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Stadium Update 11/03/10

Wycombe District Council set capital budget and proposed timetable for New Stadium Development

“Executive Summary

Wycombe Wanderers Football Club and London Wasps Rugby Club share a constrained site which limits the scope of both clubs’ ambitions and does not reflect their potential contribution to the District’s profile, economy or community. The identification of an appropriate site for a new stadium and associated facilities raises strategic planning considerations that need to be progressed as part of the Wycombe Development Framework, and specifically a Core Strategy Alteration: this reports seeks approval for the work to be undertaken which will result in the Core Strategy Alteration.”

At a special Wycombe District Council Meeting on 25th February the Council resolved that:

(i) the commencement of work on a Core Strategy Alteration to identify a site and planning framework for a new stadium, and associated facilities and development necessary to achieve it, be approved

(ii) approval be given to the inclusion of a timetable based on that attached at Appendix 4 in the updated Local Development Scheme to be submitted to Government for approval (with any detailed adjustments delegated to the Head of Planning & Sustainability in consultation with the Cabinet Member for Planning & Sustainability); and

iii) the release of the identified funds (£500,000) within the major projects/ capital programme be authorised to enable this work to proceed. The proposed timetable (Appendix 4) is as follows:

Date Tasks

2010

Feb • Commence project

March • Finalise project plan/ procure necessary resources

April • Commence formulation of strategic options and evidence-gathering

Sep • Cabinet agrees options consultation

Oct-Nov • Public/stakeholder consultation on options (high level options + high level analysis and evidence)

May-Dec • Technical work continues, with focus on preferred option

2011

Jan • Cabinet agree preferred options consultation document

Feb-Mar • Public/stakeholder consultation on preferred option

Mar-May • Consideration of preferred option representations • Finalise evidence base

May • Local Elections

May-Jul • Finalise CSA submission document

Jul • Cabinet + Council agree pre-submission document

Sep-Oct • Public/ stakeholder pre-submission consultation

Nov-Dec • Consideration of representations • Preparation of topic papers

2012

Jan • Formal submission to Government

May • Public Hearing/ Examination

Jul • Inspector’s report

Jul • Adoption

The following is the full version of the Council Proposed Decision and Resolution of the Special Meeting of 25th February 2010

PROPOSED DECISION

That, subject to a positive decision on Item 7:

(i) the commencement of work on a Core Strategy Alteration to identify a site and planning framework for a new stadium be approved;

(ii) approval be given to the inclusion of a timetable based on that attached at Appendix 4 in the updated Local Development Scheme to be submitted to Government for approval (with any detailed adjustments delegated to the Head of Planning & Sustainability in consultation with the Cabinet Member for Planning & Sustainability); and

(iii) the release of the identified funds within the £500,000 authorised to enable this work to proceed.

Reason for Decision

In order to overcome the problems of the present stadium by allocating an appropriate site for a new stadium and associated facilities, in accordance with the vision for the District set out in the Sustainable Community Strategy.

Corporate Implications

4.1 £500,000 has been earmarked in the Council’s major projects capital programme to enable a Core Strategy Alteration (CSA) to be progressed. Costs would be principally incurred in relation to commissioning the necessary evidence base/ related work, engaging a temporary Planning Project officer for the duration of the CSA, Public Examination costs, consultation and publications.

4.2 The recently updated Sustainable Community Strategy makes reference to the need for a new Stadium. The CSA will follow the appropriate Local Development Framework procedures as defined in the Planning and Compulsory Purchase Act 2004. Section 26(1) of the 2004 Act permits a local planning authority to prepare a revision of a local development document (LDD), but the required procedures for the preparation of an LDD in accordance with the local development scheme as set out in this report apply equally to the revision of an LDD. Legal Advice and representation will be sought as appropriate throughout the process which may necessitate seeking Counsel’s opinion and which will collectively have significant financial implications.

4.3 The potential wider community benefits underpin the case for seeking to provide the planning framework for new stadium facilities. The CSA process will itself incorporate full sustainability appraisal, incorporating an Equalities Impact Assessment.

Executive Summary

4.4 Wycombe Wanderers Football Club and London Wasps Rugby Club share a constrained site which limits the scope of both clubs’ ambitions and does not reflect their potential contribution to the District’s profile, economy or community. The identification of an appropriate site for a new stadium and associated facilities raises strategic planning considerations that need to be progressed as part of the Wycombe Development Framework, and specifically a Core Strategy Alteration: this reports seeks approval for the work to be undertaken which will result in the Core Strategy Alteration.

Sustainable Community Strategy / Council Priorities – Implications

4.5 The identification of a site for a new stadium is part of the vision for the District in the Sustainable Community Strategy, and supports the delivery of the ‘sustainable regeneration’ and ‘delivering for younger people’ corporate priorities.

Background and Issues

4.6 In June 2008, Cabinet resolved that the Council would work with both the Wycombe Wanderers Football Club and London Wasps Rugby Club with a view to resolving the issues of the current stadium within the next 5 years. Discussions have continued since then and a separate report (exempt item 7) seeks approval to progress a collaboration agreement with the Clubs. Subject to that approval being given, this report seeks approval for the work to be undertaken to progress the Core Strategy Alteration to identify an appropriate site for a new stadium and related facilities/development.

4.7 The provision of a new stadium is sufficiently strategic that an allocation needs to be made through the Development Plan, i.e. the Wycombe Development Framework (WDF). To ensure that the most appropriate location and framework is identified, all potential sites need to be considered, including those that currently lie within the Green Belt. As the current Core Strategy (adopted in July 2008) does not provide the necessary context for such an allocation, a Core Strategy Alteration (CSA) is required.

4.8 Planning legislation requires that the first step in undertaking such an alteration is the identification of the necessary work within the Council’s Local Development Scheme (LDS), which is effectively the work programme for the Wycombe Development Framework. The LDS is about to be revised to reflect changes in the timetable for another WDF document, the Delivery and Site Allocations Development Plan Document, and the CSA can be added to the LDS before it is submitted for the requisite Government approval in February. Work would then proceed in accordance with the detailed timetable set out at Appendix 4, including one discretionary and two mandatory rounds of public consultation on the emerging proposals, and consideration of the Council’s final proposals at an Examination chaired by an independent Government-appointed Inspector. This timetable would work towards potential adoption of the CSA in July 2012.

4.9 The production of the CSA is beyond the existing, committed WDF work programme. Accordingly, additional funding of £500K is required to resource the project (including consultancy costs relating to evidence gathering, a planning project officer, statutory examination costs, consultation costs, and legal advice where needed), as outlined in the ‘Corporate Implications’ section.

4.10 It should be noted that, in order to deliver a new stadium in a timely fashion, work on the identification of a site through the planning process needs to start before the Council has taken its final decision to proceed with the project. Accordingly, there is a risk that, if the Council subsequently withdraws from the project as a developer, the planning work will have to be abandoned.

Consultation

4.11 Consultation would be integral to the CSA process; this includes three consultation stages as outlined above and in Appendix 4.

Options

4.12 The options for the Council, as a Planning authority, at this stage of this planning project are to:

• Take a pro-active stance and proceed as recommended

• Not be pro-active and, if the project proceeds, consider the matter through the submission of a planning application without the supporting CSA policy being in place.

4.13 Given that the issue has been identified in the Sustainable Community Strategy as a key issue for the District it is considered that the Council should be pro-active in its planning role, and seek to offer certainty and a sustainable framework for a stadium within the development plan. If the Council was not pro-active and merely responded to a planning application when it came in it is most likely that it would be contrary to the development plan and would be at risk of call-in by the Secretary of State.

4.14 At this stage it would be inappropriate for the Council to consider and decide upon specific site solutions as the WDF CSA process requires, as part of it, the consideration of all reasonable spatial options - and consultation on them.

Conclusions

4.15 The CSA route is considered the swiftest and most appropriate way to provide the context for the delivery of this strategic priority.

Next Steps

4.16 Subject to Cabinet’s approval, the next steps include the submission of the LDS to Government for approval, the appointment of a planning project officer/ coordinator and the commissioning of the necessary technical evidence. The first round of public consultation is expected to take place in Autumn 2010. The aim is for completion of the CSA in 2012, which would be expected to be followed by the consideration of any planning application, for determination in light of the new policy.

Background Papers

None

APPENDIX 4

Stadium Planning Project - Core Strategy Alteration – Summary Timeline

The key stages within this timetable are set out below (statutory planning milestones are shaded):

Date Tasks

2010

Feb • Commence project

March • Finalise project plan/ procure necessary resources

April • Commence formulation of strategic options and evidence-gathering

Sep • Cabinet agrees options consultation

Oct-Nov • Public/stakeholder consultation on options (high level options + high level analysis and evidence)

May-Dec • Technical work continues, with focus on preferred option

2011

Jan • Cabinet agree preferred options consultation document

Feb-Mar • Public/stakeholder consultation on preferred option

Mar-May • Consideration of preferred option representations

May • Local Elections

May-Jul • Finalise CSA submission document Jul • Cabinet + Council agree pre-submission document

Sep-Oct • Public/ stakeholder pre-submission consultation

Nov-Dec • Consideration of representations Peparation of topic papers

2012

Jan • Formal submission to Government

May • Public Hearing/ Examination

Jul • Inspector’s report

Jul • Adoption

Minutes of this Council meeting issued subsequent to the Meeting on 25th February resolved as follows

117. STADIUM

Cabinet had before it a report on the progress made since the in-principle decision of Cabinet in November 2009 to enter into negotiations with WSDL in respect of proposals for a new Community Stadium within the District. Tabled at the meeting were elements of an initial Community Needs Assessment and a summary of draft Heads of Terms for a collaboration agreement, which was returned after the meeting. Both documents were read by Cabinet and the Cabinet Member for Customer Services, Property & Procurement and the Head of Property Services explained the proposals and answered questions raised.

The following decision was made as, following the Cabinet decision in November 2009 to negotiate with WSDL, terms were nearing agreement for a Collaboration Agreement which required completion.

RESOLVED: That (i) authority be given for the Council to enter into a collaboration agreement with WSDL based broadly and aspirationally on the heads of terms referred to in the report (but without final commitment by the Council to the project under the terms of the agreement) with the detailed terms (including any amendments to matters included in the heads of terms) being approved by the Head of Property Services in consultation with the Cabinet Member for Customer Services, Property and Procurement and the Section 151 Officer;

(ii) an external law firm (to deal with the drafting and negotiation of the collaboration agreement and to advise as appropriate) and financial and other consultants (to advise as appropriate) be appointed, in all cases within budgetary provision; and

(iii) the balance of the budget provision in the Major Projects Programme be approved for release in pursuance of (i) above.

118. PLANNING PROCESS FOR A NEW STADIUM The report before Cabinet set out the planning process required in order for the Council to be pro-active in its planning role and to seek to offer certainty and a sustainable framework for a stadium within the development plan, given that the issue had been identified in the Sustainable Community Strategy as a key issue for the District.

It was considered that the provision of a new stadium was sufficiently strategic that an allocation needed to be made through the Development Plan which would require a Core Strategy Alteration (CSA). In order to deliver a new stadium in a timely fashion, work on the CSA would have to commence in advance of the Council reaching a final decision on the project but if the project did not proceed, the work on the CSA would be abandoned.

The CSA would consider all potential sites in order to identify the most appropriate location and framework. Consultation would be integral to the CSA process, which included three stages which were outlined in the report and in

Appendix 4 to the report. Members noted that the proposals were not just for a Stadium but included

associated facilities and enabling development.

The following decision was made in order to overcome the problems of the present stadium by allocating an appropriate site for a new stadium and associated facilities, in accordance with the vision for the District set out in the Sustainable

Community Strategy.

RESOLVED: That (i) the commencement of work on a Core Strategy Alteration to identify a site and planning framework for a new stadium, and associated facilities and development necessary to achieve it, be approved;

(ii) approval be given to the inclusion of a timetable based on that attached at Appendix 4 in the updated Local Development Scheme to be submitted to Government for approval (with any detailed adjustments delegated to the Head of Planning & Sustainability in consultation with the Cabinet Member for Planning & Sustainability); and

(iii) the release of the identified funds within the major projects/ capital programme be authorised to enable this work to proceed.

posted in new-stadium-update | 11.03.2010. 18:02 | 2 comments

AGM 2010

The AGM of Wycombe Wanderers Trust will be held on Thursday April 22nd 2010, a formal calling notice will be issued shortly.

Nominations are invited for any Trust member wishing to stand as a director of the Trust. A nomination form will be posted on this website shortly, however in the interim a form can be obtained by e mailing a request to secretary@wycombewandererstrust.com.

Nominations need to reach the offices of the Trust by 5.00 p.m. Saturday 20th March 2010

posted in annual-general-meeting | 08.03.2010. 17:41 | Write a comment

Under 25s section

WWFC Supporters Trust – Under 25s

The Wycombe Wanderers Trust has recently created a free ‘Under 25s’ section, which aims to give supporters aged 16-25 a voice as part of the Trust.

It offers a fantastic opportunity for supporters to be part of the football club and have their opinion heard through the Trust.

The aim of this new section is to improve the match day experience for the younger fan as well as looking after the needs of the supporters. It will encourage ideas in attracting more interest in the club and aim to get more people through the turnstiles at Adams Park.

Members will also be part of the wider Trust, and in an uncertain age of football ownership and finances it is becoming increasingly important for fans to act together and protect their interests

Membership for under 25s is free for the balance of the Trust financial year, after which the whole question of cost for all categories of membership will be reviewed. Joining is easy. Join here, on the Trust website or send an email expressing an interest to: Ed Langford (Under 25s Liaison) – ed@wycombewandererstrust.com

posted in under-25s-section | 22.02.2010. 12:55 | Write a comment

New sections for website

2 new sections have been added to the website.

The first covers the plans for a new stadium and the second is an area for the newly formed Under 25s section of the Trust.

The possible move to a new Stadium for the use of both Wycombe Wanderers and Wasps is a topic of interest to many ‘Chairboys’ supporters, and will surely be a subject of much debate in the future. In order to keep Trust members aware of ongoing developments we will regularly update our website with information that is relevant and in the public domain.

The Under 25s area will be run by an under 25 year old fan specifically for younger Wanderers fans, giving them a chance to become more involved in the Trust and through the Trust's two Board Directors have some say in the running of the club.

posted in breaking-news | 22.02.2010. 12:16 | Write a comment

New Stadium Update

Wycombe Wanderers ‘The New Stadium ‘

The key players in the decision making process at the present time are Wycombe District Council (WDC) and Wycombe Sports Developments Limited (WSDL), a company understood to be owned 100% by Steve Hayes.

Up until 2007/2008 the Rugby Premiership had imposed a minimum ground capacity of 12,000 for Premiership clubs and a time limit for compliance. Adams Park has a current limit of 10,000 imposed on health & safety grounds due to the lack of an alternative vehicular access/egress route to Hillbottom Road on match days in the event of an incident requiring emergency vehicles to attend the stadium. As WDC wanted to retain Wasps within the District, it was amenable to considering proposals for an alternative stadium that could meet these requirements and cater for perceived increase in demand for both rugby and football attendances.

This minimum ground capacity regulation was dropped in May 2008.

In April 2008 Adams Park was taken out of Green Belt to reflect it’s already built up nature.

The Wycombe District Sports Facility Strategy – Headline Needs Assessment document identifies the need for:

1. Wycombe Wanderers Football Club • Plan to develop a new 20,000 seat stadium with ancillary facilities, shared with London Wasps • Need outdoor training facilities – 6 football pitches and 3x3G covered pitches and changing fitness suite etc

2. London Wasps Rugby Football Club • Need a 20,000 seat stadium with ancillary facilities shared with WWFC • Need outdoor training– 6 rugby pitches and 1 3G STP and ancillary facilities including changing, fitness suite running track (indoor and outdoor), access to 25m pool.

At the meeting of WDC Cabinet on the 2nd November 2009 Minute 68 read:

“68. STADIUM The report before Cabinet sought to confirm the Council’s commitment to the relocation of the current Adams Park football ground in order to trigger the progression of the planning, site assembly and financial aspects of the new Stadium proposals The following decision was made as extensive discussions over the past two years (including a slow-down thereof over the past 12 months as a result of the recession), had now reached a fresh momentum, such that a Council commitment to the principle of financially supporting a new Community Stadium was now required, prior to formalising an Agreement with WSDL and to enable commencement of the planning process required to identify and seek reallocation of a relocation site.

RESOLVED: That in principle approval be given to the Council:

(i) entering into formal negotiations with Wycombe Sports Development Limited (‘WSDL’) to agree Heads of Terms for a new Community Stadium, based on;

(ii) cross-financing most of the cost of a new stadium and associated infrastructure up to the sum referred to in paragraph 13.11 to 13.13 inclusive;

(iii) procuring the works required under (ii), requiring

(iv) identifying an appropriate site and securing control of it, subject to planning considerations and processes, to enable the target programme to be achieved.”

Reference to the Major Projects Programme 2009/2010 – 2013/2014 shows the setting aside of allowances for a Stadium Commercial Feasibility Evaluation as follows: £80,000 in 2009/2010 £140,000 in 2010/2011 Previous reports had shown WDC budgeted expenditure under Stadium Review of Core Strategy (reference EDBC 45) of: £50,000 in 2008/2009, £250,000 in 2009/10 £200,000 in 2010/11, Stadium Planning Feasibility (reference EDBC 54) of: £41,000 in 2008/09 Stadium Commercial Feasibility (reference EDBC 55) of: £250,000 in 2008/09.

Although the latter expenditure may never have been incurred the figures reflect that WDC is taking the Stadium project very seriously.

A further consideration of the Stadium by WDC cabinet was due to be discussed on the 8th February 2010 when Planning and Feasibility Reports were to be considered, but the Stadium Report was withdrawn before the meeting. Further updates will appear on this website as and when we learn of any developments in the process.

22nd February 2010

posted in new-stadium-update | 22.02.2010. 12:00 | 1 comment

Statement regarding Don Woodward Article

A statement from Wycombe Wanderers Trust regarding the Don Woodward article.

At the request of Francis Glenister, a former Chairman of the Trust, Don Woodward was correctly co-opted on to the Trust Board at its meeting on the 11th May. This was clearly well before the meeting with Steve Hayes on the 2nd June, when the dramatic proposals for a change in the ownership of the Club were first announced.

As has been reported before, the Board of the Trust spent many hours during June and July discussing the proposals made by Steve Hayes and the Club. The Trust Board were not happy with the initial proposals and identified that without Brian Kane and Ivor Beeks backing, they would not succeed. When the Chairman of the Football Club openly backed the plans and stated the only other option would be administration, and following internal discussions, outside advice was then sought from both Supporters Direct and a highly respected law firm. The Trust found it had no alternative but to try and secure the best possible deal for the supporters of Wycombe Wanderers Football Club.

The legal costs incurred by the Trust were significant, but thanks to personal contacts by one of the Trust Directors the fees were kept to a minimum, whilst another Trust member generously covered these costs. Following these internal and external discussions the Board of the Trust needed to have further discussions and clarification on a number of points and this involved meetings with both Steve Hayes and his legal advisors.

Don Woodward took an active part in these discussions on behalf of the Trust Board. Following the members meeting on the 6th July when ownership of the Club was given to Steve Hayes, Don Woodward spoke to Talk Sport. This interview seems to have formed the basis for an article in “The Business Magazine“ dated 9th July which was placed on the Gasroom last Thursday. Neither the Trust Board nor Don Woodward were previously aware of this article.

The content of the 6th July interview given by Don, and the subsequent published article were discussed at the Trust Board meeting held on the 18th January 2010. Don Woodward expressed his regret that the interview and subsequent articles seemed to indicate that the “ saving of WWFC was due to the efforts of one man when in reality it was due to the Trust Board actively supported by outside advice paid for by the generosity of unnamed individuals….”.

The Trust Board acknowledged Don’s explanations and wished him well in his continuing activities on behalf of the Trust on the Board of the Football Club. As per the constitution Don will continue to be one of the two Trust Directors on the WWFC Board until the next Trust AGM, when both he and David McGee will offer themselves up for re-election.

posted in news | 20.01.2010. 11:48 | 1 comment

Frequently Asked Questions

Wycombe Wanderers Trust Frequently Asked Questions

1. Who Owns Wycombe Wanderers Football Club?

Wycombe Wanderers Football Club Ltd

2. Who Owns Wycombe Wanderers Football Club Ltd? (WWFC Ltd)

For all practical purposes Steve Hayes; who owns all 100,000 Voting Shares in WWFC Ltd. The voting shares control the club. If the Board of Wycombe Wanderers Football Club Ltd chose to vote against any Steve Hayes proposal he could call a poll of the voting shares and he would win 100,000 to nil.

3. Are there any other shareholders?

Yes there are two other classes of share. Ordinary Shares: There are 3,999,500 of these (not all of which have been issued), which do not have a vote and are owned by a large number of shareholders including Steve Hayes, Ivor Beeks, Brian Kane, Derek Vere and Wycombe Wanderers Trust itself. They only become useful if the club was ever sold for a significant price at which point the Ordinary shareholders could share in the bounty. Founders Shares of which there are 500. These are either held by the original 500 Founder shareholders or by the WWT which receives them as Founders either die or cease to have a season ticket. Currently the Trust owns 153 shares itself, Trust members own another 194 leaving the last 153 with Founders who are not Trust members. The Trust and its members own 69% of the founders shares between them.

4. Is there any point to the Founder Shares?

Yes. Most of the “Enshrined Rights” still exist and the Founder Shares come into play if WWFC Ltd., wish to:

a. Take of any action to change the nature of the Company’s business from that of the operation of a professional football club together with related commercial activities;

b. Convene a meeting to consider the passing of any resolution to vary in any respect the rights attaching to the Founder Shares;

c. Take of any steps to voluntarily wind up or dissolve the Company;

d. Take any steps to relocate the business and playing activities of the football club outside a radius of 5 miles from the Football Ground.

5. Who appoints the Board Members?

The simple answer is the Board of WWFC Ltd. In reality; Steve Hayes can use his voting shares to get the Board he wants.

6. The Trust appoint 2 directors to the Board, does SH have a veto on whom?

The Board of WWFC Ltd does

7. Who owns the Ground?

It is an asset of Wycombe Wanderers Football Club Ltd. They can use it to fund another stadium without reference to the Founder Shareholders as long as the new ground is within 5 miles of Adams Park as above. They cannot sell it unless they either have “a permanent interest in or the right to use a stadium of an equivalent standard in the High Wycombe area”

8. What happens to WWFC if Wasps move within the Wycombe Area, do we move with Wasps or will we stay at Adams Park

If the new Wasps stadium was within 5 miles of Adams Park and if WWFC Ltd had “a permanent interest in or the right to use it”; WWFC Ltd could make that decision without reference to anyone. Alternatively WWFC Ltd could wave its tenant a tearful goodbye and remain at Adams Park. All this very much depends on who owns the voting shares of WWFC Ltd at the time.

9. What happens to WWFC if Wasps move outside the Wycombe Area?

Unless the Founders agree we would not move with them. There would be financial implications not least the loss of income from Wasps as tenants but some costs would go too. In essence the club return to its pre Wasps financial structure.

10. What happens if Steve Hayes stops funding the club?

On the presumption that there is not a new owner or that SH does not find an additional funder to help; the club would have to break even. To achieve that it would have to cut down particularly on players wages and that is likely to precipitate a downward journey in the leagues. The club cannot be put into voluntary liquidation or dissolved without the Founders permission.

11. What might happen if the Club was put into liquidation

The Liquidator would be appointed by WWFC Ltd’s creditors. As it is likely that Steve Hayes would be the most significant creditor he would hold sway over which liquidator was selected. The liquidator would need to seek a new purchaser and in the absence of a better offer; Steve Hayes could buy back his club. This process is known as a “Pre-Pack” and was the more unpleasant option offered in the summer. Should Mr Hayes not wish to repurchase the club the Trust would receive £1.5m from him to start a new club.

posted in frequentl | 19.01.2010. 23:13 | Write a comment

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