With endless reserves of enthusiasm, a head looking rather like a hard hat and dreams of winning the Premiership title at the first attempt, how deep would my pockets have to be to build my own speedway arena? And whilst I’m in the planning stage, why not add a retractable roof to my eco-friendly venture? No rain-offs for my club! Not too far from my home in Bracknell, Berkshire either.
Would it be a breeze, or would there be resistance?
To adequately map out the fantasy my initial starting point was a formal meeting with senior planning officer Olivia Jones at Bracknell Forest Council. Suited and booted, I aimed to make a smart initial impression and even though it was a chilly morning I resisted the temptation to wear one of my speedway beanies, although to be fair my Belle Vue Aces one, bought at last year’s British Final, did complement my whistle and flute.
Breaking the ice, I asked her which speedway team she followed and who she fancied for this year’s world championship. I did my best to hide my disappointment when Olivia confirmed that she had Googled to find out what all the fuss was about. Never mind. I would, as a token of my appreciation, signpost her to the YouTube clip of Chris Harris winning the 2007 Grand Prix at Cardiff since this alone would convert anyone.
Where do I actually start?
Olivia admitted that she had never previously considered such a notion. Nonetheless, she would apply the same planning tests as for any other proposed project. She suggested a pre-planning enquiry to the council would be advantageous with the location of the intended site and it’s proposed use, as a minimum, in order that an early indication of likely acceptability could be determined. The former was key, although interestingly there is no requirement to own the acreage, just agreement with the landlord.
Within the settlement boundary, principally the urban area, all development is acceptable in principle, although Bracknell’s municipal footprint provides few readily identifiable options. Darn it! Had my dream failed at the first hurdle? Olivia smiled and offered some positive news, “Outside of the settlement boundary, in the countryside and greenbelt, one of the few exemptions contained within local and national planning policy are for recreational and sporting activities.” My eyes lit up! My dream was still alive!
Olivia continued, “However, it must be demonstrated that there would be no adverse impact on the openness of the landscape, and the structure would have to be sensitively designed.” OK, it was settled ─ my retractable roof would be painted green. I cast my mind back to former operations at St Austell where the Gulls (and latterly the Trelawny Tigers) raced in a disused claypit, and at Highbridge where the Somerset Rebels raced in between the undulating hills of Somerset. Olivia gave other options, suggesting that previous industrial or farm buildings may offer hope too.
Are motorsports generally welcome?
Sensing that I may be seeking tacit support Olivia brought me back down to earth. “Planning will be supported as long as it is a suitable scheme for the area.” She continued, “A speedway venue may present undesirable issues relating to noise, air quality and light pollution. However, as long as these can be mitigated with, for example, acoustic fencing this may not be problematic.”
What other environmental conditions will I have to meet?
In addition to the impact on people, biodiversity was also a critical consideration. Olivia explained, “You would definitely be required to conduct an ecological study.” Following her naming some of the protected species, I wasn’t opposed to calling my team the Bracknell Bats, or even Badgers, if it would help the cause!
What are the planning cycles?
Since this would be defined as a “major scheme” several stakeholders would be consulted along with the local parish councils, neighbourhoods, and businesses. Public consultation would take a minimum of five weeks with parallel conversations with, for example, Environmental Health, Highways Department, the Environment Agency, and Sport England.
Subject to all stakeholders agreeing, or any objections being deemed insufficient for refusal, the application would be considered by the Planning Committee. Assuming the vote was positive, after the legal papers had been drawn up, building could commence.
At last! I could envisage myself digging the first divot!
I am quite sure that any large town would welcome a speedway track, however, how influential are the considerations of local residents?
Olivia was steadfast, “An application will be determined on planning considerations only. So, even if a thousand people objected simply because they didn’t like the idea, this alone would not be sufficient grounds for refusal.”
She qualified this statement by giving an example, “A private view is not a material planning consideration. No one can be guaranteed an undisturbed landscape for eternity.”
Local policy governed a planning committee review if there were six or more objections, allowing for members of the public to speak against the scheme, but nonetheless the final decision could only be made on planning merits.
I aim to build a green stadium, reflecting the ethos of Forest Green Rovers Football Club, who are certified as carbon neutral by the United Nations. Would this work to my advantage?
Olivia’s smile and keen nodding of her head clearly indicated that I was onto a winner with this condition, “Definitely, yes. Although this alone would not overcome major reasons for refusal. We are supportive of green developments.”
Could I appeal if the decision didn’t go my way?
An applicant may appeal against refusal to the planning inspectorate based in Bristol and if this body upholds the original decision the final throw of the dice would be at the High Court.
Would it work to my advantage if I invited members of the planning committee to a speedway meeting?
My plans of seducing the committee over some first bend bunching, two-minute warnings and a burger and chips were cautioned by Olivia. “I would recommend that you didn’t. Public perception is vital, and questions may be raised over the ethical grounds for the invitation.”
With my dream still alive I excitedly sat down with Paul Sharples, a chartered surveyor from Silk, Sharples & Jennings based in Shrewsbury and, whilst moving the fantasy project along, blurted out, “I’ve got planning consent for a stadium development!”
By the way, which speedway team do you support?
“I’ve followed Wolverhampton speedway since I was a teenager, when the great Ole Olsen was riding for the Wolves.” Mr S and I were in harmony!
My basic requirements are a 350 metre track, grandstands either side of the straights, a 6k capacity, and a retractable roof. When do we start?
Paul was matter of fact, “Following receipt of planning consent there will, no doubt, be conditions under the planning approval that will need to be discharged. A building regulation application will need to be submitted with an appropriate fire strategy to ensure the stadium is designed and built in accordance with building regulations and current standards for stadia. Consideration for health and safety at preconstruction stage, construction phase, and during occupation, will need to be incorporated within the design.” I nodded enthusiastically.
How eco-friendly can we be?
“Designing a stadium with eco-friendly attributes to ensure the construction is sustainable utilising local materials to reduce the carbon footprint. Renewable forms of energy for heating, lighting, and cooling within the building should be considered together with sustainable rainwater harvesting, and drainage systems to reduce the risk of flooding.” This Wolves fan was on fire!
How long will it take?
Without skipping a beat my fellow speedway chum suggested a time frame of between one to two years. In other words, I would be lifting the Premiership title in 2025 at the latest.
Can you lend me a hard hat?
I was assured that a big enough one was available.
What are the ratios of spectators to parking, toilets and seats?
Paul explained, “During the design stage and for satisfaction of the Town and Country Planning Act, and the guide to safety at sports grounds ─ colloquially known as the green guide ─ ratios for parking, toilet provision and seating are some of the things that will be implemented.”
To impress the neighbours what can we do to reduce noise and light pollution?
This aspect didn’t faze my dream maker. “Noise is unavoidable within sports stadia, from excited spectators to the use of noise emitting motorcycles. However, the operator of a speedway stadium will be required to limit noise nuisance to persons living nearby and those working or visiting the stadium.” Blimey, I could even take my mega airhorn!
How much is it going to cost? Do you accept instalments?
“The cost of the construction is dependent on the size and complexity of the build. However, implementation of sustainable materials and renewable forms of heating, lighting, and cooling whilst increasing the cost of build, coupled with the potential to house other sporting and entertainment events will enable the venue to be financially viable for future generations.”
Although Paul would not be drawn on the final build cost (and easy payment schemes) I decided to earmark £16M. The National Speedway Stadium in Manchester and home of the Belle Vue Aces cost £8M. But remember, mine would have a folding roof too!
So, I’m not short on passion, vision, or professional support, but perhaps I need just a few more pounds to get the deal over the finishing line, or a win on the Euro Lottery!
© Ian Kirke 2022, title photograph and all other uncredited photograph’s.
Twitter @ianjkirke