Planning Inspectorate reference: APP/E3715/W/23/3322013
Rugby Borough Council planning reference: R18/0186
An appeal has been submitted against the council's decision to refuse planning permission for the demolition of existing buildings and outline planning permission (with matters of access, layout, scale and appearance included) for residential development (Use Class C3), including means of access into the site from Rugby Road, provision of open space and associated infrastructure, and provision of a sports pitch, erection of a pavilion and formation of associated car park.
A planning inspector held a public inquiry at the Town Hall, Evreux Way, Rugby, CV21 2RR from Tuesday 19 September to Thursday 28 September 2023, when it was adjourned.
The inquiry resumed on Monday 27 November and concluded on Tuesday 28 November.
Download the Schedule of Core Documents (last updated: 19.1.2024)
All registered interested parties addressed the inquiry between 19 and 28 September. You can attend the inquiry, with the council chamber's public gallery available.
You can also watch a live stream of the inquiry on the council's YouTube channel.
View the live stream on YouTube
If you have specific questions about the inquiry, email ella.casey@rugby.gov.uk or call (01788) 533549.
Please note, all documents which have been superseded have an asterisk in the core document reference column.
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD01.1* | Application form | Dated 12.2.2018 | Framptons |
| CD01.2 | Site boundary plan | 9000 Rev B | Barton Willmore |
| CD01.3* | Constraints and opportunities plan | 9101 Rev D | Barton Willmore |
| CD01.4* | Illustrative masterplan | 9401 Rev C | Barton Willmore |
| CD01.5* | Land use parameter plan | 9600 Rev B | Barton Willmore |
| CD01.6* | Building heights parameter plan | 9601 Rev C | Barton Willmore |
| CD01.7* | Comparative coverage plan | 9901 Rev B | Barton Willmore |
| CD01.8* | Planning statement | PF/9189 (January 2018) | Framptons |
| CD01.9* | Design and access statement | Dated 12.1.2018 Status Final Rev E | Barton Willmore |
| CD01.10 | Statement of community involvement | PF/9189 (January 2018) | Framptons |
| CD01.11 | Sustainability and energy statement | INVZ3001 (December 2017) | Turley |
| CD01.12 | Landscape and visual assessment | Dated 10.1.2018 Status Final Rev C | Barton Willmore |
| CD01.13 | Noise assessment | AC103800-1R1 | REC |
| CD01.14 | Ecological appraisal | 2014-03(08) Rev A | Eco Location |
| CD01.15 | Reptile survey report | 2014-03(08) Rev A (13.10. 2017) | Eco Location |
| CD01.16 | Bat report | 2014-03(08) Rev B (13.10.2017) | Eco Location |
| CD01.17 | Bat hibernation check | 2014-03(08) (30.9.2016) | Eco Location |
| CD01.18 | Biodiversity impact assessment calculation | 2017-01(06) (5.10.2017) | Eco Location |
| CD01.19 | Transport assessment (including draft travel plan) | SP/TM 16115-01 (December 2017) | David Tucker Associates |
| CD01.20 | Arboricultural assessment | Dated December 2017 | FPCR |
| CD01.21 | Archaeological evaluation | Dated December 2017 | Headland Archaeology |
| CD01.22 | Archaeological desk-based assessment | 00200A | Archaeology Collective |
| CD01.23 | Written scheme of investigation for a programme of archaeological work | V.02 20/09/2017 | Headland Archaeology |
| CD01.24 | Air quality assessment | AQ103803R3 | REC |
| CD01.25 | Site investigation | C5887 (October 2014) | Sirlus |
| CD01.26 | Flood risk assessment - part one | INV109/FRA (December 2017) | ASC |
| CD01.27 | Flood risk assessment - part two | INV109/FRA (December 2017) | ASC |
| CD01.28 | Foul sewage and utilities assessment | INV109/FS&UA (October 2017) | ASC |
| CD01.29* | Financial assessment non-technical summary | Dated November 2017 | Turley |
| CD01.30 | Speedway and stock car needs assessment | PF/9189 | Framptons |
| CD01.31 | Coventry Stox programme | Dated November 2017 | Coventry Stox |
Please note, all documents which have been superseded have an asterisk in the core document reference column.
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD02.1* | Illustrative landscape masterplan | 27510 001 I | Barton Willmore |
| CD02.2 | Site layout | 343A08 101 G | Malcolm Payne Group |
| CD02.3 | Road hierarchy plan | 343A08 102 | Malcolm Payne Group |
| CD02.4 | Highways adoptability plan | 343A08 103 | Malcolm Payne Group |
| CD02.5 | Area of development plan | 343A08 104 | Malcolm Payne Group |
| CD02.6 | 3G sports pitch and car park landscape concept | 27510 BL L SK-003E | Barton Willmore |
| CD02.7 | Illustrative landscape masterplan | 27510 001 K | Bartin Willmore |
| CD02.8 | Combined house types | 343A08 000 | Malcolm Payne Group |
| CD02.9 | Site layout | 343A08 101 C | Malcolm Payne Group |
| CD02.10 | Road hierachy plan | 343A08 102 B | Malcolm Payne Group |
| CD02.11 | Highways adoptability plan | 343A08 103 B | Malcolm Payne Group |
| CD02.12 | Area of development plan | 343A08 104 B | Malcolm Payne Group |
| CD02.13 | Barwick-brick | 343A08 110 | Malcolm Payne Group |
| CD02.14 | Beaufort-brick | 343A08 111 | Malcolm Payne Group |
| CD02.15 | Beaufort-render | 343A08 112 | Malcolm Payne Group |
| CD02.16 | Carlton-brick | 343A08 113 | Malcolm Payne Group |
| CD02.17 | Carlton-render | 343A08 114 | Malcolm Payne Group |
| CD02.18 | Cofton-brick | 343A08 115 | Malcolm Payne Group |
| CD02.19 | Cofton-render | 343A08 116 | Malcolm Payne Group |
| CD02.20 | Crawford-brick | 343A08 117 A | Malcolm Payne Group |
| CD02.21 | Crawford-render | 343A08 118 A | Malcolm Payne Group |
| CD02.22 | Freemont-brick | 343A08 119 | Malcolm Payne Group |
| CD02.23 | Freemont-render | 343A08 120 | Malcolm Payne Group |
| CD02.24 | Montague-brick | 343A08 121 | Malcolm Payne Group |
| CD02.25 | Montague-render | 343A08 122 | Malcolm Payne Group |
| CD02.26 | Olton-brick | 343A08 123 | Malcolm Payne Group |
| CD02.27 | Olton-render | 343A08 124 | Malcolm Payne Group |
| CD02.28 | Ravenhurst-brick | 343A08 125 | Malcolm Payne Group |
| CD02.29 | Ravenhurst-render | 343A08 126 | Malcolm Payne Group |
| CD02.30 | Tansley-brick | 343A08 127 | Malcolm Payne Group |
| CD02.31 | Tansley-render | 343A08 128 | Malcolm Payne Group |
| CD02.32 | Garage-brick | 343A08 129 | Malcolm Payne Group |
| CD02.33 | Street scenes | 343A08 140 | Malcolm Payne Group |
| CD02.34 | Character area elevations | 343A08 141 | Malcolm Payne Group |
| CD02.35 | 3G sports pitch and car park landscape concept | BR L SK003 Rev H | Barton Willmore |
| CD02.36 | Revised application forms and certificate | Dated 12.7.2021 | DPP |
| CD02.37 | Design and access statement | 27510 DAS (July 2021) 05 Final LR | Barton Willmore |
| CD02.38 | Landscape and visual assessment | 27510 LVIA A03 (Dated 7.7.2021) | Barton Willmore |
| CD02.39 | Bat report | 2020-01(08) (Dated 2.7.2021) | Eco Location |
| CD02.40 | Biodiversity impact assessment calculator | 2020-01(08) (Dated 27.6.2022) | Eco Location |
| CD02.41 | Biodiversity impact assessment calculator | 916BIA Rev1 (Dated 22.8.2022) | Eco Location |
| CD02.42 | Great crested newt survey letter | 2020-01(08) (Dated 1.7.2022) | Eco Location |
| CD02.43 | BIA habitat sketch | 916 | Eco Location |
| CD02.44 | Reptile assessment | 2020-01(08) (Dated 9.10.2020) | Eco Location |
| CD02.45 | Ecological appraisal | 2020-01(08) (Dated 5.7.2021) | Eco Location |
| CD02.46 | Addendum to ecological appraisal | 2020-01(08) (Dated 21.10.2021) | Eco Location |
| CD02.47 | Designer's response to stage one RSA of proposed internal site layout | 16115-13 | |
| CD02.48 | Tree survey | 8135 AA B | FPCR |
| CD02.49 | Tree survey and AIA | 8135 AA (July 2021) | FPCR |
| CD02.50 | Transport assessment addendum | SP/TM 16115-12 (July 2021) | David Tucker Associates |
| CD02.51 | Flood risk assessment | INV109/2021/FRA | ASC |
| CD02.52 | Foul sewage and utilities assessment | INV109A/101/GA | ASC |
| CD02.53 | Surface water drainage strategy plan | INV109/101/P | ASC |
| CD02.54 | Planning statement | R001 | DPP |
| CD02.55 | Letter of support | 595572 | Sky Blues in the Community |
| CD02.56 | Noise assessment addendum | AC107085-1r0 (Dated 1.7.2021) | REC |
| CD02.57 | Viability assessment | Dated July 2021 | Turley |
| CD02.58 | Speedway viability assessment | Dated December 2020 | KKP |
| CD02.59 | 3G artificial grass pitch feasibility study | Dated May 2021 | KKP |
| CD02.60 | Viability addendum letter - Coventry Stadium, Brandon | Dated February 2022 | CBRE |
| Core document reference | Document | Document Reference | Author |
|---|---|---|---|
| CD02.61 | Road hierarchy plan | 343A08_102 Rev E | Malcolm Payne Group |
| CD02.62 | Highways adoptability plan | 343A08_103 Rev E | Malcom Payne Group |
| CD02.63 | Area of development plan | 343A08_104 Rev E | Malcolm Payne Group |
| CD02.64 | 3G sports pitch and car park landscape concept | 27510 BL_L_SK-003 Rev H | Malcolm Payne Group |
| CD02.65 | Olton-brick | 343A08_123B | Malcolm Payne Group |
| CD02.66 | Olton-render | 343A08_124B | Malcolm Payne Group |
| CD02.67 | Ravenhurst-brick | 343A08_125B | Malcolm Payne Group |
| CD02.68 | Ravenhurst-render | 343A08_126B | Malcolm Payne Group |
| CD02.69 | Tansley-brick | 343A08_127B | Malcolm Payne Group |
| CD02.70 | Tansley-render | 343A08_128B | Malcolm Payne Group |
| CD02.71 | Street scenes | 343A08_140A | Malcolm Payne Group |
| CD02.72 | Character area elevations | 343A08_141A | Malcolm Payne Group |
| CD02.73 | Freemont-brick | 343A08_119B | Malcolm Payne Group |
| CD02.74 | Freemont-render | 343A08_120B | Malcolm Payne Group |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD03.1 | 3G feasibility study | Dated March 2023 | KKP |
| CD03.2 | Speedway viability review | Dated April 2023 | KKP |
| CD03.3 | Metric 4.0 calculation tool | 916 1145 | Eco Location |
| CD03.4 | Biodiversity impact assessment | 2020-01(08) (Dated 2.5.2023) | Eco Location |
| CD03.5 | Brandon landscape scheme | 1145 Rev 0 | Eco Location |
| CD03.6 | Economic benefits statement | EB0001 | DPP |
| CD03.7 | Coventry Stadium infographic | LF66288-01 | Lichfields |
| CD03.8 | Coventry Stadium infographic calculations | EBI(2) | Lichfields |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD05 | LPA decision notice (R18/0186) | Dated 16.11.2022 | Rugby Borough Council |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD06 | LPA officer's report (R18/0186) | Dated 27.10.2022 | Rugby Borough Council |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD07 | Planning Inspectorate EIA screening opinion | Dated 24.7.2023 | Ifeanyi Chukwujekwu |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD11 | Appellant's statement of case | SOC0001 | DPP Planning |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD12 | Council's statement of case | Rugby Borough Council | |
| CD12.1 | Rugby Borough Council questionnaire | SoCG0001.3992CA/V4 | RBC/DPP |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD13 | Rule 6 Party (Save Coventry Speedway and Stox Campaign Group) statement of case and supporting documents | SCS/SOC |
To follow
| Core document reference | Document | Author |
|---|---|---|
| CD14.1 | Statement of Common Ground - Appellant and RBC, including draft schedule of conditions | Rugby Borough Council/DPP |
| CD14.2 | Statement of Common Ground - Appellant and Save Coventry Speedway and Stox Campaign Group | Save Coventry Speedway and Stox Campaign Group/DPP |
| CD14.3 | Updated condition five | Rugby Borough Council |
| CD14.4 | Updated Schedule of Conditions | Rugby Borough Council/DPP |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD15.1.1 | National Football Facilities Strategy 2018-2028 | Dated May 2018 | The Football Association |
| CD15.1.2 | Coventry Stadium, Brandon - independent review | Dated September 2019 | WYG |
| CD15.1.3 | Letter to Rugby Borough Council regarding alternative provision for sports use | LS/mb/PF/9189 | Framptons |
| CD15.1.4 | Assessing Needs and Opportunities Guide | Dated July 2014 | Sport England |
| CD15.1.5 | Oxford Stadium statement | Dated 25.7.2023 | Managing Director of Oxford Stadium |
| CD15.1.6 | Transcript of Matt Ford video | Dated 27.6.2023 | |
| CD15.1.7 | Thurrock Council resolution | Dated 25.1.2023 | |
| CD15.1.8 | Response to WYG independent review | Dated 29.10.2019 | Save Coventry Speedway and Stox Campaign Group |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD15.2.1 | Housing Strategy 2022-2024 | Dated March 2022 | Rugby Borough Council |
| CD15.2.2 | Corporate Strategy 2021-2024 | Rugby Borough Council | |
| CD15.2.3 | Housing Needs Supplementary Planning Document | Dated 2021 | Rugby Borough Council |
| CD15.2.4 | Landscape Sensitivity Study | Dated 2016 | Rugby Borough Council |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD15.3.1 | Letter from planning inspector following the Local Plan stage 2 hearings | INS13 | Mike Hayden |
| CD15.3.2 | Representations on the draft main modifications to the Local Plan | MM Representations Final | Save Brandon Stadium Campaign Group |
| CD15.3.3 | Inspector's report | PINS/E3715/429/5 | Mike Hayden |
| CD15.3.4 | Binley Woods village boundary amendment | LP02.11 Binley Woods changes | Rugby Borough Council |
| CD15.3.5 | Representations on the publication draft of the Local Plan | Rugby Local Plan representations 18-02-16 | Save Coventry Speedway and Stox Campaign Group |
| CD15.3.6 | Representations on the publication draft of the Local Plan (accompanying letter) | Rugby Local Plan representations 31-10-16 | Save Coventry Speedway and Stox Campaign Group |
| CD15.3.7 | Representations to the emerging Local Plan preferred options | Rugby Local Plan 31-10-16 | Save Coventry Speedway and Stox Campaign Group |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD15.4.1 | Brandon and Bretford Neighbourhood Plan | Sated Match 2018 | Rugby Borough Council |
| CD15.4.2 | Independent examiner's report on the Brandon and Bretford Neighbourhood Plan | Dated 20.12.2018 | Andrew Matheson |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD16.1.1 | Proof of evidence of Gary Stephen's MRTPI on behalf of Rugby Borough Council | Planning evidence | Rugby Borough Council |
| CD16.1.2 | Proof of evidence of Neil Allen, director of Sports Planning Consultants | Sporting evidence | Rugby Borough Council |
| CD16.1.3 | Summary of proof of evidence of Neil Allen, director of Sports Planning Consultants | Sporting evidence | Rugby Borough Council |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD16.2.1 | Proof of evidence - planning by David Carter | Planning evidence | Coventry Speedway and Stox Campaign Group |
| CD16.2.2 | Proof of evidence - green belt by David Carter | Planning evidence | Coventry Speedway and Stox Campaign Group |
| CD16.2.3 | Proof of evidence - sports issues by David Carter | Sporting evidence | Coventry Speedway and Stox Campaign Group |
| CD16.2.4 | William Warren Hunter proof | Prospective site purchaser evidence | Coventry Speedway and Stox Campaign Group |
| CD16.2.5 | Cecil Matthew Ford proof | Speedway promotion evidence | Coventry Speedway and Stox Campaign Group |
| CD16.2.6 | Rebuttal of appellant planning proof of evidence (Gareth Hooper) by David Carter | Coventry Speedway and Stox Campaign Group | |
| CD16.2.7 | Rebuttal of appellant affordable housing proof of evidence (James Stacey) by David Carter | Coventry Speedway and Stox Campaign Group | |
| CD16.2.8 | Rebuttal of appellant landscape, visual and green belt proof of evidence (Matthew Chard) by David Carter | Coventry Speedway and Stox Campaign Group | |
| CD16.2.9 | Rebuttal of appellant proof of evidence by William Warren Hunter | ||
| CD16.2.10 | Rebuttal of appellant proof of evidence by Cecil Matthew Ford | ||
| CD16.2.11 | Rebuttal of appellant speedway commercial proof of evidence (Clarke Osbourne) by David Carter | Coventry Speedway and Stox Campaign Group |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD16.3.1 | Gareth Hooper - planning | POE0001 | DPP |
| CD16.3.2 | Clarke Osbourne - speedway (commercial) | Gaming International | |
| CD16.3.3 | James Stacey - affordable housing | M23/0310-01.RPT | Tetlow King |
| CD16.3.4 | John Eady - 3G feasibility | KKP | |
| CD16.3.5 | Matthew Chard - landscape, visual and green belt matters | 333100212/A5/PoELVGB | Stantec |
| CD16.3.6 | Rebuttal - affordable housing proof of evidence of James Stacey | Tetlow King |
| Core document reference | Document | Document reference | Author |
|---|---|---|---|
| CD16.4.1 | Statement on behalf of the governing bodies of UK stock car racing | Steven Rees | |
| CD16.4.2 | Chief executive officer of the British Speedway Premiership - proof of evidence | Philip Morris | |
| CD16.4.3 | Appendix PM1 to CD16.4.2 | Philip Morris |
| Core document reference | Document |
|---|---|
| CD17.1 | Section 106 Agreement |
| CD17.2 | Warwickshire County Council CIL Compliance Statement |
| CD17.3 | Rugby Borough Council CIL Compliance Statement |