Armstrong Creek East Precinct District Sport Reserve Master Plan
Part B │Background, Research and Consultation Findings │April 2013
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 1 Contents page (word version only)
Introduction and Background 3
Local and Regional Context 7
Policy and Planning Context 8
Sporting Context 10
Stakeholder Consultation 13
Site Analysis and Options 17
Appendix 1: City of Greater Geelong Infrastructure Development Guidelines for a District Sports Reserve 22
Appendix 2: Warralily Buyer Survey Results 23
Appendix 3: Shared Use Facility Benchmarking 32
Appendix 4: CoGG and DEECD Draft Facility Development Principles 34
Appendix 5: Project Budget 37
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 2 About this document
The Master Plan for the Armstrong Creek East Precinct District Sports Reserve is delivered in two parts. Part A – The Master Plan
Provides a summary of Master Plan objectives, planning and design principles, site plan and building concepts, and key recommendations and actions for delivery of proposed reserve infrastructure. Part B – Background, research and consultation findings
Provides a detailed project and local sporting context analysis, full document review, reserve location and site assessment, key stakeholder consultation program and findings, and all background information and research collected during the development of the Master Plan.
DRAFT Armstrong Creek East Precinct District Sports Reserve Master Plan
Copyright 2013 by insideEDGE Sport and Leisure Planning The DRAFT Armstrong Creek East Precinct District Sports Reserve Master Plan was prepared by insideEDGE Sport and Leisure Planning (insideEDGE) www.ieslp.com.au (2013) on behalf of the City of Greater Geelong.
This publication is Copyright. No part may be reproduced, distributed or transmitted by any process of by any form except in accordance with the provisions of the Copyright Act 1968. The information contained within this report is intended for the specific use of the within named party to which it is addressed (“the insideEDGE client”) only. All information and recommendations by insideEDGE are based on information provided by or on behalf of the insideEDGE client and insideEDGE has relied on such information being correct at the time this report was prepared.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 3 INTRODUCTION & BACKGROUND
Project Background and Context The core purpose of the project was to prepare a detailed Master Plan for the East Precinct District Sports Reserve, located in the emerging area of Armstrong Creek in the City of Greater Geelong. Armstrong Creek has been strategically planned to be an active, healthy community. It is one of the largest strategic planning projects ever undertaken by the City of Greater Geelong.
Armstrong Creek will be a master planned community that enables the early design and inclusion of key community facilities and infrastructure to sustain a future residential, commercial and industrial community. The vision for Armstrong Creek is ‘a residential development that meets the highest standards of sustainable living’.
Armstrong Creek will provide a comprehensive network of open space and recreation facilities that are planned within walking distance of homes and workplaces, linked by a network of trails and walking and cycling paths that contribute to forming a healthy community.
Substantial planning has already been undertaken to ensure the required sporting and community infrastructure will be achieved in line with urban development.
To compliment infrastructure planning, this Master Plan has been prepared to guide the provision and development of the East Precinct District Sports Reserve, the first sports reserve to be developed in Armstrong Creek.
Project Objectives The key objectives of the Armstrong Creek East Precinct District Sports Reserve Master Plan are to:
o Develop a strategic master plan that provides clear direction for the construction of sports infrastructure at the Reserve, taking into account population projections and residential lot densities.
o Undertake holistic planning for the establishment of vibrant, safe and inclusive clubs and friendly settings for social interaction to help to build a stronger, resilient and more active community.
o Consult with relevant stakeholders to ensure the Reserve caters for a range of active sport needs that will support the development of sport within the region.
Project Outcomes
The key outcomes of this Master Plan include:
o To develop concept design plans and accurate cost estimates for the construction phase(s) of the Reserve.
o To work collaboratively with relevant stakeholders, including state and local associations in the establishment of sports infrastructure within the Reserve.
o To confirm funding availability and opportunities for Master Plan implementation and reserve development.
o To contribute to the creation of a healthy, safe and socially connected community and the ongoing liveability of the Armstrong Creek community.
o Create an effective interface with educational facilities to be developed opposite the Reserve.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 4 Project Methodology The Armstrong Creek East Precinct District Sports Reserve Master Plan was undertaken in three key stages. A summary of each of these stages is provided below. STAGE 1
Establishment and Situational Analysis STAGE 2
Draft Master Plan Development STAGE 3
Presentation and Adoption
STAGE 1 Establishment and Situational Analysis
A project commencement meeting was undertaken with Council representatives to confirm the project scope, consultation methods, processes and timeline. A site inspection of the Armstrong Creek East Precinct and proposed location of the Reserve was completed, including neighbouring and adjacent land areas. A detailed consultation program for the project was developed in conjunction with the Project Manager and Project Control Group. For efficiency, the consultation program for the Master Plan was integrated with the process undertaken for the Sports Development Plan and involved key state, regional and local sporting groups and associations including AFL, netball, cricket, soccer, tennis and lawn bowls. An analysis of projected local area demographic characteristics, buyer profiles and future participation and demographic projections have been undertaken. Sports specific facility guidelines for AFL, cricket, tennis, soccer and netball facilities and related activities were also reviewed to inform future planning.
STAGE 2 Draft Master Plan Development
A Site Conditions Plan was prepared to drive discussion and provide a point of reference during consultation meetings. A Background Report and Design Brief (Issues and Discussion Paper) was prepared detailing all research, consultation and key project findings. A Draft Landscape Plan was prepared based on the research undertaken, City of Greater Geelong infrastructure guidelines and development requirements and consultation findings. A Draft Building Concept Design for a new amenities building at the Reserve was developed and presented to the Project Control Group for discussion and refinement.
STAGE 3 Presentation and Adoption
Feedback on the Draft Landscape Plan and Building Concept Design was provided by the Project Control Group and State Sporting Associations at a meeting in January 2013 and the documents refined and released for public consultation by the City of Greater Geelong in April 2013.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 5 Connection to the Armstrong Creek Sports Development Plan With substantial infrastructure planning already in place for Armstrong Creek, a Sports Development Plan was required to facilitate the establishment and sustainable delivery of sport for the emerging community. In effect the Sports Development Plan identifies the best way(s) to make sport work and function within the defined infrastructure framework developed.
To achieve this, the Armstrong Creek Sports Development Plan:
o Analyses best practice sports development models of growth area communities.
o Provides a strategic approach for providing and delivering sport.
o Facilitated collaboration between state, regional and local sporting associations and leagues.
o Identifies how sport contributes to social, health and well-being outcomes.
The Sport Development Plan has been prepared to coincide with the development of the East Precinct District Sports Reserve Master Plan.
The Sports Development Plan provides linkages to the establishment and growth of sporting clubs at active Reserves across Armstrong Creek and will assist in guiding the future direction and outcomes for sporting clubs and user groups within the East Precinct District Sports Reserve.
Master Plan Consultation Summary The following consultation process was undertaken with specific groups and individuals in the preparation of the Master Plan and in line with the Sports Development Plan consultation process.
o Project inception and ongoing project meetings with the Project Control Group (PCG).
o Individual meetings with State Sporting Organisation representatives from AFL Victoria, Cricket Victoria, Football Federation Victoria, Netball Victoria and Tennis Victoria (in December 2011).
o Individual meetings with Vicsport, VicHealth, DEECD and Surf Coast Shire representatives.
o Presentation and workshop with Project Reference Group (PRG) representatives from local and regional sports associations and leagues (in March 2012).
o Conducted a Local Government Growth Area Sports Development Forum with 6 Local Government Authorities, City of Greater Geelong, Leisure Networks, VicHealth, Vicsport and Sport and Recreation Victoria representatives (in April 2012).
o Conducted an Armstrong Creek land purchaser survey to assess buyer demographics, sport provision preferences and desire and interest levels in sports delivery in the developing community (128 responses received).
o Preparation and issuing of four project newsletters to all stakeholders (in November 2011 and March, May and November 2012).
o Preparation and presentation of the Background Report for the Master Plan to PCG, PSG, PRG and other key stakeholders (in July 2012).
o Presentation of the Draft Master Plan and Landscape Plan, and Building Concept Design to the Project Steering Group and State Sporting Organisations in January 2013.
o A briefing on project outcomes and future recommendations was provided to the Ward Councillor in February 2013.
o Documents released for public comment via City of Greater Geelong web site to be released in April 2013.
Warralily Estate Warralily, home of the East Precinct District Sports Reserve, is a fully master planned community. Over 95% of land parcels have been pre sold with most buyers being owner occupiers. With land valued between $150,000 and $300,000 and easy access to Geelong and the Surf Coast, Warralily will be an affordable and attractive place to live.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 6 Warralily is the first stage of housing development in Armstrong Creek with land parcels also selling in subsequent stages at Warralily Promenade and Warralily Coast. The entire Warralily estate will cater for over 7,000 dwellings, retail shops, mixed use precincts, schools, cycling trails pedestrian links and community facilities including kindergarten, childcare, and community meeting spaces.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 7 East Precinct District Sports Reserve Armstrong Creek’s first sporting precinct will be centrally located within the East Precinct. The East Precinct District Sports Reserve is approximately 8ha in size and is located in close proximity to the neighbourhood activity centre, local schools and a network of trails and open spaces.
Sporting infrastructure for the East Precinct has been determined through previously completed precinct structure planning and the development of the Integrated Infrastructure Delivery Plan (IIDP), adopted by Council in March 2009.
This planning identified that the East Precinct District Sports Reserve will cater predominantly for active sport and will include the following infrastructure;
o A multi-use pavilion incorporating change rooms and amenity areas, function space, storage and public toilets;
o Space for 2 (full size) flexible grass fields;
o One netball court and one combined netball / tennis court;
o Ancillary infrastructure such as cricket practice facilities, seating, car parking, pathways;
o Sports lighting to Australian Standards;
o Car parking and landscaped areas and;
o Informal social space and play facility.
The purpose of this Master Plan is to test the need and demand for identified infrastructure, and to determine the most practical and efficient use of the site.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 8 LOCAL AND REGIONAL CONTEXT
Greater Geelong Region The City of Greater Geelong is a rural, residential, resort, industrial and commercial area. Geelong is the largest regional city in Victoria and the leading commercial centre for south-western Victoria. The City encompasses a total land area of about 1,250 square kilometres. Over two-thirds of the population live in the urban areas. The City of Greater Geelong is a key partner in the G21 Geelong Regional Alliance. G21 is the formal alliance of government, business and community organisations working together to improve the lives of people within the Geelong region across five member municipalities – Colac Otway, Golden Plains, Greater Geelong, Queenscliffe and Surf Coast. G21 provides a platform for Councils to engage with business, industry, state and federal government and other agencies on issues of mutual benefit to the region. G21’s innovative structure helps to strengthen collaboration across the region to plan major projects such as the Armstrong Creek residential development in a strategic and effective fashion. For example, the five G21 member municipalities have endorsed the G21 Geelong Region Plan, which provides a long-term shared vision for the region.
Armstrong Creek Armstrong Creek is located approximately 90km south-west of Melbourne and 10km south of the Geelong City Centre. The Armstrong Creek growth area is described as the land south of the railway line at Grovedale and Marshall. Armstrong Creek is designated in the Geelong Municipal Strategic Statement (MSS) as the ‘primary growth corridor for the future urban growth of Geelong’. Armstrong Creek spans 2,500 hectares and will be well connected to the expanding Geelong suburbs to the north and north-west, Torquay and the Surf Coast to the south and the Bellarine Peninsula to the east.
Local Precincts
Armstrong Creek consists of seven residential, industrial and employment precincts, including the Major Activity Centre; Horseshoe Bend; North East Industrial; Marshall; Armstrong Creek West; Western Industrial and the East Precinct. The East Precinct is the first to be developed with housing construction already commenced. More than 1,000 lots are expected to be built by the end of 2013, with a range of lot sizes and housing diversity for all ages. The East Precinct will provide open space, walking and bicycle tracks as well as neighbourhood retail and schools all within easy reach of Geelong, Torquay and Melbourne.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 9 PLANNING AND POLICY CONTEXT
The City of Greater Geelong has adopted the recently introduced streamlined planning process that is already being applied to Melbourne’s growth areas.
The Armstrong Creek Urban Growth Boundary has been established via an amendment process that has resulted in the Armstrong Creek Urban Growth Framework Plan being included in the City of Greater Geelong planning scheme and a Ministerial Amendment applying the new Urban Growth Zone to farming land within the Urban Growth Boundary.
Armstrong Creek Urban Growth Plan (Revised 2010) The revised Armstrong Creek Urban Growth Plan supports the development of the East Precinct District Sports Reserve Master Plan. The Urban Growth Plan states that provision should be made within the growth area for a recreational and open space network capable of servicing the local recreational needs of the population.
This should include:
o indoor recreation facilities, such as swimming pools and gymnasiums;
o active parks, such as playing fields; and
o passive parks, such as bushland and walking trails.
Sporting facilities should consist of multi-purpose sports reserves with the potential to accommodate soccer pitches, football/ cricket ovals, and located close to good public transport, a recreational trail network and proposed retarding basins to minimise the cost of using stormwater runoff for irrigation.
The location of the sports reserve and its integration with proposed local schools is also an important part of the master plan process. The Urban Growth Plan indicates that public sports grounds should be shared between schools and the wider community, be multi-purpose, have irrigated playing fields, and are able to be used for a variety of sports.
Sustainable Communities – Infrastructure Development Guidelines In October 2010, The City of Greater Geelong prepared Infrastructure Development Guidelines to facilitate the development of sustainable communities through quality planning, design and construction of infrastructure across the City. The provision of sport, recreation and open space in new communities such as Armstrong Creek is vital to providing for the long term health and social cohesion of the community. The primary objective centres on promoting a ‘sense of place’ where people are happy, healthy and well connected. The Infrastructure Development Guidelines sets out the sizes or hierarchy of active reserves for population thresholds and the design of infrastructure based on Australian Standards and State Sporting Association requirements. A district level sports reserve has been identified for the Armstrong Creek East Precinct and will be considered in the development of the master plan. Appendix 1 outlines Council’s guidelines for a district level sporting reserve.
Armstrong Creek East Precinct Development Contribution Plan The Armstrong Creek East Precinct Development Contribution Plan supports the funding of infrastructure in the Armstrong Creek East Precinct. The Development Contribution Plan collects levies to ensure that the infrastructure set out in the Integrated Infrastructure Delivery Plan relevant to the East Precinct is funded to enable Council to provide the infrastructure. It should be noted that the Development Contribution Plan is not the sole source of funding for all infrastructure in the precinct. The full range of facilities identified will only be delivered if infrastructure is provided by a variety of funding sources.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 10 The current Development Contribution Plan includes provision of playing fields, open space and civil works and construction of a community sports pavilion. The current level of funding provided by the Development Contribution Plan is detailed in the executive summary section of this report.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 11 Armstrong Creek East Precinct Structure Plan The Armstrong Creek East Precinct Structure Plan describes how the land within the East Precinct is expected to be developed and how and where services are planned to support development. The Armstrong Creek East Precinct Structure Plan covers approximately 794 hectares of land and is defined generally by the Surf Coast Highway (west), Hospital Swamp (east), Burvilles Road and Boundary Road (north) and Lower Duneed Road (south). The Armstrong Creek East Precinct Structure Plan sets objectives and provides for their implementation in relation to eight key elements. These include image and character, subdivision and housing, community facilities, public open space, natural systems and biodiversity, employment and activity centres, transport and movement, utilities and energy, drainage and floodplain management. The vision for the Armstrong Creek East Precinct Structure Plan incorporates the overall Armstrong Creek Growth Area vision but more specifically seeks to develop the East Precinct as an attractive and liveable new community centred on its key green asset of Armstrong Creek. The Armstrong Creek East Precinct District Sports Reserve Master Plan considers the key characteristics of the Precinct Structure Plan, including the development of an interlinked public open space and path network, a transport system that promotes healthy activity, and planned and co-located community facilities that are accessible by all means of transport.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 12 SPORTING CONTEXT
Sport plays a significant part in the culture of the Geelong region, with many of the traditional sports such as AFL, Netball and Cricket having the highest participation rates. According to ERASS and ABS Data (10 year average), the new community of Armstrong Creek is also likely to have a strong sporting focus however there will be a number of other sports that will be equally as popular. From 2012 to 2031 the highest participation sport in Armstrong Creek is expected to be tennis (1,972), followed by soccer (1,555), netball (1,222), AFL (980) and Cricket (911).
Key sports The key sports identified by the City of Greater Geelong to be considered for inclusion into the development of the master plan include AFL, Cricket, Netball, Soccer and Tennis. AFL participation in the G21 region increased from 6,571 to 9,041 from 2009 to 2011, an increase of 37%. Netball has also attracted high participation rates with almost 7,500 players across the Barwon Region in 2011 and 27,700 active players in the past three seasons. Cricket is popular in the region with a total of 6,951 participants (3,720 senior players, 3,165 juniors and 66 female participants). This makes up a total of 495 teams registered in 2011, an approximate increase of 5% since 2007. Tennis has over 2,500 senior, junior and female players in the region but locally the sport has indicated that participation has reduced by approximately 30% since 2005. However, as stated in the previous section, tennis is expected to be a popular activity amongst the residents of Armstrong Creek.
Trends and influences The key sporting leagues and associations in the Geelong region were asked about the current sporting landscape, emerging trends, barriers and opportunities for their sport, regional needs, and the opportunities and implications for sport in Armstrong Creek. Following is a summary of their responses which have been considered in the development of this master plan.
Emerging trends in local sport o Growth in modified sports such as Twenty20 Cricket, Small Sided Football, Auskick, Tennis Hot Shots and AFL 9’s.
o Increasing demand on facilities and opportunities to grow local sport through the introduction of synthetic surfaces, quality lighting and drought tolerant grass.
o Junior and female participation, both in umpiring and playing, is growing and is a focus for all sports.
o More evening competitions are being programmed to accommodate an increase in participation and programming (e.g. tennis, hockey, netball).
o Increased demand for City of Greater Geelong facilities, particular for meeting spaces, by a variety of users.
Growth constraints o The availability and condition of existing sports grounds are generally poor which impacts on club operations and attracting new members.
o There is an increase in competition from other activities and sports which has reduced player numbers in some sports.
o There is a strain on volunteers with the number of hours required to run a club increasing due to the demands on administration.
Opportunities for growth o Increasing population numbers in Armstrong Creek, Lara, Torquay, Ocean Grove, Drysdale, Clifton Springs and Portarlington will provide a broader catchment and new markets for sports clubs.
o Restructuring competitions to suit people’s time demands allows for increased participation.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 13 o There is growing interest in AFL 9s as an alternative program which is less structured and demanding on players and encourages both female and male participation.
o There is an ongoing focus on female participation and modified activities to attract new markets.
o There is an increase in participation in veterans and masters competition.
Regional needs o All sports supported the establishment of new and well planned clubs in new communities and see the need to provide ongoing support to these clubs.
o Most sports aim to expand into regional growth corridors with a focus on junior development and increased participation.
o There needs to be an increase in the ratio and availability of night football venues to expand competitions.
o Additional grounds and a possible regional administration base should be considered to accommodate growth.
Opportunities for Armstrong Creek o Armstrong Creek provides an opportunity to have Geelong’s first synthetic full size oval to suit multiple sports.
o The development of new sporting clubs from the ground up (birthing) with support from local leagues and associations.
o Club partnerships including mentoring should be provided to support new clubs.
o Opportunity for a new model of venue management that would support the integration of multiple sports.
o Opportunity for full time sports development officers to assist in growth of sports in the region.
o Establishing links with local schools to potentially share resources and facilities.
Sports Strategies and Guidelines The Armstrong Creek East Precinct District Sports Reserve Master Plan considered the key planning and strategic documents currently impacting sport in the Geelong region. The following information provides an outline of these documents and their relationship to facility development. The AFL Preferred Facility Requirements 2012 guides the provision and development of appropriate facilities for AFL venues. Specific facility standards and dimensions are used to inform the size of facilities. The dimensions and volume of the proposed sportsfields, player and official change facilities, spectator amenity and other relevant infrastructure have been designed based on the AFL’s guidelines. Maximising the Use of Cricket Facilities Strategy produced by Cricket Victoria includes strategies that provide direction for sustainable growth in developing communities. Key highlights include the need for synthetic pitches, developing ovals with both summer and winter grasses, and water recycling options. All of these elements have been included in the East Precinct District Sports Reserve Master Plan. Netball Victoria’s Draft Facilities Master Plan seeks to identify, analyse and document the present and future developmental needs and facility requirements for netball in Victoria. A hierarchy of netball facilities was developed including minimum program space and supporting amenity for each facility. The Greater Geelong Regional Football (Soccer) Strategy identified the need for a long term regional venue in Armstrong Creek (which is currently being planned) and the provision of facilities that support the emergence of Small Sided Football and Futsal. The two playing fields and the proposed multipurpose training facility (the cube) at the Reserve can be modified to suit Small Sided Football and Futsal. Tennis Australia 2020 and the Tennis Victoria Facility Framework have been developed to enhance the sustainability of tennis clubs and drive the development of tennis facilities. The planned development of a plexi pave court which also provides for netball and has direct access to the pavilion meets facility guidelines for tennis and have been included in the Master Plan.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 14 Local sporting structures Following is a list of sporting leagues and association in the Geelong Region identified by the City of Greater Geelong as having the biggest influence on sport in the local area. The governance, administration and strength of these leagues and associations will impact on the development and overall success of sport in Armstrong Creek. AFL o Football Netball Geelong
o Colac District Football Netball League
o Geelong District Football League
o Newtown Little League
o Lara Little League
o Moorabool Valley Little League
o Youth Girls Competition
Cricket o Geelong Cricket Association
o Bellarine Penisula Cricket Association
o Churches Cricket Association
Netball o Surfside Netball Competition
o Bellarine and District Netball Association
o Peninsula Netball Association
Soccer o Football Federation Victoria Geelong Region
o Western Victoria Soccer Association
Tennis o Tennis Geelong
o Bellarine and District Tennis Association
Preferences for sport In recent years there has been a universal increase in female and junior participation across key sports and there is a strong expectation that this trend will continue. Participation modelling conducted for the Armstrong Creek development area also identified the strongest potential market for sports participation will be in Tennis, Football (Soccer), Netball, AFL and Cricket (based on projected demographic profiles). Other sports including Lawn Bowls, Hockey and Athletics will also have a market presence in Armstrong Creek, however demand will not be of significance in the short term (within 10 years). A land purchaser survey undertaken for Armstrong Creek indicates that the opportunity to participate in local sporting activities is high on new residents’ agenda with the most preferred sport to be catered for identified as AFL, followed in order by Netball, Cricket, Tennis and Basketball. Tennis is expected to experience strong growth across all age groups from 2012 to 2031, whilst Netball and Soccer are expected to experience the biggest growth in the younger age groups of 15 to 24 years and 5 to 14 years. Figure 5 provides the change in participation for the top eight sports in Armstrong Creek between 2012 and 2031. Figure 6 provides the growth in participation of the top five sports in Armstrong Creek between 2012 and 2031.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 15 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 16 STAKEHOLDER CONSULTATION
The following consultation methods were used in the development of the East Precinct District Sports Reserve Master Plan. Some of these were conducted in conjunction with the consultation process implemented during the preparation of the Armstrong Creek Sports Development Plan. Consultation Methods o Workshops and meetings with the Project Control Group (PCG), Project Reference Group (PRG), Melbourne Growth Area Councils, and phone interviews with other key stakeholders.
o Meetings with the City of Greater Geelong Armstrong Creek Development Team and staff from a variety of Council departments.
o On site meeting with the City of Greater Geelong Armstrong Creek Development Team and Warralily Developer (Newland) to discuss site constraints, opportunities and preferences.
o Online survey of Warralily land purchasers regarding sport and amenity preferences (128 completed responses received).
o Interviews with Victorian and interstate Local Council representatives regarding shared facility models and multi-sport recreation reserves.
o Project discussion and strategic direction for Armstrong Creek provided at the Growth Area Sports Development Forum held at Vic Health.
o Interview with ALCOA representative to determine requirements and guidelines for development near the transmission easement within the Reserve.
o Meeting with representatives from DEECD and the City of Greater Geelong to facilitate a collaborative approach to the development of shared school and Reserve infrastructure via a set of facility development principles.
o Presentation of the draft landscape plan and building concept design to State Sporting Associations.
A summary of overall consultation responses from key stakeholders is provided in the following section.
Armstrong Creek Development Team The Armstrong Creek Development Team comprises staff from the City of Greater Geelong with the technical knowledge and expertise to contribute to the planning and development of Armstrong Creek. The development team and other internal staff from Council’s Sport, Recreation and Open Space Unit were invited to comment on the development of the Master Plan including the proposed site, community expectations, policy influences and any perceived constraints, opportunities or preferences. Below is a summary of their responses which have been considered in the development of the Master Plan. Site analysis o The site is suitable, but the location and sag of the transmission lines are a significant constraint. Their existence and positioning is likely to reduce the practical use and function of the site.
o The current soil quality may impact on the cost effective construction of high quality playing fields. Quality soil may need to be imported to the site from other areas of the development area to create a better soil profile.
o Planning will need to consider appropriate buffer distances to surrounding residences and roads.
o The site is flat with limited vegetation and has a sewage easement on the east side.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 17 Community Expectations
o The new community are likely to have high expectations for the first active sporting and recreation reserve.
o Being a district level reserve there will be an expectation for it to be well maintained and open for use to the general community.
o Passive areas of the Reserve will be as important as the sporting facilities. The site and its active and passive areas will need to allow access and function while the Reserve is in use for sporting activities.
o Spectators parking around the ground during games may be an issue and either needs to be designed for (and passive areas kept very separate), or prevented. The latter may conflict with local sporting tradition and culture.
o The Reserve will be popular given its central location and the limited additional short term planning for similar sporting areas across the East Precinct.
o Given the natural area there will be an expectation for the site to have landscaping and buildings which ‘blend’ into its surroundings.
Planning considerations o Consideration may need to be given to a staged approach to the development of the Reserve to allow Warralily to deliver the project via works-in-kind (i.e. Development Contribution Project).
o Reserve interaction with residents to the south will be important, as well as the longer term interaction and connectivity with the school precinct proposed to the north.
o There is a drainage retarding basin / wetland proposed for the top north east corner of the site that will need to be incorporated into landscape and functional designs.
o Netball courts should be provided as close to the sports pavilion as possible to avoid future requests for additional buildings on the site.
o The orientation of the pavilion to the main oval should aim to minimise afternoon sun glare for spectators. This would mean the eastern most oval would be the number one oval, should the site allow it.
o There are limited options for road access into the Reserve. Access will not be possible from the west (greenway) and east (Barwon Water easements and shared path), leaving only Burvilles Road to the north or Creekward Drive to the south, which is a residential street.
o The layout of the school and its pick up/drop off areas will influence how well the Burvilles Road interface works.
o The interface with residential properties to the south will need to be sensitive as the road reserve width only being 13.5m.
o Consistency in the materials and planting palettes used in existing open space (i.e. the creek and conservation reserves) should be considered within the Reserve.
Opportunities
o To create an inviting Reserve that provides ample shade through vegetation and ensure facilities cater for families.
o Providing a playing surface with irrigated warm season turf to ensure 12-month of the year usage.
o Incorporation of the small area of open space which abuts the Reserve within the overall master plan.
o Consider, in-line with budget allocations, unofficial play space opportunities including mini basketball court, small skate area and multi-purpose training areas.
o Create linkages into the Reserve and associated amenities via the shared path network, in particular via the greenway and pathway system along the transmission easement.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 18 Armstrong Creek land purchaser survey An online survey was developed by the project team to better understand the needs and preferences of buyers in Armstrong Creek regarding sport, recreation and future local amenities.
The survey was designed to better understand new resident requirements and expectations for the planned East Precinct District Sports Reserve. The online survey was distributed in May 2012 and a total of 128 surveys were received and analysed. The survey provided an opportunity to engage with the people that will form the new community at Armstrong Creek and provide them with the opportunity to inform and shape their future local sports facilities and infrastructure. The following provides a summary of key implications from surveys received. Appendix 2 provides the full list of survey responses. o 50% of respondents’ current household structure is couples with children, with 30% being couple only. Over time, 71% of new residents expect their household structure to include children. This creates a positive response towards a family friendly community and the need for both passive and active spaces.
o Access to open space and the opportunity to participate in local sporting activities is a priority for new residents, with 83% of respondents believing this to be very important.
o Walking paths, a playground, bbq areas and seating and shade were rated highly by respondents. Other facilities and amenities preferred by respondents include dog friendly off lead areas, drinking taps and a half-court basketball area.
o Access to community meeting rooms and car parking were ranked the lowest of the elements residents would like to see at the Reserve. The car parking response indicates that most residents would access the Reserve by foot rather than by car.
o Residents were asked if they would be interested in becoming involved in any new sporting club established at the Reserve. A large majority of over 100 respondents (87%) indicated they would become involved which provides support for the birthing of a new sporting club in Armstrong Creek.
o Over 50% (62) of respondents indicated they would use the Reserve 2 to 3 times per week, with 25% (31) planning to use it daily. This would indicate a strong reliance on active spaces suitable for exercise and physical activity.
o Respondents were asked to nominate, in order of preference, which sports they would like to see catered for at the Reserve. 56% indicated AFL as the most preferred sport, followed by Tennis (18%), Netball (10%), Cricket (9%) and Soccer (7%).
Sports Facility Benchmarking The preferred development at the East Precinct District Sports Reserve is for a shared and flexible model that needs to support a range of activities and sports, particularly as it will be the first sporting Reserve within Armstrong Creek.
To assist with the implementation of this model and to identify some success criteria for the development of a shared use facility, the management and design of a number of existing local and interstate facilities have been investigated. Research identified that multiple sports sharing one facility can be a challenge, given the competing budgets, interests, policies and expectations of those involved. The most successful shared use facilities identified through this research generally have good governance structures in place, functional building design, clear service and community planning, sustainable funding streams and strong partnerships. The facility should also accommodate uses that are compatible and have the capacity to share social and change room spaces easily and conveniently. It was widely acknowledged by those Councils who were contacted during the benchmarking exercise that it is critical for the design and layout of a facility to match the needs of the user groups, and that attempting to cater for too many groups with large player numbers can result in complex management and governance issues. Sporting clubs and community groups sharing facilities and spaces can be appealing to a Council for a variety of reasons. Multi-purpose facilities not only promote shared use, they also provide opportunities for greater social interaction and deliver broader community development outcomes. Key learning’s from the shared facility benchmarking exercise suggests that the requirement for a successful shared sporting facility model at the East Precinct District Sports Reserve will require careful consideration and planning. Benchmarking identified that sports who are successfully sharing facilities either use the facility at different times or have dedicated space to conduct their activities. For example at the Surf Coast Recreation Reserve - AFL, Soccer, and Netball share the facility which has the capacity for six change rooms catering for multiple competition use at the same time.
The traditional seasonal usage allocation (summer and winter) is the preferred method adopted by most Councils’ due to the majority of existing facilities only catering for the needs of one sporting competition at a time. Sports that have successfully shared facilities during different seasons include AFL and Cricket, Rugby and Touch Rugby, Hockey and Softball, Soccer and Cricket.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 19 Growth sports such as soccer are starting to create challenges for facilities as their needs expand and facility requirements transcend across both summer and winter seasons. This generally results in the need for dedicated space and exclusive use of a facility which can often be difficult to achieve.
It will be critical to create a shared vision between the Armstrong Creek community and the East Precinct District Sports Reserve. The type of facilities, compatibility of organisations and activities, and space requirements all need to be determined and clearly defined during the planning phase to maximise the benefits of a co-located facility.
A detailed summary of benchmarked sporting facilities and how these facilities operate under a shared use model is provided in Appendix 3. SITE ANALYSIS AND OPTIONS
Location and access The 8 hectare site for the East Precinct District Sports Reserve is bounded by Burvilles Road to the north, Creekward Drive to the south, Batten Road (greenway) to the west and a Barwon Water easement to the east. The main Reserve access will be located off Burvilles Road, opposite the proposed education precinct. Site access is not possible via the Batten Road greenway (due to vehicle restrictions) or via the Barwon Water easement and shared path to the east. Any access or egress from the Reserve at the southern end is not recommended due to the proximity of local residents, and the proposed local road that is reasonably narrow and unable to carry a large volume of traffic. Figure 7 provides an aerial photograph of the East Precinct District Sports site.
Site analysis The following SWOT analysis on the proposed East Precinct District Sports Reserve site has been developed following a review of project research and analysis, site visits and observations, and from consultation undertaken throughout the development of the Master Plan.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 20 SWOT findings are not the sole indicator of future design and development options and directions, but they provide a basis on which the subsequent site layout options have been prepared for stakeholder review and consideration.
Strengths
o The site is flat but uneven, with minimal trees and vegetation.
o The site is in a central location to key community infrastructure and is the first active sports reserve to be developed in Armstrong Creek.
o The location of the East Precinct will provide opportunities for local sporting leagues and associations to expand and provide a regional focus for club development and administration.
o The East Precinct District Sports Reserve will provide a blueprint for sporting infrastructure in the future. Developing a site with no history provides opportunities to set the vision, culture and future direction for sport in Armstrong Creek.
o The site has good links to the Bellarine Peninsula and Geelong, and is only a 90 minute drive to Melbourne
Weaknesses o The sagging transmission lines transcend across the south east corner of the site.
o Suitable top soil may need to be imported at additional cost for oval construction.
o Retarding basin proposed for the north east corner will have a design and functional impact on the Reserve.
o The sewer easement has implication s on the location and design of Reserve infrastructure.
o The shape and size of the Reserve will make it difficult to provide for all facility infrastructure and meet standards regarding the dimension of ovals and buildings.
o It will not be possible to cater for the expectations of all sports and provide all facilities and amenities preferred by new residents in the buyer survey due to the size of the Reserve.
o The connection between the Reserve and the proposed school precinct is dissected by a major road (Burvilles Road), which may impact on usage and access to the site.
Opportunities o Utilising encumbered land to create a larger open environment.
o Consideration of available treated recycled water (purple pipe) to irrigate sports fields.
o Opportunities for connection with the proposed greenway to the east, linking reserve infrastructure to surrounding residents and other community facilities.
o Interface with the education precinct to the north (along Burvilles Road) and designing safe pedestrian linkages.
o Provision of additional open space in the north east corner of the Reserve provides good residential connections and could be used for informal leisure options.
o Create regional sporting hub or administration base for local leagues and associations to provide support for new clubs in the area through the appointment of sports development officers.
o Developing facilities and infrastructure that meet the needs of a new community, with a focus on junior and women’s sport, veterans, masters and other tertiary sports which are seeing an increase in participation numbers.
o Involving new residents in the growth and development of sport in Armstrong Creek, to ensure the local community have input and ownership of sporting clubs and infrastructure.
Threats / challenges o The 8 hectares (with its identified constraints) is likely to be tight if two full size sports fields, a pavilion, netball courts and associated training and support amenities are to be provided.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 21 o The large number of sports wanting to be part of Armstrong Creek from the outset may create some capacity issues.
o Existing local clubs wanting to expand or relocate to Armstrong Creek is likely to be a challenge for Council, as the preferred option is to support the development of new clubs.
o Car parking is likely to be an issue, particularly if street parking is limited and parking around playing fields is not considered.
o The extent and mix of funding for infrastructure development is not confirmed and will potentially impact on the number, type and timing of facility provision.
o Depending on budget provision and timing, it may be necessary to stage facility development. Staging would make it difficult to establish a sporting culture in the community from the outset and will also increase the cost of development.
Site influences There were a number of options considered for the design, layout and functionality of the Reserve which were considered by the PCG and key stakeholders throughout the master plan design process. The size and shape of the two ovals, the number of car parking spaces and the requirement to accommodate multiple sporting activities within current facility guidelines influenced the scoping of Reserve infrastructure. The need to also adequately cater for popular community sporting activities, provide informal play, and deliver a Reserve that supports the sustainability of future tenants all influenced the design process. The project team were required to investigate the scope, timeframe and funding of the planned school precinct opposite the District Sports Reserve to ensure the Reserve and the school site provided affordable community infrastructure and access for students and future residents. A set of facility development principles were developed to guide the planning and delivery of key sport and recreation infrastructure at both sites and encourage a collaborative approach between Council and DEECD. A key task for Council is to continue discussions with DEECD and ensure formal adoption of the facility development principles between the two parties. The facility development principles are provided in Appendix 4. Information provided from ALCOA, the authority responsible for the management and maintenance of the transmission line within the Reserve determined the location and alignment of the roadways and car park and the level of infrastructure permitted within the exclusion zone of the transmission easement.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 22 The final alignment of Burvilles Road was also an important factor in determining the land available for development and the size and orientation of major infrastructure such as the sports fields.
The Burvilles Road alignment and the requirement for the project to deliver a senior size sports field without the need for a ball catch net influenced the final design and orientation of the senior oval. In contrast, the location of the junior oval will demand the use of a ball catch net at both ends to deter errant balls from leaving the perimeter of the Reserve and entering Burvilles Road and residential properties.
The City of Greater Geelong Infrastructure Development Guidelines (October 2010) supports the proposed minimum size of the District Sports Reserve as 8 hectares and has influenced the layout of reserve infrastructure through the need for buffer distances from the Reserve boundary to roadways and residential properties.
The overall budget for the Reserve has influenced the scope, planning and proposed staging and implementation of key elements.
The funding available for Reserve infrastructure, including developer contribution and the Victorian Government investment , is below the estimated budget required for the proposed works and will constrain the delivery of some key components of the Reserve until additional funding becomes available. The implementation plan provides some guidance and recommendations on a staged approach to the development of infrastructure to match the available project budget.
Management Considerations The Armstrong Creek Sports Development Plan will assist Council in developing a set of objectives and broad policy statements for the management of the East Precinct District Sports Reserve. This will guide the thinking and provide direction to Council through the detailed design and management plan stages of the project. Some of the broad policy principles to be considered for the future management of the precinct include programming, pricing, marketing and promotion, public access, safety, operating hours and partnerships. These will become clearer when the final makeup and elements of the Reserve have been determined through development negotiations.
Once these broad principles and objectives for the Reserve are adopted, Council can consider how all of the buildings, sport fields and passive spaces are to be allocated, managed and maintained. There are a number of options which Council could consider around the management of the East Precinct District Sports Reserve.
Management considerations include:
o Managed by Council – clubs / users operate under a seasonal allocation process.
o Managed by Club – the primary tenant would control the facility under a lease agreement with Council and support other user groups.
o Managed by an Advisory Board – a group of local stakeholders endorsed by Council who coordinate the use of the reserve.
o Committee of Management – user group representatives formed into a management committee responsible for the operation of the Reserve.
o Commercial – an external management group such as the YMCA managing the facility on behalf of Council.
It is recommended that for the initial period (3-5 years) Council retains management of the site. This will provide Council with full control over important aspects of the facility including use, access, pricing and future plans. Council can allocate user groups on a seasonal basis, establish partnerships with local schools and other service providers, promote shared use of the facility, and create a culture that is consistent with Council’s values.
Managing the facility in the initial period also provides Council with the opportunity to nurture and support the ‘birthing’ of new sporting clubs and groups within a new community. In conjunction with the relevant sports development officers, Council will be in the best position to provide advice on the establishment of a new sports club. Assistance can be provided in key areas of administration, programming, governance, facility development, partnerships and promotion and publicity. Once clubs are established and Council is satisfied with the direction of the facility other management options can be considered.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 23 APPENDICIES
Appendix 1: City of Greater Geelong Infrastructure Development Guidelines for a District Sports Reserve
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 24 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 25 Appendix 2: Warralily Buyer Survey Results
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 26 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 27 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 28 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 29 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 30 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 31 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 32 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 33 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 34 Appendix 3: Shared Use Facility Benchmarking
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 35 Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 36 Appendix 4: CoGG and DEECD Draft Facility Development Principles
Vision To develop an integrated community sport and education precinct within Armstrong Creek that is open, accessible and viewed as one community space. Background Armstrong Creek is located 10km south of the Geelong City Centre and is being strategically planned to be an active, healthy community that will provide for more than 60,000 residents at full build out. The East Precinct is the first area to be developed in Armstrong Creek and will include a district sports reserve located opposite a planned education precinct comprising primary, secondary and specialist schools. The district sports reserve and the education precinct will be owned by the City of Greater Geelong (CoGG) and the Department of Education and Early Childhood Development (DEECD) respectively and the sites will be separated by Burvilles Road, an east-west connector road. The development of the master plan for the district sports reserve has driven the need to consider the future development of the education precinct to ensure the facilities and infrastructure proposed are complementary and meet the future community and school requirements. CoGG, DEECD, and the Department of Planning and Community Development (DPCD), met to share ideas and discuss the proposed scope, plans and timelines for the development of the district sports reserve and the education precinct. The three organisations agreed that the development of a set of design principles was required to guide the future development of the district sports reserve and the education precinct and to inform each organisation’s planning processes.
Purpose A set of design principles will ensure the facilities and infrastructure being planned for the district sports reserve and the education precinct are integrated and accessible and will support shared community use. To ensure future development of the collective precinct is strategically planned, connected and integrated, design principles have been grouped into the specific areas of education interface, landscape, facilities, level of sport, management and residential interface.
Design Principles
Education Interface (Burvilles Road) Minimise on-street parking on Burvilles Road and allow for a drop off area, a bus zone and safe pedestrian access to the site in the design of the education precinct; o Allow for an off-street bus parking bay or interchange near the school entrance with space to accommodate a turn around area to minimise traffic congestion;
o Encourage use of the car park at the district sports reserve for overflow school car parking and as a pick up / drop off area;
o Design a safe crossing point for students to access the school site from the reserve;
o School grounds to be accessible for community sporting use outside school hours;
o Education precinct boundaries to be low level or permeable fencing to protect assets and allow passive surveillance of and by users of school grounds;
o Ensure coordinated planning of all sporting facilities so they are fit for purpose, meet specified sports facility criteria and are capable of accommodating both community and school use;
o Sporting infrastructure (hard court surfaces and open sports fields) within the education precinct is to be delivered in line with DEECD’s Building Quality Standards Handbook and must be:
o Located at the southern end of the education precinct to ensure a connection with the district sports reserve and easy public access;
o Connected to surrounding green spaces with linkages from public shared pathways into the education precinct; and
o Designed to meet the needs of community sport.
o Develop an agreed maintenance and asset management policy for facilities open to community use which considers likely demand on facilities and DEECD’s maintenance capabilities.
Landscape Elements o Develop facilities that promote active transport to and around the precinct, including shared path connections into the planned network and safe crossing zones for children;
o Tree planting to be in line with the approved Armstrong Creek East PSP planting palette;
o Drought-tolerant grasses to be used on all turf sporting surfaces;
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 37 o Design both sites to be consistent with one another and with the CoGG Sustainable Communities Infrastructure Development Guidelines; and consider the relevant guidelines and research regarding exposure to electromagnetic radiation when siting facilities in proximity to the powerline easement. No playing fields, spectator amenities, playgrounds or buildings should be developed beneath transmission lines, however it is generally accepted that circulation space is safe and the development of shared pathways beneath the easement is acceptable.
Residential Interface o It is preferred that the Recreation Reserve has residential frontages on at least three boundaries, sharing a single adjacent, but not adjoining, boundary with DEECD sites to maximise the walkability and viability of community groups. o The district sports reserve should present an active frontage to all surrounding streets and residential properties; o Design sports fields with suitable buffers as nominated in the CoGG Sustainable Communities Infrastructure Development Guidelines; and o Consider the surrounding residential development when designing the location of facilities and infrastructure; ensure sight lines into the school and district sports reserve are clear and visual amenity for surrounding residents is enhanced.
Facilities o Sporting facilities and infrastructure planning within the reserve and school precinct should consider the requirements of both CoGG and DEECD. Council’s intention is to provide an active district sports reserve for community level sport. The Reserve will provide: o Two natural turf sports fields designed for senior Australian Rules Football and cricket competition and training; o A community sports pavilion with change facilities, amenities and social space to meet multiple user needs; o A children’s playground; o Shared pathways connected into adjacent linear reserve trails; o A multipurpose training facility catering for cricket practise, five a side soccer and other modified sporting programs and activities; and o Netball courts with spectator amenities and a combined tennis court accessible to the local community. o Deliver buildings and facilities in line with universal design principles that are energy efficient and inclusive of ESD design principles; o The district sports reserve is available to the school community for casual use, sports carnivals and special events with usage charges to be determined by CoGG and DEECD under Council’s current user agreement policies and procedures; o Facilities and amenities at the school site and the district sports reserve must complement rather than duplicate or compete with each other; and o Facilities must be designed to maximise participation in mainstream and growth sports as well as informal recreation.
Management o The management, community use and maintenance of facilities at the school site will be governed by a Joint Use Agreement between CoGG and DEECD; o The district sports reserve will accommodate several sports and should be designed and managed to ensure it sets the benchmark for future sport and recreation facilities in the Armstrong Creek growth area; o CoGG intends to support the development of new sporting clubs rather than relocate existing clubs to the district sports reserve and will manage these new groups either under seasonal facility allocations or short term lease arrangements; and o CoGG will maintain the sports fields and building infrastructure within the district sports reserve and manage the clubs’ use of facilities and any casual or external bookings, including school usage.
Levels of Sport o Facilities within the precinct will be designed and developed for community level sporting competitions and training requirements; o Current facility standards and guidelines for the relevant sports must be used to ensure community level sport is adequately catered for; - The design and provision of indoor facilities must be fit for purpose, meet current facility standards and reflect community need; and - The perimeter of the district sports reserve will not be fenced and therefore will not be suitable for hosting sporting competitions and events that require controlled access to charge entry fees.
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 38 Appendix 5: Project Budget
**Refer to project budget
ALLOCATED FUNDING ESTIMATED DEVELOPMENT COST
Active Open Space Preparation 2012/2013 Site, Preparation, Car Parks and Roadways 2012 site prep and earth work, trim ming and grading of all paved, planting and site prep and earth work, inc grass and weed control $ 45,048 $ 214,648 playground area trimming of subgrades $ 45,048 lighting $ 45,000 seating $ 33,786 kerb and channel $ 113,680 establishment $ 234,250 drainage infrastructure $ 50,000 car parking (50 no) $ 185,823 asphalt road paving $ 54,880 driveway and stormwater $ 702,749 linemarking $ 7,000 footpath $ 146,406 trees $ 4,250 post and rail $ 101,358 garden beds $ 30,660 irrigation booster pump $ 2,252 WSUD treatment systems $ 31,360 salinity monitoring bore $ 2,252 design and administration (10%) $ 55,148 design variable $ 75,455 preliminaries (3%) $ 16,544 contract contingency $ 32,660 builders m argin (5%) $ 27,574 professional fees $ 177,940 contingency (2%) $ 11,030 maintenance (52 weeks) $ 28,000
Sub total $ 1,785,027 Sub total $ 689,774
Football / Cricket Oval (in 2no & cricket nets) Football / Cricket Oval (in 2no) football ovals (173 x 143) - high standard $ 703,875 football ovals (173 x 143) - high standard $ 1,163,597 training lights - high standard $ 101,358 training lights $ 260,000 football oval (173 x 143) - basic $ 433,587 football oval (173 x 143) - basic $ 775,731 training lights - basic $ 50,679 training lights $ 260,000
site preparation and dem olition $ 22,524 roads, footpaths and paved areas $ 33,786 boundary walls, fences and gates $ 16,893 landscaping and im provements $ 33,786
external storm water, drainage and tanks $ 33,786 external water supply $ 11,262 external ights and power $ 22,524 external com munications $ 5,631 design and administration (10%) $ 245,933 preliminaries (3%) $ 73,780 design variable $ 73,203 builders m argin (5%) $ 122,966 contract contingency $ 38,291 contingency (2%) $ 49,187 professional fees $ 173,435 maintenance (52 weeks) $ 20,000
Sub total $ 1,754,620 Sub total $ 2,971,193
Netball Courts (in 2 no courts) Netball Courts (in 2 no courts) set of two netball courts asphalt (36.5 x 39.5) $ 146,406 set of two netball courts asphalt (36.5 x 39.5) $ 150,000 playing lights $ 45,048 playing lights $ 70,000
site preparation and dem olition $ 16,893 roads, footpaths and paved areas $ 11,262 boundary walls, fences and gates $ 5,631 landscaping and im provements $ 16,893
external storm water, drainage and tanks $ 16,893 external water supply $ 5,631 external ights and power $ 16,893 external com munications $ 5,631 design and administration (10%) $ 22,000 preliminaries (3%) $ 6,600 design variable $ 14,641 builders m argin (5%) $ 11,000 contract contingency $ 7,883 contingency (2%) $ 4,400 professional fees $ 33,786 maintenance (52 weeks) $ -
Sub total $ 343,491 Sub total $ 264,000
Total Active Open Space $ 3,883,138 Total Active Open Space $ 3,924,967
Community Pavilion 2012/2013 Community Pavilion $ 2,500,000 change room s $ 679,616 umpires change room s $ 122,119 toilet facilities $ 106,190 FINAL COST OF PAVILION TO BE DETERMINED FOLLOWING FINAL QS SURVEY canteen $ 127,428 meeting / function room $ 467,236 storage facilities $ 180,523 office / first aid $ 84,952 internal / external toilets $ 132,738 verandas and canopies $ 119,464
site preperation and dem olition $ 42,476 roads, footpaths and paved areas $ 21,238 boundary walls, fences and gates $ 21,238 landscaping and im provements $ 53,095
external storm water, drainage and tanks $ 53,095 external sewer drainage $ 31,857 external water supply $ 15,929 external gas reticulation $ 5,310 external fire protection $ 15,929 external ights and power $ 53,095 external com munications $ 5,310 design and administration (10%) $ 250,000 preliminaries (3%) $ 75,000 design variable $ 116,809 builders m argin (5%) $ 125,000 contract contingency $ 61,590 contingency (2%) $ 50,000 professional fees $ 277,156 maintenance (52 weeks) $ 30,000
Total Com munity Pavilion $ 2,794,390 Sub total $ 3,030,000
TOTAL DEVELOPER CONTRIBUTION PLAN $ 6,677,527.45 Additional sport and recreation spaces and landcaping
Playspace $ 150,000
Picnic area $ 77,500
Basketball half court $ 43,730
Multi purpose training facility - lighting inc $ 200,000
General landscaping (trees, paths, paving, seats, bins, taps) $ 2,339,280 design and administration (10%) $ 281,051 preliminaries (3%) $ 84,315 builders m argin (5%) $ 140,526 contingency (2%) $ 56,210 maintenance (52 weeks) $ -
TOTAL DPCD CONTRIBUTION (PAVILION) $ 500,000.00 Sub total $ 3,372,612
TOTAL RESERVE BUDGET $7,177,527.45 TOTAL PROPOSED MASTER PLAN COST EST $ 10,327,579
GAP FUNDING REQUIRED $3,150,051.51
Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 39