Works Committee Meeting
Tuesday 8 May 2012
Administrative Centre 30 Frances Street Randwick 2031
Telephone: 02 9399 0999 or
1300 722 542 (for Sydney metropolitan area)
Fax:02 9319 1510
Works Committee Meeting
Notice is hereby given that a Works Committee Meeting of the Council of the City of Randwick will be held in the Council Chamber, Town Hall, 90 Avoca Street, Randwick, on Tuesday, 8 May 2012 at 6pm.
Committee Members: The Mayor (S Nash), Andrews, Belleli, Bowen, Hughes (Deputy Chairperson), Matson, Matthews (Chairperson), Notley-Smith, Procopiadis, Seng, Smith, Stevenson, Tracey, White and Woodsmith
Quorum: Eight (8) members
Apologies/Granting of Leave of Absences
Confirmation of the Minutes
Works Committee Meeting - 10 April 2012
Declarations of Pecuniary and Non-Pecuniary Interests
Address of Committee by Members of the Public
W10/12 Ficus 'Hillii" Outside 18 Day Avenue, Kensington
W11/12 Buildings for our Community - Heffron Park Central Eastern Clubhouse Building, Concept Design
Notice of Rescission Motions
Works Report No. W10/12
Subject: Ficus 'Hillii" Outside 18 Day Avenue, Kensington
Folder No: F2004/07359
The grandson of the owner of 18 Day Avenue, Kensington, has written to Council on his grandfather’s behalf requesting the removal and replacement of three mature Ficus ‘Hillii’ (Hill’s Weeping figs) growing on the nature strip outside that property.
The subject trees are part of a group growing in the nature strip along Inglethorpe Avenue and Day Avenue, Kensington, and they are all more than 50 years old. All three trees are in good health and they contribute significant visual amenity to the adjacent streetscape.
The trees in question are on average 16-18 metres in height with canopy spreads of between 10-16 metres. They are all growing underneath overhead powerlines and branches have to be regularly pruned to maintain statutory clearances. In fact, the two trees in Inglethorpe Avenue have had to have the entire canopy section east of the powerlines removed to maintain those clearances.
All three trees have had to be root pruned on at least three occasions to deal with root damage to adjacent infrastructure and major root pruning was carried out some three-four years ago because of root damage caused to the adjacent public footpath.
Even though major root pruning has been undertaken on a number of occasions, tree roots continue to enter the property and are causing increasingly serious damage within the property.
There is also the ongoing issue of water ponding in the street and copious amounts of leaf litter and debris accumulating on the roadway. During the fruiting season this accumulation is considerably worse than normal. The range of problems being caused by the roots of these trees are typical for the species and as the roots increase in length and girth these issues will only get more serious and more costly to deal with. Root pruning is only ever a temporary measure that will eventually have an adverse impact on the tree’s health and vigour in the longer term, as well as allowing the intrusion of pathogens into the root system. In addition, the installation of a tree root barrier is not a feasible option with this particular species of tree.
Relationship to City Plan
The relationship with the City Plan is as follows:
Outcome 10: A healthy environment.
Direction 10b: Environmental risks and impacts are strategically managed.
Key Action: Implement policies, programs and strategies to manage environmental risks and impacts.
Financial impact statement
The cost to remove and stump grind all three fig trees and to replace them with a suitable number of super-advanced 100-litre replacement trees would be in the vicinity of $7,000 and this would come from Council’s annual tree management budget.
The range and seriousness of problems associated with these three Ficus ‘Hillii’ street trees are typical of the species and they have been tolerated by the elderly adjacent property owner for well over a decade. However, they are ongoing and increasing in seriousness and if all three trees are not removed at some point in the near future it is likely to cost Council a considerable and increasing amount of money to attempt to deal with the damage caused by the roots of these trees.
The most serious tree-related problems cannot be isolated and root pruning is only a temporary measure that has again been undertaken essentially so that the footpath can be repaired. Council’s Tree Gang arborist advises that a trench has been dug to a depth of approximately one metre all round the property boundary and that all fig tree roots above that depth have been severed. However, there are a number of very large tree roots below this level that are entering the property and actually causing a variety of damage within the building. This includes roots within the actual bathroom and running up the walls of two ground floor units. The worst affected units are those on the Inglethorpe Avenue side and this is the area where most public infrastructure damage has been done. All tree roots growing along the Day Avenue frontage and entering the property on that side have been severed, including those in proximity to the Sydney Water and gas mains. Because the eastern section of the canopies on the two trees in Inglethorpe Avenue have been completely removed to clear powerlines it is not possible to undertake any further root pruning of those trees as it would render them unstable and likely to fail.
There was a large Ficus ‘Hillii’ outside 22 Day Avenue, Kensington, which was removed only recently and if the tree on the Day Avenue frontage is removed it will have a dramatic impact on the surrounding landscape. Because most roots on this tree growing to the north have been severed to a depth of one metre and the adjacent footpath reinstated, it will be possible to retain this tree into the foreseeable future until replacement trees have become established.
That the two Ficus ‘Hillii’ (Hill’s Weeping figs) street trees growing on the nature strip in Inglethorpe Avenue adjacent to 18 Day Avenue, Kensington, be removed and replaced with an appropriate number of advanced 100-litre Waterhousia floribunda (Weeping Lilly Pillys).
Series of photographs detailing tree root damage and the significance of the three mature Ficus 'Hillii' street trees in the streetscape
Fig trees in Inglethorpe Ave have important visual amenity and prominence
The two Ficus ‘Hillii’
in Inglethorpe Ave have been heavily pruned to clear powerlines
Fig tree roots growing under Sydney Water meter adjacent Day Avenue frontage
Large fig tree root running along footpath area outside Day Ave frontage
Tree roots have dislodged the kerb and damaged the roadway in Inglethorpe Ave
Section of fig tree root under entranceway into property – now severed and removed
Large fig tree root growing underneath walkway into property in Inglethorpe Ave
Fig tree roots running adjacent to kerbline in Inglethorpe Ave
Large numbers of fig roots are evident throughout entire turfed area within property
Typical section of fig tree root within front and side of property
Large fig tree root running along footpath and into property in Day Avenue
Mass of fig tree roots travelling along brick fence in Inglethorpe Avenue
Several fig tree roots converge on corner of Day Ave and Inglethorpe Ave
Large section of fig root undermining footpath area in Inglethorpe Avenue
Large fig tree root growing under gas meters adjacent Day Ave frontage
Sewer pipe completely blocked by intruding fig tree roots
Matted fig tree roots in unit bathroom area
Fine fibrous fig tree roots growing up internal walls within 18 Day Avenue
Fig tree roots running under gas meters inside property on Day Ave frontage
Works Report No. W11/12
Subject: Buildings for our Community - Heffron Park Central Eastern Clubhouse Building, Concept Design
Folder No: PROJ/10570/2010
As part of Council’s Buildings for our Community program three new amenities buildings will be built in Heffron Park. Under State Environmental Planning Policy (Infrastructure) 2007 these buildings do not require a Development Application.
This report pertains to the first of these buildings in the park’s Central East, located adjacent to the criterium cycle track and serving multiple park users. It outlines the finalised concept for the building and the stakeholder collaboration associated with its development.
The new Multi-purpose building will provide public toilets, change rooms, storage and club specific facilities for its main user groups. The building is located at the finish line of the criterium track, and adjacent to the ovals used seasonally for soccer or cricket.
In accordance with the Heffron Park Plan of Management, distinct sections have been provided within the multi-use building for club rooms for existing and future sporting clubs on-site.
It is considered that the building will have negligible effect on neighbouring properties, due to its location within Heffron Park far from bounding streets. It also serves existing user groups rather than bringing new activities to the park.
Main user groups
The main regular users of the facility will be:
- Randwick Botany Cycle Club
- Eastern Suburbs Cycle Club
- Sydney Cycle Club
- Bondi Running and Triathlon Club
- Olympic Eagles Football Club
- Coogee United Football Club
- South East Junior Cricket Association
Representatives from each of the groups listed above were invited to Stakeholder Consultation workshops with Randwick City Council Buildings for our Community and Open Space staff, held on 18 May 2011 and 16 November 2011.
User group requirements
The cycling groups use the criterium track year round, and have extensive storage requirements associated with their activities, such as bicycles and trailers for race safety equipment.
Randwick Botany Cycle Club is currently housed underneath the nearby Des Renford Aquatic Centre grandstand, and the Eastern Suburbs Cycle Club is accommodated within a temporary storage container on site. The other user groups have no facilities at Heffron Park. Once the building is complete, the grandstand undercroft will be returned to DRAC for its use, and the temporary container will be removed.
Each user group was asked to quantify their storage requirements, with these areas forming the basis of the initial design.
The project had been allocated $600,000 under the Buildings for our Community program. A cost estimate was prepared on the floor plan prepared based on the Clubs’ requirements which featured the requested size of storage areas, plus change rooms, public toilets, canteen and meeting room. The estimate indicated that the project was likely to have a construction contact value in the vicinity of $1.28m, with consultant fees, approvals and contingencies in addition to this figure.
The floor plan was therefore subject to several amendments and revised cost estimates in order to bring the project down in value.
Final design and cost estimate
The location and final design for the building can be seen in Attachments 1, 2 and 3. It features individual storage areas for the four cycle clubs, and a shared storage area for the seasonal oval users. Public toilets and small change rooms are maintained in the design, but the canteen and meeting room have been omitted for cost reasons. A servery area has been provided to the two large cycle club areas, and to the shared soccer / cricket area, allowing packaged food and drink sales for club revenue. Generous verandahs, seating and BBQ areas still allow an active frontage and a natural gathering place for club participants.
The cost estimate for the building itself currently stands in the order of $830,000 excluding contingencies, consultant fees, approvals, and some design alterations. When exclusions are considered, the project cost is expected to rise to the order of $1,080,000. A sum of $450,000 has been allocated towards the project in Council’s 2102-13 Draft Budget - Capital Works Program, ensuring the viability of the project.
Whilst the building remains well over its original budget further cutbacks to the building are considered to jeopardise its usefulness to the stakeholders. The allocation of these additional funds will ensure the success of the development and its value to the sports clubs.
The finalised design was presented to the main stakeholder groups on 16 November 2011. Changes made to the final design as a result of that meeting were:
· Serveries provided with capped off plumbing connections for future fitout of full canteens at the lessees expense if desired.
· The change rooms relocated to the west face of the building to better serve the sporting fields.
· Storage for the sporting field users has increased, and includes a servery area for packaged food sales.
· Spectator seating has been provided for the sporting fields.
· BBQs have additional bench space, and are separated so different groups can use the facilities at the same time.
The stakeholder groups were encouraged to express their support for the final design with a submission to the General Manager by 16 December 2011. Five of the seven stakeholder groups (including all cycling clubs) responded with a submission – these are collated in Attachment 4.
Relationship to City Plan
The relationship with the City Plan is as follows:
Outcome 3: An informed and engaged community.
Direction 3a: Effective communication methods and technology are used to share information and provide services.
Outcome 5: Excellence in recreation and lifestyle opportunities.
Direction 5b: A range of sporting and leisure activities.
Financial impact statement
The project cost is expected to be in the order of $1,080,000. This is $480,000 beyond the current allocated budget of $600,000 for the project.
The allocation of an additional $450,000 towards the project in the 2012-13 Draft Budget - Capital Works Program substantially covers the shortfall between the building requirements and original allocated budget.
The new building is located at the finish line of one of only two criterium cycle tracks in Sydney and is associated with one of Australia’s fastest growing sports. It is difficult for the cycle clubs based at Heffron Park to respond to growing interest and demand without purpose built facilities.
The stakeholder consultation process associated with Heffron Park has resulted in a building that is closely tailored to the needs of its user groups at both the cycle track and the ovals. Due to budget constraints, extraneous facilities such as the canteen and meeting room were excluded from the original design. Essential storage for the trailers and dozens of bikes associated with the cycle clubs has been maintained.
As is evidenced by the attached summary of submissions, the final design outcome for the building enjoys the support of key stakeholder respondents and will transform the activities of the clubs.
That Council proceeds with design development and documentation of the Heffron Park Central East Multi-purpose Building.
Heffron Park clubhouse - Location Plan
Heffron Park clubhouse - Floor Plan
Heffron Park clubhouse - Section
Heffron Park clubhouse - Stakeholder Feedback Summary