Stadium plans unveiled for Ebbsfleet United

IN a meeting with MyFC Society Board members, Fleet Group Development (FGD) - the subsidiary group set up to work on the new stadium project - has revealed the progress made on securing a new stadium for Ebbsfleet United.

Here are the plans of Ebbsfleet United's impressive new stadium
Article and plans Courtesy of www.ebbsfleetunited.co.uk

The meeting revealed that FGD has identified a site within Gravesham, inside three miles radius of Stonebridge Road, that it believes is suitable for the stadium and that initial plans will be to open the stadium with between 5,000 and 8,000 seats in the main stand and terracing on the other three sides.

There is as yet no firm timeframe as to when EUFC could realistically be in a new home because of funding issues and land purchase, but FGD has drawn up a five-phase plan that could see Fleet playing football in a new stadium within four years of design finalisation and funding assurances.

MyFC Society Board member Steve Sullivan commented: "The actual design of the stadium complex is at a more advanced stage, and fans will be fully consulted as to the type of facilities they would like to see included.

“We were advised that the intention is that the new stadium will be capable of housing a Championship Team, should EUFC ever progress that far!

“Additional seating can be installed later should the need arise and subject of course to cost, making the stadium 'future proof'.

"You will note from the images [below] that the architects are aiming to deliver something more pleasing on the eye than the typical new stadiums we see being built today, hopefully with some environmentally friendly features in the final design."

FGD is scheduled to meet with the MyFC Society Board again in July when any project updates will be posted.

Report by Fleet Group Development on the stadium project follows:

Report on New Stadium project from FGD

The club has been working on a new stadium project for some time now and as part of the recent takeover a services agreement was set up between the football club and Fleet Group Development ("FGD") in relation to this project.

FGD was set up prior to the takeover as a subsidiary of the club to run and deliver the new stadium project.

FGD is providing consultancy services in the sourcing, planning, design and construction of the stadium. It is keeping the club updated on the status of the project and liasing with them on all the football-related aspects. To this end, a presentation was made to Ebbsfleet United Football Club, the MyFC operator and the Society Board on Saturday 26 April. This included a summary of work undertaken on the stadium prior to the takeover and an update on where things now stand.

The end objective under the agreement is that the club is granted a right to use the new Stadium on terms it deems acceptable. In the meantime, FGD needs to meet Key Performance Indicators to demonstrate the project is heading in the direction the club wishes and these are amended and updated annually.

Stonebridge Road was used by the club without a lease until 1997 when a 10-year lease was agreed with Blue Circle Industries. The majority owners of the club (prior to the MyFC takeover) got involved with the club in 1999. In 2001 an extension of the lease to 2011 was negotiated so that the club could meet league ground criteria and apply for grants to improve the ground. Blue Circle was then taken over by Lafarge (a French cement company) who in turn then sold the freehold of Stonebridge Road to Land Securities as part of a major land sale in North West Kent. A further lease was then negotiated for a 20-year term giving the club security of tenure until 2025.

Whilst most Fleet fans are very fond and proud of our existing ground, it is old and difficult to maintain and keep safe. It is also difficult to add non-football activities to the site so as to bring in new revenue streams. It is also felt the club needs to take advantage of the "Ebbsfleet factor". With the scale of regeneration planned for the area it is an opportunity to get a new stadium incorporated as part of that process.

The club and its professional adviser, Derek Copeman (now of DG3A Associates), have looked at many options over the years and the route taken has varied from time to time as new circumstances, opportunities and hurdles have arisen.

We have built up an excellent relationship with Gravesham Borough Council (under both the previous Labour regime and existing Conservative leadership) and the South East England Development Agency who both work closely with us on the project. Whilst these organisations can and have helped in various ways, they are not in a situation to throw money at a new stadium and nor, so far, have any suitable council-owned sites been identified. The club itself has not been able to spend the millions that are needed so our plan has been to have the stadium built as part of a much larger property development in conjunction with a development partner who has the experience, enthusiasm and financial muscle to deliver this type of project.

We have met with many potential partners and were very close to signing a development agreement with one of them; however we broke off negotiations as we were not confident they would be able to deliver what we needed. On the back of some creative thinking by Derek Copeman and good relationship building over a period of time, we now are in detailed talks with a development partner we believe can meet our objectives. They are carrying out due diligence on a site we have identified and working through a financial analysis of the project. DG3A have drawn up an outline design that was instigated before the MyFC takeover and are currently doing more detailed design drawings.

The proposed development partner would prefer not to go public on the project until they have carried out further due diligence and we need to respect that. The identity of the site also needs to remain confidential for now as it is commercially sensitive information. What we can say is that it is in the Borough of Gravesham and within a three-mile radius of the current ground. Anything we can in future announce without it possibly having a negative impact on the project will, of course, be disclosed.

What we can now make public is an idea of the type of stadium we are looking at and draft design drawings are enclosed. These were initiated some time back and form the base of our current plans. There will however be many parts of the design and project that the MyFC membership and local fan base can have a say in. The intention is to get input and feedback as much as we can as the project progresses.

Schedule of Work:

Phase 1:

Stadium specific value engineering exercise to ensure that the proposed stadium will comply with Football League standards;

Locate possible areas of development opportunity within the stadium building for non-football related income in support of the sustainable concept for the development of a new stadium;

Provide details to the development partner as to the potential method of construction to ensure that an economical and deliverable building design is produced;

Finalise the Stadium Design;

Ensure that adequate funding is available from the development partner to fund the building cost and professional fees to deliver the new stadium;

As the new stadium will be part of a larger development it is essential that the master plan for the enabling development does not restrict any future expansion of the Stadium as Ebbsfleet United Football Club progress through the League Structure;

Ebbsfleet United Football Club must be professionally represented at all negotiations with Gravesham Borough Council and SEEDA (South East England Development Agency);

Firm up the Master Plan for the Stadium and the adjoining enabling development;

Agree a Joint Venture Agreement and Development Agreement;

Total Period for Phase 1: 6-8 Months.

Phase 2:

Conduct negotiations with Gravesham Borough Council prior to submitting a Full Planning Application in partnership with JV Partner;

Develop the Design to Full Planning Submission in partnership with JV Partner;

Submit Full Planning Application for New Stadium in partnership JV Partner;

Public Consultation and Negotiations with Gravesham Borough Council;

Conduct legal negotiations with Local Government to ensure and legal agreements (Section 106, 278 or 38 Agreement) – in partnership with JV Partner;

Obtain Full Planning approval for Comprehensive development of Site including all Legal Agreements in connection with the planning permission:

Total Period for Phase 2: 12-18 Months.

Phase 3:

Detail Design Development (preparation of construction drawings and detail specification);

Preparation of Tender Documents;

Tender Action (1 Month);

Total Period for Phase 3: 6 Months.

Phase 4:

Appoint Contractor;

Construction Period for Highways Works and Stadium Infrastructure;

Commission new Stadium;

Move in and play football;

Total Period for Phase 4: 18 Months.

Phase 5:

Completion for enabling development;

Total Period for Phase 5: 10 Years.

We are very focused on the site we have identified and keen to work with the proposed development partner. However, we realise circumstances can change and we need contingencies if that is the case. So we continue to keep an eye out for sites that may become available and have maintained relationships with other possible development partners should our favoured one decide not to proceed for any reason. We have liased with other clubs who have recently built new grounds to learn from their experience and get a view on costings. We have also recently done a presentation to the Kent Thameside Delivery Board. We have a database of people who we may want to work with such as financiers, lawyers etc. and attend the Thames Gateway Forum which provides excellent networking opportunities.

Their is no plan to have an athletics track around the ground as we consider it deflects from the atmosphere which is a very important factor to fans. Acoustics and the rake of the stands have an impact here. We recognise that transport connections, catering, safety, comfort and an original design are all important.

Linked to atmosphere is the capacity of the stadium. We need to have one that is not too big initially, but we also need to ensure if we move through the leagues that it is large enough. The flexibility for this needs to be built into the design so that further construction can be phased in, if and when needed. Obviously. as an absolute minimum it needs to meet the Football League criteria.

Whatever is done there will always be the financial side to consider. There will be an extensive wish list, but there may be times when we have to compromise in some areas to get the project done. Grants are available from the Football Stadium Improvement Fund, which is part of the Football Foundation, towards the cost of building the stadium. These are restricted to 400,000 for Conference clubs and 700,000 for League clubs.

The design of the stadium takes into account the possibility of sharing with a top-level rugby club if that opportunity arose as well as staging events such as concerts and conferences. For the project to be viable we need to look at all ways of sweating the asset.

This is a complex and challenging project, but without doubt a very exciting one for the club. The next meeting is to be scheduled for early July when Ebbsfleet United Football Club, the Operator and the Society Board will meet again with FGD.

Article and plans courtesy of www.ebbsfleetunited.co.uk