"For me, the elephant in the room is the waterfront site. But, as somebody said, it’s a complex issue. The challenge with WHP, we wanted a site that could be regenerated. But there were all kinds of issues. But believe you and me, we tried. Everybody is working extremely hard to get the one we all want. On Friday, we announced £20m for a road directly into the dock site. The reality is, there is a railway station being built there. This is the most exciting opportunity this club has had in decades."