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City of Port Lincoln
Site Assessment Report
Prepared by SGL Consulting Group in association with DASH Architects, Rider Levett Bucknall, FMG Engineering
and Frank Siow & Associates
www.sglgroup.net
Indoor Aquatic Facility Feasibility Review – Site Assessment Report
1 INTRODUCTION ............................................................................................................................ 1
1.1 Background ........................................................................................................................... 1 1.1.1 Early History .............................................................................................................................. 1 1.1.2 Lessons from the existing Leisure Centre ............................................................................ 1 1.1.3 Community Reference Group ............................................................................................. 2
1.2 Study Objectives ................................................................................................................... 2
1.3 Methodology ......................................................................................................................... 2
1.4 Structure of the Report .......................................................................................................... 3
2 REVIEW OF DOCUMENTS ............................................................................................................. 4
2.1 City of Port Lincoln Community Survey 2011...................................................................... 4
2.2 Community Aquatic Swimming Facility Strategy .............................................................. 4
2.3 Council Resolutions ............................................................................................................... 5
2.4 Population Health Profile ...................................................................................................... 5
2.5 Summary ................................................................................................................................ 6
3 DESCRIPTION OF POTETNIAL SITES .............................................................................................. 7
3.1 Bowling Avenue..................................................................................................................... 7
3.2 Ravendale Oval Site ............................................................................................................. 9
3.3 Mortlock Terrace Site .......................................................................................................... 11
3.4 Existing Leisure Centre Site ................................................................................................. 13
4 ASSESSMENT OF SITES ................................................................................................................ 15
4.1 Assessment Criteria ............................................................................................................. 15
4.2 Decision Grid ....................................................................................................................... 17
4.3 Qualitative Assessment ...................................................................................................... 17 4.3.1 Bowling Avenue .................................................................................................................... 17 4.3.2 Ravendale Oval .................................................................................................................... 18 4.3.3 Mortlock Terrace ................................................................................................................... 18 4.3.4 Leisure Centre ........................................................................................................................ 18
4.4 Summary .............................................................................................................................. 19
TABLE OF CONTENTS
Page 1 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
This chapter presents an introduction to the Feasibility Review and includes background to
the study, objectives of the study, methodology and structure of the report.
1.1 Background
The following background information is derived from the Project Brief prepared by the City
of Port Lincoln.
1.1.1 Early History
In the early 1980’s the City of Port Lincoln constructed and operated a Leisure Centre
complex located at the then new ‘marina’ precinct, consisting of heated indoor pools,
sauna, spa, water slide, child care facility and ancillary rooms. A gymnasium and two court
stadium was a later addition to the aquatic facilities.
Council received advice at the time that revenue from the stadium and gymnasium
operations would offset the significant operating losses being incurred by the aquatic facility.
This was found not to be the case. The facility was leased to a management company for a
period of four years with an operating subsidy from Council. Similar to many Leisure Centres,
the facility operated with a significant annual public subsidy and without capital
replacement funding being set aside by Council for future upgrade or replacement. Council
resumed responsibility for facility’s operations when the management company did not seek
an extension of its contract.
In 2001 the facility was tendered for sale and subsequently sold to a private company for
what was essentially land value, but with an encumbrance to maintain the aquatic facility as
a public swimming pool for a period of fifteen years. The encumbrance expires in November
2016. Council has been advised by the owners of the facility that at the conclusion of the
encumbrance the continued operation of the aquatic facility cannot be assured.
1.1.2 Lessons from the existing Leisure Centre
A lot of information has been acquired over the life and operations of the existing Port
Lincoln Leisure Centre. Some key lessons learnt and knowledge gained in regard to building
and operating a public aquatic facility
include:
Public aquatic facilities generally operate at a substantial loss
Quality materials and practical design are essential
It is important to minimize heating costs for water and air, and co-generational power
and heating together with solar technologies should be considered for cost-efficiency
Operational flexibility is required, with usage times and labour flexible to reflect
seasonal conditions, special events and community demand
Facility location is paramount to maximizing patronage
1 INTRODUCTION
Page 2 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Feasibility considerations must include both capital and operating revenues and costs
Funding of maintenance, componentized renewal and major capital replacement
should be identified on an asset management basis for long term financial planning
purposes.
1.1.3 Community Reference Group
In 2012 Council formed a Swimming Facilities Community Reference Group, drawing
representation from various sectors of the community, including Education, Health, Swimming
Club, Aged and Youth groups, other sports, Businesses and Council Elected Members. The
Group developed and presented to Council the Community Aquatic Swimming Facility
Strategy, which was subsequently adopted by Council.
Council resolved to proceed with a Feasibility Study for an Indoor Aquatic Facility at a site
adjacent the Centenary Oval complex, in line with the recommendation of the Swimming
Facilities Community Reference Group, recognizing the key date of expiry of the current
operating encumbrance at the existing Leisure Centre in November 2016. It has subsequently
been resolved to include consideration of other possible sites and the existing Leisure Centre
site in the Feasibility Review.
1.2 Study Objectives
The objective of the project is to undertake a feasibility review of the optimum location,
development and operation of an Indoor Aquatic Facility in the City of Port Lincoln, including
the option of acquiring and refurbishing the existing Leisure Centre site.
The Feasibility Review will provide:
An initial review of four possible sites for a Facility.[Site Assessment Report]
A concept design and feasibility assessment of a new Facility at a recommended
preferred site and alternatively at the existing marina-precinct site.
1.3 Methodology
The feasibility study involves three phases with the following tasks:
Phase 1: Project Inception
1 Project Inception Meeting
2 Document Review
Phase 2: Selection of Preferred Site
1 Potential Site Selection
2 Individual Site Assessments
3 Site Assessment Report
4 Presentation to Council
Phase 3: Feasibility Assessment
1 Key Stakeholder Interviews – both sites
2 Structural Audit of Existing Centre
3 Review of Environmentally Sustainable P&E
4 Review of Pool Design
5 Benchmarking
6 Population/Participation Analysis
7 Design Brief
8 Demand Assessment Report
9 Precinct Plans
Page 3 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
10 Concept Master Plan
11 Cost Estimate
12 Management Options
13 Operational Analysis
14 Whole of Life Costs
15 Final Feasibility Study
1.4 Structure of the Report
This Site Assessment Report presents the findings of the research conducted in Phases 1 and
2.
Page 4 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
This chapter reviews existing reports and other documents relating to aquatic facilities in Port
Lincoln.
2.1 City of Port Lincoln Community Survey 2011
Using a web based survey tool (Survey Monkey) respondents were asked to indicate whether
they used non Council facilities and services and their level of satisfaction, including the
Leisure Centre Pool. 708 responses were received with the following results:
32% had “Not Used/No Opinion”, which suggests 68% had used or had an opinion on
the pool.
The majority (57%) of respondents who had used or had an opinion of the pool were
satisfied. A further 11% reported their satisfaction level to be “above expectations”,
whereas almost a third reported their satisfaction level to be “below expectations”
These results suggest, the pool is adequate, but improvements are required to increase
satisfaction levels.
2.2 Community Aquatic Swimming Facility Strategy
This report summarised the findings and suggestions of the Swimming Facilities Reference
Group, formed to assist Council in its deliberations regarding future aquatic facilities in Port
Lincoln.
Community Survey
Council’s 2011 Community Survey included two questions in relation to aquatic facilities:
“If council developed a new community recreation centre what facilities would you like to
see incorporated?”
83% of respondents supported the inclusion of an indoor aquatic facility in a new recreation
facility.
59% of respondents supported the inclusion of an outdoor aquatic facility in a new recreation
facility.
“Where would your preferred location be for a new community recreation centre?”
Six locations were suggested:
Adjoining Centenary Oval & Schools (29% of responses)
Ravendale Sporting Complex (26%)
Within CBD (22%)
Outside CBD (11%)
Marina area (7%)
Other (5%)
Recommendations (in the Community Aquatic Swimming Facility Strategy)
2 REVIEW OF
DOCUMENTS
Page 5 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
To gain the maximum patronage an aquatic facility must be located close to schools to limit
travel time and cost, be centrally located to residential areas and have adequate parking
and drop off within close proximity to the facility.
Indoor aquatic centres with heated water are very expensive to operate. No examples of
such facilities in regional Australia have been found that operate on a break even or
profitable basis. At best examples of operational losses vary from $200,000 to $400,000.
Preliminary design options include:
25 metre 8 lane pool with minimum depth 1.2 metres to a maximum of 1.5 metres with
disability ramp
Up to 300 m2 multipurpose pool incorporating warm water pool, leisure pool and learn
to swim with beach access
Hydrotherapy pool
Office and Administration area with separate staff facilities
Entry foyer, reception and kiosk/café
Male and female change rooms with separate cubicles
Parents change room and toilets
Seating and viewing facilities
Outdoor openings for ventilation to pool decks
Water filtration and heating options
Solar heating and solar power offset options
Flexible plant and building design to support future additional uses
2.3 Council Resolutions
19 August 2013 Council resolved to endorse “the Community Aquatic Swimming Facility
Strategy as tabled and agrees with the findings of the Swimming Facilities
Community Reference Group that an indoor aquatic facility in Port Lincoln
is a necessary community asset for our regional population and if designed,
constructed, operated and funded appropriately it should be a significant
asset for the future use of the community.”
2.4 Population Health Profile
This report was prepared by Adelaide University for the Local Government Association of SA,
and relates specifically to the Councils in the Lower Eyre Peninsula Group, comprising Lower
Eyre Peninsula, Port Lincoln and Tumby Bay. Key findings relevant to the possible
development, management and operation of an indoor aquatic centre are:
Given the small numbers of people born in predominantly non-English speaking
countries, relatively few of the overseas-born population reported that they had poor
proficiency in English.
Aboriginal peoples comprise 4.4% of the Lower Eyre Peninsula Group’s population, 23%
higher than non-metropolitan areas overall. Proportions varied from 5.6% in Port Lincoln
and 2.9% in Lower Eyre Peninsula, to 0.8% in Tumby Bay.
When compared with the non-metropolitan areas overall, the Lower Eyre Peninsula
Group has 10% fewer people with a profound or severe disability, and were living in the
community.
The Index of Relative Socio-economic Disadvantage (IRSD) score indicates a similar
level of relative disadvantage in the Lower Eyre Peninsula Group compared with non-
metropolitan South Australia overall. The lowest scores are in Port Lincoln and Tumby
Bay, with a higher score, and lower relative disadvantage, in Lower Eyre Peninsula.
Page 6 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Almost a quarter (23.9%) of all children under 16 years of age in the Lower Eyre
Peninsula Group were living in low income families receiving welfare payments, the
same as in the non-metropolitan areas overall. Proportions varied from 28.2% in Port
Lincoln, to half that level in Lower Eyre Peninsula.
The estimated obesity rate for males and females in the Lower Eyre Peninsula Group is
19.3% and 17.8%, respectively.
The estimated extent of physical inactivity (39.4%) among the adult population in the
Lower Eyre Peninsula Group in 2007–08 was 4% above the average rate in the non-
metropolitan areas. Port Lincoln had a slightly above-average proportion of its
population who were physically inactive (40.6%).
2.5 Summary
1 A web based survey of 708 respondents suggested, the existing leisure centre pool is
adequate, but improvements are required to increase satisfaction levels.
2 A Community Survey conducted by Council in 2011 found that the preferred location
for a “new community recreation centre” were:
adjoining Centenary Oval and Schools (29% of responses) and
Ravendale Sporting Complex (26%)
with a further 22% supporting a “CBD location”.
3 In August 2013 Council resolved to endorse the Community Aquatic Swimming Facility
Strategy which recommended:
Assess site suitability to establish an aquatic centre on crown land adjacent to
Centenary Oval and Port Lincoln Bowling Club.
25 metre 8 lane pool with minimum depth 1.2 metres to a maximum of 1.5 metres
with disability ramp
Up to 300 m2 multipurpose pool incorporating warm water pool, leisure pool and
learn to swim with beach access
Hydrotherapy pool
Supporting amenities
Page 7 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
This Chapter reviews the four potential sites for an indoor aquatic centre.
3.1 Bowling Avenue
The Bowling Avenue site (refer Figure 3.1) is owned by Council and was formerly leased to the
Port Lincoln Bowling Club. The lease over this parcel of land has been relinquished and is
under direct control of Council.
Figure 3.1: Bowling Avenue Site
The site is located on the eastern side of Bowling Avenue. It is bounded by Centenary Oval to
the east, croquet and bowling greens to the south, and residences on the western side of
Bowling Avenue and on the northern boundary of the site.
Based on a site survey undertaken for Council, the site is approximately 139m x 44m, and
slightly irregular (5,896m2). It has a downhill slope from west to east, with a gradient difference
of approximately 5.5m. This offers the opportunity to lower the overall profile of the built
structure and/or make use of a ‘lower level’ space at the eastern end.
A traffic and parking analysis found:
1 Parking availability:
200+ spaces available at the Oval and bowling club car parks.
Shared parking with many other users.
Peak parking times of the Oval is on weekdays after school and on weekends
during football games, albeit football games are seasonal in nature.
Adequate parking is likely to be available.
3 DESCRIPTION OF
POTETNIAL SITES
Page 8 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
2 Cater for buses:
Consider a bus bay on Bowling Avenue adjacent to the Aquatic Centre building,
with a pedestrian footpath provided to link the bus bay directly to the entrance
of the Aquatic Centre building. With the subject site being immediately adjacent
to the "school precinct", the site could be accessed on foot by many school
children (school swimming activities), instead of relying on bus transport.
3 Access from the CBD:
In close proximity to the CBD and immediately adjacent to the "school precinct".
4 Future potential impacts:
Not aware of any future development impacts in the immediate area.
Residents immediately to the north of the site may have concerns about traffic
and parking impacts from the site – these will need to be carefully considered
and managed as part of the overall site design.
5 Pedestrian and cyclist access:
Good bicycle and pedestrian facilities present. A path linkage between the
Aquatic Centre site and Centenary Oval should be established to enable shared
use of car parking.
Town planning information has been obtained from Council’s planning consultant. Factors
which have to be considered are:
The subject land is zoned Regional Town Centre in the Port Lincoln Development Plan
(Consolidated 24th October 2013) as highlighted on Map PtL/5 that under Objective 1
seeks recreational facilities. A swimming pool is also an envisaged use in Principle of
Development Control 1. The subject land is also located within Policy Area 8 –
Community/Education.
An indoor aquatic facility would be assessed on its merits and as a Category 1 form of
development for public notification purposes in the subject zone. Subject to design the
application should be achievable with the areas likely to require the most
consideration being:
car parking,
height, and
transition to adjoining residential development.
The ability to ‘fit’ the facility along with an acceptable level of car parking is may be
challenging. The Development Plan car parking Table is silent with respect to this type
of facility. There is an ability to possibly have a ‘shared’ car parking facility with the
existing bowling club and Centennial oval.
Policy Area 8 also stipulates a 12.0 metre height limit (above natural ground level),
which may not be able to be achieved and would have to be justified if a new
building goes over this height.
The land holds existing use rights for recreational purposes as a bowling club and within
the subject locality there is a mix of recreational uses, school uses and residential.
The land is centrally located within the Central Port Lincoln township so has easy
walking distance to main streets, the beach and the jetty. There would also be an
opportunity for this site to take advantage of excellent ‘city’ views to the north.
The gradient of the subject land is also considered reasonable for development with
minimal cut and or fill required to provide a benched site for development of the
facility.
The building is not heritage listed so could be demolished subject to approval.
Vegetation – there are minimal trees on the subject land that could be removed
without issue.
Page 9 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Access to the site is existing but would need to be widened and formalized.
There are no Development Plan Amendments (DPA’s) that would impact the subject
land.
3.2 Ravendale Oval Site
Ravendale Oval complex (refer Figure 3.2) is owned by Council and is a large multipurpose
recreation and sporting facility. Sporting facilities include two football/cricket ovals, baseball
diamond, synthetic and grass hockey pitches, netball and tennis courts. The area proposed
to be used for an aquatic centre is bordered in red. This part of the Oval has been cleared
and has no buildings upon it.
Figure 3.2: Ravendale Oval Site
The site is located on the northern side of Windsor Avenue. It is surrounded by sporting
facilities in Ravendale Oval complex on three sides. To the south is Windsor Avenue and light
industrial properties and the Port Lincoln Racecourse.
A detailed survey has not been undertaken. Based on Google Earth the site is approximately
90m x 60m - 40m (3,700m2). It is a flat site.
A traffic and parking analysis found:
1 Parking availability:
Very large parking areas available, well in excess of 200+ spaces.
Shared parking with many other users.
Peak parking times of the Oval is on Saturdays, albeit football games and netball
games are seasonal in nature.
The existing car parks are used to high occupancies.
Additional car parking (60-70 spaces) could be provided on vacant land
adjacent to the subject site if necessary (refer to Figure 3.3). With the additional
parking provided, adequate parking is likely to be available.
Page 10 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Figure 3.3: Additional parking if required within the Oval site
2 Cater for buses:
Consider a bus bay on Windsor Avenue adjacent to the Aquatic Centre building,
with a pedestrian footpath provided to link the bus bay directly to the entrance
of the Aquatic Centre building.
3 Access from the CBD:
South of the CBD and reasonably remote from the CBD.
4 Future potential impacts:
Not aware of any future development impacts in the area, although changes to
the road network for the Lincoln Lakes development in future could see
increased traffic using Windsor Avenue as this road would become one of the
major access road between the CBD and the Port Lincoln marina.
5 Pedestrian and cyclist access:
The Parnkalla Trail is remote from the subject site. Given the distance of the
subject site from the main residential areas around the CBD, it is unlikely that
many users would walk or cycle to the facility.
Town planning information has been obtained from Council’s planning consultant. Factors
which have to be considered are:
The subject land is zoned Residential in the Port Lincoln Development Plan
(Consolidated 24th October 2013) as highlighted on Map PtL/9 that is relatively silent
with respect to this type of use but does highlight that “small scale non –residential uses
such as recreation areas that serve the local community” are envisaged uses under
PDC 1. The subject land is also located within Policy Area 4 – Southern.
An indoor aquatic facility would be assessed on its merits and would be a Category 3
form of development for public notification purposes pursuant to Schedule 9 of the
Development Regulations 2008 wherein all adjoining landowners would be written to
directly and an advert would be placed in the local newspaper. Any representors who
lodge a submission would also have appeal rights to the ERD Court. This has the
potential to possibly delay the application process but it is impossible to predict what
level of support or objection there might be to a proposal of this nature.
Subject to design the application should be achievable.
Page 11 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
The Development Plan car parking Table is silent with respect to this type of facility.
There is an ability to have a ‘shared’ car parking facility with the existing Ravendale
Sporting Complex.
The land holds existing use rights for recreational purposes as part of the Ravendale
Sporting Complex and an indoor aquatic facility would no doubt enhance the mix of
recreational uses on the subject land and locality.
There is a Masterplan for the Ravendale Sporting Complex, which highlights the subject
land was going to be dedicated for a future toilet block and Aboriginal & Horticultural
Society Building… this Masterplan would need to be reconsidered as part of the
proposal.
The land is not centrally located within the Port Lincoln township so would most likely
require vehicle access for most patrons.
The gradient of the subject land is flat so very minimal cut and or fill would be required
to provide a benched site for development of the facility.
The land remains vacant so no demolition required.
Vegetation – there are no trees on the subject land requiring removal.
Access to the site is existing through an internal sport complex access road.
There are no Development Plan Amendments (DPA’s) that would impact the subject
land.
3.3 Mortlock Terrace Site
The Mortlock Terrace site (refer Figure 3.4) is owned by the State Government and is a
triangular parcel of vacant land. It is currently for sale, with an asking price of $925,000,
Figure 3.4: Mortlock Terrace Site
The site is located on the northern side of Porter Street, between Mortlock Terrace and
Blackman Place. Residential properties abut the west and northern boundaries of the site. On
the western side of Mortlock Terrace St Joseph’s School, Port Lincoln Primary School and Port
Page 12 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Lincoln High School are located. On the south side of Porter Street is the rail yards, and north
of Blackman Place are a mix of residential, retail and commercial properties.
At the intersection of Mortlock Terrace and Blackman Place is a Council owned parcel of
land. It Is currently occupied by a community arts groups - Arteyrea Workshop.
A detailed survey has not been undertaken. Based on Google Earth the site is approximately
145m x 100m x 160m (7,250m2). It has a gentle downhill slope from east to west.
A traffic and parking analysis found:
1 Parking availability:
Potentially approximately 80 spaces could be provided within a new car park.
More parking could be made available, if additional site area, clear of the
building footprint, is provided to fit more parking in.
2 Cater for buses:
Consider a bus bay on Porter Street adjacent to the Aquatic Centre building,
with a pedestrian footpath provided to link the bus bay directly to the entrance
of the Aquatic Centre building.
3 Access from the CBD:
In close proximity to the CBD and close to the "school precinct".
4 Future potential impacts:
DPTI road. A sheltered right turn lane would be required on Porter Street for entry
to the site, which could require some localised road widening. Not aware of any
other future development impacts in the immediate area.
5 Pedestrian and cyclist access:
Blackman Place is part of the Council's bicycle route. Footpaths are available on
the main roads.
Town planning information has been obtained from Council’s planning consultant. Factors
which have to be considered are:
The subject land is zoned Regional Town Centre in the Port Lincoln Development Plan
(Consolidated 24th October 2013) as highlighted on Maps PtL/6 & 9 that under
Objective 1 seeks recreational facilities. A swimming pool is also an envisaged use in
Principle of Development Control 1. The subject land is also located within Policy Area
9 – Non-Core Retail.
An indoor aquatic facility would be assessed on its merits and as a Category 1 form of
development for public notification purposes in the subject zone.
Subject to design the application should be achievable with car parking, height and
transition to adjoining residential development being the areas that would require the
most consideration along with the awkward triangular shaped nature of the site and
the as of yet unknown Secondary Arterial Road frontage access requirements.
The ability to ‘fit’ the facility along with an acceptable level of car parking is going to
be challenging.
The Development Plan car parking Table is silent with respect to this type of facility.
Policy Area 9 also stipulates a 12.0 metre height limit (above natural ground
level),which may not be able to be achieved and would have to be justified.
The land is vacant and void of built form with no existing use rights or approvals on the
subject land.
The land is reasonably centrally located on the margins of the Central Port Lincoln
Page 13 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
township but on a busy arterial road with limited footpaths is not considered ideal (at
the current point in time) for pedestrian access.
The gradient of the subject land is reasonable for development but would require some
level of earthworks to cut from higher areas and fill the lower depression areas.
Vegetation – there are numerous trees on the subject land that could be native and as
such would require approval under the Native Vegetation Act .
Access to the site is not formally existing and would require a reasonably widened and
formalized access point and possibly a left hand slip lane in and out. It is also unlikely
that right hand turn access across double lanes heading south west would be
approved… further liaison with the Department of Planning Transport & Infrastructure
(DPTI) would be required to work through appropriate access requirements on ‘their’
road.
There are no Development Plan Amendments (DPA’s) that would impact the subject
land.
3.4 Existing Leisure Centre Site
The existing leisure centre (refer Figure 3.5) is owned by the Sarin Group. The complex
comprises three interlocking buildings, which are all self contained – the aquatic centre, the
basketball stadium and Sarin Group offices.
Figure 3.5: Existing Leisure Centre
The site is located in Lincoln Cover Marina, on Jubilee Drive. Car parking and access road
create a buffer between the leisure centre and residential properties.
Subject to negotiations yet to occur, a separate title would be created for the swimming
pool component of the property and Council would purchase the existing Leisure Centre site
for a negotiated price. The scope and cost of mechanical, hydraulic, structural and
aesthetic renewal and upgrade of the existing facility is to be examined in Phase 3 of this
Feasibility Review.
Page 14 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Preliminary plans indicate that the swimming pool building and minimal surrounding land will
occupy 3,130m2. This does not include any of the car parking areas surrounding the leisure
centre, and on-going attribution of parking to meet the Centre’s needs would need to
negotiated (probably at a cost).
This site presents an alternative to selecting a ‘green fields’ site and developing a new
swimming facility, instead involving the likely major upgrade of the existing 1980’s facility. This
will involve a different set of risks and opportunities and likely result in a community facility
with shorter asset life than the ‘build new’ approach would provide.
A traffic and parking analysis found:
1 Parking availability:
200+ spaces available.
Adequate parking would be available.
Not owned or controlled by Council and likely to be subsumed in a future
redevelopment of consolidated Sarin Group land holdings, unless otherwise
agreed.
2 Cater for buses:
Bus drop off and pick up catered for.
3 Access from the CBD:
Remote from the CBD.
4 Future potential impacts:
The future Lincoln Lakes development would see Marina Drive closed off and a
new road network established further to the west. Access to the subject site
would therefore become more circuitous.
5 Pedestrian and cyclist access:
The Parnkalla Trail passes the subject site. However, given the remoteness of the
subject site from the main residential areas around the CBD, it is unlikely that
many users would walk or cycle to the facility.
Town planning information has been obtained from Council’s planning consultant. Factors
which have to be considered are:
The subject land is zoned Residential in the Port Lincoln Development Plan
(Consolidated 24th October 2013) as highlighted on Map PtL/10 that that is relatively
silent with respect to this type of use but does highlight that “small scale non –
residential uses such as recreation areas that serve the local community” are
envisaged uses under PDC 1. The land holds existing use rights for recreational purposes
as an aquatic centre.
There is an ability to possibly have a ‘shared’ car parking facility with adjoining
recreational and hotel uses if it is considered the current facility requires expanding.
The land is not centrally located within the Port Lincoln township so access to the site is
required via a vehicle.
The building is not heritage listed so could be demolished (if the facility was to be
replaced).
Vegetation – the landscaping has already been developed around the building and
car parking.
Access to the site is existing.
There are no Development Plan Amendments (DPA’s) that would impact the subject
land.
Page 15 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
This chapter assesses the four potential sites against seven criteria using a Decision Grid
analysis tool. Each site is then assessed using a subjective or qualitative assessment.
4.1 Assessment Criteria
Criteria which can be used to assess each potential site.
CRITERIA 1: LAND SIZE
Estimate of Parking Requirement
Based on a private pool facility in metropolitan Adelaide:
60 spaces (weekdays) to 80 spaces (weekend).
Based on a public pool facility in metropolitan Adelaide:
Estimated maximum number of people at any one time during the peak hour of
approximately 300.
100 to 120 spaces.
Estimate of Building Footprint
A preliminary estimate of the area required to develop an indoor aquatic centre including
the components recommended in the Community Aquatic Swimming Facility Strategy.
Component Size (m2)
Wet Areas
25 metre x 8 lane pool with disability ramp (25m x 21m) 525
300m2 multipurpose pool 300
Hydrotherapy pool (10m x 5m) 50
Concourse (5m around all pools and 10m between main and program pools) 560
Sub Total 1,435
Dry Areas
Offices (1 x 16m2 and 2 x 10m2), 36
Administration area 20
Staff facilities 20
First Aid Room 10
Storage areas 30
Entry foyer, reception and kiosk/café 100
Male and female change rooms with separate cubicles (2 x 100m2) 200
Parents change room and toilets (3 x 5m2) 15
Seating and viewing facilities 100
Plant room 100
Crèche (not included) 0
Program room (not included) 0
Circulation (20% dry floor space) 125
Sub Total 756
Total 2,191
4 ASSESSMENT OF SITES
Page 16 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Estimate of External Areas
A preliminary estimate of the external areas surrounding an indoor aquatic centre, with the
features summarised above.
Component Size (m2)
Outdoor Areas
Setback from boundaries including landscaping (3m x 190m ie 45m x 50m) 570
Grassed outdoor space 500
Car parking, access and circulation (30m2 x 120 spaces) 3,600
Total 4,670
Total Land Areas Required
It is estimated that the total land area required to develop an indoor aquatic centre
including the components recommended in the Community Aquatic Swimming Facility
Strategy is:
Building footprint 2,191m2
External areas 4,670m2
Total 6,761m2
CRITERIA 2: AVAILABILITY OF LAND
The land must be available to be developed within the next 12 – 18 months. It may require
purchase of the land or vacant possession of land either owned or under care and control of
Council.
CRITERIA 3: COST OF LAND
The land may be required to be purchased, rehabilitated or cleared. Each of these actions
will involve a cost to Council. Clearly, the lower the cost, the more suitable the land is for
development of an aquatic centre.
CRITERIA 4: ZONING
The land must be zoned as appropriate for development of an aquatic centre. If rezoning is
required, the potential difficulties and time taken to be rezoned will have to be considered.
CRITERIA 5: COMPATIBILITY WITH ADJACENT PROPOERTIES
In addition to zoning, ideally the aquatic centre will be developed on land which is
compatible with the uses of adjacent properties. In general terms this will usually include
commercial, schools, recreation and sport uses.
As a relatively high visitor facility, locating an aquatic centre within a residential area or
adjacent to residential properties can create a nuisance for residents due to noise and traffic
movements.
CRITERIA 6: ACCESSIBLITY
Although the vast majority of users of aquatic centres travel by car, the travel time and ease
of access is important. Consequently, ideally an aquatic centre will be located close to, but
not necessarily within, residential areas. The closer the proximity of an aquatic centre to
schools, particularly primary schools, the greater the probability of it being used for aquatic
education.
CRITERIA 7: CHARACTERISTICS OF THE SITE
The characteristics of a site will affect both the design and cost of development. Factors
Page 17 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
which may have a negative impact on the cost of development include topography,
contamination, geographical features, native title, environmental sensitivity and access to
services.
4.2 Decision Grid
A comparative assessment of the four sites using a Decision Grid and the criteria listed above
is summarised in Table 4.1. Each criteria has been weighted to recognise its relative
importance in deciding the best location for an aquatic centre. The raw score is then
multiplied by the weighting to determine the weighted score.
The key points to note from this table are:
Ravendale Oval and Bowling Avenue sites are the two with the highest raw scores and
weighted scores.
Ravendale Oval has a slightly higher weighted score than Bowling Avenue.
Both Mortlock Terrace and the Leisure Centre have the same raw score. When
weighted scores are computed, Mortlock Terrace scores higher than the Leisure
Centre.
Table 4.1: Decision Grid
Bowling
Avenue
Ravendale
Oval
Mortlock
Terrace
Leisure
Centre
Criteria Wtg Raw
Score
Wtd
Score
Raw
Score
Wtd
Score
Raw
Score
Wtd
Score
Raw
Score
Wtd
Score
Land Size 10 8 80 9 90 10 100 6 60
Availability 9 10 90 10 90 10 90 10 90
Cost 8 10 80 10 80 5 40 6 48
Zoning 8 8 64 8 64 8 64 8 64
Compatibility 7 8 56 9 63 7 49 10 70
Accessibility 7 9 63 7 49 8 56 7 49
Characteristics 7 9 63 9 63 7 49 8 56
Total
62 496 62 499 55 448 55 437
4.3 Qualitative Assessment
Each potential site is assessed based on its major advantages and disadvantages.
4.3.1 Bowling Avenue
Advantages
Close to CBD
Close to schools
Central to residential areas
Good access by schools and residential suburbs
Relatively flat site
Council owned land – no cost to purchase
Within a recreation and sport “precinct”
Can achieve approximately 90 car parking spaces on-site
Existing car parking in adjacent, Council owned facilities
Page 18 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Disadvantages
Bounded by residential properties on two sides
Access via a part - residential street
Car parking on adjacent land may be required at peak swimming pool demand times
to ensure adequate off street parking
4.3.2 Ravendale Oval
Advantages
Within a recreation and sport “precinct”
Adequate existing car parking in adjacent, Council owned facilities
Relatively flat site
Council owned land – no cost to purchase
Traffic and noise unlikely to impact neighbouring properties
Disadvantages
Most users will travel by vehicle (schools and families)
Perceived to be “long way” from residential areas, and limited potential users within
walking distance
Will require use of existing parking spaces in the Oval complex, and the attribution of
up to 70 new spaces on the Ravendale complex site, reducing flexibility for future
growth of the complex’s sports facilities
4.3.3 Mortlock Terrace
Advantages
Close to CBD
Close to schools
Within residential area
Reasonable access by schools and residential suburbs
Car parking needs can be met on-site
Disadvantages
Sloping site which may require substantial cut and fill
Shape of land will require creative design of facility
Vehicular access may be a problem
Residential properties abut the site on two sides
Relatively high cost to purchase land
4.3.4 Leisure Centre
Advantages
Existing aquatic centre
Within a leisure precinct
Reasonable level of use of the site
Disadvantages
Site will have to be purchased
Site does not have space for car parking – will have to negotiate purchase or access
to adjacent car parks
Substantial (unknown) cost to upgrade the existing aquatic centre
Page 19 Indoor Aquatic Facility Feasibility Review – Site Assessment Report
Perceived to be a long way from schools and residential areas – limited users within
walking distance
Existing aquatic components do not meet expectations of proposed new facility (eg 8
lane pool)
Existing facility has design and layout limitations which may require substantial
remodelling to meet contemporary standards
4.4 Summary
Both Bowling Avenue and Ravendale Oval are suitable sites for developing an aquatic
centre. They have adequate land for the aquatic centre and associated car parking and
are relatively flat sites within recreation and sport precincts.
Anecdotal information together with the recommendation of the Council’s Community
Reference Group, suggests that Bowling Avenue may be considered as a better site as it is
closer to schools, and hence both enhances accessibility generally and reduces transport
costs for schools. Whilst this is obviously important, it is unlikely that the same facility located at
Ravendale Oval would experience significantly lower attendances and revenues,
Similarly, the perception is that an aquatic centre must be close, or central, to residential
areas, for ease of access. In practice most users travel by car, with younger users
(teenagers) cycling to the venue. In this regard, both Bowling Avenue and Ravendale Oval
have similar beneficial attributes.
In distinguishing between the advantages and disadvantages of the Bowling Avenue and
Ravendale sites:
The Bowling Avenue site is likely to achieve more alternative mode (pedestrian, bike,
bus, wheelchair, gopher, etc) travel than Ravendale will. This has the potential to
increase patronage, and will support healthy and more sustainable travel mode
choices.
The Bowling Avenue site will provide the opportunity for consolidation of journeys to
multiple destinations in the CBD.
The Bowling Avenue site was clearly favoured by the Community Reference Group.
The Bowling Avenue site can accommodate more parking within its own site than the
Ravendale site. The latter will rely on either using spaces that already nominally serve
other sports users, where the peak demands don’t coincide; and/or allocation of new
or existing spaces within Ravendale sports ‘precinct’, making them not ‘countable’ for
other future Ravendale sports facilities.
The Bowling Ave site has the potential of being extended, should that be necessary, if
the small membership of the croquet club disbands or relocates to another site.
Given the ongoing complaints about the non-central location of the existing leisure
centre over the last two decades, it is likely that “the weight of community opinion”
would favour the Bowling Avenue site to the Ravendale Oval site.
Consequently, it is recommended that the feasibility study assess the operational viability of
developing an aquatic centre on the Bowling Avenue site. In particular, the site and building
design will need to carefully consider and manage impacts on residential land to the north
of the site.