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Contents EXECUTIVE SUMMARY .............................................................................................................................. 3
MAIN REPORT ............................................................................................................................................ 12
INTRODUCTION ......................................................................................................................................... 13
BACKGROUND CONTEXT - THE UNDERPINNING RATIONALE FOR THE STUDY .................... 15
BACKGROUND CONTEXT - JENNER PARK ........................................................................................ 17
WIDER CONTEXT - VALE OF GLAMORGAN AND BARRY STRATEGIC ISSUES ......................... 20
REVIEW OF STRATEGIC LEISURE ISSUES ........................................................................................ 25
SPORTS NEEDS ANALYSIS .................................................................................................................... 29
DEVELOPING A 3G COMPETITION PITCH – SOME IMPORTANT LOGISTICAL CONSIDERATIONS .................................................................................................................................... 38
3G PITCH OPTIONS APPRAISAL............................................................................................................ 40
TECHNICAL FEASIBILITY STUDY – EXECUTIVE SUMMARY .......................................................... 45
FACILITY CONSTRUCTION COST PLAN .............................................................................................. 47
THE BUSINESS CASE ............................................................................................................................... 49
PITCH MANAGEMENT FEASIBILITY ...................................................................................................... 51
SUMMARY DECISION CONSIDERATIONS - PRINCIPLE OPTIONS AND SUGGESTED NEXT STEPS .......................................................................................................................................................... 57
APPENDICES .............................................................................................................................................. 59
APPENDIX A ................................................................................................................................................ 60
SUMMARY OVERVIEW OF PROJECT ................................................................................................... 60
APPENDIX B ................................................................................................................................................ 63
CONSULTEES INTERVIEWED AS PART OF THE FIRST STAGE FEASIBILITY ............................ 63
APPENDIX C................................................................................................................................................ 64
3G PITCH TECHNICAL FEASIBILITY REPORT .................................................................................... 64
APPENDIX D................................................................................................................................................ 65
3G PITCH DESIGN SPECIFICATION ...................................................................................................... 65
APPENDIX E ................................................................................................................................................ 66
COMPACT ATHLETICS FACILITIES – SUMMARY DESCRIPTION................................................... 66
APPENDIX F ................................................................................................................................................ 68
A JENNER PARK - FOOTBALL IN THE COMMUNITY / CLUB HUB .................................................. 68
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EXECUTIVE SUMMARY
Introduction
This is the executive summary of a report on the feasibility and potential business case for
the installation of a 3rd Generation (3G) synthetic sports pitch at Jenner Park Stadium,
Barry.
Background
One of the critical drivers for the feasibility study was the need to reduce the cost to the
Council of maintaining the facility - currently up to £100,000 pa. This annual cost must also
be set in context with the pressure on the Council to achieve savings of £32 million over
the next 3 years - having already removed a significant leisure subsidy as a result of
awarding the leisure management contract to a private sector operator.
The annual Jenner Park subsidy is also considered high in relation to the number of
footfalls; the low income from the ‘track’ users; and with use of the grass pitch naturally
limited by the impact of prolonged wet weather conditions coupled with localised poor
drainage.
The history and public affection for Jenner Park is significant and the desire to improve its
use alongside considering options for maximising the value of the club house is strong.
The scale of the stadium also gives opportunity for a senior football team to compete in the
Welsh Premier League.
In this difficult financial climate, the fact that the Council has set aside a capital allocation
of up to £795,000 to invest in a 3G stadium pitch is significant and the importance of
getting the final investment decision right is considered to be crucial.
There is however a widespread presumption that 3G pitches generate a significant net
profit – but the right location necessary to maximise footfalls and income is required to
offset the cost of maintenance and carpet replacement. There is no doubt an all-weather
competitive football pitch will support significant activity levels and generate considerably
more income. However the maintenance regime must be rigorously upheld to manage the
integrity of the carpet and avoid pile flattening (c 1hour for every 4 hours of use) –
furthermore a stadium pitch must pass a 4 yearly FIFA 1 Star test if it is to be licensed for
competitive games, or annually if it is to meet the FIFA 2 Star requirements for European
competition. Depending on use and maintenance it is likely the pitch will need to be
replaced every 6-8 years at a cost of no less than £180,000, excluding VAT.
The feasibility study does identify a number of income generating and logistical challenges
to the successful installation of a 3G pitch within a stadium that also provides an athletics
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track. However the development would undoubtedly generate better use of the adjacent
club house and significantly increase income from footballing activities, albeit more limited
if a shared football/athletics facility.
Sports Needs
Football
Football would be the principle beneficiary of a Jenner Park 3G, however currently there is
a lack of any distinctive and shared vision for football in the Vale to underpin the
development, indeed the review process uncovered a wide range of conflicting views.
The different football perspectives:
The Football Association of Wales and Welsh Football Trust wish to see Football
Clubs become stronger and successful with more clubs from south Wales
supported to secure a place in the Welsh Premier League. Whilst Barry Town
United is the closest to achieving this aim, it does not need a 3G pitch to secure a
place in the top flight
‘Ownership’ and management of their own club facilities is undoubtedly one of the
keys to the success of football clubs and a number of significant changes are
required for Barry Town United to achieve that objective. If it were to be responsible
for the stadium and a 3G pitch, it needs to generate the business capacity to take
on the management, maintenance and running costs including a 6-8 year, £180k
replacement liability for the carpet
There is a case for better facilities for football training and junior development in the
area. However Jenner Park is not considered to be the best location for a 3G pitch
to impact on these objectives and a ‘stand-alone’ facility will generate only limited
day time/term time use
Barry Town United are the only club in Barry who have advised that they consider a
3G pitch located at Jenner Park is the best option to support football development in
the town
In 2006 and 2012, two independent reviews both recommended that consideration
be given to further investment at Colcot for football development, including the
funding of a 3G pitch to replace the current ATP. The vast majority of the footballing
community continue to consider this to be a priority development to best serve
football in the area.
Athletics
The development of a 3G pitch at Jenner Park will undoubtedly weaken what is already a
relatively small voluntary sports club. It will remove the ability to host competitions, and
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training for field events will be impossible within the Stadium. If the 3G facility were to be
constructed at the end of the football season this could result in a 12 week shutdown of the
Athletics Club, significantly undermining the Club’s long term viability. Detailed discussions
will be required with the pitch contractor if a series of mitigation measures are to be
established, with the aim of reducing the negative impact on the Athletics Club.
The Club are firmly of the view that there is insufficient appropriate space to develop a
throwing area adjacent to the current Jenner Park Stadium and if a 3G pitch were to be
developed with the throwing area relocated off-site, this would effectively destroy the ethos
and effectiveness of the Club.
Rugby
Barry RFC is a self-sufficient club with a good club house, adequate facilities and no
desire to relocate its training or match playing to another facility – this would only divert
footfalls, customers and business away from the Club base.
There are however a number of important issues which are a priority for the Rugby Club
and it would welcome a supportive partnership approach with the Council, working towards
a vision for the development of the game in the town.
Logistical Considerations
Getting the Approach to a 3G Stadium Pitch Right
Artificial Turf Pitches have generally only been constructed, managed and maintained in
the public or education sector and historically money has always been found to replace
carpets as and when they have reached the end of their life – a business case for the
replacement of carpets has rarely been required to secure capital funding or ‘grant’.
Planning for the future cannot be based on this historical model and business plans must
now show how sufficient income will be generated to fully cover, not only the maintenance
and management costs but also the replacement liability.
Depending on the intensity of use and maintenance, a ‘stadium’ 3G pitch is unlikely to last
beyond 6-8 years before the carpet will need to be replaced in order to pass the 1-4 yearly
FIFA testing necessary to retain a league license to play competitive matches. The
operator of a new 3G stadium pitch will need to be confident that they can generate the
income to set-aside no less than £25,000 pa in a sinking fund ( carpet disposal and
replacement – years’ 6-8 and 12-16; plus new shock pad in years’ 12-16).
Accommodating a Pitch within the Jenner Park Stadium
The FAW would not consent to a playing area for Welsh Premier League matches which
measured less than 100m x 64m.
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A 3m run-off to all sides is also required to meet industry standards and whilst a temporary
covering of the track when football is played may be permitted - this would be subject to
the design detail and confirmation that the covering would be extant when matches are
played.
Clearly the introduction of a temporary covering of the track in the football season, from
August to May, is likely to have an additional impact on the use of the stadium for athletics,
as it is unlikely that the seasonal 3G run-off would wear well if lifted and replaced every
week – if the inside lane is not required for athletics training during the football season, the
temporary covering could remain extant.
If the Council were to develop a 3G pitch with less than a 3m artificial turf run-off, and the
FAW considered allowing the pitch to be used for competitive purposes with 1.5m to all
sides (before the existing track surface), in the event of an injury sustained as a result of a
player moving from a secure footing on the turf to the vagaries of a hard, different surface,
liability would be targeted at the Council and perhaps the FAW too – the decision to
sanction such an approach is for the FAW to make.
3G technology is new, and its introduction to a grass playing area within an athletics
stadium is a challenge - this report advises that the design approach must be fully
explored, with agreement to the design criteria and operational requirements secured from
the FAW in advance of any procurement process.
The Cost of Constructing a 3G Pitch Within the Stadium
The estimated cost to construct a 3G pitch is between £417,395.00 and £573,022.60
excluding VAT.
There is a large range in the earthworks estimates stated as it is hard to predict the off-site
disposal cost of subsoil and topsoil. This is very much dependent on local demand for soils
during the construction period.
There is also a large range in the cost estimate of the carpet and shockpad system. This is
because there are numerous systems on the market of varying quality and depth, plus
varying warranties.
There may also be a requirement to install a water attenuation system depending on the
capacity of the drainage outlet. The cost of this system could be up to £50,000.00
excluding VAT.
An automatic irrigation system is in place and this could be used to irrigate the new 3G
pitch, but the system would need to be modified. The ability to water the pitch during the
summer could be useful to help cool the playing surface, and to produce a surface with
improved ball roll properties. The cost to modify the irrigation system could however be
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high as perimeter water cannons would most probably need to be installed. The decision
to retain and modify the irrigation would therefore need careful consideration.
The costs given do not include: additional environmental site investigation; onsite soak-
away testing; drainage study; planning consent fees; professional fees (Design, Contract
Management, Construction Monitoring & CDM Planning Co-ordinator).
The additional site investigation, soak-away testing and drainage study could cost between
£7,000 and £10,000 excluding VAT. The planning consent fee could be in the order of
£1,500.00 excluding VAT. Professional fees could be between 5 and 10% of the
construction costs.
Athletic throwing events could possibly be relocated to land directly behind the western
stand (restricted area and not considered feasible by the Athletics Club), but the work
required to make the area suitable could be extensive and this could result in a high cost.
Managing a 3G Stadium Pitch and Shared Use with Athletics
There would be a number of logistical consequences from a shared facility which would
have a bearing on management and the ‘business’ i.e.:
Impacting on the success of a 3G facility and the ability to maximise the income
necessary to pay for the management, maintenance and necessary £25,000 pa set
a-side account for the carpet replacement sinking fund:
Shared use with athletics for at least 2 nights a week when the 3G pitch could
not be used because athletics training/cycling was occurring
5-a-side across the pitch use would be affected by the lack of ball-catch
fencing and of course players would be always running over the track in
studded boots to recover footballs
The development of additional five-a-side courts alongside Devon Avenue
could be considered as an alternative small-sided games offer. The current
estimated cost of such a facility is £375,000 for a six court floodlit facility plus
fees and any general infrastructure improvements (3 court construction pro
rata)
A detailed investigation is required to take account of access, planning
matters in respect of noise and light pollution and ground conditions. The
above costs do not take account of any design premiums.
There would be a migration of rubber crumb from the 3G across the athletics track
which would demand additional maintenance.
Other Factors
A 3G pitch development at Jenner Park will have only a limited level of use during the day
– schools do not have curriculum time or budgets to travel off-site to facilities, except
where there are no other options available.
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There are also issues in terms of car parking for Jenner Park and greater use of the site on
a more commercial basis, particularly with the addition of 3G 5-aside courts on the far side
of the Stadium, would demand that further consideration be given to access and parking
arrangements.
Facility Options Considered
Given the range of issues emerging from the feasibility review, a number of facility options
have been appraised, in the full report, to help inform the Council’s thinking.
Developing a 3G Pitch at Jenner
It is considered that any significant new developments at Jenner Park should be appraised
in context with other wider development opportunities in the immediate vicinity, including
all configuration and logistical options.
If the development of a 3G pitch at Jenner Park were to proceed, the stadium’s
effectiveness as an athletics venue would be compromised - with no field events and a
likely reduction in ‘running track lanes’. Shared use would also compromise the business
case for the 3G pitch, in which case further consideration should also be given to an
alternative location for athletics, perhaps creating the opportunity to scope the
redevelopment of the ’whole area’, including the Council Depot, achieving a more efficient
and effective sport and recreation use, alongside housing and other community
developments.
Maintaining the Grass Pitch at Jenner
The conversion of the stadium pitch to a 3G surface would have a significant ongoing
impact on the success of the Athletics Club.
Furthermore the quality of the existing grass pitch appears to be generally satisfactory,
with good grass cover and surface evenness. It is recognised that the pitch may not drain
adequately, especially during the wetter periods of the year, and this may result in an
increased rate of grass loss. Nevertheless it will be one of the best grass pitches in the
Vale and any issues with its performance can be significantly improved with a relatively
small investment in drainage improvements.
If the grass pitch is not converted to a 3G synthetic pitch then the playing quality and
drainage properties could and should be improved – the study recommends that this could
be achieved for an estimated cost of £50,000 exc VAT.
Regardless of the decision of the Council, Jenner Park has supported a Welsh Premier
League team in the past and could continue to do so into the future, without the conversion
of the pitch to 3G.
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No different to other Welsh League and Premier League Clubs, the current facility could be
successfully managed by a Club or Community Interest Company which would deliver the
required Council running costs savings.
The Club House and Changing Rooms
It is recommended that any wider and longer term use of the facility should be the subject
of a local community needs assessment i.e. demand for playgroups; community spaces;
healthy living suite including consultation with Parkwood Leisure Ltd in order to consider
the potential for complementary developments which would not compete with the existing
leisure facilities in Barry .
Management Options Considered
Given the range of issues emerging from the feasibility review, a number of management
options have also been considered in the full report.
3G Pitch Options
Direct management by Council
Not considered appropriate as it would be seen as competition for Parkwood and
would not achieve the desired running costs savings
Add the stadium to the Parkwood contract
The development of a 3G pitch at Jenner Park, with the intended increased level of
community football, would have an impact on the current use of the Colcot ATP and
Sports Hall, as well as the Sports hall and 5-a-side ATPs at Holm View, and
perhaps Barry Leisure Centre as well.
Therefore, the development of a 3G pitch at Jenner Park alongside the
reconfiguration of the existing club house for more multi-purpose uses as well as
giving consideration to better use of other redundant space around the ground
should be offered to Parkwood Leisure Ltd as a development opportunity.
Parkwood Leisure may be interested in considering this business opportunity,
perhaps in a partnership with the clubs, leading to the development of a community
sports hub.
In this model Parkwood would have to accept the liability for the carpet replacement
in years 6-8.
However, there will be a loss of social and off-pitch income potential to user clubs
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Management by Barry Town Utd FC
Alternatively the retention of the Park as a sporting hub with the primary Football
Club leading the operation of the facility, perhaps as part of a co-operative/mutual
could help it achieve its aspirations of achieving Welsh Premier League status. It
would make sense to consider such partnerships as the management model for the
future.
However, if the pitch is converted to 3G the Club would be exposed to significant
risk (carpet test failure) and the Council may have to accept the future replacement
liability.
Control of the stadium vested in Community Interest Company (as above)
However, neither club is currently considered to be robust enough to take on the
management
Grass Pitch Retained Options
Direct management by Council - not considered appropriate as it would not
achieve the desired running costs savings
Management by Barry Town Utd FC – a workable option but may lead to conflict
with the existing ground share club
Control of the stadium vested in Community Interest Company (CIC) –
everyone has a ‘say’ and profits can be distributed by activity levels
Add the stadium to the Parkwood portfolio –not considered appropriate with
the retention of a grass pitch due to insufficient income
Summary Decision Considerations – Principle Options
3G at Jenner
The FIFA testing regime and potential carpet failure before year 8 puts a big liability in the
hands of the chosen ‘operator’. In which case the operator option scenarios would be as
follows:
The Local Authority would be unlikely to take on the liability
Parkwood Leisure would be unlikely to take on the liability
The Clubs (CIC) would be exposed to enormous risk and would require Local
Authority underwriting
Athletics would be compromised by the loss of a throwing facility
The business plan for the 3G would be compromised by the athletics use
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The development of additional five-a-side courts could offset some of the stadium
3G pitch inefficiencies, but the overall commercial benefits of such an approach
would be questionable as it is considered that the capital investment required to
develop a facility to offset the inefficiencies of the stadium pitch, and hopefully
create a profit to finance the renewal of the carpet, is the same as the cost of
replacing the stadium pitch carpet in years 6 to 8. Furthermore, it is considered that
attractive small-sided games courts would be better located where their use can be
maximised alongside the Schools at Colcot Sports Centre.
3G at Colcot
A solution to the pressing need for better artificial surfaces for football
Not an additional facility, just better (assuming replacement of the current ATP) –
carpet life expectancy up to 12 years as FIFA testing not required
Would demand a partnership with Parkwood to secure access for football
development/juniors etc.
Grass at Jenner
Most appropriate way forward to establish a CIC and test the management ability
for one year
Would deliver significant savings to the Local Authority if the CIC were able to
secure mandatory/discretionary NNDR relief
Would demand investment in the region of £50k to improve the grass pitch
Athletics would remain 'as is'.
Suggested Next Steps
Discussions with Parkwood Leisure reference Colcot and formal consideration of
Jenner Park options – business case for club house and 3G alongside other
development opportunities on site to maximise income and impact
Discussions with clubs to test the appetite to establish a CIC Stadium Company
Calculate the prudential borrowing capacity following the establishment of a CIC
and the reduction in Jenner Park running costs
Consider relocation of athletics and wider range of site redevelopment options to
maximise overall impact and all round gains.
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MAIN REPORT
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INTRODUCTION
This is a report for the Vale of Glamorgan Council, commissioned in July 2014 to review
the feasibility of and potential business case for the installation of a 3rd Generation (3G)
synthetic sports pitch at Jenner Park Stadium, Barry.
The commission of such a feasibility study was approved by the Council’s Cabinet in June
2014 with the purpose of evaluating all costs and income opportunities related to the
construction, management and use of a 3G facility - including consultation with
stakeholders and an assessment of demand.
The rationale was to determine whether a 3G pitch would be both appropriate and cost
effective at Jenner Park Stadium, with a view to proceeding with such a development in
2015/16, if recommended and agreed.
The development would demand a 3 month construction period and further
consideration would be required as to whether this would have to disrupt the
summer Athletics or winter Football season.
A summary of the brief for the project is attached. APPENDIX A
The Feasibility Study
The feasibility study is made up of two principle components:
1. The technical and ground condition investigations, including drainage, together with
an examination of the floodlighting informing any recommendations with regards to
construction options and maintenance.
This work has been undertaken by Geo Turf Consulting Limited. A consultant with
27 years of experience in the business; engaged by the Football Association of
Wales and Welsh Rugby Union on artificial and natural turf pitch developments at
their national centres and responsible for all the current FAW 3G project feasibility
studies being undertaken across Wales.
2. Overall contract management, usage potential, user needs, options appraisals,
impact assessments etc. undertaken by Just Solutions Leisure Consultants.
Consultants with over 30 years of experience and currently responsible to the FAW
and all the Welsh Premier League Clubs in respect of the UEFA Hat Trick funded
3G programme; responsible for designing and producing the All Wales Vision and
Guidance for Artificial Turf Pitches for the Welsh Rugby, Football, Hockey and Sport
Wales Collaborative Sports Group.
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A summary analysis of the technical feasibility study is presented later in this report with
the full technical feasibility report and pitch specification available separately and referred
to as APPENDICES C AND D.
The initial consultation informing this feasibility study involved: the four main current user
groups; the Governing Bodies of Football and Athletics; Barry Rugby Club; Officers of the
Council responsible for future school developments, Leisure and Parks; Parkwood Leisure
Ltd. All were met to discuss their needs and the implications of any development and
issues arising. Findings from these interviews are reflected throughout the report,
particularly in the options appraisal and needs assessment sections.
APPENDIX B contains a schedule of the consultees who have contributed to the review.
Any further survey work with a wider range of potential user groups, schools and clubs
should be undertaken by the Council, subject to the outcome of this first stage feasibility
review.
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BACKGROUND CONTEXT - THE UNDERPINNING RATIONALE FOR THE
STUDY
“Jenner Park is the Council’s premier sporting venue with considerable history and a
prominent place within the local community and wider Vale. Management of the entire
facility now rests with the Council and consideration needs to be given to attracting wider
use, to promote Jenner Park as the Vale’s centre of sporting excellence”1.
Some of the underpinning considerations appertaining to this study are as follows:
The history and status of Jenner Park and its importance to the Council and
communities of Barry and the Vale together with a desire to protect this into the
future, particularly in the context of increasing financial pressures and potential
future local government reorganisation.
The 2006 Vale of Glamorgan and Leisure Centres review undertaken by Torkildsen
Barclay which identified Jenner Park, and its 2,500 seated stadium, as ‘lacking a
football club of sufficient stature to maximise the use and value of the stadium’.
However it was recognised as ‘a prestigious focal point for competition and finals,
international events and one which needed more detailed consideration, taking into
account wider property and legal issues’. The Stadium does generate some
income from mobile phone masts but requires on-going investment to improve the
grass pitch, grandstand, athletic track and club house.
The Council’s need to reduce the operating costs of the facility, which currently
range between £50,000 and £100,000 depending on issues of maintenance and
repair arising in any year. The annual subsidy is considered high in relation to the
number of users; income from the ‘track’ users which is low; and with usage of the
grass pitch naturally limited by the impact of prolonged wet weather coupled with,
localised poor drainage.
The annual costs should be considered in context with the Council’s need to
achieve savings of £32 million over the next 3 years, together with the fact that the
Jenner Park facilities are the only strategic, Council run, ‘built’ sports facilities
outside of the Parkwood Leisure Management contract. Despite this financial
climate, the Council has set aside a capital allocation of up to £795,000 which has
been transferred to the Visible Services Reserve to provide for the funding of any
agreed Jenner Park improvements2.
1 Report of the Cabinet Member for Leisure, Parks, Culture and Sports Development. Cabinet Meeting 16
June 2014
2 Cabinet Meeting - Closure of Accounts 2013/14. 28 July 2014.
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Despite the introduction of a drainage system, the current natural turf pitch suffers
damage as a result of excessive use and when football matches are played in quick
succession, during prolonged periods of wet weather. Pitch postponements over the
last 11 years were identified by Barry Town to be only 3-4, although these were
reported to have increased in 2013 to 12 games. Rhoose Football Club considered
the frequency of poor playing conditions to be less of a problem.
The presumption that 3G pitches generate a net profit. A synthetic football pitch
would allow for significantly increased use of the facility, providing an all-weather –
all-hours surface, which would allow a larger number of footfalls and increased
income to help offset costs.
Aspirations to have a senior football team return to the Welsh Premier Football
League, with the most likely club to achieve this status being Barry Town United,
currently competing at the top of Division 2 in the Welsh League.
The need to consider options for the future use of the Club House – providing
significant social facilities as well as 2 team changing rooms. A building which more
recently has been suffering from a lack of care and attention, although structurally
sound. There is an urgent need to review the configuration, management and use
of the building to maximise footfalls and community benefit, in a way which is
complementary to the use of the Stadium.
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BACKGROUND CONTEXT - JENNER PARK
Jenner Park Stadium has been in existence since the early 1900’s. During the 1980s, the
Council invested significantly in upgrading the stadium installing a synthetic running track,
floodlights and a new grandstand. In 1996, in order to bring Jenner Park up to UEFA
standards, a second stand was built increasing the seating capacity to 2,500.
In addition, a new club house with changing rooms, bars and hospitality space was
constructed. 2 of the 4 changing rooms were later converted into a skittles alley.
The Stadium athletics facility includes a 6 lane, 400m track with a 7 lane straight together
with all of the required jumping and throwing areas. (The steeplechase track is currently
out of action.)
Behind the south-west corner of the Stadium, backing onto Gladstone Road/Devon
Avenue, additional macadam areas measuring c 500m2 and 1000m2 respectively, are
currently unused zones which could be converted to create more effective car parking or
considered for alternative sporting uses in the event that the Stadium were re-developed
as an all-weather outdoor sports hub.
The Grass Pitch
The pitch is well orientated but appears to have suffered from a reduction in maintenance
since the period before the demise of Barry Town Football Club.
Although no performance quality tests were undertaken on the existing natural turf facility
as part of this study, from observations made, the quality of the pitch appears to be
generally satisfactory - good grass cover and surface evenness.
The quality of the topsoil appears to have been improved over the years by the addition of
sand topdressing which has resulted in a good depth of sandy loam topsoil being present.
It is understood that in the past, a pipe drainage system was installed by DW Clarkes, and
this was supplemented with secondary slit drains.
From the investigations made into the pitch drainage system as part of this
feasibility study, it appears that the existing pipe lateral and carrier drains may be in
poor condition and not functioning satisfactorily. Also the secondary slit drains
which have been installed now appear to have been capped off. The combination of
these two factors means that the pitch may not drain adequately, especially during
the wetter periods of the year. This may result in an increased rate of grass loss,
promoting reduced traction and poor ball rebound and roll characteristics.
The pitch also includes an automatic irrigation system which helps to maintain turf quality
and is useful for establishing grass after summer, pitch renovation works.
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If the pitch is not converted to a 3G synthetic pitch then the playing quality and
drainage properties could and should be improved by installing new piped and
secondary drainage systems, which should be protected by several sand
topdressings following drainage installation. The cost to install such a system and
to top-dress and over-seed the pitch would be in the order of £50,000 exc VAT.
Annual maintenance costs would be in the range, £7,500-12,500 plus wages,
equipment and water charges.
User Groups
The current arrangements for the selection of the Stadium’s primary football club user
were established in 2011. The annual process demands that a minimum bid price is
established – most recently this has been £280 – but the exercise has never secured the
amount of income required to cover the operating cost of the facility. However, the
underpinning rationale for the bidding process has been the Council’s desire to safeguard
‘equal opportunities’ giving all organisations the chance to compete for use of the facility.
Jenner Park is the primary outdoor sports arena in the Vale of Glamorgan and the Council
wishes that it be used in an appropriate and effective manner. In the future, if the facility
were to be managed by a community interest company, this view would need to be
relaxed.
In April 2013 Barry Town FC supporters club, supporting Barry Town United AFC, and
Rhoose FC were approved as the primary and secondary users for Jenner Park, with both
clubs paying £288 per game for the annual licence agreement.
In addition to football club use, Barry and the Vale Harriers, in existence since the 1890s,
have been licensed as a tenant at Jenner Park since the athletics track was developed.
Between October 2013 and October 2014 the stadium pitch was used for 74 football
matches and the track was used for a total of 73 athletics meetings and training sessions.
However, in September 2013 the tenant of the club house, Barry Town AFC Limited, gave
notice that it wished to surrender the lease to the building, ‘with immediate effect’, and the
keys were returned to the Council.
In April 2013 the Council also approved the request for a licence, at a peppercorn rent, for
an Adaptive Cycle Club at Jenner Park - with the Inter-Sensory Club subsequently
providing access to adaptive bikes for disabled people and investing in storage containers
alongside those provided for the Athletics Club equipment.
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Many of the schools in the Vale of Glamorgan use the athletics track for sports days and
the Vale Football League also use the pitch for cup finals.
Summary Assessment of the Background Context
Whilst the above issues are no doubt good reasons for the consideration of change, it
should be noted that the facility is already a valued and significant community asset, which
is both popular and well used by two ground-sharing Welsh League Football Clubs, both of
whom are prepared to pay a significant fee per a game, plus the cost of the referee and
floodlights when required. This is compared with a price of £36.50 for the hiring of grass
pitches for matches elsewhere in the Vale (with an additional £12.50 for changing room
use), and £80 for hiring the artificial 3G pitch for matches in Cowbridge, with an additional
£10 for changing rooms.
Jenner Park is the only stadium facility within the Vale, and Barry Town Utd is the only
Club attracting attendances of 150 – 170. The stadium has also been well used for
International and Welsh Premier League games, as well as many Cup Finals.
The grass pitch is of a good quality, although there are current issues with drainage – and
some of these have been identified later in this report. It should also be noted that whilst
the FAW endorse the use of 3G pitches for clubs and leagues, at international level the
coaches continue to prefer natural turf pitches for all fixtures and team preparation.
Clearly the number of fixtures lost due to bad weather is a concern; however a
similar situation applies to all football clubs and all grass pitches across the Vale.
Regardless of the decision of the Council, Jenner Park has supported a Welsh
Premier League team in the past and could continue to do so into the future, without
the conversion of the pitch to 3G.
However, the conversion of the stadium pitch to 3G would have a significant impact
on the Athletics Club, not least during the period of construction, if this took place
in the summer months - the football closed season - without any considered
mitigating approaches established by the pitch contractor. However the
development would undoubtedly generate greater and better use of the adjacent
club house and significantly more income from footballing activities, albeit more
limited if remaining a shared football/athletics facility.
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WIDER CONTEXT - VALE OF GLAMORGAN AND BARRY STRATEGIC
ISSUES
A Changing Population Profile
The current population of the Vale of Glamorgan is 126,831, with approximately 50,000
living in Barry and the next four larger towns supporting a population of 46,000 between
them. The population in the Vale is set to rise over the next 5 years to over 132,000, with
a projected increase of 8% in children under 18 and even more significantly by 37% in the
number of people of retirement age.
Barry a Priority
In Barry, the 5 Welsh Government Multiple Deprivation Lower Super Output Areas are
amongst the top 10% most deprived in Wales. The principle areas of concern being in
respect of employment, income, education, health and community safety. As a result of
these factors the Welsh Government has designated the town of Barry as a Strategic
Regeneration Area.
In contrast, many of the other towns and villages in the Vale are amongst the least
deprived in Wales.
Planning Priorities
With its close proximity to Cardiff and the M4, the Vale of Glamorgan is a popular area for
housing development, with above average property prices and a particular need for more
starter homes. In terms of increasing the housing stock, there is a particularly high level of
need for affordable housing in Barry.
In the Local Development Plan the CMG 2 housing allocations specify proposed locations
for residential developments. To meet these housing requirements the biggest key
settlement area is in Barry and the Court Road Depot, next to Jenner Park, is identified for
the development of over a 1.6 hectare area for potentially 50 units together with possibly a
supermarket. It is recognised that further assessment of this option is still needed in
respect of the value, function, and whether it would be cost effective for the Council
to relocate current services. The site is also designated as ‘brownfield’ having been the
location of an old slaughter house and incinerator – undoubtedly this will add costs to any
development as remediation will be required.
There are also issues with the Jenner Park campus in terms of car parking. Whilst
there are ‘pockets’ of car parking space - for example potential parking off Gladstone
Road/Devon Avenue, currently designated for Social Services offices, but not used - any
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future development encouraging greater use of the site on a more commercial basis would
demand that further consideration be given to access and parking arrangements.
For these reasons, it is considered that any significant new developments at Jenner
Park should be appraised in context with other wider development opportunities in
the immediate vicinity, including all configuration and logistical options.
Council Priorities for New Community Facility Developments
The Local Development Plan (2011-2026) identifies many priority objectives for Barry,
including: giving importance to providing new opportunities for enhanced community
services, facilities, public realm and infrastructure to support the important role of Barry as
a “key settlement and its designation of a regeneration area”3.
Strategic Policy 1 - delivering the strategy in the LDP specifies the importance of favouring
developments that promote healthy living.
Policy MG7 – the provision of community facilities specifies the importance of meeting the
identified need for developments with new and enhanced community facilities. For the ten
major settlements, headed up by Barry, the expected proposals should provide new or
enhanced “multi-use community facilities including the co-location of health care,
school, library and leisure facilities and other community services in accessible
locations”.
Furthermore, the Community Facilities Background Paper 2013 4 provides an assessment
which highlights deficiencies, and identifies the nature of demand for additional community
facilities arriving from planned and windfall housing developments and where new or
enhanced facilities are required to accommodate future growth. The paper makes the case
for an additional 740sqm of sports hall in Barry to satisfy future housing growth (0.23sqm
per dwelling for a total of 3,216 dwellings). The provision of 3G pitches provide an
alternative model for serving this need and also take account of a more practical
view that any more built sports facilities are just not sustainable in the current
financial climate. Furthermore, the informal view of the Leisure operator is that there
should be less, not more facilities. With only 27% of the adult population using
Leisure and Fitness Centres (Sport Wales Adult Surveys 2013) it is recommended
that this guidance be reviewed and modified.
Current ‘Stock of Football Facilities’
As well as Jenner Park, the current facilities in Barry that can be used for different forms of
football include:
3 Vale of Glamorgan Local Development Plan 2011-2026. 4 Local Development Plan (2011-2026) Community Facilities Background Paper (September 2013)
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15 senior grass football pitches and 10 ‘mini’ pitches - all Council provided and
nearly 50% of the total across the Vale. These figures do not include School pitches
Barry Leisure Centre – 4 court Sports Hall
Holm View Leisure Centre - 3 Court Sports Hall and 2x 5-a-side ATPs
Colcot Sports Centre – 4 court and 1 court sports hall and 1 ATP (sand-filled carpet)
Bryn Hafren ATP
Sir Richard Gwyn School ATP
Any development at Jenner Park serving football development in the Vale should
consider the ‘whole’ mix of facilities - what would make the most difference and
where.
The Google Earth image shows the relationship between Jenner Park and other Football
Training Facilities/Centres in Barry (direct line measure only for indicative purposes):
Colcot indoor 5-a-side and ATP and Colcot/Buttrills grass pitches - 0.8miles;
Holm View indoor 5-aside and 2 5-aside ATPs – 0.65miles;
Bryn Hafren ATP – 1mile
Sir Richard Gwyn RC School ½ sized ATP – 1.3 miles
Barry LC – indoor 5-a-side - 0.5 miles.
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The Future – New Management Options
The Re-shaping Services and New Change Programme for the Council is a strategy only
recently considered by the Cabinet (August 2014). It provides the basis for a future change
programme to help the Council deliver the £32 million required savings over the next 3
years. The programme is set in context with the increasing pressures on Council
services, particularly as a result of an ever increasing ageing population and
compounded by the Authority having a traditionally low public sector funding base
(20th out of the 22 authorities in terms of funding per head of population).
Into the future the Council recognises that more radical solutions will have to be
considered, including different management and partnership arrangements, as well
as delivery by external partners in the commercial/third sector or separate Council owned
trading companies, together with joint provision alongside other public sector bodies.
Any management options for Jenner Park should be considered in this context and
be designed to deliver the model most ‘fit for the future purposes’ for the Stadium.
Summary Review
The significance of Barry as the largest settlement in the Vale and area of strategic
importance for regeneration, together with the potential for future development, coupled
with the importance of addressing issues of health, communities and making the town
attractive to live work and visit are all key indicators that provide important rationale
for future development priorities in Barry.
The potential redevelopment of the Jenner Park facility also presents an opportunity
to consider a wider reconfiguration of the whole site – taking into account the scale of
the stadium and the size of events it is likely to attract.
If the development of a 3G pitch were to proceed then there are questions to be
considered about whether it would work cost effectively with shared athletics use.
Given this to be the case perhaps consideration should also be given to an alternative
location for athletics, which in turn would allow for further reflection to be given to the
scope for the redevelopment of the ’whole area’, including the Council Depot,
achieving a more efficient and effective sport and recreation use, alongside housing
and other community developments.
The Council strategy, as set out in the Local Development Plan, focuses on the need for
consideration to be given to the future co-location of facilities - schools, libraries, leisure
facilities and other community amenities. Investment in Jenner Park would not satisfy
this policy, and as a stand-alone facility it will always generate only limited day
time/term time use.
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Neither does the development of strategic specialist sports facilities particularly contribute
to the growing issue emerging from the activity needs of an increasingly ageing
population.
Jenner Park has a chequered history in terms of management and relationships. However,
looking forward, the Council has declared the need to look at alternative partnership
solutions. Into the future the development of Jenner Park with a 3G pitch, alongside the
reconfiguration of the existing club house for multi-purpose uses could be considered of
development interest to Parkwood Leisure Ltd. Alternatively the retention of the Park
as a sporting hub with the ‘primary’ Football Club leading the operation of the facility,
perhaps as part of a co-operative/mutual could help it achieve its aspirations of
achieving Welsh Premier League status. It would make sense to consider such
partnerships as the management model for the future.
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REVIEW OF STRATEGIC LEISURE ISSUES
Leisure Management
Informed in part by a strategic review by Torkildsen and Barclay in 2006, the Council
moved from a position (2009/10) where the net cost of running its Leisure Facilities was in
the region of £2.5 million per annum to the procurement of a private sector partner to
operate its leisure facilities. As a consequence Parkwood Leisure Ltd. successfully won
the Leisure Management contract under a 10 year leasehold arrangement (2012-2022
agreement).
Following a £1 million capital investment from the Council, the contract has resulted in the
Authority no longer incurring leisure management revenue costs. Set in this context,
Jenner Park is not only the most expensive leisure facility per user for the public
purse, but it is also viewed as a potential yet untapped source of income generation.
The management of Jenner Park was listed in the advertised leisure management tender,
although this was subsequently removed. Parkwood Leisure have since reviewed the Club
House at Jenner Park and given some initial consideration to ideas for its future use.
However the scope for any significant commercial activity is likely to be limited and
any development would be more likely to work as a community and sporting hub
model and not one that should detract in any way from the business and income
received at Holm View, Colcot or Barry Leisure Centres.
Colcot Sports Centre was identified in the 2006 review as a very “dated and dilapidated
structure” that contains changing provision for sports pitches that lie offsite, together with a
heavy weights gym. The 2006 Review recommended that consideration be given to the
funding of a new pavilion development, more fit for purpose, to satisfy the users of the
existing grass pitches with the focus of the Colcot Sports Hall being on sports development
use, operated in partnership with the sports clubs. This is considered to remain as a
priority area for development to serve football development needs.
The Need for a Shared Council/Governing Body and Clubs’ Vision for Football
The 2006 review also identified the lack of any overarching sport and leisure strategy
setting out clearly the role of the Council’s Leisure Services and linkages with the
Community Strategy and Council’s Corporate Plan. In the context of this feasibility study,
the same principle applies to Football.
Undoubtedly football would be the principle beneficiary of a Jenner Park 3G
development, however currently there is a lack of any distinctive and shared vision
for football in the Vale to justify/underpin such a development.
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However, there exists a very strong network of senior football clubs – as well as Barry
Town United - Llantwit Major, Rhoose, Dinas Powys, Cogan Coronation and Sully together
with a significant number of junior football teams and activities. It is also evident that there
exist a large number of conflicting views, frustrations, as well as the ‘natural
sporting rivalries’. Indeed, only one stakeholder interviewed was supportive of a 3G
development at Jenner Park as a priority for football in Barry.
Future School Developments
As part of the feasibility investigation, a meeting was held with Strategic Managers for
Education and Property so as to understand future school development plans and any
related issues. Such discussions also opened up the opportunity to consider the relocation
of athletics facilities - the development of a 3G pitch at Jenner Park is expected to have a
detrimental and potentially ‘devastating’ impact on the Athletics Club.
Two considerations emerged from this element of the review.
The need to take account of the likely future number of 3G pitches on School Sites. Only
one exists at the moment (Cowbridge) and therefore demand for its use is high. However,
into the future two could be built in Penarth, one is planned for Llantwit Major and
undoubtedly the future replacement of the carpet at Colcot should be 3G, given the
strength of football in that area, and with the sand-filled carpet at Bryn Hafren satisfying
any hockey requirements.
The current consultation on a future co-educational provision presents a range of options
for consideration. The coming together of the Boys and Girls schools enables the
reconfiguration of campuses, consideration of a co-located, multi-use and strategic
sports campus, serving the biggest school in the area. A significant impact – a very
large school, housing the majority of young people from the town and a highly
visible site, adjacent to an important access road.
Any investment delivering a shared community and school sporting hub would
secure maximum impact, consistent with Council Planning policies as well as
inspiring young people and physical activity lifestyles and providing for the
sporting community.
Any developments in the Colcot area are accessible to the College, Welsh Medium
Schools, Comprehensive Schools, as well the largest infrastructure of football
pitches and sports halls. There is also a significant land holding designated for
additional housing and associated community investment.
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In addition, the UK Athletics strategy, hopefully soon to be converted into a Wales
strategy, introduces the concept of the development of ‘compact athletics’ facilities (See
APPENDIX E). The model presents an opportunity to consider the creation of a new
community athletics hub which could serve the development of athletics,
supporting the family and social ethos of the Club as well as creating a multi-
disciplined community resource which would serve the engagement of young
people during the school day.
Finally, it should be noted that Cardiff Council is advertising for operating partners to
manage a number of different ‘leisure facility parcels’ – Leckwith Stadium is included.
Consideration could therefore be given to the extension of a new consortium and
social interest company which would involve Cardiff and the Vale College, Welsh
Athletics and Cardiff City Football Club. Such a model lends itself for further
consideration in terms of the overarching approach to the development of athletics.
Parkwood Leisure Ltd
The contrasting performance of the different leisure centres is understood to be stark.
Barry Leisure Centre is undoubtedly the most successful with Colcot and Holm
View more difficult to sustain.
The potential impact of a new facility – a 3G pitch at Jenner Park - on existing facilities
operated by Parkwood Leisure Ltd is difficult to predict but current facility bookings for
football are as follows:
Barry Leisure Centre - Indoor 5-a-side, 17hrs a week - 884 hours a year
Colcot Sport Centre - Indoor 5-a-side, 15hrs a week - 780 hours a year
Colcot ATP - 19 Hours a week - 494 hours over 6 months.
Holm View Leisure Centre - Indoor 5-a-side 9 hours a week - 468 hours a year
The development of a 3G pitch at Jenner Park, with the intended increased level of
community football, will have an impact on the current use of the Colcot ATP and
Sports Hall, as well as the Sports hall and 5-a-side ATPs at Holm View, and perhaps
Barry Leisure Centre as well. Thus, the income for at least 3 out of 4 of these
Centres would undoubtedly be affected by a new 3G pitch.
Generally the informal view of ‘the operator’ is that there are already too many
strategic facilities in the Vale, added to which competition also exists from facilities
run by Schools.
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Furthermore, generally speaking, Schools are ‘good at doing their own thing’ regardless of
the wider strategic position - there are frequently reported issues from community
groups who have contrasting experiences when it comes to accessing school
facilities and in many cases it is very difficult (football clubs and junior football, athletics,
hockey and disabled groups).
Finally, if a 3G pitch were to be developed, Parkwood Leisure would be interested and
should be give the first option to consider the operation at Jenner Park. However,
only a small range of potential adaptations to the existing space exist - possibly a
small fitness offer, but not one that would compete given the closeness of the facility to the
3 other centres in Barry. Parkwood would also be interested in considering an option
for the establishment of a partnership with the clubs, leading to the development of
a community sports hub – as a company they are keen to demonstrate a commitment to
achieving the right outcome for the community.
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SPORTS NEEDS ANALYSIS
Stakeholder meetings were held with a number of existing users and Governing Bodies.
Football
Welsh Football Trust/FAW and Vale of Glamorgan Junior and Senior Leagues
The following points emerged from this consultation:
There was a widespread disappointment in the lack of consultation or discussion
with the key people ‘running’ football in the Vale before the Council determined the
best place to invest in a 3G facility in Barry. A request that further consideration
be given to all options for the location of a 3G pitch before making a final
decision.
The greatest need in terms of football participation and healthy living is to serve the
considerable participation demand, particularly amongst minis and juniors.
There are not enough facilities for training, and where they exist there are poor
access arrangements and high cost issues. The range is significant, for example
Barry Boys encourage and support junior football on their pitches and provide
access with no charge. The cost for hire in Colcot is £52 an hour for the full pitch,
Cowbridge is £70 an hour and can be difficult to access, Bryn Hafren School ATP is
difficult to access. A smaller ATP is used at Richard Gwyn at the cost of £60 for 3
hours.
There is undoubtedly a shortage of venues for training and competition. A large
number of games were lost last season at junior level through bad weather - over 9
weeks -which had a significant impact on participation levels with many young
people lost to the sport. There is a high level of support for artificial surfaces for
young footballers to play and train, as opposed to grass where activities are so
easily cancelled in poor weather.
Currently only the under 7’s are allowed by the League to play on artificial pitches -
something which would need to be considered into the future, as the FAW endorses
the use of 3G pitches for all club and junior football.
There is a need for a football hub venue in Barry with good access to schools,
visible to the community and providing a venue for the whole of the Vale league to
use. The ‘preferred’ location would be Colcot, where there are a significant number
of grass pitches, a need to improve the changing pavilion, the current artificial pitch
is well used and important for football, and the conversion of the railed grass pitch
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to a 3G surface would make a significant difference to the game.
Other clubs have a concern that a 3G pitch at Jenner Park would primarily favour
Barry Town Utd and could even have a negative impact on grass roots junior
football. It is however recognised that it would be good for the Vale to have a
successful senior team, playing in the Welsh Premier League, ‘but is a 3G stadium
pitch necessary to achieve that’.
There is a considerable interest amongst the football community for a shared vision
and subsequently a football ‘co-operative’ or ‘social interest company’ to run a
football hub at Colcot, including use of the indoor hall for Futsal. Use of the venue
would be maximised in the day by schools/College and the facility would have a
much wider impact on football development and the wider community throughout
the Vale than Jenner Park.
Barry Town United (BTUFC)
Barry Town United is the highest performing football club in the Vale of Glamorgan,
currently competing in Welsh League Division 2 and holding a position at the top of the
division, indeed pressing for promotion to League One.
It is a successful football club (albeit new) which attracts players from Barry, Cardiff and
further afield. Its aspiration over the next 5 years is to increase its average crowd size to
350, secure promotion to the Welsh Premier League, develop women’s and disability
football teams, achieve the UEFA domestic licence, increase the number of junior teams to
full academy status - from under 9’s to 14’s, take over the running of the club house,
secure a long term ground lease and develop training facilities at Jenner Park or a 3G
pitch surface.
BTUFC is keen to further ‘professionalise’ the performance standards with the
appointment of an academy director and paying bonuses to players.
The Club aspire to play a far greater, respected and valued role in the community,
becoming a central hub for sport in Barry and the Vale.
The Club is supporters owned and a Company Limited by Guarantee, but it is looking into
establishing a Community Interest Company.
Jenner Park is used under the terms of an annual licence, at the cost of £288.50 a game,
plus £80 for lights and £100 for the referee. The ground is shared with a secondary user -
Rhoose Football Club - a successful ground share arrangement.
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The club has reported that the current state of the grass pitch is such that an increasing
number of games are being cancelled - last year 12 games were reported to have been
postponed.
Barry Town United have recently taken over the running of the Vale of Glamorgan Football
Development Centre for 45 8-13 year olds.
The Club has a strong drive and ambition, having recently emerged from legal battles
which undoubtedly galvanised local support. However, like many other senior football
league clubs across Wales, it does not have strong relationship with other local clubs and
is even considered with animosity by some.
The turnover of the club has increased from £27,500 to £44,000 over the last year.
The club attracts an average crowd of between 150-170 per game, who pay £3-£5 to
attend.
The 1st and Youth team play at Jenner Park.
The Club now runs under 12’s and under 14’s, as well as the under 19’s youth team.
In terms of training the following takes place:
1st team train Tuesday and Thursday evenings, University of South Wales, Treforest
3G
U19s train Tuesday and Thursday evenings – an ‘indoor sports hall type facility’ at a
local school
U14s train Wednesday evening at St Richard Gwyn School
U12s train Wednesday evening - an ‘indoor sports hall facility’ Holm View Leisure
Centre
BTUFC Dev Centre - indoor sports hall type facility’ was Colcot Sports Centre, but
due to error in booking moved to Victoria Park Community Centre
The cost is £6,000 per season for training facilities across 4 teams - Junior teams have
around 25 sessions and the 1st team have around 40-45 sessions
The development of a 3G pitch at Jenner Park, with Barry Town United taking the lead role
in the whole stadium, replicates the position currently being pursued by other Welsh
Premier League clubs such as Newtown, Carmarthen, Aberystwyth and Airbus. These
clubs have been able to access UEFA funding from the FAW. However, the clubs already
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have annual turnovers of £100,000 to £250,000 pa and are established businesses with
successful club houses and social facilities - in some cases even education, learning and
community programmes. The current footballing infrastructure in Barry does not
currently match this business profile.
Given the arrangements for managing community leisure facilities throughout the Vale, the
Council is not considered to be best placed to operate a 3G stadium and social centre - it
does not directly operate facilities, with Parkwood Leisure the chosen delivery model and
most likely potential operating partner for a ‘Council run facility’.
The establishment of a new community interest company could be an alternative model - a
genuine partnership with ownership vested in more than one club.
Rhoose Football Club
Like the other clubs, Rhoose is a long established Football Club, with a successful track
record and now making good progress through the Welsh League - currently in Division 3.
The Club team is currently made up of a mix of Barry and Cardiff players.
It used to play at Rhoose where there are 2 senior pitches and changing rooms.
However the land was held by trustees and is a protected green space with no capacity to
develop, restricting the club’s ability to improve its status and standard of play.
Rhoose FC has been playing for 3 seasons at Jenner Park and is ‘comfortable’ paying the
current licence fee. It uses TyNewydd Inn as its after match social centre.
The side has 25-26 players but is currently adopting the Cadoxton Imps over 17’s to create
a youth team, who will play at Jenner Park on Sundays. This will increase its coaching
force from 4-7, with teams training together.
The Club aspire to be a Welsh Premier League club, but would accept the reasonable
target of being a successful League One team.
Rhoose would be happy to work as part of a co-operative arrangement for Jenner Park
bringing good expertise, management skills and a successful track record in terms of
financial performance. Its current turnover is £26,000 a year generating an operating
surplus of £6,000.
The club trains at Colcot ATP on Wednesday evenings and on Tuesday’s and Thursday’s
in the summer on grass pitches.
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It has explored the potential to use other facilities as a home ground, including Severn
Avenue, but none have proved suitable.
Rhoose Football Club’s preferred competitive playing surface would be grass and does not
consider that the pitch at Jenner Park is in need of replacement with a 3G surface.
Athletics
Welsh Athletics
Welsh Athletics is made up of just over 100 clubs grouped into 16 networks across Wales,
with facility hubs at the heart of each. A third of the membership of Welsh Athletics are
running clubs - not track and field, however club membership has recently grown by 12%
and most clubs are at a capacity, and some with a waiting list.
The Governing Body is looking to develop a facility strategy in the near future similar to
that produced by UK athletics.
Given the current financial climate, and the size of many clubs, potentially there could be
fewer strategic track and field facilities across Wales in the future.
In the 2014 championships and Commonwealth Games trials held at Cardiff International
Sports Stadium over 200 athletes participated, of which 72 were from Cardiff Athletics
Club, 57 from Swansea Harries, 24 from Newport Harriers, 14 from Bridgend, 10 from
Carmarthen, 9 from Cwmbran, 6 from Wrexham and 1 or 2 from the remainder of clubs
across Wales, with the rest of the athletes coming from over 25 clubs in England.
Barry and the Vale Harriers
Barry and the Vale Harriers is a club with a long history - over 100 years - although re-
formed a few years ago. Currently the Club has 110 members of whom 18-20 are
disabled and most are under the age of 18. There is a higher proportion of girls to boys
and the club is run by a 9 strong committee with 6 active coaches.
The Club is developing a road running section which will undoubtedly help increase its
membership.
Club training is for one night a week, 52 weeks of the year, but on Monday and
Wednesday evenings between May and August. In the summer evenings up to 75 young
athletes attend training.
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The Club prides itself on providing an important introduction to the development of athletes
through all disciplines, and is considered to be an important feeder club - helping young
athletes capable of reaching higher levels of performance.
The ethos of the club is to provide a ‘social’ sports experience - considered important to
retain young athletes.
Finally, the Club are firmly of the view that there is no scope/insufficient space to
develop a throwing area adjacent to the Jenner Park Stadium – behind the stand,
and if a 3G pitch were to be developed with the throwing area relocated off-site, this
would effectively destroy the ethos and effectiveness of the club.
The Vale Intersensory Club - Adaptive Cycle Club
The Club was started 6 years ago – as a result of the Founder’s personal experience of
looking after a family member with profound disabilities. The club is a registered charity
and all activities are provided free of charge / with a donation of £2.
Over the last few years, the Club has attracted grant funding and invested over £100k on
adaptive equipment including £50-60k on bikes. The equipment enables access to activity
and facilities - including:
Lifts into Cardiff Leisure Pool
A Sledge at Cardiff ice rink
Barry Island - beach wheel chairs - 3 in the Tourist Centre
Interactive activity floor
Boat with wheelchair access
A wheelchair bike – motorised
Side by side bikes
Hand cycles
Adapted tricycles
A trailer
After lengthy negotiations, the Club recently started using Jenner Park - approval was
given by Cabinet in April 2013. The Council installed the access ramp and the Club have
bought the storage container, at a cost of £3k. The Club provide equipment, but not activity
leadership, coaching or support – that is down to the accompanying carers. A retired
aircraft engineer provides maintenance and the Club affiliate to Welsh Cycling, to access
insurance cover.
The Club have a license to operate on Wednesday and Friday afternoons from 12-4pm,
April to the end of September
It attracts up to 60 members with a maximum of 10 -15 attending at any one time.
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Members are recruited from a range of Special Needs Units/Schools Centres/Services in
the Vale which include:
Ysgol Erw'r Delyn Penarth for severe and profound – part of new Learning Campus
Ash Grove for Autism
Ysgol Maes Dyfan for moderate learning difficulties
Beachwood, Sully - 55 residents
Barry supported housing - 12 units provided by one company, 9 by another –
adapted bungalows all profoundly disabled with 1-1 care
2 Day Centres - Barry and Penarth
Future plans and issues:
A need to provide more storage containers at Jenner Park
A desire to change the times to 1pm-5pm and 6pm if the Club can attract a
volunteer to take responsibility for the keys
One of biggest issues for the client group is the need for Hydrotherapy - there are
no facilities in the Vale available for adult community use
Other providers i.e. Touch Trust and Pedal Power in Cardiff employ staff and have
to charge significant sums £15 - £30 an hour
Future opportunities might include:
o Barry Community Water Activity Centre – a new group building a slip way
with funding for specialist dinghies - like a sail-ability club
o Development potential to use the promenade as a cycle way – any facility
has to be flat with no risks associated with traffic.
Rugby
Barry Rugby Football Club
Consideration has been given to the potential for a 3G pitch at Jenner Park to be
developed for both Football and Rugby, competition or just training purposes.
Barry Rugby Football Club is an important sports provider in the town. It is a strong and
successful club running many teams, including 1st, 2nd and 3rd ,youth, ladies and 10 minis
and juniors teams, as well as planning an under 18s ladies team.
The Club performs well in the Welsh Rugby Union leagues and has good sponsorship and
support. Its aspiration is to be promoted, but the arrangements at its current ground
are not suitable for playing at a higher level.
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The Reservoir Fields are owned and maintained by the Vale of Glamorgan and leased to
the Club. There are 3 pitches with a large club house, which has been extensively
developed - a recently developed training pitch is located at the rear of the club house,
with ‘modest’ floodlights.
The Club use Bryn Hafren ATP, maybe one hour a week, for training when the weather is
bad.
It is a self-sufficient club with good club house, adequate facilities and no desire to
relocate its training or match playing to another facility, which would only divert
footfalls, customers and business away from the Club.
As the Club has access to an all- weather pitch at the rear of the club i.e. at Bryn Hafren
as well as which it has its own floodlit training pitch, it would not be attractive to play at
Jenner Park even within a quality stadium, as this would divert players and supporters
away from the club social centre. The use of Jenner for training would also displace
income at Bryn Hafren, where a limited level of Rugby use of the ATP is required.
Furthermore 3G pitch hire costs would be higher than at present.
If Jenner Park was to be developed as a home for rugby competition, this would demand a
more expensive pitch - construction costs and weekly maintenance. Seeking WRU and
FAW league approval for a Rugby/Football ground share (shared use with line markings,
goals, staggered kick offs etc.) is an unprecedented model and would be difficult to
achieve at this time.
Finally, the replacement demands for a shared Rugby/Football competition carpet are
likely to be more frequent with rugby scrummaging and tackling creating a different type of
wear and tear.
There are however concerns which are a priority for the Rugby Club and it would
welcome a supportive partnership approach with the Council, working towards a
vision for the development of the game in the town.
The key issues are as follows:
The first team pitch is little more than a good parks pitch, and an open space, with
public rights of way, dog fouling, broken glass and no scope to control or charge for
admissions. It is on a slope with no floodlights.
The main issues and priorities are therefore to improve the quality of the pitch with
the levelling of the ground and protecting the pitch from dog walkers, maybe
diverting the right of way and being able to control entrants on a match day, at least
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for a 1½ hour period.
If the Club were promoted it would attract more away supporters, better players,
more home support, but all would be hampered or disadvantaged by the quality of
the ground.
Summary Analysis of Principle User Needs (Football and Athletics)
The following footballing priorities were evident from this review:
The Football Association of Wales and Welsh Football Trust wish to see Football
Clubs succeeding, becoming stronger and progressing up the leagues. Given the
current north and west Wales club dominance, it is particularly important that clubs
from south Wales are supported to secure a place in the Welsh Premier League. A
3G pitch at Jenner Park is not essential nor does BTUFC need a 3G pitch to
achieve this aim.
The Football Clubs and particularly BTUFC have ambitious plans to become bigger,
stronger and more successful. Ownership and management of their own club
facilities has been one of the keys to the success of other clubs – a number of
significant changes are demanded to achieve that objective but a 3G pitch is not
the most critical. BTUFC would need to build up the Club business to be in a
position to take on the running costs and 6-8 year £180k replacement liability for a
3G pitch.
There is a need for better facilities for football training and junior development –
Jenner Park is not necessarily the best location for a 3G pitch in Barry if these
objectives are to be met. Furthermore, BTUFC are the only club in Barry who have
advised that they consider a 3G pitch located at Jenner Park is the best option to
support football development in Barry.
From an athletics perspective, a 3G pitch at Jenner Park will undoubtedly weaken what is
already a relatively small voluntary sports club. It will remove the ability to host and train
for field events at the Stadium, and if constructed in the 2015 summer season would
wholly displace the athletics and significantly undermine the Club’s viability. Detailed
discussions will be required with the pitch contractor if a series of mitigation measures are
to be established, with the aim of reducing the negative impact on the Athletics Club.
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DEVELOPING A 3G COMPETITION PITCH – SOME IMPORTANT
LOGISTICAL CONSIDERATIONS
Getting the Approach to a 3G Stadium Pitch Right
Up until now Artificial Turf Pitches have generally only been constructed, managed and
maintained by Local Authorities, Schools Colleges and Universities. Furthermore, in the
education sector the business case for replacement carpets has been underpinned by the
essential curriculum or student business demands. In the case of Local Authorities there
has never been a demand for the maintenance of set-aside sinking funds and money has
always been found to replace carpets as and when they have reached the end of their life
and are no longer safe to use.
Different to grass, artificial pitches are ‘built facilities’, however unlike buildings their life
expectancy is not expected to exceed 10-15 years and historically a business case for the
replacement of carpets has rarely been demanded. As well as this until recently ATPs
have been sand-based and only used for competition purposes by Hockey with no FIFA
testing to apply.
So, planning for the future cannot be based on past experiences as well as which the
development of 3G football competition pitches has emerged at a time of extreme financial
pressure as well as facility closures, all demanding that future facility business plans must
generate sufficient income to fully cover not only maintenance and management but also
replacement costs. The FAW requires that Clubs receiving its funding for a stadium 3G
pitch, establish a protected sinking fund to cover the projected pitch replacement costs.
Sinking Fund Requirements to Cover the Capital Cost of the 3G Pitch Replacement
Unlike a training pitch say on a community or education site, depending on the intensity of
use and maintenance, a stadium pitch is unlikely to last beyond 6-8 years before the
carpet will need to be replaced, to continue to meet the 4 yearly FIFA testing cycles
necessary to retain a league license to play competitive matches (to meet European
competition standards a 3G carpet would require annual certification - FIFA 2 star with the
cost of testing in the region of £3,000).
A current estimate for the resurfacing of a full-size pitch, including the removal and
disposal of the existing surface and fill, could cost up to £180,000 plus vat. In the second
carpet replacement cycle the shockpad may need to be replaced at an additional cost of
up to £60,000. A total investment of £420,000 over 16 years, demanding a ‘net profit’ of no
less than £25,000 pa to fund a sinking fund.
The operator of a new 3G stadium pitch will need to be confident that they can generate
the necessary business to set-aside this fund out of the annual profits.
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Accommodating a Pitch within a Stadium Athletics Track
In terms of meeting the FAW Domestic Licence, the pitch size is confirmed in regulation
1.08(4) which states:
“The field of play must be 105m long and 68m wide. If this is not possible due to stadium
constraints, the minimum allowable is 100m long and 64 metres wide.”
Therefore, a reduced playing area could be considered within the confines of the track at
Jenner Park, but only to the minimum size of 100m x 64m (and subject to the introduction
of an approved temporary track covering).
In relation to run-offs, the industry standard is 3m for artificial turf pitches, but the Domestic
Licence regulation 1.08(5) requires 'a grass verge or alternative artificial turf of the
minimum width of 1.5m between the touch line and the perimeter barrier. It is
recommended that this distance is 3m'.
As Regulation 1.08(5) specifically refers to artificial turf, it could be permitted to install a
temporary 3G covering of the track for the playing season, so long as there is no danger to
the players’ safety.
The FAW would reserve the right to inspect and test this before any firm decision is
made in respect of awarding a Domestic Licence or indeed including the pitch on
the 'approved register of 3G pitches'- which would be a requirement for playing
competitive matches at any age or level of performance.
So in summary the FAW would not consent to a playing area which measured less than
100m x 64m and a 3m run-off to all sides would be required. A temporary covering of the
track when football is played may be permitted - but this would be subject to the design
detail and confirmation that the covering would be extant when matches are played.
Clearly the introduction of a temporary covering of the track from August to May is likely to
have an additional impact on the use of the stadium for athletics, as it is unlikely that the
seasonal 3G run-off will wear well when being lifted and replaced every week – however if
the inside lane of the track were not required for athletics training, then the temporary
covering could remain extant during the football season. The FAW Regulation for the use
of Synthetic Turf in all Competitions states that ‘the synthetic turf pitch, including run-offs,
shall be one continuous playing surface. It shall be green in colour.’
The difference between past ‘exemptions for grass pitches and now is that the Council is
effectively considering a ‘new build’ and as with other construction projects compliance
with the standards of the day are expected. The installation of a 3G pitch is no different.
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The industry standard, that any designer would have to conform to, is a 3m run-off to all
sides.
If the Council were to develop a 3G pitch with less than 3m run-off and the FAW considers
allowing the pitch to be used for competitive purposes with only 1.5m to all sides, in the
event of an injury sustained by a player moving from a secure footing on the turf to a hard
and different surface, liability would be targeted at the Council and perhaps FAW too. The
advice in this report must therefore be to comply with the minimum 3m run-off to all sides
such that the pitch once constructed is approved for competition purposed on the FAW’s
register of 3G facilities.
3G technology is new, and its introduction to a grass playing area within an athletics
stadium is a challenge - this report advises that the design approach must be fully
explored, with agreement to the design criteria and operational requirements secured from
FAW in advance of any procurement process. The temporary covering of an athletic track
is not an approach that has been widely used - we cannot recommend such an approach
without further and detailed investigation.
3G PITCH OPTIONS APPRAISAL
Facility Options
The facility options for Jenner Park arising from the feasibility review are summarised and
appraised in the following matrix.
OPTION DESCRIPTION ADVANTAGES DISADVANTAGES FINANCIAL
IMPLICATIONS
RISK
IMPLCTATIONS
1 3G facility replacing
grass pitch at Jenner
Park
100x64 playing area
with 3m run-offs to
all sides to meet
Welsh premier
standards
Design subject to
further drainage
review
Upgrade and re-open
the off-pitch social
centre
See APPENDIX D for
Improves the off-
pitch business
Increases pitch
use and income
No games lost to
the weather
Could enable
BTUFC to grow
stronger –
depending on the
management
model
Loss of two track
lanes
Loss of throwing
facilities
Possible break up of
athletics club
If athletics club
survive, restricted use
of 3G by football
(income loss c£16,000)
Competition surfaces
may last only 5-6 years
before a replacement
carpet is required
Construction
costs up to
£600,000 plus
fees and vat
Up to £150,000
for the social
facilities
upgrade plus
£50,000 for
conversions
Loss of athletics
club
Carpet fails FIFA
testing before
the sinking fund
is able to cover
the replacement
cost and football
clubs lose
league
membership
Business plan
weak if athletics
continue
Business plan at
risk when Colcot
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design specification
Consider maximising
suitable redundant
spaces around the
stadium for parking
or other
complementary
sporting uses to
further support the
business case
Work to be done on
football vision and
partnership
arrangements
Loss of good quality
grass pitch
Athletics or football -
one will be affected by
the contract period
No school us of the 3G
during the daytime
converted to 3G
or other facilities
are opened
An additional
artificial pitch
will impact on
the business
plans of other
facilities
Drainage issues
may make the
development of
a 3G difficult /
too costly /
impossible
2 Relocate the
athletics to a new
training facility on a
school site
See APPENDIX E for
summary description
of a Compact
Athletics Facility
Construct 3G pitch
alongside main stand
Release the land
‘gained’ for housing
(flats over parking)
and link with Court
Road Depot
development
Upgrade and re-open
the off-pitch social
centre
Work to be done on
football vision and
partnership
arrangements
3G football pitch
available 24/7
Better business
plan
Athletics gain a
unique training
facility – a hub -
on a school site
No disruption to
athletics – move
when ready
(subject to
contract
packages)
Land sale gains –
capital receipts
Better
configuration of
whole area –
multiple
improvements,
parking etc. linked
to Planning Policy
Possible break up of
athletics club
Competition surfaces
may last only 5-6 years
before a replacement
carpet is required
Loss of good quality
grass pitch
No school us of the 3G
during the daytime
More complex/difficult
to achieve
Perceived impact on
‘much loved’ Jenner
Park
Dependent on School
plans – timing issues
Construction
costs up to
£600,000 plus
fees and vat
Up to £500,000
for the
athletics
facility
Up to £150,000
for the social
facilities plus
£50,000 for
conversions
Capital
receipts from
housing
developments
Carpet test
failure and
football clubs
lose league
membership
Business plan at
risk when Colcot
converted to 3G
or other facilities
are opened
An additional
artificial pitch
will impact on
the business
plans of other
facilities
3 Retain grass pitch at
Jenner park
Replace ATP at
Colcot with 3G and
make Bryn Hafren
available 24/7
It’s a good grass
pitch that can be
upgraded
Grass pitch
upgrade only
c£50k
No 3G at Jenner may
be seen as a negative
move given
commitment of
Council
Construction
costs for 3G @
Colcot
c£180,000
subject to
survey
£795k capital
allocation may
be lost
Clubs may not
grow/get
stronger and
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(hockey)
Invest in Colcot only
if Parkwood grant a
reduced fee licence
to Vale Football
Upgrade and re-open
the off-pitch social
centre
Work to be done on
football vision and
partnership
arrangements
Grass pitch
stadium could be
more efficiently
run by Clubs/CIC
Won’t deter
progress towards
WPL
Athletics not
affected
3G pitch carpet
integrity probably
closer to ten years
(training pitches
do not require
FIFA certificate)
Use of Club House
may be more limited –
depending on
Parkwood/CIC options
for wider community
use
Up to £150,000
for the social
facilities at
Jenner Park
plus £50,000
for
conversions
Upgrade of
grass pitch
c£50,0000
The funding of
this option
could be
achieved by
way of
Prudential
Borrowing and
without the
need to use a
set-aside
capital budget
Jenner will
continue to be a
liability
Other Considerations
As a 3G stadium pitch, shared use with athletics and the inter-sensory cycle club means:
there would be a migration of rubber crumb from the 3G across the athletics track;
the pitch could not be used when athletics training/cycling was occurring;
5-aside cross-pitch use would be affected by the lack of ball catch fencing and
footballers running over the track in studded boots to recover footballs;
The development of additional five-a-side courts alongside Devon Avenue could be
considered as an alternative small sided games offer. The current estimated cost of
such a facility is £375,000 for a six court floodlit facility plus fees and any general
infrastructure improvements (3 court construction pro rata)
A detailed investigation is required to take account of access, planning matters in
respect of noise and light pollution and ground conditions. The above costs do not
take account of any design premiums
The development of additional five-a-side courts could offset some of the stadium
pitch inefficiencies, but the overall commercial benefit would be questionable as it is
considered that the capital investment required to develop a facility, to offset the
inefficiencies of the stadium pitch, and hopefully create a profit to finance the
renewal of the carpet, is the same as the cost of replacing the carpet in years 6 to 8.
Furthermore, it is considered that to maximise use, attractive small sided games
courts would be better located alongside the schools at Colcot Sports Centre.
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The development of a 3G pitch at Jenner Park would also be seen as the Council
spending nearly £800,000 on a single facility when there are significant issues for the
sports that if addressed could have a greater impact. For example at Colcot, where future
school developments are planned and where the High Schools, Welsh medium School,
College and Rugby Club as well as Football could all benefit.
An options appraisal and review of the Colcot Sports Centre and Artificial Turf Pitch
alongside the future development needs of football was undertaken in April 2012. In that
report the conclusions included recommendations to:
significantly review the changing pavilion accommodation
upgrade the artificial pitch to 3G
make better use of and review the need for the number of grass pitches with more
artificial pitches instead
create a strategic football hub with new all-weather facilities and appropriate
accommodation in support of an agreed football club development and business
plan for the Vale with the ATP at Bryn Hafren designated as a hockey hub with
appropriate support accommodation alongside.
Future Management Options for Jenner Park
3G Options
The following summarise potential 3G management options:
Direct management by Council – not considered appropriate as it would be seen as
competition for Parkwood
Management by Barry Town Utd FC – if the pitch is converted to 3G the Club would
be exposed to significant risk (carpet test failure) and the Council may have to
accept the future replacement liability. APPENDIX F describes the Football in the
Community/Community Hub Model promoted by the FAW
Control of the stadium vested in Community Interest Company – as above. Neither
club is currently considered to be robust enough to take on the management,
operational and infrastructure liabilities
Add the stadium to the Parkwood contract – loss of social and off-pitch income
potential to user clubs, Parkwood unlikely to accept a year 6 -8 potential carpet
replacement liability.
Grass Pitch Retained Options
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The following summarise potential grass pitch management options:
Direct management by Council – not considered appropriate – high cost relative to
the current levels of use
Management by Barry Town Utd FC – a workable option but may lead to conflict
with the existing ground share club, significant cash savings for the Council
would follow
Control of the stadium vested in Community Interest Company (CIC) – everyone
has a ‘say’ and profits can be distributed by activity levels, significant cash
savings for the Council would follow
Add the stadium to the Parkwood portfolio – not considered appropriate with the
retention of a grass pitch due to insufficient income
The establishment of a Community Interest Company (CIC) may secure NNDR and other
tax benefits.
A possible next step would be to consider the establishment of a ‘Stadium Company’ with
a view to ‘testing’ the new arrangements for a season – management, maintenance and
operation. The CIC to be responsible for all costs (less NNDR) in year one, after an initial
capital investment has been made by the Council.
Into the future the CIC would receive a lease for no less than 25 years for the operation of
the Stadium and in the event that it was unable to secure NNDR relief, the Council could
consider making an annual subsidy payment in respect of the track and infield for
educational use.
The CIC to be established through the primary users - Barry Town Utd FC and Rhoose FC
- together with the Athletics and Sensory Group. The financial return to the users to be a
matter for further consideration. Each of the current user groups would have license terms
established at the start of the leasehold arrangement with the Local Authority.
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TECHNICAL FEASIBILITY STUDY – EXECUTIVE SUMMARY
Presented below are the key findings of a feasibility study for the construction of a 3G
football pitch at Jenner Park. The assessment included, but was not limited to:
Laboratory testing topsoil and near surface subsoil samples obtained from site
On site dynamic cone penetration (CBR) testing
Desktop assessment of flood risks
Assessment of the floodlight system
A review of underground and overhead utility services which may affect the site
A camera survey of the infield drainage system and outlet
Procurement and review of historical maps
Planning consent for the development will be required and does not appear to have
applied for to date.
An automatic irrigation system is in place and this could be used to irrigate the new 3G
pitch but the system would need to be modified.
The pitch size should be a minimum of 100m by 64m plus 3.0m margins all round (106m
by 70m). To construct a pitch of this size the inner two lanes of the running track at the
sides of the pitch will need to be removed.
The site lies outside an indicative floodplain (river and reservoir). The site does not lie
within a Groundwater Protection Zone.
The orientation of the proposed development area is inside the ideal range stipulated in
the Sport England guidance.
The falls across the pitch are in a crown formation and not excessive. Minor regrading of
the falls would however be required.
The drainage outfall for the running track and infield area presently discharges directly
onto the Court Road Council depot. Drainage flows as a result of constructing a 3G pitch
are likely to increase. It is unlikely that permission will be granted to discharge the
drainage water into the local sewer network which appears to consist only of a combined
foul-surface water sewer. Limited flow to the sewer network may be permissible but that
would result in the need for attenuation. There are no surface water features such as
ditches near to the site. A possible option to discharge drainage water may be to soak-
away. To establish if a soak-away is viable then on site soak-away tests will need to be
undertaken. An alternative could be deep borehole soak-away but further investigation is
required. If soak-aways are not viable then it may not be possible to construct the
proposed 3G pitch.
A CDM Planning co-coordinator will need to be appointed to manage the H&S process
during the design stage. CDM regulations should be reviewed and fully understood and
the Client has responsibilities.
Site access is satisfactory and there is room to form a contractor’s compound at the south
western corner of the site.
Where sampled the pitch topsoil compiles with BS3882:2007 and the sampled topsoil
would be suitable for reuse as a general landscaping soil with the exception of low
Potassium levels. Where sampled the topsoil did not contain significant levels of chemical
contamination. However, slightly elevated levels of benzo(a)pyrene were detected in one
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sample of ash subsoil. Further advice with regard to this should be obtained by a qualified
environmental scientist.
Where inspected, topsoil depth ranged from 140-150mm. The sampled topsoil does not
contain significant levels of contamination. Where sampled the topsoil compiles with the
British Standard for general purpose topsoil with the exception of potassium levels which
are low.
Ash present in the near surface subsoil contains slightly elevated levels of organic
contamination, and it would be advisable to obtain further advice in relation to this from an
environmental scientist.
Where tested to a depth of approximately 950mm all subsoil CBR values were in excess
of 5% indicating adequate near-surface stability.
The estimated cost to construct a 3G pitch is between £417,395.00 and £573,022.60 exc
VAT.
There may be a requirement to install a water attenuation system depending on the
capacity of the drainage outlet. The cost of this system could be up to £50,000.00 exc
VAT. This is included in the costs stated above. The costs do not include the following:
Additional environmental site investigation
Onsite soak-away testing
Drainage study
Planning consent fees
Professional fees (Design, Contract Management, Construction Monitoring & CDM
Planning Co-ordinator). The additional site investigation, soak-away testing and drainage
study could cost between £7,000 and £10,000 exc VAT. The Planning Consent fee could
be in the order of £1,500 exc VAT. Professional fees could be between 5 and 10% of the
construction costs.
The proposed development area does not appear to be directly affected by underground
or overhead utility services.
KEY: No action required Action may be required Action required
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FACILITY CONSTRUCTION COST PLAN
The estimated cost to construct a 3G pitch is between £417,395.00 and £573,022.60
excluding VAT.
There is a large range in the earthworks costs stated as it is hard to predict the off-site
disposal cost of subsoil and topsoil. The cost of disposal is very much dependent on local
demand for soils during the construction period.
There is also a large range in the cost estimate of the carpet and shockpad system. This is
because there are numerous systems on the market of varying quality and depth, plus
varying warranties.
There may be a requirement to install a water attenuation system depending on the
capacity of the drainage outlet. The cost of this system cost could be up to £50,000.00
excluding VAT.
An automatic irrigation system is in place and this could be used to irrigate the new 3G
pitch, but the system would need to be modified. The ability to water the pitch during the
summer could be useful to help cool the playing surface, and to produce a surface with
improved ball roll properties. The cost to modify the irrigation system could however be
high as perimeter water cannons would most probably need to be installed. The decision
to retain and modify the irrigation would therefore need careful consideration.
The costs given do not include the following:
Additional environmental site investigation
Onsite soak-away testing
Drainage study
Planning consent fees
Professional fees (Design, Contract Management, Construction Monitoring & CDM
Planning Co-ordinator).
The additional site investigation, soak-away testing and drainage study could cost between
£7,000 and £10,000 excluding VAT. The Planning Consent fee could be in the order of
£1,500.00 excluding VAT. Professional fees could be between 5 and 10% of the
construction costs.
Athletic throwing events could possibly be relocated to land directly behind the western
stand, but the work required to make the area suitable could be extensive and this could
result in a high cost.
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3G SYNTHETIC TURF PITCH (106m by 70m inc 3.0m margins) Guideline Costs
Description Unit Quantity Min Rate Max Rate Min Total Max Total Minimum Maximum
1.0 Preliminary Items
Preliminary costs, including Health & Safety, Site setup
Temporary fencing and setting out £13,000.00 £20,000.00 £13,000.00 £20,000.00
2.0 Estimated Earthworks
Excavate & dispose of topsoil off site m3 1,113 £8.00 £15.00 £8,904.00 £16,695.00
Excavate & dispose of subsoil off site – assuming not contaminated.
m3 2,277 £5.00 £10.00 £11,385.00 £22,770.00
Amendments to running track – removal of inner two lanes Item 1 £8,000.00 £15,000.00 £8,000.00 £15,000.00
Cut m3 300 £2.00 £2.50 £600.00 £750.00
Fill m3 300 £2.00 £2.50 £600.00 £750.00 £29,489.00 £55,965.00
3.0 Sub-base
Laser grading formation m2 7,420 £0.10 £0.13 £742.00 £964.60
Formation compaction and proof roll m2 7,420 £1.40 £1.60 £10,388.00 £11,872.00
Lay geotextile to formation m2 7,420 £0.40 £0.50 £2,968.00 £3,710.00 Trimming m2 7,420 £0.10 £0.15 £742.00 £1,118.00 Supply, level & compact 350mm of modified MOT Type 3 m3 2,597 £22.00 £24.00 £57,134.00 £62,328.00 Supply porous macadam @ 40mm thick m2 7,420 £6.50 £8.50 £48,230.00 £63,070.00
£120,204.00 £143,062.60
3.0 Drainage Lateral drainage @ 7.0m centres m 1,060 £9.00 £11.00 £8,370.00 £10,230.00 Main perimeter drain & Junctions m 180 £13.50 £16.00 £2,430.00 £2,880.00 Outfall drain & connection No 1 £350.00 £500.00 £350.00 £500.00 Inspection chambers 450mm x 600mm No 3 £233.00 £500.00 £700.00 £1,500.00 Attenuation/soakaway costs if required No 1 £0.00 £50,000.00 £0.00 £50,000.00 £11,850.00 £55,110.00
4.0 Surface Perimeter tie in m 355 £12.00 £15.00 £4,260.00 £5,325.00 Supply and lay shockpad m2 7,590 £8.00 £11.00 £60,720.00 £83,490.00 40-60mm 3G synthetic surface including Infill m2 7,590 £18.00 £20.00 £136,620.00 £151,800.00 Install artificial turf inc line markings Item 7,590 £2.80 £3.00 £21,252.00 £22,770.00 £222,852.00 £263,385.00
5.0 Testing
Key stage inspections & testing Item 1 £3,500.00 £5,500.00 £3,500.00 £5,500.00
Testing to FIFA 1 or 2 Star & IRB Standards Item 1 £2,500.00 £3,000.00 £2,500.00 £3,000.00 £6,000.00 £8,500.00
6.0 Others Maintenance Equipment Item 1 £6,000.00 £7,000.00 £6,000.00 £7,000.00 Goals flags etc Item 1 £8,000.00 £10,000.00 £8,000.00 £10,000.00 £14,000.00 £17,000.00
Total exc VAT £417,395.00 £573,022.60
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With respect to timescales for completing the project, it is recommended that construction works are only undertaken under suitable ground and weather conditions. The date for first use is highly dependent on weather conditions during the construction phase. An indicative work programme is presented below for the construction of the 3G pitch.
3G Pitch Project Sequence & Duration
2015
January February March April May June July August
Design & Tender Works
Prepare CDM Documentation
Contract Negotiations
Mobilisation Contractor & Est Compound
3G Pitch Construction Works
Reinstatement
Install Sports Equipment
FIFA/IRB Testing as required
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THE BUSINESS CASE
The Council decision to proceed with this feasibility was partly informed by an initial
summary financial appraisal of a desktop assessment, provided by carpet supplier Notts
Sport.
As part of the initial consideration of the 3G pitch development suggested indicative pricing
and income was as follows:
Full sized pitch @ £70 booked for 2 hours over 3 days a week by football clubs for
training and mid-week matches
Third of pitch @ £30 booked over 2 hours over 5 days a week
4 match bookings of 90 minutes
An overall accumulative booking level of over 20 hours a week over 44 weeks
And a total income of £73,920
However, the above was not a bespoke model for Jenner or Barry and with the growth in
the number of 3G pitches in the Vale projected to increase by 3 or 4 over the next 3-5
years, competition for the letting of pitches will become stiffer and the willingness of the
football community to pay £70 for a pitch will be limited – particularly when there may be
cheaper options available. It is evident from current research that junior football facility hire
is price sensitive and only larger clubs will pay for their 1st team to hire a 3G pitch for
training.
Furthermore, a 3G pitch development at Jenner Park will have only a limited level of
use during the day – schools do not have curriculum time or budgets to travel off-
site to facilities, except where there are no other options available.
In addition, shared use with athletics for at least 2 nights a week, and the lack of ball
catch netting, will all have a bearing on the success of a 3G facility and the ability to
maximise the income necessary to pay for the management, maintenance and
necessary set-aside account demanding no less than £25,000 pa from the net profit
for the carpet replacement sinking fund to ensure the pitch achieves its FIFA
accreditation on an ongoing basis.
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PITCH MANAGEMENT FEASIBILITY
Indicative Income and Expenditure Plan
Model A
'Commercially'
Operated by
Parkwood Leisure or
Local Authority
Model B
Club/3rd Sector
Operated through
CIC
Without
Athletics
With
Athletics
Without
Athletics
With
Athletics
3G Pitch Indicative Income Sources Estimated Income
Winter
Other Barry Clubs- training, matches, five-a-side – both adult and
juniors 2 hours 40 weeks pa @ an average of £70phr £5,600
0 £5,600
0
Sunday leagues and other club matches 3 hours 30 weeks @£70 £6,300 £6,300 £6,300 £6,300
Mini Junior Leagues 6 hours 30 weeks @ £30 £5,400 £5,400 £5,400 £5,400
Holiday programmes – women and girls, development centres
net profit £5,000
£5,000
Coaching programmes including FAW/WFT – 60 hours @ £70 £4,200 £4,200 £4,200 £4,200
Barry Town Utd FC use for training and academy 6hrs per week
for 30 weeks @£70 £12,600 £12,600 £12,600 £12,600
Rhoose FC use for training demy 6hrs per week for 30 weeks
@£70 £12,600 £6,300 £12,600 £6,300
Adult and corporate leagues 40 weeks 18 teams £7,200 £7,200 £7,200 £7,200
School and college use up to 5pm FOC £0 £0 £0 £0
Summer
Summer use – women and girls, development centres summer
leagues 200 hours @ £45 £9,000 £9,000 £9,000 £9,000
Total estimated income £67,900 £51,000 £67,900 £51,000
3G Pitch Indicative Operating Costs Estimated Costs
Pitch maintenance (routine) 4 hrs per week @ £12 per hour £25,000 £25,000
£2,400 £2,400
Annual pitch surface maintenance (contractor £4,000 £4,000
Contribution to utilities/buildings-clubhouse £4,000 £4,000 £4,000 £4,000
Changing facility cleaning 14 hours @ £9 per hour £6,174 £6,174 £4,802 £4,802
Floodlighting (Sept- April) 300 hours @ £5 per hour for 250 lux £1,500 £1,500 £1,500 £1,500
Sinking Fund for carpet replacement shockpad floodlighting
(£80,000 start-up set aside in sinking fund) £25,000 £25,000 £25,000 £25,000
Other costs inc insurance £2,500 £2,500 £2,500 £2,500
Pitch Manager - supervision promotion bookings £22,000 £22,000 £15,000 £15,000
Other 3G costs
NNDR £49,000 £49,000 £0 £0
Marketing and promotion £3,000 £3,000 £3,000 £3,000
Replacement equipment (nets, posts etc.) £1,000 £1,000 £1,000 £1,000
Total estimated annual costs £139,174 £139,174 £63,202 £63,202
Profit/Loss -£71,274 -£88,174 £4,698 -£12,202
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Indicative Timetable of Use to the Required Income and Expenditure Plan
Indicative/Anticipated Weekly Use of 3G Pitch
A term–time winter programme
Monday Tuesday Wednesday Thursday Friday Saturday Sunday
Maintenance
8.30 – 10am
Maintenance
8.30 to 9.30
Maintenance
8.30 to 9.30
Maintenance
8.30 to 9.30
Maintenance
8.30 to 9.30
Maintenance
8am to 9am
Maintenance
8am to 9am
School use School use School use Disability
team training
School use Junior
Football
League
matches
9am –11am
Junior
football
league
matches
9am - 11am
Disability
team training
College
team training
Junior team
training 4pm
to 5pm
5 aside
Leagues
College team
training
Hired out
from 11am
to 1pm
Sunday
Adult
League 11 –
1pm
5 aside
Leagues
Community
use
Unemployed
/disengaged
groups
Community
use
disengaged
groups
Disability
matches and
training 4.30
- 6pm
Girls Turn up
and play 4pm
to 5pm
Firsts or
Under 19
warm ups
6-8yrs
coaching
1pm – 2pm
Junior teams
or after
school clubs
4pm to 6pm
Junior teams
or after
school clubs
4pm to 6pm
Junior teams
or after
school clubs
4pm to 6pm
Academy
Girls 5pm to
7pm
Parties/5aside
Leagues
Firsts or
Under 19
match
2 to 4.30pm
Youth or
Academy
match at
2pm
Girls and
Ladies
training
Academy
teams
training 6pm
to 8pm
Academy
teams
training 6pm
to 8pm
First Team
training 7pm
to 9pm
Junior team
training or
matches 5pm
to 6pm
Possibility of
Under 19
playing at
5pm
Ladies or
Academy
match at
4pm
Bookings till
10pm
Under 19
team training
8pm to 10pm
5 aside
Leagues
Bookings till
10pm
Bookings till
10pm
Bookings till
10pm
Bookings till
10pm
Bookings till
10pm
N.B There will be less use during June when main football stops, but pre-season starts in July and training
and friendlies start immediately.
Indicative Maintenance Requirements
A robust maintenance schedule for a well-used full size 3G pitch is crucial to:
retain a safe playing environment
retain acceptable playing characteristics
minimise wear and deterioration of the surface
maintain an visually appealing environment
maximise the life of the playing surface
The specific focus of the maintenance regime is:
To prevent pile flattening the effects of which can include:
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o Low grip due to lack of stud penetration
o Increased risk of skin burns
o Increased fibre wear and tuft lose
o Excessive ball roll – surface too fast; biggest cause of FQC field failures
o Inability to de-compact infill leading to loss of shock absorption, excessive
ball bounce and reduced water permeability
To maintain infill distribution - poor infill distribution can cause:
o Loss of grip, low rotational resistance and poor foot grip = potential ankle
injuries
o Excessive deformation – high player fatigue
o Rubber splash -eye contamination – injury risk
o Higher surface temperatures on sunny days
To remove litter, debris and dirt, minimising infill contamination
Indicatively a FIFA 1Star pitch has a recommended maximum use of 2,500 hours pa (30
players per hour) and demands 1 hour maintenance for every 4 hours of use and testing
every 4 years at an approximate cost of £3,000. The table below provides an indication of
the main features of such a maintenance programme.
UEFA Education Programme Guidance on 3G Maintenance
Minimum
frequency Recommended Operation
Typical time
allowance
As required Daily Litter removal 0.5 hour
Weekly 2 / 3 times per
week Infill redistribution
1 hours per
operation
Weekly Every 10 hours
use
Brushing / grooming to lift
carpet pile
2 hours per
operation
Weekly Daily Inspection of seams and joints 0.5 hour per
inspection
Every six months Quarterly Infill de-compaction 1 day
Yearly – as
required As required Moss treatment and weed treatment
Six years – as required Rejuvenation
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Pricing Policies
The table below provides a summary of the current prices for football facilities.
CURRENT PRICING POLICIES
LOCATION FACILITY/USE FEES
Jenner Park The cost per match
With lights
£288.50
+£80
Countywide Grass match pitches
Changing rooms
£36.50
£12.50-£18
Colcot ATP full size without floodlights
Half size without floodlights
Changing rooms
Sports hall
£51.75
£27.45
£10.50
£44.25
Cowbridge 3G ATP full size with or without floodlights
Half sized pitch with or without floodlights
Match pitch with or without floodlights
Changing rooms
Sports hall
£70
£35
£80
£10
£40
Hiring and product prices will need to be set at a level that will allow for all costs to be
recovered (including any salaries, insurance and basic equipment) and build a not for
distribution profit in order that on-going maintenance, future capital requirements can be
self-funded from reinvested profits. Pricing will also reflect the quality and nature of the
facilities/product/experience.
A community inclusive facility will demand realistic prices in line with what is an affordable
rate in the area.
If affordable, pricing concessions can be introduced (for example - students and the
unemployed, discounted rates in off peak times and for special groups – club discounts
etc. to encourage as much engagement as possible).
Pricing will be determined by the following factors:
Numbers
Time of hire (peak and off peak hours)
Length of hire (number of hours)
Area of hire (facility, whole pitch, half pitch etc.)
Frequency of use (i.e. long term regular commitment or one off hire)
Commercial business or community based organisation
Type of event/use i.e. customers paying commercial rates or charitable
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Changing room requirements
Floodlight requirements
Overhead costs
Benchmarked prices
Indicative Fees for the Hire of a 3G Pitch
Whilst preparedness to pay has not yet been tested (any survey is unlikely to produce a
‘true picture’), with the predicted growth in 3G pitches it may prove difficult to attract
sufficient customers in the future prepared to pay the necessary higher rates.
Proposed Jenner Park 3G Prices excluding VAT
Full pitch Per hour Half Pitch Per hour Third pitch Per hour
Peak £70 Peak £30 Peak £20
Off Peak £45 Off Peak £20 Off Peak £15
Floodlights £4 Floodlights £3 Floodlights £2
The Club House and Changing Rooms
The property section of the Vale of Glamorgan County Council undertook a condition
survey in June 2013 and the subsequent report identified that maintenance works of just
over £150,000 were required to bring the building up to an acceptable standard.
The report concluded the building was generally sound, although some concern was
expressed in respect of the inter-connecting corridor, between the two ‘ground floor social
areas’. The outline schedule of required works identified the most significant costs to be for
internal decoration and upgraded floor surfaces along with extensive electrical works to the
building.
The hot water systems were considered to be satisfactory for their age.
Currently the basement area of the building is used as two changing rooms supporting use
of the stadium facilities and the ‘ground floor’ area has been re-decorated by current users
– although a large part of the upstairs area is currently ‘mothballed’ and in a poor state of
repair.
This report considers that there is little potential to extend the use of the building beyond
support accommodation for the stadium, other than the currently mothballed social area
could be converted into an open plan dance/activity studio, which could also be used for
social events organised by the resident clubs and wider community.
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The basement area was constructed with 4 changing rooms,2 of which were subsequently
converted into a skittle alley and it is proposed that further consideration be given to
converting the ‘games area’ into a learning suite/meeting room which could be used to
support extended adult learning classes in future years. Such a conversion would be
subject to survey, satisfactory escape routes and appropriate ventilation to the space to be
created.
It is recommended that any wider and longer term use of the facility should be the
subject of a local community needs assessment i.e. demand for playgroups;
community spaces; healthy living suite including consultation with Parkwood
Leisure Ltd in order to consider the potential for complementary developments
which would not compete with the existing leisure facilities in Barry .
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SUMMARY DECISION CONSIDERATIONS - PRINCIPLE OPTIONS AND
SUGGESTED NEXT STEPS
3G at Jenner
The year 4 FIFA testing regime and potential carpet failure before year 8 puts a big liability
in the hands of the ‘operator’. In which case the operator options scenarios would be as
follows:
The Local Authority would be unlikely to take on the liability
Parkwood Leisure would be unlikely to take on the liability
The Clubs (CIC) would be exposed to enormous risk and would require Local
Authority underwriting
Athletics would be compromised by the loss of a throwing facility
The business plan for the 3G would be compromised by the athletics use
The development of additional small sided games courts would go some way to
mitigating the business inefficiencies – the capital cost of floodlit courts are
estimated to be £375,000 for a six court facility (3 court construction pro rata)
3G at Colcot
A solution to the pressing need for better artificial surfaces for football
Not an additional facility, just better (assuming replacement of the current ATP)
Would demand a partnership with Parkwood to secure access for football
development/juniors etc.
Grass at Jenner
Most appropriate way forward to establish a CIC and test management ability for
one year
Would deliver significant savings to the Local Authority if the CIC were able to
secure mandatory/discretionary NNDR relief
Would demand investment in the region of £50k to improve the grass pitch and
assist in its long term maintenance as a quality grass pitch
Athletics would remain 'as is'
SUGGESTED NEXT STEPS
Discussions with Parkwood Leisure reference Colcot and formal consideration of
Jenner Park options – business case for club house and 3G alongside other
development opportunities on site to maximise income and impact
Discussions with clubs to test the appetite to establish a CIC Stadium Company
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Calculate the prudential borrowing capacity following the establishment of a CIC
and the reduction in Jenner Park running costs
Consider relocation of athletics and wider range of site redevelopment options to
maximise overall impact and all round gains
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APPENDICES
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APPENDIX A
SUMMARY OVERVIEW OF PROJECT
Project Aim:
To attract wider use and promote Jenner Park as the Vale's centre of sporting excellence.
Project Objectives:
To carry out a detailed study to identify all costs and income opportunities relating to
the construction, hire and maintenance of a 3G facility at Jenner Park, including
consultation with existing and potential users and local stakeholders (i.e. local
clubs/community groups; schools/College and National Governing Bodies) to assess the
need, likely demand and take-up for such a facility in Barry and gather feedback
regarding proposed hire rates for various sports activities informing an assessment of
possible income levels.
To also enable the Council to consider developing the stadium buildings in tandem
with the pitch to maximise their use for a wide range of sporting and community
operations in the future. The study will include an assessment of condition of the
existing infrastructure i.e. floodlighting, changing rooms and access routes will also be
reviewed in line with increased use and to comply with DDA.
As well as addressing design and technical and initial capital build considerations,
maintenance schedules and costs will be fully detailed including recommended
management models and associated costs i.e. for supervision, taking of bookings,
promotions, administration and collection of income.
Principle Sporting Considerations - Football, Athletics and Rugby
Whilst the creation of a full size rugby pitch may not appear feasible, rugby needs and
demands will be considered as part of the study to include the option of developing a
football pitch with a shock pad such that full contact rugby training could be offered to local
clubs and schools even if a full size rugby pitch was not an option.
Consideration of Athletics needs will involve discussions with the Barry and Vale Harriers
Athletics Club and Welsh Athletics to assess future needs, demands and options.
Project Timescales
A timescale for delivery will be considered as part of the study including the identification
of any potential construction problems. (The earliest possible construction date would be
during the summer of 2015/16).
Required Outputs
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Consultants will investigate and make recommendations regarding:
Ground conditions to include trial pits and sampling (or equivalent methods if as effective
and less disruptive). Reinstatement is to be to sports turf standards and must not interrupt
football league fixtures
Existing drainage (including camera survey) and irrigation system
Pitch and track dimensions in relation to FAW recommendations for synthetic pitches i.e.
regarding run-off onto athletics
Accommodating or relocating field throwing events
Condition of existing floodlights, changing rooms and access routes
Consultants will carry out:
Local stakeholder engagement and consultation with existing users
Surveys with potential user groups, local clubs and schools to ascertain likely demand and
uptake for the facility
Consultants will prepare:
Ground investigation will provide specification and construction methods and materials for
the preferred synthetic pitch system for the purpose of evaluating the estimated cost of the
project both within the feasibility study and form part of the Employer's Requirements for
an Invitation to Tender
Recommendations for pitch testing against performance standards
Dimensioned drawings to show the layout of the pitch and adjoining areas (topo survey will
be issued in CAD format to present layout drawing)
Cost schedule for all construction elements of the preferred system including assessment
of warranties and guarantees
Specifications and costs for all sports equipment associated with the new pitch
Assessment of the project sequence and duration
Recommended contractors with references and completed projects
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Income projections and opportunities for the hire of the new facility including provision of a
sinking fund for replacement costs
Maintenance schedule and rates Years 1-5 for all operations relating to the upkeep of the
pitch including purchase of tractor / equipment, attendants and administration
Recommendations for line markings, sockets and any other requirements for dual pitch
use as approved by FAW
An initial risk review
Project Management and Reporting:
Consultants Client Manager and appropriate team members will report to the Client
Working Group at regular intervals including attending regular progress meetings with the
Client Working Group together with other consultees as required.
In addition towards the end of the commission the Consultants team will be make a
presentation to Council Members and stakeholders.
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APPENDIX B
CONSULTEES INTERVIEWED AS PART OF THE FIRST STAGE
FEASIBILITY
Football
Ken Bryl, Secretary and Treasurer, Rhoose Football Club
David Cole, Secretary and Gavin Chesterfield, First Team Manager, Barry Town
United Football Club
Tony Williams, Vale of Glamorgan League Chairman, Lee Saunders, Vale of
Glamorgan Mini Football Coordinator
Wesley Drew, Vale of Glamorgan League Safeguarding Officer
Any Pask, Welsh Football Trust, Football Development Officer, Club Development
Jay Probert, Welsh Football Trust Regional Coordinator and Manager
Athletics
Michelle Briscombe, Secretary, Fred Malkin, Chairman and Danny Carter, Club
Coach, Barry and Vale Harriers
Matt Newman, Chief Executive, Welsh Athletics
Rugby
Colin Ham, Barry Rugby Football Club – telephone interview
Disability Sport
Cliff Hayes, Inter-sensory Cycle Club
Strategic
Dave Knevett, Operational Manager of Leisure and Tourism
Mike Matthews, Strategic Planning Officer, Education and Learning
Jane Wade, Operational Manager, Property Manager Parkwood Leisure
Coleen Tumelty, Parkwood Regional Manager; James Webber, Vale of Glamorgan
General Manager
Phil Beaman
Cllr Gwyn John
Malcolm Drysdale
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APPENDIX C
3G PITCH TECHNICAL FEASIBILITY REPORT
Separately Attached
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APPENDIX D
3G PITCH DESIGN SPECIFICATION
Separately Attached
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APPENDIX E
COMPACT ATHLETICS FACILITIES – SUMMARY DESCRIPTION
Compact Athletics Facilities have been developed by UK Sport and Sport England in
partnership with UK Athletics to inspire a new generation of young people to participate in
athletics.
The concept is based on taking the main elements of a full sized athletics stadium and
scaling them down to a more affordable and appropriate solution for smaller sites.
Certainly Compact Athletics Facilities would be beneficial where the provision of a
standard 400m track is not viable and where complementary sports provision in schools
exist - where the facility provider wishes to provide a cost effective entry level facility.
The first principle of Compact Athletics Facilities is to create elements for running, jumping
and throwing - a running straight of 60m-100m will provide the focal point of any Compact
Athletics Facilities allowing participation in the wider range of activities. It would provide a
suitable space for training and developing specific skills, such as starting, baton changing
and finishing - skills for different disciplines. The running straight can be 4, 6 or 8 lanes
and the indicative cost for a 6 lane 60m straight is, £70k. A 120m straight which would
allow for warm up and warm down together with a run off area would therefore cost £140k.
The straight can be used for hurdles, shuttle runs and runs between turning boards,
supporting specific training and curriculum requirements.
Long jump areas can be provided beyond the warm up/warm down area and the cost of a
3 lane long jump/triple jump, sand pit and cover, excluding the run ups would be in the
order of £25k.
Clearly throwing areas can be provided on the grass areas alongside the track and
indicative costs for one throwing circle would be c£10k.
Protective screens can be provided ranging in cost from £7.5k-17.5k
Clearly providing the Compact Athletics Track adjacent to other facilities, in Barry’s case
perhaps alongside the Bryn Hafren ATP, would allow for a 300m running track to be
marked out on the artificial surface, with the sprint straight developed alongside the current
pitch boundary.
It would be possible to extend the sprint straight to provide a 4 lane training track –
providing a 6 lane straight and 4 lane track with total costs in the order of £400k, for 400m
and significantly less for a 200/300m facility.
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Floodlighting costs would be in the range of £15 – 40k and the total cost of a mixed
development, forming a Compact Athletics Facilities, would be in the order of £500-
£700,000
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APPENDIX F
A JENNER PARK - FOOTBALL IN THE COMMUNITY / CLUB HUB
The vision of the FAW/WFT is to use the 3G programme to enable Clubs to develop
Community Hubs as illustrated in the diagrams below.
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Many Football Clubs across the UK have a successful track record in delivering ‘football in
the community’ through participation and learning programmes.
One of the best examples of a Welsh Premier League Football in the Community
Programme is to be found in Rhyl
The Rhyl City FC Football in the Community aims are to: develop activities which increase
participation rates for all members of the local community which helps achieve social,
education and health goals.
Rhyl FITC’s turnover in the last 6 years has grown from £73,000 with 2 full time staff, 3
casual staff to £230,000 with 6 full time and 7 part time staff. Its successes have included:
16,500 children engaged in soccer camps; Street Strikers; Little Champs ; After school
football programmes; Mini Maestros; Girls football .
Education and Learning – ‘Strikers’ delivers learning outcomes for over 650
participants/disaffected young people:
Pupils who are under attaining at school; Offenders and ex-offenders ; Participants
engaged from disadvantaged and diverse communities; Groups at risk of social
exclusion; long term unemployed; loan parents.
Providing a secure and exciting learning environment encouraging higher
expectations and raised aspirations and improved health and well being
Achieving raised standards and achievement in literacy/numeracy
Developing skills to progress into further education, training and employment
3G developments could be used as a platform for establishing/developing Football in the
Community models - to deliver future community benefits and learning outcomes, with a
focus on young people.
Such a model would demand the appointment of a Business Manager responsible for
working with the Clubs to secure the smooth running of the ‘whole stadium ‘business’– a
single overarching management team.
Unlike larger established semi-professional Football Clubs, the current users are not
considered developed or robust enough to take on such a wide ranging community profile
at this stage – this is some way down the line.