CONCEPT DESIGN REPORT - Clarence Coast Holiday Parks …...Concept Design Report for Brooms Head Holiday Park Page 3 2 SWOT ANALYSIS OF EXISTING PARK Site inspections were undertaken

CONCEPT DESIGN REPORT

for

BROOMS HEAD

HOLIDAY PARK

for

Clarence Valley Council

Revised

NOVEMBER 2017

CONCEPT DESIGN REPORT

for

BROOMS HEAD HOLIDAY PARK

prepared by

Integrated Site Design Pty Ltd

3/181–183 River Street

BALLINA NSW 2478

Tel: 02 6686 5290

Email: [email protected]

Web: www.integratedsitedesign.com.au

Revised: NOVEMBER 2017

© Integrated Site Design Pty Ltd 2016

Disclaimer:

This Report has been prepared by Integrated Site Design Pty Ltd for Clarence Valley Council and may only be used and relied on

by Clarence Valley Council for the purpose agreed between Integrated Site Design Pty Ltd and Clarence Valley Council. This

report may not be copied, disclosed or distributed outside Clarence Valley Council in any manner without the express written

authorisation of Integrated Site Design Pty Ltd.

Integrated Site Design Pty Ltd otherwise disclaims responsibility to any person other than Clarence Valley Council arising in

connection with this Report. Integrated Site Design Pty Ltd also excludes implied warranties and conditions, to the extent legally

permissible.

Drawings, figures, analysis, forecasts and other details in this report have been prepared in good faith based on data and information

supplied to Integrated Site Design Pty Ltd by others. The data is believed to be correct at the time of publication of this report.

However, it is noted that predictions, forecasts and calculations are subject to assumptions which may or may not turn out to be

accurate. Integrated Site Design Pty Ltd expressly disclaims all and any liability to any person or persons in reliance on the report

and its contents in part or in whole.

(i)

1 INTRODUCTION ................................................................................................................................... 1

1.1 Background .................................................................................................................................. 1

1.2 Site Analysis ................................................................................................................................ 1

2 SWOT ANALYSIS OF EXISTING PARK .............................................................................................. 3

2.1 Strengths ..................................................................................................................................... 3

2.2 Weaknesses ................................................................................................................................ 3

2.3 Opportunities ............................................................................................................................... 3

2.4 Threats ......................................................................................................................................... 4

3 DESIGN CONSIDERATIONS ............................................................................................................... 5

3.1 Park Entrance, Manager’s Residence and Reception ................................................................. 5

3.2 No Boundary Definition Along Ocean Road ................................................................................ 5

3.3 Site Layout and Size of Sites ....................................................................................................... 5

3.4 Park Infrastructure ....................................................................................................................... 5

3.5 Accommodation Mix .................................................................................................................... 5

3.6 Guest Facilities ............................................................................................................................ 6

3.7 Site Security and Access Control ................................................................................................ 6

3.8 Landscaping and Vegetation ....................................................................................................... 6

4 OVERVIEW OF REDEVELOPMENT PROPOSAL ............................................................................... 7

4.1 Proposed Development Plan ....................................................................................................... 7

4.1.1 Design Features ........................................................................................................... 7

4.1.2 Preliminary Development Costs ................................................................................... 8

5 SUMMARY AND RECOMMENDATIONS ........................................................................................... 10

5.1 Comparison with Existing Development .................................................................................... 11

5.1.1 Site Numbers .............................................................................................................. 11

5.1.2 Accommodation.......................................................................................................... 11

5.1.3 Infrastructure .............................................................................................................. 11

5.1.4 Revenue ..................................................................................................................... 11

5.2 Risks and Constraints ................................................................................................................ 12

5.3 Capital Works Program.............................................................................................................. 12

5.4 Recommendation ....................................................................................................................... 14

(ii)

DRAWINGS:

Drawing No BH–01: Existing Site Plan – Northern Hub .................................................................. 15

Drawing No BH–02: Existing Site Plan – Southern ........................................................................ 16

Drawing No BH–03: Proposed Site Plan – Northern Hub ............................................................... 17

Drawing No BH–04: Proposed Site Plan – South Hub.................................................................... 18

Concept Design Report for Brooms Head Holiday Park ▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬▬

Page 1

1 INTRODUCTION

1.1 Background

Brooms Head Holiday Park is located in the centre of the small seaside village of Brooms Head

approximately 20 kilometres south-east of Maclean. The village has a resident population of approximately

250 people, and is surrounded by the Yuraygir National Park. The holiday park is long and narrow with a

frontage of approximately 1.5 kilometres to Main Beach. The park provides cabins, caravan sites and

camping sites.

The Clarence Coast Reserve Trust was appointed to manage the affairs of the Reserve 65975 in June 2002.

Clarence Valley Council is the appointed corporate manager of the Clarence Coast Reserve Trust (CRRT)

and is responsible for the management and operation of the reserve, which includes Brooms Head Holiday

Park.

Clarence Valley Council, as Trust Manager for the Clarence Coast Reserve Trust, engaged Integrated Site

Design to review the current design and management of the Brooms Head Holiday Park, prepare a concept

design and concept design report to enable the Trust to exhibit the proposed design, and undertake a public

consultation process.

The concept design and concept design report were exhibited by Council during December 2016 and

January 2017. Sixty-eight public submissions were received, covering a range of issues. The proposed

concept plans and concept design report have been revised in consideration of the issues raised in the

submissions. The response to these submissions was considered by the Trust at its Ordinary meeting on

15 August 2017. The revised concept plans (BH–03 and BH–04) are attached at the rear of this report.

1.2 Site Analysis

The land on which the Brooms Head Holiday Park is situated is Lot 7005 in DP 92465, which is Crown

Reserve 65975 for Resting Place and Public Recreation, notified on 15 May 1936, with a total area of

72 hectares. The area occupied by the holiday park is approximately 9.3 hectares. The current section 68

approval for the park provides for a total of 281 sites comprising 47 long-term sites, 152 short-term sites

and 82 camp sites. The holiday park can be divided into four distinct precincts as set out below:

(i) The Northern Precinct is immediately behind the foredune, has frontage to Ocean Road and includes

the park entrance, manager’s residence, office and garage. The residence and associated private open

space occupy a prime beachfront position. The land is generally flat and lies between 3 and 5 metres

AHD, rising from the road frontage to the hind dune. There are six beach access points linking the park

to the beach. The precinct has a total of 128 sites comprising 37 camp sites and 91 short-term sites,

which are serviced by two old amenity blocks. The laundries in both amenities are housed in small

extensions to the original building, and do not supply a level of facility that is in line with acceptable

industry standards. The Ocean Road frontage is unfenced and sites are accessed from three points

along Ocean Road. The centre internal road has a gravel surface, and the remainder are grassed. The

precinct also contains a children’s playground, which is essentially a public facility that is available to

caravan park guests.

(ii) The Beachfront Camping and Day Use Precinct is accessed by a narrow, one-way road that

descends from the park entrance to the beachfront. The road has been recently upgraded. As well as

camping sites, the precinct includes the main day use areas of the reserve with facilities that include a

café/kiosk, barbecue shelters, public toilets, a community hall, boat launching ramp, parking and an

information shelter. A pedestrian pathway runs along a section of the beachfront. The narrow road

through the precinct is required to carry significant traffic volumes, which include tourist coaches, cars,

caravans and recreational vehicles. An adjacent footpath was recently constructed to reduce conflict

with pedestrians, children on bicycles, etc. The boat ramp is located opposite the community hall and

kiosk, at a point of concentration for traffic. This represents an area of concern with respect to traffic

management and public safety. A feature of the precinct is a number of mature Norfolk Island Pines,

which were planted in 1916. The precinct supports a total of 41 camp sites, which are serviced by two


Page 2

amenity blocks. Twenty-four sites have absolute beach frontage. The precinct includes a further

14 unpowered sites categorised as “transitional user” sites. These are camp sites that have a long

history of use but are only allowed to be occupied during the Christmas/New Year holiday period by the

family groups that have used these sites for decades. In 1987, Council adopted a policy for the

withdrawal of the use of the sites by a process of “natural attrition”. The number of sites has slowly

reduced since that time.

(iii) The Ocean View Precinct is an area of elevated land that provides a panoramic view of the beach, the

coastline and the ocean. The precinct can be accessed via the park entrance and the road through the

Beachfront Precinct as well as directly from Ocean Road. The precinct provides 10 camp sites and

53 short-term sites. Eight of the short-term sites have cabins installed, with a number taking advantage

of the view. The older cabins require external maintenance attention and landscaping treatments could

be vastly improved. The sites are serviced by an amenity block, which along with the adjacent sewage

treatment facility, occupy what is arguably the best land in the precinct. Apart from being in an

inappropriate location, the amenity building is poorly configured and designed with various additions

and alterations having been made over many years. A public viewing space is located between the

amenity building and the sewage treatment plant. A stairway provides a connection to the beachfront

area.

(iv) The Long-Term Precinct is located to the south of the Ocean View Precinct and backs onto Ocean

Road. The precinct supports 48 sites with 27 of those occupied by long-term residents and 21 by holiday

vans. The sites are serviced by two amenity blocks, which both require replacement. A storage shed

related to park maintenance is also located in the precinct. It is likely that a proportion of the site

occupations are not fully compliant with the setback and separation distance requirements of the Local

Government Regulations, however we have not sought copies of any Council approvals as part of this

process. Two transitional user sites (AC 11 and AC 12) are located in the precinct.


Page 3

2 SWOT ANALYSIS OF EXISTING PARK

Site inspections were undertaken along with a review of background information to define the characteristics

of the site. The conclusions from the site analysis are presented below.

2.1 Strengths

▪ Unique beachfront location, direct beach access and exceptional views

▪ Brooms Head is well known across the North Coast and is a popular beach for families

▪ Sites are generally flat and of reasonable size

▪ There is an established customer base with good levels of loyalty and return visitation

▪ Mature and iconic vegetation – Norfolk Island Pines

▪ The park has a sound income base

▪ Basic services are available in the Brooms Head village.

2.2 Weaknesses

▪ Position of the park entrance and management presence is remote in relation to the Beachfront and

Ocean View Precincts

▪ The supply of on-site accommodation is limited and does not take full advantage of the unique setting

▪ A proportion of the existing cabin stock is beginning to show its age and does not reflect the quality of

the location

▪ There is no accommodation to meet higher-end demand

▪ The amenity blocks and facilities are in poor condition and do not meet current market expectations

▪ The amenity blocks and service infrastructure occupy prime locations

▪ Space and storage for service and maintenance equipment are limited

▪ Roads within the park are poorly defined and, in many cases, do not meet current regulations for either

width or surfacing

▪ Landscaping and plantings associated with the entry, cabins and other buildings are limited

▪ Camp kitchen and communal meeting areas or spaces are limited or non-existent in some parts of the

park

▪ The open boundaries of the park make it difficult to provide security for park guests and their belongings.

2.3 Opportunities

▪ Introduce new cabins in prime locations that are purpose designed to capture some of the unique

features of the site

▪ Improve the range and quality of park facilities

▪ Resolve the presentation, location and arrangement of the amenity blocks

▪ Access the Queensland market with reduced travel time due to the Pacific Highway upgrade


Page 4

▪ Increase occupancy with targeted marketing that includes packaging with other local and regional

attractions

▪ Renovate the existing cabins and upgrade their presentation with improved hard and soft landscaping

▪ Resolve issues with respect to how parts of the reserve are allocated to sometimes competing uses.

For example, day use versus tourist sites and accommodation.

2.4 Threats

▪ Age and condition of some park buildings and infrastructure, especially the amenity blocks

▪ Ongoing costs of improvements will be significant as park facilities continue to decline

▪ Competition from other parks and private holiday rentals in the region

▪ Resistance to change from the existing clients of the caravan park

▪ The beachfront and dune system are subject to the influence of coastal processes and are likely to be

vulnerable to the impacts of climate change and sea level rise

▪ Planning priorities of relevant government instrumentalities

▪ Requirements of coastal planning legislation and policies.


Page 5

3 DESIGN CONSIDERATIONS

3.1 Park Entrance, Manager’s Residence and Reception

The existing holiday park entrance and manager’s residence/office building occupy a prime location on the

beachfront with expansive ocean views. There is an opportunity to provide a new and more functional

manager’s residence and park reception building in a better location, which would allow the current site to

be used for additional quality tourist accommodation.

3.2 No Boundary Definition Along Ocean Road

The Northern Precinct has a very linear footprint, and there is no definition of the boundary with Ocean

Road. This encourages direct access to sites from Ocean Road, particularly during peak periods. In

addition, there are currently three defined access points from Ocean Road into the park. There is an

opportunity to formalise the access points and provide a low barrier with landscaping to define the remainder

of the boundary and control vehicle access into the park.

3.3 Site Layout and Size of Sites

The current layout of sites in the park is problematic. There is a large number of dead-end access roads in

the Northern Precinct that become blocked during peak periods, and many sites are accessed directly off

Ocean Road. The central roadway is not sealed, and the small access roads are grassed. The roads do

not meet current regulatory requirements. There are many camp sites that are too small, and not all of the

short-term sites have services. There is an opportunity to provide a new site layout and functional road

network that provides fully serviced, large sites that meet the expectations of guests and provide sufficient

room for a van, annexe and car on each site.

3.4 Park Infrastructure

The existing road network in the Northern Precinct needs to be fully redeveloped to provide a more functional

layout to fully serviced sites. The road network in the Ocean View and Long-Term Precincts also needs to

be upgraded. The current location of power, water and sewer services is not known, and the capacity of

the existing power supply to the park may need to be upgraded to service the proposed redevelopment.

There is an opportunity to provide services to as many short-term sites as possible. The existing on-site

sewage treatment plant, which occupies a prime location in the Ocean View Precinct, is in need of

replacement. This facility could be replaced off-site, allowing the area to be used for additional tourist

accommodation.

3.5 Accommodation Mix

The existing park provides one- and two-bedroom cabins, and powered and unpowered caravan and

camping sites. While this is a reasonable variety of accommodation options, they are not always in the most

suitable locations. The condition and standard of accommodation on offer could be improved. The layouts

of some of the cabins do not meet current customer expectations and require major modifications. The

cabins that have a reasonable layout require refurbishment. A range of fixed accommodation types should

be provided for the park, including a proportion of three-bedroom cabins for larger family groups and better

quality cabins to meet high-end demand.

The Northern Precinct has a strong focus on powered sites and unpowered camping. There will be a

continuing, if not growing demand for quality sites. However, to take advantage of this demand, communal

facilities including modern amenities, spacious and weatherproof camp kitchens and barbecue shelters will

need to be provided.


Page 6

The Ocean View Precinct provides some cabins with outstanding views, but the cabins need upgrading.

There is an opportunity to provide additional cabins. The Long-Term Precinct has both long-term sites and

holiday vans on short-term sites. There is an opportunity to consolidate the long-term sites over time to

provide an improved short-term site arrangement.

3.6 Guest Facilities

The existing amenity buildings are in very poor condition and should be replaced. They need to be located

to complement the new site layout and meet current regulatory requirements. Adequate laundry facilities

and clothes drying areas also need to be provided. There is no existing camp kitchen within the park, and

the barbecue shelters are at the end of their economic life. The current playground is poorly located at the

main park entry near a high traffic zone, and is in need of replacement. These facilities are all in need of

upgrading to meet current market expectations. There is an opportunity to provide new amenity buildings,

camp kitchens, barbecue shelters and playground in a more structured way that creates precincts for social

activity for park guests.

3.7 Site Safety and Access Control

Safety problems exist as a result of the current uncontrolled public access along Ocean Road and

throughout the Beachfront Precinct. Definition of the road boundary in the Northern Precinct through the

use of landscaping and low fencing and rationalising the number of access points will improve site safety

and manage public access.

3.8 Landscaping and Vegetation

There are significant established trees and other vegetation throughout the park that provide shade and

visual amenity, and establish the character of the park. These trees also limit the potential redevelopment

of the site as the layout will need to maintain an adequate buffer to these trees. There are opportunities to

improve the presentation of the park through well designed landscaping.


Page 7

4 OVERVIEW OF REDEVELOPMENT PROPOSAL

The Proposed Site Plans (BH–03 and BH–04) have been developed following feedback from public

consultation and having regard to the SWOT analysis of the existing site and the key design considerations.

They provide a balance between the Trust’s objectives, the opportunities for improvement and the site

constraints. The following sections provide the rationale for the concept including the key features,

preliminary costs and baseline revenue.

The development costs and baseline revenue provided are indicative only, and will be the subject of further

detailed assessment and design. Estimates of baseline revenue are based on current occupancy levels

and do not include any provision for growth in occupancy or income levels that would be expected to be

achieved following the redevelopment of the park. Detailed cost estimates will be prepared for capital works

along with a logical, affordable and achievable development schedule as part of the next stage, including

detailed design and the preparation of a business development strategy.

The business development strategy will provide more detailed revenue projections that take into account

the timing of the redevelopment of the park, the introduction of new cabin stock and a review of the existing

tariff structure.

4.1 Proposed Development Plan

4.1.1 Design Features

Northern Hub BH–03

▪ All new short-term sites and camp sites are large, flat and fully serviced. The three existing access

points off Ocean Road are retained and formalised.

▪ The new internal road network is functional, complies with current regulations and provides good access

to all sites.

▪ The new main park entrance is closer to Ocean Road and more functional with adequate check-in bays,

forecourt area and visitor parking. Vehicular access into the park is improved.

▪ The proposed new manager’s residence and reception building is more functional, has park

maintenance facilities adjacent and is located beside Ocean Road.

▪ The existing manager’s residence is converted into new tourist accommodation for larger family groups

with expansive ocean views.

▪ Old and run-down communal facilities are replaced with new buildings (two amenity buildings with

laundries, a camp kitchen, three barbecue shelters and a new playground).

▪ Two precincts for social activity for park guests are created around the new amenities, camp kitchen

and barbecue shelters at beach access points.

▪ Vehicle access onto Ocean Road is maintained in three locations, and the remainder of the road

boundary is defined by low fencing and landscaping.

▪ Existing pedestrian access points onto the beach are maintained, and pedestrian access from Ocean

Road to the beach access points is provided.

▪ The open area near the entrance is retained to provide for day use visitor parking, including boats and

trailers.

▪ A new playground is provided in a more convenient and safer location inside the park. It is still available

for general community use.

▪ Viewing platforms and beach showers are located adjacent to the main beach access points.


Page 8

Southern Hub BH–04

▪ The existing sewage treatment plant is replaced with a new facility off-site at Bottle Brush Street, and

the existing facility is removed and replaced with an underground holding tank.

▪ The existing amenity building on the ridgeline is removed and replaced with a new amenity building in

the centre of the powered site area.

▪ A new camp kitchen with expansive ocean views is provided below the proposed ocean view cabins as

a focal point for social activity for guests of the Beachfront and Ocean View Precincts.

▪ Four high quality tourist cabins replace the existing amenity building and sewage treatment plant on the

ridge of the Ocean View Precinct.

▪ A total of five new tourist cabins are provided and the eight existing cabins are upgraded to improve the

overall standard and supply of cabin accommodation.

▪ “Transitional user sites” are phased out over time and the areas are returned to day use.

▪ Long-term sites are consolidated in the southern corner to provide a distinct precinct, with nearby short-

term sites consolidated for either tourist or holiday van use.

4.1.2 Preliminary Development Costs

Northern Hub

Remove existing children’s playground $10,000

Construct new entrance and internal road network $660,000

Provide new services to new ST sites (95 sites) $950,000

Install fencing and landscaping $40,000

Install new reception/manager’s residence building $400,000

Construct workshop, fence compound and hardstand $100,000

Convert existing manager’s residence/office to accommodation $150,000

Install two new amenity buildings and drying areas $960,000

Demolish two existing amenity buildings $80,000

Install new camp kitchen $240,000

Install new children’s playground and shade $100,000

Install three barbecue shelters, two viewing platforms and two beach showers $80,000

Subtotal $3,770,000


Page 9

Southern Hub

Construct new STP at Bottlebrush Street and install pipework back to holiday park $400,000

Decommission existing STP, replace with holding tank/pump and connect to new STP $150,000

Install new amenity building for Ocean View Precinct $480,000

Renovate eight existing tourist cabins $160,000

Demolish three existing amenity buildings $90,000

Install five new ocean view tourist cabins $850,000

Install new camp kitchen $240,000

Subtotal $2,370,000

Total Redevelopment Cost $6,140,000


Page 10

5 SUMMARY AND RECOMMENDATIONS

The features of the existing park and the proposed development are summarised in the following table and

described below.

Features Section 68

Licence Existing Park Proposed

Development

Long-term sites 47 27 27

Short-term sites 152 157 162

Cabins 8 15

Camp sites 82 88 66

Total Sites 281 280 270

“Transitional user” sites 16 14

Infrastructure development cost $4.98 M

New accommodation cost $1.16 M

Total Development Cost $6.14 M

Baseline revenue (excludes future growth)1 $1.42 M $1.64 M

Revenue growth index 3% 5.0%

Occupancy growth index 0% 2.0%

Notes:

1 The baseline revenue estimates are based on current occupancy levels and do not include any provision for growth in occupancy

or income levels that would be expected to be achieved following the redevelopment of the park.

The financial impact of the redevelopment in relation to long-term forecasting of revenue, expenditure and cash flows will form part of

the business development strategy.


Page 11

5.1 Comparison with Existing Development

5.1.1 Site Numbers

The proposed concept plans reduce the total number of sites by ten, from 280 to 270. This provides for

larger sites with better access to meet the expectations of guests as caravans and camping setups become

larger. All proposed sites average around 100 m2.

5.1.2 Accommodation

The existing park offers only eight cabins, and the proposed concept plans provide for 13 cabins and the

conversion of the existing manager’s residence to tourist accommodation. The existing eight cabins are to

be upgraded. The total expenditure on accommodation is $1.16 million and includes the following:

▪ Installation of five new tourist cabins in the Ocean View Precinct

▪ Renovation of the existing eight tourist cabins

▪ Conversion of the manager’s residence to tourist accommodation.

5.1.3 Infrastructure

Significant new infrastructure works are required at a total cost of $4.98 million. The works include the

following:

▪ Replacement of the existing sewage treatment plant

▪ Relocation of the main entry, reception and manager’s residence

▪ Reconstruction of internal roads in the Northern Hub

▪ Supply of services to 95 short-term sites

▪ Fencing and landscaping

▪ Demolition of four amenity buildings

▪ Supply and installation of three new amenity buildings

▪ Supply and installation of two new camp kitchens

▪ Supply and installation of new playground and three barbecue shelters.

5.1.4 Revenue

The proposed concept plans will result in the following changes to baseline revenue compared to the existing

park layout:

▪ Removal of 22 unpowered sites with annual revenue of $76k

▪ Addition of five new cabins with baseline revenue of $200k

▪ Addition of new tourist accommodation in the converted manager’s residence with baseline revenue of

$50k

▪ Increase of 11 powered sites with baseline revenue of $45k

▪ Increase in annual baseline revenue (excludes provision for growth in occupancy and income) above

current of $219k.


Page 12

5.2 Risks and Constraints

▪ LEP constraints relating to bushfire, heritage, coastal hazard and acid sulfate soils exist, however a

preliminary assessment does not reveal any significant barriers to the proposed development. The use

of raised relocatable buildings is recommended in recognition of the potential for ongoing coastal

erosion.

▪ Condition of underground infrastructure including water and sewerage services, electricity and

stormwater system is unknown.

▪ There may be a need to upgrade the power supply to the park. An assessment of this will be made as

part of the detailed design.

▪ Alteration of the park entry will be subject to a traffic assessment and compliance with road design

standards.

▪ Removal of the existing sewage treatment plant from the Southern Hub and construction of a

replacement facility off-site will be subject to detailed design and will involve works beyond the

boundaries of the reserve.

5.3 Capital Works Program

BROOMS HEAD HOLIDAY PARK – Draft Capital Works Program

Project Unit Rate Qty Total Timing

Stage 1 – Upgrade Ocean View Precinct

Construct new STP at Bottlebrush Street and install pipework back to holiday park

ea $400,000 1 $400,000

Decommission existing STP, replace with holding tank/pump and connect to new STP

ea $150,000 500 $150,000

Install new amenity building for Oceanview Precinct and Long-Term Precinct

ea $480,000 1 $480,000

Demolish existing amenity buildings ea $30,000 3 $90,000

Install 5 new ocean view cabins ea $170,000 5 $850,000

Install new camp kitchen ea $240,000 1 $240,000

Upgrade 8 existing cabins ea $20,000 8 $160,000

Subtotal $2,370,000

Stage 2 – Entry Precinct Redevelopment

Remove existing children’s playground ea $10,000 1 $10,000

Construct new entry road network m2 $120 2000 $240,000


Page 13

Project Unit Rate Qty Total Timing

Provide new services to new ST sites ea $10,000 25 $250,000

New reception/manager’s residence building

ea $400,000 1 $400,000

Workshop, fence compound and hardstand

ea $100,000 1 $100,000

Renovate existing manager’s residence/office

ea $150,000 1 $150,000

New small barbecue shelter ea $20,000 1 $20,000

Subtotal $1,170,000

Stage 3 – Central Northern Redevelopment

Construct new internal roads m2 $120 2000 $240,000


New amenity building and drying area ea $480,000 1 $480,000

Demolish existing amenity building ea $40,000 1 $40,000

Install new camp kitchen ea $240,000 1 $240,000

Fencing and landscaping m $100 200 $20,000

Install new children’s playground, shade, viewing platform and beach shower

ea $100,000 1 $100,000

Subtotal $1,570,000

Stage 4 – Far Northern Redevelopment

Construct new internal roads m2 $120 1500 $180,000


New amenity building and drying area ea $480,000 1 $480,000

Demolish existing amenity building ea $40,000 1 $40,000

Fencing and landscaping m $100 200 $20,000

Install new large barbecue shelter, viewing platform, beach shower and small barbecue shelter

ea $60,000 1 $60,000

Subtotal $1,030,000

TOTAL $6,140,000


Page 14

5.4 Recommendation

The draft concept plan was revised following issues raised during the public exhibition from December 2016

to January 2017. The final Proposed Site Plans are considered to provide a balanced outcome for future

development of the Brooms Head Holiday Park for the following reasons:

Northern Hub

▪ The relaxed character of the park will be maintained with a strong focus on caravan and camping sites.

▪ The new internal road network is functional, complies with current regulations and provides good access

to all sites.

▪ The new main park entrance is closer to Ocean Road and more functional with adequate check-in bays,

forecourt area and visitor parking. Vehicular access into the park is improved.

▪ The proposed new manager’s residence and reception building is more functional, has park

maintenance facilities adjacent and is located beside Ocean Road.

▪ The existing manager’s residence is converted into new tourist accommodation for larger family groups

with expansive ocean views.

▪ Old and run-down communal facilities are replaced with new buildings (two amenity buildings with

laundries, a camp kitchen, three barbecue shelters and a new playground).

▪ Two precincts for social activity for park guests are created around the new amenities, camp kitchen

and barbecue shelters at beach access points.

▪ Vehicle access onto Ocean Road is maintained in three locations, and the remainder of the road

boundary is defined by low fencing and landscaping.

▪ Existing pedestrian access points onto the beach are maintained.

▪ A new playground is provided in a more convenient and safer location inside the park. It is still available

for general community use.

▪ Viewing platforms and beach showers are located adjacent to the main beach access points.

Southern Hub

▪ The existing sewage treatment plant is replaced with a new facility off-site at Bottle Brush Street, and

the existing facility is removed and replaced with an underground holding tank.

▪ The existing amenity building on the ridgeline is removed and replaced with a new amenity building in

the centre of the powered site area.

▪ High quality cabin accommodation replaces the existing amenity building and sewage treatment plant

on the ridge of the Ocean View Precinct.

▪ A new camp kitchen with expansive ocean views is provided below the proposed ocean view cabins as

a focal point for social activity for guests of the Beachfront and Ocean View Precincts. The building will

be designed to have minimal impact on sites behind and from the beach.

▪ Five new cabins are provided and eight existing cabins are upgraded to improve the overall standard

and supply of cabin accommodation.

▪ “Transitional user sites” are phased out and the areas are returned to day use.

▪ Long-term sites are consolidated in the southern corner to provide a distinct precinct, with nearby short-

term sites consolidated for either tourist or holiday van use.

A2 SCALE: 1.1000

JOB No: 16.02 DRG No:

BH-01

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etri

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or

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DATE: JULY 2016

GENERAL

STORE

TO MACLEAN

BEACH ACCESSBEACH ACCESS

BEACH ACCESS

BEACH ACCESS

ADJOINS BROOMS HEAD SOUTHERN END


SHORT TERM SITES91

128

CAMP SITES37

3 VISITOR PARKING

EXISTING VEGETATION

KEY:

BEACH ACCESS

JOB NAME: BROOMS HEAD CARAVAN PARK - NORTHERN HUB

DRG TITLE: EXISTING SITE PLAN

1

EXISTING ISSUES:

5EXISTING SITES ARE LARGE AND FLAT WITH EXCELLENT BEACH ACCESS - SOMESITES HAVE OCEAN VIEWS. NOT ALL SITES HAVE ACCESS TO SERVICES.

SITE LAYOUT IS INEFFICENT AND MANY SMALL ACCESS WAYS ARE BLOCKEDDURING PEAK PERIODS. ROADS WITHIN THE PRECINCT ARE UNFORMED.

THE CHILDRENS PLAYGROUND IS POORLY LOCATED ADJACENT TO THE MAINENTRY AND NEAR HIGH TRAFFIC MOVEMENT. IT IS IN NEED OF REPLACEMENT.

ACCESS TO THE SITES FROM OCEAN ROAD IS RANDOM. THE PARK BOUNDARY ISOPEN AND UNDEFINED AND VEHICLE MOVEMENT IS UNCONTROLLED. SECURITYFOR GUESTS AND THEIR PROPERTY IS POOR.

EXISTING AMENITY BLOCKS ARE IN POOR CONDITION AND REQUIRE RENOVATIONOR REPLACEMENT. LAUNDRY FACILITIES ARE INADEQUATE, AND FACILITIES FORMAINTENANCE OR SERVICING ARE POORLY ORGANISED.

THE BBQ FACILITIES ARE OLD AND IN NEED OF REPLACEMENT. THERE ARE NOCAMP KITCHEN FACILITIES.

THE MANAGERS RESIDENCE, OFFICE AND GARAGE OCCUPY A PRIME OCEAN VIEWLOCATION THAT SHOULD BE USED FOR TOURIST ACCOMMODATION PURPOSES.

THE EXISTING ENTRY DOES NOT HAVE ADEQUATE LAY-BYS FOR CHECK-IN.

BULK GARBAGE RECEPTACLES ARE A PROMINENT FEATURE OF THE PARKENTRANCE AREA.

2

3

4

6

7

8

AMENITIESBLOCK

RESIDENCE &OFFICE

CHILDREN'S

PLAYGROUND

SHELTER

AMENITIES

GARAGE

AMENITIESBLOCK

BBQ

LAUNDRYL'DRY

TO MACLEAN

PUBLIC

PHONE


BEACH ACCESS

FOOTPATH

TO BEACHFRONTPRECINCT

CLIENT: CLARENCE COAST RESERVE TRUST

9

3

4 4

4

4

44

55

5

6

6

7

8

VISITOR

PARKING1

1 1

1 1

1

1

1

2 2

2

2

2

2 9

8

9

9

9

9

9

0m 10m 20m 30m 50m 70m 90m 100m40m 60m 80m

LAKEACCESS

A2 SCALE: 1.1000

JOB NAME: BROOMS HEAD CARAVAN PARK - SOUTHERN HUB DRG No:

BH-02

C 2

016

A

ll ri

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res

erve

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f th

is p

lan

may

be

repr

oduc

ed,

stor

ed in

a r

etri

eval

sys

tem

or

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smit

ted

in a

ny f

orm

or

by a

ny m

eans

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ctro

nic,

mec

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cal,

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DRG TITLE: EXISTING SITE PLAN DATE: JULY 2016

ADJOINS BROOMS HEAD NORTHERN END

SHORT TERM - CABINS SITES8

168

CAMP SITES51

4 VISITOR PARKING

EXISTING VEGETATION

TRADITIONAL USER SITES16


JOB No: 16.02

1 5 9

EXISTING ISSUES:

''TRADITIONAL USER SITES'' OCCUPY PRIME BEACHFRONT LOCATIONS THAT AREIN DEMAND FOR DAY VISITOR USE. THEY ARE TO BE PHASED OUT IN THE LONGTERM.

DURING PEAK PERIODS WHEN THE ''TRADITIONAL USER SITES'' ARE OCCUPIED,THE SPACE AVAILABLE FOR DAY USE OF THE RESERVE IS INADEQUATE.

THE CONCENTRATION OF TRAFFIC AND PEOPLE IN THE VICINITY OF THE BOATRAMP AND KIOSK REPRESENTS A SAFETY CONCERN.

ICONIC MATURE NORFOLK ISLAND PINES ARE AN ESSENTIAL COMPONENT OF THECHARACTER OF BROOMS HEAD AND ACTIVITY BENEATH THEM SHOULD NOTIMPACT ON THE LONG TERM HEALTH OF THE TREES.

THE SUPPLY OF ON- SITE ACCOMMODATION IS LIMITED AND DOES NOT TAKE FULLADVANTAGE OF THE UNIQUE SETTING. A PROPORTION OF THE EXISTING CABINSTOCK IS OUT OF DATE AND DOES NOT REFLECT THE QUALITY OF THELOCATION. HARD AND SOFT LANDSCAPING AROUND THE CABINS IS OF A POORSTANDARD.

THE AMENITY BLOCK AND SEWERAGE TREATMENT SYSTEM OCCUPY A PRIMELOCATION THAT COULD BE ALLOCATED TO A HIGHER AND BETTER USE.

SOME DWELLINGS WITHIN THE LONG TERM RESIDENTIAL AREA DO NOT COMPLYWITH REGULATORY REQUIREMENTS WITH RESPECT TO SEPARATION DISTANCES.

THE AMENITY BUILDING FOR THE LONG TERM PRECINCT IS IN POOR CONDITIONAND REQUIRES UPGRADING.

BEACHFRONT CAMPING SITES HAVE A LOCATION AND PROXIMITY TO THE BEACHTHAT IS NOT REPLICATED IN ANY OTHER CARAVAN PARK. THIS PART OF THEPARK MAY BE VULNERABLE TO THE IMPACT OF CLIMATE CHANGE AND SEA LEVELRISE IN THE LONGER TERM.

BEACHFRONT AMENITY BLOCKS ARE OF RECENT CONSTRUCTION AND ARE INGOOD CONDITION. THERE ARE SOME MANAGEMENT CONFLICTS IN RELATION TOUSE OF FACILITIES BY CAMPERS AND DAY VISITORS.

THE FRONT RIDGE OF THE OCEAN VIEW PRECINCT OFFERS SWEEPING VIEWS OFTHE BEACH, OCEAN AND COASTLINE. THERE IS AN OPPORTUNITY FOR MORECABINS IN THIS LOCATION.

PARK MAINTENANCE AND STORAGE FACILITIES ARE INADEQUATE.

26

103

7 114

12

AMENITIESBLOCK

GARAGE/STORAGE

AMENITIESBLOCK

AMENITIESBLOCK

AMENITIESBLOCK

AMENITIESBLOCK

CAFE

SHELTER

BBQ + SEATS

BBQSHELTER

SHELTER

TABLE

BBQ

BOAT RAMPBEACH ACCES

TO MACLEAN

SEWERTREATMENT

SYSTEM

BEACH ACCESS

BEACH ACCESS

COMMUNITYHALL


VISITOR

PARKING

8

1

1

2

2

3

3

4

4

4

4

4

5

5

5

5

6

6

6

7

7

8

9

9

10

11

11

11

11

11

12

FOOTPATH

LONG TERM SITES

SHORT TERM SITES (TOURIST & HOLIDAY VANS)

27

66

KEY:

0m 10m 20m 30m 50m 70m 90m 100m40m 60m 80m

A2 SCALE: 1.1000

JOB No: 16.02 DRG No:

BH-03

C 2

017

A

ll ri

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res

erve

d. N

o pa

rt o

f th

is p

lan

may

be

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stor

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a r

etri

eval

sys

tem

or

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smit

ted

in a

ny f

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or

by a

ny m

eans

ele

ctro

nic,

mec

hani

cal,

pho

toco

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ated

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n Pt

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1 -

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Rive

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, B

allin

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SW,

247

8t

: 0

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458

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w :

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e :

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site

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DATE: NOVEMBER 2017

AMENITIESBLOCK

RESIDENCE& OFFICE

GARAGE

BBQ

GENERAL

STORE

TO MACLEAN


BEACH ACCESS

BEACH ACCESS

CAMPKITCHEN

TO BEACHFRONTPRECINCT



SHORT TERM SITES

SHORT TERM - TOURIST ACCOM. SITES

95

2

113

CAMP SITES16

14 VISITOR PARKING

EXISTING VEGETATION

KEY:

AMENITIESBLOCK

BEACH ACCESS

PLAYGROUND

BBQ

SHELTER

COMPOUND

BBQ

SHELTER

JOB NAME: BROOMS HEAD CARAVAN PARK - NORTHERN HUB

DRG TITLE: PROPOSED SITE PLAN

13 13

13

13

14

11

8

6

9

8

9

14

12

9

6

8

9

8

9

6

52

9

14

4

3

10

17

1

2

DEVELOP A NEW HOLIDAY PARK ENTRY FROM OCEAN ROAD WITH AFORECOURT CONFIGURATION AND ENTRY LAY-BY WHICH COMPLIES WITH THEREQUIREMENTS OF THE REGULATIONS.

INSTALL A NEW RELOCATABLE BUILDING FOR THE OFFICE AND MANAGER'SRESIDENCE OF CONTEMPORARY DESIGN. PROVIDE AN ENCLOSED AREA ANDWORKSHOP FOR PARK MAINTENANCE ACTIVITIES.

CONVERT THE EXISTING MANAGERS RESIDENCE/OFFICE BUILDING TO TOURISTACCOMMODATION TO TAKE ADVANTAGE OF THE BEACHFRONT LOCATION.PROVIDE A BBQ AND SHELTER FOR SHARED USE.

AREA TO BE USED FOR DAY VISITOR PARKING INCLUDING BOATS AND TRAILERS.

REMOVE EXISTING PLAYGROUND AND VEGETATION AT ENTRY. PROVIDE 6VISITOR CAR PARKING SPACES AND LANDSCAPING TO ENHANCE AESTHETICS OFNEW ENTRY. PLAYGROUND TO BE REPLACED IN THE CENTRAL RECREATIONPRECINCT.

PROPOSED IMPROVEMENTS:

DEFINE THE OCEAN ROAD BOUNDARY OF THE HOLIDAY PARK WITH A 2M WIDELANDSCAPE STRIP AND LOW LEVEL FENCING. RETAIN EXISTING CAR PARKINGALONG OCEAN ROAD VERGE.

PROVIDE A CAR WASH BAY.

ALTER THE INTERNAL ROAD AND SITE LAYOUT. ELIMINATE DEAD END ROADSAND SITES THAT DO NOT COMPLY WITH REGULATORY PROVISIONS. PROVIDEA MIXED ONE WAY AND TWO WAY ROAD NETWORK WHICH SERVICES ALL SITESAND RETAINS (2) ENTRY/EXIT POINTS ONTO OCEAN ROAD.

PROVIDE LARGE SHORT TERM SITES WHICH ARE ALL SERVICED WITH WATER,SEWER AND POWER.

CREATE A NEW CENTRAL RECREATION PRECINCT AT END OF HEATH STREETADJACENT TO EXISTING BEACH ACCESS INCLUDING NEW MAIN AMENITYBUILDING AND LAUNDRY, CLOTHES DRYING AREA, CAMP KITCHEN ANDCHILDREN'S PLAYGROUND.

CREATE A SECONDARY RECREATION PRECINCT AT END OF BORONIA STREET TOSERVICE THE WESTERN PORTION OF THE PARK WHICH INCLUDES A NEWAMENITY BUILDING, SMALLER CLOTHES DRYING AREA, LARGE BBQ SHELTERAND VISITOR PARKING.

REATAIN (3) ENTRY/EXIT POINTS ONTO OCEAN ROAD.

MAINTAIN AND UPGRADE EXISTING BEACH ACCESS POINTS AS REQUIRED.PROVIDE COMMUNAL BBQ FACILITIES ADJACENT TO ACCESS POINTS WHERESHOWN.

RETAIN EXISTING SIGNIFICANT VEGETATION AND CONSOLIDATE THECHARACTER OF THE RESERVE AND THE HOLIDAY PARK THROUGH THEIMPLEMENTATION OF AN ONGOING PLANTING AND LANDSCAPING PROGRAM.

RETAIN EXISTING TRACK TO LAKE.

3

4

6

8

11

12

13

14

7

DRYING

DRYING

9

VISITOR

PARKING

VISITOR

PARKING

VIEWING

PLATFORM

BEACH

SHOWER

VIEWING

PLATFORM

BEACH

SHOWER


12

FOOTPATH

0m 10m 20m 30m 50m 70m 90m 100m40m 60m 80m

LAKEACCESS

15

15

13

BEACH ACCESS13

12

VISITOR

PARKING

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

PEDESTRIANACCESS

3

5 10

PEDESTRIANACCESS

A2 SCALE: 1.1000

JOB NAME: BROOMS HEAD CARAVAN PARK - SOUTHERN HUB DRG No:

BH-04

C 2

017

All

righ

ts r

eser

ved.

No

part

of

this

pla

n m

ay b

e re

prod

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, st

ored

in a

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yste

m o

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ansm

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d in

any

for

m o

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any

mea

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copy

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rec

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per

mis

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of

Inte

grat

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DRG TITLE: PROPOSED SITE PLAN DATE: NOVEMBER 2017

GARAGE/STORAGE

AMENITIESBLOCK

AMENITIESBLOCK

AMENITIESBLOCK

COMMUNITYHALL

SHELTER

SHELTER

BBQ + SEATS

BBQSHELTER

SHELTER

TABLE

BOAT RAMPBEACH ACCES

TO MACLEAN


BEACH ACCESS

BEACH ACCESS

SHORT TERM - CABINS SITES13

171

CAMP SITES50

6 VISITOR PARKING

EXISTING VEGETATION

TRANSITIONAL USER SITES14


JOB No: 16.02

CAMPKITCHEN

(NEW)

2

4

3

1

2

CONTINUE PROGRAM OF UPGRADING INTERNAL ROADS AS REQUIRED.

TRANSITIONAL SITES TO BE PHASED OUT & RETURN TO DAY-USE.

UPGRADE EXISTING AMENITY BUILDINGS AS REQUIRED.

REMOVE (1) EXISTING SITE BESIDE BOAT RAMP TO REDUCE TRAFFIC CONFLICTSIN THE AREA & TO PROVIDE A PUBLIC AREA OPPOSITE THE CAFE & SHELTER .

REPLACE EXISTING ON SITE SEWERAGE TREATMENT FACILITY WITH A HOLDINGTANK. PUMP SEWERAGE TO A TREATMENT FACILITY LOCATED OFF SITEADJACENT TO EVAPORATION PONDS OFF BOTTLE BRUSH STREET.

REMOVE EXISTING AMENITY BUILDING AND SEWERAGE TREATMENT FACILITYAND INSTALL 5 NEW CABINS ALONG THE RIDGE TO TAKE ADVANTAGE OFEXPANSIVE OCEAN VIEWS.

UPGRADE/REFURBISH EXISTING CABINS INCLUDING EXTERNAL AND INTERNALREPAINT AND NEW FURNISHINGS.

PROVIDE NEW CAMP KITCHEN WITH EXPANSIVE OCEAN VIEWS BELOW NEWCABINS. CONNECT WITH PATHWAYS TO SITES ABOVE AND ROADWAY. MINIMISEVISUAL IMPACT ON SITES ABOVE.

REMOVE 3 EXISTING HOLIDAY VANS AND INSTALL A NEW RELOCATABLEAMENITY BUILDING TO SERVICE THE OCEAN VIEW PRECINCT. INCLUDELAUNDRY FACILITIES AND CLOTHES DRYING AREA.

REMOVE EXISTING AMENITY BUILDING AND INSTALL 4 NEW OCEAN VIEW SITES.

RETAIN EXISTING SHORT TERM TOURIST SITES ALONG THE RIDGELINE.

EXISTING AMENITY BUILDING IN LONG TERM PRECINCT TO BE REMOVED ANDREPLACED WITH (2) LONG TERM SITES.

RETAIN EXISTING SIGNIFICANT VEGETATION AND CONSOLIDATE THECHARACTER OF THE RESERVE AND THE HOLIDAY PARK THROUGH THEIMPLEMENTATION OF AN ONGOING PLANTING AND LANDSCAPING PROGRAM.

CONSOLIDATE LONG TERM SITES INTO SOUTHERN CORNER OF PRECINCT ASOPPORTUNITIES ALLOW.

INFORMAL CAR PARKING FOR DAY-USE VISITORS.

3

4

6

7

9

10

11

12

138

5

7

12

10

10

83

1

13

2

2

2

13

2

1

65

111

9

7

13

PROPOSED IMPROVEMENTS:


VISITOR

PARKING

VISITOR

PARKING

FOOTPATH

LONG TERM SITES

SHORT TERM SITES (TOURIST & HOLIDAY VANS)

27

67

KEY:

14

14

0m 10m 20m 30m 50m 70m 90m 100m40m 60m 80m

CAFE

1

1

1

1

15

15

Documents

CONCEPT DESIGN REPORT - Clarence Coast Holiday Parks …...Concept Design Report for Brooms Head Holiday Park Page 3 2 SWOT ANALYSIS OF EXISTING PARK Site inspections were undertaken