No sod off... :finger: Sherif said :
In short (and in response to Blue Heaven's query from yesterday)...
The sole reason a developer like British Land partners with a football club (like ours) is because they can forsee a decent long-term revenue or short-term capital return on their investment - in the case of FF, a down payment to help deliver the retail/commercial elements of the development to enable RM to have additional capital released to deliver the stadium element - ergo, the stadium cannot be delivered (in this instance) before securing the retail/commercial element, and signifies the importance of retaining our development partner.
The reason there is seemingly never an update on proceedings is because each time the market conditions change, the development mix (that is, the ratio of leisure to retail/commercial to residential etc...) needs to change to ensure maximum return on investment for both developer and RM. This throws up a largely irritating game of back and forth with the Local Authority Planning Department (in this case Southend BC), to whom a scoping opinion likely needs to be submitted each time there is a significant change in the proposals. The scoping opinion can take up to a month to receive a response, and will inform the applicant (in this case - RM/BL) whether the change in plans requires an environmental impact assessement to be undertaken.
The major issue with this, as far as I can see, is fourfold...
- Firstly, if you do need to submit another environmental impact assessment/report, then this can take months of continuous monitoring to complete, and nothing can be firmed up whilst this is ongoing
- Secondly, the planning system in this country is convoluted and unwavering when it comes timescales for response/comment/consultation/approval, so every time a new application is submitted it has to go through (potentially) months of the same process over and over again
- Thirdly, RM will be hemorrhaging money each time this happens - fees for designers, planning consultants, lawyers etc...
- Finally, in my humble opinion, many local authorities have planning committees who are strongly opposed to out-of-town retail development - basically anything which detracts from town/city centre High Streets. From what I can see, in Southend, there is a worrying abundance of empty, seemingly unlettable shop floorspace, and producing updated plans which keep loading more retail/commercial space into the mix can't be seen in a positive light
In summary, we are trying to get the balance right between a suitable planning mix to make the developer's investment worthwhile (and maybe this is why BL have allegedly pulled out...) and not ****ing off the planners - a tricky task which, you guessed it, takes a siginficant amount of time, effort and money.