Decision ref
0082 2023/24
Decision date
29/02/2024
Portfolio
Wellbeing, Culture & Heritage
Wards
Windle
Title
Repairs to the Changing Rooms at Ruskin Sports Village
Summary
To approve repairs totalling £400,000 to the Changing Room building at Ruskin Sports Village.
Purpose
This report seeks approval to undertake repairs to one of the Changing Room Buildings at Ruskin Sports Village and including this project in the 2024/5 Capital Programme.
Background
Ruskin Drive Sports ground was developed by Pilkington plc as employee sports and social facilities in 1902 and many of the buildings on the site date back to that time.
In 2009 the Council was gifted most of the site on a peppercorn rent and in 2011 the freehold was transferred as part of a Section 106 agreement. It did not acquire the four first floor changing rooms within the main building which was disposed of separately by Pilkington’s. The two other large changing rooms within the Tennis / Squash pavilion were already condemned, so the site has always had insufficient changing rooms if all pitches are in use. This section 106 agreement also protects Pilkington Recs ARLFC’s access to the site’s pitches and changing rooms.
At this time, an application was also made to adopt the sports ground as a Queen Elizabeth II Field in Trust which was later confirmed, and the site remains in Trust. Any significant alterations or changes to the facilities would require the consent of Fields in Trust (FiT).
2016 saw the Council embark on a major £4.2m site refurbishment, however there were insufficient funds to meet all site needs. Currently the site has:
Sports Pitches / Courts / Greens
• 1 x Floodlit 3G Football Pitch (Requires 4 changing rooms for optimum use)
• 1 x Floodlit 3G Rugby Pitch (Requires 4 changing rooms for optimum use)
• 6 x Floodlit Tennis Courts (Rarely use changing rooms)
• 2 x Floodlit Bowling Greens (Rarely use changing rooms)
• 1 x Cricket Pitch (Requires 2 changing rooms for optimum use)
• 2 x Rounders pitches on its outfield (Rarely use changing rooms)
• 2 x Grass Football Pitches (Requires 4 changing rooms for optimum use)
• 1 x Grass Rugby Pitch (Requires 2 changing rooms for optimum use)
• 1 x Mini Rugby Pitch (Requires 2 changing rooms for optimum use)
Note: For maximum utilisation the site would require 18 changing rooms
Changing Pavilions
3G Pavilion
• 6 x Self Contained Team Changing Rooms
• 2 x referees changing rooms
• 5 x public toilets
Baths House
• 4 x team changing rooms with communal showers / toilets (Closed)
• 1 x referees changing room (Closed)
Long Meadow
• 4 x team changing rooms with communal showers (Closed)
• 1 x referees changing room (Closed)
Social Pavilions
• 2 x Bowls
• 1 x Tennis Pavilion
• 1 x Football Pavilion
Car Parking
• Space for 350 cars
The above investment did include significant grant aid and several funding bodies now have a time limited interest in the title for the site and the Council is legally obligated to seek their agreement to any changes to its operation and ownership. The scheme also experienced significant cost over runs resulting in the site now carrying significant capital repayment charges.
It is now estimated the site attracts over 150,000 visitors each year. When the site is used to its full capacity a total of 18 Team Changing Rooms with self-contained showers and toilets are needed to comply with current safeguarding requirements and there is also need for a further four referees changing rooms. Due to the sports differing seasons however, this peak demand is only during the months of late April/early May and Mid-August / Early September when all 18 would be required. For most of the year 16 are sufficient.
The Ruskin Sports Village is managed on a day-to-day basis by the Communities Department whose officers will undertake regular building inspections and request any responsive repairs to the Property Services helpdesk for authorisation and approval. The site has a very small maintenance budget and therefore is almost totally dependent on the central maintenance budgets for any work to the buildings.
Other than internal redecoration in 2013 and a replacement boiler system, the Baths House, one of its three changing pavilions has had only running repairs with no preventative maintenance and the Long Meadow Pavilion was closed in 2019 due to its condition. The new 3G changing rooms built in 2017 were redecorated for the 2021 World Cup, when the site was used as the training base for the Italian Men’s RL Team but has recently developed leaks in its flat roof which is of concern and is currently being investigated.
In 2019 following a boiler failure in the Long Meadow Pavilion, this building was condemned and closed to the public. Schemes were developed to both replace this building and an alternative to extend the other original changing room building, the Bath’s House. Although placed on the capital pipeline proposals funds have never been secured to address the changing room deficiency.
In 2021 a scheme was prepared for the replacement of the existing Longmeadow changing rooms to provide a new 4 changing room facility at a cost of £943,000 (upper cost tolerance). At the same time an application was submitted to Sport England as part of the RLWC2021 Created by fund for grant of £250,000, towards the replacement of Long Meadow, however due to rising costs and budget pressure this project never progressed to construction.
In July 2023, following complaints from three clubs and comments also received from the consultants, who were undertaking the Leisure Management Options Appraisal, who were alarmed by the condition of the Bath’s House building, Property Services were requested to conduct a full building survey. This survey has determined that the building is no longer suitable to be used by the public in its existing condition and the service has been forced to close its doors on 3rd August. The following clubs had been scheduled to use the building on the weekend of the 5th and 6th of August, and forced to alter their fixtures:
• Pilkington Recs ARLFC Juniors
• St. Helens Town CC
Following internal consultation and an options appraisal of possible solutions, repairing the existing building is the only solution that can be delivered within the available budget.
Conclusion
The only affordable solution is to repair the Bath House building so it can be brought back into use.
Risk Implications
Timelines - Delays to progressing the scheme If approval and planning permission submissions are not completed it will delay the scheme potentially until Winter 2025
Partial risk to existing revenue - Failure to progress the scheme will increase the likelihood of closure of the existing grass pitches. This will displace 26 teams (Approx 14,000 users per year) including both junior and women’s teams.
Measures to Redress Risk
The solution developed and recommended is both cost effective and the most expedient approach.
Declarations Of Interest
None
Equality Impact Assessment
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More information
Please contact Dave Boocock on 01744 675408
