wellington ocean sports centre - Royal Port Nicholson Yacht Club

Transcription

novak+middleton
WELLINGTON OCEAN SPORTS CENTRE
New building for the Wellington Ocean Sports Centre
At 115 Oriental Parade, Wellington
FEASIBILITY STUDY
June 2014
Novak+Middleton Limited, 15 Everton terrace, Po Box 12 232, Wellington
t 04 472 9729 f 04 472 9728 e [email protected] www.novakmiddleton.co.nz
novak+middleton
Contents
Executive Summary
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1. The Clyde Quay Boat Harbour Restoration Project
1.0 Introduction
1.1 The Clyde Quay Boat Harbour Master Plan
1.2 The Wellington Ocean Sports Centre within the Clyde Quay
Marina Upgrade
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2. The Wellington Ocean Sports Active Communities Project
2.0 Introduction
2.1 Establishing a ‘Sportsville’ hub
2.2 The Wellington Ocean Sports philosophy
2.3 The Wellington Ocean Sports programme
2.4 The Wellington Ocean Sports brand
2.5 Marketing the Wellington Ocean Sports programme
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3. Justification for a Wellington Ocean Sports Centre
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4. Location Rationale
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5. Concept Design
5.0 Introduction
5.1 Design brief
5.2 Addressing sea level rise
5.3 Addressing heritage
5.4 Architect’s design statement
5.4.1 The proposal
5.4.2 The site
5.4.3 Key design considerations
5.4.4 Design response
5.5 Digital model images
5.6 Appearance from water and board walk
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6. Outline Specification
6.0 Introduction
6.1 Site preparation
6.2 Foundations and structure
6.3 External cladding and finishes
6.4 Internal linings and finishes
6.5 Services
6.6 Provisional sums
6.7 Exclusions
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7. Capital Costs
7.0 Introduction
7.1 Summary of capital costs
7.2 Construction cost estimates
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8. Staging Plan
8.0 Introduction
8.1 Possible stages for building the Wellington Ocean Sports Centre
8.2 Possible stages for upgrading the Clyde Quay Marina
8.2.1 Stage 1: Wave mitigation and ocean sports ramps and berths
8.2.2 Stage 2: Marina berths and pile moorings
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Contents (continued)
9. Constitution, Governance and Management Plan
9.0 Introduction
9.1 Constitution
9.2 Governance
9.3 Management
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10. Operating Costs
10.0 Introduction
10.1 Projected annual income and expenses
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11. Sustainability
11.0 Introduction
11.1 Additional activities proposed to be supported by the Centre
11.1.1 Model yachts and harbour sails tourist attractions
11.1.2 ‘Powered by the Wind’ export education initiative
11.1.3 Clyde Quay Boat Harbour management
11.1.4 Wellington strategic sailing events framework
11.2 Economic, social and environmental impact
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12. Conclusions and Recommendations
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Figures
1. The Clyde Quay Precinct Plan - opportunities
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2. Elements of the Clyde Quay Master Plan
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3. Clyde Quay Marina layout
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4. Wellington Ocean Sports Centre space within the Clyde Quay Boat Harbour
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5. Wellington Ocean Sports Centre building site
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6. A sample of Wellington Ocean Sports activities
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7. Variations of the Wellington Ocean Sports brand
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8. Screenshot of the Wellington Ocean Sports website
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9. Examples of Wellington Ocean Sports marketing material
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10. Design strategy from the Clyde Quay precinct plan
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11. Possible locations for the Wellington Ocean Sports Centre building
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12. The effect of king tides inside the Clyde Quay Boat Harbour
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13. Wellington Ocean Sports Centre context plan
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14-19. Wellington Ocean Sports Centre digital model design images
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20-21. Wellington Ocean Sports Centre rendered design images
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22. Clyde Quay Marina upgrade stage 1
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23. Clyde Quay Marina upgrade stage 2
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24. Proposed Wellington Ocean Sports Centre governance and management structure 49
25. ‘Powered by the Wind’ curriculum framework
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26-31. Wellington strategic sailing events framework
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Appendices
1. Wellington Ocean Sports Active Communities Investment Exit Report
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2. Wellington Ocean Sports Centre Preliminary Design Drawings
(separate document)
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Executive Summary
This feasibility report outlines preliminary designs and cost estimates for a new building for the
Wellington Ocean Sports Centre, which is proposed to be constructed as part of Clyde Quay Boat
Harbour restoration project.
The Clyde Quay Boat Harbour restoration project aims to restore the boat harbour to once again
be the jewel in the crown of the Wellington waterfront, able to fulfil its role as a primary means of
connecting Wellingtonians to Wellington harbour. The Wellington Ocean Sports Centre is one of
five key initiatives in the overall restoration project.
Insights for this report have been derived from the feedback and experiences of the sports, clubs
and national sporting organisations involved in the Sport New Zealand funded Wellington Ocean
Sports active communities project which ran for three years from 2011 to 2014, and lead to the
development of a sport and recreation programme that enables Wellingtonians to discover,
experience and learn ocean sports.
Organisations involved in the project included Tunui a Te Ika Outrigger Canoe Club, Canoe and
Kayak Ltd, the Wellington Windsurfing Association, Port Nic Paddlers SUP Club, Wild Winds Ltd,
Yachting New Zealand, Coastguard Boating Education Services, Windsurfing New Zealand, Surf
New Zealand and Water Safety New Zealand. The Steering Group for the project included
representatives from Wellington City Council, Sport Wellington, Sport New Zealand, College
Sport Wellington and Royal Port Nicholson Yacht Club.
The building will provide a contemporary purpose built facility that extracts the maximum potential
from the ocean sports partnership and caters for the changing nature of sport and recreation
participation in society.
A site for the building on the north western corner of the harbour was chosen because of its close
location and easy access to the boat harbour, proximity to the beach and the availability of
existing sheds and building space.
The building design addresses the requirements as identified by the ocean sports involved in the
partnership, caters for sea level rise projections, addresses heritage requirements, and responds
with respect to its iconic location. A full set of preliminary drawings and an outline specification for
the building have been created and the total construction cost has been estimated at $1,530,000
+ GST.
It is recommended that an application be made to the Department of Internal Affairs Community
Facilities Fund and to selected community funding agencies for the full cost of construction of the
Centre as a community facility within the overall Clyde Quay Boat Harbour restoration project.
It is recommended that the Centre be constructed at the same time as wave mitigation systems
are installed in the boat harbour and that this could take place ahead of the overall marina
upgrade works if necessary.
It is recommended that an incorporated society be established with an independent board to
govern the Centre and a professional management and instructor team be put in place to oversee
the implementation of the Programme.
It is estimated that the annual operating expenses for the Centre will be in the order of $535,000 +
GST per annum and it is recommended that the Wellington City Council provide funding for the
salary cost of the Wellington Ocean Sports Centre Manager.
This feasibility study was funded by a Communities Facilities Grant from the New Zealand
Department of Internal Affairs. The report was coordinated by Novak+Middleton Ltd with input
from Royal Port Nicholson Yacht Club and Rider Levett Bucknall.
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1. The Clyde Quay Boat Harbour Restoration Project
1.0 Introduction
The Wellington Ocean Sports Centre is part of the Clyde Quay Boat Harbour restoration project.
The Clyde Quay Boat Harbour restoration project aims to restore the boat harbour to once again
be the jewel in the crown of the Wellington waterfront, able to fulfil its role as a primary means of
connecting Wellingtonians to Wellington harbour.
Figure 1: The Clyde Quay Precinct Plan - opportunities
The Clyde Quay Boat Harbour restoration project is primarily a social restoration project aimed at
increasing public access to Wellington harbour, providing greater public amenity within the Clyde
Quay Boat Harbour and completing the waterfront connection from Oriental Bay through to
Waitangi Park and beyond. Improving public access and amenity will be achieved through the
following elements:
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A public plaza in the centre of the harbour.
Enhanced entrance ways on western and eastern edges drawing people into the harbour.
Improved concrete promenade clearly connecting the western edge to the central plaza.
Legible connections from Oriental Parade to the boat harbour via entrance steps.
A promenade clearly connecting the central plaza to Oriental Bay beach.
Enhanced presentation and restoration of heritage elements.
A cluster of heritage yachts and boat harbour heritage interpretation areas.
In the centre of the harbour is the Royal Port Nicholson Yacht Club. Along with its primary function
of running sailing programmes, the Clyde Quay Boat Harbour restoration project will see the club
increasingly taking on a significant public amenity role. This will be achieved through the following
elements:
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A Royal Yacht Club providing a comprehensive year round sailing programme.
A centre for the delivery of significant ocean sport events for Wellington.
A remote control yacht attraction for public to sail model yachts in the boat harbour.
A harbour sails attraction for public to take sailing excursions on Wellington harbour.
A cafe and restaurant.
A venue for meetings, seminars and other social engagements.
A key component of the Clyde Quay Boat Harbour restoration project is the upgrading of marina
facilities within the boat harbour. The harbour is now over a 100 years old and in that time has had
very little upgrading. The project will see the functionality of the boat harbour greatly improved for
the recreational sport of sailing along with other ocean sports. This will be achieved through the
following elements:
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Removal of mooring blocks and fore/aft mooring systems from the harbour.
Installation of a wave attenuation system at the harbour entrance.
Selective dredging to increase depth in key areas.
Installation of walk on marina berths connected to the promenade.
Installation of pile moorings along the eastern and western breakwaters.
Establishment of a central bay for the implementation of ocean sports events.
From 2011 to 2014 Wellington City Council and Sport New Zealand worked with a group of ocean
sports clubs to establish the Wellington Ocean Sports Programme in and around the Clyde Quay
precinct. The project was an active communities initiative aimed at establishing a programme to
help Wellingtonians actively participate in ocean sports. As the project matured the partner sports
began planning for a purpose built Wellington Ocean Sports Centre which is the focus of this report.
As you will discover from reading this report the design for the centre includes the following
elements:
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Classrooms for the delivery of ocean sports courses.
Office space for ocean sports administration.
Changing rooms including drying space for wet weather and safety clothing.
Storage space for equipment such as kayaks, windsurfers, paddle boards, sails, etc.
Storage space for rescue and coaching craft.
Enhanced access to the harbour for a range of ocean sports.
Aligned to the Wellington Ocean Sports Programme is the ‘Powered by the Wind’ export education
initiative which will be delivered out of the Centre alongside of the Wellington Ocean Sports
Programme. New Zealand has a competitive edge in the innovative design and use of composite
technologies in the marine sector and Wellington is a leader in the secondary and tertiary education
sectors. The ‘Powered by the Wind’ export education initiative aims to capitalise on these
advantages through an export led education initiative focusing on the innovative design and use of
high tech materials in the marine sector through the context of speed sailing. Ultimately it is planned
that the ‘Powered by the Wind’ export education initiative will include the following elements:
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A sailing academy for secondary schools to use in their export education drives.
A tertiary level qualification programme focusing on the design and engineering of
structures using high technology materials to capture the power of the wind.
An annual international competition aimed at designing, creating and testing craft that can
beat the world speed sailing record.
Before exploring the design for the Wellington Ocean Sports Centre it is necessary to first explore
the scope of the Master Plan for the Clyde Quay Boat Harbour and the position of the Centre
within the Master Plan.
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1.1 Clyde Quay Boat Harbour Master Plan
Figure 2: Elements of the Clyde Quay Boat Harbour Master Plan
Since the middle of 2009 Royal Port Nicholson Yacht Club and the Wellington City Council have
been working together to develop an overall Master Plan for the Clyde Quay precinct. This work
has been documented in the following reports:
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In 2010 the Clyde Quay Boat Harbour restoration project was identified as a catalyst
project in Wellington’s Central City Framework Spatial Structure Plan 1.
In 2011 the Club and the Council published the Clyde Quay Precinct Plan 2 to provide a
framework within which the overall development would take place.
In 2011 the Council commissioned a concept review3 of the initial Clyde Quay Boat
Harbour development plans.
In 2012 the Club and the Council published a draft Master Plan4 for the area.
In 2012 the draft Master Plan was peer reviewed in the Wardale Report 5 leading to an
updated marina layout and a revised Master Plan.
In 2013 the Council commissioned the Club to complete an economic impact summary of
the Wellington Yachting Strategy6.
In 2012 the Council started work on the implementation of Master Plan by allocating funding to
undertake work on the Oriental Parade street frontage and boat harbour entrances in the 20122013 Annual Plan.
In 2013 the Council agreed to progress the Marina Upgrade component of the Master Plan in
2013-2014 Annual Plan. Funding was allocated to allow Council to undertake investigations at the
Clyde Quay Boat Harbour to allow for the future development of the harbour including the
proposed installation of pile moorings, floating pontoons, promenades and public space.
1
Wellington City Council, 2011. ‘Wellington 2040: Reshaping Wellington’s Future’.
Wellington City Council, 2011. ‘The Clyde Quay Precinct Plan’..
3
Beca Infrastructure Ltd, 2011. ‘Clyde Quay Boat Harbour Development – Concept Review’
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Wellington City Council and Royal Port Nicholson Yacht Club, 2012. ‘Connecting Wellingtonians to
Wellington Harbour: The Clyde Quay Boat Harbour Master Plan’.
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Wardale Marine Industry Consulting, 2013. ‘Masterplan Review: Clyde Quay Boat Harbour
Redevelopment’.
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Royal Port Nicholson Yacht Club, 2013. ‘Wellington Yachting Strategy: An Economic Impact Summary’.
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The scope of work included:
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A geotechnical analysis including a preliminary appraisal upon which a plan for detailed
investigations was based, leading to a geotechnical assessment report which included:
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Summary of ground conditions.
Comments on geotechnical risks and issues.
Comments on the suitability of piles (or alternative systems) for moorings.
Advice on design of foundations for proposed structures including pontoons and
any wave attenuation system.
Results of inspections of the foundations of the existing breakwaters.
Summary of measured silt thickness in the seabed.
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A seabed survey to determine the contour of the seabed in the harbour and to locate and
mark the mooring blocks/chains and other items lying or fixed to the seafloor. It should be
noted that Niwa has some base line data as they undertook a multibeam bathymetric
survey of the area in 2008.
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A coastal ecology report including sampling and analysis of contaminants within the
harbour and an ecology survey that provides a baseline for future monitoring.
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A wave/wind study (modeller) to determine the effect on the boat harbour and assist with
design of the pile moorings, pontoons and any wave attenuation systems and structures
that that may be required. The study provides information on:
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Sea and tide levels.
The wave climate (including storm surge and significant wave height).
The potential effects of climate change and predicted rises in sea level over 50
years.
Recommendations for the design of wave attenuation systems if it is deemed this
is required to protect proposed marina structures.
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A topographical survey above the water through to the road’s edge.
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A marina concept design and layout plan to meet the specific requirements of the Club
and the Council.
The scope of work did not include:
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The urban design work for the boardwalks and enhanced public space.
The architectural design work for the proposed Wellington Ocean Sports Centre or
RPNYC clubroom alterations.
The pre consent tasks such as the heritage report, the traffic report, the urban design
report.
OPUS International were contracted to undertake the work and subsequently engaged a group of
subcontractors to complete some aspects of the work. International Marina Consultants were
contracted by OPUS to complete the preliminary layout work for the Clyde Quay Marina Upgrade
as depicted in figure 3.7
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See OPUS International, 2014. ‘Clyde Quay Boat Harbour Investigations Summary Report’ for full details
of the marina upgrade design.
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1.2 The Wellington Ocean Sports Centre within the Clyde Quay Marina
Upgrade
Figure 3: Clyde Quay Marina Layout
The layout of the Clyde Quay Marina upgrade includes an area to the North East of the harbour
which has been set aside for the Wellington Ocean Sports Centre. This area includes:
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A ramp into the harbour for the launching and retrieval of kayaks, stand up paddleboards
and canoes.
Berthing for learn to sail yachts.
Berthing for the Wellington Youth Sailing Trust’s youth training yachts.
Storage and launching space for waka ama outrigger canoes.
Space for ‘learn to paddle’ sessions.
The design of these ‘on the water’ components of the Wellington Ocean Sports Centre is
addressed through the Clyde Quay Boat Harbour Investigations summary report while the design
of the ‘on the land’ components of the Wellington Ocean Sports Centre is the focus of this
feasibility study.
Figure 4 below shows the positioning of the various ‘on the water’ elements for the Wellington
Ocean Sports Centre. It also shows the space allocated for the construction of the Wellington
Ocean Sports Centre building.
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Figure 4: Wellington Ocean Sports Centre space within Clyde Quay Boat Harbour
The building site includes the area covered by the ‘Sailing Academy’ building which is owned by
the Club and is on land leased from the Council. It includes the two Coene sheds which are
owned by the Council. It also includes the decommissioned slipway space which is between the
two Coene sheds and is also owed by the Council. Figure 5 below shows the building site
outlined in red.
Figure 5: Wellington Ocean Sports Centre building site
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2. The Wellington Ocean Sports Active Communities Project
2.0 Introduction
Before investigating the design for the Wellington Ocean Sports Centre it is necessary to first
explore some of the history behind the centre’s conceptualisation. The Wellington Ocean Sports
Centre traces its origins to the Wellington City Council Sports Talent Development Programme.
Sailing and diving were both inaugural recipients of talent development funding through the
programme and very quickly began collaborating together to share sport science providers. Both
sports were encouraged by the success of the collaboration and began to explore ways in which
they could expand the concept further by collaborating with other likeminded sports.
The sailing talent development programme was based at the Royal Port Nicholson Yacht Club
Sailing Academy. As work got underway on the Master Plan for the Clyde Quay Boat Harbour
restoration project the Club realised that it had a facility that was not fully utilised while there were
other ocean sports in the precinct who did not have a home. The Club began discussions with some
of these ocean sports to see if there were ways in which they could collaborate for mutual benefit.
From these initial discussions the seeds of the Wellington Ocean Sports Centre were sewn.
2.1 Establishing a ‘Sportsville’ hub
In 2011 Wellington City Council signed a contract with Sport New Zealand to implement a three
year active communities project aimed at establishing the Wellington Ocean Sports Programme8.
The Council in turn entered into an agreement with Royal Port Nicholson Yacht Club to project
manage the development of the Wellington Ocean Sports Programme.
The focus of the project was to begin the process of establishing a Sportsville hub for ocean sports
in the Clyde Quay precinct. Sportsvilles are partnership initiatives to bring sports clubs in one
location together, sharing ideas, resources, knowledge and skills, and boosting sports participation.
Sportsvilles make it easier for sports clubs to offer new programmes, attract new members, and
control operational costs by pooling resources and sharing facilities. The primary focus of the active
communities project was on the first three of these outcomes with the development of a new shared
facility seen as a task to be addressed once the Programme was in place.
The sports involved in the project were Sailing, Kayaking/Canoeing, Waka Ama, Windsurfing and
Stand Up Paddleboarding.
2.2 The Wellington Ocean Sports programme philosophy
The philosophy for the Wellington Ocean Sports programme reflects the four stages to becoming
an active participant in sport:
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4.
“I am interested”.
“I want to give it a go”.
“It is becoming part of what I do”.
“I am doing it!”
These four stages can be summarised as … discover … experience … learn … do.
‘Discovering’, ‘experiencing’ and ‘learning’ ocean sports are the domain of the Programme and ‘do’
is the domain of the partner clubs.
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See Appendix one for the ‘Wellington Ocean Sports Active Communities Investment - Project Exit Report’
which provides an overview of what was achieved during the investment period.
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2.3 The Wellington Ocean Sports Programme
The Wellington Ocean Sports Programme is promoted as ‘your place in Wellington to discover,
experience and learn ocean sports’. The Programme operates at three levels.
Discover Ocean Sports
Wellingtonians can discover ocean sports on one of the Programme’s monthly open days. Held on
the last Saturday of the month open days give people the opportunity to try out the various ocean
sports on offer. All equipment is provided and no experience is necessary.
Experience Ocean Sports
The Programme has a number of experienced based activities for those who would like to take
ocean sports to the next level and get in amongst the action. The Programme offers harbour sails,
kayak and SUP hire, windsurfing tasters and also caters for school, corporate and family groups.
Learn Ocean Sports
For those wishing to gain the skills to regularly participate in ocean sports the Programme includes
a comprehensive set of courses in a range of ocean sports. No experience is necessary with the
courses designed to equip people with all the skills required for full independence and a lifetime of
safe participation in ocean sports.
The programme offers the following activities and courses.
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Harbour Sails
Learn to Sail Courses
Racing Courses
Cruising Courses
Corporate Team Building
School Group Programmes
School Holiday Programmes
Family Days Out On The Harbour
Advanced Sea Survival Courses
Coastguard Boating Education Courses
Boatmaster Courses
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Coastal Skipper Courses
VHF Radio Operator Courses
RYA Powerboat Level 2 Courses
Waka Ama Courses
Kayaking Courses
Windsurfing Courses
Stand Up Paddleboard Courses
Have A Go Days
Hire of Ocean Sports Equipment
Private Tuition
SUP Storage
The Wellington Ocean Sports Programme provides all of the gear people need to get into ocean
sports. The Programme has four purpose built keelboats moored right outside the door and has
access to windsurfers, kayaks, waka ama and stand up paddleboards. The Programme supplies
high quality wet weather gear for use during the sailing courses and provides life jackets and
buoyancy aids for use during all other ocean sports courses and activities.
All of the courses are accredited by either Yachting New Zealand, Coastguard Boating Education
New Zealand, the Royal Yachting Association, the International Sailing Federation, NZQA,
Windsurfing New Zealand or Surf New Zealand. The programme complies with the Maritime Safety
New Zealand safe ship management systems for commercial operators covering vessel
compliance, safety equipment and operating procedures. The Wellington Ocean Sports Centre is
a delegate member of Water Safety New Zealand. The Centre delivers a water safety programme
to Wellington schools which is funded through Water Safety New Zealand as part of the ACC
drowning prevention strategy.
Everyone who does a course as part of the Wellington Ocean Sports Programme can join one of
the affiliated clubs at a discounted rate and participate in their ongoing club activities. The clubs
include Port Nic Paddlers, Tunui a Te Ika Outrigger Canoe Club, Wellington Windsurfers, Yakkity
Yak Canoe & Kayak Club and the Royal Port Nicholson Yacht Club. They can also hire any of the
centre’s equipment such as stand up paddle boards, kayaks, windsurfers and sailboats on an
ongoing basis.
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Figure 6: A sample of Wellington Ocean Sports activities
2.4 The Wellington Ocean Sports brand
The core symbol for the Wellington Ocean Sports Programme is an 'O' for Ocean. The design inside
the O is a derivation of traditional Pacifica patterns for the ocean.
The tag line in the logo is DISCOVER - EXPERIENCE - LEARN. The activities delivered by the
various sports involved in the Wellington Ocean Sports Programme are grouped around these three
calls to action.
Figure 7: Variations of the Wellington Ocean Sports brand
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2.5 Marketing the Wellington Ocean Sports Programme
At the core of the marketing strategy is the Wellington Ocean Sports website. The website provides
an online booking portal for all the activities delivered through the Centre.
Figure 8: Screenshot of the Wellington Ocean Sports website
The website includes the following sections.
1.
2.
3.
4.
5.
6.
News: Articles on activity at the Centre.
Discover: Booking for the monthly have a go days.
Experience: Booking for ocean sports experiences offered by each sport.
Learn: Booking for each of the courses offered by each sport.
Sports: Activities and courses listed by each sport.
Clubs: A directory of Wellington ocean sports clubs.
The website is complemented by a range of other marketing materials. Billboards are used on the
building and the Club to draw people’s attention to the Programme. A brochure outlining all the
elements of the Programme is available. Specific forms for corporate and school sailing are
available for these groups. The Centre uses community sport radio advertising and direct marketing
strategies to promote the Programme to a broader audience.
Figure 9: Examples of Wellington Ocean Sports marketing material
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3. Justification for a Wellington Ocean Sports Centre
There are three major justifications for building a Wellington Ocean Sports Centre.
1. Establishing a contemporary purpose built facility.
2. Extracting maximum benefits from the potential of the Sportsville model.
3. Catering to the changing nature of sport and recreation participation.
A key justification for the Wellington Ocean Sports Centre is the need to establish a contemporary
purpose built facility. The Programme to date has been delivered out of sheds which date back to
the early to mid-1900s. These sheds are now being flooded in major tidal events and are leaking
badly when it rains. The connections to the water for paddling activities are across steep slipways
that were built for a different purpose and are very dangerous when the weed has grown on them.
A significant area within the space is now a redundant and decommissioned boat repair slipway.
There are no showers and the changing facilities are inadequate for the breadth of activities now
delivered through the Programme. The classroom and administration space is too small to
accommodate the sports involved and the activities now being delivered. There is only limited
storage space for equipment for the new ocean sports which have been brought into the
Programme.
The active communities project ran as a Sportsville project, but not in the traditional sense of the
Sportsville model. Often Sportsville projects are catalysed in the first instance by a desire to create
a shared facility for a group of sports who share a common sport ground or area. Often the sports
all have declining memberships and own depreciating facilities in need of significant repair and
maintenance. By pooling their resources into a new facility and establishing a new governance
structure the sports can gain the benefits of collaborating together and sharing resources. This
project was different in that it focused on the development of the Wellington Ocean Sports
Programme in the first instance to make sure that all the sports could work together collaboratively
for a common purpose before addressing the need for a facility. It was always the intention that a
new facility would be addressed as the project evolved, but that this would only happen once the
programme was up and running and the actual requirements of the facility became clear. As the
active communities project drew to a conclusion these requirements were identified and a facility
eas conceptualised that will maximise benefits from the potential of the Sportsville model.
The third major justification is associated with the changing nature of sport and recreation in society.
Over the last 40 or so years New Zealand has witnessed a significant change in the way in which
people engage in sport and recreation. Forty years ago the vast majority of people participated in
formally organised sport through clubs with very few people participating in informally organised or
events based recreation pursuits. Nowadays the number of people participating in sport as
members of clubs is decreasing while the participation in informally organised or events based
recreation pursuits is growing. All clubs need to embrace this change if they are to remain relevant
and as such clubs must identify ways to encourage people to participate in their sport without
necessarily becoming club members as the first step in the process. The ‘discover’ ‘experience’
‘learn’ philosophy has proven to be a successful one for each of the sports involved in the
Wellington Ocean Sports Programme. The delivery of the Programme through a Centre which
represents an amalgam of clubs as opposed to just one club is at the heart of the success of this
philosophy.
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4. Location Rationale
Figure 10. Design Strategy from Clyde Quay Precinct Plan
The choice of location for the Wellington Ocean Sports Centre was driven initially by the design
strategy for the boat harbour, as articulated in the Clyde Quay Precinct Plan9. The design strategy
positioned the Clyde Quay Boat Harbour as a key place in the Wellington waterfront for connecting
Wellingtonians to Wellington harbour. The design strategy suggested that the elements designed
for the area should facilitate open space connections to the water for people. The design strategy
suggested that this be achieved through the development of built structures to help facilitate these
connections, along with the clearer articulation of the overall area as public space, through
enhancements to entrance ways at either end of the harbour and off Oriental Parade.
Three possible locations were identified for the Wellington Ocean Sports Centre in the Clyde Quay
Precinct Plan. The first of these was the existing park at the Western edge of the harbour which
had been identified as a possible building site by Wellington Waterfront Ltd as part of the Waitangi
Park design competition. Concept designs had already been created for the Wardle building on this
site which was positioned for a sport and recreation purpose.
The second suggested site integrated a combination of existing buildings within the Clyde Quay
Boat Harbour itself. This involved the replacement or repurposing of the Sailing Academy building,
the two Coene sheds and the slipway.
The third suggested site in the precinct plan involved an area over hanging the water and
breakwater adjacent to the car park for the Freyberg Pool. The precinct plan suggested that this
site could include a new public plaza in place of the Freyberg Pool car park.
9
Wellington City Council, 2011. ‘The Clyde Quay Precinct Plan’.
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Site one was deemed to be too far from the beach and its height above the water was seen as
requiring too much new infrastructure to enable easy access to the water for waka ama, kayaks,
canoes and stand-up paddleboards. It was felt that this site would have had a significant impact on
the overall berth allocations within the marina itself and had too much potential for conflicting use
of space between ocean sports users and marina berth holders.
Site three was discounted as it was seen as too problematic as a building site in terms of gaining
appropriate consents and approvals. It was felt that replacing the existing Freyberg Pool car park
with a public plaza would be too difficult to achieve. Its connection to the boat harbour was also not
as strong as the other two sites.
Site two was chosen as the preferred location because of its good access to the boat harbour, the
beach and Oriental Parade. This site’s proximity to the Freyberg Pool was seen as an advantage
as it reinforced the perception of this section of the Oriental Bay as community recreation space.
The connection to berths for learn to sail yachts and for access to calm paddling waters was seen
as an advantage of this site. It also provided the least potential for conflicting use of space between
ocean sports users and marina berth holders. The ability to repurpose existing buildings was also
seen as an advantage of this site.
Figure 11: Possible locations for the Wellington Ocean Sports Centre building
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5. Concept Design
5.0 Introduction
Having operated the Wellington Ocean Sports Programme for three years the manager, instructors,
volunteers and sports involved in the various activities developed a good understanding of what
infrastructure and equipment is required to deliver on the full potential of the Wellington Ocean
Sports Programme.
The following design brief reflects the requirements for the Centre as identified by the sports
involved in the Programme. It covers all the key requirements from office and classroom space
through to storage and workshop space. It also provides comment on the impact of the sea level
rise and the heritage requirements that need to be addressed in the design process.
5.1 Design brief
Two changing rooms
• Capable of holding 20 people at a time.
• Two showers in each changing room.
• One toilet in each changing room.
• Wet floor system.
Instructor’s room
• Capable of holding 5 people at a time.
• Lockers.
• Shower and toilet.
Gear drying space
• Capable of housing 40 sets of wet weather gear and 40 life jackets.
• Dehumidifier to pump moisture outside.
• Space for people to change into wet weather gear.
Two seminar/meeting rooms
• Each room capable of sitting 20 people at tables.
• Each room to have large wall mounted TV linked to sound, computer, and video systems.
• Each room to have a large whiteboard.
• Dividing wall system between the two rooms so that the space can be turned into one room.
Reception area
• Access from Oriental Parade and from Clyde Quay Boat Harbour.
• Space for up to thirty bags to be locked away.
• Waiting area for up to 20 people.
Storage space
• Cupboard space for files.
• Cupboard space for resources.
• Cupboard space for fitness gear.
Kitchen
• Tea and coffee facilities for up to forty people.
• Dishwasher.
• Fridge.
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•
Connected to reception area and to seminar rooms.
Office space
• Capable of housing 6 people at one time.
• Reception counter.
• ‘Hot desk’ facilities for sports administration.
• Large meeting table.
Equipment storage
• Space for sails and other yacht equipment.
• Space for windsurfer storage.
• Space for stand up paddleboard storage.
• Space for canoe and kayak storage.
• Space for equipment such as marker buoys and anchors.
Workshop space
• Large work bench.
• Storage space for spares and tools.
5.2 Addressing sea level rise
Sea level rise is one of the key issues to address in the design of the Wellington Ocean Sports
Centre. The existing concrete apron and pathways inside the Clyde Quay Boat Harbour are being
overrun by the tide on an average of six to ten days per annum. The existing classroom and
admin facility experienced its worst flood in June 2013 when a king tide coincided with a large
southerly storm surge resulting in flooding to a level of 5cm above the existing floorboards. The
design of the new building will need to factor sea level rise into the calculation of floor heights.
Figure 12: The effect of king tides inside the Clyde Quay Boat Harbour
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5.3 Addressing heritage requirements
A conservation plan for the Clyde Quay Boat Harbour was published in 2005 10. The Coene
Sheds, old clubrooms and slipway are all listed as heritage items in the conservation plan. These
items and their heritage value are:
Heritage
Item
Coene Sheds
Historic
Value
Medium
Social
Value
Medium
Aesthetic
Value
Low
Scientific
Value
Low
Overall
Value
Medium
Slipway and cradle
Medium
Medium
Low
Medium
Medium
Former Clubhouse Royal
Port Nicholson Yacht Club
Medium
Medium
Low
Low
Medium
The Clyde Quay Boat Harbour Conservation Plan recommends that “physical changes be made
to improve access, to encourage greater public use and enjoyment of the harbour; and that
infrastructure be upgraded so that the usefulness of the place for the recreational sport of
yachting, one deeply embedded in the lifestyle of Wellingtonians, is enhanced” 11. The
conservation plan goes on to state that “these changes can be made without compromising
heritage values, and will in fact enhance them”12.
The Clyde Quay Boat Harbour Conservation Plan defines a conservation policy for the treatment
of various elements of the boat harbour, and makes recommendations for future action 13. The
policy draws heavily on the ICOMOS New Zealand Charter for the conservation of places of
cultural heritage value14. It outlines policies for use, maintenance, repair, restoration,
interpretation, recording and adaptation. The design for the new building needs to take account of
the policy.
5.4 Architect’s design statement
5.4.1 The proposal
The Wellington Ocean Sports Centre involves the development of a new ocean sports facility on
the existing site in the north eastern corner of the Clyde Quay Boat Harbour, Wellington.
The proposal includes the construction of a new building together with the refurbishment of two
historic boat sheds (Coene sheds) that are currently on the site. The new building will form an
important transitional link between Oriental Parade, Clyde Quay Boat Harbour, and Wellington
City beyond and will incorporate a public interface within the design.
5.4.2 The site
The proposed site is in the north eastern corner on the existing Clyde Quay Boat Harbour
adjacent to the current Freyberg Pool.
The existing buildings on the site are single level and are contained between the original sea wall
to Oriental Parade and the water’s edge of the boat harbour. The site has had a range of various
10
Cochran C, 2005. ‘Clyde Quay Boat Harbour Wellington Conservation Plan’.
Ibid page 1.
12
Ibid page 1.
13
Ibid page 57.
14
Te Mana O Nga Pouwhenua O Te Ao – The New Zealand National Committee of the International
Council on Monuments and Sites, 1993. ‘ICOMOS New Zealand Charter for the Conservation of Places of
Cultural Heritage Value’.
11
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uses over the years from boat club facilities, to a base for American landing craft during WW2, to
its current occupation as an ocean sports facility.
The Clyde Quay Boat Harbour is recognised as one of Wellington’s most significant places in
recreational and maritime history. There has been the same continuous use of this part of the
harbour since 1905. It is regionally important to Wellington and includes important historic, social,
aesthetic and scientific heritage values.
The site is surrounded by a diverse range of architecture ranging from individual residential
dwellings to apartment buildings, recreational facilities, restaurants and historic boatsheds. The
site is located at the interface between the very public promenade of Oriental Parade and
Wellington’s unique harbour edge. It acts as a potential link to the range of surrounding public
space and provides an opportunity to extend the connection between the built environment and
the harbour.
Figure 13: Wellington Ocean Sports Centre context plan
5.4.3 Key design considerations
In designing a new building for the site there were a number of key design considerations that
were identified as being important in creating an appropriate design response. These include:






To create a positive contribution to the immediate area and complete the waterfront link
between Wellington City and Oriental Bay.
To provide an active edge at the public interface and extend the public access to the boat
harbour creating a transition between the built environment and the water’s edge.
To ensure that the distinctive characteristics of the Clyde Quay Boat Harbour such as scale,
pattern, grain of development, and treatment of public space are respected and enhanced by
the new development, and to develop a creative interpretation of the major underlying themes
and patterns that defines the Wellington waterfront.
To articulate the building in a consistent manner as an integral part of the overall building
design and in a way that allows it to be considered as a whole as well as in part.
To continue the existing variety of use and diversity of activity and provide a high level of
amenity for building users, occupiers and the public.
To create a strong and coherent architectural design response and establish a clear
relationship to human scale.
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5.4.4. Design response
Wellington currently enjoys a vibrant and accessible waterfront stretching from the Wellington
railway station right the way around to Oriental Bay and beyond. Over the years this connection
between the city and the harbour has been continually strengthened through creative
development and a strong public focus. The only piece that now remains undeveloped - the
missing link - is the Clyde Quay Boat Harbour. The redevelopment of the Wellington Ocean
Sports Centre is very much part of this final piece of the puzzle.
The location of the site and surrounding buildings generated an initial design response which was
to create a development that acted as a positive interface between Oriental Parade and
Wellington’s harbour edge and also looked to complete the water front connection between
Waitangi Park and Freyberg Beach.
The new building has been designed as a series of components rather than as a whole. Layering
of architectural elements, contrasting surface finishes, colours and patterns all emphasise smaller
parts of the overall composition of the building and help to create a scale and visual complexity
that responds to its surrounding context and also reflects the building’s primary function as an
ocean sports facility.
With the exception of the building’s main entrance, the height of the proposed building has
intentionally been kept below the line of the existing sea wall parapet to preserve views from
Oriental Parade across to Wellington City. A transparent entrance to the complex and inclusion of
a public viewing platform extend from the Oriental Parade promenade allowing people to engage
with the harbour edge and the city beyond, as well as creating greater public awareness of the
sporting facilities that are available.
A sense of human scale is achieved by treating the building as a series of primary and secondary
elements which are readily understood and can be recognised as representing the building’s
function. Scale is further moderated by secondary facade elements including screens, fins and
frame elements, together with the use of texture and colour.
The two historic Coene sheds have been integrated into the design as part of a cohesive overall
form. Articulation of the building’s façade in three dimensions creates strong and varied shadow
lines that interrupt the perceived size and shape of the building envelope and act to reduce its
visual scale.
Articulation of the building facade has been balanced with providing maximum exposure to sun,
natural light, and ventilation to all areas of the building. Extensive glazing provides good visual
connection between public spaces and the building interiors and the proposed boardwalks and
decks will also help to activate the building’s edge.
The site plays an important role in the fabric of its immediate and wider context. The mixed use
nature of the building, with public spaces and sporting facilities will contribute to the richness,
diversity and character of Wellington’s waterfront.
While appropriately acknowledging the character of the area the proposal helps to establish a
new architectural language that maintains a connection with its surrounding context but also sets
a framework for the future.
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5.5 Digital model images15
15
For additional digital model images see Novak+Middleton, 2014. ‘Wellington Ocean Sports Centre
Preliminary Designs’.
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Figures14-19: Digital Model Design Images
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5.6 Appearance from the water and the board walk16
Figures 20-21: Rendered Design Images
16
For additional elevations and floor plan images see Novak+Middleton 2014. ‘Wellington Ocean Sports
Centre Preliminary Designs’.
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6. Outline Specification
6.0 Introduction
This project involves the construction of a new purpose built two level building together with the
restoration and refurbishment of two existing historic boatsheds (Coene sheds). The building site
is located on the seaward side of Oriental Parade and adjacent to the Freyberg Pool and consists
of a single level timber building in poor condition, two adjacent boatsheds (Coene sheds) which
have been recognised as having historic merit, also in poor condition, and the boat harbour
slipway which is now disused.
The site is subject to flooding in certain weather and sea conditions.
The new building and restored boatsheds will house all functional aspects of the Wellington
Ocean Sports Centre including administration spaces, teaching spaces, toilet and changing
facilities, workshop, and storage for equipment. It is proposed to include a new public entrance to
the building from Oriental Parade that will assist in raising the Centre’s public profile and also
provide disabled access.
The proposed building includes a public viewing deck accessed from Oriental Parade that will
allow the general public to engage with the boat harbour and view across to Wellington City.
Note: The adjacent boardwalk and marina piers shown on the attached drawings are not part of
the Wellington Ocean Sports Centre project.
This outline specification is divided into the following sections and should be read in conjunction
with the Preliminary Design drawings prepared by Novak+Middleton dated 20th March 2014.
6.1
6.2
6.3
6.4
6.5
6.6
6.7
Site preparation and demolition
Foundations and structure
External cladding and finishes
Internal linings and finishes
Services
Provisional sums
Exclusions
6.1 Site preparation and demolition
6.1.1
General
1.1.1
1.1.2
Remove the existing single level timber building adjacent to the Freyberg Pool.
Remove existing roof structure to the two Coene sheds including rafters and supporting
beams and associated posts.
Separate the wall structure of the Coene sheds from their existing concrete foundations
and prepare for lifting to new position.
Remove small annex structures to each end of Coene sheds adjacent to slipway.
Remove slipway cradle and all associated structure in preparation for new building
between Coene sheds. Remove timber boardwalk section to existing slipway.
Remove floating timber jetty immediately in front of the existing Wellington Ocean
Sports Centre.
Remove existing piles in immediate location of new building.
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
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1.1.8
1.1.9
Excavate existing concrete hardstand area to accommodate footings and foundations
for the new Wellington Ocean Sports Centre building adjacent to Freyberg Pool and
infill building between the Coene sheds.
Excavate existing concrete hardstand area to accommodate new footings and
foundations for the raised Coene sheds.
6.2 Foundations and structure
6.2.1
Floors
2.1.1
Construct a 100mm thick, SE72 mesh reinforced concrete slab on driven H6 timber
piles with concrete block perimeter footing, on 60mm polystyrene insulation, DPM, sand
blinding and hardfill to new building areas and Coene sheds, float finished.
Finished slab height to be on average 350mm above existing hardstand level at the
outer edge. Provide set-downs in slab edges for all external joinery, and floor/shower
wastes. Form drainage channel with falls to slab in area between new rear wall and
existing brick seawall (refer 2.2.1 below).
Construct the level 2 entry lobby floor with ex 250x50mm H1.2 timber floor joists at
400mm ctrs. Refer below for additional steel structure. Lay 18mm plywood over floor
joists.
Construct a suspended concrete slab between the existing sea wall to Oriental Parade
and the edge of the new building at level 2 (Grid 2) between Grids J & L. Typically a
traydeck floor or similar. Allow to fully waterproof.
Construct deck structure to level 2 viewing platform from ex 200x50mm H3.2 joists at
400mm ctrs. Refer below for additional steel structure to perimeter.
2.1.2
2.1.3
2.1.4
6.2.2
Walls
2.2.1
Construct new precast concrete wall to rear (Grid1), adjacent to existing brick seawall,
along complete length of building. Note: wall varies in height along length. Allow to
apply torch-on waterproofing system to back face of wall to be integrated with slab
DPM.
Construct new precast concrete wall adjacent to the Freyberg Pool (Grid N). Allow to
apply torch-on waterproofing system to back face of wall to be integrated with slab
DPM.
Construct new precast concrete wall to west wall of level 2 entry lobby and level 1 lobby
adjacent to existing Coene shed wall (Grid J). Exposed concrete finish to interior
surface.
Construct all new exterior and interior walls with ex 150x50mm H3.2 timber framing at
400mm ctrs unless otherwise noted.
Construct all new Parapet wall upstands to Coene sheds with ex 150x50mm H3.2
timber framing at 400mm ctrs unless otherwise noted.
Construct three fin walls to support the suspended concrete slab (refer 2.1.3 above)
between the existing sea wall to Oriental Parade and the edge of the new building at
level 2 (Grids J, K & L) from 200mm reinforced concrete block.
Construct four precast concrete columns to front façade of new building (Grid 4 – K, L,
M, & N).
2.2.2
2.2.1
2.2.3
2.2.4
2.2.5
2.2.6
6.2.3
Roof
2.3.1
Allow to construct new low pitched roof structure to the two existing Coene sheds from
18mm H3.2 treated plywood on ex 100mm H3.2 firing over ex 250x50mm H3.2 treated
rafters at 400mm ctrs. Allow to create fall to front and rear edges. Form plywood lined
internal gutter along front edge of roof.
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2.3.2
2.3.3
2.3.4
2.3.5
2.3.6
2.3.7
2.3.8
Allow to construct lowered low pitched roof structure between Coene sheds and existing
brick seawall (between Grids 1 & 2) from 18mm H3.2 treated plywood on ex 100mm
H3.2 firing over ex 200x50mm H3.2 treated rafters at 400mm ctrs. Allow to create falls
to end of each Coene shed.
Allow to construct new low pitched roof structure over new changing area (between
Coene sheds) from 18mm H3.2 treated plywood on ex 100mm H3.2 firing over ex
200x50mm H3.2 treated rafters at 400mm ctrs. Allow to fall to front edge. Form
plywood lined internal gutter along front edge of roof.
Note: underside of rafters set at RL 3.95
Construct boxed skylight to roof area between Grids D & F over corridor behind the
changing area. Generally powdercoated aluminium glazing bars at 600mm ctrs on
timber box frame, double glazed.
Allow to construct new low pitched roof structure to the new building between the
Freyberg Pool and Coene sheds from 18mm H3.2 treated plywood on ex 100mm H3.2
firing over ex 250x50mm H3.2 treated rafters at 400mm ctrs. Allow to create fall to front
edge. Form plywood lined internal gutter along front edge of roof.
Note: Roof runs under proposed level 2 entry/viewing deck (between Grids K & L).
Allow to construct new low pitched roof structure to the level 2 entry pod from 18mm
H3.2 treated plywood on ex 50mm H3.2 firing over ex 200x50mm H3.2 treated Hyspan
rafters at 400mm ctrs. Allow to create fall to all edges. Form plywood lined internal
gutter along all edges of roof.
Allow to construct the external pergola structure to level 1. Generally 250x50 glulam
rafters in the north-south direction on 250x75 glulam beam in the east-west direction
supported on 300x100 glulam posts on concrete footing (below finished deck level). All
painted. Allow for copper soakers to all exposed ends to rafters, beams and posts.
Allow to run the rafters across the new roof to the changing area (between the Coene
sheds).
Allow to construct the external pergola structure to level 2. Generally 200x50 glulam
rafters in the north-south direction on 200x75 glulam beams in the east-west direction
supported on 300x100 glulam posts. All painted. Allow for copper soakers to all
exposed ends to rafters, beams and posts.
6.2.4
Steelwork
2.4.1
2.4.2
All internal steel work to be hot dip galvanised, prior to being erected on site.
Provide and install two 250UB steel beams in the east-west direction to the west Coene
shed roof structure equally spaced between Grids 1 & 4. Rafters cut between steel
beams.
Provide and install a 250UB steel beam in the east-west direction to the east Coene
shed roof structure equally spaced between wall to bathroom area and Grid 4. Rafters
cut between steel beams.
Provide and install a 310UB steel beam in the north-south direction between the two
classroom spaces above the operable door. Insert two 250UB steel beams in the eastwest direction above each classroom equally spaced between Grids 1 & 4. Rafters cut
between steel beams.
Allow to trim two void spaces above level 1 foyer space with 200PFC steel channel to
long direction edges.
Provide and install a 250UB steel beam in the east-west direction on Grid 2 between
Grid D & K.
Allow for 89x89mm steel SHS posts to steel beams identified above.
Allow for a 200PFC steel channel ring beam to four edges of level 2 entry foyer roof.
Allow for 89x89mm steel SHS posts to four corners of ring beam and centrally on Grids
J & K. Rafters in same line as steel ring beam.
Allow for a 250PFC steel lintel on Grid 4 between Grids K & N.
2.4.3
2.4.4
2.4.5
2.4.6
2.4.7
2.4.8
2.4.9
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6.3 External cladding and finishes
6.3.1
Walls
3.1.1
3.1.6
Existing bevel back weatherboard to Coene sheds to remain where exposed externally.
Allow to strip all existing paintwork and repaint.
Supply and install bevel back weatherboards to match existing to exterior of extended
walls of Coene sheds forming parapets. Painted.
Line new external wall to changing rooms with corten steel panels on stainless steel
brackets on Butynol on plywood on a cavity system.
Allow for all external concrete walls to be finished with STO plaster system.
All concrete foundation walls to be finished with STO plaster system over the insitu
concrete.
Allow for R2.8 fibreglass insulation to all wall cavities, including Coene sheds.
6.3.2
Exterior window and door joinery
3.2.1
All exterior window and door joinery to be powdercoated aluminium APL Architectural
Series unless noted below. Allow for associated flashings to be powder coated
aluminium.
All glass to be double glazed units, with one pane of the glass being laminated.
Allow to remove existing window joinery and sliding door joinery from Coene sheds
refurbish, repaint, and reinstall.
3.1.2
3.1.3
3.1.4
3.1.5
3.2.2
3.2.3
6.3.3
Roofing
3.3.1
3.3.3
3.3.4
3.3.5
Allow to clad all roof areas with Ardex Shelterbit torch-on system (or similar) on 18mm
H3.2 CCA treated ply substrate, all on treated firing and rafters as above. Allow to dress
membrane into gutter on all external edges.
Supply and install powdercoated aluminium glazing bars at 600mm centres on upstand
to gallery skylight (between Grids D & F). Allow for double glazed units and all
flashings.
All roof flashings to be powder coated aluminium.
All spouting and downpipes to be powder coated aluminium.
Allow for heavy duty building paper and R3.6 fibreglass insulation to all roof cavities.
6.3.4
Decking
3.4.1
Level 2 decking to be ex 100x25 hardwood decking over timber framed structure (refer
above). Allow for ex25mm solid hardwood timber facing board to vertical edges and ex
50x50 battens with a 10mm gap to line underside of joists.
Allow for cantilevered frameless glass balustrade to front edge of deck structure with ex
150x50mm hardwood handrail to top edge.
3.3.2
3.4.2
6. 4 Internal linings and finishes
6.4.1
Flooring
4.1.1
Install ex 100x25mm solid hardwood timber floor boards to level 2 entry foyer. Clear
finished.
Allow to polish the concrete floor slab to Level 1 foyer and gallery. Clear sealer finish.
Concrete floors to west Coene shed and workshop to be left float finish with clear
sealer.
Supply and install stainless steel trays to showers in changing areas and instructors
changing.
4.1.2
4.1.3
4.1.4
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4.1.5
4.1.6
Supply and lay 100% wool carpet on underlay to the office area and two classrooms.
Supply and lay 2mm vinyl flooring to changing rooms, toilet area and instructors
changing. Allow to cove up walls 100mm.
6.4.2
Walls
4.2.1
Allow to strap all concrete walls with ex75x50mm strapping unless noted below. Install
13mm gib board, flush stopped to level 4 finish.
To all other timber walls install 13mm gib board, flush stopped to level 4 finish unless
otherwise noted. Allow for 30% of walls to have level 5 finish. Allow to paint all gib
lined walls.
Line walls in changing areas, toilets and instructors changing with 13mm Aqualine gib,
flush stopped to level 4 and paint finished. Allow to supply and install proprietary toilet
and shower partitions to showers and toilets.
All gib wall / ceiling junctions to be square stopped (no scotias).
Allow for 100x12mm pine clears skirting boards, paint finish, to be installed to all gib
board walls.
West wall of entry lobby and level 1 foyer to remain concrete finish, clear sealed.
Allow to line all internal walls of west Coene shed and workshop with 12mm plywood,
clear polyurethane finish.
Allow to line rear wall of gallery (behind gear lockers, storage, and kitchenette) with
12mm plywood, clear polyurethane finish.
Provide R2.8 fibreglass insulation to all external wall cavities and to all strapping to
concrete walls.
4.2.2
4.3.3
4.2.4
4.2.5
4.2.6
4.2.7
4.2.8
4.2.9
6.4.3
Ceilings
4.3.1
4.3.4
Line all ceilings unless noted below with 13mm Ultraline gib on Rondo metal ceiling
steel battens, flush stopped to level 5 and paint finished. Allow for expansion joints as
required.
Allow to line ceilings of west Coene shed and workshop with 12mm plywood, clear
polyurethane finish.
Line ceilings in changing areas, toilets and instructors changing with 13mm Aqualine
gib, flush stopped to level 5 and paint finished.
Install R3.6 fibreglass insulation to all ceiling cavities under roofs.
6.4.4
Windows and doors
4.4.1
4.4.5
All interior doors to be 2400mm high flush hollow core leaves in paint quality frames.
Allow to dress the gib board wall linings into door rebate, no architraves.
Allow to install powdercoated aluminium glazing system to internal classroom wall,
including glazed double doors. Double glazed.
Allow to install powdercoated aluminium glazing system between level 1 foyer and
office, including glazed door. Double glazed.
All interior cupboard doors, to be painted hollow core leaves in paint quality frames to
suit openings (refer sections). Allow for ex100x25mm pine clears architraves, painted.
Allow for all hardware including handles, latch sets, privacy bolts etc.
6.4.5
Miscellaneous
4.5.1
Allow to construct hanging spaces to gear locker area using 18mm plywood divisions,
clear finished. Allow for two hooks per bay.
4.5.2
Construct hardwood timber seating on galvanised steel brackets to gear locker area.
Clear finished.
Construct hardwood timber seating on galvanised steel brackets to changing areas and
instructor changing. Clear finished.
4.3.2
4.3.3
4.4.2
4.4.3
4.4.4
4.5.3
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4.5.4
4.5.5
4.5.6
4.5.7
4.5.8
Stair to be solid timber treads and risers with concealed stringers. Timber species and
finish to match timber flooring. Frame and line under stair for storage cupboard. Allow
for stainless steel anti slip bar rebated to front edge of each tread.
Allow for a frameless glass balustrade on proprietary fixings to level 2 entry foyer north
void.
Allow for ex50x50mm hardwood timber battens at 100mm centres to form balustrade to
level 2 entry foyer south void. Note; battens extend 300mm below level 1 ceiling. Clear
finished.
Allow to supply and install person lift between level 2 entry and level 1 foyer.
Supply and install joinery unit to kitchenette area. Generally stainless steel bench with
Meltica cabinetry below and overhead cupboards. Allow for sink and tap.
6.5 Services
Allow to disconnect all existing services to the site prior to demolition work. Allow to reinstate and
reconnect all new work to existing services. Services include sewer, stormwater, power, water,
and phone.
6.5.1
Electrical and communications
5.1.1
Allow for 3 phase power. Power supply to distribution board located in storage
cupboard adjacent to Grid J.
Allow to reticulate power to all areas, including exterior, for power supply and lighting.
Provide phone wiring, including internet, to office and classroom areas.
Refer provisional sums for allowance for light fitting supply. Allow for installation.
Refer provisional sums for allowance for security system.
Allow to install smoke alarms throughout.
Allow to install all kitchenette appliances. Refer to provisional sums for supply
allowance.
5.1.2
5.1.3
5.1.4
5.1.5
5.1.6
5.1.7
6.5.2
Plumbing and drainage
5.2.1
5.2.2
5.2.5
5.2.6
Distribute water to all areas as required, including x4 outdoor hose taps.
Supply and install two large electric hot water cylinders, to be located in two service
ducts between changing rooms and toilet areas.
Allow to connect new fittings to the hot water system.
Allow to install pump system for all sewer waste to sewer main in Oriental Parade. Allow
to connect to all fixtures and fittings to sewer drainage system. Refer to provisional
sums for the supply of plumbing fittings. Allow for installation.
Install new stormwater reticulation to drain to boat harbour.
Provide floor wastes to all bathroom areas and run to exterior.
6.5.3
Heating and ventilation
5.3.1
Allow to supply and install heat pump system to the following areas; classrooms, level 1
foyer, office, and changing. Refer to provisional sums for the supply and installation.
Allow to install extract ventilation to changing, instructor changing and toilet areas.
5.2.3
5.2.4
5.3.2
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Page | 31
novak+middleton
6.6 Provisional sums
Allow to supply and install the following joinery items, fixtures, fittings and appliances. The
following sums are for supply only unless otherwise noted.
6.6.1
Joinery and fittings
Kitchenette appliances (dishwasher, microwave)
Kitchenette joinery (incl. sink, mixer and handles)
Toilet vanity joinery
Toilet fittings
Instructors changing fittings
Changing fittings
Mirrors
6.6.2
$1,800.00
$3,000.00
$1,000.00
$2,500.00
$1,300.00
$3,600.00
$1,000.00
General
Light fittings
Security system
Miscellaneous hardware
Recessed blinds to classrooms (automated)
Heat pump heating system (supply and installation)
$15,000.00
$2,500.00
$5,000.00
$10,000.00
$15,000.00
6.7 Exclusions
The following items are excluded from the estimate:
•
•
•
•
•
•
•
•
All decking and boardwalk areas to level 1.
Goods and services tax.
Professional fees.
Local authority fees.
Project contingency sum.
Insurance.
All furniture.
Window treatments (blinds, curtains, etc unless noted in section 6.0 above).
Page | 32
Feasibility Study
novak+middleton
7. Capital Costs
7.0 Introduction
This preliminary estimate is for the new purpose built two level building together with the restoration
and refurbishment of two existing historic boatsheds, 115 Oriental Parade, Wellington. The
preliminary estaimate has been completed by Rider Levett Bucknall Wellingotn Ltd.
7.1 Summary
The total construction cost estimate exclusive of GST is: New Building Works
Boatshed Restoration & Refurbishment Works
Main Contractors P&G and Margin Costs
ESTIMATE TOTAL (excl. GST)
$625,000
$735,000
$170,000
$1,530,000
The above estimated costs deal with the actual construction works involved in this project. These
construction works will require the existing business premises to be completely vacated whilst the
new building work and restoration works are undertaken and will therefore impose a loss of amenity
on the premises.
7.2 Construction Cost Estimate
Basis of Estimate
This preliminary estimate is based on approximate quantities or historical data of similar projects,
and priced at rates and prices current as at May 2014, and applicable to a commercial type
building. The estimate is based upon the following information provided:


Architectural Preliminary Design drawings dated 24 March 2014.
Architectural Outline Specification dated 1 May 2014.
Estimate Exclusions
No allowance has been made for the following:














Design & Construction Contingency.
Professional Fees & Consent Costs.
Furniture, Fittings & Equipment.
Audio Visual Equipment.
Level 1 Decking & Boardwalk.
Voice & Data Equipment.
Goods and Services Tax (GST).
Contract Works Insurance.
Legal Fees.
Removal of Hazardous Materials.
Consultant Fees or Council Consent Fees.
Loss of Rental/Business Income during Construction Period.
Cost of Decanting from Premises.
Cost Fluctuations from May 2014.
Feasibility Study
Page | 33
novak+middleton
Estimate Summary
GFA: Gross Floor Area
Rates Current At May 2014
Location
GFA m²
Cost/m²
Total Cost
A
NEW BUILDING WORKS
197.00
$3,173
$625,000.00
B
BOATSHED RESTORATION & REFURBISHMENT WORKS
356.00
$2,065
$735,000.00
553
$2,459
$1,360,000.00
ESTIMATED NET COST
MARGINS & ADJUSTMENTS
Main Contractors Preliminary & General
Costs
Main Contractors Margin
8.10%
$110,000.00
4.10%
$60,000.00
Design Development Contingency
Excl.
ESTIMATED TENDER PRICE
553
$2,767
$1,530,000.00
Construction Contingency
Excl.
Professional Fees
Excl.
Consents
Excl.
FF&E
Excl.
Audio Visual Equipment
Excl.
ESTIMATED TOTAL BUDGET
553
$2,767
$1,530,000.00
Business Interruption Costs
Excl.
Decanting Costs
Excl.
Level 1 Decking & Boardwalk
Excl.
Voice & Data Equipment
Excl.
Goods & Services Tax (GST)
Excl.
Insurances
Excl.
Legal Fees
Excl.
Removal of Hazardous Materials
Excl.
Treatment of Contamination
Excl.
Unknown Underground Services
Excl.
Cost Fluctuations from May 2014
Excl.
ESTIMATED TOTAL COST
553
Page | 34
$2,767
$1,530,000.00
Feasibility Study
novak+middleton
Estimate Details
A
GFA: 197.0 m² Cost/m²: $3,173
NEW BUILDING WORKS
Description
SP
1
Unit
Qty
Rate
Total
157.00
$80.00
$12,560.00
Site Preparation
m²
2
Demolish and remove existing single level
timber framed building
Demolish and remove existing stair
Item
$1,000.00
3
Remove existing floating timber jetty
Item
$1,500.00
4
Remove existing piles in location of new
building
Allowance for removal of existing hardstand
as necessary for new footings and
foundations
Remove section of existing brick wall to
Oriental Parade brick wall to provide access
to new stairs
Remove existing fittings, furnishings &
equipment (EXCLUDED)
Remove hazardous materials (EXCLUDED)
Item
$4,000.00
Item
$1,000.00
Item
$1,000.00
Item
Excl.
Item
Excl.
Remove unknown underground services
(EXCLUDED)
Site Preparation
Item
Excl.
5
6
7
8
9
SB
14
15
$21,060.00
$140.00
$27,580.00
Substructure
Reinforced concrete slab, 100mm thick
including thickenings, SE72 mesh, driven H6
piles, 60mm polystyrene insulation, DPM,
sand blinding and hardfill
Allowance for forming set downs
m²
197.00
Item
$1,500.00
Substructure
FR
$107/m²
$148/m²
$29,080.00
$365.00
$4,015.00
Frame
16
Precast concrete columns, 800mm x 200mm
m
17
Allowance for steel structure support to upper
floors and roof (hot dip galvanised)
Allowance for secondary support steel to stair
and lift (hot dip galvanised)
Allowance for secondary support steel to
operable wall (hot dip galvanised)
Frame
Item
$24,000.00
Item
$6,000.00
Item
$3,500.00
18
19
SW
11.00
$190/m²
$37,515.00
Structural Walls
21
Precast concrete to walls, 200mm thick
m²
115.00
$340.00
$39,100.00
22
Reinforced concrete to fin walls, 200mm
thick, reinforcing 200kg/m3
Structural Walls
m²
10.00
$425.00
$4,250.00
$220/m²
$43,350.00
Feasibility Study
Page | 35
novak+middleton
UF
Upper Floors
24
Reinforced concrete to suspended floor slab,
200mm thick
18mm Plywood floor over ex 250x50mm
H1.2 floor joists at 400mm centres
Extra value for forming steps in level changes
in upper floors
Upper Floors
25
26
m²
32.00
$180.00
$5,760.00
m²
92.00
$190.00
$17,480.00
No
2.00
$1,000.00
$2,000.00
$128/m²
$25,240.00
141.00
$220.00
$31,020.00
m
9.00
$225.00
$2,025.00
RF
Roof
29
m²
31
18mm Plywood on ex 100mm firing over ex
250x50mm rafters at 400mm centres
18mm Plywood to internal gutter, including
framing
250x50 glulam rafter to pergola
m
286.00
$40.00
$11,440.00
32
200x75 glulam beam to pergola
m
88.00
$45.00
$3,960.00
33
300x100 glulam posts on concrete footing
No
7.00
$750.00
$5,250.00
34
Torch-on waterproofing system to roof
m²
141.00
$125.00
$17,625.00
35
Extra value for dressing down in to gutter
m
9.00
$35.00
$315.00
36
Building paper and R3.6 fibreglass insulation
to roof cavities
Allowance for rainwater disposal system
(assume run-off into marina)
Roof
m²
141.00
$20.00
$2,820.00
30
37
Item
$4,000.00
$398/m²
$78,455.00
EW
Exterior Walls and Exterior Finish
41
Torch-on waterproofing system to walls
m²
115.00
$120.00
$13,800.00
42
STO plaster system to exterior concrete walls
and columns
m²
19.00
$60.00
$1,140.00
$76/m²
$14,940.00
WW
Windows and Exterior Doors
44
Powdercoated aluminium APL architectural
series double glazing to exterior window and
door joinery
Extra value for double door units including
hardware
45
SC
Stairs and Balustrades
49
Solid timber treads and risers to stair with
concealed stringers including handrails
Frameless glass balustrade with 150x50mm
hardwood handrail
ex 50mm x 50mm hardwood battens to form
balustrade
Stairs and Balustrades
50
51
PN
Interior Walls
52
Strap and line concrete walls with single layer
of 13mm Gib Standard including insulation,
stopping to Level 4 and decoration complete
Strap and line concrete walls with 12mm
plywood including insulation and finishing
53
m²
99.00
$750.00
$74,250.00
No
3.00
$1,000.00
$3,000.00
$392/m²
$77,250.00
3.00
$6,000.00
$18,000.00
m
32.00
$850.00
$27,200.00
m
6.00
$750.00
$4,500.00
$252/m²
$49,700.00
M/R
m²
56.00
$80.00
$4,480.00
m²
22.00
$90.00
$1,980.00
Page | 36
Feasibility Study
novak+middleton
54
Standard interior partition walls
m²
27.00
$160.00
$4,320.00
55
Glazed partition including manifestations
m²
24.00
$275.00
$6,600.00
56
Extra value for Level 5 stopping to interior
walls (assume 30% of walls)
Sundry trim and sealants
m²
33.00
$5.00
$165.00
57
Item
$500.00
Interior Walls
$92/m²
$18,045.00
$22,000.00
DR
Interior Doors
60
Operable wall 8.2m wide x 2.6m high
No
1.00
61
Single interior door including frame and
hardware complete
Double interior door including frame and
hardware complete
Double interior cupboard door including
frame and hardware complete
Sundry hardware and grilles (SUM)
No
1.00
$22,000.0
0
$1,200.00
No
1.00
$1,800.00
$1,800.00
No
7.00
$1,500.00
$10,500.00
62
63
64
Item
$1,200.00
$1,500.00
Interior Doors
$188/m²
$37,000.00
FF
Floor Finishes
67
Minor floor preparation
m²
197.00
$5.00
$985.00
68
m²
76.00
$60.00
$4,560.00
69
Grind and polish concrete floor slab, sealer
finished
Carpet flooring
m²
123.00
$70.00
$8,610.00
70
100x25mm solid hardwood timber floor
m²
83.00
$200.00
$16,600.00
71
Waterproofing system to suspended concrete
floor
Sundry trim and threshold strips
m²
32.00
$25.00
$800.00
72
Item
$500.00
Floor Finishes
WF
Wall Finishes
74
Clear sealed finish to concrete walls
m²
11.00
Wall Finishes
CD
Ceiling Finishes
77
Single layer of 13mm Gib Ultraline on Rondo
metal ceiling battens including insulation,
stopping to Level 5, decoration and trim
ex 50x50mm battens fixed to underside of
joists
Bulkheads and access hatches
78
79
$163/m²
$32,055.00
$20.00
$220.00
$1/m²
$220.00
m²
179.00
$110.00
$19,690.00
m²
24.00
$140.00
$3,360.00
Item
Ceiling Finishes
$3,000.00
$132/m²
$26,050.00
FT
Fittings and Fixtures
81
Allowance for kitchenette joinery unit (SUM)
Item
$3,000.00
82
Whiteboards & chalkboards (EXCLUDED)
Item
Excl.
83
Allowance for miscellaneous hardware
(SUM)
Kitchenette appliances (SUM)
Item
$5,000.00
Item
$1,800.00
84
Feasibility Study
Page | 37
novak+middleton
85
Automated recessed blinds to classrooms
(SUM)
PB
Sanitary Plumbing
86
Kitchenette plumbing
Item
$10,000.00
$101/m²
Item
$4,000.00
Sanitary Plumbing
$20/m²
HV
Heating and Ventilation Services
88
Allowance for heat pump heating system
(SUM)
Kitchenette extract system (SUM)
89
$19,800.00
$4,000.00
Item
$15,000.00
Item
$2,000.00
$86/m²
$17,000.00
$35.00
$6,895.00
FS
Fire Services
92
Allowance for smoke detection system
m²
93
Allowance for sprinkler installation
(EXCLUDED)
Provision of fire extinguishers (EXCLUDED)
Item
Excl.
Item
Excl.
94
197.00
Fire Services
$35/m²
$6,895.00
EL
Electrical Services
95
Item
97
Distribution board for 3-phase and single
phase power and associated mains
distribution cabling
General power reticulation and outlets
m²
197.00
$35.00
$6,895.00
98
Lighting cabling and installation of lights
m²
197.00
$25.00
$4,925.00
99
Lighting supply (SUM)
Item
$7,500.00
100
Emergency lighting (SUM)
Item
$2,000.00
101
New transformer (EXCLUDED)
Item
Excl.
$7,500.00
Electrical Services
$146/m²
LS
Vertical and Horizontal Transportation
103
New passenger lift including surround and
support structure
Vertical and Horizontal Transportation
Item
$28,820.00
$40,000.00
$203/m²
$40,000.00
$20.00
$3,940.00
SS
Special Services
105
Voice and data cabling
m²
106
Voice and data equipment (EXCLUDED)
Item
Excl.
107
MATV installation (EXCLUDED)
Item
Excl.
108
Security system installation (SUM)
Item
$2,500.00
197.00
Special Services
DG
Drainage
109
Drainage channel to slab between new wall
and existing brick seawall
Drainage
Page | 38
m
19.00
$33/m²
$6,440.00
$550.00
$10,450.00
$53/m²
$10,450.00
Feasibility Study
novak+middleton
SU
Sundries
111
Builders work for services
Item
$3,000.00
112
Signage
Item
$1,000.00
113
Rounding
Item
-$2,365.00
Sundries
$8/m²
FE
F.F. & E.
114
Furniture, fittings & equipment (EXCLUDED)
Item
Excl.
F.F. & E.
Excl.
NEW BUILDING WORKS
Feasibility Study
$1,635.00
$3,173/m²
Page | 39
$625,000.00
novak+middleton
Estimate Details
B
BOATSHED RESTORATION & REFURBISHMENT WORKS
Description
GFA: 356.0 m² Cost/m²: $2,065
Unit
Qty
Rate
Total
m²
286.00
$15.00
$4,290.00
No
2.00
$4,000.00
$8,000.00
No
2.00
$15,000.00
$30,000.00
No
2.00
$10,000.00
$20,000.00
No
2.00
$10,000.00
$20,000.00
Site Preparation
SP
126
127
128
129
130
131
132
133
134
135
Demolish and remove the existing roof
structure to the Coene sheds including
rafters, supporting beams and associated
posts
Separate the wall structure of the Coene
sheds from the existing foundations
Allowance to prepare shed for temporary
relocation including all necessary structural
support for lifting
Allowance temporarily relocate Coene sheds
Allowance to move Coene sheds from
temporary to permanent location
Remove small annex structures to each end
of the Coene sheds
Remove slipway cradle and all associated
structure in preparation for new building,
including timber boardwalk section to existing
slipway
Remove existing fittings, furnishings &
equipment (EXCLUDED)
Remove hazardous materials (EXCLUDED)
Remove unknown underground services
(EXCLUDED)
Site Preparation
SB
Substructure
139
Reinforced concrete slab, 100mm thick
including thickenings, SE72 mesh, driven H6
piles, 60mm polystyrene insulation, DPM,
sand blinding and hardfill
Allowance for forming set downs
140
Item
$3,000.00
Item
$4,000.00
Item
Excl.
Item
Excl.
Item
Excl.
m²
356.00
Frame
142
Allowance for steel structure support to upper
floors and roof (hot dip galvanised)
Allowance to connect existing shed exterior
walls to new foundation structure
Frame
145
SW
Structural Walls
146
Precast concrete to walls, 200mm thick
Structural Walls
Page | 40
$89,290.00
$140.00
$49,840.00
Item
$2,000.00
Substructure
FR
$251/m²
$146/m²
$51,840.00
Item
$14,000.00
Item
$6,000.00
m²
99.00
$56/m²
$20,000.00
$340.00
$33,660.00
$95/m²
$33,660.00
Feasibility Study
novak+middleton
RF
Roof
154
156
18mm Plywood on ex 100mm firing over ex
250x50mm rafters at 400mm centres
18mm Plywood to internal gutter, including
framing
250x50 glulam rafter to pergola
157
200x75 glulam beam to pergola
158
m²
349.00
$220.00
$76,780.00
m
33.00
$225.00
$7,425.00
m
286.00
$40.00
$11,440.00
m
33.00
$45.00
$1,485.00
300x100 glulam posts on concrete footing
No
8.00
$750.00
$6,000.00
159
Torch-on waterproofing system to roof
m²
349.00
$125.00
$43,625.00
160
Extra value for dressing down in to gutter
m
33.00
$35.00
$1,155.00
161
Building paper and R3.6 fibreglass insulation
to roof cavities
Allowance for rainwater system (assume runoff into marina)
Aluminium framed double glazed skylight unit
m²
349.00
$20.00
$6,980.00
155
162
163
Item
m²
$4,000.00
9.00
Roof
$1,200.00
$10,800.00
$477/m²
$169,690.00
EW
164
Torch-on waterproofing system to walls
m²
99.00
$120.00
$11,880.00
165
STO plaster system to exterior concrete walls
and columns
New timber framed exterior wall with Corten
steel panels on stainless steel brackets on
butynol on plywood on a cavity system
Strip back existing weatherboard to Coene
sheds, repair and redecorate
New timber framed parapet walls with
weatherboard cladding
m²
17.00
$60.00
$1,020.00
m²
19.00
$475.00
$9,025.00
m²
103.00
$75.00
$7,725.00
m²
48.00
$325.00
$15,600.00
$127/m²
$45,250.00
166
167
168
WW
169
Powdercoated aluminium APL architectural
series double glazing to exterior circular
windows joinery
Remove existing window joinery and allow to
refurbish, repaint and reinstall
Remove existing door joinery and allow to
refurbish, repaint and reinstall
Allowance for sundry window and exterior
door hardware (SUM)
170
171
172
PN
Interior Walls
175
Line interior walls with single layer of 13mm
Gib Standard including insulation, stopping to
Level 4 and decoration complete
Line interior walls with single layer of 13mm
Gib Aqualine including insulation, stopping to
Level 4 and decoration complete
Line interior walls with 12mm plywood
including insulation and finishing
176
177
Feasibility Study
Page | 41
No
4.00
$1,500.00
$6,000.00
No
4.00
$750.00
$3,000.00
No
2.00
$1,800.00
$3,600.00
Item
$8,000.00
$58/m²
$20,600.00
m²
127.00
$80.00
$10,160.00
m²
253.00
$85.00
$21,505.00
m²
159.00
$90.00
$14,310.00
novak+middleton
178
Timber framing to new interior partitions
m²
168.00
$65.00
$10,920.00
180
m²
114.00
$5.00
$570.00
181
Extra value for Level 5 stopping to interior
walls (assume 30% of walls)
Proprietary bathroom partitions
No
6.00
$1,800.00
$10,800.00
182
Allowance for changing screen
No
2.00
$900.00
$1,800.00
183
Sundry trim and sealants
Item
$1,500.00
Interior Walls
DR
Interior Doors
185
Single interior door including frame and
hardware complete
Sundry hardware and grilles (SUM)
188
No
8.00
$201/m²
$71,565.00
$1,200.00
$9,600.00
Item
$1,000.00
Interior Doors
$30/m²
$10,600.00
FF
Floor Finishes
191
Minor floor preparation
m²
356.00
$5.00
$1,780.00
192
Clear sealer finish to concrete floors
m²
177.00
$15.00
$2,655.00
193
Grind and polish concrete floors, sealer finish
m²
24.00
$60.00
$1,440.00
194
Vinyl flooring including coving
m²
125.00
$80.00
$10,000.00
195
Sundry trim and threshold strips
Item
$500.00
Floor Finishes
CD
Ceiling Finishes
201
203
Single layer of 13mm Gib Ultraline on Rondo
Single layer of 13mm Gib Aqualine on Rondo
12mm Plywood, clear polyurethane finish
204
Bulkheads and access hatches
202
$16,375.00
m²
50.00
$110.00
$5,500.00
m²
125.00
$110.00
$13,750.00
m²
34.00
$65.00
$2,210.00
Item
$3,000.00
Ceiling Finishes
$69/m²
FT
205
Allowance for gear lockers
206
Allowance for hardwood timber seating
207
Allowance for toilet vanity joinery & fittings
(SUM)
Allowance for Instructors changing, changing
fittings & mirrors (SUM)
208
$46/m²
Item
Page | 42
m
$24,460.00
$8,000.00
45.00
$400.00
$18,000.00
Item
$3,500.00
Item
$5,900.00
$99/m²
$35,400.00
Feasibility Study
novak+middleton
PB
Sanitary Plumbing
209
210
Allowance for sanitary waste pumping
system and associated pipework
WC suite including pipework complete
211
212
Item
$6,000.00
No
6.00
$2,200.00
$13,200.00
WHB including pipework complete
No
5.00
$2,500.00
$12,500.00
Shower including enclosure complete
No
5.00
$4,000.00
$20,000.00
$145/m²
$51,700.00
Sanitary Plumbing
HV
213
Allowance for heat pump heating system
(SUM)
Bathroom and changing extract system
(SUM)
214
FS
Fire Services
216
Allowance for smoke detection system
217
Allowance for sprinkler installation
(EXCLUDED)
Provision of fire extinguishers (EXCLUDED)
218
Item
$10,000.00
Item
$8,000.00
m²
356.00
$51/m²
$18,000.00
$35.00
$12,460.00
Item
Excl.
Item
Excl.
Fire Services
$35/m²
$12,460.00
EL
Electrical Services
219
221
Distribution board for 3-phase and single
phase power and associated mains
distribution cabling (INCLUDED - Refer
Section A, New Building Works)
General power reticulation and outlets
222
Lighting cabling and installation of lights
223
Lighting supply (SUM)
Item
$7,500.00
224
Emergency lighting (SUM)
Item
$2,500.00
225
New transformer (EXCLUDED)
Item
Excl.
Item
Excl.
m²
356.00
$35.00
$12,460.00
m²
356.00
$25.00
$8,900.00
Electrical Services
$88/m²
$31,360.00
$20.00
$7,120.00
SS
Special Services
229
Voice and data cabling
230
Voice and data equipment (EXCLUDED)
Item
Excl.
231
MATV installation (EXCLUDED)
Item
Excl.
232
Security system installation (INCLUDED Refer Item A, New Building Works)
Special Services
Item
Incl.
m²
DG
Drainage
233
Drainage channel to slab between new wall
and existing brick seawall
Drainage
Feasibility Study
Page | 43
m
356.00
33.00
$20/m²
$7,120.00
$550.00
$18,150.00
$51/m²
$18,150.00
novak+middleton
SU
Sundries
235
Builders work for services
Item
$6,000.00
236
Signage
Item
$1,000.00
237
Rounding
Item
$480.00
Sundries
$21/m²
FE
F.F. & E.
238
Furniture, fittings & equipment (EXCLUDED)
Item
$7,480.00
Excl.
F.F. & E.
Excl.
BOATSHED RESTORATION &
REFURBISHMENT WORKS
$2,065/m²
Page | 44
$735,000.00
Feasibility Study
novak+middleton
8. Staging Plan
8.0 Introduction
The staging plan for the Wellington Ocean Sports Centre cannot be seen in isolation from the
staging plan for the overall Clyde Quay Marina upgrade. This feasibility report is primarily concerned
with the development of the Wellington Ocean Sports Centre building, which would ideally be
constructed in parallel with the canoe, kayak and sup ramp, the youth scheme yacht berths, the
learn to sail yacht berths and the waka ama storage and launching pontoon. Therefore, in
considering a staging plan for the building itself it is necessary to also look at how the overall Clyde
Quay Marina upgrade could be staged.
8.1 Possible stages for building the Wellington Ocean Sports Centre
The building is a relatively straight forward project. It can be constructed independently of the overall
Clyde Quay Marina Upgrade although the promenade in from of the building and along the Western
edge of the Freyberg Pool will need to be completed at the same time as the construction of the
Centre
The most complicating factor in the build process is associated with the need to keep the heritage
Coene sheds intact while at the same time raising the height of the structure to address predicted
sea level change.
To achieve this the existing Sailing Academy building will first be demolished and the Coene sheds
will be moved to the location where the Sailing Academy stood. The foundations and slabs for the
Coene shed will be established at their new level before the sheds are put back in place and
refurbished to their new configurations. At the same time as the refurbishment of the Coene sheds
is underway the new parts of the building will be constructed including the classrooms, lobby space,
changing rooms and entrance deck.
It is envisaged that the ocean sports berths ramps and pontoons will be installed at the same time
as the building is constructed. The promenades and decking connecting the ramps and berths to
the Centre and completing the link to Freyberg beach will be constructed once the building
foundation work and framing is completed.
8.2 Possible stages for upgrading the Clyde Quay Marina
The Clyde Quay Marina upgrade includes the following elements






Wave mitigation system
Wellington Ocean Sports Centre ramps and berths
Pile moorings
Public promenades and decks
Walk on marina berths
Breakwater capping to address 50 year sea level rise predictions
The ideal solution would be to complete all of the Marina elements in a continuous process. Annual
planning processes, however, might mean a staged approach is required for the installation process
therefore the following staging plan documents how this might best be achieved from the
perspective of the Wellington Ocean Sports Centre.
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8.2.1 Stage 1: Wave mitigation and Wellington Ocean Sports ramps and berths
Before any new structures are added to the Clyde Quay Marina it is important to install the wave
mitigation system at the harbour entrance in order to dampen the wind driven waves that enter the
harbour. At the same stage as this is installed it would be possible to install the ocean sports ramps
and berths along with the promenade and public deck space in this corner of the precinct. At the
same time the construction of the Wellington Ocean Sports Centre building could commence (see
section 8.1 for the staging plan for the building).
Figure 22: Clyde Quay Marina upgrade stage 1
8.2.2 Stage 2: Marina berths and pile moorings
The marina berths and pile moorings could be the second set of elements to be installed or they
could be installed at the same time as the Centre berths and ramps. It is beyond the scope of this
feasibility report to suggest how this might be scheduled, however from a Wellington Ocean Sports
Centre perspective it is not necessary for the marina berths and moorings to be installed at the
same time as the centre berths and ramps are installed. For instance, it could be that the Wellington
Ocean Sports Centre buildings, ramps and berths are in place well ahead of the new marina berths
and moorings. It is likely that funding will be the major determinant of whether the elements are
installed in tandem or independently.
Figure 23: Clyde Quay Marina upgrade stage 2
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9. Constitution, Governance and Management Plan
9.0 Introduction
Before embarking on the Wellington Ocean Sports active communities project, Royal Port
Nicholson Yacht Club and the Wellington City Council invited Peter Burley 17 to talk to the
prospective partner sports about the critical success factors involved in a successful sports
partnership. In summarising Burley’s evaluation of high performing sport partnerships, Sport New
Zealand identifies the critical success factors of an effective sports partnership as:

Good governance: Sports club partnerships are complex arrangements that must satisfy
multiple stakeholders. They require enlightened leadership and a clear separation of
governance and sport delivery functions.

Clarity of purpose: The value proposition must be clear, simple, and compelling. The
benefits of the partnership must be articulated in ways that everyone can understand.

Formal amalgamations are not always necessary: A new entity need not replace existing
clubs but instead can umbrella constituent members.

Clustering of resources: The close physical proximity of facilities (fields, courts, changing
rooms, café etc) is important in the same way the kitchen is central to a home.

Staged progression: Building trust is essential as organisations feel their way toward new
relationships. The influence of a respected “project champion” is critical, even where there are
willing parties and conditions are favourable.

Council support: Partnerships appear to have a greater chance of success if local
authorities have supportive policies and are prepared to invest 18.
With the benefit of hindsight gained from three years of running the Wellington Ocean Sports active
communities project it is now even clearer that these success factors were present in the first three
years of the partnership and that they will continue to be important in the next phase of the
Programme.
A steering group was established to oversee the active communities project with ultimate
governance responsibility in the hands of the Royal Port Nicholson Yacht Club. This model served
the project well as the Programme was developed but is not the ideal structure for the future. The
prospect of a new Centre provides the catalyst to formalise a governance structure that will help
ensure a successful partnership between the sports as the Programme enters its next phase.
The following recommendations about the proposed constitutional, governance and management
structures for the Centre are drawn from the experience gained during the active communities
project as well as from the experience of other Sportsville projects throughout New Zealand.
9.1 Constitution
It is recommended that an incorporated society be established as the legal entity with overall
responsibility for the Wellington Ocean Sports Centre. The focus of the society should be on
collaboration, not amalgamation, with each club retaining its history and identity, and with the
parameters of the relationship recorded in the society’s constitution. The constitution should assert
that the society aims to be beneficial to the community through managing, maintaining,
17
Burley P 2008. ‘SPARC Sport Partnership Project: A review of eight high profile sport club
partnerships’.
18
See http://sportnz.org.nz keywords: Sportsville model review.
Feasibility Study
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novak+middleton
administering and operating for recreation and other leisure-time activity the Wellington Ocean
Sports Centre on behalf of, and for the benefit, of members of the society and the wider community.
Furthermore the constitution should assert that the society seeks to arrange and manage the
development of Wellington Ocean Sports Centre and seek out and obtain funding and other
resources and apply such funding and resources to promote sporting, recreation and community
activities that advance the purposes of the Wellington Ocean Sports Centre.
It is important to plan for who will own the assets of the Wellington Ocean Sports Centre once
complete and to document how Royal Port Nicholson Yacht Club in particular will be compensated
for the assets it relinquishes in the process of establishing the Centre. Currently the building site
for the Centre is on Council owned land. The two Coene sheds and the slipway space are Council
owned but rented by Royal Port Nicholson Yacht Club. The Sailing Academy building, which is
proposed to be demolished to make way for the new classroom spaces, is owned by Royal Port
Nicholson Yacht Club. The Council owns the promenade space in front of the existing sheds and
Sailing Academy building. The Council holds a Wellington Regional Council coastal permit for the
Clyde Quay Boat Harbour. Royal Port Nicholson Yacht Club owns the existing floating berths in
front of the Sailing Academy building.
9.2 Governance
It is recommended that an independent board be established to govern the Wellington Ocean
Sports Centre. The sports have developed a clear and concise purpose for the Wellington Ocean
Sports programme as being a mechanism for Wellingtonians to ‘discover’, ‘experience’ and ‘learn’
ocean sports with the clubs themselves being the vehicle for ongoing participation in ocean sports
activities. In developing the future governance structure for the Centre it is important to make sure
a clear focus on this purpose is maintained over and above simply the development of the Centre
and its operation. The ongoing support of Council as one of the partners alongside the sports in the
Programme is critical to the ongoing success of both the Programme and the Centre.
In establishing a governance board it is important to avoid the temptation to simply appoint
representatives from each of the partners. As Burley points out “sport specific expertise is neither
essential nor desirable in the governance board, but is important at the next level down”19. He goes
on to state that sport partnerships should avoid the idea of ex-officio board positions, where a board
might carry ‘passengers’ who are required to be present to oversee or keep an eye on things for
external stakeholders. All board positions therefore need to carry skill sets that maximise the quality
of board decision making, strategic planning and other important areas necessary to run the Centre
and its Programme for the greater Wellington community as well as the founding member clubs.
The quality of governance will be directly related to the quality of the people who make up the board.
It is appropriate that the balance is moved away from elected positions to appointed positions for
the Centre’s governance board with the Council having a critical role to play in the appointment
process. Wider community, business and management skills sets should be considered in the
appointment process than might otherwise be the case if a representative model were adopted.
9.3 Management
Experience gained during the active communities project has provided a model to work from that
clearly demonstrates how the management of the Centre is most likely to succeed beyond the initial
set up phase20. The partner clubs have developed a strong understanding of the service that they
can expect the Centre to provide in terms of ‘discover’, ‘experience’ and ‘learn’ activities for each
sport and how the Centre can manage the process from booking through to delivery through to
membership transfer. On the flip side of the partnership the partner clubs have a sound
understanding of what they are required to provide in terms of equipment and volunteer support to
19
Ibid 35.
See Appendix one for the ‘Wellington Ocean Sports Active Communities Investment - Project Exit
Report’ which provides an overview of the lessons learned during the investment period.
20
Page | 48
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novak+middleton
help make the Centre operate effectively along with what is required to transition Wellingtonians
into ongoing active participation in ocean sports.
A range of management and reporting systems have been developed during the active
communities project which will continue to be implemented during the next phase of the Centre’s
existence. A set of generic full time and casual employment agreements have been developed and
the associated systems for making employment payments, appraising performance, managing
employment disputes and providing professional development are in place. Systems for managing
risk and ensuring a healthy and safe work environment have been established including a safe ship
management plan and risk management plan. The centre has established accreditations to deliver
ocean sports qualifications from Yachting New Zealand, the New Zealand Qualifications Authority,
Coastguard Boating Education Services, Windsurfing New Zealand, Surf New Zealand, the Royal
Yachting Association and the International Sailing Federation. An online booking system for all
activities delivered through the Centre and an associated customer management database and
financial reporting system has been established.
A flat management structure has been put in place for the ongoing management of the Centre. A
full time Wellington Ocean Sports Centre Manager position has been established. The active
communities project manager has been appointed to this position which should ensure there is
continuity beyond the initial set up phase. All other instructor positions are casual employment
positions with work on an as required basis. The Centre Manager will continue to report to the Royal
Port Nicholson Yacht Club until such time as the Wellington Ocean Sports Centre incorporated
society and board of governors has been established. It is envisaged that the Centre Manager will
have a significant role to play in facilitating the establishment of the society and its board of
governors.
Figure 24: Proposed Wellington Ocean Sports Centre governance and management structure
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10. Operating Costs
10.0 Introduction
The Wellington Ocean Sports active communities project ran for three years. Funding for the
management of the project was accounted for separately from the operating income and
expenditure, which means three years of data is available to extrapolate potential future operating
income and costs for the Centre. It is assumed that the Centre will run on a full cost recovery basis
for courses with grants used to subsidise the cost of the Centre Manager and specific community
based activity such as the schools programme, have a go days and the like. The following figures
assume that the Wellington City Council will provide funding for the Centre Manager position and
that the Centre will be successful in grant applications for targeted programmes. It is assumed that
the cost of construction of the Centre will be covered by a combination of a community facilities
grant from the Department of Internal Affairs and capital works grants from community funding
agencies. As a result interest and capital repayment costs are not included in the figures below.
The following figures assume growth of around 20% on the participation numbers that were
achieved during the active communities project. All amounts are GST exclusive.
10.1 Projected future income and expenses
INCOME
Casual Activity Fees
Course Fees
Equipment Hire
Facility Rental
Fundraising
Grants
Harbour Sails
Projects
Schools Programme
EXPENSES
Building R & M
Computer Costs
Course Costs
Depreciation
Energy
Equipment Lease
Equipment R & M
Fundraising
General Expenses
Insurance & Security
Levies & Subs
Office Supplies
Personnel - Casual Wages
Personnel - Salaries
Projects
Promotion and Marketing
Rent
Telecommunication
Travel
75,000
180,000
15,000
15,000
15,000
100,000
25,000
90,000
20,000
535,000
15,000
6,000
45,000
20,000
15,000
35,000
20,000
5,000
15,000
25,000
5,000
10,000
124,000
80,000
70,000
25,000
12,000
5,000
3,000
535,000
Page | 50
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novak+middleton
11. Sustainability
11.0 Introduction
Sustainability is about assessing whether or not a sport and recreation facility will have a positive
impact on economic, social and environmental aspects for future generations21. This assessment
needs to consider not only the immediate activities of the facility but must also contemplate the
additional opportunities that will arise once it is operational.
When assessing the economic, social and environmental impact of the Wellington Ocean Sports
Centre it is important to understand the role that the centre holds within the memorandum of
understanding between Wellington City Council and Royal Port Nicholson Yacht Club 22. The
memorandum contains three objectives which seek to:
1. Establish the Clyde Quay Boat Harbour as a base for ocean sports.
2. Attract world class ocean sports events to Wellington.
3. Leverage of yachting to promote Wellington, increase visitor numbers, grow industry and
enhance the vibrancy of Wellington.
Considerable work has been completed on establishing the boat harbour as a base for ocean
sports through the feasibility investigations for the Clyde Quay Marina upgrade and through the
design aspects of this feasibility study. These two studies lay the pre-resource consent ground
work for the infrastructure that will help attract world class ocean sports events to Wellington and
will enable to the Council and the Club to leverage of yachting to promote Wellington, increase
visitor numbers, grow industry and enhance liveability.
11.1 Additional activities proposed to be supported by the Centre
This section of the report outlines the additional initiatives, over and above the Wellington Ocean
Sports Programme, that at this stage are planned to be supported or administered by the Centre.
11.1.1 Model Yachts and Harbour Sails tourist attractions
Model Yacht Hire and Wellington Harbour Sails will be attractions targeted at visitors to
Wellington as well as Wellingtonians themselves. It is intended that a kiosk be established as part
of the Clyde Quay Boat Harbour restoration project with both the Model Yacht Hire and
Wellington Harbour Sails operated out of the kiosk by staff from the Centre.
People will be able to hire the radio controlled model yachts from the kiosk and sail them off the
deck while friends and family watch on. It is planned that Wellington Harbour Sails will depart
from central Clyde Quay twice a day on Fridays, Saturdays and Sundays throughout the year.
Wellington Harbour Sails will be promoted as a must do tourist attraction for visitors to Wellington
... take a ride on the cable car, visit Te Papa, and experience Wellington’s Wind on a Harbour
Sail!
11.1.2 ‘Powered by the Wind’ export education initiative
The Powered by the Wind Education initiative is intended to be a partnership between a range of
Wellington education institutions and the Centre and is being positioned as an export education
initiative designed to attract national and international students to Wellington.
21
Department of Sport and Recreation, Government of Western Australia, 2007. ‘Feasibility Study Guide:
Sport and Recreation Facilities’.
22
Wellington City Council and Royal Port Nicholson Yacht Club, 2014. ‘Memorandum of Understanding’.
Feasibility Study
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novak+middleton
The initiative is in the early stages of development with the first step involving a memorandum of
understanding between the New Zealand Institute of Sport and the Centre enabling international
students to study towards the following qualifications:



NZIS Diploma in Sport (Exercise Prescription & Sport Management) Level 5 (Yachting).
NZIS Diploma in Sport (Advanced Sport Management) Level 6 (Yachting).
NZIS Diploma in Sport (Advanced Exercise Prescription) Level 6 (Yachting).
As the Powered by the Wind export education initiative develops it is planned to add:


An ‘academy’ programme that Wellington secondary schools can market as part of their
export education drives.
A tertiary level qualification programme focusing on the innovative design and construction of
speed sailing yachts.
Figure 25: ‘Powered by the Wind’ curriculum framework
11.1.3 Clyde Quay Boat Harbour management
The memorandum of Understanding between Wellington City Council and Royal Port Nicholson
Yacht Club envisages that the management of the Clyde Quay Marina will be transferred to the
Cllub once the marina upgrade is complete. It is envisaged that the day to day administration of
the marina including tasks such as cleaning, maintenance, allocation of events to the events bay,
berth allocations and customer enquiries will be implemented by staff at the Centre.
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11.1.4 Wellington Strategic Sailing Events Framework
Yachting New Zealand and Wellington City Council have established a strategic sailing events
framework for Wellington. The Wellington Ocean Sports Centre will be a key resource to assist
with the delivery of these events. The following table summarises the events framework.
The Wellington Harbour Festival
Continue to support and grow
community, regional and national
level events each summer as part
of the Wellington Harbour Festival
concept.
New Zealand Sprint Sailing
Champs
Develop the New Zealand Sprint
Sailing Championship concept as
a unique annual event in
Wellington aligned to Yachting
New Zealand’s high performance
programme.
World Championship Sailing
Events
Pitch for a World Championships
in Wellington each year with the
first classes to be targeted:
 49er and 49er FX.
 Windsurfing.
 Kiteboarding.
Ocean Race Stopovers
Evaluate and respond to Ocean
Racing host city stopover
opportunities as and when these
arise including any change in
focus that may arise out of the
review of the A to B race.
Feasibility Study
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novak+middleton
Wellington Match Racing Cup
Continue to monitor whether the
event can be part of the World
Match Racing Tour and act if
appropriate.
Americas Cup World Series
Ensure that Wellington is
positioned to have the opportunity
to bid for host city status for any
world series that emerges as part
of the next Americas Cup.
Figures 26-31: Wellington strategic sailing events
framework
11.2 Economic, social and environmental impact
The Wellington Ocean Sports Centre will have a positive economic, social and environmental
impact on Wellington.
Economically the Wellington Ocean Sports programme is designed as a not for loss operation
and the additional activities are all based on making a surplus as per Wellington City Council
events, marina and economic development policies.
Socially the Centre will create a new focal point for community involvement in ocean sports and
will provide greater opportunities for Wellingtonians to be active on Wellington Harbour.
Environmentally the Centre is a positive addition in the sport and recreation landscape with its
philosophy of shared use and co-location and will contribute significantly to the positioning of the
Clyde Quay Boat Harbour as a far more public space on the Wellington waterfront.
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12. Conclusion and Recommendations
The Wellington Ocean Sports Centre will be a contemporary purpose built facility that extracts the
maximum potential from the ocean sports partnership and caters for the changing nature of sport
and recreation participation in society. It will contribute positively to the sport and recreation
landscape in Wellington by providing a programme that encourages and supports Wellingtonians
to be active on Wellington harbour. In addition the Centre has the potential to deliver on a range
of initiatives that will improve the social and economic wellbeing of the community and will
enhance the liveability of the City.
The following recommendations are contained within the body of the report.
1. It is recommended that the building be constructed on the north western corner of the harbour
because of its close location and easy access to the boat harbour, proximity to the beach and
the availability of existing sheds and building space.
2. It is recommended that an application be made to the Department of Internal Affairs
Community Facilities Fund and to selected community funding agencies for the full cost of
construction of the Centre as a community facility within the overall Clyde Quay Boat Harbour
restoration project.
3. It is recommended that the Centre be constructed at the same time as wave mitigation
systems are installed in the boat harbour and that this could take place ahead of the overall
marina upgrade works if necessary.
4. It is recommended that an incorporated society be established with an independent board to
govern the Centre and a professional management and instructor team be put in place to
oversee the implementation of the Programme.
5. It is recommended that the Wellington City Council provide funding for the salary cost of the
Centre Manager in recognition of the significant community based sport and recreation
activities that the Centre delivers.
Feasibility Study
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novak+middleton
Appendices
1. Wellington Ocean Sports Active Communities Investment Project Exit Report
Page | 56
Feasibility Study

wellington ocean sports centre - Royal Port Nicholson Yacht Club

Transcription

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