Opposing sides clashed over the effect of the Kirkby development. Richard Down reports

THE collapse of Everton FC’s plans for its former training ground has made the retail element of its Destination Kirkby project vital, an inquiry into the move has heard.

Yesterday, the Daily Post revealed how Everton’s appeal against Liverpool planners’ rejection of a major housing development at Bellefield, in West Derby, had been turned down.

It had been hoped the deal would have provided £8m-£10m towards the Kirkby project, although the club insists it will find the money elsewhere.

At the public inquiry into Destination Kirkby, Patrick Clarkson, Everton and Tesco’s QC, said: “The simple point about Bellefield is that element of contribution towards the stadium has been lost, and so the urgency for funding the stadium is there, isn’t it?”

He fired the question at Andrew Peplar, an adviser to Liverpool City Council on retail matters.

Mr Peplar’s evidence argued that the sheer scale and reach of the edge of town shops that Tesco intends to build alongside its new superstore and Everton’s stadium is too big.

He ran through a series of documents outlining his case against the plans on the grounds it conflicts with retail policy.

But yesterday Mr Clarkson, in cross-examination, won an admission from him that Everton’s stadium would have some regenerative effect.

He added: “Substantial weight should now be given to the fact there is a substantial cross- subsidy for the stadium in that case?”

Mr Peplar did not agree. Instead, he questioned whether the whole project was in fact an “Enabling Development” – one that breaks policy rules but is thought to be of such benefit to the community that it can be allowed.

Mr Peplar said: “When the application started out, it was the retail that was going to pay for the stadium. This is an enabling development.”

But Mr Clarkson responded: “Our case is that it is within policy.”

Mr Clarkson went on to attack Liverpool’s claims that such a huge shopping development in Kirkby would affect Liverpool city centre and the new £1bn Liverpool One.

He said: “You’re not going to say to this arena that you have concerns for Liverpool One in people taking units in this development?”

Mr Peplar said: “When you’ve just set in place an improved regional centre, to start surrounding it with large developments that haven’t come about through the development process is not advantageous.

“I’m concerned about the impact it will have on confidence in the city centre,” he added.

Mr Clarkson said: “It will have no material effect and, if I may say so talking of retailer’s confidence is the last resort of a rogue.”

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