Whittlesey’s Manor Leisure Centre is set to undergo a multi-million-pound redevelopment, with the spotlight on costs, financial sustainability, and the addition of a commercial kitchen and café—a feature designed to make the centre a true hub for the community.
The redevelopment, part of the Fenland Inspire! initiative, will see the ageing pool building expanded and modernised while the separate sports hall is demolished. But the project’s financial implications are drawing particular attention, with total estimated costs rising to £18.67 million.
Key Financial Details
- Original project budget: £13.94 million
- RIBA Stage 2 estimate (including contingency and design enhancements): £17.18 million
- Sport England recommended enhancements: £1.489 million
- Potential Sport England grant: £2 million (reducing net cost to £16.67 million)
- Inflation impact: £570,000
- Pre-construction (RIBA Stages 2–4) cost: £1 million
Originally, the project budget was set at £13.94 million, including the replacement of the sports hall, padel courts, and rifle club facilities. However, inflation, enhanced design requirements, and the addition of new amenities have pushed costs significantly higher.
The latest RIBA Stage 2 pre-construction estimates place the total cost at £17.18 million, which includes contingency funds, inflationary adjustments, and expanded event and rifle range spaces. With Sport England’s recommended enhancements added, the total project budget rises to £18.67 million. A £2 million grant from Sport England, if approved, could reduce the final cost to £16.67 million.
Inflation alone is expected to add £570,000 to the budget, reflecting the time lag between the initial costing in December 2024 and the planned construction start in August 2026. Pre-construction work for the RIBA Stages 2–4 is estimated at £1 million, providing detailed designs, planning approvals, and cost certainty before construction begins.
The kitchen: a key community feature
One of the standout additions to the redevelopment is a 90-square-metre commercial kitchen and café, reflecting strong community demand for social spaces within the centre. The café is expected to act as both a social hub and a revenue generator, encouraging longer visits and enhancing the overall user experience.
The kitchen alone is estimated to cost around £800,000 when fully fitted, split across several key components:
- Main kitchen: £170,000
- Finishing kitchen: £60,000
- Extraction canopy: £25,000
- Buffet service/pass area: £13,000
Construction of the space is estimated to add £306,000–£400,000 to overall project costs, with fit-out and operational preparation adding a further £300,000–£400,000. Public feedback has emphasised that, despite the high cost, the kitchen is essential for creating a community-focused leisure experience.
Financial viability at the core
Council reports stress that the redevelopment must be financially sustainable, attracting more users while keeping operational and maintenance costs low. Consolidating the pool and removing the old sports hall allows for a more efficient footprint, while the kitchen and café are expected to provide additional revenue streams.
“The focus on financial viability means that space not likely to generate income is not included,” the report notes. This approach ensures that the centre can serve the community without becoming a long-term financial burden.
Pre-construction and timeline
Cabinet approved the move into RIBA Stages 2–4 in February 2025, with the aim of securing planning permission, firm construction costs, and a building partner by mid-2026. Construction, if approved, would begin in August 2026 and is expected to finish by December 2027, delivering a modernised pool, upgraded gym, accessible changing rooms, and the new café space.
Community benefits and accessibility
While the financial and kitchen elements are a major focus, the redevelopment also promises substantial community benefits. Consultation shows that residents want warmer, modernised swimming facilities, a larger gym, social spaces, and improved accessibility for disabled users. The kitchen will also support longer visits and community gatherings, making the centre a true multi-purpose destination.
Looking ahead
The Manor Leisure Centre redevelopment is a high-investment project designed to combine modern leisure facilities, operational efficiency, and community-focused amenities. With the addition of the commercial kitchen, enhanced pool and gym, and a focus on financial sustainability, the centre is set to become a hub for Whittlesey and surrounding villages for the next 20+ years.
As the report notes, “The focus is on financial viability by attracting more users whilst keeping operational and maintenance costs low,” ensuring that the facility is not only modern and accessible but also economically sustainable.
All information and quotations are taken directly from the “Manor Leisure Centre – Fenland Inspire Redevelopment Project Update,” November 2025. The report will be presented to Fenland District Council Cabinet on November 7.
