bexley swimming and leisure centre feasibilty … november 2011 i bexley swimming and leisure centre...

28 November 2011

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Bexley Swimming and Leisure CentreFEASIBILTY REPORTRockdale City Council

Mr Zoran SarinCoordinator Assets and Town Centres Management28 November 2011

Sydney

49 York Street, Sydney NSW 2000, Australia

GPO Box 4052, Sydney NSW 2001, Australia

T + 61 2 9262 6277

[email protected]

www.tompkinsmda.com

Nominated Architect: Michael John Davies

Registration Number 3562

28 November 2011

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Bexley Swimming Centre Upgrade Document Control Table

Document Control Table

Date Issue Status Signed

20111107 A Final Draft

20111123 B Final

BEXLEY SWIMMING AND LEISURE CENTRE FEASIBILITY REPORT FOR ROCKDALE CITY COUNCIL

COPYRIGHT TOMPKINSMDA ARCHITECTS PAGE 1 OF 54 28 NOVEMBER 2011

CONTENTS INTRODUCTION 3

INITIAL FEASIBILITY STUDY

Site Assessment 4 Site Analysis and Constraints 4 Geotechnical Investigation 7 Environmental Investigation 8 Assessment of Existing Swimming Pools 8

‘Option 1’ Bexley Pool Reference Group 10 BPRG Recommendations 10 Council Resolution 10 BPRG Concept Design Option 1 11 Costing 13 Recreation Planner‟s Report Summary 14

Option 2 19 Alternative Concept Design – Option 2 20 Costing 21 Feasibility 22

Conclusion and Recommendations 25

BEXLEY SWIMMING AND LEISURE CENTRE UPGRADE 26

Background 26

Car Parking Study 27

Stakeholder Consultation 28 Brief of Requirements 28 Further Site Constraints 29 Design Options 29 Evaluation Criteria 30 Evaluation Process 32 Evaluation Outcome 33

Final Design Concept 35 Outdoor 50m Pool 35 Indoor Aquatic Centre 35 Conformance with Codes and Statutory Requirements 39 Car Parking 40

Sustainability Options 41 Site 41 Building Form 42 Building Envelope 42 Mechanical Services – HVAC 43 Electrical Services 44 Hydraulic Services 45 Power Generation 46 Pool Water Treatment and Filtration 47 Summary Table of ESD Opportunities 47

Cost Estimate 50 Capital Cost 50 Operational Financial Forecasts 50

Staging 52

Conclusions and Recommendation 53



CONTENTS APPENDICES 54 Appendix A Consolidated Geotechnical Report Appendix B Environmental Report Appendix C Aquatic Engineering Report, May 2004 Appendix D Architectural Drawings Option 1 Appendix E Recreation Planning Report Appendix F Architectural Drawings Option 2 Appendix G Option 2 Costing Appendix H Car Parking Analysis Appendix I Design Options A - J Appendix J Stakeholder Evaluation Ranking Sheet Appendix K Architectural Drawings „The Quadrant‟ Appendix L Sustainability Options Report Appendix M Quadrant Costing



INTRODUCTION At its meeting of 19 November 2008, Rockdale City Council resolved to identify measures that could be taken to improve the Bexley Swimming Centre to be a facility of “national standing.” Council subsequently undertook its own investigations into various sites, following which it was decided that the facility should remain at the current site in Preddys Road Bexley. In June 2009, Council invited residents in the Local Government Area to participate in a Bexley Pool Reference Group (BPRG) and adopted „in principle‟ a facility mix later referred to as „Option 1‟, comprising a new or refurbished outdoor 50 metre pool, upgrade of filtration and heating equipment, provision of an indoor 25 metre pool and learn to swim pool. The existing kiosk, amenities, and entry buildings were to remain. Information from the BPRG was presented progressively to Council and in December 2009 Council sought to undertake on-site testing, preparation of initial design plans and costing of the project. In February 2010, TompkinsMDA Architects was commissioned by Council for this work. This initial feasibility study encompassed:

investigations into site opportunities and constraints

investigations into the condition of the existing pool structure, water treatment and filtration systems

preparation of conceptual design which became known as Option 1 based on the facility mix described above

preparation of associated costs Details of these investigations are set out in the section entitled „Initial Feasibility Study‟ and accompanying reports are attached as appendices. In June 2010 TompkinsMDA Architects presented to Council the draft feasibility report, based on the BPRG „Option 1‟ model. This Report also introduced Option 2, based on a facility mix more reflective of trends and practices in the development of aquatic facilities. In November 2010, the (then) final feasibility report was presented, providing Council with independent and professional advice with regard to the two options for the type, size, facility mix, capital costs and operating costs associated with the upgrade of the Bexley Swimming Centre. In March 2011 Council received advice from Sydney Water that permission would not be given to construct any facilities over a stormwater culvert that had been discovered adjacent the outdoor 50m pool. This constrains the area in which the Bexley Swimming Centre Upgrade works might take place and virtually eliminated the BPRG Option 1 from further consideration. TompkinsMDA Architects were then further commissioned in May 2011 to prepare a further feasibility analysis based on Option 2 to take account of Sydney Water‟s requirements. TompkinsMDA developed 9 concept design options based on Council‟s recommended facility mix and undertook substantial consultation with Council officers, BPRG representatives and aquatic centre operators. On 26 October 2011 the final feasibility report and preferred design were presented to a meeting of the Council. This Report represents a consolidation of the first and second feasibility studies and formalises TompkinsMDA Architects‟ submissions and recommendations for Council‟s consideration and determination.



INITIAL FEASIBILITY STUDY

SITE ASSESSMENT SITE ANALYSIS AND CONSTRAINTS The existing Bexley Swimming Centre is located at 98C Preddys Road, Bexley North and nestles within and overlooks Bardwell Reserve. Bexley is located 14km from the Sydney CBD and lies within Rockdale Local Government Area. The existing Bexley Swimming Centre is an outdoor facility and includes the following:

3 outdoor heated swimming pools consisting of an 8 lane 50m pool, a 19m long programme pool and a toddlers‟ pool

steam and spa room (currently under renovation)

kiosk and office area

below ground male and female shower and change room facilities

significant open lawn area

some shaded seating areas The Bexley Swimming Centre has very low visibility from all main thoroughfares. The entry to the car park is located off Preddys Road and from the carpark there is a single entry point to the Swimming Centre which is set almost 150 metres back from the road. The various functions associated with the existing swimming centre are housed in an unnecessarily substantial building comprising a ground floor level and basement designed by the NSW Government Architect in 1975. The building accommodates the entry to the Swimming Centre, amenities and management facilities. The existing building does not meet the requirements of the Disability Discrimination Act especially the new Access to Premises Code and does not comply with the disability requirements of the Building Code of Australia. Upon entry via the turnstiles, the amenities are located in a portion of the building to the north. The female amenities are located on the entry level. Next to the female amenities is a room now containing a spa pool, steam room, 2 showers and 2 unisex toilets, each with hand-basins. The male amenities and change facilities are located in a basement, a level below the entry and are accessed by two separate and very steep stairs which due to their construction and configuration are bordering on being dangerous. To the south of the entry is a kiosk and administration building. Located to the east directly beyond the entry is the 50m x 8 lane outdoor heated swimming pool, which varies in depth from 1.0m to 2.0m, a 19.0m x 9.2m wide programme pool, varying in depth from 0.5m to 1.0m, and a hexagonal shaped toddler‟s pool located to the south of the 50m pool. Both the programme pool and toddler‟s pool are partially shaded. Around the pools, to the east and south is an abundance of grassed area interspersed with seating areas. This aspect of the existing outdoor pools is one that gives great pleasure to users during the summer months The filtration and water treatment plant for the three (3) existing pools is housed in a separate masonry building located on the grassy slopes to the east of the 50m pool. The balance tank lies under the deep (north) end of the 50m pool and is located between the pool and the plant building.



The amenities building comprises the following facilities:

Male – 6-stall urinal, 4 WCs, 5 basins, 3 showers and an excessive length of bench seating within the change area

Female - 6 WCs, 5 basins, 6 showers, and an excessive length of bench seating within the change area

The administration building contains the following:

2 offices

staff amenities - 2 WCs, 2 Basins and 2 showers

2 store rooms

kiosk and preparation area

first aid room

pool supervisor‟s office As stated previously, the amenities and administration building was constructed in 1975-6 around the same time as the 50 metre and programme pools. The building was substantially refurbished in 2003-4, at which time the steam room, spa and family and disabled change rooms were added. Notwithstanding the substantial nature of the original building and the relatively recent refurbishment, the building continues to cause maintenance problems. The most recent such problems resulted from water penetration in the upper floor slab, which ultimately caused the ceiling in the lower floor, male change room to collapse. These leaks have recently been identified and repaired and the lower ceiling replaced. No further problems are apparent. In addition to the above, the uppermost ceiling is currently being damaged by water penetration in a number of locations and it has been suggested that the roof requires wholesale replacement. There are also reports of a lack of shade at the site. The Bexley Swimming Centre was constructed in 1974. Both the 50m pool and the program pool have undergone significant differential settlement, and tiles are showing the usual signs of age, such a cracking, worn and chipped edges, crazing and delaminating. To the east of the existing 50m swimming pool lies Sydney Water's Bardwell Creek stormwater trunk line, a 1.2 m x 1m box culvert located approximately 4 to 5.5m beneath the ground surface. The Bardwell Creek stormwater channel was constructed in 1934 by the former Public Works Department. The Bardwell Creek stormwater channel provides essential drainage services to over 6,000 individual properties. This channel flows into an existing Sydney Water surcharge channel located north of the site. Also adjacent to the Bardwell Creek stormwater channel lies a Sydney Water 300mm diameter VCP sewer line. Both these Sydney Water assets provide an additional constraint on the site, as Sydney Water have indicated that they do "not generally permit the construction of building structures over its stormwater and sewer assets, because of the increased risked to people and property that may result from asset failure, as well as the increased construction risks and cost associated with repairing/renewing these assets." The landscaping around the pools is primarily lawn, with concrete paving around the pools and at the entry area. The Bexley Swimming Centre is situated in a valley surrounded on three sides by sloping grass areas and sparse vegetation. The site slopes down to the north where an existing Sydney Water stormwater surcharge channel runs. Due to its location in a valley, the site is well sheltered from prevailing easterly winds. The only exposed area of the site is to the north and



northwest. Occasionally it is subjected to westerly winds. The existing car park at the western end of the centre provides for 106 cars and has a bituminous surface with falls to several stormwater outlets. Access to the car park is via an entry gate and exit is via a separate gate south of the entry driveway off Preddys Road. To the southwest of the site and located significantly higher are a number of residential properties with a rear lane access. Apart from these residential lots, Council controls most of the land immediately surrounding the swimming centre site. As part of this feasibility study commission, TompkinsMDA Architects were required to brief a surveyor to obtain a detailed feature survey of the site. This survey has been carried out by YSCO Geomatics (Youdale Strudwick and Co Pty Ltd). The survey shows all existing structures, pool, carparking and trees as well as contours and spot levels over the site and an extended area to the south west. The survey is presented in three sheets, Reference 1410/1 dated 8 April 2010. Further survey work was carried out by YSCO Geomatics to precisely locate the Bardwell Creek stormwater channel and to confirm the location of the sewer main. This was done by excavating to expose the top of the culvert at the south end of the existing pool and assuming a straight line orientation between that point and the existing headwall adjacent the channel below. The revised survey is presented in three sheets, Reference 1410/1B dated 8 June 2011. Bexley Flood Study Rockdale City Council had engaged consultants to undertake a flood study. TompkinsMDA Architects were provided with the Probable Maximum Flood (PMF) levels which was an extract from the study. Council Officers advised that the PMF level of Bardwell Creek, across the Bexley swimming pool site, varies from 17m AHD in the east to 24m AHD at the point where it breaks across the car park. They also advised that the proposed aquatic facility floor level of 25.4m AHD is unlikely to be affected by direct flow from the stormwater channel. Therefore, TompkinsMDA have proceeded with RL 25.4 for the finished floor level of the aquatic centre and have located the plant rooms in a basement area below this level. It should also be noted that construction of the plant rooms will require the enclosing wall on the north side to be extended towards the east to prevent possible future ingress into the plant rooms. Council also advised TompkinsMDA of the possibility that the 1:100 year flows sheeting across the site could affect the proposed facility. Any future development will be designed to ensure that any sheet flow coming from the surrounding catchment, and in particular any flow channelled by Abercorn Street could escape the site and enter into the concrete culvert. At the moment, the retaining wall along the northern side of the 50m pool provides a barrier to sheet flow. This could be readily improved with any future redevelopment. Similarly, the open grassed area between the new 50m outdoor pool and the new indoor aquatic centre could be designed to function as a drainage swale directing any water sheeting through and across the site straight towards the creek, and therefore protect the aquatic centre from the ingress of flood waters arising from natural sheet flow. Further analysis and discussion of likely flood levels was carried out in meetings with Council Officers during the second feasibility study and arising in particular from the proposed location of plant rooms in the basement level first contemplated in Option 2. The outcome of this further analysis was that the proposed basement level would not be subject to flood inundation in the event of a 1:100 year flood occurring and that management of sheet flow was possible as described above. Any further consideration of flood impacts is considered to be beyond the scope of this feasibility study. TompkinsMDA Architects recommend that the matter be subject to further detailed review during the design development and documentation stages.



GEOTECHNICAL REPORT As part of this feasibility study commission, TompkinsMDA Architects were also required to brief a geotechnical engineer to carry out geotechnical investigations in relation to both the subsidence of the existing pools and the potential construction of the Bexley Pool Reference Group proposal (Option 1) located at the south end of the 50 metre pool. The initial geotechnical investigation was carried out in April 2010 by Jeffery & Katauskas Pty Ltd, consulting geotechnical and environmental engineers. This investigation has as its objectives the determining of the ground conditions, in the preferred area of the proposed indoor pool, and around the area of subsidence of the existing 50m pool together with determining whether or not the fill which is known to exist beneath the pool and in other parts of the site is contaminated and if so, the extent of the contamination. Additional site investigation was carried out by Jeffery & Katauskas in June 2011. An additional 7 boreholes were drilled to determine the ground conditions and confirm the feasibility of locating the 50m pool on the eastern side of the channel, and to determine site conditions for the upper level carpark as well as the existing entry area. The report now presented is a consolidation of the original and the new work. Below is a summary of the outcomes of the geotechnical investigation and possible remedial measures as reported by Jeffery & Katauskas Pty Ltd. Note: bracketed comments provided by TompkinsMDA Architects. Existing 50 metre Pool

depth of fill varies from 0.1m (BH106) to 1m (boreholes 1 and 5) along the west and 6-7m (boreholes 2, 3 and 4) along the east

Well compacted fill was encountered at BH103 and BH105

Residual sandy clay of medium to high plasticity between 0.35m and 0.55m thick was encountered below the fill in BH101, BH104 and BH107

"it is highly unlikely that the pool has been uniformly founded on bedrock."

fill subject to ongoing compression/settlement, thus causing the pool itself to distort, resulting in cracking

"the non uniform load applied by the variable depth of the water in the pool, together with the variable thickness of fill, would have resulted in some initial differential movement"

underlying fill is "very poorly compacted" and thus subject to ongoing creep

leaking water results in subsoil erosion and therefore ongoing settlement

repairing the leaks will not solve the problem as settlement of the fill beneath the pool is unlikely to stabilise

Possible Remedial Measures

pool be supported on underlying sandstone bedrock by piles or grouted columns through the base of the existing pool. (this introduces a significant waterproofing problem)

construct new pool shell within the existing shell (50.9m long x 21.8m wide is feasible but pool would probably be too shallow)

The report also suggests that excavation for a new indoor aquatic centre at the south end of the existing pool in the location of Option 1 as proposed by the Bexley Pool Reference Group will cause the poorly compacted fill which underlies the site to settle further. The outcomes and conclusions provided in the initial investigation are unchanged, and have been consolidated into a single report dated 18 July 2011. A copy of this report is attached in Appendix A.



ENVIRONMENTAL INVESTIGATION As part of the original feasibility study commission, TompkinsMDA Architects were required to brief an environmental engineer to carry out investigations and prepare a report, as Council suspected the presence of contaminated soils at the site. Environmental Investigation Services (EIS), an associated company of Jeffery & Katauskas, were commissioned for the work. Samples from the boreholes taken by the geotechnical consultant were tested by EIS for contamination. The results of the testing are:

BH2 and BH3 fill samples contained elevated levels of heavy metals

the lead analytical results obtained from BH2 and BH3 were 1900mg/kg and 830mg/kg which exceeded the site assessment criterion of 600mg/kg

elevated concentrations of heavy metal above the Provisional Phyto-toxicity Investigation Levels (PPILs) were encountered in BH2, BH3 and BH4. PPILs are generic values based on phyto-toxicity data for plant response to specific contaminants in a sandy loam matrix (ie. adverse affects on plant growth in established and proposed areas of landscaping). EIS consider that these results pose no significant risk to the suitability of the site for the proposed use.

The level of heavy metals at the site exceed guideline levels for the proposed use and EIS consider that remediation and/or management of the contamination will be required to render the site suitable. The site can be made suitable by undertaking the following:

Additional investigation to better assess nature and extent of heavy metal contamination

Remediation to remove the risk associated with the contamination

Management to control the risk associated with the contamination No additional testing was carried out subsequent to the original report and a copy of the environmental investigation report is contained in Appendix B. ASSESSMENT OF EXISTING SWIMMING POOLS In May 2004, Geoff Ninnes Fong & Partners Pty Ltd (GNFP) was commissioned by Council to review the existing pool structure, filtration and water treatment. A copy of their report is attached at Appendix C. Findings of Report on Pool Structure, Filtration And Water Treatment Systems The findings of the report were: Water Treatment System

Single plant system for all pools is a basic contravention of the NSW Health Guidelines

Longer turnover periods and lower turnover rates than recommended under the guidelines also contravene NSW Health Guidelines

50m pool has undergone significant differential settlement resulting in poor condition of joints generally

Loss of adhesion of pool tiles generally and therefore the surface finishes are in need of full replacement

separate heating system is needed for the different pool requirements ie. toddlers‟ pool, programme pool and 50m pool

separate reticulation, filtration, water treatment and balance tanks required for the different pools



50m Pool The 50m pool needs to be brought into compliance with the NSW Health Guidelines by the following:

construction of larger deck level gutters

replacement of central floor return pipe and other return to pool pipes

new filtration system

reuse exist pool heating system for this pool only

balance tank upgrade - to be used for this pool only Other Upgrades Required

joints

tiling

raised hobs to ends of pools To date, Council has made some upgrades to the existing 50m pool, including re-jointing, some retiling and temporary re-levelling of existing scum gutters by provision of plastic weirs. Summary of Investigation into Existing Pools Bexley Swimming Centre has suffered from excessive water loss, due to settlement of fill material and joint leakage. Replacement of joints has significantly reduced the water loss from an estimated 40,000 litres/day to approximately 5000 litres/day. Notwithstanding this, the current water loss is considered unacceptable in the current environmental context. In 2004, GNFP reviewed the existing Bexley Swimming Centre and recommended that significant works were required to upgrade the existing 50m pool and to bring the pool back into compliance with the NSW Health Guidelines. A geotechnical report completed in May 2010 as part of this study recommended that repairing the existing leaks to the 50m pool will not solve the current problem. The report recommends building a new pool within the existing shell, supported on new piles or grouted columns through the base of the existing pool into the sandstone bedrock beneath. An environmental investigation found the site contained heavy metals exceeding the guidelines for the proposed use. The report recommends remediation and/or management to remove or control the risk associated with the contamination. All of the above taken together indicates that a new 50m outdoor pool is required, more especially to comply with Council‟s requirement for a pool of “national standing”.



’OPTION 1’ - BEXLEY POOL REFERENCE GROUP BEXLEY POOL REFERENCE GROUP RECOMMENDATIONS In late 2008, Council resolved to identify the various measures that needed to be taken to upgrade the Bexley Swimming Centre facility and the type of services that need to be provided, to create a facility of “national standing”. Council invited residents to participate in a Bexley Pool Reference Group (BPRG) to determine the requirements in consultation with pool users. The BPRG was subsequently established, comprising representatives of Rockdale Swim Club, local public schools and high schools, a community representative, the pool operator and Council staff. The BPRG provided advice to Council regarding pool patronage and potential patronage and advised that the demand for water space exceeds the water space available and that this deficiency can be met through the provision of additional water space such as an indoor 25m pool and Programme/Learn to Swim Pool. An indoor pool would also ensure year round use and therefore represent maximum use of the available water space and maximum flexibility and benefit to the community. The BPRG further refined the in-principle option adopted by Council and recommended a component mix for the indoor pool comprising:

8 lane x 25 metre pool with average depth of 1.15m (heating to 27.5OC)

7.5m x 20m „hot‟ pool with average depth of 1m (heating to 32OC)

2.5m - 3m concourse around and between pools

heating to 27.5OC for the 25m pool and 32OC for the hot pool

accessible ramps and steps into both pools

lift access into both pools

all pools covered by suitable fixtures with mechanically ventilated air conditioning

separate amenities are recommended for the indoor facility

a covered walkway between the indoor pool and the existing pool entry is strongly recommended

recommended compliance with all regulatory requirements (NSW Health, NSW Department of Education and Training, NSW Department of Sport, Recreation and Racing and Austswim)

allowance for future growth to incorporate fitness/gym, café and the like. (Not required as part of first stage); and

use of energy efficient heating, cooling and lighting to promote sustainability and reduce operating costs

The proposed location for the indoor swimming pool was the southern end of the existing 50m pool, where the existing program pool and toddler pool is currently located. COUNCIL RESOLUTION As described in the Introduction to this report, Council had resolved to develop Bexley Swimming Centre to be a facility of "national standing". A pool of "national standing" is one that offers a range of health and aquatic programs and services to cater for the diverse ages, interests and abilities of its surrounding communities. Council has further defined “national standing” to be an option which retains an outdoor 50 metre pool through either full replacement or rectification, and including the upgrade of filtration and heating equipment. Additionally, it includes the provision of an indoor 25 metre pool, and a programme/leisure pool with associated kiosk, amenities, gymnasium, and so on. Additional water play, social, cafe and outdoor lawn areas could be provided now or as part of a future stage of the development, to create a new mix of opportunities for the community and attract a wider mix of new users.



Council endorsed the following process for the Bexley Swimming Centre Upgrade:

develop initial design plans and whole of life cost estimates based on BPRG proposals in consultation with BPRG and Council

publicly exhibit design plans seeking community input

report to Council

develop revised design plans based on community input and Council resolution

publicly exhibit revised design plans seeking community input

report to Council

prepare and submit Development Application

Development Application considered by Council As the first step in the process, TompkinsMDA Architects were commissioned by Council to provide conceptual design plans to be developed based around the layout developed by the Bexley Pool Reference Group. The conceptual design plans are intended to enable community engagement and to reflect the materials and construction techniques assumed in determining the construction costs for this project. TompkinsMDA Architects were engaged to provide the following:

site assessment

design and construction cost estimates and

feasibility investigation In this initial feasibility study, TompkinsMDA Architects were assisted and supported by Recreation Planning Associates and Donald Cant Watts Corke, quantity surveyors and cost planners with specialist aquatic centre expertise. CONCEPT DESIGN - BEXLEY POOL REFERENCE GROUP TompkinsMDA Architects developed preliminary concept plans based on the Bexley Pool Reference Group facility mix as reported by Council and its proposed location. The pool is orientated predominantly in an east west alignment, in order to make full use of natural daylight from the south without allowing glare on the water‟s surface to impede patron safety. The building has been designed to be energy efficient with natural daylighting and natural ventilation strategies. In summer the vertical bi-folding doors on the north side and operable high level windows on the south side will allow cooling cross breezes inside the pool hall. The vertical bi-folding doors also open up the building towards the outdoor 50m pool. The overhang provided by the roof will protect the pool hall glazing from the harsh summer sun whilst allowing the winter sun to penetrate the building as far as the concourse, but not so far as to allow reflections off the water. The building structure consists of steel columns on a 6 metre grid supporting steel rafters spanning across the pool width (the shortest distance). This allows for a column free space inside the pool hall and non load bearing glazed walls for natural lighting. The ancillary spaces (that is the amenities area, reception and plant areas) are housed in a separate portion attached to the south and western ends of the main pool hall building. These are predominantly masonry structures with metal deck roofing and are of a lower scale. The majority of the glazing is provided on the northern façade, with the western façade being predominately solid and a combination of solid and glazed elements on the east façade. The south façade is predominately solid with high level glazing as described above. The plant room/ amenities areas are located along the southern face of the building. This contains the water treatment plant and the mechanical ventilation plant.



To the west is the entry to the pool hall, a small office area and the user changing and amenities areas. Tompkins MDA Architects vision for the Bexley Swimming Centre is a simple, modern welcoming community building. The architecture and materials used are to complement the existing park setting. Predominant materials used will be glass, split face concrete block and light coloured corrugated steel cladding. Colours used will be predominantly neutral with feature colours used sparingly to identify the building entrance and to give the building a sense of identity. Interior Spaces The planning is simple and efficient, consisting of a pool hall, an amenities block close to the entry and a pool and mechanical plant room. The indoor pool facility will have a single 25m x 8 lane pool, a 20m x 3 lane hydrotherapy pool. There is an entry foyer, a reception/kiosk area, an office area, amenities areas, a water treatment plant room and a mechanical plant room. The amenities areas have accommodation as follows: Male

3 x WCs

8 urinals (3m)

7 basins

7 showers Female

7 x WCs

7 basins

7 showers An accessible change room/WC was also accommodated. These facility numbers do not comply with the BCA but are based on TompkinsMDA Architects‟ experience and can be justified under Clause F2.2(a). Provision of facilities in accordance with Table 2.3 of the BCA is grossly impractical and results in a significant over provision. These requirements are set out in Table 1 below.

SANITARY FACILITIES

2009 BCA REQUIREMENT FOR EXCESS (TABLE F2.3)


No of persons

WCs Urs Bsns Shrs WCs Urs Bsns Shrs

Participants

Male 223 12 23 23 23 Same as for 2009 BCA

Female 223 23 23 23

TOTAL 446 35 23 46 46 TABLE 1: SANITARY REQUIREMENTS AS PER BUILDING CODE OF AUSTRALIA.

The combined reception counter and kiosk counter will minimise staff numbers. A small office is provided for the staff. Beyond the administration/reception area are the male and female change rooms and accessible change room. These are on the same level as the pool and permit access for the disabled. There is also a cleaner‟s room and the pool plant room and mechanical plant.



The siting of the building requires moderate cutting and filling into the existing hill side and a reshaping of the landform to avoid retaining walls. Access to the building from the carpark is via the existing entry, and administration building. A simple covered awning is provided to link the new building with the existing entry building. The opportunities for expansion of a building in this location are very limited due to the contours of the site and TompkinsMDA do not believe the facility will be one of “national standing”. The construction costs are likely to be increased due to difficulty of access and materials handling. Advantages

relatively lower cost provides a basic year round community fitness and warm water exercise facility

satisfies operator‟s financial objectives in so far as it provides for year round use and facilitates provision of learn to swim classes

Disadvantages

additional staff required to supervise the indoor pool as its location is well away from the existing entry and administration block.

separate pool plant locations (for the 50m outdoor pool and the 25m indoor pool) and difficult vehicular access to the pool plant.

no provision for leisure activities, limiting „whole of community‟ appeal.

difficult to expand by addition of gymnasium etc.

lacks visibility from the street. Appendix D contains a full set of architectural drawings illustrating the BPRG's Option 1 component mix. INITIAL COSTING Donald Cant Watts Corke (DCWC) were engaged to provide a feasibility estimate for the following: 1. replacement/refurbishment of existing 50m pool (two alternatives considered, including

Myrtha „Renovaction‟ and a new reinforced concrete fully tiled pool) 2. new indoor swimming centre (BPRG Option 1) 3. comprehensive aquatic/fitness facility (Option 2) Alternatives for 50 Metre Outdoor Heated Pool Based on the results of the site assessment, the recommendations of the geotechnical consultant and the GNFP report, the quantity surveyor provided costing for the two alternatives in relation to the replacement/refurbishment of existing 50m outdoor pool: Alternative A

demolition and relocation of the existing 50m heated swimming pool

construction of new fully tiled 50m concrete lap pool

new filtration and water treatment plant

sun shading, covered walkway, landscaping and associated plant

new sun shade canopies and concrete apron Total Cost for Alternative A $3,690,817 (ex GST)



Alternative B

minor demolition and renovation of the existing 50m swimming pool

structural augmentation to existing pool

renovation of existing 50m lap pool using Myrtha (Italian) Technology, consisting of the use of stainless steel wall and gutter sections that are laminated with hard PVC.

New filtration and water treatment plant

new sun shading and concrete apron

landscaping and associated planting Total Cost for Alternative B $2,873,264 (ex GST) Indoor Swimming Centre (BPRG Option 1)

demolition of two existing swimming pools (toddlers and programme pool)

new 25m, 8 lane indoor heated lap pool

new 20m, 3 lane indoor hydrotherapy (warm water exercise) pool

sun shading, covered walkway, landscaping and associated amenities, plant and storage areas

Total Cost for 25m Indoor Pool (BPRG Option 1) $6,743,046 (ex GST) SUMMARY OF RECREATION PLANNER'S REPORT Part of Council's brief was to provide a feasibility/financial assessment which would take into consideration, but not be limited to, the following:

operational costs

various management models and their cost implications

implications of likely demand and current usage

demand analysis including reference to other existing/proposed facilities in the catchment and demand for aquatic facilities over time.

operational Forecast (including use/visit, fees and charges, maintenance cost and asset management costs

needs/benefits of ancillary elements to deliver improved amenity, accessibility and financial sustainability

Recreation Planning Associates was engaged by TompkinsMDA to provide the feasibility and financial assessment component. Their report is based on a detailed consideration of changing community needs, recreation trends, „competing‟ facilities provided by the commercial and community sectors, the age and condition of existing facilities and creative alternatives for meeting Council‟s financial constraints. The following is a summary of the major findings of the report which was prepared to address the BPRG Option 1 model. Following the preparation of the final concept design this report was updated and the full report is attached at Appendix E. Changing Community Needs Needs have been evaluated through a review of aquatic recreation trends, the catchment populations for Bexley Swimming Centre and „competing‟ pools in surrounding local government areas, past needs research (Bexley Pool Reference Group recommendations), school surveys and interviews with other key stakeholders (swimming club, local physiotherapists and owners/managers of fitness studios/gyms).



Recreation Trends The participation trends provide evidence that swimming and other leisure and fitness activities that can be accommodated in modern wet/dry leisure facilities are popular and are likely to continue to grow. The trends also provide evidence that a large and diverse clientele can be tapped if centres provide for contemporary needs – via an appropriate combination of facilities, programs and marketing. Meeting contemporary needs requires a variety of water spaces (for leisure, fitness, programs and therapy), dry fitness facilities, kiosk/catering, child-minding, effective programming and good presentation. The trends confirm that, despite its significant environmental values, Bexley Swimming Centre is not keeping pace with contemporary needs and requires „modernising‟ (as well as refurbishment). Catchment Populations The catchment area for a facility is the geographical area from which the users of the facility are drawn. The primary catchment is the geographical area containing the majority – 70% to 80% - of potential users. For inner urban areas (such as Rockdale City), this is usually around 5 kilometres travel distance and up to 15 minutes travel time from the facility. The research also demonstrates that a significant proportion of pool users – 20 to 30% - will travel for more than 15 minutes to use high quality aquatic facilities. Based on a thorough review of travel times and distances in the areas surrounding the Bexley Swimming Centre, it has been concluded that the catchment area comprises Rockdale City (with the exception of the Ramsgate to Sans Souci precincts) and parts of the Hurstville, Kogarah and Canterbury local government areas. Around half of this catchment overlaps the catchment areas of 5 other major aquatic facilities in the sub-region and – allowing for this – the current population of the Bexley Swimming Centre catchment is estimated to be around 96,000 people. Consultation A program of consultation was undertaken to identify the type and scale of the required upgrades, the programs and services which should be enhanced and/or added to, and changes in the types and levels of use which are likely to result from the improvements. The consultation program comprised a survey of community organisations which were considered likely to have an interest in the provision and use of a heated pool/leisure centre at Bexley including swimming clubs, local primary and secondary schools, physiotherapists and owners/managers of local gymnasiums and fitness studios. The consultation identified strong support for the upgrading of Bexley Swimming Centre and a range of specific needs and demands for additional and/or upgraded swimming (and associated) facilities at the Centre. The consulted organisations have more than 11,000 students/members and, provide a significant body of actual and potential regular users for the proposed upgraded facility. Their views on the strengths and weaknesses of existing facilities and future needs are a key consideration in this feasibility assessment. The key needs and demands identified in the consultations included:



• a year-round heated indoor pool suitable for lap swimmers, schools, learn to swim, squad training and swim club activities

• program/therapy pool suitable for an ageing population The needs expressed in the consultations are generally consistent with the more general needs identified through the assessment of aquatic recreation trends. The Existing Use and Financial Performance of Bexley Pool Bexley Swimming Centre currently attracts around 130,000 visits per annum. The Centre is an important venue for school activities – including annual swim carnivals, intensive learn-to-swim, lifesaving and weekly sports programs. This use accounts for around 30% of annual visits. Other key programs include children‟s learn-to-swim (LTS) and squad training. There are currently no adult programs (LTS, squad or aquarobics) at the Centre. Lap swimming (for fitness) and family visits (for cooling off) in the warmer months appear to be the other main uses of the Centre. Usage is below average on a national benchmark basis. Thus, based on the national facility use benchmarks produced by the Centre for Environmental and Recreation Management (CERM) at the University of South Australia, average participation within the catchment would generate around 170,000 visits – around 30% more than the 131,000 visits actually achieved in 2008/2009. Market Competition and Threats In terms of Council‟s upgrading proposals, potential competition is provided by a range of commercial and community sector facilities within the City of Rockdale (fitness gyms) and surrounding areas (pools, leisure centres and fitness gyms). The main competitive threats are posed by the major centres in surrounding LGA‟s (ie. Hurstville Aquatic Centre, Roselands Pool, Sans Souci Leisure Centre and the Annette Kellerman Leisure Centre at Enmore). Despite this competition, the Bexley Swimming Centre has a substantial catchment population (60,000) that is not within the primary catchment area of any of these other facilities, and shares catchment areas with them (totalling another 70,000 people). It is concluded therefore, that these major facilities do not represent a serious constraint on Council‟s upgrading proposals. With respect to the fitness/gym facilities, many are within a few kilometers of Bexley Swimming Centre and most are operating at less than maximum capacity (due to the extent of competition already existing). Collectively, the existing facilities offer the full range of gym/fitness centre activities – including casual circuit and weight training (for people who wish to work out independently), a large variety of group fitness classes, martial arts, boxing, kick boxing, yoga and tai chi. The extent of competition is difficult to quantify but it is significant and would need to be addressed through quality programming, leadership and marketing. Nevertheless, gym/fitness space is a key income driver and a critical element in supporting the financial viability of leisure centres. Its inclusion is recommended, but within the framework required by the national competition guidelines (and any parallel guidelines/policies adopted by Council).



Bexley Swimming Centre: Strengths and Weaknesses This study has identified the following strengths and weaknesses of Bexley Swimming Centre:

Element Strengths Weaknesses

Location The only public swimming venue in Rockdale City

Existing facility highly valued by sections of the community

Very attractive, treed site, located within a linear park system and therefore accessible by „active transport‟ forms

„Out of the way‟ site increases marketing requirements and limits marketing options

Physical facilities

50 metre outdoor pool – a fairly rare asset in the region (with many pools being 25m or less)

Diversity of outdoor pools for enhanced programming

Recently upgraded change/amenities well received by user groups

Outdoor-only facility (shorter „peak‟ season, no weather protection)

Older facility (nearly 40 years) nearing end of economic life

Substantial water loss from pipes and/or pool tank

Safety issues – steep steps to male change rooms

Management/Operations

Sound operational management that has the confidence of all „structured‟ user groups (schools, swimming club)

Annual net operating costs of $160,000 or $1.25 per visit subsidy

It is important for the upgrading proposal to address the weaknesses and build on the strengths of the existing facility. Development/Upgrading Rationale This study has taken into account:

the community aquatic and leisure needs which have been identified in the course of this study

the lack of indoor year-round water space in Rockdale City

the poor physical condition and/or outmoded presentation of Bexley Swimming Centre

the demonstrated need for year-round facilities for schools, swim clubs, fitness swimmers and other sports people

the demonstrated need for „leisure‟ water for the City‟s large and growing population

the demonstrated need for year-round warm water for the City‟s growing aged population

the capacity of the Bexley Swimming Centre site to accommodate the additional required facilities

the need to provide a „package‟ of facilities which best meets Council‟s long term operational and financial viability objectives for the Centre

Based on these assessments, it is concluded that there is a demonstrated demand and need for year-round indoor aquatic facilities in the City. This conclusion is supported by the needs and aspirations expressed in the consultations undertaken for this study, the relatively long travel distances to existing facilities in neighbouring local government areas (for many but not all of the City‟s residents) and the full capacity use of the existing pool at peak times.



Additionally, according to planning benchmarks, the catchment population (growing towards 100,000 people) is sufficient to financially support a modest-scale indoor heated pool and associated facilities. This conclusion is in part consistent with that reached by the BPRG. However, the BPRG‟s proposed staging, with a fitness gym and cafe envisaged as a possible later stage, is not supported. Gyms and cafes are highly-valued components of integrated pool/leisure centres and, along with learn-to-swim programs, are usually the biggest centre revenue earners. It is therefore desirable that these facilities be included in the initial stages of such developments. Additionally, the BPRG‟s concept does not include a „leisure water‟ component (ie. warm water area comprising water play equipment, free form design, beach entry, etc). However, these elements have been the key drivers of the increased use of swimming pools in recent decades. Leisure components are also important for equity reasons - in providing recreation opportunities for a broader segment of the population (rather than just focussing on „structured‟ and formal competitive and educational activities). In keeping with Council‟s objectives for the Bexley Swimming Centre as identified in the Project Brief and the findings of this study (including the identified strengths and weaknesses of the existing pool and the role of other pools in surrounding LGA‟s), the following development rationale is proposed: The upgraded Bexley Pool will play a central role in meeting a wide diversity of leisure, sport, fitness, health and social needs throughout Rockdale City. In doing so, the Pool will seek to meet a range of needs which are not adequately provided for in the City. These needs include year-round fitness, school and club swimming, leisure swimming and warm water therapy.



OPTION 2 Council‟s Project Brief required the preparation of a design and feasibility study for the indoor pool facility as recommended by the BPRG alone. It was apparent to TompkinsMDA Architects from the start that this would not deliver a facility of “national standing” and that the facility would serve a large but limited section of the community. In addition, the proposal lacked facilities such as a leisure pool and a fitness centre which would appeal to the broader community. Notwithstanding this, the facility would appeal to fitness and competition swimmers and would provide increased opportunity for learn to swim programmes which would contribute to the financial viability of the Centre. Of its own volition and at no cost to Council, TompkinsMDA Architects introduced an alternative scheme (Option 2), which is a comprehensive facility including leisure and fitness opportunities, together with a crèche and a larger café/kiosk. A larger facility as described will necessarily also increase the demand for car parking, so in conjunction with Council officers, additional car parking space has been identified, planned and quantified adjacent to the site. The elements of this comprehensive scheme and comparative feasibility analysis have been provided by Recreation Planning Associates, and Donald Cant Watts Corke have provided cost planning services. Both consultants have contributed their services at no additional cost to Council. This work was intended to provide Council with all the information required to inform a rational and broad ranging discussion, followed by a decision on behalf of the whole of the community of City of Rockdale. The BPRG recommendations have been designated Option 1 and the comprehensive aquatic/fitness solution is designated Option 2. The Option 2 proposals are:

refurbished/rebuilt outdoor 50m pool

25m x 6 lane indoor heated pool

combined indoor teaching/program/therapy/leisure pool with water play features, beach entry etc (minimum 350m2)

new sauna/spa (associated with indoor pool)

multi-space gym (ie. with weights/cardio space and group fitness/functions space – minimum total 600m2) and subject to compliance with Council‟s competition policy

multipurpose space for child-minding/birthday parties (120m2)

café/dry lounge

amenities and support facilities (change, toilets, storage, first aid, wet lounge etc) The rationale for the proposals is summarised as follows: Component Rationale

Indoor heated 6-lane 25m pool

6-lanes will meet most requirements. While schools and swimming clubs will prefer 8 lanes, this is only for a limited number of uses given that the outdoor 50m pool will cater to most of the situations (ie. carnivals) where more than 6 lanes are required.

Teaching/program/ leisure pool

Necessary for the LTS markets

LTS is the biggest revenue earner in the indoor heated pool market

Warm water therapy pool

Necessary for the warm water therapy markets (particularly for an ageing population)

Spa/sauna Spa/sauna facilities are relatively inexpensive to build and operate but increase the attractiveness of the facility and generate revenues

Gymnasium Indoor fitness activities are amongst the fastest growing physical recreation pursuits in Australia

Gym casual and membership fees are the second-largest income earner (behind only LTS) in integrated leisure centres

Cafe/Kiosk Café facilitates secondary spend potential

Crèche/party room Supports use of the pool by residents with young children

Parties provide a useful revenue generating option

The proposal will continue to meet the facility needs of Rockdale City‟s existing aquatic demands, but for the whole year and at a much higher quality level.



ALTERNATIVE CONCEPT DESIGN - OPTION 2 Arising from the site analysis, Tompkins MDA Architects developed an alternative concept design with alternative sitting, and alternative mix of components based on Recreation Planning Associates‟ recommendations. TompkinsMDA Architects believe the alternative concept design would deliver a superior aquatic and recreational outcome for the community, including improved financial viability and long term sustainability. Recreation Planning Associates‟ recommendations for this Option comprise:

reconstructed outdoor 50m pool relocated 16.5 metres further to the east and maintaining the north south alignment together with new shaded spectator seating consistent with the landfall

25m x 6 lane indoor heated pool with disabled access by hoist (disabled users will prefer to use the hydrotherapy pool)

a 15m x 3 lane indoor teaching/program pool combined with a leisure pool with water play features, beach entry etc actual water area: 270 m2

a 15m x 3 lane hydrotherapy (warm water exercise) pool

new spa (associated with indoor pool), sauna

multi-space gymnasium/fitness centre (ie. with weights/cardio space and group fitness/functions space – minimum total 600m2) and subject to compliance with Council‟s policies in connection with competitive neutrality

multipurpose space for child-minding/birthday parties (120m2)

café/dry lounge

amenities and support facilities (change, toilets, storage, first aid, wet lounge, etc) The current site area available is inadequate to accommodate the proposed functions, in particular the requirement to provide parking for in excess of 200 cars which is TompkinsMDA‟s estimate of the minimum requirement. Accordingly, an examination was made of opportunities to make better use of existing assets. This examination resulted in the following:

design of a facility on multiple levels so as to make best use of the significant falls at the site

assumption of the need to reconstruct the existing outdoor 50m pool and its relocation 16.5 metres further east into the adjacent embankment and allowance for spectator seating on the east side (note: the implication of this is that the spectator seating is facing west, which is acknowledged as not being an ideal outcome, but any other orientation was considered impractical)

incorporation of Council-owned land located behind the existing residential properties facing Preddys Road as well as an extension of this area into a disused portion of the Council works depot

relocation of the existing walking trail / cycleway on the north so as to allow more rational use of the north side of the site

reconstruction and extension of the existing SES car parking area on the north side of the Council works depot fronting Highgate Street

The inclusion of this land in the site not only provides for the additional carparking requirements, but allows portion of the existing car park on the lower (existing pool level) to be given over to increasing the footprint of the new indoor facility. This is to be a modern aquatic leisure and fitness centre. The architectural forms are derived from the functional requirements of the levels of the site, natural daylight requirements, northern orientation and provision for cross ventilation which is anticipated in facilities that are required to be environmental sustainable. The building has been designed to integrate with the existing land form, with entries at two levels, one at the existing pool level (RL 25.00) above the 1in100 year flood level which accommodates a bus drop off area for school children and the other at RL 29.20 which provides access from the upper level carpark and car drop off area. The two entries are linked by an open stair and a hydraulic lift service. The whole building is thus able to be accessed by people



with a disability and conform to the (then current) requirements of the Commonwealth Disability Discrimination Act 1992. The main aquatic (wet) level is at RL 25.00. Upon entry there is a large open lobby, reception desk and staff accommodation areas. A 3.6m wide delineated walkway provides access directly through the pool hall to the outdoor 50m pool and spectator seating area. The indoor pool facilities are on the north side of this walkway and in turn have access to a north facing balcony located above the roof of the mechanical and water treatment plant rooms. On the south side of the walkway roughly equidistant from the outdoor and indoor pools, are located the change rooms and amenities for the whole facility, including the outdoor pool. This provision includes two accessible family change rooms adjacent the leisure/learn to swim pool and two disabled accessible change rooms adjacent the hydrotherapy (warm water exercise) pool. A stair in this area provides alternative means of escape from the upper level. A kiosk/cafe and kitchen is located so as to serve the outdoor areas and the indoor pools concurrently, again equidistant for summer and winter use. It is proposed also that food and drink dispensing machines would be located in the north west corner of the pool hall and in the upper level fitness area so as to provide food service throughout the centre, including when the kiosk/café is closed. On the upper level at RL29.20 is the secondary lobby which is open to the level below. This area provides access to the gymnasium/ fitness centre and to the creche / multi purpose area, both of which extend into the pool hall space and overlook the indoor pools. The creche / multi purpose area is provide with a secure sign in area, children‟s toilets and washing facilities a teacher‟s toilet, a baby bathing area, cot room and toy store. On the northern end of this space, a large shaded balcony provides a secure outdoor play area for the children‟s use. This facility is not suitable to be licensed under the Children and Young Persons (Care and Protection) Act 1998. The fitness facility incorporates a reception area, dry change rooms / amenities, administration spaces, and assessment room. The activity areas can be subdivided to suit the operator‟s requirements. Appendix F contains a full set of architectural drawings of Option 2. COSTING Donald Cant Watts Corke have prepared a costing on the Option 2 concept design, based on drawings presented to Council on 3 September 2010. The costing is attached at Appendix G to this report and includes:

demolition of existing kiosk, administration and amenities block

demolition and reconfiguration of the existing car park

new Swimming Centre comprising 50m lap pool, hydrotherapy pool, learn to swim pool, leisure pool, gymnasium and crèche/multi-purpose room

outdoor seating area with kiosk

174 car parking spaces

landscaping and associated amenities, plant and storage areas Total Cost for Option 2 $15,160,947 (ex GST) This includes an estimate of $1,313,000 for the 174 car parking spaces located at the upper level behind the residential properties fronting Preddys Road.



FEASIBILTY Operational Forecasts For the initial feasibility study Recreation Planning Associates developed a Preliminary Model Business Plan with management and other assumptions built into it. The Business Plan includes operational revenue and expenditure forecasts for two development options: the BPRG‟s Option 1 proposal and the amended and extended Option 2 (the „preferred‟ model) recommended in this report. The forecasts for both options have been provided according to three visitation scenarios („baseline‟, „best case‟ and „low case‟) for the first three years of operation. The forecasts are estimates, based on the experience of similar centres around Australia, best available knowledge of Rockdale City‟s pool markets, assumptions that the markets will behave „typically‟ and a series of operational assumptions (on staffing, user fees, opening times, etc). The bottom-line forecast results for Year 1 for the two design options are summarised in Table 2 below. The results are shown according to the three operational scenarios (base, best and low case) and on a total and per visit basis.

Scenario Operational surplus/(deficit) Surplus/(deficit) per visit

Reference Group Model

Preferred Model Reference Group Model

Preferred Model

Baseline (-196,000) (-247,000) ($0.78) ($0.55)

Best case (-87,940) (-84,100) ($0.32 ($0.17)

Low case (-304,060) (-409,900) ($1.35) ($1.03) TABLE 2: NET FINANCIAL FORECAST YEAR 1

The Table illustrates that in Year 1, both models for all scenarios will return operational deficits of at least $80,000. While the operational deficits (or subsidies) are larger for the „preferred‟ model for two of the scenarios, this is not the case on a per visit basis. Here, the „preferred‟ model performs significantly better, ranging between a 17c subsidy (best case) and a $1.03 subsidy (low case). This compares to a subsidy range of 32c to $1.35 for the „Reference Group‟ model. In all cases, it is noted, the per-visit subsidy is an improvement (in most cases, a considerable improvement) on the current subsidy for the Bexley Swimming Centre of $1.25 per visit. Over time, due to greater leverage created by the larger potential client group, the „preferred‟ model is forecast to become increasingly more cost-effective than the „Reference Group‟ model. This is clearly illustrated in the following table, which summarises the forecasts, for both models, for Year 3 of operations. Scenario Operational surplus/(deficit) Surplus/(deficit) per visit



Preferred Model

Baseline (-85,734) (-64,349) ($0.32) ($0.13)

Best case +41,127 +128,241 +$0.14 +$0.24

Low case (-212,595) (-256,939) ($0.89) ($0.61) TABLE 3: NET FINANCIAL FORECAST YEAR 3



By Year 3, for the baseline scenario, the forecast deficit for the „preferred‟ model (at $64,000) is now less than for the „Reference Group‟ model ($85,000). On a per visit basis, the difference is significant – with a forecast 13c subsidy for the „preferred‟ model compared with 32c for the „Reference Group‟ model. With the low case scenario, as well, the per capita operational subsidy for the „preferred‟ model (61c) is less than that forecast for the Reference Group‟ model (89c), despite the slightly higher „bottom line‟ deficit for the former. Importantly, the best case scenarios demonstrate that, for both development options, there is potential to return a modest operational surplus by Year 3. That is, if they perform at above-average performance levels, but at levels still consistent with the current performance benchmarks for similar facilities around the nation. Operational Forecasts (Including Depreciation Charges) A non-cash expense for asset depreciation (based on straight-line depreciation over 50 years) has also been included in the estimates. For the „Reference Group‟ model, the preliminary cost estimate is $12.42 million, resulting in an annual non-cash depreciation expense of $248,000. For the „preferred‟ model, the preliminary cost estimate is $19.34 million, resulting in an annual non-cash depreciation expense of $387,000.The bottom-line impacts of the charge are illustrated in the following table:

Scenario Total surplus/(deficit) Surplus/(deficit) per visit



Preferred Model

Base-line (-333,734) (-451,349) ($1.26) ($0.94)

Best case (-206,873) (-257,911) ($0.71) ($0.48)

Low case (-460,595) (-644,788) ($1.93) ($1.52) TABLE 4: YEAR 3 FINANCIAL FORECAST INCLUDING DEPRECIATION

With depreciation included in the estimates, there is a bigger gap in the total bottom-line results between the two models (due to the significantly higher annual depreciation charge for the „preferred‟ option). Even with the „best case‟ scenario, the deficit is $50,000 greater for the „preferred‟ model. However, on a per visit basis, the „preferred‟ option is still significantly more cost-effective. In the baseline scenario, for example the forecast subsidy for the „preferred‟ model is $0.94 compared to $1.26 for the „Reference Group‟ model. The same is true in both the „best case‟ and „low case‟ scenarios as illustrated in the table. Management Options/Models This feasibility study assumes that the upgraded Bexley Swimming Centre will adopt a quality management regime - including an appropriate management model, sound business planning, quality management systems and effective and competent staffing. To provide guidance on this, the study identifies the potential management models and the strengths and weaknesses of those models (including the model currently used by Council). Following this review the study concludes that the key requirement is a market-oriented, responsive and efficient management regime, which retains a high ability to meet access and equity and community service obligations and the social outcomes identified in Council‟s Social Plan. This requires a high degree of Council management involvement and 'control' at policy, strategic and operational levels. For this reason, an independent management arrangement (such as a traditional lease or a club model – where program strategies and day-to-day operations are



normally beyond Council control) is not considered a suitable option. The preferred option, instead, will be a 'direct' or 'indirect' model with sufficient Council control to ensure a focus on, and realisation of, the above-listed desired outcomes. The specific options include the following: Direct Council Management Options

management and operation by Council employees

management by a Council committee (Local Government Act) with Council employees

management by a Council committee (Local Government Act) with contracted operational staff

Indirect (Arms Length) Council Management Options

management by an incorporated association (comprising Council, user groups and community representatives)

management by a company limited by guarantee (comprising Council, user group and community representatives)

management by an incorporated association or a company limited by guarantee – with operational management contracted to a specialist management agency

If a direct Council management option is chosen, it will be critical to ensure that operations are not hampered by 'inappropriate' financial, staffing and reporting mechanisms and that program planning is not influenced by dominant user groups and/or local political pressures. Similarly, if an indirect option is chosen, it will be necessary to ensure that sufficient control (over policy, strategy and operations) is retained via facility management and business plans, contract specifications and/or sufficient representation on the management board.



CONCLUSIONS AND RECOMMENDATIONS In conclusion and based on the findings of the initial feasibility study, TompkinsMDA Architects recommended that Council develop the Bexley Swimming Centre by providing:

a new 50metre (relocated) outdoor heated pool

a new 25m indoor pool based on the alternative model - Option 2, which will include leisure pool with spa and water play features, a gymnasium, a kiosk and a crèche/multipurpose room.

A new 50m outdoor pool combined with an indoor 25m component will ensure year round use and therefore represent maximum use of water space and maximum flexibility and benefit to the community. The additional leisure pool and water play facility, with a gymnasium will attract a wider mix of new users. TompkinsMDA Architects have reviewed the site and believe that the alternative siting, design, orientation component mix as proposed in Option 2 will deliver a superior aquatic and recreational outcome that will benefit a wider community. Council's resolution was to provide a pool of "national standing": this concept design will satisfy Council's objective. COMPARISON OF COST Redevelopment of 50m Outdoor Pool

Option 1 - New 50m Pool Option 2 - Myrtha Technology

$3,690,817 $2,873,264

New 25m Indoor Pool

Option 1 - New 25m Pool (BPRG Model)

Option 2 - New 25m Pool (Alternative Model)

Indoor Pool Development $6,743,046 $14,029,947

New 50m Outdoor Pool $3,690,817 $3,690,817

Car Parking - $1,131,000

Total $10,433,863 $18,851,764

Note To Cost Estimates All Cost estimates are provided by DCWC and exclude GST, with an allowance of 12% for Contractor‟s preliminaries, 8% for Builders Head office cost and profit, a 5% design contingency and a 5% Construction Contingency. These allowances are standard industry practice for cost estimates at the feasibility stage of project development. A full copy of the cost estimate, including a list of all assumptions and exclusions, is provided at Appendix G.



BEXLEY SWIMMING AND LEISURE CENTRE UPGRADE

BACKGROUND In December 2010, following the completion of the initial feasibility study, Council resolved to further commission TompkinsMDA Architects to:

fully investigate the feasibility of reconstructing the 50m pool to the east of the existing pool, having regard to the existing sewer and stormwater infrastructure in the vicinity

subject to the above, prepare concept design plans and costings for a relocated 50m pool and an indoor heated 25m pool and program therapy pool to the west of the 50m pool, in the vicinity of the existing amenities and office building

advise on the feasibility of then approaching the project in two stages On the 5 January 2011, Council staff met with Sydney Water to identify possible implications that the existing Sydney Water assets may have on the redevelopment of the pool. The meeting confirmed that Sydney Water no longer permits construction over their assets. As a result, the BPRG Option 1 was no longer a viable option for the site. After further investigations, additional survey work and additional geotechnical investigations, it was considered that the 50m pool could be constructed on the eastern side of the stormwater channel and an indoor pool building be constructed in the location of the current office and amenities building. In order to confirm the facility mix, Council staff also met with senior staff of the YMCA, BlueFit Group and Belgravia Leisure. Meetings with the commercial operators and subsequent investigations of other swimming facilities in NSW and Victoria have confirmed the following:

the indoor 25 metre pool should be an 8 lane pool (rather than a 6 lane pool as contemplated in Option 2). Given the catchment area of Bexley Pool a 6 lane pool would become overcrowded when trying to accommodate learn to swim, squad and fitness swimming

the indoor facility should make provision for a children's play pool to replace the existing toddlers‟ pool and broaden the appeal of the facility for families

the inclusion of space for a crèche would also be used for staff training and other community activities in additional to occasional child minding

the kiosk area should be co-located with the ticket sales to minimise staffing requirements, maximise pedestrian traffic passing the kiosk and create a centrally located social hub

the inclusion of a fitness space of 700m2 gross floor area would attract substantially more patronage than originally estimated and without competing with commercial gyms operating in the region. Demand for fitness facilities of this type is growing strongly.

This was presented in a report to the Council meeting held on 6 July 2011. Subsequently TompkinsMDA was instructed to prepare a concept design for the indoor pool building to include the following mix of facilities:

an 8 lane 25m pool

a program pool (15-20m x 3 lanes)

a children's play pool (200-250m2)

a crèche / multipurpose room (120m2)

a kiosk

a fitness space of 700m2 GFA



CARPARKING STUDY The existing Bexley Swimming Pool currently has 106 car parking spaces and a turning area available at the western end of the Centre accessible from Preddys Road. In an earlier study, Tompkins MDA Architects, recognising that the car parking was likely to be inadequate, identified, in conjunction with Council officers, other car parking opportunities adjacent the site. These consisted of the following: 1. 42 car spaces, being the residual of the existing car park after redevelopment of the site 2. 132 car spaces at a higher level behind residential properties fronting Preddys Road 3. 52 car spaces adjacent the Council works depot accessed off Highgate Street The provision of adequate car parking will have a direct impact on the viability of the Centre and its ability to compete with nearby Hurstville Aquatic Centre. To assist Council, TompkinsMDA have carried an analysis of carparking at existing aquatic and leisure centres in NSW and where possible, identified the facility components, the pool water area, the gross area of the facility, and the number of car parking spaces provided in each case. The aquatic centres that were researched are:

Annette Kellerman Aquatic Centre, Enmore, NSW (Marrickville Council)

Blacktown Leisure Centre, Stanhope Gardens, NSW (Blacktown City Council)

Emerton Aquatic Centre, Emerton, NSW (Blacktown City Council)

Hurstville Aquatic Centre, Hurstville, NSW (Hurstville City Council)

Ian Thorpe Aquatic Centre, Ultimo, NSW (City of Sydney Council)

Lane Cove Aquatic Centre, Lane Cove, NSW (Lane Cove Council)

Mount Annan Leisure Centre, Mount Annan, NSW (Camden Council)

Peninsula Regional Leisure Centre, Woy Woy, NSW (Gosford City Council)

Ryde Aquatic Centre, Ryde, NSW (Ryde City Council) In most of the centres, Council had no stated requirements in their Development Control Plans for this building type and a traffic report was generally provided with the Development Application to determine the number of carparking spaces assessed as being required. Some Councils have a carparking rate in their DCP for gymnasiums, fitness studios etc. This is generally in the order of 1/20 to 1/25 m2, but these rates are not necessarily applicable to aquatic facilities. The NSW Roads and Traffic Authority‟s Guidelines for Traffic Generating Developments also does not have any stated requirements for this building type. Typically, proposals for aquatic and leisure centres are supported by independent traffic and parking reports, which aim to determine the appropriate number of spaces required. Based on the comparative car parking analysis, TompkinsMDA Architects recommend that the number of car parking spaces provided for the Bexley Pool Upgrade should be based on the estimated number of visitors and the peak demands generated by the proposed facility and/or a rate of 1 space per 25 square metres of gross building area. In any event, effort should be made to retain the existing car parking provision of 106 spaces in the west off Preddys Road, in the first instance, since the provision of additional car parking will be particularly expensive due to the site constraints. The car parking analysis is attached at Appendix H.



STAKEHOLDER CONSULTATION As part of the Bexley Swimming Centre Upgrade study, TompkinsMDA Architects were required to consult with the Bexley Pool Reference Group and the YMCA. Council staff subsequently sought advice from two other operators of public aquatic and recreation facilities, namely Bluefit, and Belgravia Leisure, who together with representatives of Rockdale City Council Departments of City Planning and Development and Recreation and Community Services and the Design Team became contributors to the stakeholder consultation. TompkinsMDA Architects prepared nine (9) design options for the proposed Bexley Swimming Centre Upgrade. These 9 design options included the following design considerations: BRIEF OF REQUIREMENTS The detailed requirements for schematic design / site planning purposes were developed further with the stakeholders and have been amended to take account of the new Disability Access to Premises Standards and amendments to the BCA. They are as follows: Outdoor 50 Metre Competition Pool The outdoor 50m pool is to be constructed to FINA requirements for Minimum Standard Pools, to 1.35 - 1.8 metre depth with provision for automatic officiating equipment including touch panels, access ramp for disabled users and adjacent spectator seating to accommodate about 600 persons. This pool will be heated year round and will therefore have an integrated pool blanket. Indoor Recreation Centre Pools

25 metre x 8 lanes (each 2.25m wide) indoor heated swimming pool with access ramp.

20 metre / 15 metre long x 5 lane (each 2.0m wide) 12 metres overall width program pool for LTS, warm water exercise, water aerobics, with ramp access for disabled and older users

Leisure pool 200 to 250 m2 with zero beach access, built in spa and water features m2 Staff Facilities Including Staff Offices, First Aid Room (15), Reception (30), Staff Change (20) 150 Creche (excluding outdoor play area) 100 Including sign in area, children‟s toilets, toy store and cot room capable of multipurpose use as a community space Kiosk Including Kitchen, Dry Store and Servery 50 Change Rooms • Male and Female wet change rooms associated with the aquatic facilities 225

• Male and Female dry change Rooms associated with the Gymnasium / Fitness Area 115 • Accessible and family change rooms 40 Sauna / Steam (including Plant Rooms) 30 Swim Clubroom (as existing area) 30 Gymnasium (gross floor area) 700



FURTHER SITE CONSTRAINTS A detailed site analysis and constraints drawing was prepared early in the original design process to show the existing outdoor pools and entry and plant buildings, and various planning constraints and opportunities which are applicable. This drawing has been amended to show the stormwater culvert and the sewer referred to below. Perhaps the most significant of these additional constraints is the existence of a large Sydney Water stormwater box culvert which runs north-south to discharge into the Sydney Water channel in Bardwell Reserve. This stormwater culvert was not previously known to exist. Sydney Water will not permit construction closer than 1 metre to this asset and no construction will be allowed to be carried out above it. For this reason, and in order to maximise the available site area, the new outdoor 50m pool has now been located approximately 10 metres to the east of the culvert in order to provide an outdoor space between the new outdoor pool and the indoor pool hall, of approximately 12 metres wide. This is considered to be a minimum requirement given that space‟s principal orientation is to the east. The pool has now also been located so as to avoid the cost of diverting and/or building over the existing 300mm diameter vitrified clay pipe sewer line adjacent the stormwater culvert. This sewer is likely to be in poor condition due to its age and material of construction and by staying sufficiently clear of it, it becomes Sydney Water‟s decision to renew it or not in the future. The relocation of the outdoor 50m pool further to the east will result in the demolition of the existing plant and filtration buildings, which will become obsolete once the new centre is constructed. It is still intended that the mechanical and pool water filtration plant rooms be located on the north side of the pool hall beneath the pool deck adjacent Bardwell Reserve. In this way the balance tanks from all the pools will be able to flow directly into the plant room which has the potential to be a very efficient and cost-effective arrangement. The Sydney Water stormwater culvert is located at a depth where it will not be affected by the need for pipework from the outdoor pool balance tank to pass over it, however it is anticipated that special approval will be required for this to occur. In addition to the above, „pushing‟ the 50m pool further into the embankment to the east facilitates the provision of spectator seating where a retaining wall would otherwise have been required. The Sports Coordinator at Kingsgrove High School has indicated that the provision of 500 – 650 seats is desirable during school swimming carnivals. Approximately 575 seats have been shown on the drawings. Pedestrian and vehicular access is practically only available from Preddys Road to the west of the site. Service access to the pool filtration plant is intended to be from Highgate Street. TompkinsMDA Architects have been advised that deliveries of disinfection products can now be carried out using small rigid vehicles and tankers are no longer likely to be required. It is also desirable that delivery of dangerous goods not conflict with pedestrian access. DESIGN OPTIONS There are nine (9) design options designated A - H inclusive and J. A copy of all the option drawings is included in Appendix I. Each option presents a different functional layout which in essence relates to the location and orientation of the gymnasium/fitness area and the aquatic elements of the facility, together with provision of spaces on either one or two levels. Each option identifies an indicative gross floor area and this area is likely to be directly related to the construction cost of the facility and therefore Council‟s affordability criteria. The options indicate the functional areas and arrangements of the various spaces only and are not intended to have any architectural implications.



Option A: Single level: gym at entry / crèche and offices adjacent/ aquatic facilities grouped with leisure and program pools facing north. (GFA 3885 m2)

Option B: Two levels: gym at entry / crèche and offices on upper level / aquatic facilities

grouped with leisure and program pools facing north. (GFA 4115 m2) Option C: Single level: gym at entry / aquatic facilities arranged north-south facing east. north

facing sun deck adjacent leisure pool. (GFA 3825 m2) Option D: Single level: as above but retains bus access to the front entry at the expense of the

community hub. (GFA 3900 m2) Option E: Two levels: gym at entry / crèche and offices on upper level / aquatic facilities

arranged north-south facing east; north facing sun deck adjacent leisure pool / retains bus access to the front entry and community hub. (GFA 4155 m2)

Option F: Single level: aquatic facilities grouped all pools facing north, gym in the south

overlooking the 50m outdoor pool. (GFA 3765 m2) Option G: Two levels: aquatic facilities grouped all pools facing north with small outdoor sun

deck adjacent leisure and program pools. crèche and offices on upper level, gym in the south overlooking the 50m outdoor pool. (GFA 3980 m2)

Option H: Two levels: aquatic facilities grouped all pools facing north with small outdoor sun

deck adjacent leisure and program pools, gym on upper level. (GFA 3795 m2) Option J: Two levels: aquatic facilities grouped, all pools facing north and east with small

outdoor sun deck adjacent leisure and 25m pool, gym on upper level. (GFA 4110 m2) EVALUATION CRITERIA The option drawings were issued to all stakeholders together with an evaluation form suggesting and explaining the following evaluation criteria: Northern Orientation for all Aquatic Elements In Australia the preferred solar orientation for all buildings is to the north. In the case of an indoor aquatic centre northern orientation allows for selective admission of direct sunlight in winter and exclusion in summer when outdoor recreational areas are more likely to be available. Potential for Glare Free Daylighting Throughout from the South Indoor recreation centres and aquatic facilities in particular benefit greatly from the admission of natural daylighting. In aquatic centres it is important that the daylight be admitted allowing direct sunlight to fall on the water surface, which creates reflections that may be a serious safety hazard. The most effective method of allowing uniform glare-free natural daylighting into the pool hall is by the provision of vertical glazed surfaces at high level which face due south. Daylight admission from the south can be achieved easily and relatively economically when the building is oriented to the north. Indoor/Outdoor Continuity of Spaces In summer the relationship between the aquatic elements of the centre and outdoor recreation spaces, and in this case the outdoor 50m competition pool, are important. In modern indoor aquatic centres mechanisms are employed which provide large openings to facilitate continuity



between the indoor and outdoor activity spaces. These outdoor spaces would also ideally have a northern orientation with provision of adequate shade opportunities. Retention of Existing Car Parking Spaces In previous reports TompkinsMDA identified that there are significant car parking constraints on the site and that every effort should be made to retain the existing car parking provision of 106 spaces. The addition of the gymnasium/fitness area has exacerbated this situation. Usage projections indicate a requirement for approximately between 150 - 200 car parking spaces. If the existing 106 car parking spaces are lost (for example by locating the building further to the west, impinging on the existing car park), there will be no option other than to build additional car parking at the higher level as set out in item (a) below. In addition to the existing car parking there is potential for: a) 132 car spaces at a higher level behind residential properties fronting Preddys Road b) 52 car spaces adjacent the Council Works Depot accessed off Highgate Street The cost of provision of this additional car parking will be significant, in particular the provision at the higher level above the existing car park. It is just possible that Council may approve staging of the construction of the additional car parking facilities if the existing car park is retained to the fullest possible extent. Functional Planning Arrangement This criterion refers to the efficiency of the arrangement of the various spaces in terms of orientation, accessibility, proximity of related spaces, and most efficient utilisation of staff. Vehicular Traffic Flow for Buses and Cars The current car parking arrangement seems to allow school buses to enter the site from Preddys Road and to drop passengers immediately adjacent the entry point. Whilst this might be a convenient arrangement, particularly during inclement weather, the necessary bus turning circle takes up a very large portion of the site which can no longer be afforded. An arrangement whereby buses drop their passengers in a lay-by contiguous with Preddys Road is thought to be more efficient, notwithstanding the fact that school children will have to walk through the existing car park to enter the facility. The existing footpath on the north side of the car park can be used for this purpose. Arrangement of Aquatic Elements (Pools) of the Facility In this project, there are two apparently conflicting opportunities. These are:

All pool elements oriented to the north for the reasons described above.

All pool elements oriented to the east so as to provide continuity of indoor/outdoor spaces and with the outdoor 50m pool.

In addition to this, it is possible to orient the leisure pool to the north, the program pool to the north and east, and the indoor 25m pool to the east. Some of the options explore this opportunity. Location of Gymnasium/Fitness Area In an ideal world, the gymnasium/fitness area (dry) and the aquatic facilities (wet) would be located either side of the entry point so that walking distances are minimised and access opportunities equalised. In the case of the Bexley Swimming Centre Upgrade, the site is very long and narrow, and the entry point is determined by the location of the existing and proposed car parks, and adjacency to Preddys Road. There are no other feasible access opportunities.



For the above reasons, the gymnasium/fitness area might be located adjacent the entry with the aquatic facilities beyond or alternatively, the gymnasium/fitness area might be located beyond the aquatic facilities. In any event, the crèche should be located adjacent or above the entry point and the staff offices should arguably be adjacent or near to the reception area. An alternative to the above might be for the gymnasium/fitness area to be located on an upper level overlooking the aquatic facilities. Because of the likely duality of the car parking arrangements an entry needs to be provided at the upper level and for equity reasons, will have to include both a stair and an elevator. This fact, and the severe site area limitations, may indicate that at least some facilities be provided at an upper level. The facilities capable of being located on an upper level are perceived to be the crèche, the staff offices and the gymnasium/fitness area. Functionality of Single/Multiple Level Arrangement Some will argue that having the facility spread over two levels is inefficient and will lead to management and staff issues, which might be otherwise avoidable. In the case of the Bexley Swimming Pool Upgrade, with its highly restricted site area and long, narrow configuration and associated walking distances, there may be an argument to the contrary. Retention of Existing Trees, Cliff and Landscape Elements It may be desirable from a visual/environmental point of view that the existing cliff in the southwest corner of the site and the existing stand of trees currently at the entrance to the facility be retained. This has been a general objective in the options presented but some may be more successful than others from this point of view. Maintenance of Independent Pedestrian Walkway on North Boundary There is currently a pedestrian walkway through the Bardwell Reserve which passes through the existing facility, albeit in a relatively contorted fashion. There may be opportunities for this walkway to be located at a lower level however its current location unduly restricts the available site area on the north. Ability to Expand the Gymnasium/Fitness Area in the Future Of all the facilities intended to be provided, the most likely to require expansion in the future will be the gymnasium/fitness area. In an ideal world provision should be made for this area to be expanded independently of the rest of the facility. Outlook to the Bardwell Valley The northern outlook over the Bardwell Valley is arguably a highly desirable aspect of the site. EVALUATION PROCESS The stakeholders were asked to determine the importance of each criterion, giving a score out of 100 and then they were asked to rate each of the nine (9) options in terms of how they believe each satisfied the stated criteria. The design criteria scores and the options scores were averaged and the design criteria scores multiplied by design option scores. Council staff and TompkinsMDA also meet with the Stakeholders to review their evaluations and answer any questions they might have had.



EVALUATION OUTCOME The evaluation sheets showing the scores in detail are attached at Appendix J. The highest total score indicated the preferred option which was Option J by a margin of 37%. Even though this is a significant margin, it was not unanimous, as the YMCA preferred a single level solution. The reason for this, they argued, was that there was better opportunity for creation of a „community hub‟ – a space adjacent the entry where members of the community could meet informally whilst attending both wet and dry activities. Otherwise, they argued, the dry sport users of the Centre would not integrate with the wet activity users. In TompkinsMDA‟s opinion, the inclusion of a community hub is a valuable contribution for a community oriented centre, however, this can possibly be achieved if the centre is on two levels and the restriction of the building footprint relative to the site is an overriding objective. The advantages of Option J over other options are perceived to be:

ability to expand gymnasium / fitness area independently

“enclosure” and separation of the program pool

northern orientation

potential for glare free daylighting from the south

continuity of indoor/outdoor spaces to both the north and east

reduction of building footprint due to location of large fitness area on the second level General comments from the consultation process were: Rockdale City Council

access ramp is best located to the other side of the 25m pool

25m pool must be 8 lanes

seats required at one end of the program pool

600mm depth is considered too shallow

900mm deep at one end is acceptable YMCA

More space is required at reception, as it is the first point of contact

crèche should be close to reception area

single level centre works better Creche

before/after school care program can possibly be run in crèche and therefore it will need a separate entry

birthday parties in crèche and group fitness

area for outdoor fitness would be good

compliance with DSR child minding requirements Sauna/Steam

nothing but trouble

plant room problems (breakdowns)



Bluefit Leisure Option J

staff offices preferred on ground floor

crèche can be anywhere, but upstairs is preferable

like the ability for expansion of gym and LTS

programme pool being separate is good

reception/kiosk in good location, but a summer kiosk may be required

possibly swap programme pool and change room location

staff room near reception

spa/steam plant should be located away from public

on deck showers desirable

2.25m lane is acceptable Belgravia Leisure

2 levels OK

crèche on ground level

offices OK on upper level

3 pools not grouped together is good

25 – 50m pool relationship important

Options A-K oriented to north: full of daylight, A-K pools also in sunlight Option J

change rooms too far from leisure pool

school users access to amenities is good

carnivals: December – end February/early March, 8.00am to 3.00pm

Learn toSwim classes would be run by the operator for schools

control box desirable for 50m pool

shallow end to north

2.2 m lanes is acceptable Spa

generally charged for separately (e.g. Whitlam Leisure Centre, Liverpool)

good line of sight required

seats for 15 – 20 desired

80% capacity 7 hours/day $6.50 per session Sauna/Steam

spa/sauna suite $15,000 month potential turnover

average age of spa users = 16

wristbands have to be taken off at reception, so they are not left lying around the Centre

50m outdoor pool should be heated but not used in winter at 24oC: energy, labour, chemicals

Most of the above comments, whilst constructive and useful go beyond the intention of the stakeholder consultation / functional site planning process in so far as they addressed detail which has either been considered and reolved in the schematic design process or must be further considered in the design development stage which will be initiated when an architect is appointed.



FINAL DESIGN CONCEPT OUTDOOR 50M POOL The existing 50m pool will be demolished and a new outdoor 50m pool (50m x 20.4m ) is proposed to the east of the existing stormwater channel and north of existing sewer main. The proposed location was selected for the following reasons:

to maintain as many of the existing trees to the north as possible

located a minimum of 1m from the sewer line in the south west corner

existing embankment to the east can provide a natural bank for spectator seating area if the built seating is not proceeded with

The 50m pool will also include a ramp entry which is now a BCA requirement for all swimming pools with a perimeter in excess of 70 metres. The 50m pool will be 1.375m deep at one end and have a depth of 2.0m at the other end. Diving platforms will provided at both ends. The pool will have 8 lanes each 2.5m wide. The shallow end will be at the south adjacent the indoor program pool, thus the deep ends of both the indoor 25m pool and the outdoor 50m pool will be adjacent and as far away as possible from young children, whilst having their balance tanks adjacent the plant room. It is proposed to have an integrated motorised pool cover. Also located at the top of the spectator seating is a recording box on the centreline of the outdoor 50m pool. South of the spectator seating is a long staircase and footpath which links into the existing playground on Highgate street. This can be used as an alternative school entry and school buses can drop off the school children at the SES car parking area on the north side of the Council works depot fronting Highgate Street. Access for disabled children would be through the front entry. A retractable shade structure is proposed for the spectator seating area, as of necessity, it faces due west. Since shelter from the low afternoon sun is required, the shade structure will extend fully over the spectator seating area and will be retractable for morning conditions. Existing landscaping and lawn area to the south of the outdoor 50m pool has been retained and maximised. The area previously occupied by the toddler pools will be returfed and used as outdoor open area for BBQs and picnics. Additional planting and/or a shade structure will need to be provided in this area as it is very exposed to the sun all day. INDOOR AQUATIC CENTRE The identification of the nine (9) planning options and the selection of Option J as the preferred option has been described previously. For some time, TompkinsMDA Architects worked to realise the Option J planning arrangement in its literal form, finally realising that it had many functional and architectural shortcomings, even though the general arrangement of spaces was preferred. The shortcomings were perceived to be:

very limited outdoor access on the north side overlooking the Bardwell Reserve

restricted height over programme pool due its being located beneath the gym/fitness area

structural difficulty spanning over the programme pool due to the above

awkward and difficult to secure outdoor spaces at the interface with the cliff

varying cross sectional conditions throughout the length of the building leading to difficulty in rationalising the structure

difficulty in making provision for the structure to be extended in the future due to the extension being in the same direction as the principal structure

unfortunate visual relationship to the cliff adjacent



Accordingly, TompkinsMDA Architects have developed a scheme which takes the general planning arrangement of Option J and literally bends it around the cliff. The technique has been to find a geometry which most closely resembles the line of the existing concrete pedestal at the base of the cliff and to extend this outwards to become the geometric concept for the building. The line of the pedestal is most closely resembled by a part of the circumference of a circle which has its centre somewhere in the Preddys Lane car park above the cliff. The relevant part of the circle is almost a quarter, so the scheme became known as the „Quadrant‟ option. “Quadrant” in architecture refers to a curve in a wall or a vaulted ceiling. Generally considered to be an arc of 90 degrees - one quarter of a circle, or a half of the more commonly seen architectural feature - a crescent. The quadrant curve in architecture was a feature popularised by Palladio who used it often for the wings and colonnades which linked his classical style villas to their service wings and out-buildings. The next step was to further divide the quadrant so that the inner and outer segments of each division were of dimensions known to be appropriate for the span of readily available rolled steel purlins. In addition, the segments were made to relate to the location of the site constraints in the north and the east, namely, the northern most reasonable extent of the building and a line almost at right angles one metre clear and to the west of the stormwater culvert. The appropriate segments of the quadrant were found to be 7½O, so the primary structural elements (the roof trusses) were located on these lines. The concept of the pedestrian walkway connecting the entry location to the outdoor pool which was introduced in Option 2 remains, except that it is now radial and a little less direct, connecting more (simply) to the external areas rather than the 50m pool specifically. On one side of the walkway are the spaces which require less height, specifically, the offices, the change and amenities areas and the spa (pamper) suite. All pools are now located in the pool hall, however there is a degree of privacy and visual separation achieved due to the radially curved arrangement of the space. For example, the programme pool will not be able to be seen from the entry and is located in the farthest portion of the pool hall, thus affording it a moderate degree of privacy. The fact that the pools are not visually contiguous will not inhibit surveillance, since all pools will be visible from the outer circumference of the quadrant and there are two particularly good surveillance locations, between the leisure pool and the 25m pool and between the programme pool and the 25m pool respectively. The largest element which was always difficult to accommodate on the site was the 25m indoor pool, which is why, way back in Option 2, this pool was made 6 lanes wide only. When the Stakeholders determined that this pool had to be of 8 lanes and the width was further increased by the required addition of the access ramp, accommodating the width of the pool on an east – west axis on the site became very difficult. The Quadrant option solves this dilemma whilst maintaining the preferred orientation of the pool and at the same time provides the opportunity for much larger outdoor areas contiguous with the indoor pool concourse. In addition, the plant rooms located in the basement level are no longer constrained in area or height and the balance tanks are able to discharge directly to the plant rooms. On the upper level, the fitness club is located, accessed by a radial walkway directly from and on the same level as the Preddys Lane car park or via lift or stairs from the main entry. Both the walkway and the fitness club area itself will have floor to ceiling glass, allowing a clear view down into the pool hall and through the glass beyond into the Reserve.



Both the pool hall and the fitness club will have south to south west glazing to permit the entry of natural daylight. In the case of the pool hall, the glazing will consist of operable louvres at high level which will also encourage natural cross ventilation in summer. It is anticipated that the operation of these louvres will be controlled by the building‟s BMS system. The glazing to the fitness club area will also provide a view back into the bushland environment on top of the existing cliff. The structure of the building is relatively simple, consisting of exposed radial steel trusses spanning from the inner circumference to the outer circumference, with the roof and purlins suspended from them. The bottom chords of the trusses will be approximately 200mm above the roof level so as to allow rainwater to pass beneath and to prevent it collecting at the support points. The exposed trusses have been conceived on the basis that the outdoor environment is actually less aggressive than the indoor environment in this building type. Further, that the corrosion impact on the external steel structure will be less than it would otherwise be were it located internally. It is also more easily inspected and repaired if located externally than it would be if located internally. The proposed indoor aquatic centre will include the following: Aquatic Facilities Programme Pool

20m x 12m (5 lanes each 2.0m wide)

depth: 0.875m to 1.250m

heated to 32O to 34OC for learn to swim, warm water exercise, water aerobics, etc

ramp access

integrated motorised pool cover Leisure Pool

area 270m2

heated to 30O to 32OC

depth: beach entry adjacent Reception with bubble feature and ARC Water Rainbow

depth: 0.400m rectangular portion with baby slide and ARC Arch Jet Tunnel

depth: beyond - ranges from 0.400m to 1.000m with three (3) ARC Water Showers and ARC Multi-Play III System

built-in spa with bubble seat Outdoor 50m Pool

8 lanes x 2.5m wide (20.4m x 50m)

heated to 25OC

ramp entry

depth 1.375m to 2.0m

ramp access

integrated motorised pool cover

shaded spectator seating for approximately 575 persons with recording box at high level

alternative school entry by stair and footpath to Highgate Street

provision for installation of touch pads and automatic timing equipment linked to recording box



Lap Swimming Pool

25 metre x 8 lane (each 2.25m wide)

depth 1.250m to 1.500m


ramp access

integrated motorised pool cover Spa Pool

area 13m2


depth: 1.000m with 0.500m seat Sauna / Steam / Plant Rooms

area 90m2 Dry Facilities Administrative Facilities

staff offices

staff change

meeting room

total area staff facilities: 140 m2

first aid room: area 6 m2 Community Spaces

reception and community space: area 125 m2

party room: area 25 m2

swimming club meeting room: area 30 m2 Kiosk

kitchen

dry store

servery

total area 40 m2 Creche

sign in area

children‟s toilets

toy store

cot room capable of multi-purpose use as a community space

total area 105 m2 Change Rooms

male and female wet change rooms associated with the aquatic facilities: area 200 m2

male and female dry change rooms associated with the gymnasium / fitness area: area 160 m2

universally accessible family / disabled change rooms (USAC) (5 off): area 63 m2 Gymnasium / Fitness Area

gross floor area 700 m2 Total Gross Floor Area: 4,740 m2



CONFORMANCE WITH CODES ANDSTATUTORY REQUIREMENTS Disability Access On 1 May 2011, the Disability (Access to Premises - Buildings) Standards 2010 were introduced into the updated Building Code of Australia. The aim of these standards is to provide the building and design industry with detailed information regarding the required access provisions associated with the design and construction of new buildings and upgrade to existing buildings. The Disability (Access to Premises - Buildings) Standards 2010 and changes to the BCA will introduce some new access requirements. Of particular relevance are:

increases in the number of accessible entrances and doorways to buildings

increases in circulation space requirements such as in lifts, accessible toilets and at doorways

signage in relation to accessible facilities

the introduction of requirements for access into certain public swimming pools

increases in the number and location of unisex accessible toilets (USAT) and the introduction of "ambulant accessible cubicles" in standard toilets

The general requirements of the new legislation have been included in the concept design however, the details will have to be reviewed and checked in later design stages. Sanitary Calculations - BCA Requirements Table F2.3 Sanitary Requirements for the Aquatic Facilities Based on the BCA, number of persons to be accommodated must be calculated according to table D1.13 unless it can be determined more accurately by other means.

Room Name Area (m2) proposed

No of Participants (1.5m2 per person)

PARTICIPANTS

50m Outdoor Pool 1020 680

25m Indoor Pool 460 306

Learn to Swim Pool / Programme Pool

215 143

Leisure Pool 250 167

TOTAL 1945 1296

Patrons

Cafe: Seating (say) 50 seats *

Spectator Seating (say) 500seats 500

TOTAL 1796

* Assume patrons included in pool component.



Sanitary Requirements for the Gymnasium/Fitness Area These calculations are based on an area of 700m2 of gym at a rate of 3 m2 per person.

SANITARY FACILITIES


No of persons

WCs Urinals Basins Showers

Participants

Male 117 6 12 12 12

Female 117 12 12 12

TOTAL 224 18 12 24 24

CAR PARKING The proposed design will mean the loss of 24 cars spaces in the existing carpark reducing the numbers to 82 car spaces. However it is proposed that the land owned by Council backing onto Preddys Lane be utilised for an on grade carpark. This will provide an additional 132 spaces. This area has been designed to ensure that access to the existing residential driveways off Preddys Lane be maintained. From the carpark direct access to the aquatic centre will be provided via a pedestrian bridge. Therefore a total of 214 spaces will be provided, not counting the potential for an additional 52 spaces in Highgate Street adjacent the existing SES Headquarters. The additional car parking at Preddys Lane has been includes as a separate item in the cost estimate prepared by DCWC.



SUSTAINABILITY OPTIONS With the Bexley Swimming Centre Upgrade, there is an opportunity to provide an ecologically sustainable design. Various strategies can be adopted to minimise both the usage of non-renewable energy and water. TompkinsMDA Architects commissioned Aecom to prepare a report on active sustainability options for the Bexley Swimming Centre and a summary is set out below. The full report is attached at Appendix L. Energy reduction measures include:

Sourcing of energy from „clean‟ renewable or alternative energy sources, such as:

Solar Photovoltaic

Solar Thermal (such solar pool and domestic hot water heating)

Minimisation of energy usage through smart building design, such as:

Building orientation

Low energy heating, ventilation and air conditioning

Façade construction materials with high thermal mass or high levels of thermal insulation

Use of low embodied energy building materials (i.e. materials which are not energy intensive to manufacture)

Operational modification

Encourage energy efficiency through the use of low energy electrical appliances (5 star rated), low energy lighting, timer switches and other similar technologies

Water usage reduction techniques include:

Provision of services, such as:

Recycling of grey water (toilet and urinal flushing, irrigation, etc)

Water catchment

Sewage treatment

Selection of fittings

Encourage water usage efficiency through the use of low flow devices (AAA rated showerheads and taps) and dual flush toilets for example.

The following sustainability strategies have been included in the concept design: SITE Existing site conditions have been considered during the masterplanning process and where possible the existing ecology such as natural contours and existing trees have been maintained. These include:

the 6m high sandstone and bush embankment to the southwest of the site

retention of the majority of the grassy slopes and landform around the site

where possible retention of the mature trees including a group to the north of the 50m pool

The building design being over 3 levels will reduce building footprint and therefore minimise its impact on the local ecology

Maintaining a landscaped lawn area varying in width between 14 and 24 metres between the outdoor 50m pool and the indoor pool building. This space could be used partially as bioswales.



BUILDING FORM The building form and orientation on site has also been carefully considered during the design process. Orientation The building has been orientated to take advantage of free solar heating during the winter months and minimise solar gain to the west façade when the sun is low over the horizon in the summer months. Built Form With a view to minimising solar penetration to the east and west facades, the building form has been ”bent” around the cliff face which provides shelter from the western sun. Other west facing walls are of solid construction. The small amount of east facing glass will be provided with sun shading so as to filter the solar impact. Shading is provided to skylights which have a partially western orientation. BUILDING ENVELOPE Shading As set out above, the east and west facades will be fully shaded from the low setting sun in summer. This has been achieved in the west by locating the foyer and crèche on the western facade and arranging the building with an ideal aspect and orientation to the north, north east and to a lesser extent the east.. The northern facade will be provided with horizontal shading to prevent solar penetration during the summer months and allow controlled solar penetration during the winter months, taking care not to allow direct sunlight to fall on the pool water surface. Insulation For all air conditioned and heated areas thermal insulation will be provided to walls and ceilings in accordance with the minimum requirements of BCA Section J. The thermal insulation assists in reducing the convective and conductive loses from the air conditioned and heated spaces. Roof and Facade Colour Selection of white or light coloured high emissivity materials for roofs and walls will reduce the absorption of solar heat in summer White or light coloured (not reflective) materials will be provided to all external walls and roofs. High Performance Glazing High performance low emissivity (low E) glazing will be provided, to minimise heat loss and heat gain to the internal heated and air conditioned zones. Low E glazing incorporating a coating within a laminate is ideal to reduce radiant heat loss from the pool hall. The use of high performance glazing will also contribute to condensation control in winter.



Operable Windows Operable windows and bi-folding doors will allow pool spaces to be opened and closed for natural ventilation, particularly in summer. Operable windows will be designed to maximise the capturing of natural breezes in summer, yet provide protection from wet weather. The roof mounted skylights will be fitted with high level operable louvres to facilitate natural cross ventilation. These louvres will be connected to the Building Management System. Daylighting Effective natural daylighting typically from the south will be used to significantly reduce the annual lighting energy consumption MECHANICAL SERVICES - HVAC Administration Areas The administration and gymnasium/fitness areas will require air conditioning however the building is designed to minimise its use and to operate efficiently when it is in use. Each of the various spaces should be provided with its own independent fan coil unit. The increase of independently controlled zones will incur increased capital cost, however, a significant reduction in energy costs and improved occupant comfort levels will be achieved Heating to the Pool Hall The preferred heating solution for the pool hall is via a gas fired hydronic heating system providing hot water to air handling units. Air handling units would supply the heated air via underfloor ducts to supply air diffusers located at low level beneath the glazing at the perimeter of the pool hall. Air is usually supplied at between 1O and 2OC above the lowest pool water temperature, ie. at about 30OC. The air flow will be directed up the glazed walls and will assist in controlling condensation in winter. This will reduce pool water evaporation since air will not be directed across the water surface. This will increase user comfort on the pool concourse by reducing air movement across wet bodies. A minimum of 30% of air will be exhausted at low level from the pool hall to ensure there is a constant removal of harmful chloramines which being denser than air can stagnate on or around the pool‟s surface. Natural ventilation will provide comfort conditions to the pool hall for most of the occupied hours. In order to improve the effectiveness of natural ventilation to the spaces, the following strategies are adopted.

Vertical pivoted windows or vertically bi-folding doors to assist in capturing breezes and directing air into the occupied spaces.

Combination low level and high level window (louvre) openings to promote stratified air exchange.

Refrigerants Non-ozone depleting refrigerants with minimal global warming potential will be specified. R134a provides zero ozone depletion potential but a global warming potential of 1300 and should be specified for direct electric chillers.



High Efficiency Motors High efficiency motors can provide in the order of 3% improved efficiency over conventional motors. Where fans operate continuously for plant areas or internal toilets and amenities areas it is recommended high efficiency motors be selected. Adjust the Pool Temperature, Indoor Air Temperature and Humidity Investigate adjusting the pool temperature, indoor air temperature and indoor relative humidity. It is possible to reduce evaporation from a pool surface to a low level or even zero by this strategy. Consideration is required not to go out of recommended ranges for temperatures and relative humidity. A compromise must be found between energy efficiency, swimmer comfort, and building maintenance through humidity control. Recover Heat from Exhaust Air Sensible heat can be recovered by passing supply air and exhaust air streams through a cross plate heat exchanger or a “heat wheel”. These transfer heat, that would otherwise be discharged to the atmosphere, from the exhaust air stream into the outside air stream. Reduce the Time the Circulation Pump is Operated When the pool is unused for a season, filtration may be significantly reduced, often by 50 percent. In addition, during the swimming season, reduce filtration run time per day and only increase if the water quality suffers. Use an Energy Efficient Circulation Pump that is Properly Sized The pump should not be over-sized. Selecting and sizing an energy efficient circulation pump is an essential part of the design. Pool Water Heating Using a Combination of Heat Pump and Gas Fired Condensing Boiler The method of heating the pool water and pool hall should be investigated, with consideration given to cogeneration, however the Centre‟s ability to provide maintenance for a cogeneration system must be taken into account. A combination of condensing boiler, solar and electric heat pumps may be the most energy efficient but this has to be weighed against the capital cost of such a scheme. If a heat pump is selected it must be remembered that their „coefficient of performance‟ reduces at lower ambient temperatures which corresponds to when external pools require the greatest amount of heating. It then becomes more appropriate to use a highly efficient condensing boiler at these lower temperatures. The heat pump can then be sized to operate only at air temperatures down to 11OC eliminating the need to oversize it to compensate for its reduced efficiencies. The boiler would also allow for quick warm up times should the pools be used for competition and require lower temperatures and then later need heating to allow it to be used as a leisure pool. ELECTRICAL SERVICES Energy Efficient Light Sources Internal lighting will be designed to incorporate high efficiency new generation metal halide luminaires.



Integrated Daylight / Electric Lighting Control Where external lighting is provided or internal lighting in zones provided with good daylighting, additional energy saving features will be achieved through the use of photo electric sensors. These controls operate the lighting when the ambient natural lighting levels are inadequate. Occupancy Sensors Infrared motion detectors will be employed in rooms which are infrequently inhabited such as corridors or utility rooms to shut off lighting. This method of control is useful in automatically disabling light when the rooms are not occupied. Exterior Lighting Exterior lighting energy consumption can be reduced through optimum lighting design and use of low energy fittings such as new generation metal halide fittings. Exterior lighting controls using photoelectric cells will reduce the occurrence of exterior lights operating when not required. Lightpipes Daylighting can be introduced into internal areas through the application of light pipes similar to the Mono-draught system. HYDRAULIC SERVICES Low Flow Tapware The installation of AAA-rated tapware and shower heads will provide significant reductions in water consumption and hot water energy consumption. Low flow tapware and shower heads will also reduce flow to sewers thereby reducing utility charges. Avoid Dead Legs In Hot Water System(s) If a central hot water system is proposed then dead legs should be avoided. Dead legs in the hot water system will increase energy consumption through the loss of standing heat over time. Dead legs should be minimised to reduce energy consumption and water consumption. In remote locations individual water heaters located adjacent the usage point will be utilised. Hot Water Storage Insulation Improved hot water storage insulation reduces heat losses and energy consumption levels due to standing losses. Consideration should be given to increasing the level of insulation on all hot water storage tanks. Consideration will be given to providing instantaneous gas fired hot water. Rainwater Harvesting Rainwater harvesting systems collect rainwater from the site and roof diverting it from the stormwater system sending it to storage tanks for later use in the building. Rainwater harvesting can be used in conjunction with grey water systems to service toilets, urinals and for irrigation and thus significantly reduce water usage. Consideration was given to the existing below ground 50m pool being provided with bladder reservoirs to store rainwater. This concept has been abandoned due to the fact that the Programme Pool, portion of the indoor 25m pool and the Water Treatment Plant Room will be



constructed over the footprint of the existing 50m pool, which will therefore cease to exist. Further, the fact that the pools and the building will need to be supported on piles renders the concept unfeasible. Notwithstanding this, there is likely to be space adjacent the plant rooms in the basement level for below ground concrete tanks should Council decide to proceed with this option. Below ground concrete tanks would not be the preferred option for cost reasons, but there is little or no space available on site for above ground light weight tanks. The cost effectiveness of rainwater harvesting therefore needs to be carefully considered as in addition, a separate non-potable water distribution system is required in addition to the storage infrastructure POWER GENERATION Solar Hot Water Solar hot water panels are another method of using solar energy directly to reduce the centre‟s energy consumption. Locating flat panel solar hot water collectors on the roof of the building could easily supply the domestic hot water demand for the entire centre and assist in pool water heating. Based on the demand of hot water for the site, it is recommended that gas boosted solar hot water be considered. Photovoltaics (PV Cells) Photovoltaics generate electricity directly from sunlight using layers of silicon compounds. It is recommended that for this project a token number of PV arrays be provided to demonstrate Council‟s commitment to sustainable development, however the “pay back” period is unlikely to make such provision cost effective and Council‟s ability to feed power back into the State grid is currently uncertain. Combined Heat Power / Cogeneration Combined heat and power (CHP) systems consist of an engine powered by hydrocarbon fuel which is used to generate electricity through an alternator. The heat given off by the engine is then used to serve a base heat load on the site. CHP systems are capital and maintenance intensive, however considerable energy savings through efficiencies of up to 85% can be realised if there are viable and matched base loads of heat and electricity. A cogeneration system could efficiently provide heat to serve Domestic Hot Water and pool water heating. One such system has recently been installed at the Annette Kellerman Aquatic Centre in Enmore Park by Marrickville Council. This system uses gas to generate electricity and to provide pool water heating and air conditioning via absorption chillers. Excess electricity is fed back into the grid (due only to special circumstances existing at the site)



POOL WATER TREATMENT AND FILTRATION Significant ESD opportunities exist in the selection of the pool water treatment and filtration system. A pre-coat diatomaceous earth filtration system is proposed for the Bexley Swimming Centre Upgrade. Advantages of this system are: 1. preferred by NSW Health 2. saves approximately 60% of backwash water compared with sand filtration and reduces the

size of the backwash tank 3. precoat DE backwash cycle is longer which means fewer cycles: fewer cycles means less

heat and chemical loss 4. precoat DE does not require heavy metal floc to remove fats and oils from the water 5. superfine filtration gives exceptionally clean and clear water with fewer pathogens such as

crytosporidum and giardia 6. water clarity means UV water treatment works to optimum levels

a. fewer backwashes means less heat and chemical loss b. considerable reduction in plantroom size c. minimum maintenance shutdown periods required - 1 to 2 days per annum

SUMMARY TABLEOF ESD OPPORTUNITIES The table below lists the ESD opportunities available as the result of site planning and development initiatives, the building design and active building services systems. The table indicates those opportunities which have been taken up in the concept design and the associated cost estimate and those which have not. In the few instances where an opportunity is not included, the estimated cost to include it is provided. Site / Orientation Opportunities Strategy Included /

Not Included

Cost to Include

Details

Northern orientation without direct sunlight admission

included direct sunlight causes water reflections and

glare, and inhibits pool safety

heat load from western sun is significant Blocking of western sun included

Filtering the eastern sun included

Strategies to reduce the need for artificial lighting during daylight hours

included lighting levels within the Pool Hall need to be as uniform as possible. Uniform natural daylighting is best sourced at high level from rooflights or skylights facing south, thus reducing the need for artificial lighting

Minimisation of direct light onto water surfaces in order to reduce visual glare. Artificial lighting should generally be indirect

included visual glare and reflections on the water surfaces can be a serious safety hazard as it inhibits the ability of lifeguards to see users beneath the surface who may be in difficulty

Wind direction included avoidance of wind chill externally whilst still allowing natural ventilation internally during summer months must be considered

Natural land forms especially the cliff in this instance

included contribute to the design solution and provide opportunities for multiple levels thereby reducing the building footprint and the impact of the development on the local ecology

three levels are achievable on the Bexley Swimming Centre Upgrade



Strategy Included / Not Included

Cost to Include

Details

Plantings and devices for shade provision

included outdoor areas require abundant shade. Refer NSW Cancer Council and NSW Health Department Sydney „Undercover Guidelines for Shade Planning and Design‟ by Greenwood J S, Soulos G P, Thomas N D, 1998

Building Design Opportunities Strategy Included /

Not Included

Cost to Include

Details

Design targeted towards the need to reduce energy consumption

included functional arrangement and spatial design responding to site, climate and environmental characteristics

included insulation of the building fabric

? extra if required

insulation of pools and floors

Consideration of site natural environment / ecosystem

included requires detailed analysis of site-specific constraints and opportunities

Energy efficiency for cooling in summer

included natural ventilation strategies allowing air movement throughout the Centre in summer

Energy efficiency for heating in winter

included controlled solar gain achieved through correct orientation of glazed surfaces to reduce heating requirements

Energy efficiency for lighting included selective admission of uniform natural daylight reduces the need for artificial lighting during the day

Water conservation design development

bioswales

porous hard surfaces to minimise surface run-off and discharge to stormwater system

Waste minimisation Included in construction

modular building design based on 1200mm unit suits standard material and sheet sizes during construction

Use of products with low embodied energy

? included requires further consideration relative to corrosion and the life cycle of the building

Use of products that are able to be recycled at the end of the building‟s life

not included likely minimum 50 year life cycles does not justify this

Local product sourcing not applicable

not really feasible given specialised nature of building type unless „local‟ is the Sydney metropolitan area

Local transportation not applicable

not considered a significant issue unless materials are sourced from outside the Sydney metropolitan area



Active Building Services Opportunities Strategy Included /

Not Included

Cost to Include

Details

Energy efficiency for pool water treatment systems

included precoat diatomaceous earth (DE) filtration system significantly reduces energy and water consumption.

Energy efficiency for other systems, equipment and appliances

included building management system for energy conservation

included heat exchange for reclamation and re-use of heat

Consideration of traditional and alternative energy sources

not feasible not included consider opportunities provided by shell of disused 50m pool

not feasible not included labyrinth constructed within disused 50m pool to provide pre-cooled air for air conditioning (example: Cabravale Aquatic Centre)

$500,000 to $1.2 million

co-generation (example: Annette Kellerman Aquatic Centre, Enmore)

$48,000 solar energy for pool water heating: 25m pool

$34,000 solar energy for pool water heating: 20m pool

Water conservation not feasible not included existing 50m pool tank fitted with internal bladder and used for water harvesting (example: Cabravale Aquatic Centre)

$560,000 Subject to roof capture volume

harvesting of rainwater from roof stored in concrete tanks below concourse filtered and treated and used pool water make-up and for toilet and urinal flushing and irrigation only

included low-flow tapware

included avoidance of dead-legs in hot water circulation systems

included hot water storage insulation

Reduce the need for air conditioning

included direct and controlled air flow within the pool hall

included clerestory and low-level window openings to promote stratified air exchange

included limit air conditioning to essential areas (offices, gymnasium) and design for efficient operation when in use

Minimisation of energy and water usage in pool water treatment and filtration system

included precoat diatomaceous earth (DE) filtration system significantly reduces energy and water consumption.

Reduction of emissions included use of non-ozone depleting refrigerants



COST ESTIMATE CAPITAL COST Donald Cant Watts Corke have prepared a new cost estimate based on the drawings for the Quadrant option. DCWC have also been given a detailed verbal briefing from TompkinsMDA Architects and have visited and inspected in detail the Peninsula Leisure Centre in Woy Woy designed by TompkinsMDA Architects as an indicator of the anticipated quality of finish for this project. The estimate has also been informed by measuring structural engineering sketch design input and includes estimates prepared by the services engineers for the electrical, mechanical and hydraulic services components as well as input from the pool water treatment engineers. The cost estimate has been provided in such a way as to allow Council to select the components with which it wants to proceed. The costs are as follows: Outdoor 50m pool including heating $ 3,930,000 Spectator Seating, Recording Room and stair access to Highgate Street $ 300,000 Shade Structure for above $ 210,000 Indoor Aquatic Facility $ 21,550,000 Additional Car Parking (Preddys Lane) $ 820,000 Total Estimate of Cost (subject to conditions) $ 26,810,000 Gross Floor Area 5,216 m2

The new cost estimate is attached at Appendix M. OPERATIONAL FINANCIAL FORECASTS Following the preparation of the final concept design the recreation planning report was updated and the operational financial forecasts set out below respond to the final concept design. Based on the adopted concept and the outline business plan, income and expenditure estimates for the proposed upgraded facility have been prepared to address the first three-year period of operation. The performance parameters for the estimates were derived from the current use of facilities, the current and projected demographics of the catchment (in particular, size, projected growth and distribution), the CERM Performance Indicators® Project national benchmarks, program and service needs identified through previous consultations and detailed discussions with the contract managers of other, similar facilities within the sub-region. In accordance with risk management principles, sensitivity (ie 'what if') analyses have been undertaken to cover base case, worst-case and best case scenarios. The key findings are as set out following: Baseline Scenario The projected revenue and expenditure for the „baseline‟ scenario for the first three years of operation is as follows:

Baseline Forecast Year 1 Year 2 Year 3

Income 3,987,505 4,186,880 4,396,224

Expenditure 3,994,590 4,138,395 4,287,377

Net Result -7,085 48,485 108,847



With the baseline scenario, it is anticipated that the proposal will require an operational subsidy of around $7,000 in year one, and will produce an operational surplus of around $109,000 by year 3. It should stabilise there with further improvements in line with the forecast increase in the catchment population size. Best Case Scenario The projected revenue and expenditure for the „best case‟ scenario for the first three years of operation is as follows:

Best Case Forecast Year 1 Year 2 Year 3

Income 4,386,256 4,605,568 4,835,847

Expenditure 4,243,429 4,396,193 4,554,456

Net Result 142,826 209,376 281,391

With the „best case‟ scenario, it is anticipated that the proposal will generate an operational surplus of around $143,000 in year one improving to a surplus of around $281,000 by year 3 (which is a 106% recovery rate which compares with the most successful centres in Australia). Low Case Scenario The projected revenue and expenditure for the „low case‟ scenario for the first three years of operation is as follows:

Low Case Forecast Year 1 Year 2 Year 3

Income 3,588,755 3,768,192 3,956,602

Expenditure 3,773,291 3,909,129 4,049,858

Net Result -184,536 -140,937 -93,256

With the „low case‟ scenario, it is anticipated that the proposal will require an operational subsidy of around $185,000 in year one, reducing to around $93,000 by year 3. It should stabilise there but improve gradually in line with the forecast population growth.



STAGING Council‟s brief requires TompkinsMDA to consider the possible staging of the development. The cost estimate has been broken down into possible stages, however, due to the nature and constraints of the site it will be significantly more expensive to carry out the work in stages. Notwithstanding this, it is feasible and probably desirable to construct the new outdoor 50m pool and the spectator seating as a first stage. This work would be carried using Highgate Street for construction access and the existing outdoor would have a security fence built around it in order to function as normal. The space to the south of the existing pool would not be available as it will be needed to contain the excavated spoil from the site. The reason for this opportunity is that this aspect of the work is reasonably easily documented and straight forward and would have a construction period very significantly less than the indoor pool building. Also, if the new outdoor pool were let in the same contract as the indoor centre, the building contractor is likely to have completed the new outdoor pool before commencing work on the indoor centre – building from the outdoor pool site towards Preddys Road. TompkinsMDA Architects estimate that the documentation period could be as little as four weeks, plus six weeks for tendering and say two weeks for approvals. The construction period would be in the order of 6 months. Thus the outdoor pool could be built within 9 months of Council's decision to proceed, that is by say October 2012, ready for the new summer swimming season The pool at this stage would not be heated, but would be connected to the new water filtration and disinfection system which would be housed in a temporary light weight building. The equipment would be configured in such a way as to be fully relocatable to the new building. The only loss would be a minor quantity of pipework.

The cost of moving the plant would be approximately $100,000 with additional cost for new suction lines and filtered water return lines concrete encased of $120,000. The cost of the temporary building to house the equipment would be approximately $20,000. Thus the total additional cost would be say $250,000 but the very significant benefit is that the community would not be without a pool at all, except for the autumn and winter of 2012 and there would be no loss of school patronage at all. If this option is proceeded with, there would be an operator cost to provide temporary (perhaps demountable) changing facilities and office/kiosk, until the new indoor centre is completed. This could be as long as 18 months or two seasons. The cost of this provision is not included in the above figures. For this staging option to deliver the benefits outlined, Council would have to make its decision to proceed with the documentation by around mid February 2012, which probably means that the community consultation process would need to be bypassed for this aspect of the project only, but this is not perceived as a problem, since the work represents replacement of an existing asset only. When the new indoor centre is built, the new outdoor 50m pool would need to be shut down for approximately one month to allow for relocation of the equipment. The actual shut down period and the time would be determined by the builder of the new indoor centre and any delay on Council‟s part could have negative cost implications. TompkinsMDA Architects recommend Council proceed with this staging option.



CONCLUSIONS AND RECOMMENDATION TompkinsMDA Architects congratulate Rockdale City Council and its staff on the process through which these feasibility studies have proceeded. The studies have been extremely comprehensive and wide ranging and should now provide all the information required for Council to make the important decision to proceed. Expenditure of $26.8 million is a very significant investment for any Local Government Authority and decisions in relation to such expenditure must be taken carefully and in the knowledge that the relevant project is required by and represents a high level of sustainable value for its ratepayers. TompkinsMDA Architects are confident that this is the case with the Bexley Swimming Centre Upgrade and recommend Council approve the expenditure and proceed with the project. TompkinsMDA Architects are also confident that this feasibility study, together with further analysis to be prepared by Council itself will fulfil the requirements of the Department of Premier and Cabinet‟s Capital Expenditure Review Guidelines as issued by the Department on 20 December 2010.



APPENDICES Appendix A Consolidated Geotechnical Report prepared by Jeffery & Katauskas, July 2011 Appendix B Environmental Report prepared by Environmental Investigation Services, May 2010 Appendix C Aquatic Engineering Report prepared by Geoff Ninnes Fong & Partners, May 2004 Appendix D Architectural Drawings Option 1 Appendix E Recreation Planning Report prepared by Recreation Planning Associates, October 2011 Appendix F Architectural Drawings Option 2 Appendix G Option 2 Costing prepared by Donald Cant Watts Corke, September 2010 Appendix H Car Parking Analysis Appendix I Architectural Drawings Design Options A – J Appendix J Stakeholder Evaluation Ranking Sheet Appendix K Architectural Drawings „The Quadrant‟ Appendix L Sustainability Options Report prepared by AECOM, September 2011 Appendix M Quadrant Cost Estimate prepared by Donald Cant Watts Corke, November 2011

bexley swimming and leisure centre feasibilty … november 2011 i bexley swimming and leisure centre...

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