IainB Posted June 12 Report Share Posted June 12 1 hour ago, eric i said: Sold in 2015 for £2,700,000 the conditon is terrible and all assets have been stripped but land value has increased alot in 10years so anyones guess on value. Gemini AI when asked what the value would be for CPO purposes says: This is where it gets highly speculative, as CPO valuations are the subject of intense negotiation and often end up in tribunal. However, based on the information available and the legal principles: My Estimation (with significant caveats): I would estimate the value of Brandon Stadium for a compulsory purchase order, under the specific circumstances of Rugby Borough Council seeking to restore it for motorsports, to be in the range of £1 million to £3 million. Here's the reasoning behind that estimation and why it's so difficult to be precise: Why it's not a huge multi-million pound figure (like residential land): * No Planning Permission for Housing: This is the most critical factor. Brandon Estates has repeatedly failed to secure planning permission for residential development. The Planning Inspectorate has been unequivocal that the site is not surplus to requirements for sports, and the new Rugby Local Plan explicitly aims to protect it for motorsports. This means any "hope value" for residential development is severely diminished, if not entirely removed, by the Levelling-up Act's provisions. * Derelict State and Remediation Costs: The site is derelict. It requires significant capital expenditure to bring it back into a usable state for motorsports or any other purpose. Estimates from 2016/2017 suggested over £1 million for "full reinstatement." Any CPO valuation would implicitly (or explicitly) consider the cost to cure these issues, reducing the "as is" value. * Public/Community Benefit: If the CPO is for the explicit purpose of restoring it for community and sporting use, the "public interest" argument for limiting compensation to the actual use value (and not speculative residential value) would be strong. Why it's not a negligible figure: * Land Value: Even derelict land in a strategic location has some inherent value. * Potential for Sporting Use: While not a massive profit generator, there is a proven market for speedway and stock car racing, and a consortium is actively trying to purchase it for this purpose. The value would reflect its potential as a functioning (albeit perhaps low-margin) sports venue. * "No Better, No Worse" Principle: The owner must be compensated for the value of their interest. Even if they haven't been able to develop it, they still own the land. * Other CPO Compensation Elements: The £1-3 million is primarily for the land itself. On top of this, Brandon Estates would be entitled to compensation for professional fees (legal, surveying), and potentially a "basic loss payment," which is a statutory payment calculated as a percentage of the land value (up to a cap). These "other losses" could add several hundreds of thousands of pounds. Factors that would heavily influence the final figure (and why my estimate is broad): * Detailed Independent Valuations: Both the acquiring authority and Brandon Estates would commission their own expert valuations, which would then be negotiated. * Negotiation Skills: The skill of the negotiators on both sides would play a role. * Upper Tribunal (Lands Chamber) Decision: If no agreement is reached, the Tribunal would make the final decision. Their assessment would consider all evidence, including the impact of planning policy, the site's condition, and the "no scheme principle." * Specifics of the "Hope Value" Removal under the Levelling-up Act: The precise application and judicial interpretation of these new powers would be crucial. In essence: The valuation for a CPO would likely be based on the stadium's value as a site for future sporting use, discounted by the cost of its current derelict state, and significantly reduced by the lack of any viable planning permission for residential development and the ability of the acquiring authority to remove "hope value" for such uses. It would be a contentious figure, but far less than what it might be if residential development were a genuine, permissible option. Quote Link to comment Share on other sites More sharing options...
mikebv Posted June 12 Report Share Posted June 12 Can you ask Gemini AI how he/she/they/it would sort out British Speedway....? He/she/they/it, seems to have some capability... 1 Quote Link to comment Share on other sites More sharing options...
IainB Posted June 12 Report Share Posted June 12 7 minutes ago, mikebv said: Can you ask Gemini AI how he/she/they/it would sort out British Speedway....? He/she/they/it, seems to have some capability... 1 4 Quote Link to comment Share on other sites More sharing options...
TheWellBehavedWorrall Posted June 13 Report Share Posted June 13 8 hours ago, mikebv said: Can you ask Gemini AI how he/she/they/it would sort out British Speedway....? He/she/they/it, seems to have some capability... According to ChatGPT, speedway can be saved through modernisation and digitalisation which I suppose BSN and individual clubs are doing through live streaming, but also shorter, punchier events. Having watched tractors go around Ashfield for around half an hour this season, I couldn’t agree more with that suggestion. Casual fans and families won’t entertain waiting. It also suggests a stronger online presences which I can understand, given club’s websites and social media pages are rarely up to date and live. It suggests dropping the two weak leagues and consolidating them to one bigger league, thus stopping doubling-up which it says is damaging identity and competition. Amongst many other things. Quote Link to comment Share on other sites More sharing options...
MattB Posted 5 hours ago Report Share Posted 5 hours ago Latest update. Looks like more dubious tactics from Brandon Estates The Campaign Group were contacted by several Speedway Lane residents on Saturday to make us aware of a letter they had received from Brandon Estates. The letter states Brandon Estates intends to submit another planning application, this time for 115 houses together with a 'fully restored speedway facility'. Note, it does not include stock car racing. Whilst speedway fans may be excited by this, we urge them and local residents not to be fooled by this for the reasons outlined in our response shown below and issued as a press release earlier today. And please be assured, whilst progress regarding the stadium may appear quiet, this is far from the reality, as intense work continues with and by the Consortium and Rugby Council, to bring about a solution which would see Brandon return for speedway AND stock car racing and other community uses. Latest statement reads: Monday November 10, 2025 SAVE Coventry Speedway & Stox Campaign Group and members of the Consortium who wish to acquire the Brandon Stadium and reinstate it for speedway and stock car racing to return are aware of a letter sent by Brandon Estates to local residents on Saturday (November 8). The letter indicates that Brandon Estates are proposing to submit another planning application to build ‘Up to 115 houses and a speedway facility’ on the stadium site. We submit these proposals are a sham. They are a deception. Brandon Estates have no intention of ever reinstating the stadium for speedway racing and if this proposed application was, in the unlikely event, approved, they would build 115 houses and their planning agents, DPP Planning, would then submit another application to demolish the stadium and build as many as 200 additional houses. The reasons we believe this are set out below. The letter sent to local residents refers to the existing site having been “closed since 2016 following the end of speedway racing,” a closure which was entirely their own decision and intention. It refers to the condition of the site saying ; “the site has remained in a significant state of disrepair” and goes onto refer to it as a “dilapidated stadium”. In an attempt to share their concern for local residents they say they “understand that living alongside a derelict site has created concerns for local residents”. We would respectfully remind residents that the condition of the site and the appalling inconvenience and concern endured by those residents is down to the abject failure of the owners, Brandon Estates, to secure the site to prevent traveller incursions and acts of vandalism and arson. Served with a Community Protection Notice by Rugby Borough Council (RBC) in 2017, Brandon Estates initially challenged it in court (and ended up paying the Council’s costs) and were subsequently taken to court by Rugby Council for multiple breaches of that Community Protection Notice in November 2022. They were found guilty, fined the maximum allowed by law, ordered once again to pay the Council’s costs and have two criminal convictions. With regard to their proposed new planning application, we make the following points: Their original application in January 2018 (to demolish the stadium and build 137 houses) was effectively withdrawn after an independent consultant commissioned by RBC concluded their application did not satisfy the National Planning Policy Framework (NPPF) as the stadium could not be considered ‘surplus to requirements’ as Brandon Estates had argued. A revised application in July 2021, again sought to demolish the stadium and build 124 houses, but this time included the provision of a 3G football pitch, arguing that this made it compliant with the NPPF as it replaced the stadium with an alternative sporting provision. This application went to RBC Planning Committee in November 2022 and was unanimously refused. Brandon Estates then appealed this decision and a nine day public hearing began in September 2023. After considering all the evidence the Government appointed Inspector rejected their appeal in January 2024. This proposed new application which Brandon Estates refer to in their letter, proposes 115 houses on the site plus a speedway facility – so is this now an admission that the stadium use could and should have remained? However, Brandon Stadium opened in 1928 for speedway racing, and stock cars were introduced in 1954. The two sports ran successfully and viably alongside one another from 1954 right up until the stadium closed in 2016. We note the new proposals do not include provision for stock car racing. Given that Brandon Estates and their agents have repeatedly stated their belief over the last decade that speedway is not viable, and that satisfactory alternative venues exist for supporters elsewhere, it appears very surprising that they are now proposing a speedway facility on site, and there is no indication of exactly what type or level of facility this would entail. We draw your attention to the Abbey Stadium in Swindon where an application was made to redevelop land around that speedway stadium, right up to the stadium perimeter, including the car park. That application also included the redevelopment of the speedway stadium. The application was approved and hundreds of houses were built. The owners then claimed speedway wasn’t viable on the site and submitted another application to demolish the stadium and build houses on it. The common factor between Swindon and Brandon is DPP Planning are the planning agents in both cases. We repeat our submission that these proposals are a sham. They are a deception. Brandon Estates have no intention of ever reinstating the stadium for speedway racing and the proposed application is an attempt by Brandon Estates / DPP Planning to get around the Inspector’s decision by presenting these revised plans to RBC. In the unlikely event of them being approved, they would do exactly what they have done in Swindon - never deliver a redeveloped stadium and instead build up to 200 more houses on the site. Furthermore, the Inspector’s decision made specific reference to the stadium not being surplus to requirements specifically because of its significance as a speedway AND stock car venue. Hence this proposed application fails to comply with that ruling. Brandon Estates and their agents DPP Planning are disingenuous, and their tactics are a shameful attempt to deceive. In the meantime, we can confirm that the Consortium of very credible businessmen continue to work with RBC in an effort to acquire the stadium and reinstate it to its former glory for speedway racing, stock car racing and other community uses. We have made Leader of Rugby Council, Michael Moran, and his senior officers aware of the Brandon Estates letter and indeed, the tactics employed by agents DPP Planning in Swindon. Save Coventry Speedway and Stox Campaign Group 10th November 2025 4 Quote Link to comment Share on other sites More sharing options...
MattB Posted 4 hours ago Report Share Posted 4 hours ago Latest update. Looks like more dubious tactics from Brandon Estates The Campaign Group were contacted by several Speedway Lane residents on Saturday to make us aware of a letter they had received from Brandon Estates. The letter states Brandon Estates intends to submit another planning application, this time for 115 houses together with a 'fully restored speedway facility'. Note, it does not include stock car racing. Whilst speedway fans may be excited by this, we urge them and local residents not to be fooled by this for the reasons outlined in our response shown below and issued as a press release earlier today. And please be assured, whilst progress regarding the stadium may appear quiet, this is far from the reality, as intense work continues with and by the Consortium and Rugby Council, to bring about a solution which would see Brandon return for speedway AND stock car racing and other community uses. Latest statement reads: Monday November 10, 2025 SAVE Coventry Speedway & Stox Campaign Group and members of the Consortium who wish to acquire the Brandon Stadium and reinstate it for speedway and stock car racing to return are aware of a letter sent by Brandon Estates to local residents on Saturday (November 8). The letter indicates that Brandon Estates are proposing to submit another planning application to build ‘Up to 115 houses and a speedway facility’ on the stadium site. We submit these proposals are a sham. They are a deception. Brandon Estates have no intention of ever reinstating the stadium for speedway racing and if this proposed application was, in the unlikely event, approved, they would build 115 houses and their planning agents, DPP Planning, would then submit another application to demolish the stadium and build as many as 200 additional houses. The reasons we believe this are set out below. The letter sent to local residents refers to the existing site having been “closed since 2016 following the end of speedway racing,” a closure which was entirely their own decision and intention. It refers to the condition of the site saying ; “the site has remained in a significant state of disrepair” and goes onto refer to it as a “dilapidated stadium”. In an attempt to share their concern for local residents they say they “understand that living alongside a derelict site has created concerns for local residents”. We would respectfully remind residents that the condition of the site and the appalling inconvenience and concern endured by those residents is down to the abject failure of the owners, Brandon Estates, to secure the site to prevent traveller incursions and acts of vandalism and arson. Served with a Community Protection Notice by Rugby Borough Council (RBC) in 2017, Brandon Estates initially challenged it in court (and ended up paying the Council’s costs) and were subsequently taken to court by Rugby Council for multiple breaches of that Community Protection Notice in November 2022. They were found guilty, fined the maximum allowed by law, ordered once again to pay the Council’s costs and have two criminal convictions. With regard to their proposed new planning application, we make the following points: Their original application in January 2018 (to demolish the stadium and build 137 houses) was effectively withdrawn after an independent consultant commissioned by RBC concluded their application did not satisfy the National Planning Policy Framework (NPPF) as the stadium could not be considered ‘surplus to requirements’ as Brandon Estates had argued. A revised application in July 2021, again sought to demolish the stadium and build 124 houses, but this time included the provision of a 3G football pitch, arguing that this made it compliant with the NPPF as it replaced the stadium with an alternative sporting provision. This application went to RBC Planning Committee in November 2022 and was unanimously refused. Brandon Estates then appealed this decision and a nine day public hearing began in September 2023. After considering all the evidence the Government appointed Inspector rejected their appeal in January 2024. This proposed new application which Brandon Estates refer to in their letter, proposes 115 houses on the site plus a speedway facility – so is this now an admission that the stadium use could and should have remained? However, Brandon Stadium opened in 1928 for speedway racing, and stock cars were introduced in 1954. The two sports ran successfully and viably alongside one another from 1954 right up until the stadium closed in 2016. We note the new proposals do not include provision for stock car racing. Given that Brandon Estates and their agents have repeatedly stated their belief over the last decade that speedway is not viable, and that satisfactory alternative venues exist for supporters elsewhere, it appears very surprising that they are now proposing a speedway facility on site, and there is no indication of exactly what type or level of facility this would entail. We draw your attention to the Abbey Stadium in Swindon where an application was made to redevelop land around that speedway stadium, right up to the stadium perimeter, including the car park. That application also included the redevelopment of the speedway stadium. The application was approved and hundreds of houses were built. The owners then claimed speedway wasn’t viable on the site and submitted another application to demolish the stadium and build houses on it. The common factor between Swindon and Brandon is DPP Planning are the planning agents in both cases. We repeat our submission that these proposals are a sham. They are a deception. Brandon Estates have no intention of ever reinstating the stadium for speedway racing and the proposed application is an attempt by Brandon Estates / DPP Planning to get around the Inspector’s decision by presenting these revised plans to RBC. In the unlikely event of them being approved, they would do exactly what they have done in Swindon - never deliver a redeveloped stadium and instead build up to 200 more houses on the site. Furthermore, the Inspector’s decision made specific reference to the stadium not being surplus to requirements specifically because of its significance as a speedway AND stock car venue. Hence this proposed application fails to comply with that ruling. Brandon Estates and their agents DPP Planning are disingenuous, and their tactics are a shameful attempt to deceive. In the meantime, we can confirm that the Consortium of very credible businessmen continue to work with RBC in an effort to acquire the stadium and reinstate it to its former glory for speedway racing, stock car racing and other community uses. We have made Leader of Rugby Council, Michael Moran, and his senior officers aware of the Brandon Estates letter and indeed, the tactics employed by agents DPP Planning in Swindon. Save Coventry Speedway and Stox Campaign Group 10th November 2025 Quote Link to comment Share on other sites More sharing options...
Gambo Posted 4 hours ago Author Report Share Posted 4 hours ago Wait until OsbouR87ne sees this! 2 1 Quote Link to comment Share on other sites More sharing options...
naffer Posted 3 hours ago Report Share Posted 3 hours ago That letter straight from the Ministry of truth. Quote Link to comment Share on other sites More sharing options...
frigbo Posted 2 hours ago Report Share Posted 2 hours ago DPP reaching for the Abbey Stadium playbook. Quote Link to comment Share on other sites More sharing options...
tyretrax Posted 1 hour ago Report Share Posted 1 hour ago To W.B.W. over how many meeting did it take to reach thirty minutes of tractors going round? If you say one meeting, which one? Quote Link to comment Share on other sites More sharing options...
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