The new Saints stadium

In a league of its own

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“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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