ITEM EPS04 REPORTS 1/07/13 - … · ITEM EPS04 REPORTS 1/07/13 ... Close inspection of the base...

ITEM EPS04 REPORTS 1/07/13

N O R T H S Y D N E Y C O U N C I L R E P O R T S

Report to General Manager Attachments:

Nil

SUBJECT: Proposed Upgrade to North Sydney Olympic Pool - 50m Pool Complex Facilities

AUTHOR: John Butterworth, Projects Manager and Duncan Mitchell, Director Engineering and Property Services

EXECUTIVE SUMMARY: Originally constructed in the mid-1930’s, the North Sydney Olympic Pool complex underwent a major upgrade in the late 1990’s with the construction of the 25m pool, new entry, gymnasium and café. Likewise, there have been upgrades and repairs to various elements of the pool over the years. However the building fabric continues to age and the facilities offered are in need of review to meet the expectations of present and future users. This report outlines a broad scope of works for the upgrading of the 50m pool complex and its associated facilities and the process required to begin undertaking the upgrade. RECOMMENDATION: 1. THAT Council engages structural engineers to undertake a full assessment and review of the structural condition of the 50m pool shell and surrounds. The engagement will include a full review of the structural condition reports prepared by Taylor Thomson Whitting in 1998 and again in 2007. The assessment will make recommendations on the extent of repairs and or complete replacement of the pool shell and surrounds and will form the basis of the Council’s call for Expressions of Interest for design consultancy teams to prepare concept options for upgrading the North Sydney Olympic Pool complex and associated facilities. 2. THAT Council calls for Expressions of Interest from design consultancy teams to prepare concept options for upgrading the North Sydney Olympic Pool complex and associated facilities. 3. THAT Council invites selected tenders from those teams shortlisted from the Expressions of Interest to prepare a minimum of three fully costed Concept Options for upgrading the North Sydney Olympic Pool complex and associated facilities. 4. THAT tenders received from that process be evaluated and reported back to Council. 5. THAT a customer/stakeholder survey is prepared so that pool users can have their say on what they would like to see as part of any future upgrade to the 50m pool complex and associated facilities. The survey will be part of the selected Tenderers Brief and will be undertaken by the successful consultant team prior to concept designs being prepared. Signed: Endorsed by:

Director Engineering and Property Services Endorsed by: Director Open Space and Environmental Services

Report of John Butterworth, Projects Manager and Duncan Mitchell, Director Engineering and Property Services Re: Proposed Upgrade to North Sydney Olympic Pool - 50m Pool Complex Facilities

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LINK TO DELIVERY PROGRAM The relationship with the Delivery Program is as follows: Direction: 1. Our Living Environment Outcome: 1.5 Public open space, recreation facilities and services that meet community

needs Direction: 2. Our Built Environment Outcome: 2.1 Infrastructure, assets and facilities that meet community needs Direction: 4. Our Social Vitality Outcome: 4.7 Community is active and healthy BACKGROUND History The North Sydney Olympic Pool was built on the site that had been set aside for workshops and steel work fabrication for the construction of the Sydney Harbour Bridge. Once the bridge was completed in 1932, the site was vacated and returned to government ownership. North Sydney Council acquired the site in 1934-35 and engaged the Architects Rudder and Grout to undertake the design of the pool. In March 1935, Council approved Rudder and Grout’s plans and authorised a loan be taken out to construct the pool. A loan of £32,500 pounds was advanced by the State Superannuation Board in June 1935. The construction contract was awarded to Kell and Rigby contractors and required 90% of the labourers to be relief workers living in the North Sydney area. It took 65 men 36 weeks to carry out the job with the final construction cost of the job rising to £47,000 pounds. The pool was opened on the 4 April 1936 - one year after the adjoining Luna Park site was opened. North Sydney pool is classified as a “Stripped Classical Functional Style of Architecture” comprised of decorative stucco aquatic motifs (Sea shells, sea horses, frogs and dolphins) and multi coloured textured brick. The pool is similar to other municipal pools constructed in Granville and Enfield in the 1930s which were designed by the same Architects. In 1996, a national architectural competition was announced for the refurbishment and upgrade of the pool. Hassell Pty Ltd Architects won the competition and were engaged to design the upgrade of the pool which included:

an indoor 25m recreation pool, change rooms and outdoor area located to the north of the 50m pool.

Gymnasium and restaurant along the western alignment of the existing enclosure Main entrance shop, reception, foyer, and cafe along the eastern alignment of the

existing pool enclosure.


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Work commenced in 1998 and was completed in January 2001 at a total cost of $14.6 million. The building contractors were Hansen Yuncken Pty Ltd. Pool Attendances and Revenue Over the last five years the average attendance at the pool is over 300,000 people annually with peak attendances in the January-February school holiday period. The annual revenue over the last five years generated from admissions, memberships, sales, hire and the Learn to Swim/Coaching services is outlined in the table below

Note: These figures exclude income streams into the Complex generated by the Cafe (Ripples) and Restaurant (Aqua Dining). Condition Report and Structural Advice Received on the Pool May 1998

In 1998 as part of the redevelopment of the upper section of the pool site, Council engaged Taylor Thomson Whitting Structural Engineers to undertake a detailed condition survey of the 50m pool balance tank, pool shell, pool surrounds and adjoining buildings. The report was submitted to Council in May 1998. The following information comes from that report. Olympic Pool Chamber (TTW Report May 1998) The report identified that the pool chamber and balance tank was in very bad condition with a lot of reinforcement exposed and heavily rusted. There were some diagonal cracks in the wall with indication of dampness seeping through. There were local spots of rust around valves and the anchor plate was heavily rusted. The concrete walls around the pit for 2m down are in generally good condition with some localised spots of render missing. The concrete quality of the walls from 2m to the base of the balance tank pit appears to deteriorate with a lot of render missing or flaking off. The concrete cover was assessed as being generally good. Close inspection of the base slab was not possible due to the presence of water. The valve located at the base of the pit was heavily rusted and in bad condition - immediate repair work was recommended.

Note: Repair work to the Olympic Pool Chamber was undertaken in 2000-2001 as part of the major pool redevelopment works. The Olympic Pool (TTW Report May 1998) It was identified there were many drummy floor tiles along the top edge of the deep section, as large areas of tile had delaminated from the slab. It was recommended the cover of the reinforcement should be checked when the tiles are removed. It was noted some tiles had become damaged because of relative movement between walls and floors.

Year Revenue 2007/08 $1,943,000 2008/09 $1,875,700 2009/10 $1,965,000 2010/11 $2,102,000 2011/12 $2,301,000 2012/13 is currently 9% over budgeted estimate.


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Note: Spot repair work was undertaken around the Olympic Pool in 2000-2001 as part of the major pool redevelopment works. The Childrens Pool (TTW Report May 1998) This was assessed as being in good structural condition despite cracks in the pool floor being evident. Face Brickwork (TTW Report May 1998) Most corners of the long runs of the brickwork have vertical cracks caused by growth. It was recommended that control joints should be built into the brick walls when the cracks are repaired. The face brickwork to the lower front edge of the grandstand is load bearing and movement of the grandstand relative to the brickwork and rusting of the edge of the grandstand has damaged the brickwork. It was recommended to rebuild the brickwork along this edge. Note: Spot repair work was undertaken to the face brickwork in 2000-2001 as part of the major pool redevelopment works. Reinforced concrete (TTW Report May 1998) The cracks identified over the Hall of Fame were identified as shrinking cracks. Spalling of the concrete and rusting in the reinforcement in the stair and the grandstand soffits were identified as in need of being repaired. There were existing repairs to most areas of the drummy or spalling concrete - the quality of the repairs is unknown. The worst areas that will need the most repair work re the soffits to the main entry stair - lower flight and the male change room store area. Note: Spot repair work was undertaken to the reinforced concrete in 2000-2001 as part of the major pool redevelopment works. The front edge of the grandstand needs repair therefore the brickwork will need to be removed or the edge of the grandstand rebuilt. The area of the grandstand soffit has an existing asbestos sheeting suspended ceiling that could not be inspected. The area covered by the suspended ceiling adjacent to the male Change room Store Area was inspected and found to be in good condition. The suspended ceiling is thought to have protected the concrete from the high humidity and salt air. The top side of the grandstand had one small area of exposed reinforcement. There were large areas of cracked and drummy render. Some control joints in the grandstand have opened up and the edges cracked away.

Note: No work to the Grandstand has been undertaken since the 1998 report from TTW was prepared. Steelwork (TTW Report May 1998) All existing steelwork including handrails, posts and the structural steel supporting the western stairway needs protective coatings.


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Note: Some of the steelwork around the pool has been replaced since the 1998 report from TTW was prepared. Western Stairway (TTW Report May 1998) Bolts are missing from some corrections in the bracing to the support steel. Some of the top flanges of the steel support beams are rusted and the condition of the side against the brickwork is unknown. The soffit of the slab and stairway has large areas of existing repairs. Water is penetrating the repairs in three locations. There are areas of exposed reinforcement in both slab and stair soffits. The western stair balustrade is badly cracked and should be replaced. The reinforced concrete slab and stairway has large areas of existing repair to the soffit. The previous repairs need to be checked. The exposed areas reinforcement and badly cracked edge of the stair need to be repaired (approx 10% of the surface area). Areas where water is penetrating the existing slab need to be sealed. It was recommended because of the extent of the repair and the ongoing maintenance that maybe a better solution would be to re-build this area. Note: No significant work to the Western Stairway has been undertaken since the 1998 report from TTW was prepared. Main Swimming Pool - Access Chamber around the pool under the surrounding deck (TTW Report May 1998) 80% of the bottom of the access chambers had water ranging in depth from 100mm at the shallow end to 1.5m at the deep end of the main pool. Where the concrete slab has been replaced with a Bondek slab, the old one is rubble at the bottom of the trench. Under the rubble, there are old asbestos pipes, metal brackets and bits of timber that are no longer functional and need to be removed. Concrete cover meter readings were taken every 5m along the access chamber. At the North Eastern corner there was water perhaps leaking from the main pool and wading pool that will require repair work eventually. This area was identified as needing further inspection once the concrete deck is removed. Repair of the metal caps and pipes was identified as needing to be undertaken in the next three years. It was identified that the concrete deck between the main pool and the wading pool should remain. The underside of the deck slab will require repair work especially at the construction joints. Approximately 10% of the underside of the deck will need to have spalled concrete removed, rust removed from reinforcing, exposed steel painted, and concrete made-good. Additional repair works identified:

Repair leaking pipe near NW corner of main swimming pool as this is causing the filling up of the access chamber.

Repair electrical wiring under the pool deck. Remove old pipes no long in use.


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Note: Only very minor works to the Main Swimming Pool - Access Chamber around the pool under the surrounding deck have been undertaken since the 1998 report from TTW was prepared. Structural Advice Received on the Pool July 2007 In 2007 Council re-engaged Taylor Thomson Whitting Structural Engineers to undertake an identical survey to the one undertaken in 1998. This investigation was carried out on 5 July 2007 and the report prepared for Council concluded: “The Pool walls are subjected to an aggressive environment for concrete and structural steel. There are numerous areas of spalling and corroding of reinforcement to the walls and roof slab. Major corrosion of the pipes and pipe support network was also present. Water is continually leaking through the joints and into the space, further damaging the structure. It would be difficult and unwise to try and predict the lifespan of the structure. However there does not appear to be a major deterioration of the exterior of the walls and slab soffit since the previous report was prepared.” The report also described the concerns raised about the quality of the tiling and joint grouting in the pool and proposed that a temporary liner membrane be installed at an estimated cost of $100,000. This was reported to Council in the 3469th Council meeting held 2 October 2007 (Min. No.701). Installation of Liner 2008 - Repairs in 2013 In 2008 a Nylex Aqualux reinforced PVC membrane was installed in the 50m pool to address the cleanliness of the pool surface and extend the life of the pool by approximately 10 years.

In 2013 the liner was identified as being in need if significant repairs which are being scheduled for July 2013. The repair work will require the draining of the pool and its closure for two weeks. The estimated cost of the repairs is $31,000. Long Term Financial Plan 2008 and Asset Management Plan - Prepared by Altus Page Kirkland May 2011 Council engaged Geoff Ninnes Fong and Partners in 2008 to prepare preliminary costs to upgrade the 50m pool and surrounding areas. The cost estimate included:

Demolition Reconstruction of the 50m pool shell Re-tiling Balance and backwash tanks Filtration Tile replacement at Children and Toddler Pool Concourse and building repair Design and Documentation fees Design and Construction contingency Refurbishment of change room and accessories

North Sydney Council’s Long Term Financial Plan adopted by Council in 2010 identified the reconstruction of the 50m outdoor pool to be undertaken in 2018/19.


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The estimated cost at the time was $4.53 million. By 2018 the cost estimate was identified as being $5.3million due to building escalation costs.

These costs are also identified in the Asset Management Plan for North Sydney Olympic Pool Prepared by Altus Page Kirkland May 2011. Pool Maintenance and Sustainability related works scheduled for 2013 Current maintenance works for North Sydney Olympic Pool in 2013 include:

Re tiling of the 50m Pool male amenities floor and re-painting of the 50m Pool male and female amenities - Cost $33,000

Building Management System upgrade - Cost $40,000 Pool Liner Repairs - Cost $31,000 Waterproofing repairs and new floor coverings to the sundeck area were undertaken

in 2012 - Cost $48,000.

Sustainability Initiatives Installation of new cogeneration plant at the pool including the construction of a purpose built plant room is currently underway. Cost $650,000. The installation of the new cogeneration equipment and other energy saving initiatives at the pool will save Council $96,000 ($58,000 from cogeneration and $38,000 from other energy saving measures) per year in energy costs and reduce Co2 emissions by 527 tonnes per annum. Ongoing operational budget for Maintenance, Rates and Utilities charges is $760,000 per annum. Recent Council Resolutions Towards the end of 2012, there were three resolutions from Council that listed a series of options to be explored for the upgrading of various parts of the Pool complex. Council at its meeting of 22 October 2012 (Min. No. 642) resolved: THAT Council request the following information: a costing on upgrading the children's pools at NSOP. The upgrade should include new pool(s) layout including one with sloped access, water play areas, fountains, sunshade/shade sails, level family areas and outdoor warm showers.

Sundeck and Children’s’ Pools Olympic Park Hopkins Park (cnr Paul & Alfred Streets)


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Council at its meeting of 12 November 2012 (Min No. 693) resolved: THAT Council resolve to request the following:

A report assessing the viability of allowing the NSOP sun deck to be available for function hire in the evenings;

A table indicating usage of the sun deck during the day (each day, including weekends) by two hour periods;

A costing outlining the expenses required to turn the space into a multi-use facility; and A proposed fee for the hire of the sundeck in the evenings and any other additional

implications (financial, insurance etc), based on hire fees for similar venues on the harbour foreshore.

That the proposal be included as a project for consideration in the 2013/14 Budget Consider location of crèche adjacent - moving the crèche to under the sundeck/multi-purpose

deck and utilising the green grass area behind the pool cafe. Council at its meeting of 10 December 2012 (Min. No. 788) resolved: THAT plans for improvements to Olympic Park (sic) on the corner of Alfred Street South and Paul Street be included in the plans for improvement to the North Sydney Olympic Pool, with a focus on improved facilities. The name of the park is actually Hopkins Park; Olympic Park is the fully-enclosed park at harbour level, immediately adjacent to, and on the same level as, the under croft to the Sundeck and Ripples Cafe. SUSTAINABILITY STATEMENT The following table provides a summary of the key sustainability implications: QBL Pillar Implications Environment The proposed upgrade works would have little impact on the

environment with the possible exception of any redevelopment of the very small Hopkins Park (cnr Paul and Alfred Streets)

Social The proposed upgrade would have a most positive effect on the quality, quantity and accessibility of community services and recreational facilities, and on community wellbeing.

Economic The upgrade works should reduce maintenance costs in the long-term vs. constantly repairing the current aging infrastructure, and will impact on Council’s ability to undertake other projects for a period due to the high costs of what needs to be achieved.

Governance The proposed project will provide ample opportunity for all stakeholders to participate in Council’s decision-making processes, and will have positive benefits for all staff involved both short and long-term.


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DETAIL 1. Proposed Process and Scope of Works The following outlines the proposed process and broad scope of works for upgrading the 50m Olympic Pool complex and associated facilities: 1.1 Full Structural Assessment and Review The first step in the process for upgrading the 50m pool Complex and associated facilities is to undertake a full assessment and review of the structural condition of the 50metre pool shell and surrounds. The engagement will include a full review of the last structural condition report prepared by Taylor Thomson Whitting in 1998 and then again in 2007. The assessment will make recommendations on the extent of repairs and or complete replacement of the pool shell and surrounds and will form the basis of the Councils call for Expressions of Interest for design consultancy teams to prepare concept options for upgrading the North Sydney Olympic Pool Complex. 1.2 Expressions of Interest

The second step will be for Council to call Expressions of Interest (EOI) from design consultancy teams to prepare concept options for upgrading the North Sydney Olympic Pool complex and associated facilities. The brief for calling the EOI will include the following scope of works to be investigated as part of the concept development stage. The scope of works will be further refined after community consultation and the customer/stakeholder survey.

Reconstruction of the existing shell of the 50m pool; Upgrade of the general surrounds of the 50m pool; Upgrade of the adjoining children’s Pool into a contemporary water play area; Permanent stabilization of the adjoining heritage wall to the south of the 50m pool; Upgrading the existing male/female change room and amenities for the 50m pool; Upgrading the existing sun deck into a multi-purpose facility; Upgrading the existing concrete grand stand to provide sun and weather protection to

spectators; Upgrade the existing Café facility that adjoins Olympic Drive - Review storage,

services, kitchen utilities and seating requirements; Upgrade Pool storage and chemical storage facilities for the pool; Upgrade existing lighting throughout the pool complex area; Upgrading all existing services and plant that facilitate the 50m pool and its

associated facilities; Upgrading the adjoining Hopkins Park; and Explore the potential of incorporating small scale commercial aspects i.e. consulting

suites for massage, physiotherapy and other health and well being initiatives which could complement the services offered and generate income into the complex.

1.3 Invitation of Selected Tenderers

The third step will be for Council to invite selected tenders from those teams shortlisted from


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the EOI to prepare a minimum of three fully costed Concept Options for upgrading the North Sydney Olympic Pool complex and associated facilities. A tender report will be brought to Council recommending a successful design consultancy team. 1.4 Customer/Stakeholder Survey

As part of the stakeholder consultation process the successful tenderer is to prepare and undertake a survey of all key stakeholders and pool users to record what they would like to see as part of any future upgrade to the Olympic Pool complex and associated facilities. The survey will be undertaken as part of the concept design development and will be made available on line and at the pool customer service area. 1.5 Concept Design Development Up to three concept designs will be prepared by the design consultant team taking on board all the feedback from the survey consultation process and addressing the design investigation criteria set out in the project brief.

Council will be briefed on the three concepts prepared and a recommendation will be put to council on the preferred concept design. The preferred concept design will then be put on public exhibition and after public exhibition brought back to Council for modification or adoption pending the outcomes of the public exhibition period. All concepts will be fully costed by a Quantity Surveyor.

Upon adoption, the process of preparing a development application (DA) will be undertaken followed by tender and construction. Refer to Section 2 of this report. 1.6 Planning Considerations North Sydney Olympic Pool is listed as a heritage item in the North Sydney LEP 2001 and is also listed on the National Trust of Australia Register. All development concept options resulting from this report will be considered in light of the heritage significance of the NS Olympic Pool. Heritage and Planning matters will form part of the tender criteria.


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2. Program Draft program for upgrading of the 50m pool complex and its associated facilities: Activity Start Date Finish Date

1. Full Structural Assessment and Review July 2013 September 2013 2. Call Expressions of Interest (EOI) September 2013 October 2013 3. Invitation to Selected Tenderers November 2013 November 2013 4. Engage Design Consultant Team - Tender Report to

Council December 2013 December 2013

5. Undertake Customer/Stakeholder Survey December 2013 January 2014 6. Prepare Concept Designs for options and costings

prepared for Council Briefing January 2014 March 2014

7. Council briefed on Concept designs. Preferred Concept Design placed on Public Exhibition - Input from Councils Design Excellence panel sort concurrently with Public Exhibition

March 2014 April 2014

8. Preferred fully costed Concept Design brought to Council for adoption after public exhibition period - incorporating feedback where feasible. Project Budget bid for future years put into Councils budget process. Future years funding requirements outlined in Budget.

April 2014 May 2014

9. DA for preferred Concept design prepared and submitted.

May 2014 June 2014

10. Tender documentation for construction prepared - Pending Council’s adoption of budget for the project.

July 2014 November 2014

11. Tenders Called. Pending Council’s adoption of budget for the project.

December 2014 February 2015

12. Construction contract let. Pending Council’s adoption of budget for the project.

March 2015 April 2015

13. Construction Commences - Estimated time approx 18 months. Pending Council’s adoption of budget for the project.

May 2015 November 2016

Note: This is a preliminary draft program; a detailed program will be formulated once Council adopts the preferred concept.


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3. Budget $250,000 is available in the 2013/14 Capital Works Budget for the structural review, EOI and engagement of a tenderer to undertake consultation and prepare concept designs for the works. References

1. Taylor Thomson Whitting Structural Engineers - Condition Report on 50m pool balance tank, pool shell, pool surrounds and adjoining buildings. Report prepared 1998 and again in 2007.

2. Godden Mackay Heritage Consultants report North Sydney Olympic Pool. Heritage Impact Assessment and Statement of Heritage Effects. Report Prepared 1998.

3. Godden Mackay Heritage Consultants - Heritage Grant Application 2001 for North

Sydney Olympic Pool. Report Prepared 2001.

4. EPS08: Proposed liner to 50meter pool at North Sydney Olympic Pool. Decision of the 3469th Meeting of Council 02/10/07

5. North Sydney Olympic Pool Asset Management Plan - Prepared by Altus Page

Kirkland May 2011.


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Photos of Existing Facilities

Grandstand needs summer shade Lane 9 Gym Gym entry

Main Sundeck Area Sun deck area

Main Children’s Pool: note cracks and rust staining


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Photos of Existing Facilities

Water leaks

Mens and ladies Change facilities


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Existing Crèche and family change room looking out over 50m Pool

50m pool concourse areas

50m seating stand Stairs to Seating Stand


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View from top of Grandstand

Viewing bays from Olympic Drive Grass area south of pool


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View down to Childrens Pool.

Kiosk area behind childrens pool


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Sun Deck Area

Olympic Pool Courtyard Area


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Olympic Pool Courtyard 25m Pool Courtyard

Olympic Pool concourse Stairs from Grandstand to pool concourse


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Hopkins Park

Hopkins Park


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Hall of Fame

ITEM EPS04 REPORTS 1/07/13 - … · ITEM EPS04 REPORTS 1/07/13 ... Close inspection of the base...

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