Football Stadia - Cost model, July 1995 | Features

Scheme viability
DEVELOPMENT COSTS	£000s
Construction costs
Planning applications and site surveys - 2% of construction cost	460
Building costs	20 475
External works including pitch, floodlights, fencing, etc	2 375
Loose furniture, furnishings and equipment	700
Professional fees - 10%	2 400
Finance costs @ 10% per annum based on 50% of the constrction period	1 990
Total	28 400
Site purchase
Site	1 000
Acquisition costs and fees - 5%	50
Finance costs @ 10% per annum	210
Total	1 260
INCOME APPRAISAL
Capital receipts
Sale of previous inner-city site	13 000
Grant from the Football Trust, etc	3 000
Sponsorship deals, donations, etc	4 000
Total	20 000
Gross revenue - years one to 10
(based on 10 years' income with 5% annual inflation)
Ticket sales - based on average premier league attendance of 20 000 spectators per match:
- weekly 15 000 @ £10	37 000
- season 4 000 @ £300	15 100
Bond sales of seats 1000 @ £2 300	3 750
30 nr boxes x 50% @ £10 000 per annum	1 880
Bar food and drink	8 000
Merchandising	9 000
Banqueting and conferencing	6 280
Concessions 320m2 @ £86/m2 per annum	340
Car parking 1000 spaces @ £1.50 x 20 x 2 (for ancillary)	750
Ancillary multi-use facilities	1 400
TV rights	5 000
Total	88 500
Operating costs - years one to 10
(based on 10 years @ 5% inflation)
Assuming current operating costs of £5.5m per year	69 000
Net operating profit
Gross revenue less operating costs for 10 year	19 500
Equivalent net present values using discount factors of 15% to 12%	9 260 - 10 540
Equivalent average net value per annum	10 000
DEVELOPMENT YIELD (RATE OF RETURN)
(excluding depreciation and interest payments etc)
Development yield = net operating profit ÷ development costs less capital receipts
£1 000 000 ÷ (29 660 000 - 20 000 000) = 10.35% return
This is a simple, hypothetical example of how to compare capital and operating costs with income on a 10-year basis assuming a move away from a city centre to city outskirts.

Guide to roof types for various stand sized
Stand length (m)	Stand width (m)	Recommended roof design
110	22	Cantilever
(typical side stand)	33	Either
	50	King truss
70	14	Cantilever
(typical end stand)	21	Either
	31	King truss

Weight and cost of steelwork on five recently-built stands
Scheme	Roof structure	Roof width (m)
1	King truss	37
2	King truss	37
3	King truss	57
4	Cantilever	29
5	Cantilever	40

TYPICAL DESIGN CRITERIA FOR UK STADIA
Playing surface	100-110m long x 98-75m wide
Grass verge	1.5m minimum from pitch
Surrounding space (typical)	3-6m from touch and goal lines
Advertising boards	670mm high
Moats (if applicable)	2.5m wide x 2.1-2.5m deep
%22C%22 Value	Sightlines over spectator heads to nearest edge of pitch varies between 60 and 150mm; recommended minimum 60mm
Standing terraces (if applicable)	380mm wide; typically 300mm maximum rise (but rise depends on %22C%22 value); based on 4.7 persons/m2
Seating terraces	760-800mm side; typically 300-500 mm rise (but depends on %22C%22 value); based on 2-3 persons/m2
Seating standards	28 seats (maximum) per row; tip-up seats minimum 460mm wide x 610mm deep (without arms), minimum 400mm clearance in front of seats
Fire rating for terraces	Depends on fire officer's requirements; generally from 0-1 hour under terracing depending on stand/stadia configuration
Rake of terrace	34° (maximum)
Railings	1.1m high (minimum)
Vomitory stairs	Staircases leading from concourse into the middle of terraces or balconies are generally 1.1m minimum width -often double width
Turnstiles	1/660 people (minimu of 6)
Security fences/barriers	Refer to the Green guide; loading requirement may be as high as 5N/m2
Public toilet accommodation (lower than BS6465 Pt1) (assuming 80% male to 20% female)	Sex
	Male
	Female
	* minimum of 2
Pitch lighting mimimum average lux/uniformity	Uniformity is the factor applied to an average illuminant level to arrive at the minimum permitted illumination, ie 500 lux x 0.6 = 300 lux minimum. For TV lighting, due to the fact that cameras do not react as quickly as the human eye, alternative factors are applied from measured maximum levels for both horizontal and vertical illumination

- Club	200-500 lux/0.6
- National	600-1200 lux/0.7
- National TV	1400-1600 lux/0.5 horizontally; 0.4 vertically
Car parking provision	Varies from nothing to 20-25m2/car space/10-15 spectators

Regional factors
All costs in this article are based on a scheme in the South-east and should be adjusted by the following location factors for schemes in other regions:
Region	Factor
Inner London	1.12
Outer London	1.06
East Anglia	0.98
East Midlands	0.96
Northern	0.98
Northern Ireland	0.84
North-west	1.02
Scotland	1.04
South-east	1
South-west	0.98
Wales	0.96
East Midlands	0.97
Yorkshire and Humberside	0.98