Asset Management Plan –Oasis Complex

Oasis Complex

Wagga Wagga City Council // Asset Management Plan // Oasis Complex // Page 2

This Supporting Section should be read in conjunction with Council’s Asset Management Plan, the Asset Management Policy (which sets out Council's philosophy of asset management) and Council’s Asset Management Strategy (which provides Council with a clear direction and goal for managing the community's $1.185 billion (as at June 2010) worth of assets).

The following map provides details of the Oasis Aquatic Centre.

Size of the Oasis ComplexThe Oasis Complex has seven pools, both indoor and outdoor, including the Wave Ball pool, which is unique to Wagga Wagga. The complex uses approximately 6ML of water each year and is approximately 6,000m2 in area.

The complex includes a 350m2 playground, a liberty swing, BBQ area and picnic tables. There is approximately 250m2 of shade sails surrounding the outdoor pools. There are traditional amenity type shower rooms and 3 family change rooms with a shower.

There is a café (which is leased) within the complex where food is stored, prepared, cooked and sold. There is a dining area out the front of the café.

Bolton Park Stadium, which is part of the complex is a 2 basketball court stadium.

1 Current Asset Base

Oasis Complex

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Challenges of the Oasis ComplexAir Conditions

The requirement to heat pools and maintain an acceptable air temperature and quality in the Oasis complex is an ongoing challenge because of the fine balance between the pool temperature being too hot or cold and this temperature affecting the humidity, temperature and conditions throughout the complex. Slippery tiles are also an ongoing challenge facing staff and customers.

Maintenance Planning

The specialised equipment used in the Oasis complex makes maintenance and even minor repairs a challenge. Some parts can only be sourced from overseas or from one supplier in Australia. This means the technical expertise required on many occasions is not in Australia.

Long opening hours and the complex being open every day except Good Friday and Christmas Day makes large scale maintenance on the pools and plant a challenge. To perform large scale maintenance, for example replacing pump seals and expansion joins and pulling apart boilers, the Oasis or at least part of the complex needs to be closed to the public. It is challenging to manage the maintenance requirement and balance customer expectations.

Since the Oasis complex was constructed in 2003 the Wagga Wagga region has experienced extended periods of low rainfall and drought conditions. With higher rainfalls and storms in the region in 2010 the Oasis grounds arecurrently saturated. This and the close proximity to the Murrumbidgee River pose a risk to the structural integrity of the building and pools especially if the pools are required to be emptied for maintenance.

Corrosion

The chemicals used in the pool water are increasing the rate of corrosion in the building and facilities. The best methods and strategies to manage this are a challenge for management.

Oasis Complex

Wagga Wagga City Council // Asset Management Plan // Oasis Complex // Page 4

2 Condition Assessment

Condition Ratings Reference Sheet The condition of each asset type at the Oasis complex is audited against a rating scale which ranges from excellent to very poor. This scale is used as the basis of all assessments of the Oasis complex by Council’s Surveillance Team. The Condition Rating Reference Sheets for the following asset types are used to rate each type of asset at the Oasis complex:

Buildings

Carparks and

Recreational Assets

For details see appropriate Sections of this Asset Management Plan.

The following assets types will also be audited and rated against industry standards:

diving tower

pools

plant

pool deck

solar panels and

wave ball

Intervention LevelsTo guide Council’s response to customer requests a set of reactive triggers has been developed for each asset category. These triggers are called intervention levels and include expected response times. The following table details the intervention levels and response times for the maintenance of the Oasis complex.

Oasis Complex Intervention Levels

Service failure Inspection within 1 hour. Corrective action taken within 1 day

Graffiti Inspection and corrective action taken within 2 hours

Vandalism/breakage Inspection within 1 hour. Corrective action taken within 1 day

Contamination of water Corrective action taken within 5 minutes

Rubbish/spillage/pool deck contamination

Corrective action taken within 30 minutes

Oasis Complex

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Inspection Regime The condition and risk of the assets at the Oasis complex will be assessed simultaneously as part of the Condition Inspection Regime. This inspection will audit the condition of the Oasis complex assets against the Condition Rating Reference Sheets form the above mentioned asset types and also assess the risk based on location and usage. The Oasis complex assets will be inspected in accordance with the buildings, recreational assets and carpark inspection regime as detailed in the relevant sections of the Asset Management Plan. The inspections will be in the form of a GPS audit routine for all assets at the Oasis complex.

Ad hoc inspections will be conducted in response to customer requests, on a needs basis and where the asset degrades due to un-foreseen or unusual circumstances, like a storm event. These inspections are done onsite by trained Surveillance Officers and the results are captured in Council’s electronic mapping system (ArcGIS).

Each day Oasis complex staff inspect the facility to ensure it is fit for purpose. This inspection includes the following assets:

fences

playground

plant

diving boards

emergency equipment

change rooms (are inspected several times per day)

Oasis Complex

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Life cycle management details how Council plans to manage and operate the asset category at the agreed level of service while minimising life cycle costs throughout the useful life of the asset.

For most local government assets there are four key phases to the life cycle, namely: acquisition, operation and maintenance, renewal, and disposal.

Costs occur in each phase of the asset life cycle. It is important to attribute these life cycle costs to each phase to allow for effective decision making about how the asset will be managed.

The life cycle costs of assets include:

initial capital investment

operation and maintenance

refurbishment and renewal

administration, overheads and taxes

depreciation

capital use rate charges or rate of return and

disposal of the asset at the end of its useful life

The initial capital or investment cost of a new asset is a significant cost and often dominates the decision as to whether to acquire the asset or expand the infrastructure network. However, it is important to include all the costs associated with each phase of the asset life cycle, including ongoing operation and maintenance, future renewal and disposal.

3 Life Cycle Management

Oasis Complex

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Target Maintenance EventsThe following tables detail the target maintenance events associated with the Oasis complex annually.

Oasis Complex - Indoor Pool Target Maintenance Events

Event Target Maintenance Events per Year

Cleaning tiles 26 times per year

Minor repairs to tiles Twice per year

Minor repairs to expansion joints Every 5 years

Major repairs to expansion joints Every 5 years

Cleaning wave ball 12 times per year

Minor repairs to wave ball 12 times per year

Thermography for wave ball Once per year

Major repairs to wave ball Every 5 years

Minor repairs to lane ropes Every 2 years

Cleaning lane ropes Twice per year

Minor repairs to pool blankets Once per year

Minor repairs to rollers 12 times per year

Minor repairs to electric pool winch 4 times per year

Minor repairs to pool inflatables 4 times per year

Repairs to floor scrubber Twice per year

Repairs to pressure washer Twice per year

All Pool Target Maintenance Events

Event Target Maintenance Events per Year

Water treatment cycle 4 times per year

Minor repairs to solar panel Every 2 years

Minor repairs to pool vacuum 4 times per year

Oasis Complex

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Oasis Complex - Outdoor Pool Target Maintenance Events

Event Target Maintenance Events per Year

Cleaning tiles 13 times per year

Minor repairs to tiles Once per year

Pre-opening clean of pebble crete Once per year

Cleaning pebble crete during season 3 times per year

Minor repairs to expansion joints Every 5 years

Major repairs to expansion joints Every 5 years

Minor Repairs to diving boards Once per year

Resurface diving boards Every 2 years

Major repairs to diving boards Every 5 years

Oasis Complex - Electrical Target Maintenance Events

Event Target Maintenance Events per Year

Testing Cbus Once per year

General maintenance - Cbus Once per year

Thermo scanning - boards Once per year

General maintenance - boards Once per year

Maintenance – fans on boards Once per year

Maintenance – breaker switches on board Once per year

General maintenance – BMS/Light monitoring equipment Once per year

Software upgrades – BMS/Light monitoring equipment Once per year

* Maintenance – bulb replacement Every 5 years

* Maintenance – exit signs Every 5 years

* Maintenance – gantry lights Every 2 years

* Maintenance performed as required

Oasis Complex

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Oasis Complex Building and Grounds Target Maintenance Events

Event Target Maintenance Events per Year

Evaporative heating/cooling system service Twice per year

Re-gas of refrigerated heated/cooling system Every 2 years

Refrigerated heating/cooling system service Twice per year

Minor repairs to air recirculation system Twice per year

Air recirculation system bag entry Once per year

Air recirculation system bag distribution Every 2 years

Major cleaning of inside pool deck Once per year

Cleaning of inside pool deck 365 days per year

Maintenance of expansion joints Every 5 years

Minor repairs to inside pool deck Every 10 years

Cleaning of outside pool deck Twice per year

Minor repairs to outside pool deck Every 5 years

Major repairs to outside pool deck Every 5 years

Gutter cleaning Once per year

Roof inspections Every 2 years

Patching roof Every 2 years

Water proofing roof Every 2 years

Patching walls Every 5 years

Painting walls Every 5 years

Graffiti removal on walls Twice a year

Cleaning walls Twice a year

Cleaning carpets Twice a year

Maintenance on inflatables Once a year

Maintenance – softfall at playground Once per year

Maintenance – nuts and bolts at playground 12 times per year

Mowing, weeding and mulching grounds 20 times per year

Painting shade structures Every 10 years

Maintenance of d shackles on shade structure Every 5 years

General maintenance - fencing Once a year

Maintenance of watering system Twice a year

Oasis Complex

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Oasis Complex Plant and Equipment Target Maintenance Events

Event Target Maintenance Events per Year

Top up sand in filters Every 5 years

Internal piping repairs filters Every 5 years

Maintenance to pressure relief valves filters Once per year

Screen cleaning of circulation pumps 125 times per year

Repairs to piping on circulation pump 12 times per year

General maintenance – circulation pump 12 times per year

Maintenance – seals on circulation pump Every 5 years

Maintenance – impellas on circulation pump Every 10 years

Screen cleaning of sump pumps 5 times per year

General maintenance – sump pumps Twice per year

Maintenance floats – sump pumps Every 5 years

Maintenance – 5 way valves – chemical dosing equipment

4 times per year

Maintenance – pumps – chemical dosing equipment

Twice per year

Maintenance – piping – chemical dosing equipment

Once per year

Maintenance – floor – chemical dosing equipment Every 10 years

General maintenance – chemical dosing equipment

Twice per year

Maintenance – blowers - boilers Every 2 years

Maintenance – regulators - boilers Every 2 years

Maintenance – seals - boilers Every 5 years

General maintenance - boiler Every 2 years

Clean fuel - boiler Every 2 years

Maintenance – pressure relief valves on boiler Once per year

Maintenance – heat exchange plates Every 2 years

General maintenance - solonoids Once per year

Testing solonoids Once per year

Oasis Complex

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Bolton Park Stadium Target Maintenance Events

Event Target Maintenance Events per Year

Maintenance of leaking hoses and rubbers Twice per year

Maintenance - heating Once per year

Cleaning pads - heating Once per year

Maintenance on winches Once per year

Inspect winch cables Once per year

Light sand and seal - floor Once per year

Full sand, reseal and reline - floor Every 10 years

Cleaning - floor 365 times per year

Maintenance – backboard rings Every 5 years

Maintenance – backboard nets Every 2 years

Maintenance – backboard Every 5 years

Maintenance – backboard bushes Every 5 years

Patching walls Every 5 years

Painting Every 5 years

Graffiti removal Twice per year

Cleaning walls Twice per year

Cleaning gutters Once per year

Roof inspections Every 2 years

Patching roof Every 2 years

Thermo scanning - electrical Once per year

General maintenance - electrical Once per year

Breaker switches on/off Once per year

Fluro lights Every 5 years

Hall lights Every 2 years

Cleaning seating 26 times per year

General maintenance seating 26 times per year

Garden/lawn 20 times per year

Cleaning carpets Twice per year

Renewal A detailed work plan for the renewal of the Oasis complex is developed annually to support this Asset Management Plan. This renewal program is prioritised based on condition and risk.

Oasis Complex

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Disposal Where the disposal of an asset incurs a cost, Council currently includes the cost to dispose of an asset in the unit rate of that asset type. As Council moves towards strategic asset management this cost will be captured separately. The Asset Management Plan will be updated to reflect this change as it occurs across the asset types.

When the Oasis complex disposes of an asset, an incomes often results. The income varies depending on the asset type and the market for the asset at the time.

Oasis Complex

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4 Level of ServiceThe Asset Management Plan for 2011 has been developed based on data collation, research outcomes and the results of Council’s internal stakeholder engagement process.

The next stage of the process is to ask the community to identify which asset condition is satisfactory to them. This will begin with an extensive community consultation process. The consultation will be in the form of a community survey which will be conducted online, at community gatherings, through focus groups and stakeholder meetings. The survey will use new technology, be based on images and a simple selection process. The outcomes of the consultation will form the foundation for true community engagement to occur in relation to the management of infrastructure across the Wagga Wagga LGA, in particular the development of agreed levels of service, supported by Council and the community.

As Council gathers data from the community about the level of service for each asset category the outcomes will be integrated into the Asset Management Plan.

Until the outcomes of the community engagement are known Council will provide costings to achieve an average level of condition for each asset category and use this as the level of service.

The Oasis has engaged the users of the facility in a variety of ways since it began operation. The data gathered relates to the amenity of the facility but are worthy of note in this Asset Management Plan. The following issues are raised as concerns of customers consistently throughout the engagement processes:

tile surface

lack of shade outside and

internal atmosphere

Oasis Complex

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5 Financial Considerations

Current Liability Council’s current liability of each asset type is the expenditure required to ensure the condition of entire network of infrastructure is average or above.The current liability of the Oasis complex is estimated to be $4,828,000 (in 2010 dollars). This relates to the Bolton Park Stadium which currently has sections of the building which have a condition rating of poor and very poor.

Projected Annual Maintenance CostsFor Council to achieve the target maintenance events as detailed in Section 3 of this Asset Management Plan, the projected annual maintenance budget for the Oasis complex is estimated to be $434,337 (in 2010 dollars). This estimate was developed by Council’s Asset Management Planning Team and the Management of the Oasis complex in 2010. It is a first principle estimate and is expected to vary as Council improves its asset management process and strategies. The following table provides further details of the costs associated with maintaining the Oasis complex each year:

Oasis Complex Projected Maintenance Costs

Category Projected Annual Maintenance Costs

Indoor pool maintenance $29,794

Outdoor pool maintenance $14,045

All pool maintenance $21,000

Building maintenance $196,358

Plant and equipment maintenance $91,410

Electrical maintenance $16,810

Maintenance - grounds $9,800

Stadium maintenance $55,120

Oasis Complex

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Required Increase to Annual Maintenance Budget perAdditional Unit As the asset base increases it is important to ensure that the annual maintenance budget also increases. The following table details how much per unit the annual maintenance budget for the Oasis complex would need to increase if more assets were added to the facility.

Oasis Complex Maintenance – Additional Budget Required for Additional Assets

Category Maintenance Costs per Year per Unit

Carpet $2 per m2

Air recirculation system $600

Air recirculation system - unit $87

Evaporative system $2,400

Refrigerated system $300

Inflatable $600

Inside pool deck $41.50 per m2

Outside pool deck $24.52

Galvanised roof $0.68 per m2

Walls $0.8 per m2

Monitoring BMS and Lighting $1,400

Boards $1,280

Cbus $200

Light $258

Playground $200

Shade Structures $5 per m2

Lawn $1 per m2

Fence $200 m2

Sprinkler system $600 per system

Boilers $2,250

Filters $1,380

Heat exchangers $150

Oasis Complex

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The following table continues to detail how much per unit the annual maintenance budget for the Oasis complex would need to increase if more assets were added to the facility.

Oasis Complex Maintenance – Additional Budget Required for Additional Assets

Category Maintenance Costs per Year per Unit

Pumps - sump $320

Pumps – circulation $2,820

Soloniods $400

Pool vacuum $4,000

Solar heating $200 per panel

Swimming pools expansion joints $26 per m

Indoor pool floor scrubber $1,000

Indoor pool - inflatables $1,200

Lane ropes $2 per m

Pool blankets $0.5 per m2

Tiles $3 per m2

Pebblecrete $7 per m2

Stadium backboards $550

Stadium roof $3.5 per m2

Winches $200

Stadium floor $18,300

Oasis Complex

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6 AssumptionsThere are some generic assumptions made in the management of assets in Wagga Wagga City Council, these are found in the Asset Management Plan.