DOCKLANDS AND MAJOR PROJECTS COMMITTEE REPORT Agenda Item 5.2 3 October 2006 ACTIVE MELBOURNE – FOOTBALL GROUNDS UPDATE Division Assets & Services Presenter Graham Porteous, Acting Group Manager Parks & Recreation Purpose 1. To provide an update on the status of the redevelopment projects of the Australian Football League (AFL) clubs located at North Melbourne Recreation Reserve (North Melbourne Football Club), Princes Park (Carlton Football Club) and Punt Road Oval (Richmond Football Club) and to recommend actions specific to each project. Recommendation from Management 2. That the Docklands and Major Projects Committee recommend that Council: 2.1. in relation to the North Melbourne Recreation Reserve: 2.1.1. resolve that the existing grandstand be demolished in order to achieve full open space and community benefits of the re-landscaping of the reserve; 2.1.2. note that under delegation tenders will be invited and awarded for the demolition of the grandstand; 2.1.3. note the progress of the redevelopment of the North Melbourne Football Club facility including the development of a draft project brief incorporating requirements for key community benefits; and 2.1.4. approve Option 2 as the site location of the facility redevelopment as proposed in Attachment 1 of this report; 2.2. in relation to the Punt Road Oval: 2.2.1. note the development of a preliminary concept brief and an initial concept plan for the redeveloped Richmond Football Club facility incorporating; 2.2.1.1. requirements for key community benefits; and 2.2.1.2. options for including Council’s Yarra Park depot within the redeveloped facility; 2.3. in relation to Princes Park: 2.3.1. note the development of a draft concept brief and an initial concept plan for the Carlton Football Club facility, incorporating; 2.3.1.1. requirements for key community benefits; and 2.3.1.2. options for including Council’s Princes Park depot within the redeveloped facility; Page 1 of 108
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D O C K L A N D S A N D M A J O R P R O J E C T S C O M M I T T E E R E P O R T
Agenda Item 5.2
3 October 2006
ACTIVE MELBOURNE – FOOTBALL GROUNDS UPDATE
Division Assets & Services
Presenter Graham Porteous, Acting Group Manager Parks & Recreation
Purpose
1. To provide an update on the status of the redevelopment projects of the Australian Football League (AFL) clubs located at North Melbourne Recreation Reserve (North Melbourne Football Club), Princes Park (Carlton Football Club) and Punt Road Oval (Richmond Football Club) and to recommend actions specific to each project.
Recommendation from Management
2. That the Docklands and Major Projects Committee recommend that Council:
2.1. in relation to the North Melbourne Recreation Reserve:
2.1.1. resolve that the existing grandstand be demolished in order to achieve full open space and community benefits of the re-landscaping of the reserve;
2.1.2. note that under delegation tenders will be invited and awarded for the demolition of the grandstand;
2.1.3. note the progress of the redevelopment of the North Melbourne Football Club facility including the development of a draft project brief incorporating requirements for key community benefits; and
2.1.4. approve Option 2 as the site location of the facility redevelopment as proposed in Attachment 1 of this report;
2.2. in relation to the Punt Road Oval:
2.2.1. note the development of a preliminary concept brief and an initial concept plan for the redeveloped Richmond Football Club facility incorporating;
2.2.1.1. requirements for key community benefits; and
2.2.1.2. options for including Council’s Yarra Park depot within the redeveloped facility;
2.3. in relation to Princes Park:
2.3.1. note the development of a draft concept brief and an initial concept plan for the Carlton Football Club facility, incorporating;
2.3.1.1. requirements for key community benefits; and
2.3.1.2. options for including Council’s Princes Park depot within the redeveloped facility;
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2.4. indicates its intention to contribute not more than $ 2 million capital funds for the facility at the Punt Road Oval and not more than $2 million capital funds for the facility at Princes Park (similar to the existing commitment to the North Melbourne facility) subject to:
2.4.1. community benefits at each facility being achieved to the satisfaction of Council;
2.4.2. the design of each facility achieving a significantly improved presentation within the respective park setting;
2.4.3. any capital funding contribution being determined through and subject to Council’s annual budget process;
2.4.4. the AFL, individual AFL Clubs and State Government each contributing no less than any amount that may be provided by Council, noting that any allocation by Council may be conditional on such contributions; and
2.4.5. noting that the anticipated overall requirements on Council’s capital budget program (subject to approval) is anticipated to be in the order of:
2.4.5.1. financial year 2006/2007 - $0.7 million (including carry forward of $0.150 million from 2005/2006) which is already allocated in 2006/2007;
2.4.5.2. financial year 2007/2008 - $3.3 million; and
2.4.5.3. financial year 2008/2009 - $2 million.
Key Issues
3. Council is progressing the redevelopment of the AFL facilities at North Melbourne, Richmond and Carlton within the Victorian AFL Club Facilities Funding Program. Progress on each redevelopment project is outlined at Attachments 1, 2 and 3 respectively.
4. The Docklands and Major Projects Committee at its 1 August 2006 resolved to:
“note the following update provided on the status of the redevelopment proposals at North Melbourne Recreation Reserve, Princes Park and Punt Road Oval and that a report seeking a decision in relation to the facilities at the North Melbourne Recreation Reserve will be presented as soon as practicable;
notes that the preferred option for the North Melbourne Recreation Reserve is to integrate the proposed works with the swimming pool complex;
requests a brief on Council’s requirement on each of the Carlton and Richmond Football Club sites be referred to the October meeting of the DMP Committee as a matter of urgency; and
requests that a brief on each of the Carlton and Richmond Football Club sites and the assessment of the results of the Local Areas Recreation and Community needs to be approved by the Committee.”
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Relation to Council Policy
5. City Plan Strategic Objective 3 – Inclusive and Engaging City of Melbourne:
“Deliver and provide access to facilities and services to support city residents, visitors and workers.
Plan for the changing needs of residents, local and international students, visitors, workers and businesses in the city.
Improve community health and wellbeing by increasing participation in sporting leisure and recreation activities and implementing the City Health and Active Melbourne Strategy.
Contribute to the development of sporting and recreational facilities and investigate the feasibility of communal facilities in Docklands in accordance with Council’s ‘Partnership Funding Principles for new sports facilities in parklands’.
Promote, celebrate and further develop the City of Melbourne as a culturally rich capital city that encompasses its key strengths in art and sport.
Promote and further develop Melbourne as a sporting capital by delivering the Active Melbourne and National and International Sports Marketing Policy programs.”
6. The Draft Active Melbourne Strategy is:
“part of Council’s response to the issues and challenges of increasingly sedentary lifestyles within modern communities, with the aim of enhancing the health and well being of our community. This strategy will strive to provide opportunities for as many people as possible to participate in physical activities to contribute positively to their health and well being”.
7. Under the theme of “Place”, the Draft Active Melbourne Strategy advocates that Council:
“will work cooperatively with the private and voluntary sectors to ensure that these are safe, appropriately equipped and maintained places for the community to access a range of activity opportunities” and that “the availability of purpose built facilities, eg. community recreation centres or the general infrastructure people use in daily life eg. parks and open space is a crucial factor in enabling activity”.
8. The partnership Funding Principles for New Sports Facilities in Parkland was approved by Council in 2001 and resolved that it:
”approve partnership funding principles for new or refurbished facilities located in parkland based upon council contributing the cost of the community benefit component of the facilities, and the sporting organisation contributing the cost of the component that would benefit the sporting organisation;
require that each specific proposal require community consultation and be subject to separate Council approval; and note that any proposal involving new or modified structures would be subject to the statutory planning process and be subject to the community feedback as required as part of the statutory planning process.”
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Consultation
9. Council has undertaken an assessment of general recreation needs within the local areas of North Melbourne, Carlton and East Melbourne. This assessment has been of a general nature relating to the recreational needs within each local area but also determined the likely community demand that could be met by the redeveloped facilities. Each proposal (Attachments 1, 2 and 3) provides a summary of individual consultation undertaken in each local area and likely community usage within each area.
10. Comprehensive discussions on all three proposals have been held with the AFL, individual AFL clubs (North Melbourne, Richmond and Carlton), Department of Sustainability and Environment (representing the Minister responsible for Crown land) and Sport and Recreation Victoria.
11. In relation to the North Melbourne Recreation Reserve the YMCA, as current manager of the North Melbourne Pool (and Carlton Baths Community Centre, Kensington Community Recreation Centre, Melbourne City Sports and the Riverslide Skate Park) have been involved in a number of discussions relating to the ongoing management of the facility, with a strong focus on community use. They have provided information on community gym requirements, based on the very successful model in place at Carlton Baths Community Centre, and have discussed the site options. They are working with the funding partners to assist in the development of a business and operating plan, and will remain a key stakeholder through the project.
Finance
12. Council has resolved to contribute no more than $2 million to the redevelopment of facilities at the North Melbourne Recreation Reserve . In 2006/07, $0.7 million including carry forward of $0.15 million from 2005/06 has been allocated for the facility. In addition $0.327 million has been carried forward for the demolition of the grandstand. In 2007/08 $1.3 million will be required subject to the Council budget process. Carlton and Richmond Football clubs have formally requested funding of up to $2 million each for their redevelopments. Although Council has indicated in principle support for the redevelopment of facilities at Princes Park and Punt Road oval, no Council funds have yet been budgeted for these projects. The attached concept briefs propose the suggested cash flow in support of these projects.
Legal
13. The matters detailed within the report are within the functions and powers of Council under the Local Government Act 1989. Legal advice will be provided as required in relation to the various proposals.
Sustainability
14. It is antic ipated that the redevelopments would result in return of some parkland (particularly at the North Melbourne Recreation Reserve and Princes Park - should substantial areas of the existing grandstands be removed). The redevelopments would be designed to greatly improve the aesthetic presentation of the buildings and provide the opportunity to enhance the overall appearance of the parks. The objective is that the community will have greater access to sporting and recreational facilities thus supporting Council’s Active Melbourne program.
Background
15. Council resolved in December 2005 to:
support the redevelopment of the recreational and sporting facilities located on land managed by the City of Melbourne at North Melbourne, Richmond and Carlton which are currently used by three Australian Football League and various cricket clubs and note that the provision of financial support will be managed through Council’s annual budget processes;
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request that the Australian Football League/Clubs and State Government each contribute no less than any amount that may be provided by Council noting that any allocation by the Council may be conditional upon such commitments being provided by the Australian Football League/Clubs and State Government; and
in relation to the North Melbourne Recreation Reserve:
rescind all previous resolutions relating to redevelopment of the Reserve, including those relating to the old grandstand;
contribute no more than $2 million capital funds towards the redevelopment of the North Melbourne Recreation Reserve (inclusive of all demolition and landscaping costs) subject to:
community access to the facility to the satisfaction of the Council;
return of a significant proportion of the land, currently occupied by buildings and other structures, to parkland to the satisfaction of the Council;
approval by Council of any capital funding allocation during the Council’s annual budget processes (noting that $548,737 has been allocated in the 2005/2006 capital budget for the grandstand redevelopment); and
consult with the community on the three options proposed in the management report and recommend a preferred option to committee in early 2006;
obtain costings of the three options (refer to above); and
by instrument of delegation sealed by the Council pursuant to Section 98(1) of the Local Government Act 1989 to delegate to the Chief Executive, or the person from time to time acting in that position, its powers, duties and functions to negotiate and agree final terms and conditions of the proposed redevelopment detailed in paragraph 14 of the Management Report including the community access to the facility and the return of land to parkland.”
16. The Community and Culture Committee on 14 February 2006, resolved as follows:
“That the Community and Culture Committee:
note the consultation undertaken in relation to the three options for the redevelopment of the North Melbourne Recreation Reserve proposed in the 13 December 2005 Council Report;
approve the redevelopment of the Reserve consistent with the concept proposed in Option 1 of this Report, namely that the new facility be sited on Arden Street co-located with the North Melbourne Swimming pool;
request that further consultation be undertaken with the community in developing the detailed plans for the facility ensuring community access to the facility to the satisfaction of Council;
request the preparation of a strategy to achieve the integration of the facilities that will be available to the community in the new buildings with those available at the North Melbourne Swimming Pool;
note the establishment of a project management group to oversee the project, chaired by the City of Melbourne, involving the State Government, AFL, and Kangaroos Football Club;
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request the development, in consultation with the community, of a landscape plan for the North Melbourne Recreation Reserve to address the design of public spaces and future of the existing buildings on the Reserve (including the grandstand);
request the establishment of an advisory committee chaired by the City of Melbourne and comprising users of the reserve and representatives of the community, to advise Council on the planning of the Reserve; and
receive a further update on this project following the development of the detailed plans.”
17. Council further resolved in June 2006 (this has been fully implemented) to:
“. . . write to the State Government to confirm that:
no Council funds have been budgeted for the upgrades of Princes Park oval and Punt Road oval facilities;
that Government’s funding commitments to the upgrades of Princes Park oval and Punt Road oval facilities are not conditional on Council funding being made available; and advise local community groups and the football clubs accordingly and on the previous Council resolution on this matter.”
18. Melbourne is renowned for being the sporting capital of Australia. A major part of this reputation and image is generated by the Australian Football League (AFL). The City of Melbourne has a significant part to play in this area and maintenance of the facilities is part of its responsibility. The City of Melbourne has some responsibility for the buildings and facilities on these parcels of land and the condition of some of these buildings is such that urgent refurbishment work is required.
19. The AFL and State Government have developed a Victorian AFL Club Facilities Funding Program to assist Victorian AFL clubs to develop their training and administrative facilities. The program proposes a four (4) way funding arrangement involving the AFL, State Government, local government and individual clubs. The City of Melbourne currently has five (5) AFL clubs located within the municipality (Carlton, Richmond, North Melbourne, Collingwood and Melbourne).
20. The AFL has indicated that it is strategically important for each of its member clubs to have access to the best possible training and administrative facilities. Council officers have consequently worked with the AFL and the State Government to support the achievement of this outcome and to also ensure that there is an increased community benefit as part of any redevelopment.
21. Council is Committee of Management for Princes Park, Yarra Park and North Melbourne Recreation Reserve and consequently manages the leases held by the Carlton, Richmond and Kangaroos Football Clubs at these parks. The facilities of these clubs are inadequate, and in some instances sub-standard.
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Attachments: 1. North Melbourne Recreation Reserve Redevelopment 2. Richmond Football Club Redevelopment 3. Carlton Football Club Redevelopment 4. Summary North Melbourne Recreation Reserve Redevelopment - Landscape Plan Advisory Committee Meeting 5. Preliminary Findings from Community Recreation Needs Study by SGL Consulting Group 6. Redevelopment Proposal Submitted by the AFL and Richmond Football Club 7. Redevelopment Proposal Submitted by the AFL and Carlton Football Club
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22. The level of investment required to maintain and refurbish/renew these facilities will be substantial. A joint funding arrangement is considered to be a sound method of ensuring that assets under Council’s control are of high quality with a minimum but reasonable level of investment. Council has previously been advised that a financial contribution of $1.5 million to $2.0 million for each of the three locations be considered and has resolved to commit up to $2 million to the redevelopment of facilities at the North Melbourne Recreation Reserve.All redevelopment proposals would be required to be subject to full community consultation and approval through the normal statutory planning process. Any future commitment for funding (both quantum and timing) would be subject to Council’s normal budget process.
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Attachment 1 Agenda Item 5.2
Docklands and Major Projects Committee 3 October 2006
1
NORTH MELBOURNE RECREATION RESERVE REDEVELOPMENT
1. The redevelopment of the North Melbourne Football Club facilities and the broader landscaping of the Reserve has been progressed as two separate planning processes in line with the February 2006 Community and Culture Committee resolution, one to address the new facility and the other to develop a landscaping plan for the overall Reserve (including consideration of the future of the grandstand).
Landscape Plan Advisory Committee/Grandstand Issues
2. The North Melbourne Recreation Reserve Landscape Plan Advisory Committee, (LPAC) chaired by Cr Shanahan, and comprising key stakeholders with an interest in the Reserve has met four times to consider future landscaping of the Reserve. Good progress has been made on the landscape plan, but it cannot be completed until the future of the grandstand is resolved.
3. In summary the key issues discussed were refurbishment and re-use, possible retention due to its importance to local history and development of the VFL/AFL, the costs of restoring the building for use and the loss of open spaces opportunities, should it be retained. No consensus of the LPAC was reached whether the grandstand should be demolished or retained. A summary of the LPAC meeting held on Monday 28 August 2006 to discuss this matter is attached. (Attachment 4).
4. The grandstand has not been used by spectators for some years; it is in poor condition and is closed to public access due to safety concerns. The North Melbourne Football Club has indicated that it would have no operational use for the grandstand were it to be retained and refurbished. The AFL and State Government also have not expressed an interest in any future usage of the grandstand.
5. The opportunity to remove all buildings at the western and southern sides of the reserve (including the grandstand) would allow for the creation of a large contiguous area of approximately 9,000 m2 of parkland available for public use within the North Melbourne area. The net increase of parkland available for public use following the removal of all the redundant buildings and subsequent facility redevelopment is estimated to be approximately 700 m2 but is dependent upon the final design, location and footprint of the redeveloped facilities.
6. The National Trust has expressed a desire for the grandstand to be retained. The Trust has indicated that Australian Rules football has been a highly important part of our social history and a significant component of our sporting heritage, and believes that whilst this value is widely understood, it has not been demonstrated by the retention of the places and buildings associated with the history of the game.
7. The grandstand’s heritage significance was assessed in December 1998 by Heritage Consultants, Allom Lovell & Associates who advised that it had local historical significance, technological and aesthetic interest. Council recently engaged Lovell Chen & Associates to update their original assessment. In summary, this latter assessment advises that “on balance, from a heritage perspective, retention of the grandstand is preferred and there does not appear to be any physical reason which would require demolition. Additionally, the costs of repairs do not appear to be unexpectedly high at this stage. However, in the broader context of redeveloping the ground, there may be a greater benefit which would accrue to the ground which may involve demolition. If such benefits were seen to outweigh the contribution made by the grandstand then demolition may be an acceptable option”.
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8. The North and West Melbourne Association recently engaged Trevor Huggard and Associates to provide a structural report on the grandstand. The report suggests that repairs to the building would not be substantial. However, the report only addresses the works required to repair the building and it presents no information on refurbishment needed to make the building available for other uses. No specific cost estimates were included in this report.
9. Council has obtained two estimates on the cost of refurbishment of the grandstand:
9.1. The original estimate of $2.8 million provided by Slattery Australia Pty Ltd.
9.2. A second estimate was recently requested from Donald Cant Watts Corke Pty Ltd who has indicated an anticipated cost of $2.44 million.
These reports take into account the various building codes and legislative requirements that would need to be met if the building was to be fully utilised again.
10. The grandstand is located in the public park and recreation zone of the City of Melbourne Planning Scheme and is not covered by a heritage overlay. There is no requirement for a planning permit to demolish the building.
11. On balance, demolition of the grandstand is recommended as no practicable future use of the grandstand has been identified, its heritage value is not considered to be high enough to warrant its retention and the cost of refurbishment if another use could be determined, is high. If the grandstand was removed this would allow a considerable area of contiguous open space to be landscaped, returned to public access, and available for passive recreation.
Facility redevelopment
12. A Project Control Group (PCG) chaired by Group Manager Parks and Recreation has been established to oversee the redevelopment of the facility. The PCG has representatives from all funding partners i.e. State Government, AFL and North Melbourne Football Club and meets tri weekly. Professional services of project management and architectural and technical services for the redevelopment project have been appointed following a public tender process.
13. The YMCA, as current managers of the North Melbourne Pool (and Carlton Baths Community Centre, Kensington Community Recreation Centre, Melbourne City Sports and the Riverslide Skate Park), have been involved in a number of discussions relating to the ongoing management of the facility, with a strong focus on community use. They have provided information on community gym requirements, based on the very successful model in place at Carlton Baths Community Centre, and have discussed the site options. They are working with the funding partners to assist in the development of a business and operating plan, and will remain a key stakeholder through the project.
14. Preliminary timelines for the project indicate that after initial stakeholder consultation, the facility concept development plan is expected to be completed by 31 October 2006. This will enable application for a planning permit and dependant on receipt of any objections/appeals and completion of tender documentation, construction should commence early 2007.
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North Melbourne Facility Project Outline
Introduction The current Football Club facility redevelopment proposal involves the provision of the administration space, training facilities gymnasium, and an associated indoor stadium. Meeting spaces, training facilities and the gymnasium would be made available for general public use. It is not proposed to incorporate a new pool in the facilities as the North Melbourne Pool will be able to meet this requirement (especially if the new Club facilities were located adjacent to the Pool).
Project Brief See Draft Project Brief Attached
Funding
Total project value $7 million (initial estimate)
Funding Contributions are proposed as follows: State Government $2.00 million City of Melbourne $2.00 million North Melbourne Football Club (NMFC) $1.50 million Australian Football League $1.50 million
Council’s funding for this project has been approved (December 2005) on the basis that community access to the facility would be achieved to the satisfaction of Council.
Proposed Cash Flow (Council Funding) :
2006/07 (including carry forward from 2005/06) $0.7 million 2007/08 $1.3 million
The facility when completed will be an asset of the Committee of Management (City of Melbourne).
Proposed Redevelopment/Works details
The redevelopment of the North Melbourne Football Club facility (of approximately 3000 m2) would include :
• Suitable administration facilities for the NMFC (approx 1200 m2) and a gymnasium (approx 400 m2) that would provide for elite sports training and be available for general community use.
• A multi purpose indoor sports stadium (approx 700 m2) and meeting and ancillary rooms (approx. 400 m2) for use by the North Melbourne Football Club and available for use by the local community;
• Improved access to open space in the reserve through the removal of redundant infrastructure on the site;
• Integration of the existing North Melbourne Community Pool and possible upgrading of the existing pool changing facilities;
• Improved opportunities for the NMFC to engage with the local community by creating a ‘community sports hub’.
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Proposed Site
At the August Docklands and Major Projects Committee Meeting, the committee indicated its preferred option for the new facility to be located east of the North Melbourne Swimming pool (option 1 - Refer to Appendix 2 of Attachment 1). This would include the replacement of the existing pool building which would be demolished and replacement changing and administrative spaces incorporated in the new facility. A detailed analysis on a number of site options by the funding partners and architects has indicated that the irregular size of site option 1 combined with the requirements of the indoor stadium, creates design difficulties and inefficiencies. The separation of the facility from the oval is not supported by three of the funding partners (NMFC, AFL and State Government), extra costs are estimated at $1.25 million and this option requires removal of the existing main pool building which is listed under the Melbourne Planning Scheme.
The other option identified, site option 2 (Refer to Appendix 2 of Attachment 1), located on the western side of the pool complex (adjacent to Arden Street) has also been considered by the funding partners and architects and subject to detailed analysis. This option would effectively create a hub location for all users of the reserve wanting to utilise the football club and community facilities at the new facility and the existing pool. This option is immediately adjacent to the oval convenient for both football club and community use, offers a linear orientation supporting efficient functional planning and design, offers the best opportunity for incorporating ESD design principles, and retains the existing pool buildings and adjacent open space to meet future community demands. This option has been unanimously endorsed as the preferred location by the funding partners and considered by the YMCA to be a site that would well service community requirements.
Proposed Works Program
Establishment of Project Control Group On-going since Jul 2006
Concept Design and Community Consultation Aug 2006 – Oct 2006
Application for Planning Permit Nov 2006
Detailed Design Oct 2006 – Jan 2007
Tender / Contract Documentation Feb 2007 – May 2007
Construction June 2007 – May 2008
All milestones are subject to timely planning and funding partner approvals.
Community Benefits
A Community Recreation Needs analysis was conducted by SGL Consulting Group in August 2006 to inform Council on the community requirements of the redeveloped facility as well as the broader needs within the North Melbourne local area. This included individual household surveys (4000), focus group and individual stakeholder interviews (attachment 5).
Key outcomes identified relevant to the community components of the facility include :
• The importance of designing multi use facilities to accommodate future usage types as well as catering for a range of current community users. Eg North Melbourne Cricket Club, junior sports teams, local schools;
• Access to any new facility by a broad demographic from the community must include and provide for people with disabilities, older persons, Non English Speaking Backgrounds etc.;
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• The need for casual active recreation facilities on the Reserve for young people such as half court basketball and skateboard areas;
• A re-branding of the Reserve to confirm that access to the community is both permitted and encouraged;
• The need for low cost community meeting spaces;
• Design of the facilities to ensure that on-going management and operating costs are kept as low as possible; and
• Access and usage arrangement between the community and football club need to be finalised as early as possible in the redevelopment;
Council’s financial contribution to the new facility ($2 million) will be based on the community benefit arising from the facility redevelopment comprising:-
• Community access to appropriately designed facilities;
• A significant level of community facilities as a percentage of the redeveloped facilities;
• Increased program opportunities for facility managers to develop and deliver active programs within an integrated multi-use building;
• A focal point for the community by concentrating recreation activities in a single location;
• Increased pride with the integration of an elite level sporting club with high quality community facilities.
• An improved parkland and open space amenity for North Melbourne through the removal of redundant building assets within a park setting. Provision of the new facility and removal of the existing buildings and structure at this stage would lead to an estimated additional area of approximately 0.7 hectare of publicly available open space;
• Significantly increased contiguous open space, landscaping of the reserve and introduction of new park facilities;
Childcare Centre Option
As part of Council’s desire to explore sites for childcare facilities, the North Melbourne Recreation Reserve was considered. Such a centre could not be provided and be physically located within the new facility due to space limitations. However sufficient space may be available on the Reserve. However, such a development would reduce the overall benefit of the project as it would require that the area of publicly available parkland be reduced.
Technical and Functional Brief
A detailed technical and functional brief incorporating design options and issues, business plan and program is being finalised by the project team. This brief requires agreement from all funding partners and a summary of the draft brief is attached as Appendix 1 of Attachment 1.
Draft Concept Plan
An initial concept design is attached as Appendix 2 of Attachment 1. It outlines the two options above that have been assessed and considered within the project framework.
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Appendix 1 to Attachment 1 of
Active Melbourne Grounds Update
North Melbourne Recreation Reserve Building Redevelopment
5.1 Victorian Government Outcomes................................................................................... 9 5.2 City of Melbourne Outcomes ......................................................................................... 9 5.3 North Melbourne Football Club (NMFC) Outcomes .................................................... 10 5.4 Australian Football League Outcomes......................................................................... 10
10 Site Considerations............................................................................................................13
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Introduction
This Project Brief has been extracted from, and is based on the Project Management Plan for the North Melbourne Recreation Reserve Building Redevelopment. The Project Management Plan is the formal and principle document that establishes the project guidelines by which the project will be managed throughout its life.
Overview of Project
The North Melbourne Football Club (NMFC), Australian Football League (AFL), State Government (via Department for Victorian Communities (DVC)) and the City of Melbourne have agreed to jointly fund a $7 million redevelopment of the facilities on the North Melbourne Recreation Reserve to provide a combination of high quality training and administrative facilities for the NMFC, as well as a range of multifunctional community focused facilities.
The new facilities will ensure the NMFC have the standard of training and administrative facilities commensurate with an elite level sporting club. In addition, the project will also provide much needed community facilities and create a key activity hub in the precinct.
The project brings together various levels of Government (State and Local) in conjunction with the North Melbourne Football Club and the Australian Football League in c ommitting funds to the project.
The project will seek to provide:
1. Improved training and administration facilities for the NMFC;
2. More suitable and accessible facilities for usage by the local community;
3. Improved open space in the reserve;
4. Improved opportunities for the NMFC to engage with the local community.
Project Description
It is proposed to erect a purpose built facility on the south eastern end of the North Melbourne Recreation Reserve, immediately adjacent to the North Melbourne Pool to create a sport and recreational hub.
The facility will provide for the training and administrative requirements of the NMFC as well as accommodate the needs of the local community. In particular, the dry facilities will be linked with the North Melbourne Pool to deliver an integrated package of services to the NMFC and the community.
It is proposed that the facility will include the following elements:
• NMFC administration area;
• NMFC football department area;
• NMFC and community gymnasium;
• Indoor program and sports stadium;
• Community meeting rooms;
• Increased open space in the reserve.
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Project Objectives
The key objectives of the project stakeholders are as follows:
• Manage the capital budget as agreed to by the Project Control Group to ensure works are completed in line with approved plan;
• Manage the program to ensure works are coordinated and staged as detailed within the project program approved by the Project Control Group;
• Ensure facilities are delivered to all end users, including the NMFC, in line with the requirements and expectations subject to the available budget;
• Create a facility that upon completion will be available to the general public with improved:
- Amenities
- Aesthetics
- Functionality
• Overall Accessibility
• Ensure that the project is delivered in a transparent manner;
• Undertake appropriate levels of consultation with relevant stakeholders; and
• Development of integrated facilities which provide positive outcomes and benefits for the NMFC, local community and stakeholders.
Stakeholder Outcomes
Victorian Government Outcomes
The Victorian Government is seeking the following outcomes from the project:
• Increase publicly accessible open space;
• Increase participation by local residents in community activities;
• Increase participation in sporting activities to improve community health and fitness;
• Increased provision of infrastructure available for various community groups to access;
• To support the development of facilities that will improve the long term on and off field performance and financial sustainability of the NMFC.
City of Melbourne Outcomes
Council is seeking the following outcomes from the project:
• Maximising and embedding community access to the facility;
• Provision of a high standard of amenity in the precinct for users and residents;
• Ensuring the cost of developing and maintaining the facilities in the precinct are distributed in an efficient and equitable basis;
• Ensure that there is integrated planning and design consideration with retained assets on the reserve, particularly the North Melbourne Pool and the proposed landscaping plan;
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• Maximise the opportunity to create linkages with the North Melbourne community to create a sustainable community recreation and activity hub;
• Ensuring the project is managed within an appropriate legislative framework;
• Ensuring that the community is consulted and engaged in the project planning and implementation;
• Develop suitable management arrangements that meet the specific needs of the NMFC and the community in relation to shared facility components;
• Agreed use of the oval for community purposes.
• Achievement of the following core physical elements:
- Improved pedestrian access around the precinct;
- Enhanced horticultural landscape which improves the amenity of the reserve;
- An overall increase in parkland.
North Melbourne Football Club (NMFC) Outcomes
The NMFC is seeking the following outcomes from the project:
• Return the North Melbourne Football Club to a single-site workplace for the entire Club administration (including the Football Department);
• Provide facilities that sustain the ability of the North Melbourne Football Club to provide its staff and playing personnel with a workplace environment that is comparable with industry standards;
• Provide appropriate standard facilities for on-field training requirements of the North Melbourne Football Club’s Football Department that meet standards established across the AFL competition;
• Provide facilities that will further be used by the community and community groups to enhance the integration of the Football Club within the wider North Melbourne community;
• To “beautify” the North Melbourne Recreation Reserve with an enhancement of the available “green space”;
• Removal of current “eyesore” buildings & structures on-site (including the Social Club and administration building);
• Provision of a modern, well equipped prominent retail outlet on-site to continue support of the North Melbourne Football Club Membership & Merchandise divisions.
Australian Football League Outcomes
The AFL is seeking the following outcomes from the project:
• Provide suitable office facilities for the professional administration of an AFL football club, which provides the NMFC with room to expand its personnel when appropriate within the agreed footprint;
• Provide and fit-out facilities for the physical and on field training needs of the NMFC’s playing and coaching group of a standard commensurate with other elite AFL football club facilities (such as West Coast, Collingwood, Port Adelaide);
• Provide facilities that give the Club sufficient space to sell club-based product such as memberships and merchandise.
• Situate on-field and off-field operations of the NMFC on the same premises; and
• Encourage maximum interaction between on and off-field personnel.
The commitment of funding is broken down as follows:
State Government $2 million
City of Melbourne $2 million
North Melbourne Football Club $1.5 million
AFL $1.5 million
Total $7.0 million
A Funding Agreem ent between all parties will be developed and executed. The project funding is provided for works within the North Melbourne Recreation Reserve.
Scope/Objectives Model
The following table summarises generally what the project “is” and “is not”. It provides a broad statement by which the project can be measured and assessed during and at completion of the project.
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THE PROJECT IS (INCLUDES) THE PROJECT IS NOT (EXCLUDES)
1. Redevelopment and consolidation of the North Melbourne Football Club facilities/activities, to provide elite training and administration headquarters.
2. Providing community recreation opportunities within the new facility
3. Provide appropriate parking and access to meet the needs of facility users
4. Integration of the new facility and the existing swimming pool
5. Demolition of existing football club buildings (excluding the grandstand) and reinstatement with grading and grassing only.
6. Landscaping associated with the immediate building surrounds
7. Commercial fit out including built in furniture, back bone cabling et al, specialised built in fixtures and fittings relevant to an AFL club and community use.
1. An upgrade of the existing swimming pool
2. Master plan of the reserve
3. Demolition or any works to the existing grandstand
4. Works to surrounding streetscapes
5. The implementation of a landscape plan for the reserve.
6. Upgrade of the oval
7. Provision of loose furniture, fixtures, and equipment (including gym equipment).
8. Fit out of a sub-leased area such as a café.
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Consultation
A detailed consultation strategy will be put in place as required with the key stakeholders.
Site Considerations
The following site considerations are to be noted:
• Authority easements exist on site including sewer, HV power, and storm water.
• Heritage Overlay
• Existing landscape mounding
• Grandstand
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NORTH MELBOURNE FOOTBALL CLUB
DESIGN CONCEPT
Appendix 2 to Attachment 1 of
Active Melbourne Grounds Update
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Attachment 2 Agenda Item 5.2
Docklands and Major Projects Committee 3 October 2006
1
RICHMOND FOOTBALL CLUB REDEVELOPMENT
1. Partial redevelopment of the Richmond Football Club facilities at the Punt Road Oval in Yarra Park comprising approximately 2,900 m2 including new office accommodation and a new 25 metre swimming pool was undertaken in 2001. Council contributed $880,000 of the total cost of $3.65 million on the basis that this development met public benefit criteria, i.e. it provided for ongoing public access to the pool during agreed opening hours, and provided public access to meeting spaces.
2. The current redevelopment proposal involves demolition of some existing build ings and their replacement with smaller administrative and training facilities and spaces available for community use. The initial quantity surveyor cost estimate for the works is $6.5 million. The Club has indicated that this is the third and final stage of ground redevelopments.
3. The Richmond Football Club has requested funding of up to $2 million from Council and discussions with the Club to progress community benefits that would be linked to Council’s potential financial contribution to this project are outlined below and contained within the club submission (Attachment 6).
4. The East Melbourne Group has previously indicated that it is generally supportive of the Richmond football Club proposal, subject to no further encroachment into Yarra Park and no further car parking in Yarra Park.
Richmond Football Club Facility Draft Concept Brief
Introduction The current redevelopment proposal involves demolition of the existing degraded social club building (converted grandstand) and its replacement with a smalle r administrative and training facility building. It would also involve removal of the small structures attached to the eastern end of the Jack Dyer Grandstand allowing it to be returned to its former grandeur and relocation of the Club museum into this structure. The old buildings and earthen mound between the grandstand and Punt Road would also be removed allowing for 20 to 30 new car parking spaces at ground level. Located above these parking spaces would be a number of meeting and social areas available for use by the community. The initial quantity surveyor cost estimate for the works is $6.5 million. Attached is a detailed redevelopment proposal submitted to Council by the AFL and Richmond Football Club (Attachment 6).
Funding
Total Project Value $6.5 million
Funding Contributions are proposed as follows:
State Government $2.00 million City of Melbourne $2.00 million (subject to budget process) Richmond Football Club $1.00 million Australian Football League $1.50 million
Council’s funding for this project has not yet been approved but it is envisaged the cash flow needed would be as follows:
2007/08 $1 million 2008/09 $1 million
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Proposed Redevelopment / Works details
Social Club Building Demolish the existing building (converted grandstand) and develop a new integrated administration and training facility for the Richmond Football Club, including:
• A club gymnasium and supporting player facilities (approx 1,140 m2); • Lecture theatre (approx 80 m2); • Improved toilet and change room facilities to support the existing indoor pool (approx. 140
m2).
Jack Dyer Stand
• Reinstate the Jack Dyer Stand to its former historical form; • Develop new Richmond Football Club Hall of Fame on ground level; • Develop new change rooms for the Richmond Cricket Club and community football played
at Punt Road and new meeting spaces for community groups (approx. 220 m2). Other
• Develop new building on the eastern side of the Jack Dyer Stand to include: • New community function room/program space (approx. 250 m2); • Richmond Football Club social club facility (approx. 150 m2); • Sports medicine suites (approx. 250 m2); • Ground level car park of 20 to 30 spaces (approx. 650 m2).
Proposed Works Program Should Council agree to incorporate the funding request into its annual budget process, then the works program is anticipated to be as follows:
Project Established Dec 2006 – Mar 2007 Concept Design and Community Consultation Feb 2007 – May 2007 Planning Permit application May 2007 Detailed Design May 2007 – Jul 2007 Construction and Tender Jul 2007 – Sep 2007 Construction Oct 2007 – Jan 2009
All milestones would be subject to timely planning and funding partner approvals.
Community Benefits
A Community Recreation Needs analysis was conducted by SGL Consulting Group in August 2006 in order to inform the requirements of the redeveloped facility as well as the broader needs of the community in this vicinity. This included individual household surveys (4000), focus group and individual stakeholder interviews (Attachment 5).
The Recreation Needs Analysis has presented with preliminary findings, many of which are relevant to the proposed redevelopment. Key outcomes identified as relevant by the community in relation to the facility redevelopment include :
• Community usage and access to the facilities needs to be properly promoted and genuinely made available to the community;
• Additional community changing facilities for the pool are needed;
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• Access to any new facility by a broad demographic from the community must include people with disabilit ies, older persons, Non English Speaking Backgrounds etc.;
• The need for low cost community meeting spaces was indicated;
• The design should ensure that operating costs are kept as low as possible; and
• Access and usage arrangements between the community and football club need to be finalised as early as possible in the redevelopment;
The AFL in conjunction with Carlton and Richmond Football Clubs, have completed an assessment of the community benefits that they believe will emanate from the completion of the proposed facilities. The assessment is attached within the redevelopment proposal provided to Council by the Club (Attachment 6) and includes the following key benefits and outcomes:
• The club will utilise its profile and players to promote and encourage community usage and participation in activities held at the venue;
• Usage of the facilities by disadvantaged and special needs groups will be supported and will be at heavily discounted rates;
• No fees and charges associated with usage of the venue by commercial groups will be above market rates;
• Facilities will be available to the City of Melbourne for the delivery of community activities, services and programs on a cost recovery basis; A priority of use policy will be developed outlining the use of the facility for event and community based usage; and
• Increased participation in recreation and leisure activities by residents and city workers as a result of access to facilities and services that are currently not available.
In addition to the identified benefits above a number of other potential outcomes would be:
• Removal of a redundant and dysfunctional existing three storey structure (converted grandstand), and replacing it with a new two storey building thus improving the amenity and integration with the eastern entry of Yarra Park.
• An overall increase of parkland due to the possible relocation of the depot into the redevelopment.
• Completion of new facilities for the Richmond Football Club creating a positive identity and signature as the Club’s home and primary training venue.
In summary, the community benefits arising from Council’s contribution of $2 million to the redevelopment would comprise:
• Usage of, and access to, the facilities by the community;
• Community facilities as a significant percentage of the redeveloped facilities;
• Improved amenity of Yarra Park by the replacement of a redundant and poor form building at the eastern entry to one of the city’s major parks with a smaller structure which addresses and enhances the eastern end of Yarra Park;
• The delivery of a range of programs and activities at the ground by the club targeted at disadvantaged and special needs groups which will be based in the redeveloped facilities;
• A focal point for the community by increasing the availability of facilities to enable both active and passive use together with increased usage of the playing fields with more community activity; and
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• increased pride in the integration of an elite level sporting club with high quality facilities within the community.
Relocation of Council’s Depot The option of locating the existing Yarra Park depot occupied by Council’s open space contractor into the new facility will be explored. The depot requirements are:
• Lockable indoor storage space for machinery and equipment • Outdoor storage space • Limited parking spaces available for use by the contractor.
Child Care Option
Provision of childcare facilities could be considered as part of this project, however this would lead to an increased footprint required for the development, most likely requiring land outside of the existing lease boundary. Also, issues such as exiting traffic flow and limited parking which are already difficult issues at this site would also need to be considered.
Concept Plan
An initial concept design is attached as Appendix 1 to Attachment 2.
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RICHMOND FOOTBALL CLUB
DESIGN CONCEPT
Appendix 1 to Attachment 2 of
Active Melbourne Grounds Update
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Attachment 3 Agenda Item 5.2
Docklands and Major Projects Committee 3 October 2006
1
CARLTON FOOTBALL CLUB REDEVELOPMENT
1. The current redevelopment proposal for the Carlton Football Club facility includes demolition of some existing stands, upgrading of training and administrative facilities, incorporation of medical suites, provision of meeting spaces and construction of a four lane 25 metre swimming pool. The initial quantity surveyor cost estimate for the works is $12.7 million (depending on the extent of the demolition of existing stands). The Football Club has also suggested that a National Fencing Centre and multi-purpose stadium could also be located in the new facility.
2. As with Richmond Football Club, the Carlton Football Club has requested a funding commitment of up to $2 million from Council, and discussions with the Club on possible community benefits from the project are outlined below.
Carlton Football Club Facility Draft Concept Brief:
Introduction The current redevelopment proposal includes possible demolition of some existing stands, upgrading of training and administrative facilities, incorporation of medical suites, provision of meeting spaces and construction of a four lane 25 metre swimming pool. It is proposed that many of these facilities would be available for use by the community. The Carlton Football Club has also suggested the location of a National Fencing Centre and multi-purpose stadium funded by the Victorian and Australian Governments could also be located in the new facility. This would be subject to additional State and Federal government funding. Attached is a detailed redevelopment proposal submitted to Council by the AFL and Carlton Football Club (Attachment 7). Stage 2 costing $3 million is proposed to provide a multi court indoor sports facility.
Funding
Total Project Value
Stage One $12.70 million Stage Two $3.0 million
Funding Contributions are proposed as follows:
Stage One - Funded
State Government $5.00 million City of Melbourne $2.00 million (subject to council budget process) Carlton Football Club $2.00 million Australian Football League $3.45 million Other $0.25 million $12.7 million Stage Two - Proposed
Other $3.00 million
Council’s funding for this project has not yet been approved, but it is envisaged that the cash flow would be as follows:
2007/08 $1.0 million 2008/09 $1.0 million
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Proposed Redevelopment / Works details
Subject to further feasibility analysis, community consultation and planning approval, the proposed development includes:
Stage One • Retain and significantly refurbish the existing Harris Stand; • Retain and refurbish the Heroes Stand; • Demolish the existing Gardiner Stand; • Demolish or modify the existing Pratt Stand; • Demolish or modify the existing Heatly Stand.
Create new social club and community meeting areas, including: • Public café/bistro overlooking Princes Park; • Meeting rooms; • Function room(s); • Merchandise and membership sales shop; and • Office/administration space.
Development of joint usage community facilities including: • sports medicine suites; • fitness trainer studios; • 25m x 4 lane indoor pool; • personal training rooms; • meeting rooms; and • lecture theatre.
Upgrade Carlton Football Club administration offices; and
Development of: • other football industry office space for groups such as AFL Sportsready or Football
Victoria; • new elite training facilities for Carlton Football Club; • High Performance Fencing Centre
Stage Two
Development of a multi court indoor sports facility. Proposed Works Program Should Council agree to incorporate the funding request into its annual budget process then the works program is anticipated to be as follows.
Project Established Feb 2007 – May 2007 Concept Design and Community Consultation April 2007 – July 2007 Application for Planning Permit Aug 2007 – Oct 2007 Detailed Design Aug 2007 – Oct 2007 Construction and Tender Oct 2007 – Nov 2007 Construction Feb 2008 – Mar 2009
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All timelines are subject to relevant planning processes, funding partner approvals and relevant milestones achieved.
Community Benefits
A Community Recreation Needs analysis was conducted by SGL Consulting Group in August 2006 in order to inform the requirements of the redeveloped facility as well as the broader needs of the community in the vicinity. This included individual household surveys (4000), focus group and individual stakeholder interviews (Attachment 5).
The Recreation Needs Analysis has presented with preliminary findings, many of which are relevant to the proposed redevelopment and consistent with the work prepared by the AFL (see below). Key outcomes identified as relevant by the community in relation to the facility redevelopment include:
• Facilities which are accessible by the general community need to be signed and promoted as accessible by the community;
• Low cost community meeting spaces and recreation facilities are required with parking available
• The area south of the Carlton Football Facility that was previously used (and occasionally still is) for on grass car parking on match days be made available for sports fields by levelling, irrigating and installation of training lights; and
• Melbourne University Sport indicated a strong desire to utilise the redevelopment facilities.
The AFL in conjunction with the Carlton Football Club, have completed an assessment of the community benefits they believe will emanate from the completion of the proposed facilities. The assessment is attached within their redevelopment proposal (Attachment 7) and includes the following key benefits and outcomes:
• Carlton Football Club will utilise its profile and players to promote and encourage community usage and participation in activities held at the venue thereby strengthening the relationship between the Club and the community;
• Usage of the facilities by disadvantaged and special needs groups will be at heavily discounted rates;
• None of the fees and charges associated with usage of the venue by commercial groups will be above market rates;
• The facilities will be available to the City of Melbourne for the delivery of community activities, services and programs on a cost recovery basis; A priority of use policy will be developed outlining the use of the facility for event and community based usage; and
• An increased participation in recreation and leisure activities by residents and city workers as a result of access to facilities and services that are not currently available.
In addition to the identified direct benefits above a number of other potential outcomes would be:
• An improved parkland and open space amenity for Princes Park through the consolidation and removal of redundant building assets within a park setting;
• An overall increase of parkland due to the relocation of the depot into the redevelopment;
• Completion of new facilities for the Carlton Football Club creating a positive identity and signature as the Club’s home and primary training venue; and
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• Increased participation in recreation and leisure activities by residents, city workers and Melbourne University Sports as a result of access to facilities and services that are currently not available.
In summary, the community benefits arising from Council’s $2 million contribution to the redevelopment would comprise:
• Usage of, and access to, the facilities by the community;
• Community facilities as a significant percentage of the redeveloped facilities;
• Improved amenity of Princes Park by the replacement and/or refurbishment of redundant and poor form buildings within one of the city’s major parks and possible ‘opening up’ of this ground to the community should any existing structures be removed and not replaced;
• A diverse range of program opportunities available to facility managers to develop and deliver active programs not previously possible;
• A focal point for the community by increasing the availability of facilities to enable both active and passive use together with possible increased opportunity for usage of the playing fields with more community activity;
• increased pride in the integration of an elite level sporting club with high quality facilities within the community;
• possible redevelopment of the central area of Princes Park for sports fields (such as soccer) which was (and occasionally still is) used for on grass parking; and
• possible access and use by Melbourne University Sports.
Relocation of Council’s Depot The option of re-locating the existing Princes park depot occupied by council’s open space contractor at the new facility will be explored. As this is the major central depot for Council’s open space region #2 the depot requirements are:
• Offices and administrative space
• Lockable undercover storage space for machinery and equipment
• Outdoor storage space for equipment
• Limited number of parking spaces available for use by the contractor.
Childcare Centre Option
Provision of childcare facilities could be considered as part of this project and be achieved with no additional footprint outside of the existing lease boundary (and therefore no loss of publicly available open space) if substantial areas of the existing grandstands were removed.
Concept Plan
An initial concept design is attached for information as Appendix 1 to Attachment 3.
