Bill Andriske Oval Strategic Master Plan

Bill Andriske Oval

Strategic Master Plan

prepared for

Shoalhaven City Councilby

Ayling & Drury Landscape Architecture

and Locale Consulting

July 2013 Final – Issued 18.07.13

ayling drury landscape architecture

Bill Andriske OvalStrategic Master Plan Report

Contents

1. Introduction 1

1.1 Physical Setting 1

1.2 Demographic Setting 4

1.3 Sports and Open Space Setting 5

1.4 Site Use 6

1.5 Existing Facilities 6

1.6 Existing Vegetation 8

1.7 Legislative Setting 9

2. Future Use 10

2.1 Rugby League 10

2.2 Other Sports 10

2.3 Other Uses 10

3. Future Vision 14

3.1 Future Sporting Use 14

3.2 Community Use and Environmental Protection 14

3.3 Approved Building 14

3.4 Preliminary Master Plan Options 15

3.5 Stages of Implementation 17

4. Delivery Action Plan 18

4.1 Works Schedule 18

4.2 Funding Options and Opportunities 20

4.3 Management Options and Opportunities 21

4.4 Additional Studies and Investigations 21

P a g e | 1Bill Andriske OvalStrategic Master Plan Report

1. Introduction

This Strategic Master Plan Report provides background and other information to inform and support the development of a Master Plan for Bill Andriske Oval (otherwise known as Mollymook Oval). The report provides a range of background information and reviews the options for future development to meet the needs of the site over the next 20 years. The report is divided into four key sections as follows:

o Section 1: Introduction provides background information relating to the site, its sporting and planning context as well as outlining the current use of the site;

o Section 2: Future Use outlines the potential for future use including the trends relevant to the existing site users, suitability for alternative uses and demand for such;

o Section 3: Future Vision provides an overview of the future vision for the site including the examination of potential site development options that include a more significant redevelopment including the previously approved clubhouse facility, and a smaller scale redevelopment option should that facility not proceed; and

o Section 4: Delivery Action Plan which provides a staged delivery process for the preferred development option/Master Plan.

The Report should be read in conjunction with the Master Plan options which provide for the key design directions and infrastructure requirements (see Appendix B). The report and plans were exhibited in draft form during June and July 2013. A summary of the outcomes of the exhibition are provided in Appendix C.

1.1 Physical Setting

1.1.1 Location

Bill Andriske Oval, legally described as Lot 1 DP222936, is located in the suburb of Mollymook Beach, which in turn forms part of the broader urban area commonly referred to as Milton-Ulladulla. The oval has frontages to both Carroll Avenue and Mitchell Parade with pedestrian access via bush tracks to Lockhart Avenue and Donlan Road. The Carroll Avenue frontage is the main entry to the sporting field and other associated amenities. The Mitchell Parade frontage has no active uses and typically comprises of clumps of bushland with mown grass under.

A relatively large local shopping area is located to the immediate north of the Bill Andriske Oval, fronting Tallwood Avenue. This is the main local shops for the Mollymook Beach suburb. Around 100m to the east of the reserve is Mollymook Beach itself, whilst the remainder of the reserve adjoins a low density residential setting. An aerial photo of the site and its local context is provided in Figure 1, being an extract from the Shoalhaven Sportsgrounds Strategic Plan 2008-2036. Images of the site and surrounds are also provided inFigure 2 with a detailed existing site plan provided in Appendix A.


Figure 1: Bill Andriske Oval - Reserve Area**Extract from Shoalhaven Sportsgrounds Strategic Plan 2008-2036


Existing Canteen and seating area Existing amenities, bar and storage building

Eastern side of field with seating, scoreboard and mascot Western side of field with embankment, seating and building in background

Access Road at southern entry Northern entry including entry shed

Access track through vegetated area of reserve Existing vegetation in south-west of site

Figure 2: Photography of site and surrounds


1.2 Demographic Setting

1.2.1 Population growth and statistics

The Mollymook and Narrawallee areas form part of Council’s Planning Area 5, which comprises the southern portion of the Shoalhaven local government area. Like much of the Shoalhaven, the area is expected to have relatively high population growth between 2006 and 2036, being a total of almost 50% higher population over this period. On a more detailed age group basis, and relative to the use of the Bill Andriske Oval for senior active sporting activities, there is a similar increase in the number of people in the 20-29 year age group, as well as more subtle 35-40% growth in population for the 30-39 year old age groups.

Notably, as with many regional coastal areas, there is expected to be significant aging of the population over the next 20 years, with older age groups showing increases of 100 or more percent over the 2006 to 2036 period. These older age groups, particularly the 45-54 and 55-64 age groups, still have high levels of participation as sporting spectators1. Combined with the attraction of district or regional sporting activities as currently exist at the site and the general popularity of rugby league as a spectator sport, it is reasonable to assume that the site will continue to attract a high level of spectators for home games should the existing uses remain.

The population figures for the area are reflected in the table below and are based on population forecasting by Forecast ID (see http://id.com.au/forecast/shoalhaven).

Table 1: Population Growth - Planning Area 5

2006 2021 2036 # growth % growth

18,958 22,924 28,142 9,184 48.4%

Table 2: Population Growth by Age Group (Planning Area 5)

Age structure Number 2006 Number 2021 Number 2036 # Growth % Growth

0-4 years 876 1,033 1,258 382 44%5-9 years 1,106 1,197 1,450 344 31%10-14 years 1,333 1,313 1,598 265 20%15-19 years 1,258 1,141 1,392 134 11%20-24 years 592 771 911 319 54%25-29 years 592 796 912 320 54%30-34 years 870 1,007 1,178 308 35%35-39 years 992 1,127 1,389 397 40%40-44 years 1,281 1,236 1,536 255 20%45-49 years 1,433 1,362 1,629 196 14%50-54 years 1,351 1,533 1,816 465 34%55-59 years 1,432 1,906 2,145 713 50%60-64 years 1,420 2,166 2,474 1,054 74%65-69 years 1,369 2,008 2,461 1,092 80%70-74 years 1,109 1,678 2,218 1,109 100%75-79 years 980 1,218 1,788 808 82%80-84 years 605 851 1,243 638 105%85 years+ 361 584 748 387 107%

1 See Spectator Attendance at Sporting Events, 2009–10 (Australian Bureau of Statistics Catalogue Number 4174.0)


1.3 Sports and Open Space Setting

1.3.1 Sportsgrounds Strategic Masterplan 2008-2036

The Sportsground Strategic Masterplan 2008-2036 (the Sportsground Masterplan) was developed to identify and plan for the growth in quality and number of sporting facilities in the Shoalhaven over a 25-30 year period. Bill Andriske Oval is identified in the Sportsground Masterplan as being a “district” level facility. It identifies that the site is used for senior rugby league in the winter season. No other users are identified.

The plan identifies potential future directions for site as follows:

o Environmental constraints limit the future expansion of the site;

o The identification of a compatible summer use to create greater utilisation of the infrastructure;

o Investigate options to improve car parking capacity; and

o Upgrade of the existing amenities facility is needed to meet user and spectator needs.

The document also recommends infrastructure improvements including irrigation, spectator shade and amenities improvements. No change to this existing situation appears to have changed since the plan was produced.

1.3.2 Public Open Space Plan

Council’s Public Open Space Plan provides for a range of management and design requirements that are associated with passive and active open spaces. With respect to sportsgrounds, the following requirements are identified for district level facilities:

o Entrance road – sealed, kerb, gutter;

o Car park a minimum of 20 spaces per field * plus disabled parking provision – sealed;

o Mini bus parking area;

o Minimum x2 (preferably more) full sized fields (side by side with cricket wicket in the middle between the fields)based on NSW Sport and Recreation Guidelines) North-South orientation of long axis;

o Sporting field – including provision of drainage and turf;

o Irrigation (subject to geo-technical site conditions);

o Floodlights for sporting field – Competition standard (100 lux);

o Vehicle barriers to prevent car access to grounds;

o Toilets x1 male/disabled and x1 female/disabled (per field)*;

o Canteen (15sqm);

o Storage space (18sqm);

o Referee room;

o Change rooms x1 male and x1 female (25sqm each)* with one shower in each;

o Seating x8 bench seats @ 3m or tiered equivalent; and

o Signage (Name of venue and statutory sign).

*These items may vary subject to site and facility layout

The plan does not identify specific needs for any particular fields and it is noted that these requirements are generally been met by the existing field and associated infrastructure. Notable exceptions include that only one field is sited at the locality and the site does not have permanent irrigation.


1.4 Site Use

1.4.1 Who are the Site Users

Bill Andriske Oval is managed under a “Management Committee” arrangement (under Section 355/377 of the Local Government Act 1993) and is formally known as the Mollymook Oval Management Committee. There is only one user of the site, being the Milton-Ulladulla Bulldogs Rugby League Football Club (the Club). The Club is understood to field three senior men’s and one senior women’s teams which play at the site. Junior teams play in Ulladulla, but may utilise the facility for major games such as semi-finals or finals.

It is understood that the club are happy with existing facilities with the exception of the existing amenities block. Approval has been granted for a new single storey amenities and club room facility to be built into the existing embankment adjoining the western side of the field. A second storey to the facility has been designed but no approval has been granted (a development application for the second storey was withdrawnprior to determination).

There is no formal agreement with the club for use of the site, and both licence and lease arrangements (with appropriate public access arrangements) could be considered given the sole use of the facility. It is understood that the club would be happy to enter into a lease arrangement for the new building or reserve subject to agreement of terms.

While no other user groups have been identified as utilising the site at the current time, it is understood that the management committee have approached other groups to share in use of the site but none have been ongoing. As the size and topography of the site limits the size of the field/oval, use as a cricket oval (or similar) is not currently possible and the existing use of the site during the winter period for rugby league mean that there are limited other options available. It is understood that touch football has been played at the oval over summer periods in the past, but is currently played at the Frogs Holla sports grounds in Miltonand has not been present at Bill Andriske Oval for some time.

Options have also been investigated for other non-sporting uses, such as community group use and the like. In this regard, a recent approach has been made by the Milton Ulladulla Lions Club (the Lions Club) for storage and club space in the area and Council have indicated that Bill Andriske Oval may be an appropriate location. The Lions Club requirements include:

o Suitable road access;

o Reasonable access to water, sewerage and electricity services;

o Covered or indoor parking for 3 caravans, 1 truck, 2 cold storage trailers and 1 merry-go-round;

o Meeting space for 15 persons;

o Car parking for meeting attendees;

o 9m2 of office space for administration, photocopying etc; and

o 55m2 of undercover and secure storage space for equipment.

These needs could be accommodated on the site with an appropriate location for the parking of caravans etc having been identified in the Master Plan options. However new spaces would be required for office and meetings rooms and equipment storage within a new building as there is not sufficient space in the existing buildings on the site.

1.5 Existing Facilities

This section provides a brief review of the existing facilities and their condition. Table 3 also provides a summary of assets located on the site including age, condition and quantity/size and the Existing Site Plan at .

Field: The site contains an existing full size football ground with a long-axis angled around 300 to the east of north which is generally seen as being acceptable for football genres. The field is understood to be used for


training, warm-up and games and the surface is in good condition owing to the relatively limited amount of use. During previous seasons where a higher level use has occurred (eg. prior to junior team games being transferred to the Ulladulla Sports Park), deterioration of the field has occurred by the end of the winter season. The use of the field is supported by a basic drainage system and field lighting. Irrigation is undertaken by a manual sprinkler system.

Buildings: An existing amenities block is in relatively poor condition and does not relate well to the field or remainder of the reserve. The amenities block is understood to have been extended around 20 years ago to provide for change room facilities. Two smaller “entry gate/ticket sheds” exist at the two vehicle entry points along Carroll Avenue, also being in relatively poor condition. A small “bar/canteen” area also exists with two small covered former player sheds on the embankment on the western side of the field. The structure is again is relatively poor condition and is unsympathetic to the surrounds. A small official’s box is located on the western side of the field at the half-way line. The structure is in relatively good condition.

Vehicle access: A sealed access point and car parking area allows for relatively good access for vehicles. A secondary vehicle access is unsealed and leads to open grassed areas in the northern portion of the site. It is understood that vehicles park around most of the ground to watch games and access to grassed areas is therefore unrestricted with the exception of part of the western side of the field where an embankment is lined with seating and vehicle access is impractical. Emergency vehicle access to the field is provided via an access gate in the south-western corner from the existing sealed car park.

Pedestrian access: Pedestrian access to the site is possible from the two vehicle access points along Carroll Avenue. An additional pedestrian access gate is located at the southern end of the field and leads to a pathway through bushland to Lockhart Avenue and Donlan Road further to the south. This pedestrian track appears to be relatively well utilised for access to local shops to the north.

Drainage: Stormwater drainage on the site appears to comprise of relatively basic open concrete and grass channels connected by underground piping to the adjoining wetland area. Inlets are exposed in some areas and considered to be a safety hazard being located immediately adjoining the sporting field.

Table 3: Asset Condition Summary

Asset Description Quantity Age Condition

Amenities Building Brick building with corrugated iron roof. Brick extension (change rooms)

provided at a later date

Approx. 240m2 1970’s / Extension

1980’s

Poor to fair

Field Lighting Timber posts with lighting (unlikely to be 100lux level)

6 x 20m Poles with 3 Lights on each pole

Installed second hand

in 1980’s

Fair

Boundary Fence 2.4m high steel post and mesh

Approx. 670m

2 x pedestrian gate

2 x vehicle gates

2000’s Good

Seating Timber bench terrace seating

42 1990’s Poor to fair

Goal Posts Rugby League Posts 1 set (2 posts) 1990’s Good


Asset Description Quantity Age Condition

Drainage Concrete Strip Drain 100m strip drain

7 x concrete pits

2 x exposed inlets

Unknown Poor to fair

Sealed Car Parking and Access

Driveway and parking for approx. 10 vehicles

Approx. 1000m2 bitumen 1990’s Fair

Entry Sheds 2 x 2m metal shed ticket booths

2 1980’s Poor to fair

Storage Sheds Multiple sheds and containers on site

1 x shipping container (6 x 2.4m)

1 x metal shed (6 x 4m)

1980’s Poor

Canteen Part of amenities building 1 1970’s Poor to Fair

Scoreboard Timber scoreboard 1 1970’s (recently

refurbished)

Fair

PA System Timber post mounted 2 x Speakers at each end of field (club owned)

1980’s Fair

Mascot Painted Metal Bulldog on 10m pole

1 1990’s (recently

refurbished)

Good

Internal Fences and Barriers

Painted Timber with advertising signage

330m 1990’s Poor to Fair

Ground Announcer/ Time

Keepers Box

Metal structure 2 x 2m 2000’s Fair

Trees Eucalypt Species Approx. 60 mature trees Fair –requires regular

monitoring

1.6 Existing Vegetation

The existing naturally vegetated areas are of variable condition, though form part of two Endangered Ecological Communities (EECs) according to Council’s mapping (as shown in Figure 3 below). The two main areas are identified as Swamp Sclerophyll Forest and Bangalay Sand Forest. The quality of the existing vegetation appears to be compromised as a result of edge effects including weed infestation, rubbish dumping and pollution, stormwater runoff from urban areas, and introduced animals including neighbouring pets. Future proposals which impact on these areas would need to undertake detailed environmental investigations to ensure the appropriateness of the works. Interpretive signage and/or new elements


associated with pedestrian thoroughfares may also assist site users to further understand and appreciate the significance of the vegetation.

Figure 3: Vegetation Mapping

1.7 Legislative Setting

The site is owned by Council and classified as Community Land under Sections 25 and 26 of the Local Government Act 1993 (the Act). The site is further categorised as “Sportsground” under Section 36(4) of the Act and forms part of Council’s Sportsgrounds Generic Plan of Management (Sportsgrounds PoM). Section 36F of the Act, as well as the Sportsgrounds PoM, identified the “core objectives” for land under the sportsground category. These are:

The core objectives for management of community land categorised as a sportsground are:

(a) to encourage, promote and facilitate recreational pursuits in the community involving organised and informal sporting activities and games, and

(b) to ensure that such activities are managed having regard to any adverse impact on nearby residences.

In respect of this category, it would appear that the current use is consistent with the relevant core objectives for those developed areas within the fenced areas of the reserve (ie. the sportsground and it associated facilities). It is however noted that the natural areas that surround the oval are still part of the reserve and categorised as sportsground. These areas may be more appropriately re-categorised as natural areas (wetland/bushland) given the significance of the prevailing vegetation. Modification of these natural areas would also need to be considered in the context of the relevant legislation such as the NSW Threatened Species Conservation Act 1995 and the Commonwealth Environmental Protection and Biodiversity Conservation Act 1999.

The site is operated under a management committee arrangement through Sections 355/377 of the Local Government Act 1993. Whilst no lease or licence agreements exist over the site, such agreements are possible under the Sportsgrounds PoM and in accordance with the requirements of the Act.


2. Future Use

2.1 Rugby League

Trends in the sport of rugby league show continued growth in term of participation, with the Australian Rugby League Strategic Plan 2013-2017 anticipating 3% growth per annum over the plan period to see more than 700,000 active participants by 2017. At the local level, the Milton Ulladulla Bulldogs have been a strong competitor in the “Group 7” competition that covers the Illawarra/South Coast area between Albion Park and Batemans Bay. It is understood that club numbers and membership are growing and being the major rugby league team in the area, it is anticipated that this trend would continue and the use of the site for this purpose would remain.

Potential exists for growth in the club to require a secondary field, or part thereof, for the purposes of training and warm-up. This would reduce wear on the playing surface should additional future use of the playing field be required (for touch football during the summer period for example). It is also clear that the existing amenities facilities are not of a quality that may be associated with a district level facility.

2.2 Other Sports

There does not appear to be any particular demand for sporting fields in the area at the current time. The Ulladulla Sports Park, Lighthouse Oval (Ulladulla) and Frogs Holla (Milton) are all identified in the Sportsground Strategic Plan as being locations for additional and consolidated facilities. Retention of the single playing surface at Bill Andriske Oval therefore restricts any additional future use to summer sports which are possible on the rectangular field or similar.

Options for additional sporting uses include touch football (which is currently played at Frogs Holla), little athletics (also currently played at Frogs Holla) or other junior sports such as cricket that can be played on a smaller than regular field (currently played at Ulladulla Sports Park and others).

Key issues that have been identified with these uses include:

o Need for multiple fields to cater for concurrent games;

o Insufficient area for an oval field for senior cricket or AFL;

o Concern over the impacts of a cricket wicket being placed on the rugby league playing surface; and

o Over-use of the site impacting on the playing surface for the primary use of winter rugby league.

Options may also exist for the site to be utilised for athletics in the future though would require modification of infrastructure such as field-side fencing, field-side parking areas and drainage channels to install a 400 athletics track. Excavation and re-profiling of surrounding embankments is also likely to be required.

While the main existing user (the Rugby League Club) and the Management Committee have identified their willingness for other summer users to be present at the site, it does not appear that there is any demand for such as at the present time.

2.3 Other Uses

In accordance with the Sportsground Strategic Masterplan, a new amenities facility was identified for the site and has received development approval. The facility is capable of accommodating a second storey which would enable a range of uses including meetings, conference and like spaces for up to 400 people, though no approval has been received. The facility would be designed for equitable access and be designed “into” the embankment which exists at the site. Images of the originally proposed facility are provided Figure 4 and the approved facility at Figure 5.


Figure 4: Previously proposed new club/amenities facility** from Council’s Development Application tracking system and http://www.harrysprintzarchitect.com/


Figure 5: Approved club/amenities facility

Key issues that were raised by the public in response to the development application for the facility, and particularly its second storey (the development application for which was subsequently withdrawn), include:

o Traffic, parking and vehicle access;

o Noise resulting from gatherings;

o Alcohol and associated issues from intoxication;

o Visual impact from adjoining residential properties;

o Resulting intensification of use to become a “seven-day-a-week” venue/club; and

o Commercialisation of Council owned community classified land.

A number of issues were also raised with the operation of the existing facility that are not technically associated with the development proposal. These include:

o Lack of footpaths and conflict between pedestrians and vehicles on game days;

o Erection of fencing has isolated the public land;

o Need for kerb and gutter along Carroll Avenue; and

o Rubbish and other impacts from intensive short-term use that is not adequately dealt with.

In early 2013 the Milton Ulladulla Lions Club made contact with Council regarding to provision of space for their organisation. A co-share or additional use of the site for such a community organisation would provide for greater utilisation of the site and related infrastructure. The Lions Club requirements are largely related to open space for parking of vehicles and club meeting/administration space. The existing site has some limited open space areas that may be suitable and future consideration for administration and storage space could be accommodated. Opportunities for use by the Lions Club (or other similar organisation) may exist


when a new or improved clubhouse/amenities facility is provided, subject to consideration by Council as to whether this use is consistent with Council’s policies (or indeed if a new policy relating to this use is required).

While no other formal uses for the site have been identified, the need for additional community infrastructure such as a playground has previously been identified and the availability of the space as a community asset suggests that a small scale playground would be appropriate.


3. Future Vision

3.1 Future Sporting Use

The existing situation suggests that a significant increase in the use of the site for active sports is not envisaged in the foreseeable future. The site is heavily constrained by its size, topography and presence of significant vegetation surrounding the existing field. The presence of other larger multi-faceted sporting facilities in the Milton-Ulladulla area also reduces the impetus for large scale change at the site. It seems likely that the existing club would remain at the site and continue to use the facility in a manner similar to the existing situation; that is for senior rugby league games during the winter season.

Significant change or upgrade of the site is not warranted in the short term with the exception of changes as previously identified by the Sportsground Strategic Masterplan including the provision of a new/upgraded amenities facility, investigations to improve parking arrangements and identification of a potential summer season sporting use.

Any modifications should be undertaken in a way that compliments the existing situation whilst leaving scope to accommodate unforeseen uses in the future. It is therefore proposed to reinforce the existing use of the site for the purposes of rugby league as the premier facility for the area.

3.2 Community Use and Environmental Protection

In addition to use of the site for sporting activities, there are also opportunities with respect to providing improved community use and protection of significant vegetation communities. The site provides for pedestrian access between residential areas to the south and retail/commercial uses to the north. This situation should be encouraged and reinforced as a way of maintaining and increasing public utilisation of the community land and sustaining practical accessibility. Additional pedestrian access opportunities may also be investigated to provide pedestrian connectivity between Forest Way/Carroll Avenue in the west and Mitchell Parade/Mollymook Beach in the east.

Opportunities also exist to provide some form of play equipment or more formalised play ground that could further enhance opportunities for public use of the site. Opportunities for community groups, such as the Lions Club, should be explored given the limited sporting opportunities for the site and pending assessment by Council as to the appropriateness of this use.

Areas of identified environmental significance could be enhanced to improve the condition of the vegetation communities. Opportunities may exist to provide better interaction between these areas and the community, such as boardwalks, viewing areas and improved walking track / interpretative signage. It is appropriate for the reserve to be dual categorised to ensure these areas can be appropriately listed under the “Natural Areas” category Plan of Management.

3.3 Approved Building

The proposed new amenities facility was approved and is current for the period of 22 February 2011 to 22 February 2016. Discussions with Council and the Rugby League club indicate that implementation of the facility during this time may not be possible due to funding not being available.

A review of the facility and its locality / siting has been undertaken as part of the master planning process. A number of issues have been identified including:

o Safe and legible access to the toilets and around the building for the general public, particularly if the existing public toilets are to be removed and the facility is to act as general public amenities;


o Security of the building should public access be required to the public toilets and the potential for anti-social behaviour within the building in these circumstances when the building would generally be unoccupied;

o Impact of the building on existing spectator viewing areas, particularly from the existing western terracing which is the main viewing location for games;

o Extent of cutting and steep grades at northern and southern ends of the proposed building which could result in erosion and safety concerns;

o Positioning of the building in relation to the field - being off-set from the centreline; and

o Limited capacity for the roof to provide for spectator viewing as a result of it being a flat roof.

Whilst the need for improved facilities has been recognised within Council’s Sportsground Strategic Masterplan and is supported in this review, key issues identified above are of concern to the future direction of the site and may need to be addressed at the time of implementation.

3.4 Preliminary Master Plan Options

In the event that the approved development isn’t constructed within the approval period (or the next 20 years more generally), two concept options have been prepared to explore the potential future of the site with and without the currently approved building. These options are provided in Appendix B and summarised below.

3.4.1 DA Approved Option

The DA Approved Option is the more intensive development option, incorporating the approved clubhouse/amenities facility (though not the previously proposed second floor). Key improvements would include:

o Provision of formalised on-street parking, new parking along the access road and increased internal car park size to provide sufficient car parking arrangements to meet likely increased future demand;

o Improved landscape planting and arrangements to better define areas, reduce extent of regular mowing/maintenance and to soften the exterior of the site between the sportsfield and adjoining significant vegetation/wetland (reducing edge effects);

o Improved and more legible pedestrian pathway system to better connect key areas such as the bush tracks to the south, public amenities and retail shops to the north whilst providing separation from vehicles;

o Provision of new spectator seating in front and to the north of the proposed clubhouse/amenities facilities, as well as on the eastern side of the field to replace the previous terraced seating being removed for the new building

o Modification of the field location to align the field more centrally with the main spectator area, and enable a new warm-up/training area to the south of the existing field;

o Semi-formalised vehicle parking areas at the northern and southern ends of the field to enable game viewing from cars in a more structured way;

o Provision of a space suitable for secure club storage, such as the type of facilities that may be used by the Lions Club as discussed in Section 2.3. This area is located adjoining the expanded internal car park on relatively flat land that would become more accessible when the existing amenities facility is removed; and

o Provision of a new playground located in the northern portion of the reserve which has good passive surveillance and is located on the proposed pedestrian link between the residential areas to the south and shops to north.

Further details are provided in the Master Plan - DA Approved Option drawing at Appendix B.


Should the second floor of the proposed clubhouse/amenities facility be developed, much of the south-western portion of the site, as well as the grassed area at the southern end of the field, is likely to be required for car parking purposes to cater for the 400+ person event capability of the building.

3.4.2 Alternative Option

The Alternative Master Plan Option is the less intensive development option by utilising many of the existing areas and making more subtle changes to enable progressive improvements as required. This option does not incorporate the previously approved clubhouse/amenities facility, but instead seeks to implement an alternative new but smaller building in a similar location to existing. Key improvements would include:

o Provision of formalised on-street parking and a new on-site parking area to replace the existing car parking area which would be removed to enable a new amenities and clubhouse building;

o Implementation of a new amenities and clubhouse building adjoining the south-western corner of the field with direct access to the warm-up and playing field;

o Improved landscape planting and arrangements similar to the DA Approved Option to better define areas, reduce extent of regular mowing/maintenance and to soften the exterior of the site between the sportsfield and adjoining significant vegetation/wetland (reducing edge effects);

o Improved and more legible pedestrian pathway system similar to the DA Approved Option to better connect key areas such as the bush tracks to the south, public amenities and retail shops to the north whilst providing separation from vehicles;

o Provision of a new terraced seating / embankment arrangement to assist the useability of the existing slope located along the north-western edge of the field. The design will enable improved access for maintenance and reduced potential for erosion from water runoff;

o Modification of the field location to align the field more centrally with the main spectator area, and enable a new warm-up/training area to the south of the existing field;

o Semi-formalised vehicle parking areas at the northern and southern ends of the field as per the DA Approved Option, as well as behind the terraced seating area to the west of the field, to enable game viewing from cars in a more structured way;

o Provision of a space suitable for secure club storage, such as the type of facilities that may be used by the Lions Club as discussed in Section 2.3. Like the DA Approved Option, this area is located adjoining the internal car park on relatively flat land that would become more accessible when the existing amenities facility is removed; and

o Provision of a new playground located in the northern portion of the reserve which has good passive surveillance and is located on the proposed pedestrian link between the residential areas to the south and shops to north - again being similar to the DA Approved Option.

In addition, an indicative location for a 400m athletics track has been shown on this option. As discussed in Section 2.2, this would involve the relocation and modification of some infrastructure, such as fencing and vehicle parking areas.

While this Alternative Option is less intensive, it may still meet the requirements of the foreseeable usage patterns without the more extensive works and costs associated with the DA approved amenities building.

Further details are provided in the Master Plan - Alternative Option drawing at Appendix B.


3.5 Stages of Implementation

The following stages provide a methodology for delivering either option:

Stage 1: Adjustment of field location and surrounds

Given the uncertainty of the timing or option for delivery of a new amenities facility, it is recommended that initial works be undertaken to make appropriate oval arrangements that are common to both development options including the adjustment of the field location, creation of the training/warm-up area, and the introduction of improved circulation and semi-formalised parking spaces. A secure equipment storage area for an additional club could also be undertaken during this stage if required.

Stage 2: General infrastructure improvements

The second stage would involve other infrastructure improvements that are common to both options, including the car parking along the Carroll Avenue frontage, playground, pathways, and landscaping improvements.

Stage 3: Environmental improvements

The third stage would include environmental improvements such as native revegetation where appropriate, restoration of the wetland areas and (funding permitting) introduction of the new boardwalk and access through the site from Carroll Avenue to Mollymook Beach.

As possible with funding: Upgrade to amenity/clubhouse facilities and associated infrastructure

The staging of new amenity facilities would be dependent on the availability of funding. Should funding become available then a new amenity building would be progressed immediately upon availability. Associated field and other necessary infrastructure requirements would also need to be implemented at this time.

Provide a new amenities building either as per DA approval or the alternative option, including appropriate pedestrian connections, internal car parking improvements and spectator arrangements.

Once the new building is operational, the existing amenities building and other redundant structures should be removed in accordance with the appropriate master plan option.


4. Delivery Action Plan

The section provides a Delivery Action Plan as an indicative schedule and process for the development of Bill Andriske Oval (and the broader reserve) in accordance with the master plan options. The Delivery Action Plan is divided into four areas as follows:

o Works schedule and preliminary indicative costs

o Funding options and opportunities

o Management options and opportunities

o Additional studies and investigations

The Delivery Action Plan is underpinned by the objectives of Council’s Asset Management Policy being to:

o Manage Shoalhaven City Council’s infrastructure assets to best meet a balance between short-term and long-term community needs and resource restraints;

o Provide an equitable approach to the planning, delivery, operation, renewal and disposal of infrastructure assets;

o Ensure that a lifecycle approach is taken for all decisions on infrastructure assets;

o Ensure that the community is involved in determining appropriate ‘levels of service’ (quality and quantity) for physical assets and services; and

o Ensure that assets are managed in accordance with relevant legislation and the Community Strategic Plan, Resourcing Strategy and Delivery Plan; and

o Maintain a suite of Asset Management Plans (AMPs) that adequately describe to the community the plans in place for the management of infrastructure assets, and that guide Council’s staff in this management.

This Delivery Action Plan and funding recommendations will act as a corporate reference point for preparation of Council’s annual Delivery Program and Operational Plan. As such, they will also be subject to Council’s resourcing and budget processes / considerations each financial year.

4.1 Works Schedule

The following works schedules provide a description of proposed work, indicative timing and costs all within the broader staging identified in Section 3.5. A “Major Works Schedule” is provided in Table 4, and a “As Required Works Schedule” is provided in Table 5 for those items that may require replace/upgrade over the next 20 years but do not form part of the major works packages/stages.

Table 4: Delivery Action Plan - Works Schedule

Proposed Works Description Indicative Cost

Timing Stage

Field Realignment Subject to detailed design, move field approximately 10m north. Include necessary drainage and field barrier improvements

$50,000* Short-term

1

Warm-up area Establish dedicated warm-up area to the south of existing field, including returf/dressing as required, line markings and drainage

$20,000* Short-term

1



Timing Stage

Eastern circulation path

Introduce circulation path around eastern side of ground, including buffer planting where indicated

$40,000* Short-term

1

Vehicle viewing areas

Using signage, bollards &/or barriers; establish semi-formalised viewing areas for vehicles at the south and north of the ground as indicated with restrictions on access to other areas

$20,000* Short-term

1

Carroll Avenue car parking

Undertake detailed design and implement formalised and line marked parking areas along Carroll Avenue, including associated drainage and landscape works

$50,000* Medium-term

2

Playground facilities

Establish a new playground in the northern area of the site, including seating/tables


2

Landscaping Establish new buffer landscaping along Carroll Avenue to reduce impacts from lighting/games, to delineate areas and reduce ongoing maintenance


2

Native revegetation

Undertake revegetation of underutilised northern area of the park to improve water quality and reduce ongoing maintenance

$15,000* Long-term

3

Establish east-west pathway

Construction an east-west access pathway(compacted earth or gravel) including boardwalk and interpretive materials along the wetland area

$50,000* Long-term

3

Wetland restoration

Undertake extensive restoration works on the existing wetland and bushland areas to improve environmental integrity and performance

$80,000* Long-term

3

New amenities facility/clubhouse

and associated works

Implement amenities/clubhouse as follows:

1. DA Approved building including:

o Building and associated earthworks, landscape works and pathways

TBC*

As funding becomes available

o New spectator seating in front and to north of building and on eastern side of field

$30,000*

o Additional/reconfigured car parking arrangement and spaces on access road -approx. 80 spaces

$100,000*

2. Alternative building including:

Medium-termo Building, landscaping and pathways TBC*



Timing Stage

o Spectator terracing, footpath, semi-formalised car parking and associated works on western embankment

$60,000*

Other elements which may need replacement/upgrade at time of need include:

Table 5: Delivery Action Plan - Works Schedule


Timing Stage

Irrigation Field irrigation system comprising 15 metre radius pop up heads and water tanks and controls (subject to detail design)

$50,000* As required

n/a

Lighting Lighting upgrade to field lighting when required and including cantilevered poles and lighting level of min 100lux or 200lux if considered necessary at time of replacement(subject to detail design)

$75,000* As required

n/a

* SCC TO REVIEW COST ESTIMATES BASED ON SIMILAR COUNCIL WORKS CARRIED OUT.

NOTE: Cost estimates are based on industry standards and prices sourced from cost guides. Guidesinclude Cordell Landscaping & External Works 2011/2012 – Building Cost Guide & Landscape NSW & ACT Guideline Schedule of Rates Edition 14. Please note that these are indicative estimates only and revised estimates will be required specific to the Shoalhaven area during detailed design stages.

4.2 Funding Options and Opportunities

The proposed funding of the facility upgrades would be sourced from general Council funds or grants. The DA Approved facilities would appear to be outside the funding capability of Council, and whilst partial funding may be possible, implementation of the facility and associated infrastructure would require some form of grant funding contribution. Opportunities for grant funding may include State or Federal Government programs (particularly in the areas of sports / recreation or environmental works), rugby league organisations (ARL, NSW Country Rugby League and the like) or other independent grant organisations.

Resourcing of other items and the staged works outlined in Table 4 would be proposed over the three works packages. It is anticipated that the first package (Stage 1) would be undertaken in the next 3-5 years or simultaneously with the DA Approved amenities/clubhouse upgrades should they be completed during this time. The second stage and the alternative amenities building option are considered to be medium term activities, likely within a 5-10 year period. The final stage (environmental works) would be delivered in a 10+ year timeframe or as possible with grant funding assistance.

As identified earlier, this Delivery Action Plan acts as a corporate reference point for preparation of Council’s annual Delivery Program and Operational Plan. As such, it will also be subject to Council’s resourcing and budget processes / considerations each financial year.


4.3 Management Options and Opportunities

The Reserve is currently managed under a Management Committee arrangement. This type of arrangement is typically used where multiple user groups are located on a single site and day-to-day arrangements can be devolved to a Management Committee for bookings, standard maintenance and the like. However in the instance of Bill Andriske Oval, the site currently contains a single user group and the need for a Management Committee arrangement is therefore redundant. A more appropriate management option would be to provide a lease or licence arrangement over the field and buildings, whilst retaining other areas of the reserve in Council control. Given the potential for additional users to be identified over time, a licence arrangement may be the more appropriate avenue.

The site also contains significant areas of natural vegetation and wetlands which are of environmental significance. It would be appropriate for these areas to be managed by Council and to be listed under the Natural Areas categorisation and associated Generic Plan of Management.

4.4 Additional Studies and Investigations

To facilitate the implementation of this Delivery Action Plan, there are a number of additional studies and information that would be required. These include:

o Detailed design packages: It would be proposed to prepare three detailed design packages that would be suitable for tendering purposes to deliver the discrete stages 1, 2 and 3. A further detailed design package may also be required for delivery of the amenities/clubhouse building.

o Specialist detailed design for lighting and irrigation: These may be best delivered as a design/construct package as and when required.

o Traffic and Parking Assessment: Should the Approved DA Master Plan Option be pursued, it would be recommended for Council to undertake an independent assessment of the traffic and parking situation to ensure proposed parking and traffic arrangements are adequate. This may identify a lesser or greater requirement or alternative actions that could reduce game day traffic impacts.

o Safe and Useful Life Expectancy (SULE) Arborist Report: Prior to any detailed design packages being developed, it would be recommended to undertake a SULE report to assist in the identification of trees of poor or good health and how mature trees on the site should be managed.

o Environmental Management Plan (EMP): A dedicated EMP should be developed for the areas of the reserve to be excised from the Sportsground categorisation and placed into the Natural Areas categorisation. The EMP may assist in the identification of the appropriate sub-category for areas of the site.

Other studies and investigations may also be required in preparing the above, but which have not been identified as particular issues with the site at the current time. These may include natural hazards (bushfire/flood), survey, archaeological, flora/fauna and contamination assessments. The need for these would be identified during development application processes or through a Review of Environmental Factors assessment should a development application not be required (as will be the case for some works).


Appendix A

Existing Site Plan

scale 1:1000@A3July 2013

1

DESIGN NOTES

1 ENTRY GATES & TICKET SHEDS

2 BITUMEN DRIVEWAY

3 BITUMEN CAR PARK

4 BRICK AMENITIES BUILDING:Public toilets, change rooms, and canteen.

5 STORAGE CONTAINERS AND SHEDS

6 SPECTATOR TERRACE SEATING

7 CONCRETE STRIP DRAIN

8 TIMEKEEPER AND ANNOUNCER BOX

9 TEAM BENCH SEATING

10 RUGBY LEAGUE FIELD

11 SCOREBOARD

12 BULLDOG MASCOT

13 EMBANKMENT

14 NATIVE TREE GROVE

15 GOAL POSTS

16 PEDESTRIAN GATE

17 PEDESTRIAN TRACK

LEGEND

L FIELD LIGHTING

S SPEAKER

D DRAINAGE PIT

UNDERGROUND SERVICES

RESERVE BOUNDARY

PERIMETER FENCE & INTERNAL BARRIERS

BUILDINGS & STRUCTURES

WETLAND AND CREEK

1

2

3

4

5

5

6

6

6

7

8

9

9

L

L

S

L

L

L

D

DD

D

D

D

D

L

10

11

6

12

13

14

15

15

16

17

Bill Andriske Oval Existing Site Plan


Appendix B

Master Plan Options

DESIGN NOTES

1 ON STREET PARKINGFormalise approximately 70 angle car parks along Carroll Avenue with a sealed surface and line marking.

2 DRIVEWAYApprox. 13 car parks created along entry driveway to respond with demands of new development.

3 EXISTING TREE GROVE To be retained and protected. Inspect regularly for health and vigour. Replace existing turf with mulch &/or native understorey planting to reduce regular maintenance requirements.

4. WESTERN SHARED PATHConnecting new development with oval entrances.

5 APPROVED MULTI - USE FACILITY & PUBLIC TOILETSConcrete roof requires balustrade. Spectator viewing possible on eastern edge only where seats are shown. CPTED issues to be considered in relation to function of public toilets and additional club activities.

6 EMBANKMENTRemove existing seating as embankment is no longer suitable for spectator viewing due to sight lines being blocked by new development. Fencing and/or planting required at north and south building edge to protect public from steep batters created from the development.

7 SERVICE VEHICLE ACCESS TO NEW DEVELOPMENT

8 CAR PARK Existing car park increased to respond with likely demands of new development. Connects to secured storage area for any additional club requirements.

9 WARM UP AREADesignated training and warm up area between field and southern boundary fence (approx 80 x 30m).

10 NEW SPECTATOR SEATINGTo compensate for loss of seating opportunities on spectator embankment.

11 NEW COVERED DRAINAGE CHANNELReplaces existing open drain and realign with field fencing for safety.

12 RUGBY LEAGUE FIELDField moved approx. 10m north from current location. This creates a warm up area to the south of the field & aligns the field more centrally with the spectator embankment.

13 EXISTING PEDESTRIAN GATED ENTRYNew loop path connects with existing entry point.

14 SECURED CLUB STORAGE AREASecured area for parking of vans and trailers associated with any future club operations. Potentially includes a covered area or shed.

15 FOOTPATHRuns along bottom of embankment, connecting new development to loop path. Aligned with strip drain & relocated field barrier.

16 PLAYGROUND & PICNIC AREALocated to activate north end of oval with good passive surveillance and close proximity to shops.

17 ENTRY GATESAccess, gates, & associated entry structures to be retained and maintained.

18 SPECTATOR VEHICLE PARKINGAreas for spectator vehicle parking during matches.

19 EXISTING PEDESTRIAN TRACK

20 FUTURE PEDESTRIAN TRACK AND BOARDWALKConnects Oval with eastern part of reserve along Mitchell Parade. Includes boardwalk on edge of wetland with interpretive signage.

21 NATIVE REVEGETATION

22 FUTURE PEDESTRIAN TRACK:Connects with existing track to provide a direct east-west route.

D1

D1

D1

1

1Carroll

Avenue

2

3

5

6

7

8

9

10

1112

13

10

15

16

17

17

1

20

T

L

L

L

L

M

A

watertank

entryfoyer

staircase

coveredwalkway

stripdrain

ExistingFloodlight Existing

Floodlight

Footpath Approved Multi-Use Facility Spectator Seating Rugby League Field Seating Path Planting

L

S

S

S

S

S

S

store

21

21

To Shops

Tallwood

Avenue

LEGEND

TURF MAINTAINED FOR SPORTS USE

TURF GENERAL

BITUMEN PAVEMENT

CONCRETE PAVEMENT

PLAYGROUND

EXISTING STRUCTURES TO BE RETAINED

EXISTING INFRASTRUCTURE TO BE REMOVED

LOCAL NATIVE UNDERSTOREY PLANTING

UPGRADED AMENITIES BUILDING & NEW PICNIC SHELTERS

EXISTING TREES

PROPOSED TREES

18

4

18

19

14

10

22S

SL

T

M

S

D1

EXISTING CONTOURS

1% AEP FLOOD LINE

EXISTING FENCING

SECURED STORAGE AREA FOR ANY ADDITIONAL CLUB REQUIREMENTS

COVERED STRIP DRAIN

NEW SPECTATOR SEATING

EXISTING SPECTATOR SEATING TO BE RETAINED

WETLAND

TAPS TO BE RETAINED

LIGHTS TO BE RETAINED:At point of replacement upgrade to cantilevered posts and 100lux fittings.

MASCOT TO BE RETAINED

NEW DIRECTIONAL SIGNAGE

NEW COVERED DRAINAGE PITS &

REALIGNED STRIP DRAIND2

D2

Bill Andriske Oval Master Plan - DA Approved (2011) Option July 2013 scale 1:1000@A3

L

T

M

S

D1

scale 1:1000@A3July 2013

1

1

Tallwood

Avenue

2

3

4

5

6

7

9

10

11

12

14

18

15

16

17

19

20

T

L

L

L

L

L

M

A

DESIGN NOTES

1 ON STREET PARKINGFormalise approximately 70 angle car parks along Carroll Avenue with a sealed surface and line marking.

2 WESTERN ENTRYAccess, gate, and entry structure to be retained.

3 EXISTING TREE GROVE To be retained and protected. Inspect regularly for health and vigour. Replace existing turf with mulch and/or native understorey planting to reduce regular maintenance requirements.

4. NATIVE BUFFER PLANTINGUnderstorey plant bed to improve presentation to Carroll Ave.

5 SPECTATOR VEHICLE PARKINGAllowance for spectator vehicle parking during matches.

6 CONCRETE FOOTPATHLoop path linking site facilities and north-south thoroughfare.

7 NEW SHADE TREESLocal native species to provide shade for spectators. (eg: Lily Pily, Tuckeroo, Bangalay)

8 SPECTATOR EMBANKMENTRegraded into terraces with robust concrete retaining walls at seating height. Maximises spectator use of embankment with easier access for spectators and maintenance.

9 AMENITIES BUILDINGNew building located closer to field. Features improved public toilets to the west, canteen to the north, change rooms to the south, and club rooms for storage, admin and meetings.

10 NEW CAR PARKRelocated to separate pedestrians and vehicles. Services amenities building and club storage area. Vehicle access to field is around south end of amenities building.

11 NEW COVERED DRAINAGE CHANNELReplaces existing open drain and realigns with field fencing for safety.

12 RUGBY LEAGUE FIELDField moved approx. 10m north from current location. This creates a warm up area to the south of the field & aligns the field more centrally with the spectator embankment.

13 WARM UP AREA

Designated training and warm up area between field and southern boundary fence (approx 80 x 30m).

14 EXISTING PEDESTRIAN GATED ENTRYNew path connects to existing track at entry point.

15 NORTHERN FIELD BARRIERRelocated south in front of strip drain to rationalise space.

16 PLAYGROUND & PICNIC AREALocated to activate north end of oval with good passive surveillance and close proximity to shops.

17 NORTHERN ENTRYAccess, gate, and entry structure to be retained.

18 EASTERN SEATING WALL

19 EXISTING WALKING TRACK

20 FUTURE PEDESTRIAN TRACKS AND BOARDWALKConnects Oval with eastern part of reserve at Mitchell Parade and also provides a direct east-west pedestrian route through the site. Includes boardwalk at wetland edge with interpretive signage.

21 NATIVE REVEGETATION

22 SETOUT OF ATHLETICS TRACKIndicative 400m track layout shown as a potential long term use if required. This would require relocation or modification of some infrastructure.

23 SECURED CLUB STORAGE AREASecured area for parking of vans and trailers associated with any future club operations. Could include a covered area or storage shed.

1

8

13

S

S

S

S

S

Spectator Parking Terrace Spectator Seating Rugby League Field Eastern Seating Terrace

stripdrain

ExistingFloodlight Existing

Floodlight

LEGEND

TURF MAINTAINED FOR SPORTS USE

TURF GENERAL

BITUMEN PAVEMENT

CONCRETE PAVEMENT

PLAYGROUND

EXISTING STRUCTURES TO BE RETAINED

EXISTING INFRASTRUCTURE TO BE REMOVED

LOCAL NATIVE UNDERSTOREY PLANTING

UPGRADED AMENITIES BUILDING & NEW PICNIC SHELTERS

EXISTING TREES

PROPOSED TREES

21

To Shops

Carroll

Avenue

D1

D1

D1

EXISTING CONTOURS

1% AEP FLOOD LINE

EXISTING FENCING

SECURED STORAGE AREA FOR ANY ADDITIONAL CLUB REQUIREMENTS

COVERED STRIP DRAIN

NEW SPECTATOR SEATING

EXISTING SPECTATOR SEATING TO BE RETAINED

WETLAND

TAPS TO BE RETAINED

LIGHTS TO BE RETAINED:At point of replacement upgrade to cantilevered posts and 100lux fittings.

MASCOT TO BE RETAINED

NEW DIRECTIONAL SIGNAGE

NEW COVERED DRAINAGE PITS &

REALIGNED STRIP DRAIN

5

5

6

22

S

23

20

S

S

D2

D2

Bill Andriske Oval Master Plan - Alternative Option


Appendix C

Summary of Public Exhibition


Public Exhibition and Submissions Summary

In accordance with Council’s resolution of 21 May 2013, the Draft Bill Andriske Oval – Strategic Master Plan was exhibited for 28 days with formal exhibition concluding on 16 July 2013.

A total of two submissions were received and are summarised below.

Submission Number

Key Issues Raised Response

1 Concern over relocation of the field to the north where it had previously been moved from as a result of a safety issue relating to the adjoining drainage.

If was further identified that moving the field back to this location would require additional drainage works to alleviate this issue.

It appears that the critical area is in the north-western corner of the field where the existing drain is in close proximity to the field.

Both Master Plan options in this area have been realigned to provide additional space around the field. An alternative option could be that drainage is taken underground in this area. The detail of this would need to be developed with the football club during detailed design and implementation and would require a section of new drainage works.

This change is minor relative to the proposed DA building or embankment upgrade (which has also proposed a realignment of the strip drain along the western edge of the field).

2 Seeks expedited start to the works as the oval is an asset to the area. Given the cost of works and likely long time-frame, submission requests short-term action is relation to improving car parking on the northern and southern sides of the field that has been damaged by recent rain and subsequent use.

Requests that Council inspect the field and restrict parking to drier areas so as to minimise further damage.

The maintenance and care of the field is a matter for the Management Committee and Council as the asset owner. Short-term improvements should be considered on an as needs basis, with longer-term design and implementation being designed with consideration of this issue.

No changes to the Master Plan options are recommended.

Changes as detailed above have been made to both Master Plan options.

Bill Andriske Oval Strategic Master Plan - ReportPrepared by Steve Thompson (Locale Consulting) and Stuart Drury (Ayling & Drury Landscape Architecture)

Final - Issued 18 July 2013

Locale Consulting Pty Ltd ABN: 73 140 973 735Southern Office: Shoalhaven Heads Northern Office: Woolgoolga Postal: PO Box 53, Woolgoolga NSW 2456t: 0419 700 401 e: [email protected] w: localeconsulting.com.au

This document is and shall remain the property of Locale Consulting Pty Ltd. The document may only be used for the purpose for which it was commissioned and in accordance with the Terms of Engagement for the commission. Unauthorised use of this document in any form whatsoever is prohibited.

Bill Andriske Oval Strategic Master Plan

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