APPENDIX 5
Memorandum submitted by Wembley Plc
1. INTRODUCTION
1.01 Wembley Plc is a publicly quoted company
listed on the London Stock Exchange. The Company's main business
is in the leisure, entertainment and event services industry.
Wembley Plc employs approximately 3,000 people internationally.
1.02 Wembley Plc currently owns and/or operates
in the UK and overseas through wholly owned subsidiaries various
properties, stadiums and racing tracks including the world famous
Wembley Arena, Conference and Exhibition facilities. The Company
also owns and occupies as its headquarters the office block known
as Elvin House along with extensive ground level and multi-storey
car parks presently capable of accommodating approximately 7,500
vehicles.
1.03 Wembley Plc is the former owner of
Wembley Stadium. Contracts for sale and purchase were exchanged
in January 1999 between the English Sports Council, the English
National Stadium Development Company, the Football Association
and the Board of Wembley Plc. The sale was approved by Wembley
Plc shareholders in March 1999.
1.04 Wembley Plc disposed of approximately
one third of its land and property to facilitate the new stadium
proposals being undertaken. Wembley Plc retained approximately
two thirds of its former land and property and the Company remains
the largest single property owner within the defined Wembley Park
Regeneration Area. The retained land is approximately 43 acres
with additional land under consideration, which brings the site
to approximately 52 acres.
1.05 The Wembley Plc land and property holdings
(the Complex) comprises that which is immediately adjacent and
surrounding (save for to the south) the site sold to accommodate
the building of the new stadium. The sites of the stadium and
the Complex combine to a total area of approximately 75 acres.
2. BACKGROUND
2.01 The House of Commons Culture, Media
and Sport Committee inquiry into and Report on Staging International
Sporting Events published in May 1999 as the Fourth Report of
the Committee of Session 1998-99 (House of Commons paper No 124-I)
sets out matters pertaining to events leading up to the purchase
of the site for the building of the English National Stadium.
2.02 The Minutes of Evidence and Appendices
relating to the Report referred to set out the criteria, requirements,
obligations and understandings of the respective parties concerning
the building of the English National Stadium.
3. MAJOR REGENERATION
OPPORTUNITY
3.01 Wembley Plc recognises the need to
ensure that the new stadium opens within a dynamic and stimulating
setting. It is important therefore that the redevelopment of the
Wembley Complex is undertaken within the same time frame.
3.02 Wembley Plc is keen to promote the
stated objectives of the London Planning Authorities and:
(a) Enhance the national and international
importance of Wembley Park;
(b) Facilitate and procure a comprehensive
world-class, world stage destination location of a high standard
of contemporary design;
(c) Fulfil the requirements of the regulatory
bodies to assist in enabling Wembley to host major sporting and
other events on the world stage;
(d) Create a new enhanced image and identity
of international impact and significance;
(e) Create a development of outstanding architectural
and technological achievement; and
(f) Create a powerful and meaningful iconic
image recognisable around the world.
3.03 Wembley Plc is keen to build on the
good relationships established with:
(a) The London Borough of Brent Council;
(b) Wembley National Stadium Limited;
(c) The Wembley Task Force;
(d) English Partnerships.
3.04 Wembley Plc is keen to assist in providing
facilities capable of use by sporting and other bodies hosting
major events. Our development proposals contain substantial multifunctional
facilities. These particular facilities have been outlined to
and have received positive interest from:
(a) The Football Association/FIFA requirements
for England 2006;
(b) The British Olympic Association, their
requirements for a London Olympic bid; and
(c) London International Sport, their requirements
for future events.
4. PLANNING
4.01 Wembley Plc is keen to make a major
contribution to the regeneration of the Wembley area.
4.02 Wembley Plc recognises and respects
the adopted policies of the London Borough of Brent Council, in
particular its published documentation concerning the proposed
stadium and Wembley Park.
4.03 Wembley Plc has assembled a team of
professional consultants and comprehensive redevelopment of the
Wembley Complex is proposed. Detailed plans are in the course
of production with a view to a detailed planning application being
submitted at the end of March 2000.
4.04 The planning authority has indicated
that the plans and visuals produced to date generally meet with
their requirements. It is considered that the proposals are compliant
with the Draft UDP.
5. TRANSPORTATION
5.01 Wembley Plc has formally agreed inter
alia to provide at its own cost 3,800 car parking spaces for use
by the stadium on event days including 500 car parking provisions
on a daily basis.
5.02 The plans produced for Wembley Plc
include a public passenger transport interchange within its redevelopment.
This facility is designed to accommodate and separate public and
private modes of transport. It is proposed that the Council's
"Three Station Strategy" is positively assisted. Vehicular
and pedestrian segregation is also created in the proposals.
5.03 Wembley Plc is on its own volition
proposing to undertake considerable highway improvements and it
is expected that an appropriate contribution will be sought towards
necessary infrastructure costs.
6. LAND ASSEMBLY
6.01 Wembley Plc has actively responded
to the authorities wishes for the comprehensive redevelopment
of the Wembley Complex. Five sites have been identified as desirable
to "bring back in" to the curtailage of the Wembley
Complex. Terms of purchase have been agreed on three parcels.
It is anticipated development agreements will be determined with
regard to two other parcels. None of the sites however are fundamental
to the redevelopment currently proposed within the extant land
holding referred to.
7. THE STADIUM
7.01 Wembley National Stadium Limited has
conducted regular appraisal meetings with Wembley Plc.
7.02 As a result of early versions of the
stadium plans being made available for perusal by our advisors,
Wembley Plc has been able to recognise salient implications and
have plans produced for the Complex which will assist in the delivery
of the new stadium by way of providing for:—
(a) The co-ordination of public spectator
and vehicular movements by way of physical structure relating
to circulation levels and the possible sharing of such costs;
(b) The co-ordination of public facilities,
concourses and car parking and the possible sharing of such costs;
(c) The co-ordination of transport, infrastructure
and utility service installations and the possible sharing of
such costs;
(d) The use by the Stadium of proposed facilities
within the Wembley Complex redevelopment; and
(e) The possible sharing of operational requirements
and relevant costs.
8. BENEFITS
8.01 The redevelopment of the Complex enhances
core activities to achieve an entertainment/retail and events
venue second to none in the world.
8.02 The redevelopment creates a high value
mixed use development of regional and national importance generating
activity and vitality 365 days a year.
8.03 The redevelopment provides a focal
point and creates a source of pride and a lift of self-esteem
for the local community, a place to enjoy leisure actively or
passively. A place to work, a place to live, a place to walk,
a place to shop, a place to meet, eat or drink. Something for
everyone irrespective of age, ability or creed. Something for
everyone whether local, national or overseas visitor.
8.04 The redevelopment enhances the status
of London as a world city.
9. ECONOMICS
9.01 It is estimated that the redevelopment
will create up to 20,000 jobs; 5,000 permanent within the Complex,
15,000 in the ancillary service supply industry within the district
and 2,000 further jobs during construction.
9.02 It is estmated that the Complex will
generate in the order of £300 million per annum into the
local economy.
10. FUNDING
10.01 Wembley Plc effectively owns and controls
the freehold of the site and property.
10.02 Wembley Plc is advised the content
of the proposed redevelopment is eminently fundable.
10.03 It is anticipated the redevelopment
will be private sector financed.
10.04 Wembley Plc is considering approaches
from major national and international developers.
11. TIME FRAME
11.01 Wembley Plc is keen to lodge plans
with the Council in order that the planning authority may consider
the comprehensive development of the area together with the stadium
plans.
11.02 The extant agreement between WNSL
and Wembley Plc is that the earliest a formal planning submission
can be made is March 2000.
11.03 It is anticipated that the Council
will need to process the stadium and the Complex planning submissions
together.
11.04 Wembley Plc looks forward to progressing
good relationships with WNSL, so necessary to achieve the very
best overall development.
11.05 Wembley Plc firmly believes that the
deliverability of the redevelopment of the Wembley Complex is
only possible with the continued support and positive assistance
of the London Borough of Brent Council; the Wembley Task Force;
English Partnerships; and the involvement of the Government Office
for London.
11.06 It is the intention of Wembley Plc
to work closely with all relevant parties to help fulfil all that
is possible.
11.07 Wembley Plc is therefore pleased to
note the Government's interest and the steps that have been taken
to determine matters with regard to its future positive interest
in this connection.
January 2000
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