Download - Stadium Park
The new Saints stadium
In a league of its own
Jun
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07
“This proposal will delivera stadium fit for a club of Saints’ global sportingstature and history.”Eamonn McManus, Chairman,
St Helens Rugby League Club
Contents
02_Introduction
04_The new stadium
06_Policy context
08_Saints: In a league of their own
14_The proposals in detail
16 _The former United Glass site
18 _The stadium design / The developer
20_Chalon Way / Knowsley Road
22 _Community involvement
24_Regeneration and economic impact
28_Next steps
They are the result of a partnership between the public and private sectors and, together, will help to deliver a step-change in the fortunes of the town,reversing decades of economic decline.
St Helens Council has joined forces with landowner and developer LangtreeGroup plc, St Helens Rugby League Club, retailer Tesco and housebuilderTaylor Woodrow to deliver a series of inter-linked developments to driveforward the economic revival of the town.
The proposals set out in this
document represent a once-in-a
-lifetime regeneration opportunity
for St Helens.
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In summary, these developments are:
• The transformation of a derelictbrownfield site to create a new18,000-capacity stadium for St Helens Rugby League Club, a 140,000 sq ft Tesco Extra, aswell as associated public realmand infrastructure improvementswhich will go hand-in-hand withthe development
• The redevelopment of theexisting town centre Tesco storeinto alternative high quality retailuse, significantly enhancing andextending the town’s retail offer
• The development of the existingSt Helens Rugby League Club siteto create high quality familyhousing which will enhance theexisting community
Together, these developments will create
thousands of new jobs and pump millions
of pounds into the local economy, strengthening
the borough’s economic base.
They will also deliver increased civic pride,
enhanced social inclusion and improved brand
image for the town.
They will, in short, deliver the kind of positive
economic impact that St Helens has not seen
for many decades.
It is important to note, however, that these
three schemes are inextricably linked. If any
single element were to fail, the entire project
would collapse.
The developments, together, go to the heart of
the strategic objectives laid out in a number of
policy documents, including the St Helens Unitary
Development Plan, the North West Regional
Spatial Strategy, the North West Regional
Economic Strategy and the St Helens Local
Development Framework.
In addition, the developments make a significant
contribution towards meeting the objectives of the
City Growth Strategy, in which private and public
partnerships are harnessed to define and deliver
new initiatives to drive wealth and enterprise.
These proposals will set bold new standards for
leisure and retail provision in the borough and will
act as a foundation for the continued regeneration
of the town for many years to come.
We hope you will get behind the proposals
to ensure this vision becomes a reality.
“It’s time the most successful team inmodern rugby league history had astadium which matches that success.”Paul Sculthorpe, Captain, St Helens Rugby League Club
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1,400new employmentopportunities for
local residents
410,000ft2
retail developmentgreatly increasing the
retail offer
190residential units to
be developed atKnowsley Road
This objective is particularly relevant to St Helens
because of the economic problems the town has
experienced through the decline of its traditional
coal and glass-making industries.
Much has already been done to address these
problems but there remains a physical, cultural
and social legacy across the borough which
requires continued attention.
In keeping with national policy, St Helens Council
and regional government organisations such as the
Northwest Regional Development Agency (NWDA)
have initiated local and regional strategies
to drive regeneration and urban renewal.
The linked proposals outlined in this document
go a significant way towards building on the
progress already made to reverse post-industrial
decline in St Helens. They are also entirely in
keeping with national policy and with local and
regional strategies.
The North West Regional Spatial Strategy (RSS)
states as its objective the need to secure urban
renaissance in the towns and cities of the North
West and achieve greater economic growth.
It recommends that a significant proportion of
development and urban renaissance resources
should be focused on the North West Metropolitan
Area. Whilst some priority is given to the ‘pole’ cities
of Manchester and Liverpool, priority will also be
given to developments that enhance quality of life
within boroughs, including St Helens, where there
is a concentration of social, environmental and
economic problems.
The RSS also emphasises the need to tackle
Regeneration Priority Areas (including St Helens)
by providing improved linkages to labour, skills
and expertise; and coordinated efforts to enhance
the attractiveness to potential investors of
locations through improvements in image,
better environmental quality and more varied
leisure facilities.
In addition, the strategy highlights the benefits
that tourism, recreation and retail development can
bring to the region and that sustainable development
in the North West will be delivered through
supporting and maximising regeneration potential,
restoring derelict and previously developed land
and focusing on accessible urban centres.
The proposals for the linked sites can be seen
to be consistent with the objectives of the RSS.
It is also worth noting the objectives of the
Regional Economic Strategy (RES), published
by the NWDA in 2006. A key objective of the
RES is to create and maintain the conditions for
sustainable growth, which means investing in
urban renaissance and tackling deprivation. The
regeneration and redevelopment of the linked
sites will contribute significantly to these RES
objectives whilst complementing other objectives
such as enhancing the region’s image.
St Helens was chosen as one of four areas in
England to act as a pilot for a new approach to
economic development via a City Growth Strategy
(CGS) that is endorsed by the NWDA, The Mersey
Partnership, Greater Merseyside Learning and
Skills Council and St Helens Council.
The CGS is based on St Helens becoming a
recognised “key regional centre for commerce,
leisure and tourism” and being “perceived as
a modern forward-looking location, respecting
our past but embracing the future”.
The limited attractiveness of the town centre to
shoppers and leisure visitors has been recognised
as a key objective in the delivery of positive
change for St Helens because, as the CGS
recognises, there is a need to improve the range
and quality of the retail offer to enable a broader-
based town centre and wider economy.
Policy context The Government is committed to promoting a strong, stable and productive economy that aims to bring jobsand prosperity for all. The thrust of national planning policy is the need to make best use of resources in order to deliver regeneration, supporting urban renaissance and generating sustainable economic growth.
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Whilst some improvements have taken place,
further opportunities for expansion need to be
provided and the town centre needs to become
a more dynamic and vibrant place, helping to
repatriate some of the lost retail spend which
is currently leaking out of the town’s natural
catchment area, increasing community pride
in the town centre and assisting in the retention
of younger more mobile residents.
The St Helens Unitary Development Plan and
the emerging Local Development Framework
(LDF) seeks to deliver this strong retail area
that is accessible, that strengthens commercial
opportunity whilst providing a fun, entertaining
visitor destination.
In addition, the LDF specifically addresses how
to safeguard and improve St Helens’ market share
in convenience shopping; how to assist in securing
a new stadium for St Helens Rugby League Club;
and how to prioritise the release and location of
previously developed land to support regeneration
in a sustainable way.
The St Helens Community Plan, meanwhile,
has a clear vision to make the town a modern,
distinctive, economically prosperous and vibrant
borough, while the St Helens Borough Economic
Development Plan seeks to stabilise the borough’s
population and tackle social exclusion by sustaining
existing employment and the provision of new
job opportunities.
A new stadium for St Helens Rugby League
Club, with enabling retail development, and
the revitalisation of the town centre through
the redevelopment of the existing town centre
Tesco site, assisted by the redevelopment
of Knowsley Road, go to the heart of all these
strategic principles.
And it is within this context that the linked
application proposals should be considered.
Together, the former United Glass site and linked
development proposals are entirely consistent with
the objectives of delivering urban regeneration,
sustainable economic growth and creating a
key regional centre for commerce, leisure and
tourism enshrined in national, regional and local
planning policy.
“The proposeddevelopment will bring millionsof pounds ofinvestment and jobsnot just to St Helensbut to the regionwhile delivering a first class stadiumfit for a club of such stature.”
Brian Spencer, Leader, St Helens Council
“I’m delighted that after years of working closely with
the club the project is comingto fruition. Saints’ outstandingsuccess and support of its fans
is being rewarded with a five star stadium befitting
their world class status.”
Councillor Marie Rimmer,Labour Group Leader
They are simply the greatest rugby league team of the modern era. But for St Helens Rugby League Club to maintain its position at the very topof the sport, and for the club to continue to deliver very significant benefitsto the town of St Helens, it is essential that it acquires a new stadium.
Saints: In a league of their own
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Saints’ history pre-dates rugby league itself, the
club having being formed in 1873. It moved to
its current Knowsley Road ground in 1890 and
was a founder member of the historic breakaway
Northern Union in 1895, from which the modern
13-a-side game evolved.
The club has played in 18 Challenge Cup finals,
lifting the famous trophy on 10 occasions. Its
most recent success was in 2006, when the team
beat Huddersfield Giants 42-12 at Twickenham.
It is the most successful club in the modern era
of summer rugby, which was ushered in with the
formation of the Super League in 1996, and has
won the Super League title five times. It won the
World Club Championship in 2001 and has been
runner-up three times. This year, in February
2007, Saints reclaimed the title by beating
Australian champions the Brisbane Broncos.
The most recent season, 2006, saw Saints
achieve a historic treble, winning the Challenge
Cup, League Leaders’ Shield and Super League
Grand Final, as well as being named Team of the
Year ahead of the European Ryder Cup team in
the BBC Sports Personality of the Year awards.
Saints also achieved their highest average
attendance in 40 years during the 2006 season,
welcoming an average of almost 11,000 fans
to Knowsley Road.
For this success to continue, a new stadium
is essential.
“There has never been a more importanttime to show your support, for Saints,as these amazing plans, which include anew stadium, can only become a realitywith your help.”Paul Wellens, Player, St Helens Rugby League Club
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Saints need a new stadium so they can grow
and prosper; so they can continue to engender
community pride; and so they can increase and
widen their already extensive community and
educational activities.
It is proposed that the new stadium would have
a 18,000 capacity and would include extensive
facilities for match days and corporate events.
There would be a club shop, refreshment areas
and corporate facilities.
The club currently employs 277 staff across all the
departments. With a new stadium, it is estimated
that some 230 new jobs would be created.
A new stadium would provide the club’s
Community Development Team with facilities,
including a dedicated education centre, to build
upon initiatives already in place and to deliver
social inclusion and education projects that could
make an even greater difference in the community.
It is estimated that a new stadium would enable
the club to influence an estimated further 12,000
young people (aged 5 to 19) each year. In the first
ten years of the new stadium’s life, therefore,
120,000 young people would receive some form
of education to provide a cornerstone for their
future career development and health from a
source in which they both trust and believe.
In addition to these tangible benefits, it must be
remembered that the club plays a key role in driving
positive images of the town at a regional and
national level.
A new stadium would cement the reputation of
the rugby club as a dynamic and successful brand
for the sport and the town as a whole.
The need for a new stadium becomes all the more
pressing when one considers the context of future
plans for the organisation of rugby league at a
national level. The proposed move to a franchise
system in 2009 would require potential franchisees
to fulfil minimum stadium requirements that the
current stadium, Knowsley Road, does not meet.
Every other Super League club either has or is about
to have a new stadium, so for Saints to remain in
their current stadium would severely prejudice
their existence as a professional rugby league club.
It is crucial, therefore, that a new stadium
is delivered quickly.
Match day visitors
240,000
Other event visitors
36,000
Total spend within stadium
£1.2m
Total spend outside stadium
£3.4m
Visitor numbers(per annum)
Visitor expenditure(per annum)
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“We are confident theregeneration of the formerUnited Glass site will see afantastic new developmentwith the new Saints stadiumas its centrepiece.”John Downes, Managing Director, Langtree Group plc
The proposals in detail
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The success of this project is entirely dependent upon all aspects of thescheme being delivered. The three cornerstones of the scheme - the formerUnited Glass site, the Chalon Way retail proposition and the housingproposal at Knowsley Road - are inextricably linked. If any single elementwere to fail, the entire project would collapse.
Without the development of a retail store on
the former United Glass site, it would not be
financially viable to construct the proposed
new stadium.
This is because the retail store would act
as an enabling component, facilitating the
development of the stadium and associated
infrastructure and public realm works.
Furthermore, the relocation of Tesco from its
existing site is required for the proposed retail
development to proceed at Chalon Way in the
town centre.
Over and above the benefits delivered by
the development of a derelict industrial site,
the redevelopment of a prime town centre
retail opportunity would generate significant
additional economic benefits and is essential
in justifying the provision of public sector
support and funds necessary to redevelop
the former United Glass site.
The development of the existing stadium site at
Knowsley Road is also essential to help fund the
stadium development.
It is essential, therefore, that each of the
separate elements of the proposal be regarded
as inextricably linked.
Each of the parts is vital to achieve the whole.
And each of the parts is vital to achieve the
significant economic benefits that would flow
from the overall proposal and which would justify
the expenditure of public funds.
The stadium would be located within the
northeastern corner of the site and would include
extensive facilities for match days and corporate
events as well as a club store, refreshment areas
and corporate facilities. Pedestrians would access
the stadium from the proposed plaza.
The proposed retail store would have a gross floor
space of 140,000 sq ft. The development proposal
locates the retail store perpendicular to the
stadium with its frontage facing towards St Helens
Linkway and the historic former Cannington
Shaw Bottleshop, which dates from 1886 and
is a scheduled ancient monument.
The retail store, car parking and stadium would
be located as such to allow the retention of the
scheduled ancient monument and its associated
Victorian tunnels below.
The proposed development retains this historic
building, secures it and improves its setting. The
area will be fenced off appropriately and made safe.
In addition, the proposed development utilises this
structure as a focal point within the site with an
improved setting provided through landscaping.
The development proposal creates a new
pedestrian plaza within the site, making best
use of quality surfacing, landscaping and lighting.
Pedestrian links to the Plaza would be created
from St Helens Linkway and from Peasley Cross
Lane. The main pedestrian linkage however would
be created to the north towards the town centre.
Vehicle access to the site would be via a new
roundabout and road from St Helens Linkway and
almost 1,000 car parking spaces will be provided
for staff and visitors at the Tesco Extra.
As the site is only 300 metres from the town
centre and only 300 metres from the rail station,
it is envisaged that many match-goers would
approach the stadium on foot, making best use
of either public transport or the town centre
multi-storey car parks.
The site is also excellently served by road links,
and is only 10 minutes drive from the M62.
The former United Glass siteThis site, which has lain largely derelict since 1999, will comprise thenew St Helens Rugby League Club stadium, a new Tesco Extra, a plaza and the retained ancient monument.
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The new stadium is designed as a single tier seating
and standing solution with a capacity of 17,980.
The plan form follows the pitch and run off zones
which are designed along the length of the east-
west axis. The north and south stands are therefore
the larger and because the south stand addresses
the main public space all the major facilities are
located there. This means that wherever possible
at ground level an active and transparent frontage
helps to enliven the new square.
The architecture of the stadium is very much that
of two differing elevations with the south, part east
and part west being enclosed and the north, part
east and part west being much more open sided.
The supporting columns and the continuous roof
constitute the linking elements of the design of the
new stadium. The enclosed parts of the stadium
have a combination of profiled and flat metal
panels coloured silver and red respectively. Two
clad elements frame the main entrance, which is
a three storey volume with full height glazing, and
sit over the glazed ground floor accommodation.
The roof extends out from its pure oval form over
the south stand. The whole façade of the southern
stand sits behind the expressed columns that
support the main roof giving additional interest
to the elevation.
Where not enclosed by the metal cladding the
supporting columns and a bespoke fence system
define the boundary of the stadium between the
points of entry into the stadium. Here, red flat
metal panels define a portal around the various
banks of the turnstiles. The staircase and lift core
to the press room is expressed in the same red
cladding at the central point of the north elevation.
The new stadium will reflect the status of the
Rugby League Club presenting a vastly improved
image for the club, the supporters and the town
with its vibrant red and silver cladding, floor
activity and impressive main entrance all set
below the overhanging oval roof.
The stadium design
Emerging as one of the UK’s leading property and regeneration specialists, Langtree has a proven track
record in delivering complex projects through effective partnerships and joint venture agreements.
The company has formed many such partnerships in recent years, resulting in some extremely high profile
developments, which the company is confident, will contribute greatly to the region’s economy.
Langtree has invested a great deal in the future of St Helens, most recently joining English Partnerships
to announce plans to deliver a prestigious business park on one of St Helens’ most prominent sites at
Lea Green Farm West. Once completed, Mere Grange will be the largest office development in St Helens,
offering a strategic opportunity to grow and diversify the local economy. The site is expected to attract
new employment opportunities and encourage further growth and investment from new and local
businesses in the town.
The former United Glass site proposals will benefit St Helens greatly from an economic point of view
and ensure that the town’s profile is raised within the region both in terms of being a key sporting venue,
and in competing to attract businesses to the borough.
The developer
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The new stadium is a bespoke design which is important to the town, to the supporters, to sport and potentially to the region if not the country. The stadium will be the iconic landmark building where the community can expresstheir pride and support in their local rugby league team.
Langtree Group plc is a specialist in urban renewal, operating as adeveloper and investor, with a large mixed investment portfolio valuedat over £130 million.
The proposals would in effect extend the line
of Market Street across Chalon Way.
In addition to the retail floor space it is also
proposed to include the construction of a new
five-storey multi storey car park, which would
be located next to the scheme’s anchor
department store.
These developments could play a significant role
in the revitalisation of the town centre and provide
the opportunity for new national retailers, including
a department store, to come into the town.
People could then meet all their retail needs in
St Helens rather than having to go to Warrington
or Wigan.
The scheme would bring significant employment
and regeneration benefits and help the town
centre to reclaim some of the retail spend which
is currently leaking out of the borough to rival
retail areas.
Chalon WayThe new retail store at the former United Glass site will replace theexisting Tesco food store that operates at Chalon Way. Tesco is proposingto develop the Chalon Way site as a comparison retail extension to thetown centre that would significantly strengthen the town’s retail offer.
The existing Rugby League ground at Knowsley Road would be redeveloped for residential use.
The site would accommodate 190 units, which would be a mix of dwelling types, plus amenities
and open space.
Developer Taylor Woodrow would engage in significant public consultation with the local
community to ensure the proposals enhance the local area.
Knowsley Road
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“The new complex will not only be a terrific boostfor Saints and the fans, but for all young peopleinterested in sport. The club already providesmany community projects and these will beenhanced by such a fantastic stadium.” Councillor Wally Ashcroft, Conservative Group Leader
Community involvementTo build on the Stadium’s key position as a Borough wide focal point St Helens Council has negotiated with Saints that the new developmentwill become the hub of community based activities.
The Council has also taken the opportunity to
include in the development a new state of the art
youth base. This 3,200 sq ft facility will provide:
• Promotion of disabled sports activities
• School rugby
• Duke of Edinburgh Awards
• Young Carers
• Special needs use
The Stadium will also be made open for
community use on more than two days a month,
obviously avoiding match days. Examples being
considered include:
• Scouts
• Brownies
• Guides
Local charities such as Willowbrook Hospice,
Carers, MENCAP, Age Concern and Deaf and Blind
charities will be able to gain free access for fund
raising and other areas of use will include:
For the Arts:
• St Helens Music Festival
• Creative Arts
• Promotion of local art related businesses
• St Helens Arts Festival
• School arts workshops
For the voluntary sector:
• Carers
• Council for Voluntary Services
• Church use
• Community awards
• Community Empowerment Network
• The Coalition for Disabled People
For Economic Development:
Events for St Helens Chamber, The Mersey
Partnership, Women’s Businesses, The Graduate
Greenhouse for university leavers starting up their
own businesses.
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Regeneration and economic impact
A compelling regeneration case exists for the
proposed redevelopment of the former United
Glass site.
An economic and regeneration assessment report,
undertaken in line with HM Treasury Green Book
guidance, gives an estimation of the benefits which
would flow from the creation of a new stadium
and superstore on the site.
It suggests the impacts and benefits, including
quantifiable outputs and wider, less tangible
outputs, clearly justify both the granting of planning
consent and the investment of public monies
in the scheme.
The former United Glass site proposal is in line
with UK renaissance policy, as outlined within the
Urban White Paper and Sustainable Communities
Plan, and will assist in realising the aims and
objectives set out within a number of regional,
sub-regional and local strategies and frameworks,
including the City Growth Strategy for St Helens.
Furthermore, the site is situated close to areas
of deprivation, with St Helens ranked amongst
the 15% most deprived districts in the country.
As way of example, the average weekly wage
within St Helens is below the regional and
national average and there are relatively high
levels of unemployment and inactivity.
The project itself would generate significant
benefits within the local economy, not least the
reclamation of lost market share in the area
of food retail.
The proposals also sit at the heart of the national
agenda to drive urban renaissance through the
exploitation of previously developed sites in
sustainable locations.
The redevelopment of the former United Glass
site would encompass the reclamation of
some 27 acres of brownfield land and create
140,000 sq ft of retail floorspace alongside
the 18,000 capacity stadium.
Additional Expenditure
It has been estimated that the creation of a new rugbyleague stadium alone wouldattract some £3 million of
additional expenditure to thelocal economy every year
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In addition, the project proposals would include
highway improvements and lever some £45 million
of private sector investment.
Moreover, the relocation of Tesco to the former
United Glass site would enable the development
of some 270,000 sq ft of comparison retail on the
Chalon way site, which would greatly enhance the
town centre’s retail offer and potentially attract
other investors and retailers to the town centre.
As well as the physical outputs related to the
redevelopment of the former United Glass site,
the project would attract additional visitors and
spend to St Helens and would be a key factor
in transforming perceptions of the town.
In total, it has been estimated that the creation
of a new rugby league stadium alone would attract
some £3 million of additional expenditure to the
local economy every year.
This does not take account of the additional visitor
expenditure that may result from the improvement
in the town’s retail offer.
The increase in visitor expenditure would
be expected to generate new employment
opportunities for local residents, which would
add to the significant levels of direct employment
created by the development of the new stadium,
retail store and comparison retail.
The wider benefits of the proposed redevelopment
should also not be dismissed and are likely to
include increased community pride, greater social
inclusion, improved image and a strengthening
of the economic base of the local economy.
The provision of a modern and innovative stadium
would offer positive public relations opportunities
on a regional and national scale.
Overall, the project offers a strong case for
public sector support, particularly due to the
regeneration benefits it would bring to St Helens.
EmploymentOpportunitiesAn increase in visitor
expenditure would beexpected to generate newemployment opportunities
for local residents
IncreaseCommunity Pride
Wider benefits of the proposedredevelopment are likely to
include increased communitypride, greater social inclusion,
improved image and astrengthening of the economic
base of the local economy
Positive Public RelationsA modern and innovativestadium will offer positive
public relationsopportunities on a regional
and national scale
“The people of St Helens arerightly proud of their RugbyLeague Club which is well onthe way to getting a world class stadium. This will bring a big regeneration boost to the town and set the scene for further sporting success.”Dave Watts, St Helens North MP
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They will deliver unprecedented levels of private
investment in the town and draw in additional
public monies in support, helping to reinvigorate
the local economy through the creation of jobs
and opportunities for all.
Regeneration and development specialist Langtree
has a proven track record of delivery, whilst
St Helens Council has a strong record of working
with the private sector.
Retailer Tesco and housebuilder Taylor
Woodrow also both have reputations for
excellence and delivery.
It must be emphasised again, therefore, that each
of the components of this scheme is essential if the
overall vision is to be fulfiled.
Recognising this, the delivery partners are keen to
engage with key decision-makers across the region
to gain support for the proposals and allow early
implementation of the scheme.
Subject to securing the necessary permissions,
this transformational project for St Helens could
commence on site early next year with the first
match likely to be played in the new stadium
in 2010.
Next stepsThe proposals outlined in this document represent a once-in-a-lifetimeopportunity for St Helens.
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“This is a landmark project which signals to everyone that St Helens is a 21st century town. There is no better sign of the success of regeneration than by giving one of the world’s greatest rugby league teams a world class facility.”Shaun Woodward, St Helens South MP
A Partnership Regeneration Project by:
St Helens Rugby League Club, St Helens Council,Langtree Group plc, Tesco and Taylor Woodrow.
For further information contact Langtree on 01925 273000
visit www.sthelensstadium.com
St.Helens Council
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