Consultation Report November 2021
WORTHING RUGBY FOOTBALL CLUB - CONSULTATION REPORT
The principal purpose of this Consultation Forum (November/December 2021) is to find out what the club’s members would like the club to provide in the short term and long term future.
The Consultation Forum also provides an opportunity of reporting on the Futures Group’s work and sets out some solutions.
Introduction & Background
Founded in 1920, the club moved to the old 6 acre ground at Castle Road, Worthing in 1927 and then to the present 24 acre Roundstone Lane site in 1977. In 1977, at Castle Road, there was nearby creeping residential development – rather like the club now has with the Bramley Green Estate to the west and to the recent developments to the north and south of us. In 1978 Roundstone Lane was a narrow unlit country lane! Surrounding residential development has caught up with us - again! Our current Clubhouse is 43 years old and requires regular significant renovation and upgrade (eg. roof, furniture & furnishings etc). The playing surfaces, floodlights, spectator stand and car parks require considerable works. Furthermore, the club needs to provide more on-site car parking. When the land to the North was developed we lost the use of that field as an overflow car park. Since 1977, squad sizes have increased and women’s and girls’ rugby has been introduced; as a result the club’s existing changing facilities are inadequate. All in all, substantial sums are required. We have a thriving membership and rugby played at a very wide range of standards from National Level 4 downwards – including men, women, boys and girls. Probably, we are the best Rugby Club in the South. But as the club continues its progress, the playing, training and changing facilities need upgrade and better more commercially useable facilities are needed to enable more sustainable income. For many years a sub- group of the club’ s Management Committee has been looking into the future of the club either at its present 24 acre site in Roundstone Lane or el sewhere. That ‘Futures Group’ has over the years had one fundamental principle namely that it will only be worthwhile re-locating to a new site if a ‘suitable and acceptable alte rnative site that stacks up fin ancially’ can be found. There have been numerous club General Meetings and Forums at which attending members have received updates and progress reports. At the club’s Forum by Zoom on 22 nd March 2021 the attending 50 members agreed (nem con) in principle that, in the absence of a suitable alternative, despite extensive investigations, the club should stay at Roundstone Lane and to update and improve its facilities by either a sale of part of its land or fundraising or both.
As a consequence of its work, the Futures Group concluded that there are three options:
1. Option 1: Remain at the club’s present site in Roundstone Lane, Angmering and self fund all necessary maintenance 2. Option 2: Sell 2.5 acres (approx) of the club’s present site to clear the club’s indebtedness and fund all necessary improvements/extensions 3. Option 3: Re-locate to a new site
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This document addresses all three options and opens the discussion as to what club members wish the club to provide in the future for the benefit of both current and future members.
But, first, what do the club’s members want?
- What new facilities would the club members like? - What improved facilities would the club members like? - What are the members’ objectives for the club? - What does the club need from a sale? and - Are they 1. To improve existing facilities 2. To provide new facilities 3. To clear existing debt 4. Something else? - And, what can the club afford?
The Futures Group does not claim to have the answer to all of these questions nor does it claim to have a complete list of what the club’s members mig ht want for the future of the club. However, to start the ball rolling, here are a few suggestions: Playing surfaces Artificial or Hybrid Pitch: change Pitch 6 from grass to an all weather or similar surface - available to WRFC and Community Use - can be revenue producing New Junior Pitch: At top end of Pitch 2 after removal of trees Upgraded floodlighting on Pitch No.4 Improve drainage to and quality of all pitches especially Pitches 1 & 6
Existing Clubhouse
Resolve Roof issues
Changing Facilities - Improve layout & size - Better provision for women & girls
Ladies Toilet on 1 st Floor
Clubhouse Extension – to south of existing clubhouse (same size as the 1996 extension to north of clubhouse)
Ground Floor - Better/larger/more suitable changing facilities - for the level to which WRFC aspires
- for hosting special matches (eg County Matches) - for visiting teams/squads (eg Harlequins Academy) - for Community Use in conjunction with use of WRFC facilities (incl AGP or HP) - goes with the Artificial or Hybrid Pitch 6 - self contained changing facilities for both Men & Women
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First Floor - New Social Areas consisting of multi use facilities - Additional Toilets - Improved commercial & 3 rd party users’ use/experience - Additional revenue opportunities - Southerly aspect for commercial aesthetics
Balcony - to extend south from existing balcony to line up with Pitch 1
Improve Car Parking
Improve existing car parks (Main and North) More on-site car parking needed
Improve PA System
Extend coverage to east side of Pitch 1
Connect to Mains drainage
Connect to mains drainage
Clear Debt The club’s current indebtedness stands at £403,069.61. That includes Mortgage, Me mbers’ and other Loans including Bank ‘Bounce Back Loan’ . The cost of servicing the above indebtedness is £49,240 per annum at the highest point assuming all loans are kept on. The club’s indebtedness rose from circa £250,000 in 2013 to circa £400,000 in 2016.
How much will it cost and what can the club afford?
The Futures Group investigated potential costs of a number of items and details are shown at Appendix A.
Where will the money come from?
If major expenditure is required for agreed works/improvements it could be achieved by a sale of a portion of the club’s land or if only a modest sum is required by self -funding.
On the basis that there is no available suitable alternative site (Option 3), we are left with Option 1 (Remain at Roundstone Lane) and Option 2 (Sell part) as follows:
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Option 1: Remain at Roundstone Lane & Self Fund
If we remain at Roundstone Lane and do not sell any part of it, can we afford to fund the items we would like?
Fundin g the club’s rugby is always a challenge particularly given elements outside the club’s control, such as weather and appetite for attendance at matches. In addition, sponsorship and pitch-side advertising are also dependent upon gaining sponsors’ support for the club ahead of other organisations/interests.
The financial benefits of hiring space, external (eg. circus, concerts etc) and internal (eg. conferences, meetings, wakes etc) should not be overlooked.
In brief: -
Clubhouse needs attention – maintenance & improvement - Tired pitches - No Artificial or Hybrid pitches - Expensive servicing of debt - Debts continue - Inadequate changing facilities - Car parking problems - Inadequate commercial facilities - First floor Toilets
What significant and cost effecting changes have occurred since 1978 when the clubhouse was built and pitches laid out? Leagues were introduced in 1987 as a result of which the cost of transport to matches has increased. Squad sizes have increased. Clubhouse was extended in 1996 by 9.5m (length) x 12.5m (width) with the benefit of a Lottery Grant (£89,000) and other loans & grants. Since the game went ‘Open’ in 1995 some players and coaches have been paid. In addition, at National League Levels 3 & 4, the cost of transport to league matches up and down and across England has not been cheap. During the past 15 years the average annual 1 st & 2 nd XVs teams’ Budget has been £185,000. Payments to players make up between 50% and 60% of that budget. The current annual cost of travel, with no support from the RFU, is approximately £13,000 per annum. Women’s and Girls’ Rugby has been introduced. The total rugby spend has increased over the last 5 years with the biggest increase being Girls’ Rugby, Junior Rugby and Colts Rugby; the club invests triple the amount in to these sections than in the past. Social Rugby for both Men’s an d Women’s Rugby has stayed at a static level of budget funding. The main pressures on the present facilities are two-fold: (a) Minis, Juniors & Girls rugby on Sundays. The club should be able to manage time/space and use of pitches better to avoid overcrowding etc. Other clubs survive with smaller fields. (b) Car Parking on Saturdays for Home 1 st XV League matches. This will be a continuing and increasing problem as support for the club grows.
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Playing expenses run at approximately £20,000 per month whilst ‘gate/programme’ income stands at £12,000 per month. The current budget for Sponsorship revenue is £106,000 for the current year. Whilst there will be revenue from membership subscriptions, bar and other sources, the budget indicates a very modest surplus for the year.
As stated earlier, the current indebtedness stands at £403,069.61 currently costing £49,240 per annum.
The club’s Management Committee has produced a 5 Year Cash Projection Summary which projects that for each of the next five years the club will generate net funds of £50,400 per annum which the committee states “ is very achievable and could even be bettered ”. The Summary shows small profits for four years including servicing all debts and then in year 5 a sharp increase in profits. That projection will not result in a significant reduction in the club’s capital indebtedness nor will it provide sufficient funds for any major improvements. However, the funds generated will provide extremely helpful monies to pay for essential maintenance, upkeep and some improvements. The Management Committee believes the club would no longer be classed as a distressed business and as long as a sensible business model is followed we can build on the current position. In considering the ‘pros & cons’ of Op tion 1, it will take 10 – 15 years to clear the current debt provided revenue streams continue and members support the efforts of the committee to maintain the club’s facilities.
Option 1 would also mean:
- No clubhouse extension (changing and/or social) - No car parking extensions - No Artificial or Hybrid pitches - Continuing significant reliance on the existing ‘faithful few’.
Option 2 - Sell part
The idea of selling a portion of th e club’s land has been discussed by the Futures Group for many years – as a realistic alternative in the absence of a suitable alternative site.
A number of options have been considered including:
Option 1 – Sell Pitch 5 with Frontage plus half of Pitch 4 – which might realise £3,750,000 Net Option 2 – Sell Pitch 5 with Frontage only – which might realise £2,000,000 Net Option 3 – Sell Frontage only of Pitch 5 – which might realise £600,000 Net Option 4 – Sell Frontage only of Pitch 6 – which might realise £475,000 Net These figures are all Provisional and are shown Net of CIL (Community Infrastructure Levy).
Depending on the net sum raised, the sale of part could provide funds for, inter alia, clearing debt and improving the club’s existing facilities.
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As a result of recent discussions together with the club’s formal response to Arun District Council’s HELAA ‘Call for Sites Pro - Forma’ the Council is aware that the club is giving serious consideration to the sale of circa 2.5 acres in the North West quadrant of the club’ s site at Roundstone Lane. But, nothing has yet been agreed or finalised. A number of local and national developers have contacted the Futures Group and have expressed considerable interest in acquiring the whole or a few acres of the club’s site. Accord ingly, there is no doubt that some very competitive offers are likely to arise if, as and when any part is advertised for sale. The Futures Group are ready to submit a ‘Pre - App’ to Arun District Council to improve the potential bidding.
The sale of part may be an attractive option if the area sold kept to minimum and the proceeds enough to cover yet to be agreed required works or improvements
The Club could gain: -
extended & refurbished clubhouse at least one Artificial or Hybrid pitch
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debts cleared
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tax paid
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- improved facilities for commercial sustainability - modest Reserve Fund - main drainage - AND still own at least 18 acres ALL within 24 months and u nlike ‘land swop’ deals, club retains 100% control
An indicative layout at Roundstone Lane following a sale of circa 2.5 acres accompanies this report.
Option 3 - Relocate to a new site - The search for a suitable alternative site
Over the past 10 years the Futures Group has looked at 9 different potential sites (but not necessarily in the following order) as follows: 1. Land on west side of Littlehampton and adjacent to the River Arun. Decision: Not suitable and too far west. 2. Land south of West Street, Sompting . Decision: Not suitable (includes Landfill) and destined to be a future Worthing Relief Road and Business Park. 3. Land east of B&Q (Lyons Farm, A27, East Worthing). Not available but not sufficient size or suitable in any event. 4. Land east of A280 . The landowner was only prepared to release a long thin strip of land running parallel to the A280 from the A259 in the south and unwilling to release a better shaped area. Decision: Not suitable. 5. Land south of A259 (Roundstone Farm) including land to the south of the railway line. This area was offered by Barratts but upon closer investigation there would be considerable problems and expense regarding a new vehicular bridge over the railway and the removal of overhead power lines. Decision: Not suitable due to potential cost and substantial potential (financial and other) risks. 6. Land west of Titnore Lane, Durrington and north of the Swallows Rest Restaurant. Decision: Not suitable due to size and uneven terrain. 7. Land north of A259 (Ham Manor – opposite Sainburys). This site would be of suitable size, with excellent access despite being split on either side of South Drive. The landowner subsequently withdrew the site due to potential future residential development opportunities.
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8. Chatsmore Farm, Goring (Part 1). This large site to the south of the A259, south/west of the Northbrook Roundabout and adjacent to Goring Railway Station was seen in 2011/12 as a genuine prospect for the club. Persimmons Homes own the site and offered to sell 40 acres (with just two pitches to the north of the Rife and the whole of the rest of the club’s new facilities to the south of the Rife) to the club in exchange for the club’s present site. The deal involved, at Persimmons’ expense, the levelling and laying down of pitches (including 4G pitches and floodlights) and the construction of a new purpose built clubhouse with all necessary ancillary facilities including car parking and spectator stands. By mid 2012 the point was reached where the club’s membership approval was required to commit the club to enter into a formal agreement with Persimmons. At a club Special General Meeting in September 2012 that approval was granted and work proceeded on the final terms and conditions of the formal Contract. During early 2013 99% of the terms and conditions of the formal Contract were then negotiated and at the Annual General Meeting in July 2013 the club’s members gave approval to commit the club to enter into a formal agreement. Then at the 11 th hour Persimmons withdrew the site because they believed they could obtain approval for residential development fromWorthing Borough Council, who were in desperate need for more housing in the borough. 9. Sea Lane, Ferring . In January 2017 Persimmons contacted the Futures Group to ask if the club would be interested in taking some land east of Sea Lane, Ferring. Persimmons own most of the open farm land to the east of Sea Lane and to the south of Ilex Way (running down to the sea). Curiously, this was one of the sites the club considered in the 1970s before opting for its present Roundstone Lane site. Following site visits and discussions, the Futures Group decided it was a site worthy of serious consideration and discussions proceeded and a draft Heads of Terms was prepared. Subject to obtaining all necessary planning permissions for both sites, in exchange for the club’s 24 acres at Roundstone Lane, Persimmons indicated that they were prepared to sell the club sufficient land at Ferring and to lay out and construct for the club all required playing surfaces (with some floodlights), clubhouse (with all ancillary facilities), spectator accommodation and car parking. There still, however, remains no final decision on precise layout, configuration, design of buildings, point(s) of vehicular access and costs. The Futures Group would expect that from such deal the club would, upon completion, have a substantial (possibly seven figure sum) Reserve Fund for future developments (including renewals of facilities). At a meeting with Persimmons on 5 th March 2020 they stated that Arun District Council would not support a Planning Application for the club’s use of the land at that time and that, therefore, an Appeal on that site would be inevitable. Since March 2020 there has been indecision in the location of land at Ferring being offered by Persimmons – originally it was land lying North/South parallel to Sea Lane and totally within the Arun District Council’s area, then an area to the south nearer the sea and later across the top near Ilex Way (in both Arun District and Worthing Borough Councils’ areas). Nothing has been finalised. No Planning Applications or ‘Pre - Apps’ have been submitted although the Arun District Council will be aware of possible future application as a result of informal discussions and Arun District Council’s request to local landowners for information about their sites (land banks). Persimmons was to submit its Response document to the Council’s ‘Understanding the Barriers to Delivery’. The Futures Group commented on that document before it was finalised to make sure that it did not prejudice the club’s position in any way. The club was at pains to ensure that all of its options remain open. So far as the club is aware that document has not yet been submitted by Persimmons to Arun District Council. Notwithstanding the above, the Futures Group is not in a position to recommend the Sea Lane, Ferring site at the present time for a number of reasons, including the following: (a) Persimmons have been very reluctant to agree the precise location and configuration of the land that would be transferred to the club. (b) Persimmons have yet to be clear regarding vehicular access to the site. (c) The site is very exposed to the elements, particularly from the prevailing south westerlies and being quite close to the sea. (d) The land is susceptible to flooding and as a consequence drainage may prove a major hurdle and expense. In any event, before any decision is made to proceed, a comprehensive ‘Fit for Purpose’ Report would be required from Persimmons including a Full Soil Investigation and Ground Condition Report and Conclusion. In addition, a Flood Risk Assessment and a Geology Report would be required. (e) If a deal was agreed Persimmons would require, as soon as acceptable Planning Consents were granted on both sites, unrestricted access to and full use of Pitches 4 & 5 (comprising 5 acres) at Roundstone Lane to enable Persimmons to start residential development on that 5 acres. Those two pitches would thus be lost while the club’s new facilities are laid out and constructed by Persimmons at Ferring .
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It is most likely that any Planning Applications would be rejected by the local planning authorities and Planning Appeals will be involved. If a deal was agreed it would probably take about 5 years before the club would be in a position to move from Roundstone Lane to Sea Lane, Ferring and during a major part of that time Pitches 4 & 5 would be unavailable to club’s use. 10. Chatsmore Farm, Goring (Part 2) – AGAIN ! In March 2017 Persimmons contacted the club to advise that the site at Goring was once again available for discussion and consideration by the club. Persimmons explained that Worthing Borough Council was desperate for more housing and, as a result, Persimmons would be submitting a Planning Application in early 2020 for development of the site to included approximately 470 residential units to the south of the Rife together with two or three pitches (two being floodlight) plus clubhouse and car parking on the south side of the Rife leaving grass pitches to the north of the Rife. Persimmons planned to talk to Worthing Borough Council about a possible combined residential and recreational use of the land south of the Rife. The Futures Group discussed possible layouts with Persimmons and preliminary plans were drawn up. Persimmons explained that the Planning Application would be prepared on the assumption the application would go to Appeal. On 5 th March 2020 the Futures Group had a meeting with Persimmons and a revised plan showing residential development to the south plus WRFC’s facilities to both south and north was discussed but not finalised. Despite these ongoing discussions, in August 2020 Persimmons submitted a Planning Application (for the south side of the Rife for 475 dwellings) that made absolutely no provision for the club south of the Rife. The Futures Group informed Persimmons that that was not acceptable because, as a minimum, part of the club’s facilities would have to be south of the Rife; the allocation of land to the club on the north side only was totally unacceptable. In October 2020 the Futures Group re- iterated that the club required, as ‘Minimum Requirements’ “some land to the south of the Rife to provide three full-sized pitches (at least one of which to be laid North/South) plus clubhouse, spectator stand and some car parking.” Persimmons replied that that option “can be explored further once the outcome of the Appeal is known.” Persimmons’ Planning Application failed and went to Appeal. The Appeal Decision is awaited. As a result of Persimmons’ actions, the Futures Group concluded that it was highly unlikely the Persimmons would offer a suitable part of the Goring site that would provide an acceptable relocation site for the club. If an acceptable proposal was eventually made by Persimmons then any planning application would be protracted and certainly subject to an appeal procedure.
WRFC Futures Group
November 2021
Brian Peart (Chairman), Neil Carter, John Cole, Barny Hall, Nigel Lyons, Tim Mackew, Ian McGowan & Bob Rogers
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APPENDIX ‘A’
Items of expenditure could include the following:
£
1.
Upgrade of Clubhouse
28,600
2.
Clubhouse Flat Roof
75,514
3.
Foul Water Drain (connect to main sewer in CALA site to south)
32,847
4.
Upgrade of Main Services (electric & water)
24,761
5.
Removal of Trees (main roadway, south of main car park & north of Pitch 2)
29,160
6.
Perimeter Fencing
10,000
7.
Car Parking
131,215
8.
Pitches (new Junior Pitch & upgrade of existing pitches)
27,733
9.
Pitch 4 Floodlights
42,608
10.
Artificial Grass Pitch
729,733
11.
External PA System
21,667
12.
Clubhouse Extension
486,274
13.
Consultancy Fees
31,200
14.
Legal, Planning & Developers Discount
200,000
15.
Operational Capital
100,000
16.
Loans
403,070
TOTAL
2,374,372
Disposal of 2.5 acres of Land (Nett) – Option Allowed £300,000 for CIL
2,159,826
Notes:
1.
All sums are Provisional
2. VAT at 20% (totalling £63,794) has been included for chargeable items. VAT is wholly recoverable on many items. 3. If Option 2 is agreed and goes ahead with the sale of Pitch 5, Option 4 (see Page 5) will still be available to the Club in years to come should additional funding be required. 4. There will be a liability for Capital Gains Tax and Corporation Tax on part of any sale proceeds. Specialist tax advice will be sought at the appropriate time. 5. The Loans include an RFU Loan of £10,000 which should be repaid within 12 months.
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