Bundaberg Regional Aquatic Facility Feasibility .undaberg egional Auatic Facility Feasibility Study

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  • PERSPECTIVE20120114 BUNDABERG REGIONAL COUNCIL | Bundaberg Regional Aquatic Facility - Feasibility Investigation

    03 OCTOBER 2013

    Bundaberg Regional Aquatic Facility Feasibility Investigations

    December 2013

  • This report has been prepared by:

    ROSS Planning Pty Ltd ABN 32 508 029 959 Upper Floor 63 Bay Terrace Wynnum QLD 4178

    PO Box 5660 Manly QLD 4179

    Telephone: (07) 3901 0730 Fax: (07) 3893 0593

    2013 ROSS Planning Pty LtdThis document may only be used for the purpose for which it was commissioned and in accordance with the terms of engagement for the commissions. Unauthorised use of this document in any form whatsoever is prohibited.

    Version control:Version Date Document Author Reviewer Recipient

    OP1 20/11/2013 Bundaberg Regional Aquatic Facility Feasibility Investigation

    Scott Walker Senior Consultant (Project Manager)

    Emily Wagon Consultant

    Matt Dagan Project Manager

    OP2 4/12/2013 Bundaberg Regional Aquatic Facility Feasibility Investigation

    Scott Walker Senior Consultant (Project Manager)

    Emily Wagon Consultant

    Matt Dagan Project Manager

    Final 20/12/2013 Bundaberg Regional Aquatic Facility Feasibility Investigation

    Scott Walker Senior Consultant (Project Manager)

    Emily Wagon Consultant

    Matt Dagan Project Manager

    recreationopen spaceand sportspecialists

    AERIAL PERSPECTIVE 320120114 BUNDABERG REGIONAL COUNCIL | Bundaberg Regional Aquatic Facility - Feasibility Investigation

    03 OCTOBER 2013

  • Summary and conclusions 1

    1. Introduction 3 Project background 3 Methodology 4

    2. Site analysis 5 Local context 5 Site location 5 Site description 7

    3. Trends influencing aquatic design and usage 9 Bundaberg people 9 Projected population 10 Changing population 11 Changing lifestyles 11 Variety of experiences 12 High expectations 12 Tourism and economic benefits 13 Constraints to participation 13

    4. Concept plans 15 Design layout 15 Aerial perspectives 16 Ground perspectives 18 Elevations 19 Design considerations 20

    5. Management and operations 21 Facility management 21 Management structures 22 Option 1: In-house managed 23 Option 2: Out-sourced 25 Option 3. Hybrid management 27 Recommended structure 28

    6. Financial considerations 29 Capital costs 29 Operational revenue and expenses 30 Local government benchmarking 32 Funding options & opportunities 36

    Appendix 1: Assessment matrix (Stage 1) 37Appendix 2: Geo-technical Report 47Appendix 3: A3 Concept plans and aerial perspectives 73Appendix 4: Preliminary Order of Cost Estimate 82

    Table of Contents

  • Bundaberg Regional Aquatic Facility Feasibility Study1

    Project historyStaged reports have been provided prior to this final report which provided an analysis of the information gathered during each stage with a list of recommendations, that together provided Council with the information required to progress to the next stage of the process. Initially, 22 sites, including the LGAs four existing aquatic facilities, were originally assessed, with Council deciding to proceed with Land Use Plans for the recommended two sites, Norville Park Swimming Pool and the Baldwin Gardens Estate site. Subsequently, Baldwin Gardens Estate (historically known as the Gympie Estate) was chosen by council as its preferred site as it met many of the criteria for a suitable location for a regional aquatic facility, and is the subject site of this final report.

    Centre viabilityThe investigations undertaken through previous stages and for this final report have demonstrated that the proposed Bundaberg Regional Aquatic Centre is a viable development.

    Given the age, location and condition of existing aquatic facilities, coupled with the significant population growth expected for the Bundaberg region, there is a definite need for modern aquatic facility capable of meeting community expectations. Further, the proposed, highly visible location will position the Centre to cater for both existing residents and identified growth areas, especially those between the existing CBD and the coast.

    Centre designThe concept designs provided demonstrate the variety of features proposed for the Bundaberg Regional Aquatic Centre that will allow it to provide a wide range of experiences to patrons. In particular, the large lagoon pool and associated water play features respond to the growing trends of (and community expectations for) such aquatic facilities.

    The overall mix of leisure water and water play, program pools (learn to swim, exercise classes, etc) and eventually a 50m competition pool and modern gymnasium will provide a true destination for patrons and allow Council to promote the Centre as a significant tourist attraction. The inclusion of indoor, heated pools also allows the Centre to operate for the full year, adding to the Centres attraction and ongoing viability.

    In addition to school swimming carnivals, the design (Stage 2) will also allow the Centre to attract significant events, including regional, state and national titles, all adding to the economic benefits that the Centre will provide. The leisure water, indoor pools and large open spaces through the Centre (Stage 1) will also make it attractive to hire for private and corporate events.

    Financial implicationsCapitalThe total estimated cost of designing and constructing the Regional Aquatic Centre is $25,219,545. However, it is recommended that the Centre be developed in two distinct stages (as described in this report) with indicative costs for each stage (including extra over for rock excavation) being:

    Stage 1: $16,423,085

    Stage 2: $ 8,796,460

    While this is a significant amount, this report has identified various funding sources that Bundaberg Regional Council can pursue. It is most likely that several of these sources will need to be acquired for the successful completion of the Centre.

    OperationalAlthough the Regional Aquatic Centre will result in on going costs to Council, this is the case for almost all such facilities. As such, Bundaberg Regional Council will be no different to other Councils where these costs are accepted due to the wide range and significance of the benefits they provide to the communities they cater for.

    However, it should be noted that whether these costs take the form of a management fee paid to a management company or a component of ongoing operational costs (such as chemicals, water, etc) as agreed in a lease arrangement, they can be reduced through a combination of an appropriate agreement and the successful operation of the Centre.

    Depending on the adopted management structure, it is anticipated that Council could expect an annual cost of providing the Centre of somewhere between $200,000 and $400,000.

    Summary and conclusions

  • Bundaberg Regional Aquatic Facility Feasibility Study2

    AERIAL PERSPECTIVE 320120114 BUNDABERG REGIONAL COUNCIL | Bundaberg Regional Aquatic Facility - Feasibility Investigation

    03 OCTOBER 2013

    PERSPECTIVE20120114 BUNDABERG REGIONAL COUNCIL | Bundaberg Regional Aquatic Facility - Feasibility Investigation

    03 OCTOBER 2013

  • Bundaberg Regional Aquatic Facility Feasibility Study3

    Introduction1

    Bundy LGA

    Childers

    Bundaberg City

    Isis War Memorial Pool

    Norville Park Swimming Pool

    Bundaberg Regional Councils four public swimming pools

    Gin Gin

    ANZAC Park Olympic Pool

    Gin Gin Swimming Pool

    Project backgroundLocated within the Wide Bay Burnett Region (the region), Bundaberg Local Government Area (LGA) is home to 89,810 residents as of the 2011 Census. By 2031, the population is expected to increase to approximately 150,100 persons.

    As one of the regions key activity centres, Bundaberg City (the city) provides essential and high quality recreation facilities that are not available within the LGAs smaller urban, coastal and rural towns.

    Council is becoming increasingly aware of the importance of these recreation facilities and the opportunities they provide to facilitate and encourage physical activity thus reducing the burden of chronic disease. Aquatic facilities play an important role in this context, especially as the LGAs population continues to age.

    Council currently provides four public swimming pools within the LGA: ANZAC Park Olympic Pool Norville Park Swimming Pool Isis War Memorial Pool Gin Gin Swimming Pool.

    While each of these facilities is heavily utilised by the community, they lack the ability to host high level swimming events and their ageing infrastructure needs to either be replaced or requires significant repair. Both of these solutions area very costly. As the population increases significant pressure will also be placed on these existing pools.

    The absence of a water play park for children of all ages and families to visit within the LGA is a growing concern among the community, with many having to drive to adjoining councils for this experience.

    Council acknowledges the important role that aquatic and water play facilities play in the lives of the LGAs residents and visitors and as such have commissioned the development of this report to investigate the feasibility of a regional aquatic facility within the Bundaberg LGA. The report investigates clear, realistic and ach