Support the Withdean Stadium Planning Application

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Withdean Application

Posted on: Tue 12 Feb 2008

By Paul Camillin

The club has applied to Brighton & Hove City Council for planning permission to extend its stay at Withdean Stadium until the move to the new stadium.

With the existing agreement due to expire this summer, Albion have applied for an extended period until the summer of 2011 - but chief executive Martin Perry has stressed that Albion are still on course to switch to a new stadium in 2010 - the additional year applied for is to allow the club to carry out reinstatement work at Withdean.

"As we have done before, we need to extend our stay at Withdean. We are applying to extend the period to 2011 - but supporters need not worry, there are no delays with the new stadium move and we remain on course for 2010.

"This extra year is simply to give us the time to carry out the required work to leave our legacy at Withdean - as we always promised we would. As part of this arrangement we are hoping that the club will be able to continue using the venue for other Albion teams, including the reserves, youth and women's teams."

Perry has also asked supporters to write in support of the application. "We are confident that it should be a fairly straightforward process - but it wouldn't do any harm if any of our fans wished to write to the council in support of the application."

Supporters should address their letters to Ms Nicola Hurley, Development Control, Brighton & Hove City Council, Hove Town Hall, Norton Road, Hove, East Sussex BN3 3BQ and mark them with the reference number BH2008/00379

Important that people do this I reckon.

Even if it is just a formality, nobody wants to trek all the way to Priestfield again do they?

Details for application number: BH2008/00379

address:Withdean Stadium Tongdean Lane Brighton

description:
application type: full planning
received date:05/02/08
valid date:
registered date:
ward:
status:RECEIVED BUT NOT REGISTERED

applicant:Mr Martin Perry
Withdean Stadium
Project Office Tongdean Lane
Brighton
BN1 5JD

agent: DMH Stallard
100 Queens Road
Brighton
BN1 3YB

Brighton & Hove Albion FC
Withdean Stadium
Design and Access Statement
Project No: 01746
18 January 2008

Document Verification
© COPYRIGHT KSS DESIGN GROUP

1.0 BACKGROUND
Withdean Stadium is the temporary home for Brighton & Hove Albion Football Club while they search
for a solution for a suitable permanent home within the urban conurbation of Brighton & Hove.
The legacy when Brighton & Hove Albion leave the Withdean Stadium will be a new permanent,
covered, north stand, new fully DDA compliant Changing rooms including First Aid Rooms, Referees
Changing rooms and Lounge facility and new floodlighting, PA system, and other life support systems.
Other facilities constructed at Withdean include the hospitality suite, club offices and Study support
centre are temporary and whilst the length of time they are there will depend upon the speed and
success of negotiations for Falmer, for the purposes of this statement a lifespan of 5 years should be
anticipated.
In addition to the core Football Club activities, Brighton & Hove Albion have one of the largest and most
active Football in the Community Programmes in the South of England. It has won a number of awards
and a witness for the City Council at the recent Public Inquiry into the Club’s planning application for a
new stadium at Falmer said that in terms of social and community programmes the club is now the
Council’s largest delivery partner.
The Government backed policy “Playing for Success” includes football development courses run by
Albion in the Community throughout Brighton and Hove, East Sussex, West Sussex and Mid-Sussex, A
“Learning through football” education programme with courses catering for students whose age range
from Key Stage 2, Key Stage 3 through to adult and covering subjects from basic skills, literacy
numeracy levels 1, 2, 3, 4 and a level 5 foundation degree course. In addition the club has taken the
lead in developing disability football, which caters for players with a range of disabilities including both
physical and learning difficulties. Finally the club has a developed in conjunction with Sussex Police a
social inclusion project targeted at young people who are at risk of becoming involved in crime, drug or
alcohol abuse.

2.0 EXISTING FACILITIES
The existing facilities on the site at Withdean consist of the following:
Permanent North Stand providing 10 wheelchair spaces and seats for 10 helpers.
Temporary North East Stand with provision for 6 wheelchair spaces and seats for 6 helpers
Temporary South East Stand with provision for 4 wheelchair spaces and seats 4 for helpers
Temporary South Stand
Temporary cabins housing the single storey Hospitality Suite including access ramps and fully fitted
unisex wheelchair WC compartment.
Temporary cabins housing the players and competitors changing rooms.
Temporary cabins housing spectator WC’s including 6 fully fitted wheelchair WC compartments.
Temporary cabins housing a variety of concessions including food and club shop.
Temporary West Stand used by “away” supporters with 10 new wheelchair spaces and seats for 10
helpers.
Temporary WC facilities for away supporters.
Temporary Athletics Pavilion.
Temporary 2 storey stewards office / store.
Both the hospitality suite and the players changing room are used on non-match days as the Study
Support Centre. With increasing demand and additional courses, these facilities are no longer large
enough to accommodate the demand.
The existing facilities in the hospitality suite and the Players Changing Rooms have been designed for
wheelchair access and have fully fitted wheelchair WC compartments. Therefore they will
accommodate the needs of the individuals using the building whether on a match day or other use
sponsored by the club.

3.0 PROPOSED FACILITIES
The proposed facilities on the site at Withdean consist of the following:
Extending the existing temporary changing rooms to the west of the stadium to accommodate
larger area for The Study Support Centre run by Albion in the Community on non match days.
Additional new temporary cabin to house the Admin Support for the Study Support Centre to the
north east of the site. The existing location of these offices is on the first floor of an adjacent cabin,
which is over crowded as it has to share the space with the Ground Staff and Maintenance offices.
The existing admin office, being on the first is also not accessible for wheelchair users, which a
ground floor location will rectify.

4.0 ACCESSIBILITY
This part of the access statement has been restricted to the provision of the new facilities and has been
divided into two parts: access to the site generally and access to each of the buildings subject to this
planning application.

4.1 Site Access - Car Parking
Disabled car parking spaces have been provided within the existing Park–and-Ride site adjacent to the
stadium. Owing to the restricted space available, match day parking for blue badge holders will be
required for only 23 afternoons a year (depending upon cup games). The Club currently steward the
“Valet Parking” of wheelchair users within the existing corral dedicated for use by the Withdean
Sportsman Public House. These spaces are made available for the sole use of the football club on
match days.

4.2 Access to Accommodation
Extended Changing Facilities – Study Support Centre
The changing facilities have been designed to give level access off the concourse and include the new
extended player’s lounge. The layout contains for a fully fitted unisex wheelchair WC compartment
accessible from within the building. All corridors and doors have been designed for wheelchair users.
This building also houses the unisex wheelchair WC compartment for use by the away supporters
which is accessible at grade externally.
New Study Support Administration Centre
The current location for the Administration to the Study Support Centre is on the first floor of an
adjacent cabin which is over crowded and has to share the space with other managerial departments of
the Football Club. The proposed location at ground level will allow wheelchair access.



Application for Variation of Condition 3 of Permission
BH2005/00464/FP to allow Continuation of Use of
Withdean Stadium until 30 June 2011 and the Retention
of Existing Temporary facilities and extension to
changing room/training building and siting of further
portacabin to west of site.





Supporting Statement Submitted on behalf of
Brighton & Hove Albion Football Club Ltd.
Date 1 February 2008

1. Introduction

1.1 Withdean Stadium is a well established sporting complex in an urban setting
north of Brighton Town Centre.

1.2 In 1998 Planning Permission was granted to BHAFC to use Withdean
Stadium on a temporary basis as its home ground, following the disposal of
the Goldstone Ground in Hove and a period “in exile” at Gillingham.
Subsequent permissions have allowed both increased capacity at the stadium
and continued use until 30 June 2008.

1.3 It is anticipated that the Community Stadium at Falmer will be completed in
time for the beginning of the 2010 – 2011 football season. However this
Application is being made to permit the Club to continue using Withdean
Stadium until June 2011 to allow for possible delays which could arise whilst
their newly approved stadium and ancillary development at Falmer are being
constructed.

1.4 The proposed development has been subject to a full screening opinion by
the City Council which concluded that, ‘although the proposal is Schedule 2
development, significant effect on the environment will not occur’ (Brighton
and Hove City Council 19-12-2007.) Therefore an EIA is not required for the
proposed development.

2. The Site and Surroundings

2.1 Withdean Stadium, has been constructed in accordance with earlier consents
for use as a Football Stadium by the Albion provides a total of 8812 seats.
The ground also provides changing rooms, and temporary hospitality and
educational facilities, staff accommodation, safety and life support and
storage facilities.

2.2 It complies with the requirements of the Football League, has been
designated by the Secretary of State as a “Sports Ground” under the Safety
at Sports Ground Act and is licensed for use by the Football Licensing
Authority for professional football. It complies with the requirements of a
Safety Certificate issued by Brighton & Hove City Council.

2.3 The site lies in a predominantly residential area, directly to the west of the
main railway line within a natural bowl.

3. Planning History

3.1 In 1998 Planning Permission was granted to BHAFC to use Withdean
Stadium on a temporary basis as its home ground, following the disposal of
the Goldstone Ground in Hove and a period “in exile” at Gillingham.

3.2 The environmental impact of the use of the Stadium by the Albion was fully
considered in 1998 on the basis of detailed submissions in respect of
transport, traffic and parking, noise, light, impact on nature reserves etc, and
was deemed acceptable.

3.3 That original consent has been extended by subsequent consents, most
recently BH2005/00464/FP, which permitted inter alia, continuation of use
until 30 June 2008, and the retention of existing temporary facilities. In
total 17 conditions were attached to this planning permission, of which
conditions 2, 3 and 4 are subject to variation within the provisions of this
application.

3.4 Subsequent to the above permission, an application (BH2006/02384)to vary
condition 6 was submitted in July 2006 to allow Friday and Saturday
matches during the month of December with an earliest kick off time of
7.45pm and to allow play either Boxing Day or on the Boxing Day Bank
Holiday afternoon This application was approved on the 19 October 2006.

4. The Scheme

4.1 This application is formed of 2 distinct parts. The first part is an application
for permission to vary Conditions 2, 3 and 4 of Permission
BH2005/00464/FP to allow Continuation of Use of Withdean Stadium until
30 June 2011 and the retention of existing temporary facilities until that
date.

4.2 The second part of the application is permission to construct an extension to
the existing changing room/training building and the temporary siting of a
further portacabin (staff accommodation) to the west of the site.

4.3 This Application will permit the Club to continue using Withdean Stadium
until June 2011 allowing the club to continue to play within the City whilst
their newly approved stadium and ancillary development at Falmer are being
constructed. It is anticipated that the Community Stadium at Falmer will be
completed in time for the beginning of the 2010 – 2011 football season but
it is felt that a time contingency should be allowed to cater for unforeseen
delays which may occur during the construction process.

4.4 The new temporary building behind the North East Stand would be located
adjacent to the double storey stewards control office and study support
office near Gate 21 which is a main access/egress to the North side of the
stadium. This building would be single storey and would have an
approximate floor area of 24 square metres, housing existing staff on site.

4.5 The extension to the existing changing room/study support area would have
a floor area of 18 square metres and would match the existing building in
height and materials. The extension would provide a separate classroom for
the hugely successful ‘Playing for Success’ Centre, run in conjunction with
the City Council’s Children and Young Peoples Trust (CYPT) and would allow
the subdivision of classes to provide improved and larger facilities for
children attending the centre. There would be no increase in numbers of
children or staff in relation to both the temporary building and extension to
the ‘Playing for Success’ Centre.

4.6 ‘Playing for Success’ is a Government educational initiative, that involves
football and other sports clubs and local children. ‘The Department
for Children, Schools and Families Playing for Success initiative is
establishing out of school hours study support centres at football clubs and
other sports’ grounds. The centres use the environment and medium of
football, rugby and other sports as motivational tools, and focus on raising
literacy, numeracy and ICT standards amongst KS2 and KS3 pupils who are
struggling a little and often demotivated.’ (www.dfes.gov.uk/playing for
success) Brighton and Hove Albion Football Club in partnership with the
City Council are committed to this initiative that positively promotes
education and community links with the football club.

4.7 The proposed works will not change the use of the Stadium and expand only
on existing facilities and functions of the site. The proposed extension to
the study support centre will provide permanent accommodation for the
Stadium that will enhance the existing facilities on site and be available for
community use after the Club has relocated to its new stadium at Falmer.

5. Planning Policy Context

5.1 The context within which planning applications are considered is set out by
the latest guidance on such matters produced by the Government, the
Regional Authority (SEERA) and the Local Planning Authority Brighton and
Hove City Council (BHCC).

East Sussex and Brighton and Hove Structure Plan 2001-2011

5.2 Policies TR1, TR2 and TR3 relate to transport strategies and sustainable
accessibility plans for new developments. BHAFC have continually strived to
provide a stadium that can be accessed sustainably, utilising public transport
networks and an effective park and ride scheme. This element is discussed
in detail later in this statement.

5.3 Policy T14 refers to Major Sporting Venues, stating that the improvement of
such venues will be supported, subject to the impact on their surroundings
being acceptable to the relevant planning authorities. This proposal is
considered to accord fully with the provisions of this policy.

Brighton and Hove Local Plan 2005

5.4 Policies TR1 – TR7 and TR14, TR18 and TR19 relate specifically to land use
and transport, providing explicit objectives to achieving sustainable transport
patterns with new developments. Access to the stadium in a sustainable
manner has always been a priority with BHAFC and the initiatives undertaken
to maximise the potential to utilise public transport and park and ride
schemes have formed the basis of the sustainable transport plans that the
stadium works within. Full details provided at appendix 2. The proposal is
therefore considered to be consistent with the aims of each of the above
policies.

5.5 Policy SU10 relates explicitly to noise nuisance associated with new
developments. The stadium’s public address system must operate within the
provisions of condition 7 pursuant to BH2005/00464/FP and within the
scope of separate environmental health legislation. Whilst the Council have
received some noise complaints since 2004, Environmental Health Officers
do not consider that noise levels constitute a noise nuisance. The stadium
is therefore considered to comply fully with the objectives of policy SU10.

5.6 Policies QD1, QD2 and QD4 relate to the design of new developments
stating that they must be of high quality, produce sustainable places that
respect both visual and residential amenity.

5.7 Policies QD16, QD17 and QD19 require developments to respect greenways,
trees, hedgerows and other nature conservation features. The development
will not materially change the existing situation and will not harm natural
features or greenways within the local area.

5.8 Policy QD27 specifically relates to the protection of residential amenity and
can be read in relation to this development in conjunction with policy SU10
above. It is considered that by reason of the limitations on the usage of the
Stadium the relative infrequency of events will not result in harm to
residential amenity through noise, disturbance, loss of privacy, increased
traffic or lighting.

6. Statement of Case

Principle of development

6.1 The use of Withdean Stadium for home football games for Brighton and Hove
Albion was originally approved in 1998 following the clubs period ‘in exile’ in
Gillingham. The Club plays a significant role in the local community and
economy and the difficulties and delays experienced in gaining planning
permission for their new Stadium at Falmer require a further extension in
time for using Withdean Stadium for their home games. It is therefore
considered that the principle of this development has been established by
previous permissions on the site.

Impact on the visual character and appearance of the area

6.2 The physical size of the Stadium, including the new addition to the learning
‘Playing for Success’ building and additional portacabin is very small and the
proposed works will be located within the footprint of the stadium and its
ancillary buildings as existing.

6.3 The Stadium is located within a natural bowl, with the west stand built up
against the sloping ground around the pitch and running track. The Stadium
is effectively screened from wider views by the natural topographical
changes to the west of the site, presence of mature trees and the railway
embankment to the east of the site. The Stadium is therefore considered to
have a very limited impact on the wider area and the proposed works would
not be noticeable from outside of the Stadium itself.

Impact on Residential Amenity

6.4 The continued use of the Stadium until 30 June 2011 must be assessed fully
with regard to the existing impacts on the amenities of local residents. The
main issues relating to the continued use of the Stadium are issues relating
to noise and disturbance relating to both the use of the Stadium on
matchdays and the general human activity relating to both getting to and
from the Stadium.

6.5 It has been considered previously that it is reasonable to assume that the
impact of the Stadium through noise and spectator movements may extend
for a radius of approximately 1km around the Stadium, which could therefore
affect between 1-2000 dwellings. As acknowledged by the Council, the
impacts relating to noise and disturbance diminishes rapidly with distance
away from the Stadium, with the only likely impact limited to those
spectators walking along the surrounding roads and some on street parking.

6.6 On matchdays, condition 7 pursuant to BH2005/00464/FP controls the use
of the public address system and such limited use is not considered to harm
the amenities of local residents. As previously stated, Environmental Health
Officers of the Council have undertaken detailed monitoring work, relating to
the use of the public address system. Following this monitoring work,
volume levels have been consistent from previous seasons and Environmental
Health Officers do not consider that the noise levels emanating from the
public address system constitute a noise nuisance.

6.7 Whilst it is acknowledged that some disturbance occurs on matchdays, the
relative infrequency of such events is considered to preclude the continued
use of the Stadium from harmfully impinging on the amenities of local
residents. This is particularly relevant to issues relating to the floodlights
which are only utilised for football during evening or late afternoon winter
games. Conditions imposed on the previous permission restricted the use of
the lights before and after games to an extent that would adequately
preserve the amenities of residents adjacent to the Stadium.

Access, Transport and Parking

6.8 As part of the planning consent BH2005/00464/FP for the Stadium as
existing, the Club are required under the provisions of a S.106 Legal
Agreement to provide a transport strategy which will enable 55% of
additional supporters to travel by monitored sustainable means. The
attached Travel Plan at appendix 2 demonstrates that it is possible to
achieve this target at the total capacity of 8852 seats. Based on the
anticipated home and away spectator attendance rates, the increase in
capacity is likely to be an average of 1144 people. (Previous capacity 7000)

6.9 Based on this figure, the table on page 3 of the Travel Plan indicates that a
total of 628 (54.9%) of spectators will attend matches by sustainable means
of transport. This demonstrates how Brighton and Hove Albion can meet its
obligations under the S.106 Agreement without providing for an additional
park and ride site. The park and ride sites at both Mithras House and Mill
Road offer capacity for 920 cars under the current legal agreements which
meet the requirements of Schedule 4 (ii) of the S.106 Legal Agreement
attached to BH2005/00464/FP. (Cars are only admitted to both of the
above sites on the provision of a valid match day ticket)

6.10 Council information relating to fixtures attracting more than 7000 spectators
(Max permitted 8852) shows the following;

Season 2005/6 (After additional seating)
Sun 20.11.05 V Crystal Palace 7067
Mon 26.12.05 V QPR 7279
Sat 14.01.06 V Leeds 7477
Sat 11.02.06 V Leicester 7055
Sat 25.03.06 V Luton 7044
Sat 08.04.06 V Southampton 7992
Mon 17.04.06 V Sheffield Wed 7621

6.11 The season average attendance by sustainable means was 50%. For those
seven games it was 49%. The season average number by park and ride was
28.8%, with those 7 games averaging at 27.1%. The season average
number by coach was 4% with those 7 games average 4.5%. These figures
indicate that the increase in capacity has had no adverse impact on the
Club’s ability to maintain its performance with regard to levels of sustainable
transport provision.

In season 2006/7 only 1 game had an attendance of over 7000.
Sat 17.02.07 V Nottingham Forest 7613

6.12 Of the attendance of this match, 48% were recorded as attending by
sustainable means as compared with 50% for the season average. This
match had the highest percentage of spectators travelling by coach at 6.6%
compared to the season average of 3.5%. So far this season only 1 game
has exceeded 7000.

Sat 20.10.07 V Leeds 8491

6.13 Of the attendance of this match, 49% were recorded as attending by
sustainable means.

6.14 It can be seen from the above data that a greater number of people travel by
sustainable means when the attendance of the Stadium goes up. The
evidence shows that the number of supporters travelling by sustainable
means has increased in almost the same proportion as attendances. It is
reasonable to state therefore that the additional “equivalent” measures put in
place by the football club in relation to the increased capacity of Withdean
Stadium are working.

6.15 Whilst it is acknowledged that the above figures do not fulfil the
requirements of the legal agreement, the level of match day traffic and
parking in the immediate area surrounding the Stadium has not been
unacceptable and has not resulted in demonstrable parking or traffic safety
problems. Despite the fact that parking numbers within the defined cordon
reported to the Environment Committee in November 2007 had increased
from previous years this increase has not led to demonstrably harmful effects
such as increased traffic and parking in the Withdean area. The Club are
fully committed to promoting sustainable modes of transport for spectators
getting to and from the Stadium and will strive to reduce car parking within
the cordon.

6.16 The proposed extension to the ‘Playing for Success’ Centre will not result in
an increase in either staff or children coming to the site and therefore the
proposed development is not considered to have an effect on parking or
traffic near to the Stadium. The staff and children will continue to come to
the Stadium in a minibus, providing a sustainable means of transport for both
staff and children to access the site.

6.17 The additional staff accommodation, will only seek to improve on the overly
cramped temporary facilities at the Stadium. No additional staff members
will result and therefore no increase in car parking or traffic movements to
and from the Stadium.

6.18 Overall, it is considered that the new accommodation and continued use of
the Stadium will continue to promote sustainable modes of transport to and
from the site and will not harmfully affect on street parking or traffic safety
in the immediate locality of the Stadium.

Crime and Disorder

6.19 Concerns were expressed initially by local residents relating to opportunities
for crime and disorder associated with spectators. However in the eight
seasons the Club has been using Withdean there has been no increase in
crime or disorder on match days. The confidence that Sussex Police and the
Safety Advisory Group have in the way the stadium is managed by the club
is demonstrated by the fact that the majority of matches are “Police Free”
with no presence required by Sussex Police.

7. Conclusions

7.1 The proposed continuation of use of Withdean Stadium until 30 June 2011
will provide a temporary home for Brighton and Hove Albion Football Club
whilst their new home at Falmer is constructed. Planning permission was
finally granted for the new Community Stadium and ancillary works on 23rd
July 2007 following significant planning delays relating to a successful
challenge to the original decision by the First Secretary of State. These
delays have unfortunately resulted in a delay in delivering the new
Community Stadium, which should be completed for the 2010/2011football
season. The Club require a temporary venue for home football games until
the Community Stadium is completed and this permission will enable
Brighton and Hove Albion to stay within the City to play its home games.

7.2 The proposed continuation of use is therefore considered to be acceptable
for the following reasons previously cited by the City Council;

7.3 The Council recognises that the applicant plays a large role in the local
community and economy. An important consideration is the need to find a
temporary solution to the difficulties faced by the the applicant in finding a
permanent venue for home football matches. Against this, another major
consideration is the significant disturbance which matchdays can cause to
surrounding residents. The Council believes on balance that permission
should be given to allow home football matches to be played at Withdean
until 30 June 2008, to protect the interests of the applicant until permission
can be obtained for a permanent venue. The Council believes the impacts
on residential amenity on matchdays (approximately 25-30 occasions per
year) can be minimised through conditions. The impact of football matches
on the use of the stadium by athletics clubs is also considered to be
acceptable in view of conditions imposed.

7.4 Matchdays clearly cause significant disturbance to surrounding residents and
this impact is the main issue for consideration. Many objections have been
received on a variety of grounds relating to the impact of the club’s activities
upon the surrounding residential area. A substantial number of letters of
support have been received stressing the importance of the club to the city.
A range of transport measures have been in place for several years and have
proved relatively successful. Further investigations of a residents parking
scheme can be made to address parking within the cordon and additional
measures can be sought to address the proposed additional seats. (not
applicable) Environmental Health are satisfied that noise issues can be
addressed through appropriate conditions. The proposal would have no
significant impact upon the nature reserve or crime and safety issues. The
frequency and duration of matches is very limited. Athletic facilities will be
retained and enhanced. The proposed structures have a temporary
appearance.

7.5 The proposed new temporary building and extension to the study support
centre are located within the Withdean Stadium footprint and are not
considered to materially affect the sustainability of the site. The temporary
building could be removed by 30 September 2011, however, the extension
to the study support/changing room building would provide a permanent
facility for the community that will not be removed from site.

7.6 Whilst it is acknowledged that the Brighton and Hove Local Plan has been
formally adopted since the previous decision in 2005 the Second Deposit
Draft of this plan was a material consideration in the determination of the
previous planning application BH2005/00464/FP and was intrinsically the
same as the currently adopted plan. Therefore it is considered that unless
circumstances relating to the development itself have materially altered, the
Council’s reasons for approving the previous temporary consent have not
changed and this continuation of use would also be acceptable. The
ongoing monitoring of the use of the Stadium for the Club’s home games has
not yielded any issues that have not been adequately controlled by the
conditions pursuant to the above permission and the terms of the previous
legal agreement. The applicants would be happy to see all conditions
(including condition 6 revised under application BH2006/02384 and 1-4
amended to 30 June 2011) attached to the grant of permission.



Appendix 1. Brighton and Hove Albion Football Club.
Withdean Stadium Sustainable Travel Plan. (Phase 3)

BRIGHTON AND HOVE ALBION FOOTBALL CLUB
WITHDEAN STADIUM (PHASE 3)

NEW SUSTAINABLE TRAVEL PLAN
Withdean Stadium is being developed by Brighton and Hove Albion Football Club to expand
its capacity from 7008 to 8,850. This figure is less than those provided in the planning
application as not all seats are currently being installed.
As part of the planning consent for this development the Club are required to provide a
transport strategy to enable 55% of supporters to travel by monitored sustainable means.
This Travel Plan demonstrates that it should be possible to achieve that target for those
using the new seats, by primarily using assumptions based on observed travel patterns from
previous games. The sustainable transport measures to be implemented to serve the new
seats are permitted to be proportional to the seats actually installed and operational.
1,842 extra seats are being installed at the stadium. 20 of these are for disabled supporters.
Excluding disabled, the away supporters’ area now has 900 seats as compared with 756
seats under the previous configuration. There are therefore 144 extra seats for away
supporters.
There are 1,678 extra seats for home supporters. Of these 1,054 are in an area now
designated as a family stand. It is a requirement of this area that adults are not admitted
unless accompanied by children. The marketing strategy for this area is to sell some block
bookings to schools and junior football clubs. Parties of up to 50 children are expected. This
leads to the conclusion that there is likely to be a higher than normal use of public transport
and a higher level of car sharing. It is also highly likely that those on organised trips will
attend by coach.
It is understood that new developments at football stadia attract more local support as those
who support the Club but have moved away will already have tickets.
These factors lead to the conclusion that there is likely to be a higher than normal use of
public transport and a higher level of car sharing.
This is the first development at Withdean that the Club have not expected to sell out. Their
business plan assumes that all the away seats will be sold whilst the Club play in the
Championship but that only an average of 1,000 of the additional home seats will be sold.
This Travel Plan makes the same assumptions.

Sustainable travel methods for additional supporters
Taking into account the above assumptions the number of people travelling to the stadium by
sustainable means is expected to be as follows:

Coach
Assume 40% of away supporters will attend by coach 58 people
Assume that one coach will attend with home supporters in
child groups accommodated in the family stand
50 people

Bus
Assume 10% of home supporters will attend by bus 100 people

Train
Assume 12% of home and away supporters will attend by train 137 people

Cycling
Assume 1% of home supporters will attend by cycle 10 people

Park and Ride
At present approximately a total of 30% of supporters use the two park and ride sites
provided by the club. If the same proportion of additional supporters were to use the park
and ride sites, 343 people would use them, but Mill Road has limited capacity and this will
have an impact on the overall travel pattern of these supporters.
Originally it was hoped that the club would be able to find an additional park and ride site to
cope with the surplus demand at Mill Road but no suitable location has been found and so
review of the capacity available at the two existing park and ride sites has been carried out.
This survey has demonstrated that sufficient capacity exists in the existing sites.
The park and ride at Mill Road attracts, on average, about 500 vehicles, but the current legal
agreement indicates that it is capable of accommodating up to 520 vehicles These 20 extra
vehicles could be accommodated at every match accommodating, on average, 53 people.
This would concur with the figure in the legal agreement.
Mithras House has a total of 400 spaces and therefore spare capacity for a large number of
vehicles which could readily accommodate the additional supporters expected to use the
existing park and ride facilities. At present it attracts only 8-10% of spectators attending
Withdean. The legal agreement with the University of Brighton permits the use of car parks
at Mithras House, Cockroft and the Watts building, if required. Currently about 200 cars use
Mithras House. Assuming the same proportion of the new spectators park at Mithras
House, this would provide monitored sustainable transport for 114 people. However the club
can redirect cars to Mithras House when Mill Road is full which will increase the number of
vehicles using Mithras House. Realistically it cannot be assumed that every car will transfer
to Mithras House so the overall percentage of usage of the park and ride sites can be
expected to drop slightly.
To make this measure effective the club will advise all new spectators when travelling to
Withdean to use the Mithras House park and ride site. In addition the stewards at Mill Road
will be instructed that when Mill Road is full cars are to be redirected to Mithras House.

On this basis the realistic expectations of park and ride attendance are:
Mill Road 53 people
Mithras House, 221 people
Total additional attendance via Park and Ride 274 people

On the basis of the above assumptions the numbers expected to attend by sustainable
means are:

Method Number % of expected attendance
Coach 108 9.4%
Bus 100 8.7%
Train 137 12.0%
Cycle 10 0.9%
Park and Ride 274 23.9%
Total 628 54.9%

Conclusion

This paper demonstrates how Brighton and Hove Albion can meet its obligations under the
s.106 agreement of providing sustainable transport by use of an additional park and ride or
other equivalent methods without having to open an additional park and ride site.
In order to ensure that supporters are fully aware of the likely capacity issues for Park + Ride
spaces at Mill Road, and the need to therefore promote greater use of Mithras House, the
Club will utilise all appropriate forms of media – websites, public announcements, written
communications etc – to encourage supporters that need to drive to use Mithras House.
Finally, in addition to continuing to explore further opportunities and initiatives to maximise
the most efficient use of sustainable transport, it remains the Club’s intention to continue its
search for an additional park and ride site to improve still further the sustainable choices
available to spectators attending Withdean.

Martin Perry
Chief Executive

Can we get kicked out of Withdean if this doesnt get approved. Means this could be our last season at Withdean??

mendoza10 said:

Can we get kicked out of Withdean if this doesnt get approved. Means this could be our last season at Withdean??

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er... yes.

Unlikely to happen, of course. But there are vexacious objectors out there.

bright1064 said:

Important that people do this I reckon.

Even if it is just a formality, nobody wants to trek all the way to Priestfield again do they?

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Don't we? At least it was a bit of a laugh. I guess now the standing has gone it probably won't be any different to crappy Withdean.

Mines sent..........

Ms Nicola Hurley,
Development Control, Brighton & Hove City Council,
Hove Town Hall, Norton Road,
Hove, East Sussex
BN3 3BQ

Reference : BH2008/00379


Dear Ms Hurley,

I fully support the application for Brighton and Hove Albion to stay at the Withdean Stadium until 2011.
I urge Brighton and Hove City Council to support the FA Community Club of the Year. The Seagulls were mainly recognised with this award because of the tremendous programme of adult literacy courses they run in the community, unrivalled by any other club.
The club also offers all inclusive sporting opportunities for youngsters in the county that no other club can offer, and are the highest standard of football that people can see in this area.

I look forward to the day I take my seat at the new Falmer stadium, but until then, please ensure the Albion have a settled home at the Withdean Stadium.

Yours truly

f*** me i see this as a great cghance to get the f*** out of that shithole- i'd rather share with Crawley than have another season there

Just look at the crowds - hardly any1 gives a flying f*** about our "home" games anymore - if we moved i'd certainly start coming to home games again, as i'm sure would thousands of others!!

Lord Bracknell said:

Unlikely to happen, of course. But there are vexacious objectors out there.

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Is John Catt dead yet? I was hoping for a cold snap to finish him off this winter.

Lokki 7 said:

Is John Catt dead yet? I was hoping for a cold snap to finish him off this winter.

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He'd only sue God. Or the Met Office.

Brighton till i die said:

f*** me i see this as a great cghance to get the f*** out of that shithole- i'd rather share with Crawley than have another season there

Just look at the crowds - hardly any1 gives a flying f*** about our "home" games anymore - if we moved i'd certainly start coming to home games again, as i'm sure would thousands of others!!

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You cannot be serious...

If we moved to Crawley, at least we'd be back to the situation where thousands of fans couldn't get tickets for a game against Forest.

Those were marvellous times, were they not?

Knotty said:

You cannot be serious...

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If only sharing with Crawley was a serious alternative, I'd definitely rather go there than shitty Withdean. I f***ing hate the place.

Simster said:

If only sharing with Crawley was a serious alternative, I'd definitely rather go there than shitty Withdean. I f***ing hate the place.

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I hate it too, but Crawley is not an option and would you really want to go back to Gillingham? I only live 20 minutes away from Priestfield and I hated it there!

I live 90 minutes from Withdean (on a good day) and I would much rather that.

sent , sticky ?

I did notice the legend ADRIANO suggested the REMF be played at Wolves so he could attend so can't someone suggest we ground share with Wolves - as that would suite Adrie?!