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Representations Representations Representations to the Pre-Submission Draft 'Central Bedfordshire Council Local Plan 2035' On behalf of Forte Developments and Luton Rugby Football Club Proposed Relocation to Land off Sundon Road, Luton February 2018 17521.R02 Page 1 of 21 Contents 1 Introduction ........................................................................ 3 2 Background to Luton Rugby Football Club ......................... 5 3 Site Description .................................................................. 9 4 The Proposal .................................................................... 11 5 Representations ............................................................... 13 6 Summary and Conclusion ................................................. 18 Appendices 1 Site Location Plan and Proposals © Kirkby Diamond 2018 All Rights Reserved. No part of this report or any of its contents may be reproduced, copied, modified or adapted, without the prior written consent of the author, unless otherwise indicated for stand-alone materials. Page 2 of 21 1 Introduction The following representations have been prepared on behalf of Forte Developments in relation to their proposals to help relocate Luton Rugby Football Club. The Club is seeking to redevelop their existing grounds at Newlands Road and to relocate elsewhere. Land off Sundon Road has been identified to accommodate a new facility. The development will provide both improved facilities and most critically, ensure the continued viability and financial stability of the Club. 1.1 Forte Developments have been appointed by Luton Rugby Football Club Limited to take their relocations proposals forward. The Club is in financial difficulties and to sustain its continued operation, it is intended to redevelop their existing grounds at Newlands Park in Luton, for residential purposes. 1.2 The relocation of the Club has been considered for many years, but it has been difficult to identify an alternative location for the Club that would both meet their needs, and be affordable. Although the proposals remain at an early stage, a potential site has now been identified that might accommodate the Club's relocation. The site lies a short distance to the north of Luton, off Sundon Road. Details of the site and indicative proposals are provided within our representations. 1.3 The site at Sundon Road falls under the administrative area of Central Bedfordshire Council and is immediately to the north of the identified 'North of Luton' expansion area. Accordingly, the replacement facility would not only serve the existing members of the Club (which come from both Luton and Central Bedfordshire), but also the future residents within the strategic allocation. Aside from the immediate needs of Luton Rugby Football Club to secure its future, there is a recognised need for additional rugby provision to meet the needs of Central Bedfordshire. This is set out in the Council's evidence base. 1.4 As well as meeting the needs of the Club, it will also provide the opportunity for other community sports uses in order to provide a significantly wider benefit. For example, the inclusion of high quality pitches will allow their use for other sports, and the facilities within the club house (gym, treatment rooms, bar etc) may also be used more widely. Page 3 of 21 1.5 It is recognised that the site is within the Green Belt. However, it is considered that the provision of high quality sports and recreational facilities would be consistent with the objectives of the Green Belt and the purposes of including land within it. 1.6 In this context, the representations to the emerging 'Central Bedfordshire Council Local Plan 2035' by Forte Developments concern the following policies: • Policy SA1 'North of Luton'; • Policy EE13 'Outdoor Sport, Leisure and Open Space'; and • Policy SP4 'Development in the Green Belt'. 1.7 In brief, they seek to promote the delivery a new facility for Luton Rugby Football Club off Sundon Road. The nature and scope of our representations is set out in the following report. Before doing so however, we briefly outline the background to the proposals for Luton Rugby Football Club. 1.8 Due to the timescales involved in the project and the relatively recent identification of the site off Sundon Road, representations have not previously been made to the emerging Central Bedfordshire local plan, though they have been the subject of initial discussions with the Local Planning Authority. 1 Nevertheless, it is suggested that the emerging plan should be amended to accommodate the requirements of the club given the significant community benefits that it would deliver. 1 Application Reference CB/17/04495/PAPC Page 4 of 21 2 Background to Luton Rugby Football Club 2.1 Luton Rugby Football Club was formally established in 1930 by a group of local rugby enthusiasts. At that time, the Club had no facilities of its own but played matches in Farley Hill. The Club based itself in various public houses within Luton. Nevertheless, it was very successful until it was held in abeyance during the Second World War. The Club later reformed, but still had no premises or grounds of its own. Home matches were then played in Stockwood Park. 2.2 It was not until 1960 that the Club was able to acquire the freehold of a site at Wood Meadow, Farley Hill through the donations of Club Members. This provided them with two pitches and a clubhouse and served the Club well. However, the pitches at Wood Meadow became compacted with clay making them difficult to use. It had also become clear that even the investment of a huge amount of money (which the Club did not possess), would not improve them sufficiently. 2.3 Accordingly, the grounds at Farley Hill were sold in 1987 for development purposes and the Club relocated to Newlands Road, where they remain. The facility at Newlands was officially opened in 1988. This allowed the Club to expand, including the formation of new youth teams. The Club now has more than 250 children aged 6 and over that are registered to play. Luton Rugby Football Club fields a total of sixteen teams on a regular basis, and also provides coaching support for many local schools. Many of the players come from the areas surrounding Luton, including Central Bedfordshire. 2.4 The Club is a large organisation, managed by volunteers. Historically, it has relied upon income from bar sales, club events and the rental of the function room. However, this has become increasing difficult to sustain. The existing facilities are now in poor condition; the function room was built in the 1980's and needs extensive refurbishment. There is also considerable competition for function rooms and venues within Luton. Similarly, bar sales have reduced dramatically over recent years. Page 5 of 21 2.5 Consequently, the Club is now in a position where it does not have enough income to cover its liabilities. Its continued existence is wholly reliant upon donations and this is unsustainable. It is therefore critical that funding is found to bridge the increasing financial gap. While the Club has tried to borrow money from banks, it is unable to do so, as it would be unable to service any loan or secure it against assets of sufficient value 2.6 The relocation proposals would first provide the Club with a new facility, and one that does not carry a significant maintenance liability. Second, it would deliver a critical injection of capital that may be used to fund the Club to ensure its survival. Existing Grounds at Newlands Road, Luton 2.7 The existing grounds at Newlands Road are approximately 8.28 hectares in size. The site is located approximately two miles to the southwest of Luton town centre. The site is linear in form, extending between Newlands Road (which forms the site's eastern boundary) and M1 Motorway to the west. 2.8 The Club currently contains two main pitches, together with three training pitches. It also accommodates a clubhouse that includes changing facilities, bar and restaurant and offices. In addition, there is a multipurpose hall that is used to host private functions. These facilities were built in the 1980's and are in poor condition, requiring extensive refurbishment. 2.9 A footpath bisects the site into two parcels. The clubhouse and the main pitches are located on the southern half. There is a vehicular access off Newlands Road here, which serves the clubhouse with parking provision distributed around the building. The training pitches are on the northern half, which is largely open. 2.10 The site is well located in relation to existing transport infrastructure. In terms of public transport, two routes currently run along Newlands Road; Service 46 links Luton to Hemel Hempstead via Slip End on an hourly schedule; and Service 231 runs between Luton and Dunstable, via Slip End and Caddington at hourly intervals. Within walking distance from the site, a further two services provide regular access to Luton town centre. Page 6 of 21 The Proposals at Newlands Road 2.11 It is proposed that the Club's existing premises be redeveloped for residential purposes. Initial plans have been prepared which show that the Club's existing grounds could accommodate approximately 850 apartments including a mix of one, two and three bedroom units. The sale of the land would fund the club's relocation and leave a residual sum of money to ensure their continued future. This is critical to the club's ongoing survival and financial stability. 2.12 While the development is in the early stages, indicative proposals have been prepared. These have evolved through an analysis of the constraints and opportunities affecting the site and indicate the following key elements: • A net developable area of 4.58 hectares; • The provision of approximately 858 apartments with a total of 60,828sqm floorspace; • A scheme including a high proportion of two and three bedroom apartments; • A series of buildings ranging from four to six storeys with undercroft parking beneath; • A landscape buffer along the site's western boundary adjacent to the motorway; • The inclusion of open space and landscaping between buildings; and • Primary access points off Newlands Road.
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