Practice Notes

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Approved for Publication 03.06.2004

MISCELLANEOUS PROPERTIES COMMITTEE

Practice Note 9

REVALUATION 2005

Valuation of Sports Grounds

1.0 INTRODUCTION

This practice note applies to the valuation of general sports and recreation grounds. While grass and synthetic surfaces are included in this practice note it is not intended to cover specialised surfaces such as bowling greens, cricket squares or tennis courts. Where a sports ground has a secure arena and extensive seating or terracing, the valuation should be arrived at in accordance with the recommendations of Miscellaneous Properties Committee Practice Note 19, which deals with Non-League Football Grounds, etc.

2.0 BASIS OF VALUATION

The ground, clubhouse, car parking and ancillary buildings should be valued on the comparative principle of valuation. Where appropriate, site improvements to enable the property to be used for its particular sport should be valued using the contractor's basis of valuation.

3.0 VALUATION CONSIDERATIONS

3.1 Site Value

If no local rental evidence is available, a rate of £350 to £500 per hectare to Net Annual Value should be applied for a ground of 0.5 ha to 2 ha. These rates reflect the provision of basic drainage and a level grass playing surface of average quality.

3.2 Site Improvements and Ancillaries

Where appropriate, additions for site improvements and ancillaries should be made by the application of the contractor's basis of valuation in accordance with the recommendations of the Basic Principles Committee Practice Note 2.

In arriving at the estimated replacement cost of improvements and ancillary items, the costs detailed in the appendix to this practice note should be adopted. These costs are derived from The National Playing Fields Association Cost Guide and need no adjustment for contract size, professional fees or location.

3.2.1 Age and Obsolescence

The Estimated Replacement Cost of site improvements and ancillary items should be adjusted to reflect age related obsolescence and general condition in accordance with the recommendations of Basic Principles Committee Practice Note 2. A notional date should be adopted where appropriate.

3.2.2 Decapitalisation Rate

The appropriate decapitalisation rate should be applied to the effective capital value of site improvements and ancillaries valued on the contractor's basis.

3.2.3 End Allowances to Site Improvements and Ancillaries

In some instances, the application of the contractor's basis of valuation to site improvements and ancillary items many produce results which are high in relation to the other elements of the valuation. Where this occurs further adjustment may be required at the “stand back and look” stage of the valuation and an allowance of up to 50% may be applied to those elements valued on the contractor's basis.

3.3 Clubhouses and Pavilions

Where there is a clubhouse or pavilion present, this should be valued in accordance with Miscellaneous Properties Committee Practice Note 5.

3.4 Ancillary Buildings

The valuation of groundsman's huts, stores and other ancillary buildings should be derived from local evidence, having regard to location and, where appropriate, extent of use.

3.5 Car Parking

Car parking should be added at an appropriate rate in accordance with local evidence. It is recommended that any addition for car parking should not normally exceed 10% of the value of the subjects.

4.0 END ADJUSTMENTS

It is accepted that in some cases, by virtue of poor location, historic over provision, or otherwise, there may be circumstances in which the membership or extent of use of the club is so low that it would affect the rental offer made by the club.

While each case should be judged on its own merits, an allowance of up to 50% may be applied to reflect such factors.

The allowance should be applied to the total value of the subjects, including the clubhouse, provided that the clubhouse is in keeping with and appropriate to the sporting facilities. Care should be exercised to ensure that an allowance for such factors has not already been made in the valuation of the clubhouse. It should also be borne in mind that, as the chosen site value might already reflect location and the typical occupier, further adjustment to that element of the valuation may not be appropriate.

The allowance should not apply to the clubhouse in circumstances where the principal use of the clubhouse is other than as an adjunct to the sporting facilities - e.g. where the clubhouse is predominantly a licensed social club.

Revaluation 2005

Appendix to Miscellaneous Properties Committee Practice Note 9

Valuation of Sports Grounds

RANGE OF COSTS OF PROVIDING SPORTS FACILITIES

The following costs should be adopted to arrive at the estimated replacement cost of site improvements and ancillary items associated with sports grounds. These costs are derived from The National Playing Fields Association Cost Guide and need no adjustment for contract size, professional fees or location. Age and obsolescence allowances should be applied in accordance the recommendations of Basic Principles Committee Practice Note 2.

Scotland Average Cost at 2005 Revaluation tone

1. Grading

	Scotland Average Cost at 2005 Revaluation tone
Stripping topsoil, mounding and replacing	£1.63-£1.82
Earth moving on site	£0.96-£2.88

2. Drainage of Grass Sports Areas Based on 7000m²

	Scotland Average Cost at 2005 Revaluation tone
2.1 60mm plastic piping at 10m centres and 150mm main with permeable filling over pipes	£7,500 - £10,700
2.2 Sand slits 50mm wide at 2m centres, plus sand top dressing to pitch but not including pipe drainage system	£9,600 - £13,700
2.3 Sand slits 50mm wide at 1m centres, plus sand top dressing to pitch but not including pipe drainage system	£13,100-£18,800
2.4 Sand grooves (13mm slits) at 400mm centres (100mm deep) plus sand top dressing to pitch but not including pipe drainage system	£3,050 -£4,300
2.5 Sand grooves (13mm slits) at 400mm centres (200mm deep) plus sand top dressing to pitch but not including pipe drainage system	£3,750 - £5,350

3. Grass Pitches and Outfields Based on 7000m²

	Scotland Average Cost at 2005 Revaluation tone
3.1 Cultivation and seeding with some minor grading. Does not include drainage or amelioration, such as fertilisers and sand	£2,400 - £3,350
3.2Small area per m² (based on 150m -	Turfed (Meadow)£2.69+/m² Seeded £150+/m²
3.3 Amelioration of surface with sand and fertiliser. Includes drainage system and grading of surface, but excludes overhead irrigation	£65,200-£102,600
3.4 Sand based suspended water table constructions with sub-irrigation system, including earthworks	£163,000-£201,000

4. Athletics - Running Track and Field Events Facilities

	Scotland Average Cost at 2005 Revaluation tone
4.1 Fields events equipment (including water jump but not special soft landing units)	£12,450-£17,250
4.2 Grassed central arena for professional sports pitch or areas that require substantial sports and land drainage	£48,000-£192,000
4.3 Barrier fence to track perimeter	£17,250-£30,700
4.4 Water supply - ring main - 6 hydrants	£5,000 -£7,300
4.5 Synthetic surface (including field events facilities and water jump). Other items as 4.1, 4.2, 4.3
- 400m - 6 track lane	£288,000-£384,000
- 400m - 8 track lane	£335,000-£527,000
4.6 Athletics equipment (according to standard required, eg training and coaching, area competition, national or international competition) NB The price range for equipment includes soft landing units for high jump and pole vault but excludes electronic scoreboards.	£24,000-£57,500
4.7 Club/training facility. Two lane synthetic 400m track to perimeter of an existing football pitch, forming a 4 lane home 113m home straight; high jump fan 20m radius; single pole vault runway; combined long/triple jump runway with sand landing area; concentric hammer and discus circle complete with cage; shot circle and landing area. (All excluding athletics equipment).	£163,000-£192,000

5. Five-A-Side Football

	Scotland Average Cost at 2005 Revaluation tone
36 x 18.5m complete with foundation, marking, perimeter wall (1.1m) and “Weldmesh” fencing to a height of 2.75m
Bituminous macadam and some synthetic carpets	£25,000-£32,600
Synthetic	£32,600-£39,300

6. Multi-Use Pitches

Complete with foundation, drainage (where appropriate) and edging but NOT surround fencing, post sockets or water supply

	Scotland Average Cost at 2005 Revaluation tone
6.1 Synthetic in situ laid surface on porous bituminous macadam base
Pitch size (based on 6000m²)	£259,000-£288,000
Small areas (based on 650m²)	£50+/m²
6.2 Synthetic grass - sand filled surface to meet FIH/EHA/Football League/BS 7044. Installed on a 35mm composite shock pad laid in situ on a stone/dynamic base Pitch size (based on 6000m²)	£220,000-£288,000
6.3 Synthetic grass - sand filled, laid on a porous bituminous macadam base complete with cushioning layer Pitch size (based on 6000m²)	£211,000-£288,000
6.4 Synthetic grass - sand filled to meet EHA/FIH/ BS7044. Installed on porous bituminous macadam base concrete with shockpad	£268,000 - £288,000

7. Multi Use Ball Games Areas/Arenas

	Scotland Average Cost at 2005 Revaluation tone
Multi Sports Arena (36m x 18m), installed	£21,600
Multi Sports Arena (36m x 18m), bituminous macadam, surround fencing and goals	£38,400-£48,000
Multi Sports Arena (36m x 18m), bituminous macadam, acrylic spray coat, surround fencing and goals	£43,000-£52,700

8. National Playing Fields Association Multigames Wall

The NPFA Multigames Wall is freestanding and double sided. The Wall is permanently marked out for a variety of sports facilities in coloured brickwork. Catering for basketball, cricket, football and tennis, the Wall is suitable for team or individual sport, supervised or unsupervised. Importantly, the Wall's robustness makes it an excellent facility for informal ball games on recreation grounds. Construction is brick and a synthetic or macadam surface in included.

Planning permission is not always necessary for the NPFA Multigames Wall but it is advisable to check with the local council. It is possible to have a design or arrangement to your own specifications.

CONSTRUCTION:	Solid brick faced. Deflection panels, sound panels.
SIZE:	9.1m long, 3 - 4.1m high, 0.7m thick.
SPORTS:	Football, cricket, tennis, basketball
PRICE:	£28,800

9. Trim/Fitness Trails

	Scotland Average Cost at 2005 Revaluation tone
Trim and fitness trail - 8 stations including supply, delivery, installation, excluding any impact absorbing surfacing	£2,900 -£4,300

10. Floodlighting

Assuming a supply point of adequate capacity within 25m of area. Lux = Lumens per square metre. Where Lux is referred to, this represents the minimum level for competition standard. Average levels will normally be 50% higher.

All floodlighting systems require regular maintenance and cleaning. As a general guide, most installations lose at least 10% light output per year through lack of cleaning and adequate maintenance. Provision should be made at initial costing stages to ensure adequate finance for through life maintenance.

10.1 Floodlighting at athletic tracks

Where installed to governing body Standards 400m layout floodlighting columns will normally be sited 12m outside the track on the straights and 6m outside the track on the bends.

	Scotland Average Cost at 2005 Revaluation tone
Running track only
6-8 16m “raise and lower” columns each equipped with 1.5 - 2kW mercury halide floodlights. Minimum illumination 100 Lux, average 150 Lux	£31,600-£37,400
Running Track including central field events area
8-12 16m “raise and lower” columns, each equipped with 1.5 - 2kW mercury halide floodlights. Minimum illumination 100 Lux, average 150 Lux	£38,400-£52,700

10.2 Floodlighting at large stadia

Associaton or rugby football, athletics, etc 4 or 6 towers or masts, each 25 to 30m high, each equipped with 18 - 48 mercury halide floodlights. Minimum illumination 300 Lux, average 450 Lux.

NB In order to meet lighting level requirements suitable for colour television, illumination levels in excess of 1000 Lux are required with corresponding increased to cost.

	Scotland Average Cost at 2005 Revaluation tone
Association/ rugby football only	£56,000-£88,700
Athletics track and central arena, association/rugby football	£72,000-£143,000

10.3 Floodlighting at smaller grounds

Association or rugby football (based on a pitch size of 100 x 70m), 6 or 8 “raise and lower” columns, each 14-18m high, equipped with 1.5 - 2kW mercury halide floodlights.

	Scotland Average Cost at 2005 Revaluation tone
Minimum illumination 100 Lux, average 150 Lux	£23,000-£32,600

Hockey (based on a pitch size of 100 x 60yds). As above but with higher illumination levels.

	Scotland Average Cost at 2005 Revaluation tone
Minimum illumination 250 Lux, average 350 Lux	£33,500-£38,400

10.4 Floodlighting at practice/training facilities

These should ideally be installed so that the system may be easily upgraded to a competitive standard in the future.

	Scotland Average Cost at 2005 Revaluation tone
Association or / rugby football etc 4 “raise and lower” columns each 14-16m high, equipped with 1.5 - 2kW mercury halide floodlights. Illumination 50 Lux (dependent upon pitch size)	£17,200-£20,100
Athletics track and central area (excluding, hammer, shot, discus and javelin field events facilities) 6 “raise and lower” columns each 16m high minimum, equipped with 1.5 - 2kW mercury halide floodlights. Minimum illumination 50 Lux, average 70 Lux	£23,000-£27,300
Athletics track 4 “raise and lower” columns 16m high. Minimum illumination 50 Lux	£17,800-£21,100

11. Car Parks

Edging and any necessary drainage gullies. Complete with foundation (based on 650m²) but without markings

	Scotland Average Cost at 2005 Revaluation tone
Hoggin/stone	£12-£14/m2
Asphalt/bituminous macadam	£19-£25/m2

12. Fencing (including self closing gates)

Plastic coated galvanised chain link - erected on angle iron or concrete posts, set in concrete

	Scotland Average Cost at 2005 Revaluation tone
1m high , per metre run	£12-£14
1.8m high, per metre run	£16-£21
2.7m high, per metre run	£23-£34
3.6m high, per metre run	£48-£63
6m high , per metre run	£80-£95
9m high, per metre run	£116-£148
12m high, per metre run	£158-£185
Self closing pedestrian gate	£525

13. Footpaths

1.2m wide complete with foundations and edging (based on 100m run), per metre run

	Scotland Average Cost at 2005 Revaluation tone
Hoggin/stone	£25/m
Asphalt/bituminous macadam	£31/m

14. Kerbs and Edgings

Kerbing and edging systems which are suitable for children's play areas and sand pits, running tracks, shot putt area surrounds, artificial turf, long jump pits, bowling greens, sports pitch surrounds

	Scotland Average Cost at 2005 Revaluation tone
Rubber Capped Kerbs. Generally used for children's play areas, long jump pits, children's sand pits, running tracks, shop putt area surrounds, sport pitch surrounds	£27-£53/m
Artificial Turf Edging Kerbs. Mainly used for anchoring artificial turf	£21-£32/m

15. Canopy Structures

Airhalls. For tennis and other games - complete with installation, power, electricity, doors, ventilation; a range from 1 - 6 courts

	Scotland Average Cost at 2005 Revaluation tone
4 courts	£94,000-£144,000
Canopies 3/7 pole, synthetic structure roof covering	£5,500 -£30,600
Gazebos structures without sides but with roof and floor	£1,050 -£8,850

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