Community Stadium – still unanswered questions

As we predicted several months ago, the new Community Stadium will not open until 2017 at the earliest.

An update report (click) has been published by the Council. It will be considered next Thursday.

The Council has confirmed that there have been no changes to the specification, costings and funding sources agreed by the, then Labour dominated, Council in September 2014 (see above).

The demolition of the existing stadium and Waterworld building is to be fast tracked – as is an extension to the Park and Ride site – at a cost of £2 million. The Council intends to undertake some advanced design work on steel work and piling.

The Council have announced – for the fifth time – that the Yearsley pool has been “saved” although they remain coy about the source of any ongoing subsidy that will be required.

Perhaps surprisingly they continue to claim that the £12 million replacement for Waterworld will go ahead despite growing evidence that demand for public swimming provision is the City has now been fully satisfied.

A contract for the stadium scheme is now expected to be awarded in January 2016. In the meantime the Council will attempt to negotiate away covenants on the use of the land – thought to have been inserted by a previous owner (work which should have been done three years ago)

Worryingly it appears that some of the proposed tenants for premises in the stadium complex have not yet signed up.

The Council are still forecasting a 12 to 14 month construction time table for the Stadium (Feb 2016 – April 2017). We doubt very much that a stadium of this size and complexity can be built, fitted out and – critically – get an appropriate safety certificate in that timescale.

It would be a major achievement to have it ready for the beginning of the 2017/18 football season (August 2017).

So a scheme that was in 2010 to be fully funded from S106 contributions from the adjacent Vanguard development, now looks set to cost taxpayers £8 million.

The hard work in finding funding for the stadium had been done by the time that Labour took control of the Council in May 2011. They dithered over the specification for the stadium for over a year before finally securing outline planning permission for the retail enabler.

A bizarre design/build/operate contract was then drawn up which fell foul of European procurement rules, adding two years to the process

Planning permission for the new stadium and commercial complex was finally granted only in April this year and it was June before the Secretary of State indicated that he would not ”call in” the scheme.

There is a lot of evidence that some Labour Councillors simply didn’t understand the risks that were being taken. Indeed yesterday one of their politicians took to the media to announce – completely erroneously – that the scheme would now cost £41 million (not £37m).

Unfortunately – for taxpayers – there is no way back to the 2010 scheme which would have seen a stadium, athletics facility and some community space built within a £15 million cost envelope. It would have been completed in 2014 at the latest.

Now we will have to wait another 5 months before the final costs are known and confirmation provided that all the proposed tenants have all signed on the dotted line

Delay in Knights use of Bootham Crescent?

Holes for rugby posts may be round………or possibly square

A couple of weeks ago the Knights signed an agreement with the York Council which not only confirmed that the Community Stadium would be their new home when it opens in 2017 but that, in the interim, they would have the use of Bootham Crescent.

The original planning permission for the new stadium had required that an alternative rugby ground be made available before the old Huntington Stadium was closed.

click for update

The move to Bootham Crescent seems to have run into two problems.

Claims have been made on social media that the owners of the stadium have not yet submitted an application for a new safety certificate. Apparently this is needed to allow rugby matches to be staged there (although why rugby should raise different spectator safety concerns from a football match will be a mystery to most casual observers).

This is separate from the licensing application for the ground which is being considered today and which we understand is not directly linked to the rugby clubs move.

Once a safety certificate has been sought there no reason why the Council should not issue it in a matter of a few days.

It appears also the four holes, into which rugby posts will be inserted on match days (they are grass covered at other times), have not yet been dug. Some sources say that this may take around two weeks to resolve. Contractor Bernard Cribbins is apparently expected on site shortly.

The Rugby season finishes at the end of September when the play offs are scheduled to take place. Some Knights fans – with the team playing well and currently in second place in their division – are keen to ensure that the larger crowds expected for the run in can be accommodated.

Planning condition

Use of Bootham Crescent seems to be the only local option available to satisfy this reasonable wish.

The Council signed off in January as “complete” the planning condition for the new Community Stadium (see right) which required an alternative venue to be made available for rugby fixtures.

NB An update report on progress with the Community Stadium is due to be considered by the Council’s Executive on 27^th August

Community Stadium opening slips to 2017, cost pressures mounting

While no one really believed that the new Community stadium would be completed by July 2016, it now seems likely that the project will slip by a further 12 months.

There are two problems:

Building cost inflation has added 20% to the expected bill for the project
The (correct) decision to keep the Yearsley swimming pool open means the duplicate facility at Monks Cross is no longer viable.

Issues with the Rugby Club also rumble on in the background.

Since 2010, when funding for a replacement stadium was secured, progress has been slow. Essential planning permissions for the enabling development were secured in 2012 but, rather than getting on with building the stadium on the “Chesterfield” model, the then Labour controlled Council decided to outsource all building based leisure facilities (including the Monks Cross complex) as part of a single contract.

This involved a laborious 24 month tendering process which was needed to meet EU regulations.

Ironically it was this delay that appears to have scuppered the deal.

The £12 million available in 2012 for the project would have bought a good quality stadium and to a design which would have guaranteed some non match day income. No taxpayer’s subsidy would have been required although the Council had allocated a £4 million fund which – if drawn down – would have been repaid from stadium income

There was little building activity taking place in 2012 when the country was still in the grips of the recession. Work was scarce so tender prices were keen

In the end GLL were declared the preferred bidder in 2014. GLL had been running the Huntington Stadium, Waterworld and the adjacent fitness facilities for several years.

However they had sought interim subsidies to keep the facilities going. No usage figures for Waterworld were published by the Council at the time although these are now expected to emerge into the pubic arena.

Despite the exiting stadium being abandoned and Waterworld closing last year, financial issues continued.
(more…)

Yearsley Pool may get gym extension

Yearsley Pool

Council papers, being considered at a meeting being held on 7^th June, suggest that a gym may be constructed next to the Yearsley swimming pool.

The pool had been under threat following an announcement by the last Labour administration that it planned to switch swimming provision to a new location at the Community Stadium. A new pool there would have replaced both “Waterworld” (which has already closed) and Yearsley.

Now a scrutiny committee report has revealed that Nestle – who own the car park and land next to the Yearsley pool – may construct a fitness facility there for use by its employees.

It was the lack of an additional – non swimming – income stream which led to Yearsley requiring a £300,000 a year taxpayers subsidy to keep operating.

What impact the gym plan may have on the viability of the stadium pool and fitness facility remains to be seen.

The scrutiny committee, set up to look into ways of reducing the Yearsley subsidy, will have to be reconstituted if it is to continue. Several of its original members were not re-elected at the recent Council elections.

The coalition agreement, on the policies that will be pursued by the Council during the next 4 years, guarantees the future of the Yearsley Pool.

York Community Stadium – archaeology dig

Archaeologists have found remains of significance during the York Theatre Royal refurbishment. It means that the reopening of the Theatre will be delayed.

The annual pantomime (DickWhittington and his Meerkat!) is being moved to the Railway Museum (click)

Another major dig is taking place at the site of the planned new Community Stadium.

Outline of roman camp revealed

There is likely to be some concern about what impact this work will have on the practical start date for the construction of the stadium.

The project is already 2 years behind schedule.

At Huntington, archaeologists know broadly what they are likely to find. A roman “training” camp was revealed a few years ago – by chance – during a routine aerial survey of the area. Its existence had been unknown when the original stadium was built. While some artifacts may be unearthed it seems unlikely that the dig will overrun its 4 week timetable.

Updates on the work can be found by clicking here

The decision notice on the planning application is not due to issued until July and confirmation of contractors will not be possible until then in any event.

The open day for potential sub contractors will take place on 1st June (see below).

Meet the buyer event

We expect an early statement from the new York Council about the Knights Rugby Team and their re-engagement with the project.

How quickly it becomes clear, whether the promised July 2016 stadium completion date will be met, remains to be seen.

Projects of this scale would normally take at least 18 months to construct, fit out and pass through various accreditation processes.

York Community Stadium not “called in”

It looks like a final decision on the York Community Stadium planning applications will be issued in early July.

It has been announced today that the new Secretary of State will not call in the planning application for the York Community Stadium and Leisure Complex Scheme.

The decision made by the Planning Committee on Friday 27 March 2015 with 16 votes in favour and one abstention, can now be confirmed. The decision to grant planning consent was subject to the Secretary of State’s approval.

This normally takes up to four weeks but, in this case, the Secretary of State wrote to the council stating that an extension was required.

Once the decision notice is issued, a Judicial Review period begins that lasts for six weeks.

After this period has passed, the stadium project can progress contracts and other commercial matters to be finalised prior to the commencement of construction.

The development encompasses a new 8,000 seat stadium, leisure and community complex in Huntington.

The site has today been handed over to York Archaeological Trust to begin a community excavation, involving local schools and residents.

York Council seeking local suppliers for Community Stadium build work….Still no news on planning application.

Are you interested in supplying services for the York Community Stadium build?

With the planning decision notice still awaiting the attention of the new Local Government Minister, the York Council has decided to look for local sub contractors for some of the stadium build work

Local construction businesses who are interested in supplying products and services required for the building of the York Community Stadium and Leisure Complex scheme are being invited to attend a ‘Meet the Buyer’ event.

City of York Council, in partnership with ISG, are hosting the event on Monday 1 June at the council’s West Offices between 10am -3pm.

ISG are the preferred construction partner for the stadium development as part of the successful consortium bid led by Greenwich Leisure Limited (GLL).

Attendees will benefit from hearing more about ISG’s supply chain standards, the packages still to be let and funding available for training and apprenticeship recruitment.

Packages include:
(more…)

Community Stadium planning delay hits swimming pool management

With the official planning decision notice still predictably delayed, the Community Stadium development contract cannot yet be signed.

This means that potential contractor GLL cannot take over the running of leisure facilities like Energise in Acomb.

GLL were the managers of the Huntington Stadium and the adjacent Waterworld facility, but both closed about 6 months ago.

We understand that staff at the successful Energise leisure centre have been told that a proposed 1^st June handover date has now been shelved.

Uncertain future for popular Energise leisure centre

There never seemed any real possibility that the Secretary of State would decide whether or not to call in the Community Stadium plans before the General Election.

June seemed the earliest likely decision date but even that could be optimistic if the election result is not – as appears likely to be the case – clear cut.

The July 2016 opening date for the stadium continues to look very optimistic.

The project is running over 2 years behind schedule mainly as a result of a decision by some Labour Councillors to privatise all the City’s leisure facilities into one contract.

This led to the closure of Waterworld and a threat to future of the Yearsley Pool.

It also added £8 million to the taxpayers bill for the project.

York Community Stadium clears another hurdle… survey boost for Knights fans

The York Planning Committee has today approved the latest plans to build a Community Stadium at Huntington.

The decision comes 5 years after an agreement was reached on how a new stadium could be funded.

The decision was expected following a recommendation for Council officials that the plans should be approved. Outline planning permission had been granted in 2012 and the full Council had, last October, accepted a new financial package which included the provision of more retail floor-space.

The new plans did, however, lead to the closure of Waterworld with the future of the Yearsley pool also placed in jeopardy.

There were surprisingly few objections from other retailers to the new plans while concerns about traffic and parking arrangements were also muted.

The plans will now be put to the Secretary of State. He could decide to “call in” the plans. With the present Parliament due to be dissolved on Monday prior to the General Election, it is likely to be June before any decision on the referral is made.

History may record that the most difficult times for the project have yet to come.

A deal with rugby is essential if the stadium asset is to be fully exploited (and business plan income achieved). There were also some awkward conditions imposed in the original planning application which have yet to be satisfied.

A solution to the Yearsley pool issue will be one of the first issues on the new Councils agenda when it too meets for the first time in June.

Then there is the ambitious 12 month building timetable. As we have said before, we doubt if a stadium could be completed for the start of the 2016 football season; but we hope we are proved to be wrong.

The less complicated project plan – agreed 5 years ago – would have been implemented by now.

We would have a stadium with both football and rugby being played there.

It remains to be seen whether the delays have been worthwhile.

Boost for Knights

In a survey undertaken by Liberal Democrats on thee west of the City residents were asked whether they agreed with following statement

” The Council should ensure that the Knights rugby team are able play matches at the new community stadium”

70% agreed
10% disagreed
20% were undecided.

Community Stadium planning application – Decision deferral likely

The agenda for the planning committee meeting which may determine the fate of York’s community stadium has been published.

No reference is made in the papers to the erroneous public notice published in The Press.

The committee are being recommended to approve the application at its meeting on 27^th March but – because of a mistake over the deadline for objections – a Council official is to be given delegated authority to formally approve the scheme on 31^st March.

It is without precedent for an official to be given this level of delegated power on such a significant scheme.

Normally, any delegated authority is required to be exercised in consultation with the spokesmen of the various groups represented on the Council.

The decision will then be referred to the Secretary of Sate to decide whether the application should be “called in”. Given the upcoming General Election, an early decision on this seems unlikely.

The scheme will remain deferred until the Highways Agency formally lifts its holding objection.

As we have said before, it seems unlikely that the plans will be determined before June. It would be very much later if the Secretary of State orders a Public Inquiry (although this seems unlikely).

Only 29 objections have been received to the proposals so far. Most relate to the impasse on the use of the Stadium by the Knights Rugby team. The Planning Committee has few powers in this regard although it must ensure that any displaced sports (in this case athletics and Rugby League) have an accessible alternative facility available to them.

Not surprisingly Vue Cinemas – who have premises at Clifton Moor – object suggesting that the proposed new cinema may represent an over-provision in the area.

The officer report says,

“The analysis of patterns of usage show that the Vue cinema at Clifton Moor has the most dominance with 55% market share for York zones 1-3 and 34% market share for the whole of the study area. It would seem likely then that, given the directly comparable format of the new proposal at Monks Cross, the greatest impact would be felt at the Vue facility. Vue has no policy protection given its out of centre location”.

The officer report is very weak in assessing the impact that an additional 5,324 sqm of retail space could have on the City centre in the long term.

The possibility that some of the units to be located under the stadium stands could also become retail outlets in the medium term also appear to have been overlooked.

The retail part of the development is clearly in conflict with the draft Local Plans published in 2011 and 2012.

It is these issues that the Secretary of State will need to consider.

The Community Stadium project is running 2 years behind the schedule agreed in 2010.

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