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Armstrong Creek East Precinct District Sport Reserve Master PlanPart A │ DRAFT Master Plan │April 2013

Contents page (word version only)

Executive Summary 4

Project purpose, vision and objectives 5

Design Guidelines 6

Reserve Landscape Plan & Building Concept Design 7

Cost Summary 10

Action and Implementation 11

Attachment 1 – Priority Action List 12

Attachment 2 – Summary of action and financial priorities 15

Armstrong Creek | East Precinct District Sports Reserve | DRAFT Master Plan │April 2013 2

About this documentThe Master Plan for the Armstrong Creek East Precinct District Sports Reserve is delivered in two parts.

Part A – The Master PlanProvides a summary of Master Plan objectives, planning and design principles, site plan and building concepts, and key recommendations and actions for delivery of proposed reserve infrastructure.

Part B – Background, research and consultation findingsProvides a detailed project and local sporting context analysis, full document review, reserve location and site assessment, key stakeholder consultation program and findings, and all background information and research collected during the development of the Master Plan.

DRAFT Armstrong Creek East Precinct District Sports Reserve Master Plan

Copyright 2013 by insideEDGE Sport and Leisure Planning

The DRAFT Armstrong Creek East Precinct District Sports Reserve Master Plan was prepared by insideEDGE Sport and Leisure Planning (insideEDGE) www.ieslp.com.au (2013) on behalf of the City of Greater Geelong.

This publication is Copyright. No part may be reproduced, distributed or transmitted by any process of by any form except in accordance with the provisions of the Copyright Act 1968.

The information contained within this report is intended for the specific use of the within named party to which it is addressed (“the insideEDGE client”) only. All information and recommendations by insideEDGE are based on information provided by or on behalf of the insideEDGE client and insideEDGE has relied on such information being correct at the time this report was prepared.


THE MASTER PLANExecutive SummaryThe East Precinct District Sports Reserve Master Plan was commissioned by the City of Greater Geelong (COGG) to provide clear direction for the construction of sporting infrastructure at the first sporting reserve in Armstrong Creek and to ensure that planning meets the needs of the first Armstrong Creek community.

The East Precinct is the first of seven precincts to be developed across Armstrong Creek, which at full build out will reach a population of over 60,000 residents and accommodate 22,000 dwellings. With homes currently being constructed and more land being released for sale it will be critical for Council to keep pace with the growing population and provide key sporting infrastructure to promote and encourage a healthy and active community.

Key sporting infrastructure for the East Precinct District Sports Reserve has been determined through previously completed precinct structure planning.

The Reserve will provide a multipurpose sports pavilion, two multi-use natural turf sports fields with lighting, two netball courts (one combined netball / tennis court), informal social space and playground, cricket practice facilities and associated car parking, landscaping and path network.

One of the key objectives of the Master Plan is to ensure that sporting programs and infrastructure proposed for the East Precinct District Sports Reserve supports the establishment of vibrant and inclusive sporting clubs rather than the relocation of existing sporting clubs into Armstrong Creek facilities.

Council’s Sports Development Plan for Armstrong Creek will help facilitate the establishment and sustainable delivery of sport at the East Precinct District Sports Reserve by identifying the best way(s) to make sport function within the planned infrastructure.

The Sports Development Plan sets the criteria and a framework for the birthing of new sporting clubs and focuses on ensuring the delivery of sport from the outset in order to engage the local community in the establishment of sport and its future growth and development.

The concept of establishing and nurturing new sporting clubs in Armstrong Creek is also supported by peak sporting bodies, leagues and associations responsible for delivering the five most popular outdoor sports in Geelong – AFL, Netball, Cricket, Tennis and Soccer. Local sports leaders and administrators were consulted on the development of the Master Plan and provided advice on local sporting trends and opportunities in order to help shape the layout and design of key sporting infrastructure.

The East Precinct District Sports Reserve is located opposite a planned education precinct, containing a Prep to Year 12 and a specialist school that will cater for over 1,000 students. The close proximity of the school provides an opportunity for the City of Greater Geelong and the Department of Education and Early Childhood Development (DEECD) to work collaboratively on the provision of shared community infrastructure that meets the needs of the local community.

A set of facility development and design principles has been agreed between COGG and DEECD that identify opportunities for the future development of both sites in order to offer broad community access, shared use and complimentary infrastructure.

The implementation plan for proposed works is based on COGG first securing the site under the ownership of Council. It is then recommended that Council adopt a staged plan that matches the available budget for development and delivers key reserve infrastructure that is safe, functional and useable. The current budget is connected to a Development Contributions Plan.

Building work at the East Precinct District Sports Reserve will be funded through a number of key stakeholders and funding providers, including COGG, the Department of Planning and Community Development (DPCD) and the Developers, through the Development Contribution Plan (DCP). The current budget for development is $7.177m including $500,000 from DPCD and the remaining $6.677m from the DCP. This is inclusive of all design work, service connections and contingencies.

The total estimated cost of the works proposed in the Master Plan is currently $10.327m, leaving a shortfall of $3.105m between funded and proposed works. The ability to secure additional funding to cover the shortfall will ultimately determine final staging and development of reserve infrastructure.

With the East Precinct District Sports Reserve being the first active sporting reserve to be developed, the standard and timing of facilities will be crucial to the future success of other sports facilities planned across Armstrong Creek.


Purpose

The purpose of the East Precinct District Recreation Reserve Master Plan is to prepare a document that guides the establishment of a vibrant, safe and inclusive environment that promotes club and family friendly settings for social interaction to help to build a strong, resilient and a more active community in Armstrong Creek.The role of the East Precinct District Sports Reserve will be influenced through the need to support the overall role of the Armstrong Creek Sports Development Plan, which is to provide sport, recreation and community activities, programs and infrastructure in new communities that are vital to providing for the long-term health and social connection of the local community.

The East Precinct District Sports Reserve will provide, as a minimum, the following elements.

o two natural turf sports fields with capacity for shared rectangular pitches.o outdoor netball courts.o multi use community paviliono car parking, access roads and circulation.o shared pathways with external trail connections.o connections to local schools and surrounding residents.

VisionThe vision for the East Precinct District Sports Reserve is:

To provide a shared state of the art sporting precinct to be used as the blue print for the future development of sporting infrastructure across Armstrong Creek. As the first piece of sport and recreation infrastructure in Armstrong Creek, the East Precinct District Sports Reserve will be designed to provide a range of opportunities that encourage participation and support a new community that is healthy, active and well connected.

ObjectivesIn order to achieve this vision, a number of important objectives will need to be considered by Council and other stakeholders to drive site development through all facets of operation and capital development.

Key objectives proposed include:

o Develop competition, training and social facilities that meet the long-term requirements of tenant sports / community groups and support sustainable on and off-field club operations.

o Maximise the use and capacity of the Reserve to accommodate year round active and passive use, and contribute positively to establishing and growing local participation in sport and recreation activities.

o Create opportunities to maximise local community participation in club, facility and activity provision and delivery.o Ensure efficient and effective management practices are delivered by clubs, users, Council, sport and the local

community.

Design PrinciplesThe key design principles that have been used to guide the development of the East Precinct District Sports Reserve Master Plan are:

o Promote a sense of place and community for people of all ages and for families.o Provide popular active and passive spaces that reflect community need.o Create flexible spaces that encourage shared and multi-purpose use and that are capable of adapting over time.o Create places that are fit for purpose, safe, useable and can be easily maintained.o Minimise the overall number of separate buildings provided within the site.o Utilise environmentally friendly and sustainable design principles for water, energy consumption and building

materials.o Utilise universal design and access principles.o Consideration of waste management and building servicing requirements.


The design also considers the City of Greater Geelong Sustainability Policy and Infrastructure Development Guidelines, DEECD facility guidelines, Building Code of Australia and relevant Australian Standards, as a minimum.


Design Guidelines and ConsiderationsThe following guidelines and information have been used in the preparation of the East Precinct District Sport Reserve Master Plan, Landscape Plan and Building Concepts for the site.

o Buyer profiles, survey results and the proposed timeframe for development.o Access and connections to planned open space, schools and other community infrastructure within the East Precinct

and the broader Armstrong Creek development area.o Integration with the neighbourhood and residential character of the Warralilly Estate and documented residential

design outcomes.o The relationship to the Sports Development Plan for Armstrong Creek and the influence on the provision of sport

within the East Precinct.o Recognise the overall budget including the developer contributions for public open space and recreation facility

provision.o A shared use multi-purpose sports pavilion that is centrally located between the two sports fields, provides adequate

change rooms, administration and social areas to support the key sports of AFL, netball, cricket, soccer, tennis and broader community use (as a minimum).

o Provide shared sports fields that are useable, flexible, sustainable and are safely connected to each other and supporting infrastructure and amenities.

o Consider rules and regulations for sporting competitions and facility design guidelines for pitch / ground size, pitch / ground access, safety, security, access control and floodlighting.

o Achieving minimum facility requirements for all sports at a district level sports facility that supports the growth of new junior clubs and programs rather than the relocation of an existing club.

o Facility and amenity requirements for the provision and possible future expansion of the facilities to accommodate participation growth.

o Reference current facility design, development and project management guidelines and information (including SRV Football / Netball Lighting Guide, Netball Victoria Design Guidelines, Tennis Victoria Facility Planning Guide, AFL Facility Requirements and FFV Facility Guidelines).

o Reference City of Greater Geelong Infrastructure Development Guidelines for Sustainable Communities (2010).

Stakeholder ConsultationA number of state sporting organisations, local sporting leagues and associations, state and local government departments, future residents and land developers were consulted throughout the development of this Master Plan using a variety of consultation methods.

A comprehensive consultation methodology was undertaken to determine stakeholder views and preferences and inform the outcomes of the Master Plan.

A detailed consultation schedule and key findings is provided in Part B of the Master Plan report – background, research and consultation findings.

Proposed Landscape Planinside EDGE Sport and Leisure Planning, in conjunction with Landscape Architects ACLA, have developed a landscape plan for the Armstrong Creek East Precinct District Sports Reserve. The layout and priority actions included in the Landscape Plan have been developed based on a review of current literature and documentation, site considerations, project research and consultation, and the future needs and preferences of Armstrong Creek residents.

Key highlights of the Landscape Plan include the provision of two active playing fields, a multipurpose community sports pavilion, combined netball and tennis courts and informal path network and play spaces. The layout and orientation of key elements and the relationship with the proposed school site opposite the Reserve are designed to maximise community use, and spectator amenity as well as cater for a variety of activities.

The Armstrong Creek East Precinct District Sports Reserve will be the first piece of sport and recreation infrastructure to be developed in Armstrong Creek and will set a benchmark for future sports facilities in the area. The quality and success of facilities and infrastructure provided at the East Precinct District Sports Reserve is critical and will set the scene for future planning, development and management of sports facilities across Armstrong Creek.


Proposed Building Concept PlanThe design of the multipurpose community sports pavilion aims to cater for the needs of a number of sporting and community groups using the facility. insideEDGE Sport and Leisure Planning and project architect, Studio B, have developed a building concept plan which incorporates the needs of key user groups and encourages external and casual users of the building by providing spaces that are accessible, functional and user friendly.

The building design is in accordance with district level sporting facility guidelines and has capacity for up to six change rooms to accommodate the needs of local sporting clubs and potential shared use by a number of sports at the same time. The design incorporates flexible meeting spaces and a 150m2 function and event space with elevated views of the playing fields.

The proposed building materials are robust and locally accessible and are in accordance with Council’s Sustainable Building Policy and Infrastructure Development Guidelines.

The following sustainable design features have also been considered during the concept design stage to optimise the performance of the building.

o Passive cooling to main social rooms, thermal chimneys drive the natural ventilation system that brings air from the sub floor space which has low level inlets.

o Double glazing to the social room focuses directly towards each of the two ovals. Glazing to the north is limited to control the buildings internal temperature during hot weather.

o Collected stormwater to underground tanks will be used for toilet flushing and may be incorporated into the heating/cooling system using heat exchanger.

o Natural lighting provided to social room, kitchen, public toilets and change rooms (skylights).o Airlock lobbies are incorporated at the two main access points into the social room and at the external entrances to

each of the change rooms.o Highly insulated composite roof panels and solid concrete floor for building insulation and thermal mass.o Recycled water to service the pavilion.

Studio B propose the use of insulated transparent polycarbonate sheeting with low solar transmission, vertical shade fins to be recycled hardwood and roofing finish to be selected for low solar absorption.

The Landscape Plan and Building Concept Design for the Armstrong Creek East Precinct District Sports Reserve are provided on the following pages.


Armstrong Creek East Precinct District Sports Reserve │ Architect Impressions

Armstrong Creek East Precinct District Sports ReserveStreet level view of proposed pavilion main entrance (view from car park)

Armstrong Creek East Precinct District Sports ReserveAerial view of proposed pavilion (north view)


Cost SummaryThe current available budget for Reserve infrastructure is $7.177m, including $6.67m from the Development Contribution Plan (DCP) and $500,000 from the Department of Planning and Community Development (DPCD) . The DCP amount is subject to incremental increases each year and by 2014 is expected to be approximately $7.4m, resulting in a likely total available budget of $7.9m (in 2014). The total cost of proposed works outlined in the above landscape plan and building concept is $10.32m based on current pricing. This presents a gap between the funding available through the DCP and DPCD, and the overall cost estimate for proposed works of approximately $3.2m.

Figure 8 provides a summary of the current project funding and infrastructure provision and the likely funding gap to be considered by the City of Greater Geelong and project partners.

A detailed analysis of proposed DCP funded infrastructure and the recommended works schedule proposed under the master plan is provided in Part B – Background, research and consultation findings (Appendix 5.)

The cost of key reserve elements being provided under the DCP vary from the cost estimates provided for the recommended works schedule. The recommended works schedule for the reserve was costed by the landscape architect following an analysis of the site and better understanding of the key site constraints and requirements.

Figure 8: Project funding and infrastructure provision

Proposed Reserve Infrastructure

Estimated Development Cost Allocated Funding Non-allocated /

Gap Funding

Playing fields including two turf ovals, two netball courts and associated Reserve civil works***

$3,924,967 $3,883,138* $41,829***

Community sports pavilion*** $3,030,000** $3,294,389* ($264,389)***

Play space $150,000 $0 $150,000

Basketball half court $43,730 $0 $43,730

Picnic / BBQ area $77,500 $0 $77,500

General landscaping $2,339,280 $0 $2,339,280

Multipurpose training facility $200,000 $0 $200,000

Design, administration, contingency and maintenance

$562,102 $0 $562,102

Total funding $10,327,579 $7,177,527 $3,150,051

*Project funding includes allocated 2012/2013 budgets for both DCP and $500,000 from DPCD.**Community sports pavilion estimated cost to be confirmed by QS.***Project scope to match allocated funding


Action and implementationThe Armstrong Creek East Precinct District Sports Reserve Master Plan has been developed to provide actions that are practical and realistic and considers funding for infrastructure provided through the DCP and DPCD.The implementation and delivery of proposed facility components is dependent on the final funding amount available, and the COGG capacity to fund development works outside of the project budget.

A staged approach for the development of key reserve infrastructure is recommended in line with the growth of residential development and increased demand for community facilities as the population of Armstrong Creek increases. A staged development will provide COGG with the opportunity to allocate Council funds across a number of financial years and provide capacity to consider the funding of non-essential elements such as the multipurpose training facility, play space and basketball half court in future years.

The priority actions of the Armstrong Creek East Precinct District Sport Reserve Master Plan are provided in the following table(s), as well as visually represented in the above Landscape Plan. Actions provided in the implementation plan are referenced back to the Landscape Plan.

Proposed actions have been allocated a level of priority based on their relative impact on delivering the desired outcomes. It should be acknowledged that priorities can change and are based on funding available. The presentation of new or unknown opportunities or changes in community demands can also alter priorities.

MandatoryRequired by legislation or regulation or action that must be undertaken in order for detailed planning and development to commence.

Critical Relating to risk mitigation / safety or fundamental action to ensure project implementation.

HighImportant action that contributes significantly to the development of the Reserve.

MediumAction that contributes to meeting overall Master Plan objectives.

LowAction that contributes to overall Reserve improvement activities.

OngoingAction that will require an ongoing commitment of reserve management and / or users.

The following stakeholder acronyms used to identify funding sources and delivery responsibility in the following implementation plan are defined below:

o COGG - City of Greater Geelongo DPCD - Department of Planning and Community Developmento SG - State Governmento CG - Commonwealth Governmento SSO - State Sporting Associationso Developer - Armstrong Creek Land Developer(s)o Landowners - Future Armstrong Creek residentso Nil - No specific stakeholder identified

The implementation plan provides a broad estimate of costs specific to each of the recommended actions. These actions are assessed as Mandatory, Critical, High, Medium and Low to guide Council decision making in terms of development. There are also mandatory works connected to the Master Plan that relate to Developer Contributions that have been agreed with the Developer.

Where implementation of specific recommendations requires a new budget allocation from Council, above what will be funded through Developer Contributions, a business case will be prepared and considered as part of Council’s overall annual budget process.

Refer to Attachment 1 for the Armstrong Creek East Precinct District Sports Reserve Priority Action List.

Refer to Attachment 2 for a summary of action and financial priorities.


Attachment 1 - Armstrong Creek East Precinct District Sports Reserve Priority Action List

ACTION PRIORITY PREDECESSOR STAKEHOLDER RESPONSIBILITY COST ESTIMATE

PROJECT BUDGET 2012

$ (AUS)

COGG FUNDING

REQUIRED$ (AUS)

COMMENTS

1.1 │ Confirm levels, timing and access to developer funding program

MANDATORY None COGG, DeveloperWithin available allocated organisational resources

n/a n/a

1.2 │Secure ownership of the East Precinct District Sports Reserve site and commence detailed site planning

MANDATORY NoneCOGG, Developer,

Landowners

Land transfer to be achieved within existing allocated organisational

resources

n/a n/a

1.3 │ Confirm anticipated funding commitment from DPCD including funding program requirements, access and timing

MANDATORY None COGG, DPCDWithin available allocated organisational resources

n/a n/a

1.4 │ Explore other potential funding opportunities to support the full implementation of Reserve infrastructure

CRITICAL None

COGG, DPCD, Commonwealth

Government, State Government

Within available allocated organisational resources

n/a n/a

1.5 │Undertake detailed design, documentation and tender process for development of a community sports pavilion

MANDATORY 1.1,1.2,1.3 and 1.4COGG,

Developer

$250,000(included in overall cost of

item 1.12)$250,000 $0

Project scope to meet

allocated budget

ACTION PRIORITY PREDECESSOR STAKEHOLDER RESPONSIBILITY COST ESTIMATE PROJECT

BUDGET 2012

COGG FUNDING

REQUIREDCOMMENTS


$ (AUS) $ (AUS)

1.6 │Continue discussions with DEECD regarding the planned development of school infrastructure and formalise Facility Development Principles

HIGH SDO appointment COGG (SDO), DEECD

Within available existing organisational resources

availablen/a n/a

1.7 │Through Council’s SDO, engage with key peak sporting bodies and local sports associations regarding structure of the sporting club and management and implementation of Reserve infrastructure

MEDIUM SDO appointmentCOGG (SDO),

SSO’s, leagues and associations

Within existing SDO work plan and SSO resources

availablen/a n/a

1.8 │Tender for the design and construction of two turf sports fields, lighting and supporting infrastructure

CRITICAL 1.1, 1.2, 1.3 and 1.4

COGG, Developer, Contractors $2,971,193 $1,754,620 $0

Project scope to meet allocated

budget

1.9 │Tender for the design and construction of two outdoor netball courts, lighting and supporting infrastructure

CRITICAL 1.1, 1.2, 1.3 and 1.4

COGG, Developer, Contractors $264,000 $343,491 $0

Project scope to meet allocated

budget

1.10 │Develop construction and engineering plans for all civil and landscape works including roadways, car parking, pathways and spectator areas

MANDATORY 1.1, 1.2, 1.3, 1.4, 1.5, 1.8 and 1.9

COGG, Developer

Within available existing organisational resources

availableNote: These plans are

currently under construction

n/aincluded in item

1,1n/a

ACTION PRIORITY PREDECESSOR STAKEHOLDER RESPONSIBILITY COST ESTIMATE

PROJECT BUDGET 2012

$ (AUS)

COGG FUNDING

REQUIRED$ (AUS)

COMMENTS


1.11 │Construct car park roadways, lighting and all related civil works

CRITICAL 1.10 COGG, Developer $689,774 $1,785,027 $0

1.12 │Tender for the construction of a multipurpose community sports pavilion

MANDATORY 1.5 COGG, DPCD, Developer

$3,030,000Pending final QS

figure

$3,294,389(includes DPCD

funding) $0

Includes design fees, preliminaries

and contingencies

Cost of reserve infrastructure (design and development) has reached available budget limits and additional funding will be required to deliver the following reserve elements. $7,177,527 $0

1.13 │Implement the adopted landscape plan for the site in accordance with COGG guidelines and master plan recommendations

CRITICAL Landscape Plan and planting schedule

COGG, DPCD, Developer $2,807,136 $0 $2,807,136

Includes preliminaries, contingencies

and maintenance

1.14 │Design and construct a Multi-Purpose Training Facility (Cube) suitable for cricket, netball and soccer practice, Small Sided Football and Tennis

MEDIUM

1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 1.7, 1.8, 1.9,

1.10, 1.11 and 1.12(funding dependant)

COGG, SRV $240,000 $0 $240,000


and contingencies

1.15 │Prepare site and construct children’s play area, bbq and picnic facilities and half-court basketball / tennis area

LOW

1.1, 1.2, 1.3, 1.4, 1.5, 1.6, 1.7, 1.8, 1.9,

1.10, 1.11 and 1.12(funding dependant)

COGG, Developer, Armstrong Creek

Community$325,476 $0 $325,476


and contingencies


Attachment 2 – Summary of actions and financial priorities

ACTION PRIORITY LEVELTOTAL ESTIMATED

FUNDING REQUIRED

MANDATORYRequired by legislation or regulation

$3,030,000Subject to Final QS Costs

for proposed pavilion

CRITICALRelates to risk mitigation or safety

$6,732,103

HIGHImportant action that contributes significantly to improving the usage and / or the functionality of the reserve

$0

MEDIUMAction that contributes to meeting overall Master Plan objectives

$240,000

LOWAction that contributes to overall reserve improvement activities

$325,476

ESTIMATED FUNDING REQUIREMENTS

$10,327,579


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