Enabling Development Statement
On behalf of:
In respect of:
“Outline mixed use proposal for retail (Use Class A1) with
associated petrol filling station and car parking (providing space
for mobile library), food and drink (Use Classes A3, A4 and A5) /
day nursery (Use Class D1) and residential (Use Class C3)
alongside the provision of a community and sports facility (Use
Classes D1 and D2), public open space (including formal playing
pitch provision), and other associated infrastructure (inclusive
of linkage to consented Langarth/Stadium sites). [Means of
access to be determined only]”
Date:
August 2014
Reference:
GH/MO/R0002v3
Cardiff Sophia House, 28 Cathedral Road, Cardiff CF11 9LJ Tel: 029 20660265
Executive Summary
This planning application will enable the construction of the Stadium for Cornwall.
It achieves this through capital raised from the development of a mixed-use scheme at West Langarth. The profit
from this scheme is used to fund the construction of the stadium, with any additional profit from the planning
application held to facilitate subsequent phases of development of the stadium to meet the needs of the tennents,
the Cornish Pirates Rugby Union Club and Truro City Football Club.
The principle of enabling development is well-established, having been used to facilitate a wide range of proposals
throughout the UK over the past 20 years, specifically, a number relating to the provision of community and sports
stadia. As such, the principle of enabling development is lawful and well established.
The planning application will be linked to the enabling of the stadium through a S106 legal agreement. As such,
there is no risk of the stadium not being delivered if panning permission is granted for the West Langarth proposals.
In helping to facilitate the Stadium for Cornwall, there will be a range of community benefits secured. These
include high quality sporting facilities for both the local community and a number of the County’s premier sporting
teams, as well as associated conferencing and seminar facilities.
Contents
1.0
Introduction
4
2.0
The Proposal
5
3.0
Enabling Development
7
4.0
The Enabled Development
13
5.0
Summary and Conclusions
20
West Langarth, Truro
2
1.0 Introduction
1.1
This Enabling Development Statement has been prepared on behalf of Inox Property Ltd, Henry Boot
Developments and Inox Group in support of an outline planning application at West Langarth Truro
for:
“Outline mixed use proposal for retail (Use Class A1) with associated petrol filling station and
car parking (providing space for mobile library), food and drink (Use Classes A3, A4 and A5) /
day nursery (Use Class D1) and residential (Use Class C3) alongside the provision of a
community and sports facility (Use Classes D1 and D2), public open space (including formal
playing pitch provision), and other associated infrastructure (inclusive of linkage to consented
Langarth/Stadium sites). [Means of access to be determined only]”
1.2
The current application for mixed use development represents a proposal which will enable delivery of
the Stadium for Cornwall scheme. This report examines the principle of enabling development,
detailing how the current proposal will facilitate construction in respect of the stadium development
and the various community and public benefits that will result.
1.3
Section 2 of this assessment sets out details of the application proposal. Section 3 examines the
principle of enabling development. Section 4 sets out the community benefits of the proposal and
Section 5 provides a summary and conclusions.
West Langarth, Truro
3
2.0
2.1
The Proposal
The application is submitted in outline with all matters except access reserved for future
consideration. The proposal comprises the following elements:
2.2
•
1 no. Class A1 Foodstore (5,574 sq m gross);
•
1 no. Petrol Filling Station (12 pumps);
•
5 no. Class A1 Comparison Goods Units (929 sq m gross each);
•
Class A3, A4, A5, D1 Use (929 sq m gross);
•
Up to 130 Residential Units (Use Class C3);
•
1 no. Community/Sports Building (Use Class D1/D2);
•
Provision of space to accommodate Mobile Library; and
•
3 no. sports pitches and areas of public open space.
Importantly, the capital receipt generated by the current proposal will enable the delivery of the
construction of the multi million pound Stadium for Cornwall, located to the east of the application
site.
The Stadium Development
2.3
It has previously been identified by the local authority that there is an existing deficiency of sports
stadia provision within the County, with a subsequent need identified for development of a Cornwall
Community Stadium.
2.4
Feasibility work undertaken on behalf of the Council recommended provision of a 10,000 person
capacity Stadium for Cornwall. It is intended that the new facility will become home to Truro City
Football Club and the Cornish Pirates Rugby Union team, both of which are constrained by their
current home grounds.
2.5
In reviewing potential sites within the County boundary, it was concluded that the preferred site
included land owned by the Inox Group at Threemilestone. Consequently, following partnership
working between the local authority, landowner and other interested parties, an outline planning
application was submitted and later approved for the erection of a 10,000 person stadium (D2) (LPA
ref. PA11/06125).
2.6
Provision of a Stadium for Cornwall in this location was further reinforced through its inclusion as a
key vision for the area within the ‘Land North of the A390 Truro/Threemilestone Development Brief’’
which was adopted in January 2012 as a material consideration in the determination of relevant
planning applications.
West Langarth, Truro
4
2.7
Finally, approval of the reserved matters for the stadium was secured by Cornwall Community
Stadium Limited in April 2013 (reference PA12/09036) meaning that a start on site could be made.
2.8
Notwithstanding the planning approval for the stadium, in the context of the current economic
climate and the very significant costs associated with stadium construction, funding is required to
ensure delivery of this valuable community facility.
2.9
A request made to Cornwall Council for funding assistance was rejected and whilst the applicant has
engaged and made enquiries to various sporting groups and governing bodies who may ultimately
benefit from use of the stadium or have access to grant funding, it is apparent that private sector
funding is the only way of guaranteeing delivery of this project. In this respect, the proposed enabling
development on land to the west of the stadium site, presents the only realistic opportunity to
facilitate stadium delivery as well as the numerous benefits the proposal will bring in its own right.
Crucially, the application will fund the stadium with no public sector funding being required.
2.10
In addition to providing the wider community and spin-off benefits associated with a new Stadium for
Cornwall at Threemilestone, it is considered imperative to the long term success and growth of the
County’s main sporting teams that a new and improved facility is made available for use. The various
benefits are covered in more detail in Section 4 of this Statement, however, for the Cornish Pirates
Rugby Union team who currently play in the Greene King IPA Championship, as well as Truro City
Football Club, the new stadium scheme will not only provide new, modern training and playing
facilities which will help to progress the Clubs’ professional standings, but also there will be increased
spectator capacity in an attractive environment. This will help in ensuring increased attendance both
from local fans and those travelling from further afield in support of opposing teams.
West Langarth, Truro
5
3.0
3.1
Enabling Development
The following section provides a background to the principle of ‘enabling development’ and
demonstrates how the current proposal is considered to be a wholly acceptable development in
planning terms, that will ultimately help to secure the delivery of a wide range of valuable social,
cultural and economic community benefits for Truro and the wider community of Cornwall.
The Principle of Enabling Development
3.2
The principle of the ‘plan-led’ system is set out in Section 38 (6) of the Planning and Compulsory
Purchase Act 2004. This states that:
“If regard is to be had to the development plan for the purpose of any determination to be
made under the planning Acts the determination must be made in accordance with the plan
unless material considerations indicate otherwise”.
3.3
Section 70 (2) of the Town and Country Planning Act 1990 requires that a local planning authority shall
have regard to the provisions of the development plan, so far as material to the application, and to
any other material considerations.
3.4
The concept of ‘enabling development’ refers to development that may not ordinarily be acceptable in
planning terms but, on the basis that it will bring about overriding associated public benefits, it can be
considered as a material consideration and, when appropriate, justified on balance to be acceptable.
3.5
Essentially, consideration and determination of an enabling development proposal requires the
decision maker to balance the degree of any potential harm resulting from the enabling development
proposal against the social, cultural and/or economic public benefit that will be gained.
3.6
Whilst there is no statutory definition of enabling development, the National Planning Policy
Framework (“NPPF”) does consider the principle. This is principally in the context of heritage assets
with the ultimate aim being preservation and longer term protection in the interests of heritage
conservation.
3.7
Specifically, Paragraph 55 of the NPPF identifies that new housing in the countryside which would not
normally be acceptable in planning terms may be appropriate…
“where such development would represent the optimal viable use of a heritage asset or would
be appropriate enabling development to secure the future of heritage assets”
West Langarth, Truro
6
3.8
Moreover, Paragraph 140 of the NPPF states that:
“Local planning authorities should assess whether the benefits of a proposal for enabling
development, which would otherwise conflict with planning policies but which would secure
the future conservation of a heritage asset, outweigh the disbenefits of departing from those
policies.”
3.9
Clearly, therefore, there is provision within national planning policy that demonstrates that the
principle of enabling development is valid and important material consideration in the determination
of planning applications. In acknowledging that the current proposal does not relate specifically to
matters of heritage concern, it must equally be noted that there have been a considerable number of
planning permissions granted across the country which relate to the principle of enabling
development in respect of matters other than the preservation of historic buildings.
3.10
The conclusions of a recent High Court judgement (Thakeham Village Action Ltd, R [On the Application
Of] v Horsham District Council [2014] ref. JPL 772), provides support for the notion that the principle
of enabling development can be applied to a wide range of proposals and is not exclusively relevant to
the preservation of heritage assets. In considering this particular case, which relates to residential
development facilitating the retention and continued operation of a local business providing local
employment opportunities, Justice Lindblom states:
“I do not believe that the principles of enabling development are limited to ventures that
would protect a heritage asset or a facility that serves or is accessible to the public…
The scope for enabling development is wide. There are many ways in which it may serve a
proper planning purpose. It may fund work of repair or improvement to a listed building. It
may fund the protection of a particular habitat. It may fund the provision of a swimming pool
for public use, or some other public facility, but that is far from being an exhaustive list of the
benefits it may help to provide.”
3.11
Therefore, it has been established through the Courts that if there is a sufficient degree of connection
between the two developments (enabling and enabled), a financial contribution which will enable
other development to proceed is a material consideration.
3.12
Of most relevance to the current proposal are a number of schemes have been promoted and
subsequently considered to be acceptable forms of development, which facilitate the provision of
large-scale sporting facilities. As highlighted through all of these cases, the significant costs associated
with stadium construction, generally necessitates a requirement for enabling development to assist in
funding both initial construction works, as well as ongoing maintenance costs. This funding helps to
West Langarth, Truro
7
ensure the long term success of facilities and secure numerous spin-off benefits for the wider
community. We consider some of these cases below:
Community / Sporting Facility Enabling Developments
3.13
As stated above, the principle of enabling development to facilitate sporting facilities, has been tested
through the planning system on many occasions over recent years. These proposals have included a
variety of commercial and residential schemes as enabling development. Some key decisions of
relevance are identified below.
Salford
3.14
In consideration of an application relating to construction of a 20,000 seater stadium for Salford City
Reds Rugby League Club in 2006 (APP/U4230/V/06/1197821), which also proposed retail and
commercial leisure uses comprising hotel, gym, exhibition space, bars, restaurants, take-aways,
museum, offices, media/crèche rooms and over 20,000 sq m of free-standing non-food bulk retail
floorspace, the Inspector concluded that the commercial and leisure uses were necessary enabling
development to deliver the new stadium.
3.15
The extant Unitary Development Plan had identified the site as a potential location for the new
stadium, however the Inspector recognised that without some form of enabling development,
construction of the new facility would not be financially viable. Therefore, it was concluded that:
“Whilst this enabling development does not fully accord with the UDP or policy on retailing
and town centres the significant benefits associated with the proposals and the need for
enabling development outweigh this conflict with policy”
3.16
Importantly, in reaching his conclusion, the Inspector in this case acknowledged that the application
proposal was not unique in its approach to the use of enabling development. Rather it represented a
recognised way of raising the funds required to deliver the scheme as had been in the case in similar
stadium developments at Huddersfield, Swansea, Grimsby, Coventry and Milton Keynes.
Wakefield
3.17
A more recent proposal for a mixed-use development comprising a community stadium, MUGA, B8
and B1 floorspace, hotel, A3 floorspace and associated works in a designated Green Belt in Wakefield,
was subject of an Inquiry in 2012 (APP/X4725/V/11/2144563). In this case, DPP were the agents for
the application and provided evidence at the call-in inquiry.
West Langarth, Truro
8
3.18
In weighing up the impact of the proposal, the Inspector referred to the need for a Green Belt
balancing exercise. The Inspector identified that there were very many factors in favour of the
development, most of which carried considerable or very considerable weight. He concluded that
when set against the combined weight of these factors, the totality of the harm from
inappropriateness was clearly outweighed by the enabling of the stadium. It followed, therefore, that
very special circumstances had been demonstrated, justifying the carrying out of the enabling
development in the Green Belt.
3.19
Additionally, the Inspector’s observations in respect of sequential considerations are echoed within
the Secretary of State’s call-in decision. It was confirmed that:
“the proposal would not be in strict accordance with policies for sustainable economic growth,
particularly in terms of the requirements of the sequential approach to main town centre
uses, but that an exception should be made to policies for ensuring the vitality of town centres
on the basis that the hotel and A3 unit are necessary components of a wider scheme, all
elements of which must be provided in order to enable the funding of the stadium and
community elements.”
York
3.20
An application for mixed-use development comprising demolition of existing buildings, 6000 seater
community stadium with conference facilities (Use Class D2) and community facilities (Use Classes D1
non-residential institution, D2 assembly and leisure and B1 office), retail uses (Use Class A1), food and
drink uses (Use Classes A3/A4 and A5) recreation and amenity open space with associated
th
infrastructure was approved by City of York Council on 5 July 2012.
3.21
The officer’s report in this case provided a thorough weighing up of the benefits associated with the
development against the potential harm that may be created. The benefits identified by the officer
focused on delivery of a new modern sports facility which would help to secure a sustainable future
for two professional sports clubs. Oportunities for future investment and a sense of pride for
residents of the city were considered to be favourable and the newly constructed stadium would
provide better access for those physically less able. Moreover, there would be additional spin off
benefits with community uses and programmes operating from the facility.
The proposal was
expected to create a significant number of direct and indirect jobs and would contribute positively to
York’s economy once operational.
3.22
When weighed against the potential retail, highways and economic harm as detailed in the Officer’s
West Langarth, Truro
9
report, Members resolved that the benefits outweighed the potential harm and moved to approve the
application.
Boston
3.23
th
As recently as 5 August 2014, in accordance with the Officer recommendation, Boston Borough
Council’s Planning Committee resolved to approve a mixed use hybrid proposal for new community
stadium, up to 500 dwellings, Class A1 foodstore with petrol filling station, hotel, Class A3, A4 and A5
commercial and leisure uses (LPA app ref. B/14/0165).
3.24
Whilst the application is now subject of referral to the Secretary of State, in recommending approval,
the officer concluded that the linked and enabling development element of the proposal (housing,
retail, hotel and commercial leisure uses) could legitimately be taken into account in the consideration
of the application.
3.25
In concluding that the application did not accord with the development as a whole, the officer
identified that an assessment should be made in accordance with the provisions of the NPPF, which
advises that planning applications should be determined in accordance with the development plan
unless material considerations indicate otherwise – the officer concluding that the enabling
development nature of the proposal was considered to be one such material consideration.
Therefore, in considering all relevant matters ‘in the round’ the officer concluded that planning
permission should be granted for the proposals.
3.26
The afore mentioned enabling development schemes and case law references demonstrate that
where proposals result in significant social, cultural or economic benefits, any conflict with
development plan policy, including non-compliance with town centre protection policies, need not
necessarily prove to be a barrier to granting planning permission. Where it can be demonstrated that
material considerations result in benefits that outweigh the potential harm associated with noncompliance with the development plan, local planning authorities should give favourable
consideration to enabling development proposals.
The Enabling Case
3.27
It is acknowledged that the examples considered in the previous section refer to applications where
the enabling development and the enabled development are both included and are located on the
same site. In this case, the enabling development and the enabled development are located on linked
sites and the latter already benefits from detailed planning consent. As such, in considering the
West Langarth, Truro
10
planning application, it is also necessary to consider the direct ‘real-life’ benefit to a development
which is outside of the application.
3.28
The application proposal is located in close proximity to the stadium it would fund. Furthermore, the
proposal incorporates and demonstrates strong physical linkages with the adjacent Langarth site
which, in turn, provides opportunity for continued links through to the Stadium site.
3.29
In any event, the fact that an enabling development proposal may not be part of, or immediately
adjacent to, the enabled development, is not a barrier to planning permission. The 2014 Thakeham
judgment confirmed the acceptability of enabling development extending to financial contributions
that would support development on another site.
3.30
Additionally, in its consideration of a proposed Tesco store on rugby club land where gains were
offered in the form of a substantial sports facility on land one mile away, the High Court held that
despite the two sites falling within different local authority areas, there was a clear and direct link
between the planning benefits to be provided at the sports facility site and consideration of the
foodstore development (Wansdyke District Council v SoS & Bath Football [Rugby] Club [1992]).
3.31
It is clear, therefore, that the physical separation of the enabling and enabled developments is not a
barrier to the application of the principle, particularly given the strong physical linkage between the
sites, nor is the fact that the enabled development is not subject to the current planning application.
The securing of the funding of the stadium can be achieved through a S106 legal agreement attached
to the consent at the enabling site directly linking this to the enabled site
West Langarth, Truro
11
4.0 The Enabled Development
4.1
Having established that enabling development is a valid material consideration in the determination of
planning applications, it is important to understand the development that would be enabled and the
benefit of this for the local community.
4.2
As outlined earlier in the report, the application proposal will, through the provision of a capital
receipt, enable the construction of the Stadium for Cornwall. The extract below from the Design and
Access Statement submitted in support of the reserved matters submission outlines the uses included
in the Stadium proposal:
West Langarth, Truro
12
4.3
The stadium development will provide a state-of-the-art home for Truro City Football Club and the
Cornish Pirates Rugby Union Club, but will also provide teaching space for Truro and Penwith College,
who will combine catering training education with the provision of catering services at the stadium. As
such, the stadium offers sporting, leisure and education benefits.
4.4
Crucially, the approved stadium scheme offers a step-change in the provision of sporting arenas in
Cornwall, enabling the respective sports clubs to achieve the necessary stadia standards, but equally
as important, is the fact that this scheme will attract more supporters, boosting income and making
both clubs better able to compete ‘off the pitch’ as well as on it. It is hoped that in both cases, moving
to the new facility at Langarth will result in the promotion of both clubs within their respective leagues
to the higher echelons of their sport. Indeed, for the Cornish Pirates, the provision of the new stadium
is a pre-requisite of the Rugby Football Union for promotion to the Rugby Premiership.
4.5
The ‘value’ of the stadium to Truro and Cornwall, was acknowledged by the LPA when approving the
th
outline planning application, the officer’s report to committee (17 November 2011) stating:
“The proposal would deliver a modern sports and community facility which provides a rare
opportunity to invest in the future.”(Paragraph 9.7 of Committee Report)
4.6
In relation to the economic benefit for the region of the stadium, in considering the outline planning
application for the stadium, the LPA’s economic development department supported the proposals on
the basis that it would create annual gross direct effects of between £2.8m to £5.4m and total direct
and indirect job creation (FTE’s) of up to 448(Paragraph 9.36 of Committee Report).
4.7
The economic development department went on to acknowledge that the application represented a
“significant investment in sport and leisure for Cornwall”. They went on to calculate that the
development through the construction phase would create jobs and in operation up to 200 full time
equivalent jobs would be created. It was also accepted that the Stadium was likely to link closely with
other related uses and business in the area and further “spin-off” jobs would be created in local
services/firms in the area (Paragraph 9.21 of Committee Report)
4.8
The committee report for the stadium set out estimates that the proposal would create annual gross
direct effects of between £2.8m to £5.4m. It was also highlighted that the proposal received significant
support from the local community and the wider area on the basis of the creation of a major sporting
facility, creation of jobs and the level of investment.
4.9
Crucially in the context of the enabling application, in considering the impact of the stadium proposal
on the leisure and retail trade in the city centre, the LPA accepted that the impact on the vitality and
viability would be a positive one.
West Langarth, Truro
13
4.10
The positive impact was on the basis that the Stadium would contribute to Cornwall’s economy (most
notably Threemilestone and Truro), particularly on match days either Saturday, Sunday or mid-week
with spin off to local businesses, particularly food and drink/accommodation, local shops and
supporting services. The committee report set out that current crowds at home matches for football
and rugby are between 500 and 3,500, with a peak attendance of 6,487 for rugby at Kenwyn, Truro.
The report highlighted that Premiership rugby may attract 10,000 people two or three times per year
with an average attendance of 7,000. Should the Cornish Pirates remain in the Championship, the
committee report indicated that the average championship attendance would be 4,000 with 16 – 18
games per season (Paragraphs 9.33-9.34 of Committee Report).
4.11
Translating the above attendance to economic benefit, the committee report set out that work
undertaken elsewhere suggests that the average spend of a rugby and football supporter (day trip
only) outside the stadium on match days is £5 per head. The report stated that as the application site
was close to Truro, there was a greater opportunity for supporters to use facilities in the city centre for
food, drink and other entertainment purposes. As such, the report confirmed that even at the lower
level of match attendance expenditure levels of £5 per head would generate significant expenditure
for both rugby and football home games (Paragraph 9.35 of Committee Report).
4.12
Given the relative geographical location of Truro to rival football, and in particular, rugby teams, the
committee report also highlighted the potential benefit of the stadium through staying visitors. The
report assumed that 5% of supporters would stay and would spend £40 on match days outside of the
stadium during their trip (Paragraph 9.35 of Committee Report)..This was acknowledged as making a
significant contribution towards the wider economy of Truro, not least because the majority of the
football and rugby season is outside of the main tourist season.
4.13
The committee report concluded that in total, the Stadium and Hotel development proposed would
create annual gross direct effects of between £2.8m to £5.4m per annum and total direct and
indirect job creation of between 114 to 448 (FTE’s) depending on the different Stadium options
(Paragraph 9.36 of Committee Report).
4.14
In terms of direct impact on Truro City Centre, the economic assessment undertaken into the stadium
proposal estimated that based on a conservative average attendance, there would be a direct benefit
of £0.8M per annum.
4.15
The committee report went on to consider the implications of the rugby and football clubs failing to
secure promotion to higher leagues, confirming that the stadium would still generate expenditure
from lower attendances as well as other events (Paragraph 9.35 of Committee Report).
West Langarth, Truro
14
4.16
Finally, the committee report drew comparison with the economic impact of the Exeter Chiefs Rugby
Union Club whose move to a new purpose built stadium led, in part, to their promotion to the
Premiership, the top division of rugby union in England. The committee report states that since their
promotion (May 2010) until the time of the report (November 2011), the rugby club had ‘put £10m
into the local economy.’ (Paragraph 9.35 of Committee Report). Sandy Park, the Exeter Chief’s ground,
will host matches at the 2015 Rugby World Cup, providing global exposure for Exeter.
4.17
Building on the benefits highlighted above, derived from the committee report which recommended
approval of the outline planning application, we set out below more direct benefits associated with
the stadium being built:
Direct Benefits of Stadium Delivery
4.17
An obvious point, but one which should not be lost sight of, is that none of the benefits outlined above
will be realised if the stadium is not built. Designing, securing planning permission and occupiers is
only part of the delivery process, the key element being the funding of the project. The capital receipt
from this planning application will enable the stadium to be constructed. As Christopher Lockheart
Mummery QC sets out in his opinion dated 22
nd
August, because of a lack of any public funding,
permitting the enabling development represents the only opportunity for securing the benefits set out
in this statement.
4.18
As set out earlier in this statement, this enabling of development is a legitimate and well established
planning principle, the benefit of the development being enabled being weighed up by the decision
maker against any negative factors against the enabling development.
Delivering the ‘Land North of the A390 Truro/Threemilestone Development Brief’
4.19
Provision of a new Stadium for Cornwall at Threemilestone as an integral part of the vision expressed
in the ‘Land North of the A390 Truro/Threemilestone Development Brief’. Failure to deliver the
stadium would leave a key element of the vision of mixed-use development at Threemilestone absent.
As outlined above, the stadium would draw thousands of supporters to the area with knock on
economic benefits for the local area. The commercial elements of the Brief were justified partly on
that basis, so it could be that failure to deliver the stadium would also have a knock-on effect on the
viability of the commercial elements included within the Brief, the majority of which are of course
currently proposed as part of the this application.
West Langarth, Truro
15
Delivering a Stadium worthy of Top-Class Sport
4.20
Delivery of a new stadium facility has been identified as being necessary in providing the County’s
sports teams with new and improved facilities.
4.21
Currently, the Cornish Pirates professional Rugby Union team are based at the Mennaye Field ground
in Penzance. In light of their success at a national level it is considered that new, modern, fit for
purpose facilities should be made available within Cornwall in order that the Rugby Club may relocate
and operate from premises more akin to those of their competitors across the rest of the UK. In this
respect, the Cornish Pirates are committed to a move to Threemilestone and not to any other
locations that may have been suggested by others, which crucially, do benefit from planning
permission.
4.22
Not only would the new facility provide an impressive venue from which to showcase the significant
sporting talent that exists throughout Cornwall, relocation of the Cornish Pirates to improved training
and match day facilities would allow the team to further develop and continue their success as a
professional sports team. In accordance with the Club’s aspirations to play at Premiership level it is
essential that the team is able to secure a modern, increased capacity playing facility.
4.23
The draw of a fit for purpose stadium is expected to not only increase ticket sales and spectator
attendance in respect of ‘home’ fans, it is considered that visiting fans are also more likely to be
attracted to attend. This will provide Cornish residents with a sense of community pride in showcasing
their talent and facilities to opponents, as well as further increasing visitors to the area and all the
associated spin-off economic, social and cultural benefits that result. In addition, the new facilities will
enable better and, therefore, more frequent televising of home games, which will offer a ‘showcase’
for the local area at a national level.
4.24
In securing improved facilities, which in turn would be expected to increase regular spectator
attendance, it is anticipated that the Club will attract a greater amount of investor interest. Any
associated increase in Club funding will help towards building a stronger squad which will only
contribute positively to the Club’s aspirations for promotion to the Premiership and help to secure
additional funding to further develop the stadium facility in accordance with the Club’s requirements.
4.25
Of course, increases in match day attendance and/or the Club’s development and progression to the
Premiership will result in significant economic benefits for Truro and the wider area. Increased
employment opportunities associated with day to day training and match day operations will be
created, as well as the likely increase in demand for overnight accommodation, use of food and drink
facilities and other tourist/visitor requirements.
West Langarth, Truro
Given the reliance on seasonal tourism trade
16
throughout the County, these increases in spectator/visitor expenditure throughout the autumn and
winter of the rugby union season, will help to increase and balance the inflow of tourist expenditure to
the benefit of the local community.
4.26
Additionally, any advancement in the professional standing of the Club is likely to result in the creation
of additional specialist sporting employment opportunities in the form of coaching, medical,
administrative and playing staff.
4.27
It should be noted at this point that the Cornish Pirates are already engaged in a number of
community programmes and initiatives. Provision of improved club facilities would undoubtedly allow
such programmes to be further developed to the benefit of the local community.
4.28
In addition to the Cornish Pirates, the stadium will also become the home of Truro City Football Club.
In the same way as the Cornish Pirates would benefit from the improved facilities, Truro City
anticipate increased attendance at games as a consequence of the improved facilities. Increased
attendances, sponsorship and general exposure, combined with the use of state-of-the-art facilities
will maximise the prospect of promotion, which in itself will lead to imported fortunes.
4.29
In addition to the Cornish Pirates and Truro City, it is envisaged that the stadium could provide
sporting facilities for other local sporting clubs and organisations. Availability of modern sporting
facilities for a wide range of local organisations will contribute positively to the overall health and wellbeing of the community.
Truro and Penwith College
4.30
In addition to the sporting benefits of the proposal, Truro and Penwith College is committed to taking
education space within the stadium. The college supports the idea of a Business Centre as part of the
stadium and would look to operate its Leadership and Management programmes from that facility.
4.31
It is also envisaged that the stadium will provide a base for the development of training facilities for
College catering and hospitality students and of course affiliation to the stadium would provide
considerable benefit to the college’s sport science/physical education students.
Other Stadium Delivery Benefits
4.32
Subject to any necessary licenses being secured, the stadium would have the potential to host other
events such conferences, seminars, exhibitions etc. This would once again, provide economic benefit
in the form of direct revenue, spin-off tourist/visitor expenditure for the local area and increased
employment opportunities. Additionally, the creation of a venue capable of hosting a variety of events
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would serve in meeting a wider spectrum of social and cultural interests across the wider community.
4.33
It is also expected that other community groups will utilise the office/conferencing facilities for
meetings and club activities etc… thus providing a sense of ownership and community cohesion in
bringing different groups of people together at this valuable community hub.
4.34
The construction of the stadium project will represent a major building venture and will result in
associated job creation for the local community. Moreover, on completion of the construction works
and in addition to the specific and specialist employment opportunities identified above, staff will be
required for the ongoing maintenance, administration and day to day management of the stadium
thus further contributing to the positive economic impact of the development.
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5.0 Summary and Conclusions
5.1
In summary, this Statement has examined the principle of enabling development and demonstrates
that the current proposal is considered to deliver public benefits without any public funding which
clearly outweigh any potential harm.
5.2
The Stadium for Cornwall project will bring about a wide range of social, cultural and economic
benefits for the local community and it is proposed that the current proposal, which delivers a number
of benefits in its own right, is the most appropriate and financially viable way of securing delivery of
the stadium scheme.
5.3
Therefore, in accordance with the relevant provisions of the NPPF which seek to secure economic
growth in order to create jobs and prosperity, we consider that the current proposal represents an
excellent opportunity to secure delivery of the valuable stadium scheme which will deliver a raft of
public benefits, whilst at the same time permitting a mixed-use scheme that will create its own job
opportunities and community benefits. Moreover, the application site is located in close proximity to
the stadium site at Threemilestone, an area previously identified by the Council for future growth.
5.4
In conclusion, the application proposal will deliver economic, social and environmental benefits, but
will also deliver a once-in-a-lifetime opportunity to deliver a step-change in sporting facilities in
Cornwall. It does so through a legitimate and well-tested planning principle that ensures that delivery
of the enabled development. The planning application is supported by technical assessments which
demonstrate the acceptability of the proposals on their own merit, but when combined with the
enabling of the regionally significant Stadium for Cornwall project, the proposals should be viewed as
a priority for Truro and the wider population of Cornwall.
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