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AG Redevelopment latest


CyderInACan

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38 minutes ago, TomF said:

Hope the residents of Ashton Vale are happy now.  A stadium used 30 times a year or 1'000 odd houses.  

Odds on them complaining against the houses as well? Despite a previous agreement 

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32 minutes ago, exAtyeoMax said:

Is there any news re opening the station at AG?

Current timeline for the completion of the Portishead line is early to mid 2024 at the earliest, they haven't even finally decided where the station in Portishead is going to go so I wouldn't be holding your breath for ashton gate halt to reopen. I'm wondering with all this working from home whether there will be any demand for commuting into central Bristol going forward. 

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2 minutes ago, pillred said:

Current timeline for the completion of the Portishead line is early to mid 2024 at the earliest, they haven't even finally decided where the station in Portishead is going to go so I wouldn't be holding your breath for ashton gate halt to reopen. I'm wondering with all this working from home whether there will be any demand for commuting into central Bristol going forward. 

I don’t think the working from home will last. Possibly more flexible working though. Not everyone has the space, especially if they are going to move into one of the budget room flats in Bemmie! 

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1 minute ago, TomF said:

I'd be worried about the 'North Somerset' planning with Nigel Ashton still around.. 

I expect Steve has got personal lawyers looking over every stage of it this time so there's no chance of a slip up like last time which left the door open

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6 minutes ago, pillred said:

Current timeline for the completion of the Portishead line is early to mid 2024 at the earliest, they haven't even finally decided where the station in Portishead is going to go so I wouldn't be holding your breath for ashton gate halt to reopen. I'm wondering with all this working from home whether there will be any demand for commuting into central Bristol going forward. 

Although working from home has proved doable, once full restrictions are lifted, office based workers will start returning to offices en masse although with many negotiating 1/2 days working from home. 

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Zero affordable housing being provided as part of the sporting quarter plans, based on financial viability.

That's a pretty poor look.

Quote

A Financial Viability Appraisal (FVA) for this development is submitted as part of this application. The FVA establishes a benchmark land value (‘BLV’), against which the schemes residual value (GDV – total costs) is compared. For the scheme to be considered viable, the residual value should be greater than the BLV (which is the existing use value plus an acceptable amount to incentivise the landowner to sell), for the development to proceed.

The appraisal demonstrates that, due to the high build costs, a high existing use value and, for some of the development parcels, a low capital value, the residual value of the development falls below the BLV. This is despite the appraisal factoring in the land receipt sale from Longmoor as an effective subsidy to the development (accounting for nearly 19% of the overall build costs).

As a result, the development is not able to reasonably provide affordable housing, and the scheme is proposed to have a zero provision

 

Edited by Kid in the Riot
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1 hour ago, TomF said:

Hope the residents of Ashton Vale are happy now.  A stadium used 30 times a year or 1'000 odd houses.  

There will be a lot of dog walkers in those 1000 new homes........ 

 

 

 

Now with nowhere to go! 

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1 hour ago, TomF said:

I'm still worried the Portishead line work will get canned due to rise in construction costs.  However the work is out for tender by Network Rail.  I think main thing is to get the railway open and then opening stations along it becomes more realistic.  

100%.

There is a lot of opposition to the Ashton Gate station bit, not least from Avon & Somerset police, but at least getting the line up & running is a start.

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On 27/10/2020 at 18:51, real_bristol said:

I also find this interesting. I imagine the council will try and squeeze every last penny out of this development, but you never know. We got our new stadium in the end didn’t we. 
 

The height might be ok when you think of the precedent the council has recently set including the height of the Lansdown stand and that development near bemmy train station. I think I read that got the green light? I think it will depend ultimately on what it does to the skyline from various viewpoints. We must have one or two planners in our fan base who are itk...

Not sure how popular the hotel would be unless it had a great conference program. If I was a visitor to Bristol I can think of far nicer locations to wake up in.

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I think the one guy who has made an objection has a strong case about the parking issues. The anti car lobby ensure that car parking is under provided for new buildings, but it won’t stop flat owners wanting to own and park cars.

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I haven't looked at the plans yet but imo a shame if the aspiration for a railway station has been dropped.  Many of us in the wider city who have to rely on public transport to get to games would have found a station very useful. It would have created a more sustainable development as well.

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2 hours ago, Supersonic Robin said:

Exciting stuff! Am I right in thinking the football club will be able to report the profits from the sporting quarter (inc. Basketball etc) as our own, and therefore increase our FFP threshold? Or does it not quite work like that?

No, it doesn't work like that.  The new developments are being made by Steve Lansdown and the companies he formed to develop the site that he acquired . The profit will flow to Steve Lansdown and his fellow investors in that company. Nothing to do with BCFC.  It's nice that there will be facillities that some might benefit from on matchdays (more retail, food etc) or if you want to watch basketball or attend concerts but all the money goes to SL & Co.

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3 minutes ago, Redland Red said:

I haven't looked at the plans yet but imo a shame if the aspiration for a railway station has been dropped.  Many of us in the wider city who have to rely on public transport to get to games would have found a station very useful. It would have created a more sustainable development as well.

Looking at the size of the station planned I can't ever see it open anytime near a matchday

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25 minutes ago, phantom said:

Looking at the size of the station planned I can't ever see it open anytime near a matchday

I believe this is the issue with an AG station.   As much as a station there would be feasible if/when the line opens up for commuter trains, the applicants (SL) were advised the station would have to be shut on football/rugby games due to over capacity…..bonkers!

SL can’t really do anything. All he can do is push the council/network rail to invest/support a larger station there which we may or may not get in 5/10/15/20 years 

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2 hours ago, Supersonic Robin said:

My guess would be it's not gonna happen until we're playing/have played premier league football.

There's not much point in expanding/redeveloping the Atyeo unless we're increasing the stadium capacity to around 30k. And there's not much point in increasing the stadium capacity to around 30k unless we're pretty consistent in being a top end Championship/bottom end Premier League club. Especially as it seems to be a real pain trying to buy the houses behind the Atyeo.

Maybe in a few years time the effects of the sporting quarter and Pearson's swanky football will have increased attendances enough to justify it though ?

Some new seats and filling in of the sides would make that part of the ground more aesthetically pleasing,I'm aware we don't need the extra capacity.

The Atyeo looks very dated in an otherwise ultra modern Ashton Gate.

 

Edited by YorkshireSection
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9 minutes ago, RedRaw said:

I believe this is the issue with an AG station.   As much as a station there would be feasible if/when the line opens up for commuter trains, the applicants (SL) were advised the station would have to be shut on football/rugby games due to over capacity…..bonkers!

SL can’t really do anything. All he can do is push the council/network rail to invest/support a larger station there which we may or may not get in 5/10/15/20 years 

Something similar happened with the station that was built next to the Ricoh in Coventry, shortly before it due to open it was announced that there weren't enough carriages to cope with the expected demand on football and rugby match days and chartering extra ones would be too expensive, so it's closed from an hour before kick off until an hour afterwards.

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42 minutes ago, YorkshireSection said:

Some new seats and filling in of the sides would make that part of the ground more aesthetically pleasing,I'm aware we don't need the extra capacity.

The Atyeo looks very dated in an otherwise ultra modern Ashton Gate.

 

More than dated as I saw it first hand at rugby on Saturday.

Outdated and beginning to look quite tatty and worn.

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1 hour ago, CodeRed said:

No, it doesn't work like that.  The new developments are being made by Steve Lansdown and the companies he formed to develop the site that he acquired . The profit will flow to Steve Lansdown and his fellow investors in that company. Nothing to do with BCFC.  It's nice that there will be facillities that some might benefit from on matchdays (more retail, food etc) or if you want to watch basketball or attend concerts but all the money goes to SL & Co.

Ah, okay. So why is it that City can include AG profits towards FFP, but not the rest of the sporting quarter? My understanding (which may be wrong) is that the football club and AG are now 2 separate businesses?

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54 minutes ago, YorkshireSection said:

Some new seats and filling in of the sides would make that part of the ground more aesthetically pleasing,I'm aware we don't need the extra capacity.

The Atyeo looks very dated in an otherwise ultra modern Ashton Gate.

 

I admit I haven't actually been in the Atyeo for almost 10 years, so it's hard for me to comment on just how worn out it may be.

I get the impression that there are a fair few stands in the Championship that are notably more old and nasty. Perhaps we would replace the seats, but even that seems unlikely given that it's used as the away end. Aesthetics probably falls quite a way down the list of priorities right now. 

My thinking would be that the Atyeo is the next stand to be rebuilt/redeveloped at a time when we want a notable increase in capacity (e.g. to 30k). Until then I imagine we'd be unlikely to bother with any significant developments, such as filling in the corners.

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4 hours ago, RedRaw said:

Although working from home has proved doable, once full restrictions are lifted, office based workers will start returning to offices en masse although with many negotiating 1/2 days working from home. 

I realise a lot of jobs are also impossible to do from home, mine certainly was but I think the railway was planned mostly for the office type jobs that are (were) prevalent in central Bristol where the train stopped not sure it will be financially viable without the commuters that were expected to use it, maybe things will slowly revert back to how they were me I'm not so sure if the railway lines will ever be as busy going forward as they were, personally I think HS2 will turn out to be the biggest white elephant since the Brabazon airliner.

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1 hour ago, Davefevs said:

Out of interest when the development starts, how much is it gonna affect the match day experience, parking, etc?

I reckon grabbing a few pints & watching the wrecking ball knocking down Braby's etc will be a darn sight better than the football. All positives for me. 

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1 hour ago, TomF said:

Shame that building on the corner of Ashton Road isn't going.  Will look massively out of place.

Lots of leased flats/student rents isn't it? Probably be worth their while staying put and benefiting from the new infrastructure around them making them potentially more desirable? 

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5 hours ago, Kid in the Riot said:

Zero affordable housing being provided as part of the sporting quarter plans, based on financial viability.

That's a pretty poor look.

 

You are forgetting that Marvin pledged to build thousands of affordable homes every year he was mayor, by the end of this term, there will be so many of them, he'll be paying people to take them off his hands.

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3 hours ago, Supersonic Robin said:

Ah, okay. So why is it that City can include AG profits towards FFP, but not the rest of the sporting quarter? My understanding (which may be wrong) is that the football club and AG are now 2 separate businesses?

The football club and the stadium are separate companies but one is a subsidiary of the other. The Rugby, flyers and Bristol sport are peers in the hierarchy and are all "owned" by Pula. The Football club is registered with the FA so profits from the stadium as a subsidiary count towards FFP, Pula isn't registered so profits made by Pula (not that it makes sense to have profits in a holding company) don't count towards FFP.

Basically for the same reason as if the rugby makes a profit that doesn't count towards our FFP but the rugby club pays rent to the stadium and that does count towards FFP. 

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I'm all for developments which might aid BCFC and enhance profile and increase our chances of success. I can't help feeling that we've missed an opportunity here. Firstly in the design of the structures, they bare no resemblance to what has already been a fantastic development of the stadium. Ie: no rounded corners to the arena or car park, which looks like it's been copied from the "Bristol" former Unicorn Hotel. The block of flats could also have continued the theme, with a rounded design like the one in Broadmead or the "eye" at the back of TM. It's all a bit Lego.

The other thing that strikes me as odd, is that there are no shared facilities with the Lansdown stand, which could easily have been accessed with bridges, linking the arena to the restaurants and toilet blocks at different levels. Perhaps this is intentional, for future sub division of the site, who knows?

No doubt the usual nimby's will be out in force moaning about traffic increase, pollution, lack of affordable housing, newts in the stream upset. What they'll conveniently forget is that, there are already buildings, both retail and commercial on this site, which have hundreds of vehicle movements every day, the new link road has also taken traffic away from the area and a giant store was previously approved for AG with thousands of vehicle movements included in those assessments and, three quarters of the site is currently used for vehicle parking. They'll probably state there's a loss of retail to the area with these plans and they'll miss the site of the platforms on the horizon. No benefits to the area or community whatsoever, in their eyes.

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10 minutes ago, Rich said:

I'm all for developments which might aid BCFC and enhance profile and increase our chances of success. I can't help feeling that we've missed an opportunity here. Firstly in the design of the structures, they bare no resemblance to what has already been a fantastic development of the stadium. Ie: no rounded corners to the arena or car park, which looks like it's been copied from the "Bristol" former Unicorn Hotel. The block of flats could also have continued the theme, with a rounded design like the one in Broadmead or the "eye" at the back of TM. It's all a bit Lego.

The other thing that strikes me as odd, is that there are no shared facilities with the Lansdown stand, which could easily have been accessed with bridges, linking the arena to the restaurants and toilet blocks at different levels. Perhaps this is intentional, for future sub division of the site, who knows?

No doubt the usual nimby's will be out in force moaning about traffic increase, pollution, lack of affordable housing, newts in the stream upset. What they'll conveniently forget is that, there are already buildings, both retail and commercial on this site, which have hundreds of vehicle movements every day, the new link road has also taken traffic away from the area and a giant store was previously approved for AG with thousands of vehicle movements included in those assessments and, three quarters of the site is currently used for vehicle parking. They'll probably state there's a loss of retail to the area with these plans and they'll miss the site of the platforms on the horizon. No benefits to the area or community whatsoever, in their eyes.

You`re forgetting the fact that they didn`t move down from London two years ago to have this foisted on them.

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Just now, Lanterne Rouge said:

You`re forgetting the fact that they didn`t move down from London two years ago to have this foisted on them.

I was saving that, as that list will be exhaustive.

 

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38 minutes ago, Rich said:

The other thing that strikes me as odd, is that there are no shared facilities with the Lansdown stand, which could easily have been accessed with bridges, linking the arena to the restaurants and toilet blocks at different levels. Perhaps this is intentional, for future sub division of the site, who knows?

There will be a bridge linking the lansdown to the hotel/SCC so that facilities can be shared

 

AB0A9F0C-AA03-4C6E-972B-95887C73D1B8.jpeg

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9 minutes ago, RedRaw said:

There will be a bridge linking the lansdown to the hotel/SCC so that facilities can be shared

 

AB0A9F0C-AA03-4C6E-972B-95887C73D1B8.jpeg

Don't think that was on the original plans, perhaps they saw my comments.  Though I was meaning more from along the side of the arena, so all facilities were accessible.

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So is this going to be part of, and an extension of Ashton Gate stadium or is it something next to Ashton Gate stadium? Will the flyers be paying rent to Ashton Gate?

It's presented by Ashton Gate (which is our stadium even if it's in a separate company) whereas I thought it was something separate.

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This application is the only official plans there have been but even the original illustrative images had a linked bridge to the lansdown. The main intention being access to the suites in the upper lansdown as there won’t be much other facilities along the side of the arena.

Although the arena will have a relatively small concourse, they could of course open up the lansdown concourse for concerts/live events 

 

BEF5C1DE-8BB9-4F62-9A92-05227D460548.jpeg

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36 minutes ago, Rich said:

Don't think that was on the original plans, perhaps they saw my comments.  Though I was meaning more from along the side of the arena, so all facilities were accessible.

Bridge from Landsdown to hotel has always been part of the plans - would want the prawn sandwich brigade to be a able to stumble to their beds + wedding receptions etc.

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8 hours ago, YorkshireSection said:

Some new seats and filling in of the sides would make that part of the ground more aesthetically pleasing,I'm aware we don't need the extra capacity.

The Atyeo looks very dated in an otherwise ultra modern Ashton Gate.

 

Spoke to someone at the Gate last week about the Atyeo 100% no plans to expand or redevelop for a number of reasons. There is not much demand for stadiums between 30-38k it’s either sub 30k or 40k plus. The club see no point in improving away fan facilities unless we’re establish premiership club and regularly selling out current. I’m teens if non sports concerts etc it’s it’s either up to 30k or over 40k in demand. 

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On 21/06/2021 at 12:59, Redland Red said:

I haven't looked at the plans yet but imo a shame if the aspiration for a railway station has been dropped.  Many of us in the wider city who have to rely on public transport to get to games would have found a station very useful. It would have created a more sustainable development as well.

The deal is all done for the reopening of the line , network rail already have it out to tender for the construction of it, it's just waiting for north Somerset to rubber stamp the planning once covid lets them have a public desplay of the plans, 

The idea of an Ashton gate station was dropped at least 3 version of the plans for the line ago after the report into the stations substantially and ability to generate income found that not enough local people in the area to use it and make it pay, interesting match day attending was not allowed to be considered as the rules do not allow for special events it all has to be based on how many will.use it when the football isn't on, 

I know there was an offer at one point for an excursion platform but this never went anywhere as the club didn't want to pay the millions it would have cost and they could not be sure that it would be used by GWR , 

The only hope at the moment is the Bristol west 4 tracking happens as this will make parson street back to 4 platforms so the trains from the new line will be able to stop something at the moment they will not 

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On 21/06/2021 at 21:28, RedRaw said:

This application is the only official plans there have been but even the original illustrative images had a linked bridge to the lansdown. The main intention being access to the suites in the upper lansdown as there won’t be much other facilities along the side of the arena.

Although the arena will have a relatively small concourse, they could of course open up the lansdown concourse for concerts/live events 

 

BEF5C1DE-8BB9-4F62-9A92-05227D460548.jpeg

 

On 21/06/2021 at 21:28, RedRaw said:

This application is the only official plans there have been but even the original illustrative images had a linked bridge to the lansdown. The main intention being access to the suites in the upper lansdown as there won’t be much other facilities along the side of the arena.

Although the arena will have a relatively small concourse, they could of course open up the lansdown concourse for concerts/live events 

 

BEF5C1DE-8BB9-4F62-9A92-05227D460548.jpeg

Thanks, I believe I'm going mental, must be old age.

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On 21/06/2021 at 21:45, City37 said:

Bridge from Landsdown to hotel has always been part of the plans - would want the prawn sandwich brigade to be a able to stumble to their beds + wedding receptions etc.

Thanks for that. I must be going mad. I know I commented on it during the consultation period, perhaps I should pay more attention. 

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On 21/06/2021 at 21:28, Bristol Rob said:

Had a quick read of the two comments voicing objections, and to be fair, they are both positive about the development but wanting reassurance about the parking and traffic situation.

Which sounds perfectly reasonable.

Well said.  As a Nimby here that is my only concern. I'd like there to be something in place preventing both facilities being used simultaneously.

 

Eg if city are home on a Tuesday night you can't have a concert at the same time. The additional parking needs to be used for football and rugby supporters on matchday 

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18 hours ago, winsaw said:

The deal is all done for the reopening of the line , network rail already have it out to tender for the construction of it, it's just waiting for north Somerset to rubber stamp the planning once covid lets them have a public desplay of the plans, 

The idea of an Ashton gate station was dropped at least 3 version of the plans for the line ago after the report into the stations substantially and ability to generate income found that not enough local people in the area to use it and make it pay, interesting match day attending was not allowed to be considered as the rules do not allow for special events it all has to be based on how many will.use it when the football isn't on, 

I know there was an offer at one point for an excursion platform but this never went anywhere as the club didn't want to pay the millions it would have cost and they could not be sure that it would be used by GWR , 

The only hope at the moment is the Bristol west 4 tracking happens as this will make parson street back to 4 platforms so the trains from the new line will be able to stop something at the moment they will not 

Would the inclusion of 500 new homes have any impact on the initial decision? Surely this should be considered?

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15 minutes ago, The Bard said:

Well said.  As a Nimby here that is my only concern. I'd like there to be something in place preventing both facilities being used simultaneously.

 

Eg if city are home on a Tuesday night you can't have a concert at the same time. The additional parking needs to be used for football and rugby supporters on matchday 

I doubt anything like that would be allowed. The closest they'd come to it would probably be having football or rugby on a Saturday afternoon and then something in the arena later in the evening.

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1 hour ago, The Bard said:

Well said.  As a Nimby here that is my only concern. I'd like there to be something in place preventing both facilities being used simultaneously.

 

Eg if city are home on a Tuesday night you can't have a concert at the same time. The additional parking needs to be used for football and rugby supporters on matchday 

Get the idea that for the hotel, the carpark is essential, but for all other events, surely it isn't beyond the club/promoter putting on sport and shows to work with First and have the cost of travel built in to the ticket price.

 

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You would think no better reason for an Ashton Gate station.

Yet to discount it now by excluding match day figures for football, rugby and basketball, let alone other events, seems beyond naive to me.

Oh its a council! If you cannot get a job in the private sector work for a public body. Dumpsters holding back the regions because they lack intelligence. I cannot think of any other reason. Logic is something crushed by council dictat bollox.

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2 minutes ago, havanatopia said:

You would think no better reason for an Ashton Gate station.

Yet to discount it now by excluding match day figures for football, rugby and basketball, let alone other events, seems beyond naive to me.

Oh its a council! If you cannot get a job in the private sector work for a public body. Dumpsters holding back the regions because they lack intelligence. I cannot think of any other reason. Logic is something crushed by council dictat bollox.

Local Government is constrained by bureaucracy, regulations, and auditing. If you play by the book, all is good. If you stray away from the rigid regime, you are likely to get into trouble. No wonder local government is staid and risk averse. I suppose its similar to being an MP, they go into it thinking they can make a difference, but they soon find out that if they try, they'll be on their own and in danger of coming a cropper. Best to toe the line.

 

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2 minutes ago, bcfc01 said:

Local Government is constrained by bureaucracy, regulations, and auditing. If you play by the book, all is good. If you stray away from the rigid regime, you are likely to get into trouble. No wonder local government is staid and risk averse. I suppose its similar to being an MP, they go into it thinking they can make a difference, but they soon find out that if they try, they'll be on their own and in danger of coming a cropper. Best to toe the line.

 

No, its because people can't get jobs in the private sector.

FFS.

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25 minutes ago, bcfc01 said:

Local Government is constrained by bureaucracy, regulations, and auditing. If you play by the book, all is good. If you stray away from the rigid regime, you are likely to get into trouble. No wonder local government is staid and risk averse. I suppose its similar to being an MP, they go into it thinking they can make a difference, but they soon find out that if they try, they'll be on their own and in danger of coming a cropper. Best to toe the line.

 

Local Government is a catch all phrase covering planning to Social care to bin collections to tree officers.

Comparing it to the private sector is like comparing running a bakery to being a tiddly winks player. Or a shellfish to a bin bag. 

The main reason why both Bristol mayors have been failures is they don't understand the organisation they lead. One's a local businessman not averse to a bit of cronyism  the other a career politician who worked for the NHS.  Zero insight so unable to be effective. Forever falling into the trap of employing failures from elsewhere who aren't up to the job.

 

 

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55 minutes ago, havanatopia said:

You would think no better reason for an Ashton Gate station.

Yet to discount it now by excluding match day figures for football, rugby and basketball, let alone other events, seems beyond naive to me.

Can you imagine the size of a station that would need to be built to cope with a matchday crowd 

Never going to happen 

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2 hours ago, phantom said:

Can you imagine the size of a station that would need to be built to cope with a matchday crowd 

Never going to happen 

Not sure how every London club does it with poxy little underground stations. 

The answer is queues and lots of trains (which is the actual problem). 

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On 23/06/2021 at 08:59, The Bard said:

Well said.  As a Nimby here that is my only concern. I'd like there to be something in place preventing both facilities being used simultaneously.

Nimby too of course and a matchday parking scheme for City/Bristol would placate me. I’m massively opposed to RPZ but matchdays are farcical round yer  

I went to one of the consultation meetings at AG 2 years ago or so and every question from concerned local residents about parking was answered with “trains”. It was obvious then and it’s obvious now that trains just will not happen. 

They need to face facts and deal with it. 

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4 hours ago, havanatopia said:

You would think no better reason for an Ashton Gate station.

Yet to discount it now by excluding match day figures for football, rugby and basketball, let alone other events, seems beyond naive to me.

Oh its a council! If you cannot get a job in the private sector work for a public body. Dumpsters holding back the regions because they lack intelligence. I cannot think of any other reason. Logic is something crushed by council dictat bollox.

It's not commercially viable, the station is nothing to do with the council

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1 hour ago, Pezo said:

Not sure how every London club does it with poxy little underground stations. 

The answer is queues and lots of trains (which is the actual problem). 

You can't seriously compare an underground station to a new Ashton Gate station 

It's more than trains, there's simply not the space to control thousands of supporters 

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Lummydaze, it’s taken them decades to try and resolve use of the LA Park and Ride Car Park. We’re still waiting on that!

The whole point of the mayoral scheme was to resolve such issues. Only in Bristol and North Somerset does such a goddam simple solution to a problem become an impossible fix.

Trains will be obsolete by the time your Mayor(s) get around to thinking about a station at Ashton Gate. 
 

Just celebrate your £multi-million 300 metres of ‘guided bus service’ on that bridge across The Cut. What’s that all about? Utterly bizarre.

  
 

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