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The Shay, Shaw Hill, Halifax HX1 2YT VALUATION REPORT The Shay, Shaw Hill, Halifax HX1 2YT Client: Calderdale Metropolitan District Council Date: October 2013 CONTENTS 1! INSTRUCTIONS ........................................................................................................................................................ 3! 2! LOCATION ................................................................................................................................................................. 4! 3! SITE ........................................................................................................................................................................... 4! 4! DESCRIPTION ........................................................................................................................................................... 5! 5! ENVIRONMENTAL CONSIDERATIONS ................................................................................................................... 5! 6! TOWN PLANNING ..................................................................................................................................................... 6! 7! RATING ...................................................................................................................................................................... 6! 8! TENURE .................................................................................................................................................................... 6! 9! TENANCIES ............................................................................................................................................................... 7! 10! INCOME & EXPENDITURE ....................................................................................................................................... 7! 11! ALTERNATIVE USES ................................................................................................................................................ 8! 12! CONCLUSIONS ......................................................................................................................................................... 8! 13! LIMITATION AND PUBLICATION ........................................................................................................................... 10! APPENDICES APPENDIX I .................................................................................. Standard Definitions and General Valuation Principles Calderdale Metropolitan District Council The Shay, Shaw Hill, Halifax HX1 2YT October 2013 1.6 This Valuation Report and the valuations and opinions contained herein have been prepared in accordance with the Practice Statements and Guidance Notes set out in the RICS Valuation Standards. 1.7 This Valuation Report has been prepared by Peter J Hague BSc (Hons) MRICS, Registered Valuer, who is qualified to carry out the valuation in accordance with the RICS Valuation Standards. In preparing this Valuation Report we have acted as Independent Valuers. We have no conflict of interest in accepting your instruction. 2 LOCATION 2.1 The property lies a short distance south of the town centre in a mixed-use area comprising a predominantly residential area to the west and industrial to the east. 2.2 The property is accessed via Shaw Hill which links the eastern area of the town centre with Huddersfield Road (A629); the one of the main arterial routes that connects the town with the motorway network via J24 M62. 3 SITE 3.1 We have been provided with a site plan (attached at Appendix X), which provides confirmation that the site area is 11.4 acres (4.62 ha). The site includes areas of woodland to the Skircoat Road and Shaw Hill/Shay Syke frontages, which shield the ground structures from the surrounding roads. The topography of the area is sloping west to east (a fall of some 25m) with the pitch level being considerably higher than Shaw Hill to the east. 3.2 This site boundary on the plan provided includes adjacent garages and car wash fronting Shay Syke, which we assume do not form part of this valuation. From data obtained from the Council’s planning portal it would appear that the area under consideration (the ground and external ancillary areas extends to 10.2 acres (4.14ha). - 4 - Calderdale Metropolitan District Council The Shay, Shaw Hill, Halifax HX1 2YT October 2013 4 DESCRIPTION 4.1 The property is a multi-use sports stadium that dates back to 1921. FC Halifax Town (football) and Halifax RLFC (rugby league) both play their home games at the Shay, which has an official capacity of 10,561 (5,830 seats). 4.2 The ground comprises four stands, the North Stand, the East Stand (opened 27 March 2010), the South Stand and the Skircoat Stand. The North and South stands were built in the mid-1990s and the East Stand opened in 2010. The Skircoat Stand is the oldest remaining stand at the Shay. 4.3 There is a car park that wraps around the East and South stands and an outdoor 3G five-a-side pitch at the southeast corner of the ground. There is an additional car parking area on Huger Hill, to the north of the stadium. 4.4 The stadium provides the usual range of facilities for sports fans as well as a facility in the East Stand to accommodate events such as parties and conferences. There are 11 function rooms, ranging in size to accommodate every type of event, from one-to-one interviews to larger conferences, weddings and meetings for up to 350 guests. 4.5 At the southeast corner of the ground adjacent to the East Stand there is a part-constructed building. The original East Stand design incorporated a hospitality and media facility, which is the same height as the adjacent East Stand. Work on the building as well as the East Stand construction was halted in 2002 but it was omitted from the 2008 redesign and subsequent completion of the East Stand. 4.6 On the adjoining site to the north there is a large decked car park used by HBoS and a TA Centre. 5 ENVIRONMENTAL CONSIDERATIONS 5.1 We are assuming that the property is not affected by contamination. - 5 - Calderdale Metropolitan District Council The Shay, Shaw Hill, Halifax HX1 2YT October 2013 6 TOWN PLANNING 6.1 The Replacement Calderdale Unitary Development Plan (UDP) was adopted on 25th August 2006 (as amended August 2009). It was amended in 2009 by Direction of the Secretary of State, which extended the life of some policies within the Replacement Calderdale UDP for an indefinite period until deleted or replaced by policy within the Local Plan, but has deleted 46 policies. 6.2 The ground and surrounding areas (stated as having an area of 4.14ha) was designated in the UDP as Openspace Urban (OS3) but this was deleted by the 2009 Direction of the Secretary of State. 6.3 The text of the UDP that remains states: ‘Playing fields and sports grounds are a scarce resource and the loss of any part of a playing field may represent an irretrievable loss. The English Sports Council, operating as Sport England, opposes the development of playing fields in all but exceptional cases (Planning Policy Statement: 'Policy on planning applications for development on playing fields' 1998). There is therefore a need to safeguard existing playing fields and sports grounds from unacceptable development in order to continue to provide for the needs of both current users and future generations as advocated in PPG17.’ 6.4 The other areas of the larger site are designated as Primary Employment Areas (E1) and the surrounding land is a combination of Primary Employment, Primary Housing and Other Retail areas. 6.5 The south eastern corner of the site is marked as being Pipelines (EP6 - Hebden Bridge/Mulcture Hall). It is advised that any development is carefully controlled in the vicinity of this high-pressure gas pipeline. 6.6 The Council’s planning portal displays an extensive planning history for the site which includes the following noteworthy applications: ! Use of land for open air market (time limited permission); ! Outline application for covered training area with changing (permitted); ! Use of social club as restaurant (permitted); ! Ground improvements and re-roofing of stands (deemed permitted); ! Outline proposal for foodstore, non-food retail, fast-food unit, petrol filling station and associated parking and servicing (withdrawn); ! Various applications relating to the new East Stand development. 6.7 It was confirmed to us that he wooded area fronting Shaw Hill could possibly be cleared to allow development, although this would be controversial. 7 RATING 7.1 The property is entered into the 2010 Rating List as Stadium & Premises with a rateable value of £33,750 with effect from 27th April 2011. 8 TENURE 8.1 FREEHOLD 8.2 We assume that the Council is the freeholder of the site, although we have not seen any documentation to this effect. - 6 - Calderdale Metropolitan District Council The Shay, Shaw Hill, Halifax HX1 2YT October 2013 9 TENANCIES 9.1 We have not been provided with any lease or licence documentation but we have been advised that both the football club and the rugby club use the property under the terms of licence agreements. In copy correspondence it suggested that the income received from these are: ! Rugby Club: £39,000 per annum ! Football Club: £30,000 per annum 9.2 The correspondence also comments that the licence fee payable by the Rugby club is largely unpaid, although it is not clear what period of time this relates to. There would be questions over the financial standing of the payees and so the income would not
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