SUSTAINABLE STADIUM DEVELOPMENT Increasing the benefits of stadiums for a municipality through sustainable development - A case study of Stadion Feijenoord Author R.G.A. Schrama (Robert) BSc. Graduation program Construction Management and Engineering Eindhoven University of Technology Graduation committee Prof. W.F. Schaefer (Wim) | TU/e Dr.ir. B. Glumac (Brano) | TU/e Ir. B. van Weenen (Bart) | TU/e Ir. H. Hellinga (Hylke) | Draaijer+partners Date of final presentation Eindhoven, August 28 th , 2013 I II Table of contents Preface ................................................................................................................................ VII Management abstract .......................................................................................................... IX List of abbreviations ............................................................................................................. XI 1. Introduction ................................................................................................................... 1 1.1 Context ................................................................................................................... 1 1.2 Problem definition .................................................................................................. 2 1.3 Assumptions ........................................................................................................... 3 1.4 Research objectives and expected results ............................................................... 4 1.5 Research boundaries ............................................................................................... 4 1.6 Research question................................................................................................... 5 1.7 Research design ...................................................................................................... 6 1.8 Research relevance ................................................................................................. 7 2. Municipal objectives regarding stadiums ........................................................................ 9 2.1 Public objectives in general ..................................................................................... 9 2.2 Measurable public objectives ................................................................................ 10 2.3 Public investment criteria ..................................................................................... 11 2.4 Public real estate asset.......................................................................................... 11 2.5 Public interest in stadiums .................................................................................... 13 2.6 Role of municipalities in stadium projects ............................................................. 14 2.7 Investment methods in stadium projects .............................................................. 16 2.8 State aid ................................................................................................................ 17 2.9 Consequences of public investments in stadium projects ...................................... 17 2.10 Business of a professional Dutch football club ...................................................... 18 2.11 Public investment criteria regarding stadiums and BVOs ....................................... 19 2.12 Conclusion ............................................................................................................ 20 3. Sustainable stadium development ................................................................................ 23 3.1 Sustainable development ...................................................................................... 23 3.2 Real estate development ...................................................................................... 23 3.3 Government environmental policy ........................................................................ 24 3.4 Sustainability for real estate objects ..................................................................... 24 3.5 Sustainable stadiums ............................................................................................ 27 3.6 Case studies of sustainable (re)developed stadiums ............................................. 27 3.7 Sustainable stadium development alternatives ..................................................... 28 3.8 Conclusion ............................................................................................................ 30 III 4. Case study Stadion Feijenoord ...................................................................................... 33 4.1 Current state of Stadion Feijenoord ...................................................................... 33 4.2 New stadium ......................................................................................................... 34 4.3 Renovation project ‘Red de Kuip’ (Save the Kuip) .................................................. 35 4.4 Alternatives vs. sub-criteria matrix ........................................................................ 36 5. The Analytic Hierarchy Process (AHP) ............................................................................ 37 5.1 Multiple-criteria Decision Analysis ........................................................................ 37 5.2 AHP vs. ANP .......................................................................................................... 37 5.3 The Analytic Hierarchy Process ............................................................................. 38 5.4 Consistency analysis .............................................................................................. 40 5.5 Normalisation of the alternatives .......................................................................... 40 6. AHP model for sustainable stadium development ......................................................... 43 6.1 Research goal ........................................................................................................ 43 6.2 Research process .................................................................................................. 43 6.3 Questionnaire design ............................................................................................ 44 6.4 Data collection ...................................................................................................... 45 6.5 Results .................................................................................................................. 46 6.6 Consistency analysis .............................................................................................. 47 6.7 Relative importance .............................................................................................. 48 6.8 Subgroups ............................................................................................................. 49 6.9 Most beneficial development alternative for Stadion Feijenoord .......................... 50 6.10 Sensitivity analysis ................................................................................................ 52 6.11 Conclusion ............................................................................................................ 52 7. Conclusions and recommendations ............................................................................... 53 7.1 Conclusions ........................................................................................................... 53 7.2 Discussion ............................................................................................................. 56 7.3 Recommendations ................................................................................................ 57 7.4 Follow-up considerations ...................................................................................... 58 References .......................................................................................................................... 59 Appendices ......................................................................................................................... 65 Appendix 1 Shareholders of Dutch stadiums ................................................................. 67 Appendix 2 Stadium investors ....................................................................................... 69 Appendix 3 Stadium projects today ............................................................................... 71 Appendix 4 Environmental behaviour ........................................................................... 73 Appendix 5 Benchmarks of BREEAM certification ......................................................... 75 IV Appendix 6 Case studies of sustainable developed stadiums ........................................ 77 Appendix 7 Effect of stadium development projects ..................................................... 81 Appendix 8 Ecorys report about Roda JC Kerkrade ........................................................ 83 Appendix 9 SWOT analyses of the six stadium development alternatives..................... 85 Appendix 10 Case study of Stadion Feijenoord ............................................................ 89 Appendix 11 Price per seat of recent stadium projects in Europe .............................. 101 Appendix 12 Approach of participants ....................................................................... 103 Dutch summary ................................................................................................................