Should the proposed new site for Luton Rugby Club be kicked into touch?

CPRE Bedfordshire has objected to a planning application concerning the proposed relocation of Luton Rugby Football Club from its current home opposite Stockwood Park to a site in Lower Sundon.

CPRE Bedfordshire does not consider that the proposals put forward fall into the category of ‘very special circumstances’ or those of an ‘exception’ in relation to provision of facilities for outdoor sport. They do not preserve the openness of the Green Belt or the setting of the Grade I listed St. Mary’s church as they are required to do.

Details of the application

The application and all associated documents can be viewed via the Central Bedfordshire Council Planning Portal, using the reference CB/22/04307/FULL. The description reads: Land at Sundon Road, Lower Sundon, Change of use of land and development of new sports facility comprising the formation of three full sized pitches (including all-weather pitches with floodlighting), two junior pitches, clubhouse (including changing rooms, fitness suite and physio rooms, spectator seating and viewing areas, dining room with kitchen and bar, stewards living accommodation and ancillary storage etc), creation of new access off Sundon Road, parking provision, landscaping and associated works.

CPRE Bedfordshire believes that the application constitutes inappropriate and unnecessary development in the Green Belt. We have identified four key areas for concern and grouped our grounds for objection under these. Some of the points are summarised below and the document can be read in full here:

CPRE response CB 22 04307 FULL

Green Belt and the Local Plan

It is clear that provision for sports facilities could be made close to Luton on land already removed from the Green Belt, and also with direct access to Luton through the site, which would also have access to the busway extension – a more sustainable form of transport. It is evident from the proposed car parking facilities that most journeys to the site are expected to be made by car/coach.

CPRE Bedfordshire does not believe that any of the benefits listed in the application, which the applicant believes would outweigh the harm, would be commensurate with the National Planning Policy Framework (NPPF) chapter 13 on Protecting Green Belt Land.

Viability and deliverability

The applicant claims that the inability of the Luton Rugby Football Club to be able to find or afford premises within Luton’s boundaries, and the fact that the current Club is failing financially, provides the very special circumstances to allow release of Green Belt land within the borders of the neighbouring authority.

A substantial income for the Club is gained from the ‘provision for social activities’ as demonstrated by the accounts provided. This gives little confidence in relation to the future ‘success’ of this business venture in such a sensitive location or its main purpose – which appears to be as a venue to provide income. A building of this scale and facilities. would be expensive to maintain. As it is some considerable distance from its current base it is not clear that the club would be relocating or ‘beginning afresh’. It is not clear whether any grants or funding assistance have been sought for the current club.

Conserving and enhancing the historic environment

CPRE Bedfordshire believes that the design, scale and intended use of the clubhouse and extensive parking provision, flood lighting etc. makes this inappropriate development within the Green Belt and is contrary to clauses within the NPPF 2021 in that respect.

Historic England considers that the setting of the Grade I fourteenth century (with some thirteenth century features) church of St Mary the Virgin would be adversely affected by the proposals – which would significantly alter the existing and historic agricultural setting. The introduction of floodlighting and artificial pitches – which would be visible from the church – plus the use of the clubhouse for social events/car parking etc. would be a considerable and detrimental change. The NPPF considers Grade I listed buildings to be ‘assets of the highest significance’. This was recognised when deciding on the route of the M1-A6 Link Road.

The site is beside a graveyard associated with the Church. Visitors to the graveyard should be able to expect a ‘a good degree of tranquillity’.

It should also be noted that the landscape within which this field sits, is part of the Chiltern Hills and lies within the setting of the Chiltern Hills Area of Outstanding Natural Beauty (AONB). There is also an adjacent Site of Special Scientific Interest. This all contributes to the setting of the church and the nature of its surroundings.

Conserving and enhancing the natural environment

The proposed site is identified in the Landscape Character Assessment as North Luton Rolling Chalk Farmland. Lower Sundon is identified as an historic settlement and the Church of St Mary’s as an important local landmark. Lower Sundon is associated with smaller fields or closes, often with earthworks.

The proposals to add an artificial bund and tree and hedge planting to screen the views and address noise impacts on residents, would take many years to establish and would also impact the openness of this land and change the nature of the setting of the Church. There will be a large loss of Green Belt land on the outskirts of Luton, including part of the AONB. This development would be a further incursion into the remaining Green Belt and countryside, reducing the gap between the Land North of Luton and Sundon Village, which will already be impacted by the M1 A6 Link Road and the Rail Freight Interchange at Sundon Quarry.

This is an area where historic paths such as the Icknield Way and John Bunyan’s Trail are features that attract tourists and walkers from across the country – slowly being degraded and interrupted by development, noise and light pollution.

What happens next?

At the close of the consultation, on the 30th of December 2022 1,525 objections had been submitted. Central Bedfordshire Council’s target date for a decision is 14th February 2023. We will keep readers updated on the progress of this application.

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