memorial Stadium Filton Avenue Bristol BS7 0AQ
Application Number 06/03850/F registered 15th September 2006

Regeneration of existing stadium to provide a new 18,000 seated (18,500 capacity) stadium and ancillary accommodation, hotel (84 rooms), 105 student flats (546 rooms), restaurant, convenience store, conference facilities, offices, associated car, coach and cycle parking, landscaping and associated works.

Complaint :

“Bristol City Council has failed to maintain adherence to the Councils’ Code of Conduct for Development Control matters (Constitution, part 5, section D, Code of Conduct for Councillors and Officers dealing with Development Control and other Appropriate Planning Matters) throughout the history of the above application, from the pre-application stage through to the Development Control (North) Committee meetings of the 17th January and 14th February 2007.

Further, Bristol City Council has also failed to adhere to other Codes of Conduct, Policy Guidance Notes, Guidance Notes, Local Policies, etc. in the consultation stages for the above regeneration proposals, again from the pre-application stage through to, and including, the Officers Report presented to Development Control (North) Committee of the 17th January.

Finally, Bristol City Council has failed to maintain a complete and accurate record of all events relating to the above application.”


To add detail to the above complaint, a full schedule of individual ‘complaints’ has been attached to this letter for consideration of Bristol City Council.


The Schedule has been broken down into sections as follows :

Section Reference Complaint Numbers
Section One – The Environment. Complaints 1 to 4 inclusive
Section Two – Noise, Disturbance and loss of Daylight. Complaints 5 to 8 inclusive
Section Three – Park and Ride Scheme. Complaint 9
Section Four – Consultations between Bristol City Council, Bristol Rovers, and the Developers. Complaints 10 to 15 inclusive
Section Five – Consultations with the Community. Complaints 16 to 19 inclusive
Section Six – Consultation Process and the Residents Parking Zone. Complaints 20 to 25 inclusive
Section Seven – The Enabling Development. Complaints 26 to 29 inclusive
Section Eight – The S106 Agreement. Complaint 30
Section Nine – Provisions for Disabled Access. Complaints 31 to 34 inclusive
Section Ten – Substitutions for the Development Control Meeting 17th January 2007. Complaints 35 to 39 inclusive
Section Eleven – The Development Control Meeting 17th January 2007. Complaints 40 to 43 inclusive
Section Twelve – The Development Control Meeting of the 14th February. Complaint 44

Each Section is further sub-divided by columns with the above headings :

Column 1 - Planning Application Report, Bristol City Council Letter or Report to Committee.
Column 2 - Statute, Guidance Note, Code of Conduct, or other.
Column 3 - Complaints

The schedule has a number of Appendices attached, these appendices containing photocopies of documents as supplied by Bristol City Council upon request over the past few weeks. These Appendices are referred to from the Schedule and are used to support a complaint being made.

Bristol City Councils’ complaints procedure has been read and understood. However, a recent letter from Bryan Cadman (see appendix B) suggested a stage 3 review should now be requested.
I therefore do so request we move forward with the stage 3 complaints procedure and that this letter, together with the attached schedule, be passed to the Chief Executive for his consideration.

The Complaints procedure is clear as to the timescales involved with ‘a complaint’, but I also recognize that this complaints document is extensive and will take some time to review and respond to. If a variation in the response time is desired then please let me know your proposal. Any reasonable adjustment in the 21 working day response period would be acceptable, though I stress the response period must be agreed between us as soon as possible, and preferably within 5 working days of your receipt of this letter.

On behalf of HorfieldROSE

Scrapbook

This is the Scrapbook. We will be posting links to articles in the media related to Rovers and the Memorial Stadium here.

Rovers lifted by stadium go-ahead
Thursday, 18 January 2007, 11:20 GMT

Bristol Rovers have been given planning permission by Bristol City Council to redevelop the Memorial Stadium into an 18,500 all-seater arena.
"This is a massive step forward," Rovers chief executive Bill Smith said.
"There's still an awful lot of work to be done, but this is the first and possibly biggest hurdle we will have to overcome," he told the club website.

Article on BBC News Website


Inquiry into stadium vote meeting
Wednesday, 24 January 2007, 09:43 GMT

An inquiry has begun into a councillor's claims that he was forced to miss a meeting which approved Bristol's Memorial Stadium expansion.

Article on BBC News website


Don't go there...
Sunday February 18, 2007

Shortly before the London Olympics take place, Fifa will announce the host of the 2018 World Cup - and England is hot favourite. That leaves only three years to sort out the bid, due in by 2010.Observer Sport kicks off the 'where we should play' debate by saying go west, go south, but above all else don't go to Sunderland .

What of Bristol's challenge? 'It is still two hours away from most of the region. This area is disenfranchised so it has to be Plymouth. And think of the summer down here - Devon and Cornwall are the country's most popular tourist destinations.'

The mayor of Bristol, Peter Abraham, disagrees. 'A new 26,000-seat stadium shared by the rugby club and Bristol Rovers has just won planning permission.' That could be enlarged. 'If England is chosen to hold the World Cup and it's the same old clubs selected then how can we show the world our country?'

Article on Observer website


£650K GAS LEAK
10:40 - 07 November 2006

Bristol Rovers could be on course for losses of around £650,000 this season, shareholders were told last night.But chairman Geoff Dunford told supporters an at extraordinary general meeting that figure could be reduced if fortunes on the pitch improve and crowds increase.

Article on This Is Bristol Website


GOAL SHORTAGE IS COSTING GAS
10:40 - 05 February 2007

Out of the FA Cup at the most lucrative stage. Why? Because once again Bristol Rovers couldn't manage a single goal at Derby.

Article on This Is Bristol Website


ROVERS AREN'T GOOD ENOUGH
10:40 - 12 February 2007

Despite all the spin coming from the Mem, I regret to say that Rovers have no chance of making the play-offs.The reason is that the squad simply isn't strong enough or good enough and would not last the pace in League One.

Article on This Is Bristol Website


DERBY DELIGHT FOR ROVERS
10:40 - 28 February 2007
Bristol Rovers fans celebrated as their team won the city's football derby and the right to contest the final of the Johnstone's Paint Trophy at the Millennium Stadium.

Article on This Is Bristol Website


Arrests at football derby match
Wednesday, 28 February 2007, 07:35 GMT

Eight football fans were arrested after Tuesday night's derby match between Bristol City and Bristol Rovers.

Article on BBC News Website


Probe after fans ripped up seats
Monday, 18 December 2006, 09:56 GMT

Swindon Town Football Club has begun an investigation after seats were ripped up and thrown at Saturday's match against Bristol Rovers.

Article on BBC News Website


FA LAUNCHES INQUIRY INTO PITCH INVASION
13:20 - 02 March 2007

The Football Association is investigating the pitch invasion following the derby clash between Bristol Rovers and Bristol City.It comes after Bristol Rovers officials announced they would ban every supporter they could identify who ran onto the turf at the end of the match on Tuesday night.

Article on This Is Bristol Website


FANS FACE BAN AFTER PITCH INVASION
10:40 - 01 March 2007

Bristol Rovers officials have vowed to ban for life every supporter who invaded the Memorial Stadium pitch after the team's derby win over Bristol City.

Article on This Is Bristol Website


VERBAL JOUSTS MARRED DERBY
10:40 - 12 March 2007

One of the most unedifying things about the derby matches between City and Rovers was the constant sniping between the two camps.I know matches of this nature are hyped-up beyond belief in the local TV and newspapers but the clubs don't have to get involved.

Article on This Is Bristol Website


FANS PAY PENALTY
00:01 - 24 March 2007

Bristol Rovers are raising prices for their final home game of the season - because of fears of another pitch invasion at the Memorial Stadium.Fans are being asked to pay up to £3 more to help meet the costs of extra police and stewards for the all-ticket clash against Swindon Town on April 28.

Article on This Is Bristol Website

Gloucester Road Alliance

There was a recent article in the Bristol Evening Post stating:

Campaign groups in Bishopston and Horfield have joined forces to form a Gloucester Road Alliance.Three key protest groups which have been campaigning against changes in the Gloucester Road area are standing together.

BOGOFS (Bishopston Opposing Glut Of Supermarkets), which is campaigning against plans to build a new supermarket off Gloucester Road; Resource Pool, a group which believes the former Bristol North Swimming Baths should become a community resource, and the Horfield Rose group - Residents Opposing Stadium Expansion - which is fighting the Memorial Stadium redevelopment, are all hoping to keep the area as a vibrant High Street.

Article on www.thisisbristol.co.uk

To clarify recent misunderstandings which have been evident from some letters to the paper, the Gloucester Road Alliance exists as a loose group to share technical and planning information between three local residents’ groups each of which oppose different developments on the Gloucester Road.

The information that is shared between the groups is limited: we do not share membership information; there is no assumption that support for one means support for the others; there is no shared ideology; we do not hold joint meetings; and no individual group speaks for, or on behalf of, the other groups.

HorfieldROSE has not been involved in any benefit gigs nor have we profited from them.

Write to the Paper

There are still plenty of issues connected with the stadium which could be covered in letters to the editor. If there is a specific incident in connection with a match or some other information that comes to light you can write to the paper.

Sending by email not only gets the letter to them while it is still relevant, but it also saves them retyping it which could help get it published. Send your letters to the Evening Post:

epletters@bepp.co.uk

Thanks for your support

Here are some tips on how to write to a paper.

How to Write Letters to the Editor

Short, concise letters are always more likely to be published than long, meandering ones; try to keep them under 150 words. The longer letters are also more likely to be edited. It's better that you do your own editing.

1. State the argument you are making, as briefly as possible, in the letter's introduction. If your letter is long it will either not get printed or will get edited.

2. Stick to a single subject. Deal with one issue per letter. Write several letters if you have several subjects.

3. Don't be shrill or abusive. Editors tend to discard letters containing personal attacks.

4. Your letter should be logically organized. First a brief recitation of the argument you are opposing, followed by a statement of your own position. Then present your evidence. Close with a short restatement of your position or a pithy comment

5. Use facts, figures and expert testimony whenever possible. This raises your letters above the mere opinion category.

6. Proofread your letter carefully for errors in spelling, punctuation and grammar. Newspapers will usually edit to correct these mistakes, but your piece is more likely to be published if it is "clean" to begin with. Read your letter to a friend, for objective input.

7. Try to view the letter from the reader's perspective. Will the arguments make sense to someone without a special background on this issue. Did you use technical terms not familiar to the average reader?

8. Direct your missives to "Letters to the Editor," or some similar sounding title.

9. Always include your name, address, day-time phone number (and signature if sending by post). The papers will not publish this information, but they may use it to verify that you wrote the letter.

10. Most important - WRITE! Do not try to do a perfect letter. Just give it a good effort and send it off.

Write to your MP

Members of Parliament have no direct influence on local planning issues. During the campaign against the planning application we did not ask people to contact their MPs because it is not their responsibility and local councillors and council staff were the appropriate contacts at that stage.

HorfieldROSE did liaise with the Bristol West and Bristol North West MPs, both of whom pointed out that their role is to represent constituents’ interests on national issues.

However, Stephen Williams was surprised to see that that planning application had changed significantly since they were presented to him by the club a year earlier. He did the only things he could which were to write to the planning department stating the concerns that we had expressed to him and with which he agreed. He went beyond this and issued a press release expressing his continued support for improvements to the stadium but detailing those issues which he saw made the current plans unacceptable.

This press release was presented unfavourably by the Bristol press and Stephen Williams received a large amount of abusive correspondence from members of the public who disagreed with his stance. It would have been very easy for him to remain silent on this issue and avoid any controversy.

We encourage you to write to your MP’s especially in connection to national policies on pollution, traffic, quality of life, planning loaw and so in connection with the Memorial Stadium redevelopment.

Stephen Williams (Liberal Democrat) Bristol West

PO Box 2500
Bristol BS6 9AH

Tel: 0117 942 3494
Fax: 0117-9426925

House of Commons
Tel: 020 7219 8416
williamssr@parliament.uk

Dr Doug Naysmith (Labour) Bristol North West

Unit 6
Greenway Business Centre
Doncaster Road
Southmead, Bristol
BS10 5PY

Fax 0117 950 5302
Telephone 0117 950 2385
naysmithd@parliament.uk

Write to your Councillor

Your local councillors are your elected representatives on the council and you should contact them to express any issues of concern that you have. Making them aware of your ongoing concerns about the current situation regarding the stadium and the future plans will help to keep these issues on the agenda and can help to cause change.

Make sure you are contacting a representative of your area. Below is a list of the councillors for the main areas affected by the stadium.


Kathleen Rosalie Walker (Horfield) (Labour)
C/o Council House, College Green, Bristol BS1 5TR
rosalie.walker@bristol.gov.uk

Martin Kerry (Horfield) (Conservative)
23 Bishopthorpe Road, Manor Farm, Horfield, Bristol BS10 5AB
martin.kerry@bristol.gov.uk

David Kitson (Bishopston) (Lib Dem)
Flat 1, 14 Berkeley Road, Bishopston, BRISTOL BS7 8HE
david.kitson@bristol.gov.uk

Beverley Arthur Knott (Bishopston) (Lib Dem)
12 Egerton Road, Bishopston, Bristol BS7 8HL
bev.knott@bristol.gov.uk

Clare Campion-Smith (Henleaze) (Lib Dem)
188 Redland Road, Bristol BS6 6YH
clare.campion-smith@bristol.gov.uk

Dr Dennis Brown (Henleaze) (Lib Dem)
38 Laurie Crescent, Henleaze, Bristol BS9 4TA
dennis.brown@bristol.gov.uk

Emma Jayne Bagley (Lockleaze) (Lib Dem)
5 Lindsay Road, Horfield, Bristol BS7 9NP
emma.bagley@bristol.gov.uk

Sean Clifford Emmett (Lockleaze) (Lib Dem)
268 Ashley Down Road, Ashley Down, Bristol BS7 9BQ
sean.emmett@bristol.gov.uk

Don't Give Up

Obviously the decision made by the Development Control Committee at the council house on Wed 17 Jan 2007, was a huge disappointment to the thousands of residents living in the community around the stadium. Apparently even the planning officer was surprised by the result because no one knew better how thin the case for approval was.

It is staggering when you consider that the key document in central governments planning policies from which all other documents and policies are derived is "Planning Policy Statement 1" where it declares that community is at the heart of planning policy. It says:

14. The Government is committed to developing strong, vibrant and sustainable communities and to promoting community cohesion in both urban and rural areas.

13vi. Community involvement is an essential element in delivering sustainable development and creating sustainable and safe communities.

26i. Recognise the needs and broader interests of the community to secure a better quality of life for the community as a whole.

40 The planning system operates in the public interest to ensure the development and use of land results in better places for people to live.

41. One of the principles of sustainable development is to involve the community in developing the vision for its area.

43. Community involvement in planning should not be a reactive, tick-box,process. It should enable the local community to say what sort of place they want to live in at a stage when this can make a difference.

All of this seems to have been totally ignored. Very little note was made of the fact that there were 966 letters of objection against 1083 letters of support and that 831 of those supporting letters were pro forma letters handed out at matches for fans to sign and send in. With only around 200 individually written letters of support there were nearly five letters of objection for each letter of support.

Letter Counts in Support and Objection on BBC News


In the "debate" councillors spoke of the search for alternative sites. Cllr Charles Price essentially said that alternative sites exist but that they are just not affordable to the football club. If the claim that the stadium will provide civic and financial benefit to the city of Bristol, why was it not worth paying for an appropriate site.

The stadium can now be built, but there are still hurdles for the club to clear. The legally binding contract that sets out the clubs obligations has to be agreed with the council (called the Section 106 aAgreement of S106 for short), and it is only when that contract is signed that the planning permission is formally granted.

There is the not inconsiderable matter of a financing shortfall of £2 million. In the letter provided by Rovers to the council to justify the "enabling development" (ie the hotel and student flats) it says:

For the purpose of this exercise it is safe to assume that conventional development funding from a bank would be unlikely to be forthcoming for the construction of a football stadium and certainly not for a loss making club in one of the lower two divisions of the Football League. Indeed even working capital requirements are now not on the agenda for most banks. Furthermore most banks would not regard a football stadium as tangible security. Largely based on reputational risk and the difficulty in realising any value for the security.

The club already has debts of £2.5 million and interest rates have been raised by the Bank of England to fight inflationary forces. This means they are unlikely to fall over the next few years and may even increase. The existing debt and the additional borrowing that will be needed could cause serious problems for the club in pursuing these plans.

Playing from an alternative stadium for the 07/08 and 08/09 seasons could also have adverse effects on the club's finances. They will not receive rent income from Bristol Rugby, they will have to pay rent to use another facility and distance and placement may reduce attendances at "home" matches.

If the club's finances forced it into administration, there is an automatic ten-point penalty imposed by the FA which would cause almost certain relegation for the club. If the club remained in administration for an extended period, it could even face expulsion from the FA.

In addition the club must find investors willing to purchase a compromised hotel facility and to take on the student flats even though that market appears to have peaked. Contracts and financial arrangements will have to be made between these parties and the club and again there could be complications.

Construction too is a costly and somewhat unpredictable process. The current financing has negligible contingency provision and should there be technical problems or any of the usual sorts of increase in costs during construction, there may be no where for additional finance to be found and that may halt the construction and bankrupt the club.

As we have said all along this stadium plan is all about money and ultimately it is money that may scuttle the whole project.

Even though there is not actual “appeals” avenue for objectors to the plans to take there are a number of procedures which we are following which we hope may alter the current situation.

In short, don’t give up, keep in touch and check this site from time to time to here of any developments.