SHEFFIELD | Hillsborough Redevelopment

[Steel City Suburb]

INTRODUCTION

Sheffield Wednesday and Sheffield United are working closely with Sheffield City Council to promote Sheffield as a host City for the 2018 Football World Cup.

Sheffield Wednesday are proposing improvements to their stadium to increase the community use of the stadium and also upgrade the facilities to be FIFA compliant.

LOCATION AND PROPOSAL

Hillsborough Football Stadium is situated to the north of Sheffield City centre within a fairly densely built up urban area. The pitch runs in an approximately east –west direction, surrounded by stands of various ages. The site is bounded to the north by rows of traditional terraced properties with dwellings on Vere Road in very close proximity. To the east the ground is confined by the A61 - Penistone Road. This is a strategic highway and main route into the City. To the south and west the ground is bounded by the River Don. Also to the west is Leppings Lane.

The site is the home of Sheffield Wednesday Football Club which is one of the oldest professional football clubs in the world. The stadium boasts the first cantilever stand to run the full length of the pitch (the North Stand), which was constructed in 1961. The ground has also played host to international football matches in both the 1966 World Cup and 1996 European Championship.

The site is identified on the Unitary Development Plan Proposals Map as being within a Mixed Use Area and is also within Flood Zone 3.

To meet the requirements of FIFA for the 2018 World Cup the stadium would need to increase in capacity. FIFA require around 45,000 seats with unrestricted views of the pitch (40,000 seats for the general public and 5,000 for press and VIP’s). At present the stadium holds over 38,000 people, however there are pillars obstructing the view from some of these seats.

To increase the capacity and to provide enhanced learning and community facilities, planning permission is sought for alterations and extensions to the stadium. In brief the proposed development would comprise:

- The erection of a three-storey building to the rear of the North Stand, between the stand and properties on Vere Road.
- The erection of a sizeable steel structure over the roof above the Kop (Eastern stand), to allow for existing pillars to be removed, thereby providing unrestricted views.
- Infilling the North Eastern corner of the ground between the North Stand and the Kop to provide more seating.
- Major extension of the Western Stand, increasing the height of this stand, adding an upper level of seating and providing a new roof over this stand. A new class room would also be provided within the existing West Stand structure.

Public realm works would also be undertaken to improve the landscaping around the ground and to provide an open piazza between the ground and Penistone Road.

The unfinished area to the rear of the North Western part of the stand would also be tidied up and clad.

The proposed alterations would be carried out on a phased basis. Whilst the proposed works are necessary in order for the ground to be compliant with FIFA’s requirements for the World Cup, the club have stated that the works would be carried out regardless of what happens with the 2018 bid.

RELEVANT PLANNING HISTORY

The stadium has been the subject of numerous planning applications over the years. The most recent applications of note have been in the early 1990’s when planning permission was granted for the reconstruction and enlargement of the South Stand and for the provision of a footbridge over the River Don.

SUMMARY OF REPRESENTATIONS

8 letters and emails of representation have been received.

One email is in support of the application stating that the proposed development would improve the spectator experience and provide the area with a landmark building.

The remaining 7 letters and emails raise the following issues:

Car parking is a problem within the area, particularly on match days. The increased capacity of the ground would be likely to worsen this situation. The enhanced community use would also result in more traffic.

The erection of a three-storey building to the rear of the North Stand would result in a loss of light to the properties on Vere Road.

The proposal would result in increased noise and disturbance for occupiers of neighbouring residential properties.

The increase in capacity may result in increased litter.

Violent incidents and damage to property have occurred in the past. The proposed development may increase the likelihood of this occurring in the future.

One email raises concerns that the development may affect television reception.

PLANNING ASSESSMENT
Policy

The Stadium is situated within the ‘Hillsborough Mixed Use Area’ in the UDP to which policy MU4 applies. The policy shows that the proposed uses are acceptable and the reasons for the policy state that if the Stadium is improved then 'the most should be made of development opportunities that arise whilst ensuring that living conditions are not harmed for people living nearby'.

Policy MU11 – Conditions on Development in Mixed Use Areas sets out that within such areas new development will be permitted provided that it would amongst other things:

- preserve or create variety in the character of the neighbourhood;
- not cause residents or visitors to suffer from unacceptable living conditions;
- be well designed and of a scale and nature appropriate to the site;
- be served adequately by transport facilities and provide safe access to the highway network and appropriate off-street parking.

UDP Policy LR2 New Leisure Uses and Facilities is also applicable. This policy states that new leisure uses and facilities, and improvements to existing ones, will be promoted, particularly where they would be easily accessible by public transport. All new leisure developments or improvements to existing facilities will be expected to be accessible for people with disabilities or with young children.

Policies contained within the Sheffield Development Framework also need to be taken into account. Of particular relevance are Policies CS64, CS65 and CS67of the Core Strategy.

Policy CS64 – Climate Change, Resources and Sustainable Design of Developments sets out that all new buildings must be designed to reduce emissions of greenhouse gases and function in a changing climate All developments will be required to:

a. achieve a high standard of energy efficiency; and

b. make the best use of solar energy, passive heating and cooling, natural light, and natural ventilation; and

c. minimise the impact upon existing renewable energy installations, and produce renewable energy to compensate for any loss in generation from existing installations as a result of the development.

All new buildings and conversions of existing buildings must be designed to use resources sustainably. This includes, but is not limited to:

d. minimising water consumption and maximising water re-cycling;

e. re-using existing buildings and vacant floors wherever possible;

f. designing buildings flexibly from the outset to allow a wide variety of possible future uses;

g. using sustainable materials wherever possible and making the most sustainable use of other materials;

h. minimising waste and promoting recycling, during both construction and
occupation.

Policy CS 65 - Renewable Energy and Carbon Reduction sets out that unless this can be shown not to be feasible and viable, all significant development will be required to:

a. provide a minimum of 10% of their predicted energy needs from decentralised and renewable or low carbon energy.
b. Generate further renewable or low carbon energy or incorporate design measures sufficient to reduce the development’s overall predicted carbon dioxide emissions by 20%. This would include the decentralised and renewable or low carbon energy required to satisfy (a).

The renewable or low carbon energy technologies must be operational before any new or converted buildings are occupied.

If it can be demonstrated that the required reduction in carbon emissions cannot be met through decentralised renewable or low carbon energy and / or design and specification measures, a contribution towards an off-site carbon reduction scheme may be acceptable.

Policy CS 67 - Flood Risk Management states that the extent and impact of flooding will be reduced by:

a. requiring that all developments significantly limit surface water run-off;

b. requiring the use of Sustainable Drainage Systems or sustainable drainage
techniques on all sites where feasible and practicable;

c. promoting sustainable drainage management,

Assessment

The proposed scheme will be assessed on a stand by stand basis starting with the North Stand

North Stand

The application seeks to erect a three-storey building to the rear of the North Stand (this is the 1961 cantilevered stand). The new building would be positioned between the stand and the residential properties on Vere Road.

At present there is a single-storey building with a pitched roof on this part of the site that is used as a shop and gym. The new building would accommodate a store selling Sheffield Wednesday merchandise on the ground floor and two floors of accommodation to be used as a learning and enterprise zone on the floors above. This would allow the club to expand its existing community learning programmes.

Above the building, attached to the stand a row of 17 boxes are proposed. These would slot between the trusses of the cantilevered roof structure and would appear to float above the new building. These boxes have been designed so as not to interfere with the mechanics of the cantilevered stand. The boxes would be for community use and would open onto the stand with a view of the pitch.

Design

The building has been designed to maximise the space behind the North Stand whilst trying not to impinge upon the occupiers of the residential properties to the rear on Vere Road.

The proposed building would be curved with the part closest to Vere Road having a ‘saw toothed’ edge. This allows the main bulk of the building to be clad with obscure panels and smaller strips of glazing on the ‘teeth’ facing away from the properties on Vere Road. This will assist in providing natural light into the building whilst preventing overlooking.

Part of the roof would be glazed with and an atrium and clerestory lighting assisting in providing natural light within the building. Part of the roof would also be planted to create a green roof which would assist in the green credential of the development as well as providing a valuable teaching resource (there would be no access onto the roof except for maintenance purposes, however it would be able to be viewed from a platform within the building).

The building would be clad predominantly with light coloured kingspan panels with areas of glazing breaking up the overall mass. Part of the building would be picked out in zinc cladding which would assist in defining the entrance into the learning and enterprise zone. The floating boxes would also be zinc clad.

It is considered that the building has been well designed and would be a great improvement on the building that currently occupies the site. The proposed building would contribute positively to the character and appearance of the area.

Amenity Issues

Of major concern has been the impact that the development would have upon occupiers of Vere Road. The boundary of these terraced properties with the football club is only 12.5m. As already mentioned there is an existing building to the rear of the North Stand. At its closest point the corner of this building is 17m from the nearest dwelling on Vere Road. The existing building is single-storey (5m to the eaves) but given the deep plan of the building the pitched roof is fairly high – 9m at the ridge.

At its closest point the proposed new building would be 16.5m from the nearest residential property on Vere Road, however as the new building would have a flat roof this part of the proposed building would be 11.5m high. At present the ground looms over the properties on Vere Road and it is considered that the new building would not be any more overbearing than the existing situation.

As mentioned above the building has been designed to prevent overlooking from occurring with no windows facing directly onto Vere Road. Sunlight paths have also been submitted so that overshadowing issues can be looked into.

These plans indicate that a degree of overshadowing would be inevitable, however the level of overshadowing would not be significantly worse than the existing situation, given the proximity of the dwellings to the stadium. During the summer months the level of overshadowing from the building would be negligible. In the spring and autumn some overshadowing would occur and in the winter months the level of overshadowing would be greater, however this would not be particularly greater than the levels of overshadowing that already exists on surrounding streets.

It is considered that the benefits of the proposed development in terms of the improvements that would be made to the appearance of the area and provision of a valuable community facility would outweigh the harm that may be caused by an element of overshadowing from the development. Incidentally only 2 letters of representation were received from occupiers of properties on Vere Road.

North East Corner

Alongside the erection of the new building permission is also sought for the infilling of the North Eastern corner between the North Stand and the Kop (East stand). This would appear as a continuation of the Kop and would be clad in the same materials. Elements of glazing would be incorporated within the stair core and concourse that would assist in animating this part of the building as well as adding some interest. This part of the building would be seen from Penistone Road. To access this part of the stand a new external staircase and walkway would be provided. It is considered that this part of the proposed development would not have an adverse impact upon the character and appearance of the area. This part of the stadium is set away from neighbouring residential properties and so would not raise any amenity concerns.

North West Corner

The North Western corner of the North Stand has an unfinished appearance with pieces of rusting steel protruding from the building. The stand was left in this condition on the off-chance that this part of the stadium would be further developed and extended into the back gardens of properties on Vere Road. Permission is sought to now tidy up this corner, removing the protruding elements of metal work and cladding the rear of the building. The existing concrete structure would be externally expressed to preserve the ‘honesty’ of the building. It is considered that this would greatly enhance the appearance of the ground and would vastly improve the outlook of the residents of properties on Vere Road.

Kop (East Stand)

The existing roof over the Kop is supported by a number of steel pillars. Whilst serving a function the pillars obstruct views of the pitch. Given the site constraints an interesting engineering solution has evolved. Permission is sought for the erection of a sizeable steel truss that would overspan the existing roof. This would be supported on each side by externally expressed gantry, allowing for the existing pillars to be removed.

The proposed truss would be likely to be the longest single span girder in the country. The proposal would not result in the roof being any higher than it is at present, however the girder would rise 11.5m above the roof.

The principle of this part of the development is deemed to be acceptable. The proposal would not have an adverse impact upon the character and appearance of the area and the scale and massing would not be detrimental to the amenity of occupiers of neighbouring dwellings or businesses within the area.

When the application went before the Design Review Panel it was questioned whether the proposed girder and its supports were iconic enough. It is thereby recommended that should planning permission be granted, a condition be attached to the consent to enable the design of this element of the building to be investigated further.

Stadium Control

Between the Kop and South Stand it is proposed to erect a Stadium Control pod. This would be elevated on stilts between the two stands with the main access from the offices in the South Stand. This would be a place for the police, stadium managers and other safety operatives to convene and keep an eye on happenings during match days.

It is considered that this part of the scheme would not have an adverse impact upon the character or appearance of the building or the wider area.

South Stand

The South Stand of the stadium was redeveloped relatively recently and so no changes are proposed to this stand other than tidying up signage and some areas of cladding.

West Stand

The West Stand would be the subject of two phases of development. Initially it is proposed that the void to the rear of the existing stand be developed with a large classroom area. This would allow the clubs existing teaching programme to be expanded with better facilities for the users. On match days this area could also be used as a corporate function area. The proposed classroom would be hi-tech and the applicants have stated that this would be likely to be the largest classroom in the country if not in Europe.

An existing area of panelling within the stand would be removed thereby giving the new classroom views out onto the pitch. The area of seating in front of this part of the stand would be altered to give a better viewing angle and enhance disabled viewing platforms would be created. These alterations would not impact upon the external appearance of the ground.

In a later phase a new upper level of seating is proposed. This would be of a steeper rake than the lower levels of seating and would in part be positioned above the lower level. In order to accommodate the additional seating the rear of the stand would need to be built further back – approximately in line with the existing turnstiles next to the car park off Leppings Lane, and the stand would be increased in height. At present this stand is 18m at its highest. The rear elevation of the proposed West Stand would be 27m in height and the girder of the roof would be 30m in height, although this would be set in from the rear elevation.

The roof over the enlarged West Stand would be chamfered in from the sides, thereby reducing overshadowing and would be supported by externally expressed gantry on either side in a similar fashion to the proposed support for the roof over the Kop.

In order to break up the appearance of this elevation from Leppings Bridge (and to prevent the building from looking like a large retail store) the structure of the building would be externally expressed. The sizeable concrete pillars needed to hold up the building would be visible as would the underneath of the seats. This would give the stand an imposing scale when viewed from beneath, heightening the spectator experience.

Areas of cladding would break up the mass of the building when viewed from further back as would the stair cores (which would incorporate areas of glazing), and areas of louvres concealing plant and equipment. The existing Sheffield Wednesday neon sign would be re-used and a roundel with the clubs logo erected beneath.

It is considered that the design of this stand would enhance the feeling of having arrived at a major sporting destination. The proposed extension to the West Stand would not adversely impact upon the character and appearance of the area and it is considered that the increase in height would not significantly harm the amenity of occupiers of neighbouring properties.

Public Realm and Public Art

As well as alterations to the stadium permission is also sought for public realm improvements. At present the stadium is separated from Penistone Road by a high blue metal fence. This is not particularly attractive.

It is proposed that this fencing be removed in the north eastern corner of the site and an open piazza created. At present this area is laid out as a car park in front of the Wednesday Megastore. It is proposed that the existing high fencing be removed in this location and replaced with retractable bollards.

This would give a more open and welcoming feel whilst ensuring that access could be maintained in the event of an emergency. There would then be the opportunity for some tree planting along the Penistone Road frontage as well as the provision of seating and hard landscaping of the area in front of the new building. New turnstiles would also be created within this area and it is proposed that the area beyond the turnstiles be separated from the newly created open space by way of a low wall with custom built railings on top. These could be designed by a local artist or community group and would provide the development with an element of public art.

It is considered that these improvements would enhance the appearance of the ground, making it appear more accessible and would also improve the appearance of this major route into the city.

As a result of the development several mature trees would have to be removed along the boundary of the site with Vere Road. In the past residents have asked for these trees to be taken down in order to provide more light to their properties. Replacement tree planting is to be undertaken along the Penistone Road frontage as well as improvements to the scruffy area that is populated by trees to the rear of the South Eastern corner of the Kop.

The existing trees along the riverside will remain largely unaffected by the proposed development with the exception of a cluster of trees in the south western corner which will need to be removed to make way for the extension to the West Stand.

It is recommended that, should planning permission be granted, a condition be attached to the consent requiring the provision of a detailed landscaping scheme indicating the treatment of both hard and soft landscaping areas around the stadium.

Sustainable Measures

The Design and Access Statement submitted with the applications sets out that the project aspires to achieve a BREEAM rating of at least ‘very good’. The new building to the rear of the North Stand has been designed to be naturally lit and ventilated wherever possible and glazed areas have been incorporated into the stair wells and concourses on some of the other stands to reduce the need for artificial light.

Exterior solar shading is also to be incorporated to sensitive elevations as well as rainwater harvesting which will be used through the site for internal services as well as the pitch sprinkler system.

A green roof is to be provided over part of the new building and the club are currently looking to install solar PV panels to the South Stand.

The adaptation and extension of the existing stadium is also more sustainable in terms of materials than knocking it down and starting again.

It is thereby considered that at this stage the proposed development satisfies the requirements of Core Strategy Policies CS64 and CS65.

Highways

The highways deliberations in considering this application have focussed on working with SWFC to improve current travel habits to and from the stadium and to ensure that any Council sponsored transport schemes/initiatives in the area would not be compromised by the proposed increased capacity.

The main headings have been: travel planning; traffic management on match days; permit parking scheme for local residents; match day parking; any potential impact on the A61 Smart Route; role of the PTE; & riverside cycle/walkways.

Travel Plan

A framework travel plan has been submitted, with an assistant operations manager already appointed by Sheffield Wednesday to roll it out. The Travel Plan contains a number of initiatives aimed at encouraging fans to cycle to matches; reduced parking prices for cars with 4+ people; partnership with Supertram to encourage increased use; introduction of Park & Ride partner schemes (already in action with Longley College, but actively looking for additional partners);and education/training that promotes the health benefits of sustainable travel.

SWFC currently believe that over 40% of the match day attendance walk to the ground from their homes, with 30% using public transport, and the remainder using their cars or car sharing. The travel planning will entail surveys being conducted to establish a strong database of transport modes. Once the baseline data has been gathered, on-going surveys will be conducted, with a review of the success of the different initiatives implemented. The travel plan will continually evolve, carrying all the stakeholder groups with it. It will also embrace the training ground.

Traffic Management

Traffic management on match days probably has the biggest impact on the local residents. An experimental Traffic Regulation Order allows for a prohibition of driving along Leppings Lane and Catch Bar Lane when there’s a football match. Residents have 6 months (from 13/08/2009) to object. Visiting coaches are parked on Leppings Lane or Clay Wheels Lane depending on the number of coaches attending. The prohibition of driving creates a safe pedestrian environment for the arrival and dispersment of crowds. The cones are put out by the Club. However, residents immediately to the north (Vere Road, Fielding Road, Bickerton Road, Leake Road, Farndale Road, Eskdale Road & Shenstone Road) feel the cones are put out too soon, and left in place for too long. SWFC have arranged a number of meetings with the residents, and have agreed to seek some training/input from the Police to more professionally fine tune the traffic management arrangements.

Parking

During the above-mentioned meetings with local residents, the subject of permit parking schemes has been discussed. In the past, residents have complained of SWFC staff parking all day on the side streets, a problem compounded when there’s a match and supporters start arriving. The staff problem has receded since these initial meetings took place. However, SWFC has agreed to fund the initial setting up of a residents permit parking scheme (which most residents seem to favour), subject to the usual public consultation, and statutory procedures. As with the travel plan, this could be secured by the imposition of a planning condition.

Match day car parking consist of: Directors car park 19; Main car park South Stand 53; North Stand car park would disappear if planning permission is granted; Hillsborough School car park 70; Hillsborough Park car park 252; Rawson Spring car park 120; Bitstock Road car park 40; Wednesdayite car park 1000, with provision for 3000. SWFC, Wednesdayite & Tesco are in discussion to formalize the triangle site. Sheffield City Council is also exploring some partnership working, with possibilities for a week day Park & Ride.

The loss of car parking from within the application site boundary to accommodate the development proposal (given the implementation of a travel plan, introduction of residents permit parking scheme, and improved match day traffic management arrangements) is not considered sufficient grounds to recommend refusal of the application. In addition to the Tesco land, the travel plan is identifying new Park & Ride partnership schemes potentially with Hillsborough College and other sites.

A61 Smart Route Project

The proposed ground improvements/expansion does not compromise development of the A61 Penistone Road Smart Route Project. This project, which is mainly aimed at tackling weekday congestion, has been discussed with SWFC and there will be further discussions during 2010 as it progresses.

Role of PTE

The main railway station is the Midland Station on Sheaf Street, from where spectators travel to the ground on buses or Supertram. There’s also a train station at Meadowhall, where again Supertram can be caught to Leppings Lane. The main bus corridor is along the A61, from the City Centre, to Chapeltown & Barnsley to the north. The travel plan will seek closer working relationships with the PTE & stagecoach to improve services where possible.

Riverside Walk

SWFC are believed to be the riparian owners to the centre of the River Don as it flows past the South Stand. Sheffield City Council has a policy of opening up the banks of rivers for walking/cycling purposes when development opportunities allow. However, the practicalities of providing a route along the SWFC river bank appear extremely challenging, though the Club have said that any of their land that might be required to accommodate a future route would be dedicated to the City Council at no cost, if/when a scheme goes ahead. It is recommended that this be covered by condition. When the South Stand was redeveloped, SWFC contributed £30,000 towards riverside walking/cycle schemes. This has been spent developing master plans and implementing walking/cycle schemes on other sections of the River Don.

In light of all of the above, subject to the imposition of the recommended conditions, there are no highway objections to the development proposal.



Flood Risk

The site is identified as being within an area of medium and high flood risk. A Flood Risk Assessment has been undertaken by the applicants and this has been scrutinised by the Environment Agency.

The Environment Agency have raised no objections to the proposed development and have suggested two conditions to be attached to any consent. These would require development to be carried out in accordance with the submitted FRA and measures to be implemented to reduce rainwater run-off as well as the provision of flood proofing measures.

Phasing

The proposed development would be undertaken on a phased basis in the following sequence:

Phase 1 – Develop the new classroom facility underneath the existing West Stand.

Phase 2 - Develop the three storey building to the rear of the north stand. Tidy up the North Western corner of the stand to improve the appearance from Vere Road..

Phase 3 – Construction of the arch that would overspan and support the existing roof over the Kop. Existing pillars that support the roof could then be removed. The north eastern corner of the ground between the north stand and the Kop would also be filled in and the new Stadium Control developed.

Phase 4 – Extend the existing west stand to further increase capacity.

Community Involvement

Sheffield Wednesday seek to develop a strong working relationship with local residents with the establishment of a permanent working group. The club have looked to engage local residents in discussions surrounding the stadium development and to date have held three meetings with local residents. Details of the meetings are contained in a statement of community involvement issued by the club in support of the application. This statement also sets out the consultations that have been carried out with education facilities, private companies, community groups and charities.

Response to Representations

Parking and overshadowing were the two issues of most concern to the local residents. These issues have been assessed above.

Another concern was about increased litter which is a matter for the club to address.

One of the representations raises concerns about the likelihood of increased hooliganism. This is a matter for the club and police. However the new layout proposed by the plans may assist in this respect as there would be increased segregation of spectators. All the home fans would access the ground from either Penistone Road or Parkside Road and the away fans would access the stand from Leppings Lane. At present some home fans are able to come into the ground from Leppings Lane, however with the revised layout this may no longer be possible (except in an emergency).

Another of the representations was concerned about loss of t.v. reception as this had occurred in the past. With the nation about to switch over to digital television it is unlikely that the development would have an impact upon reception. The proposed development would take place on a phased basis with the taller structures due to be built later on in the phasing when the digital switch would have been likely to occur. That said it is recommended that a condition be attached to the consent requiring mitigation works to be carried out if there is a problem. This would be similar to a condition attached to the consent for the redevelopment of the Sheffield United ground at Bramhall Lane.

SUMMARY AND RECOMMENDATION

Planning permission is sought for alterations and extensions to the existing Sheffield Wednesday football stadium at Hillsborough to enhance the community facilities the club has to offer and to increase the capacity of the ground. This will mean that the ground would be compliant with FIFA regulations with regards to the England World Cup bid for 2018. The overall capacity of the stadium would be increased from around 38,000 to 44,825.

The proposed development includes: the erection of a three storey building to the rear of the North Stand; infilling of the North Eastern corner between the North Stand and the Kop; Erection of an overspanning arch over the roof of the Kop to allow the pillars to be removed; provision of an new hi-tec classroom facility within the existing West Stand; extension of the West Stand as well as improvements to the external appearance of the North Western corner of the ground; creation of an open piazza adjacent to Penistone Road and the other landscape improvement works.

It is considered that the proposed development would improve the overall character and appearance of the area and would provide an enhanced spectator experience. The proposed development would allow the club to provide enhanced community facilities that would benefit the city as a whole.

It is also considered that the proposed development would not have a significantly detrimental impact upon the occupiers of neighbouring properties and any disbenefits would be far outweighed by the overall benefits of the scheme.

The Club has set out proposals for the implementation of a Travel Plan to reduce reliance upon the private car as well as improvements to traffic management within the area. It is considered that subject to the implementation of these measures the development would not have an adverse impact upon highway safety.

The proposed development would not be likely to give rise to increased chances of flooding and a Flood Risk Assessment has been carried out.

Sustainable measures have been incorporated into the design of the scheme and the applicants are seeking to achieve a BREEAM rating of at least ‘very good’.

It is considered that the proposed development accords with the objectives of UDP Policies M4, M11 and LR2 as well as Core Strategy Policies CS64, CS65 and CS67. It is thereby recommended that planning permission be granted with conditions.

---------------------
Thats a SCC Document.

[Jack Rabbit Slim]

That sounds like good news but I can't be sure till I've read the whole thing, I'll do that when I get a free day off!

[Steel City Suburb]

Permission GRANTED FULLY.

YAY!

http://www.swfc.co.uk/page/News/0,,1...832077,00.html

[ormey]

believe it when i see it

[Steel City Suburb]

Dear lord!

[Madchester Guy]

Originally Posted by Steel City Suburb

Permission GRANTED FULLY.

YAY!

http://www.swfc.co.uk/page/News/0,,1...832077,00.html

Fantastic news!

[2005]

Can't wait until these plans are built, also, so happy for the city of Sheffield to be included in the bid.

[Chorley Boi]

When are first works expected to begin?

[roninja1999]

nice to see the old lady redeveloped but will it be appropriate for a World Cup in 8 years time?

[RobH]

The bid team obviously think so

[Steel City Suburb]

And I agree with them.

These plans and the bid now including Hillsborough as the only Sheffield venue will strengthen the bids for funding. It should happen soon, maybe start 2010 (summer).

[Steel City Suburb]

Oh, and to the very bitter united fans, read this from another SWFC fan..

It's not because you've got the better ground.

It's not because the world hates you.

It's not because we've 'got a park'.

It's because our ground is bigger (now and in the future) and better, and our bid was a lot stronger.

And because you were selfish enough to only want your ground to host games while our chairman was happy enough to share the matches. And you've been bitten on the bum haven't you?

Get over yourselves.

Let's have a look at some of your squealings over the last 18 hours -

Ground
Main Stand -
The plans for Bramall Lane's were bigger but only dependant on you getting the World Cup. Hillsborough's is currently bigger in capacity.
Bramall Lane wins (with a big if)

Kop -
Hillsborough again is bigger and will be in the future (with the inclusion of a newly built north-east corner our Kop will have a capcity greater than your extended one.
Hillsborough wins

North Stand -
Ours is bigger and has plans for executive boxes and an extended concourse.
Hillsborough wins

Away end -
Ours is and will be bigger (and improved). Although it is the weakest part of our ground (and the reason why you lot keep on perpetuating the myth that Hillsborough is 'falling to pieces'), it still beats yours and we have plans to extend and improve it.
Hillsborough wins

So 3-1(ish) to Wednesday.

Onto off field matters at the respective grounds -
You have a hotel. We will have the largest learning zone in Europe. You have a hotel. We will have the largest press room outside Wembley behind our North Stand. You have a hotel. We have THREE guest suites, more executive boxes, we have a huge fan park adjacent to the ground, we have the ability to marshall fans and ferry them to and from where they should be going, whereas you're a city centre venue where fans could run amok. YOU HAVE A BLOODY HOTEL, OK WE GET IT.

Now onto politics -
You claim the local politicians and the Sheffield Council is full of Wednesdayites and always favours us with planning issues.

Would this be the same council that rejected our plans to sell our changing ground? The same council that approved your plans to build a hotel? The same council that tried to shift all of the blame for the 89 Disaster from the SYP onto SWFC? The same local politicians that include Richard Caborn (a United fan), who was MINISTER FOR SPORT FOR CHRIST SAKE!

You claim the bid team was corrupt and full of Wednesdayites/people who hate you/that Wednesday had friends in high places

Would this be the bid team that includes Geoff Thompson, vice President of FIFA, who was a boyhood Sheffield United season ticket holder?

Would this be the bid team that DOES NOT INCLUDE Dave Richards, former Wednesday chairman?

Would we be the club that tried to hijack Sheffield FC's 150th birthday celebrations by putting a United shirt on Pele, would we be the club that invited Jack Warner and Sepp Blatter to Bramall Lane to show them World Cup plans?

And perhaps if you had accepted you had been relegated because you quite simply weren't good enough, perhaps if you hadn't gone out of your way to make enemies at the FA before then pleading with them to choose you as a World Cup venue, perhaps, just perhaps, you'd have had a SLIGHTLY better chance of winning.

And another few things -
Your ground isn't the oldest in the world, that honour belongs to Hallam FC.

If you keep going on about your ground being the oldest in the world (which it isn't), what's your problem with Hillsborough being 'too old and decrepit' (which it isn't)

You say that the rules of football were written just around the corner from Bramall Lane, they weren't, they were written originally in Cambridge, and the Sheffield rules were drawn up at the Adelphi Hotel, where Wednesday were formed.

I used to think both sets of fans were ultimatelt the same, we both have the same traits, but my good my eyes have been well and truly opened this week. Never have I seen such a bitter set of moaning old fairies in all my life. Do you NEVER accept something was your own fault?

I will leave you with an example as to why i'll be a proud Owl no matter where we are in the league, and thankful I wasn't a Blade.

In 1990 Wednesday were relegated but because of Swindon Town's off field problems we had a chance of a reprieve. Immediately SWFC stated that we didn't deserve to stay up and we would take our place in Division 2.

In 2007 United were relegated fair but because of West Ham's off field problems you tried to worm your way out of it. You couldn't accept it, you tried to sue all and sundry. You tried to tell everyone it wasn't your fault, that you were the honourable team who had lost out.

Now tell me, how many 'honourable' teams have deliberatly got a game abandoned because they couldn't field seven players on a football pitch?

Whether or not the World Cup does eventually come to Hillsborough, i'll be safe in the knowledge that i'm an Owl, and not one of you *shudder*

Enjoy your hoofball

[RobH]

Some valid points there as far as I can tell. But everything after the stuff about the hotel is a bit of a pointless rant really isn't it? I think it's about time the country united behind this bid to be honest (the England 2018 thread is worse unfortunately).

I can't imagine South Africans or Brazilians or Germans or the Japanese getting into local spats after their host cities were chosen. So, some places missed out, bad luck to them. Some others got through, good for them. The second half of that post proves there is such a thing as a graceless winner. Shame really.

The cities have been chosen...now let's just get behind this bloody bid, otherwise it'll go the same way as the 2006 one.

[Steel City Suburb]

I do agree with you but in the steel city the blades are seething.

Search 'Blades Mad' or 'Sheffield united forum', they are really angry about this. The way united fans rant on about their ground is incredible.

[RobH]

I don't doubt that, was just saying, that's all.

[ormey]

lets face it we have everyright to be angry our ground would have been far better and wednesday fans at my place of work cant believe that wednesda got the go ahead .

[Steel City Suburb]

Wake up.

Its not miles better at all.

[Briggsy]

The only stand at Bramall Lane that is better than any at Hillsborough would be the away end. Apart from that they're ground is nothing on ours and sure as hell won't be a patch on it when we've redeveloped it.

Especially now theirs isn't going ahead....or according to McCabe any way, any way back on track hopefully there will be some new plans out soon as we're apparently making it a 50,000 all-seater stadium for the World Cup....so that's 5,000 temporary, I just hope it won't mean Hillsborough is turned into a bowl! Even if it's for a couple of months. We need to ensure we retain the character of the ground bringing back it's beauty and restoring it as the pride of Yorkshire in terms of football stadiums.

[Steel City Suburb]

I don't know where we could fit an extra 5,000 into the existing plans. I hope it won't be the SE corner or SW corner.

[ormey]

Originally Posted by Briggsy

The only stand at Bramall Lane that is better than any at Hillsborough would be the away end. Apart from that they're ground is nothing on ours and sure as hell won't be a patch on it when we've redeveloped it.

Especially now theirs isn't going ahead....or according to McCabe any way, any way back on track hopefully there will be some new plans out soon as we're apparently making it a 50,000 all-seater stadium for the World Cup....so that's 5,000 temporary, I just hope it won't mean Hillsborough is turned into a bowl! Even if it's for a couple of months. We need to ensure we retain the character of the ground bringing back it's beauty and restoring it as the pride of Yorkshire in terms of football stadiums.

yeah right if you say so but how are the srvices in the stands? an mate of mine says the north stand and leepings lane stand food areas are appalling and a lot of yopur stands are rotting