Monday Subject: Tio Traeger Park
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Agenda Item 14.4.3 REPORT Report No. 211 / 19 cncl TO: TECHNICAL SERVICES COMMITTEE - MONDAY SUBJECT: TIO TRAEGER PARK - BOXING SHED STRUCTURAL INTEGRITY AND COMPLIANCE AUTHOR: STEPHEN BALOBAN – MANAGER INFRASTRUCTURE EXECUTIVE SUMMARY This document reports on the structural integrity and compliance of the Boxing Shed at the TIO Traeger Park complex and provides options for Council to consider in regard to the structure moving forward. IT IS RECOMMENDED that Council provides direction on the following options: Option 1: Grant Funding is sought to bring the boxing shed up to compliance for the purpose of continuing the use of the structure as a storage facility Option 2: Council approve the Technical Service Department to compile a business case for the demolition of the existing boxing shed and associated buildings and replace with a multi-purpose facility including storage Option 3: Develop the business case as a shovel ready project REPORT 1. BACKGROUND At its 26 August 2019 Ordinary Council Meeting, Council resolved: 13.3.4 TIO Traeger Park – Boxing Shed Condition Report (Agenda Item 9.3) Report No. 126/19ts (DTS) That the Technical Service Department recommends that the existing boxing shed at TIO Traeger Park remains a storage facility. That a report on structural integrity and usage of the existing boxing shed at TIO Traeger Park be presented to Council. (4588ts) CARRIED (20539) The boxing shed is located at the TIO Traeger Park Facility. The facility is used for the following purposes: • Storage of black soil for cricket wicket • Curators shed • Storage of sporting equipment for the following sports: o AFL o Rugby o Cricket • Storage of Council Christmas Tree • Storage of Council infrastructure e.g. traffic bollards • Storage of Council Sports Field Mower Council currently has a Lawful Letter of approval from the NT Building Branch to use the boxing shed for storage purposes only. This letter provides no guarantee of the structures safety. Report No. 211 / 19 cncl Page 2 of 3 The replacement facility could include the following: • Offices • Gym and Recovery Area • Meeting Rooms • Ablution Facilities • Grandstand • Corporate Boxes • Storage Capabilities – sports, Council, etc. • Curators Shed • Car Parking • Video Screen 2. DISCUSSION As per Council resolution 20539, Officers were requested to investigate the condition of the existing boxing shed at TIO Traeger Park for structural integrity and compliance of the building with the aim to continue to use the structure as a storage shed. The Technical Service Department engaged Central Building Surveyors to inspect the Boxing Shed for compliance: • Refer Attachment A for Central Building Surveyors report • Refer Attachment B for Structural Engineering Consultants Australia report • Refer Attachment C for BCA Engineers report The boxing shed as highlighted in green has 2 other buildings attached: (Refer Attachment E) • The yellow highlighted building in was constructed 1962, and • The pink highlighted building in 1968. The building identified in pink this is where Council’s Christmas tree is stored. Neither of these additional buildings have a building permit or certificate of compliance. Council would have to go out to Tender for the upgrade/repair of the Boxing shed with the winning tenderer to carry out the works which would cost around $235K (Refer Attachment D) Report No. 211 / 19 cncl Page 3 of 3 After these works were completed an Occupancy Permit would be issued to Council which would enable Council to use the building for storage only. 3. POLICY IMPACTS All projects relate to and reflect the appropriate policies and components of the Alice Springs Town Council Strategic Plan 2018 – 2021 Objective 1: A dynamic community 1.3: Safe and reliable infrastructure 1.3.3 Maintain and improve council buildings Objective 2: A great place to live 2.1: Community life, promoting a healthy, vibrant culture 2.1.1: Provide sport, recreation and leisure opportunities, which maximise social capital. 4. FINANCIAL IMPACTS The Technical Service Department has estimated the cost to bring the boxing shed + the other 2 buildings up to compliance for storage facility only (Refer Attachment D) 5. SOCIAL IMPACTS A new purpose built facility will offer other sports the opportunity to utilise a Council facility 6. ENVIRONMENTAL IMPACTS The environmental impacts are unknown at this stage and are dependent upon the direction from Council 7. PUBLIC RELATIONS A new purpose built facility will offer other sports the opportunity to utilise a Council facility 8. ATTACHMENTS Attachment A: Central Building Surveyors report Attachment B: Structural Engineering Consultants Australia report Attachment C: BCA Engineers report Attachment D: Estimated Costs Attachment E: Building Map Stephen Baloban MANAGER INFRASTRUCTURE Scott Allen DIRECTOR OF TECHNICAL SERVICES ATTACHMENT A Compliance report For Lot 8128 (5) Traeger Avenue Alice Springs November 2019. Overview of report This report is based on a request for inspection by Alice Springs Town Council for boxing shed Lot 8128 (5) Traeger Avenue, The Gap, Alice Springs (known as Traeger Park) This report in conjunction with “Compliance Audit Report” Reference 6056.191011.G.1 by BCA Engineers and “Engineering Report” SECA Job #19441 by SECA Structural Engineering Consulting Australia for compliance on conversion to shed to storage space. Overview of site and building The property at Lot 8128 (5) Traeger Avenue, The Gap Alice Springs consist of the following properties: The allotment of 109900m² of flat land has been created from several different allotments over the years and comprises several different building structures. The building in review is known as the boxing shed and is located in the south eastern corner of the allotment. The boxing shed was originally constructed on Lot 1606 (5) Speed Street, Alice Springs prior to the consolidation of allotments forming Lot 8128 (5) Traeger Avenue, The Gap. From review of Building files, historic photographs, ILIS and google earth along with site investigation the building consisting of block building to the western end, central section of two sheds with central box gutter and eastern extension where all constructed separately. The original sheds and block building where occupied by the Alice Springs Show Society (known as Rumble Hall). The original shed (currently the middle section) was constructed prior to 1962 (exact date unknown), the block addition to the west of the original shed was constructed in 1962, and the shed addition to the west in 1968. Note the original shed and addition have not been issued a building permit, classification or type of construction (Table 2 identifies proposed classification and type of construction). The original shed construction of 2 truss roofs abutting at the centre forms the area where the existing box gutter is located this box gutter is approximately 37.8m long and has 2 downpipes one at each end. The existing downpipes are in poor condition. New and additional downpipes are required to confirm with the requirements for stormwater discharge. Compliance A review of the building file for Lot 8128 (5) Traeger Avenue, The Gap, Alice Springs along with Google earth and site observations of the property are outlined in the following tables; Table 1 Construction time frame Table 2 Areas, classification and construction Table 3 BCA performance requirements (NCC Volume One 2019) Table 1 – Construction time frame Lot Description Comments Permit No. BP issue date OP issue date 1606 Office Registered 010/1606/01 09/11/1965 Toilet Registered 010/1606/02 19/12/1978 Show display Registered 010/1606/03 23/06/1980 Recreational club Expired 010/1606/04 15/03/1988 8128 Reserved 010/8128/01 Baseball clubhouse Expired 010/8128/02 23/11/1994 Additions to basketball Expired 010/8128/03 27/07/1995 stadium New canteen, demolish exist Occupancy certification –issue A 010/8128/04 04/03/1997 27/06/1997 cante (Football) retaining wall Occupancy certification –issue A 010/8128/05 05/05/1998 02/11/1998 (Tennis) shed Occupancy certification –issue A 010/8128/06 05/05/1998 20/10/1998 Screen wall Occupancy certification –issue A 010/8128/07 25/02/1999 25/06/1999 2 0 1 9 . 2 94 Boxing Shed, Traeger Park Page 2 | 7 8128 Score box Occupancy certification –issue A 010/8128/08 08/03/2002 08/05/2002 Upgrade cricket club rooms Occupancy certification –issue A 010/8128/09 10/07/2002 09/08/2004 Upgrade cricket club rooms Occupancy certification –issue A 010/8128/09/A1 Basketball stadium Cancelled 010/8128/10 4 x 252m high lighting towers Occupancy certification –issue A 010/8128/11 19/12/2003 02/03/2004 and footings Sign for A/S tennis association Occupancy certification –issue A 010/8128/12 26/05/2005 19/02/2007 Demolition of grandstand Occupancy certification –issue A 010/8128/13 09/08/2005 29/09/2005 New grandstand & multi- Occupancy certification –issue A 010/8128/14 27/09/2005 24/09/2006 purpose facility New grandstand & multi- Deleted – unable to cancel 010/8128/14/A1 24/09/2008 purpose facility reserved permit Shade structure Occupancy certification –issue A 010/8128/15 13/02/2006 09/04/2008 Fire safety compliance for Occupancy certification –issue A 010/8128/16 05/03/2007 17/03/2008 monas bar & under Shade structure and verandah Occupancy certification –issue A 010/8128/17 22/08/2008 01/04/2009 Shade structure and verandah Occupancy certification –issue A 010/8128/17/A1 31/03/2009 01/04/2009 Telecommunication tower and Expired 010/8128/18 30/09/2008 equipment hut on platform Telecommunication tower