Having had a time to do some studying I’ve come to a number of conclusions regarding the feasibility of a move to Dewsbury. I have to report that it’s nowhere near as straight forward as people like Prince Buster, Belly and I’m sorry to say myself were suggesting only yesterday.
That’s not to say it isn’t possible because it is and it could be hugely beneficial to both clubs. I certainly don’t buy this notion that because it’s 200 meters out of Wakefield’s boundaries it won’t be a Wakefield club, I’m sorry but that’s just ludicrous IMHO.
That said unless we get the right deal there is no point in moving because as it stands the the Tetley Stadium doesn’t offer any more than BV at the moment in fact it offers less. I think I was blinded by the fact that it was relatively new and neat and tidy but the truth is it's nowhere near up to SL standard as it is.
However before we start what matters above all else is the following statement and it is by this core demand that it stands or fall for me and I suspect most supporters would feel the same.
***IF WE GO TO DEWSBURY IT MUST BE AS JOINT OWNERS NOT TENANTS - THE PERCENTAGE IS NEGOTIABLE BUT IT MUST BE THERE - A FAILURE TO DO SO WOULD BE IMHO TOTALLY UNACCEPTABLE AND DESTROY THE CLUB QUICKLY NOT SLOWLY.***
So there are two issues that need to be addressed. First is the suitability of the stadium for SL and what will be required to bring it up to scratch. The second and trickier issue is the terms and conditions for making the move. So the easy one first.
THE STADIUM
1: Despite what some are suggesting the Dewsbury Stadium as it stands is not acceptable for SL, and in two key areas its actually behind BV!
Current capacity is 5’100 and that simply isn’t enough. Temporary seating could be added as a quick fix but for it to be a stadium fit for the top flight it will require significant investment. On the positive side it's nowhere near that required at BV. That said the Corporate/Hospitality available is at the moment inferior to BV – it's not terrible but if we are moving to be in a better set up the BV it's not quite there (I'm talking purely corporate/hospitality here).
I believe as a ball park figure the stadium could be upgraded for as 3 million and maybe another 2 million later on which is a lot but compared to BV or NM is a drop in the ocean. So what's needed.
SIDE COVERED TERRACE: Needs extending full length with the number of roof supports reducing (fairly cheap fix these days).
COST APPROX £300,000 - £500,000 depending on how basic we go. Should add about 1000 to capacity.
TERRACE BEHIND STICKS: We could enhance this by tacking a single story section of our Benidorm boxes and run it along the back to create a supporters lounge/bar which will also add extra toilet facilities- be a good money spinner.
COST APPROX 20k to move and re-erect.
ALSO SHOWS ARIAL VIEW OF WHOLE REDEVELOPMENT AS MARKED IN PINK AND BLUE.
OPEN TERRACE AT OTHER END: Build identical terrace then repeat the above. If there is room to add the boxes then fine, not sure there is.
COST APPROX 120K. Capacity increase 1200 approx.
MAIN STAND: This is the main stumbling block IMHO. It’s still inadequate for SL as it is and though it may look better than the east stand/Cats bar at BV it offers slightly less. However it can be redeveloped to be much better at a fairly reasonable cost. First it needs extending to be full length. The roof can stay as it is but the supports need replacing by a goal post structure or a propped cantilever. Some may not think this is necessary but I personally don’t see how any decent club in the 21st century can charge a premium for an obstructed view. Boxes/lLounges need adding full length at the rear whilst the facilities at the rear need enlarging and modernising - with a larger reception/bars/restaurants etc.
COST APPROX 1 - 2 million depending on spec. Capacity increase 800 approx.
FLOODLIGHTS: May require an upgrade.
COST APPROX 20K.
OFFICE SPACE: Rather than mess about adding expensive office space to the main stand and thus reducing space for money making facilities drop in a modern but second hand modular office block
COST APPROX 100K
That gives us a capacity of a capacity of 8,000 approx which would just about cut it as I’m sure SL would sanction that. Long term you could add a second tier (seated) above the side with the terrace that could hold approx 2,000 giving us the magic 10k - cost approx 2-3 million.
Best way to view it is in phases:
PHASE 1: With immediate effect. Extend side covered terrace and add end terrace and relocate boxes, upgrade floodlights.
Total cost approx (minimum) - £500,000.
PHASE 2: Within three seasons. Upgrade main stand and add office block. As a stop gap whats left of the Benidorm flats could be used as office space plonked in car park or close by (see image).
Total cost approx (minimum) - £2,500,000.
So to get to minimum standard - £3,000,000
PHASE 3: Expand side terrace (depth and new roof) £1-2,000,000
That’s the easy bit. Now for the agreement. Ive looked at numerous models and I’m yet to find a tenancy agreement between two clubs that's worked for long time, I may be wrong. Ground share I’ve found plenty - this is when the two clubs rent from a parent organisation that they both usually have a stake in.
Dews bury may not want us, so to their fans who may be reading it this is pure speculation.
You might think Dewsbury hold the whip hand but they don’t. No way do I want to con or rob them just pointing out that there are pressing reasons why they may want a deal as much as we do.
The current Stadium though relatively modern is low spec, not especially well built or designed but still expensive to run and maintain for a club averaging 1,200 a game. Also running a Championship team is getting less feasible by the year for all but the biggest clubs which Dewsbury aren't. The shared cost of rates, power, maintenance, some staff and perhaps even an Academy are huge attractions to them even without the stadium upgrade and any monies they receive from us.
So here is the best plan I’ve found.
1: Both clubs form an equal partnership 40/40. The other 10/10 shares gifted to the two clubs supporters trusts or similar. This is to create a block of votes that can stop either club from damaging the others interests - logic being that any major decision will need both supporters groups to back it which keeps predators and con artists away.
2: Form a new company or even a trust called “Dewsbury and Wakefield Joint Stadium initiative” which will assume ownership of the Stadium which would have a nominal value of two million pounds. Dewsbury RLFC and both supporters group pay £1 for their shares.
3: Wakefield Trinity then pay the holding company who then pay Dewsbury £800,000 for the remaining 40% of the shares. This can either be a cash payment if we can raise that amount or more likely a 0% repayment plan to Dewsbury over a 20 year period giving them a 40k a year income for their trouble. That I would have thought would make them very happy. However one stipulation would be that if we were ever to be relegated that figure would be reduced to 10k pa until such time as we were to return to SL.
4: To develop the ground further as would be needed the holding company would then take a levy from both clubs. Now clearly Dewsbury already have a stadium fit for there use however they will be advantaged from the SL development work especially in terms of revenue. I would suggest they pay a levy of 10k P/A towards the development fund.
5: I would suggest that Trinity pay an annual levy of 120k - 140k pa. If we could gain favourable finance from the RFL or even an individual at very low or no interest that would allow us to borrow close to three million over a twenty to twenty five year repayment period - yes I realise how low that interest would need to be.
Again some provision would need to be made to allow us to function in the Championship should we get relegated – not sure how that would work but we'd need it if we were to avoid going bust. That would mean we would be paying between 160k – 180k per season which is possibly more than we pay for BV. However it's better value for money in terms of facilities and thus revenue and above all it's not dead money as it's basically a mortgage.
The above is the closest I could find to a good deal for both clubs - but others may have better ideas or spot flaws. However one thing is for certain and it’s the achilles heel that people have not factored in - we still need to find money we don’t have - it may be the cheapest option yet but it’s not cheap enough unless we can find some extra monies from somewhere - at the moment free is the most we can afford.
Sorry for any errors will correct later - thanks
