|
Waitematā
Local Board
21 May 2019
|
|
Grey
Lynn Park Changing Room and Toilet Facilities
File No.: CP2019/08101
Te take mō te
pūrongo
Purpose of the report
1. To
seek approval to construct changing rooms and toilets at Grey Lynn Park, Grey
Lynn as per the design and location outlined in this report.
Whakarāpopototanga matua
Executive summary
2. Grey
Lynn Park is a destination park located in Ponsonby. It has a wide range of
facilities catering for active and passive recreation. These include three
sports fields, two playgrounds, a skate ramp, basketball and tennis courts, an
extensive footpath network and two off-leash dog exercise areas.
3. There
is an existing clubroom, which includes toilets and changing rooms that is
owned by the Richmond Rovers Rugby League Club. These facilities do not meet
the demand for changing rooms required and each winter temporary portacoms are
hired to service the fields.
4. There
is also a standalone toilet block at the park that is nearing the end of its
life and a condemned athletics building that is no longer in use.
5. Between
April 2015 and May 2019 a range of options for the type of building and the
location of a new building have been discussed with multiple stakeholders.
6. The
preferred location (option 3) and design of the building has the following
benefits:
· Eight
new toilets (four of which will be open outside of when the changing rooms are
being used for organised sport), four new changing rooms and additional onsite
storage
· Improved
pedestrian safety – no car movements through the park once removal of the
carpark separating fields one and two is complete
· Improved
views through the park and increased passive surveillance
· Better
greenways route alignment once landscaping works are complete
· The
rationalisation of buildings on the park – one new facility will allow
the removal of the existing old toilet block and derelict athletics clubrooms.
The removal of these buildings is within the scope of this project.
7. Staff
have now completed concept, developed and detailed design for the preferred
site.
8. Construction
is still subject to the local board approval (the resolution sought in this
report), approval of the growth funded budget from the Finance and Performance
Committee (report to committee in July 2019) and granting of the resource
consent application which has been lodged.
9. If
these approvals are all forthcoming, the tender process could be completed in
August 2019 and the physical works could commence in October 2019.
Horopaki
Context
10. In
April 2015, the Grey Lynn Park Development Plan was formally adopted by the
local board. This document had regard to two previous development plans
created in 2004 and 2008, as well as a community facility needs analysis. The
plan included an optimal location for a future multi-use community facility,
based on the best outcome for the wider park. Development of the plan
included Iwi engagement, key stakeholder, council stakeholder and public
consultation.
11. The development
plan included a community facility needs analysis undertaken by O’Connor
Sinclair consultants. This study identified the current and future building and
facility needs of all user groups in the park, reviewed previous park plans and
captured the current and future demands of all community and sporting groups
with a connection to Grey Lynn Park, through one-to-one interviews.
12. The
development plan identified an optimal location for a possible future multi-use
facility, between the existing car park and the south west side of the number
one field. This location was identified after reviewing the findings of the
community facility needs analysis, and discussions with staff from the Local
and Sports Parks and Sport and Recreation Teams.
13. Benefits of
this location included:
• The
rationalisation of buildings on the park – one new facility would allow
the removal of several older buildings
• Improved
pedestrian safety – no car movements through the park
• Improved
views through the park and increased passive surveillance
• Better
Greenways route alignment.
14. Feedback
received from the Richmond Rovers Rugby League Club (RRRLC) during consultation
on the development plan expressed concerns about the proposed location.
RRRLC requested that if their preferred option to retain a building in its
current location could not be achieved, that an alternative location at the end
of the main car park, between number one and number two fields, be
considered.
15. Whilst the
RRRLC proposal didn’t meet the recommendations from the community
facilities needs analysis, the local board committed to ongoing discussions
with RRRLC to see if a solution could be found that was of benefit to the club,
the park, all user groups, and local residents.
16. It should be
noted, at the time of these discussions and adoption of the 2015 development
plan, RRRLC were potentially eligible to seek funding through the Multi-Use
Facilities Partnership Fund. The availability of this fund was removed prior to
the last Auckland Council elections in 2016.
17. Following
adoption of the 2015 Grey Lynn Park Development Plan and through to February
2018 staff and local board members worked with the RRRLC to agree on a
preferred affordable design.
18. During this
period of engagement, RRRLC requested staff consider construction options that
allowed construction of changing room and toilets to be completed but allowed
the RRRLC to complete their contribution at a later date. Staff considered this
request but it was discounted due to practicality and cost implications. It
also created a risk that council would be burdened with a partially completed
facility if RRRLC were unable to achieve their required funding. See Attachment
A and B for designs presented to RRRLC on 25 January 2018.
19. Following
both options being presented to RRRLC, the club confirmed that they had no
ability to raise the funding required for their contribution to the build or
supported a multi-use facility on site. They also reinforced their desire to
stay in their current building and undertake their own renovation to the
existing clubrooms. RRRLC requested council investigate a location of the
changing rooms and toilets as close as possible to the existing clubroom.
Decision-making authority
20. The local
board has the decision-making authority over recreation facilities and
initiatives including the specific location, design, build and fit out of new
local recreation and sports facilities within budget parameters agreed with the
Governing Body and the use of local recreation facilities and initiatives
including leasing and changes of use.
Tātaritanga me ngā
tohutohu
Analysis and advice
21. Based on the
decision made by the RRRLC, staff prepared two new options for changing and
toilet facility only. Option 1 effectively adjoined the southern end of the
current RRRLC clubrooms. Option 2 was located at the end of the main car park,
between the number one and number two fields the scope for these new options
was to still address as many of the benefits identified in the original
development plan.
22. Following
completion of the preliminary site investigation and initial detailed site
investigation, the suitability for placement of the changing rooms and toilet
at either site raised a number of risks associated with costs to design out
site constraints, obtaining resource consent (particularly infringement of side
boundary clearance) and constructability.
23. During an
update to RRRLC on 24 August 2018, it was suggested by the club that a third
possible location be considered. This location was at the north eastern end of
field one and sits between the end of the field and the walkway coming down from
Murdoch Road (option 3).
24. On 11
September 2018, staff provided an update to the local board with the findings
of investigations undertaken and discussion of the third option raised by the
RRRLC (see Attachment C for copy of presentation). Based upon the information
provided to the board at the workshop, staff were directed to continue
investigation of option 3 only as it had considerably lower risks associated
with delivery than option 1 or option 2.
25. On 29
November 2018, staff met with RRRLC to update on the design for option 3. The
club were supportive of the designed provided, however, they re-raised concern
that the current car parking adjacent to the existing clubrooms was being
removed.
26. At the 2
April 2019 workshop with the local board, staff included an option to retain
three accessible parks near the existing clubroom, however, the local board
asked that these not be included as it is contrary to the local board’s
direction of not having car parking within Parks and accessible parking
requirements would be provided within maintained car park adjacent to field
one.
27. Staff have
now completed concept, developed and detailed design for option 3 and are
currently waiting on the decision for resource consent.
28. As part of
the project to construct the new changing rooms and toilets, the existing
toilet block, derelict athletics clubrooms, rock retaining wall and carpark
separating fields one and two will be removed.
29. The
current proposed location (option 3) and design for the changing room and
toilets will provide a significant upgrade of amenity at Grey Lynn Park. The
final design includes eight toilets, four of which will be open to the public
outside of when the changing rooms are being used for organised sport, four
changing rooms, referee changing rooms and additional storage rooms.
30. Crime
Prevention Through Environmental Design (CPTED) and safety in design principles
have been applied in the design and location of the new facility.
31. The
following Environmentally Sustainable Design considerations have been included:
Electrical
• All
lights are rugged LED fittings for minimal maintenance.
• Lights
are long life usage. meaning less maintenance and replacement and are
controlled by occupancy sensors to minimise energy usage.
• Solar
was investigated as an option but found to be uneconomical due to shading,
payback on initial investment, and risk of vandalism.
• The
design is future proofed for solar installation with an inverter and cabling
for solar panels.
Hydraulics
• Shower
units limit the water use of each shower to a set time frame, reducing the
water consumption and heating.
• The
primary hot water source is from instantaneous boilers which only heats the
water when it is required.
Passive
• Natural
ventilation is provided.
• Natural
lighting is provided during daylight hours by translucent roofing panels.
32. Other
benefits to the park will include:
• the rationalisation of buildings
on the park – one new facility would allow the removal of the existing
old toilet block and derelict athletics clubrooms during landscape works
• improved
pedestrian safety – limited vehicular movements, other than operational
maintenance vehicles, emergency services and deliveries to clubrooms, through
the park once removal of the carpark separating fields one and two is complete
• improved
views through the park and increased passive surveillance
• better
greenways route alignment once landscaping works are complete.
Figure 1 – Artist impression of changing room and
toilets (preferred option 3)
Figure 2 – Site plan (preferred option 3)
Figure
3 – Detailed planting plan (preferred option 3)
Stakeholder impacts and views
33. The RRRLC
(the domiciled club at Grey Lynn Park) have expressed a preference for option 3
over the other two locations considered.
34. Their main
concern with the design is the loss of car parking immediately adjacent to
their existing building.
Ngā whakaaweawe me
ngā tirohanga a te rōpū Kaunihera
Council group impacts and views
35. One impact on
other parts of council will be an increase in maintenance and inspection
requirements once the new toilet and changing rooms and landscaping are
installed.
36. The final
plans have been discussed and reviewed by the operations team and are in line
with the sport field changing room design guidelines
37. One benefit
to the operations team is there is no longer the need to hire temporary
changing rooms each winter.
Ngā whakaaweawe
ā-rohe me ngā tirohanga a te poari ā-rohe
Local impacts and local board views
Links to strategies, policies
and plans
38. The
construction of the changing rooms and toilets at Grey Lynn Park will
contribute to achieving three community and sporting related targets in the
Auckland Plan:
· Strategic
Direction 5 is to promote individual and community wellbeing through
participation and excellence in recreation and sport.
· Strategic
Direction 12 is to plan, deliver and maintain quality infrastructure to make
Auckland liveable and resilient.
· Chapter
5 provides strategic direction on how investment in sport and recreation should
be directed to increase participation. It includes a directive to prioritise
and optimise sport and recreation facilities, public open space and the
capability of sport and recreation organisations.
39. The
upgrade to Grey Lynn Park will support the outcome in the Waitematā Local
Board Plan “attractive and versatile public places that meet our
community’s needs” through the following objectives and key
initiatives:
Objective
Ensure our parks, open spaces and recreation facilities meet
the needs of our current and future residents.
· Continue
to invest in our parks and facilities to ensure they are multi-purpose and can
be accessed by a wide range of community groups and users.
Objective
Deliver high-quality facilities that encourage active and
healthy lifestyles.
· Provide
more walkways and cycling connections to link our local parks, coastline and
recreation facilities, prioritising the Waitematā Greenways Plan.
Tauākī whakaaweawe
Māori
Māori impact statement
40. Auckland
Council is committed to meeting its responsibilities under Te Tiriti o Waitangi
and its broader legal obligations to Māori. The council recognises these
responsibilities are distinct from the Crown’s Treaty obligations and fall
within a local government Tāmaki Makaurau context. These commitments are
articulated in the council’s key strategic planning documents the
Auckland Plan, the 2018-2028 Long-term Plan, the Unitary Plan and Local Board
Plans.
41. Iwi
consultation was undertaken through the development of the Grey Lynn Park
Development Plan and the Te Aranga Māori Design Principles were applied.
Ngā ritenga
ā-pūtea
Financial implications
42. The cost
estimate to construct the proposed toilet and changing rooms, complete
landscaping and remove two buildings is estimated to be $1.979 million.
43. Allocation of
growth funding for projects in the financial year 2019/2020 – 2021/2022
three-year work programme will be presented to the Governing Body for approval
in June 2019.
Ngā raru tūpono me
ngā whakamaurutanga
Risks and mitigations
44. There are no
specific implementation risks anticipated for either option, although typical
implementation issues are likely to include:
· securing
resource consent
· managing
impacts of construction works, including noise, construction traffic and other
impacts on other park users and adjacent residents
· managing
short term loss of sports field for both sport and events during construction
works. Staff are working with Auckland Council Arts, Culture and Event(s) to
understand the implication of the construction programme on the Grey Lynn
Festival.
45. Should the
local board not approve staff recommendations in this report, it is unlikely
the changing rooms and toilets could be built during the 2019/2020 summer.
46. The final
funding is still to be approved by the Finance and Performance (F&P)
Committee in June 2019.
Ngā koringa ā-muri
Next steps
47. Obtain
resource consent.
48. Finance and
Performance Committee to approve funding in June 2019
49. Complete
tender documentation
50. Complete
procurement for physical works contractor and mobilise for October 2019
construction commencement.
Ngā tāpirihanga
Attachments
|
No.
|
Title
|
Page
|
|
a⇩ 
|
30 November 2017 Grey Lynn Park Club Changing Rooms,
Toilets, Club Rooms - Option 1 (two-storey option)
|
15
|
|
b⇩
|
30 November 2017 Grey Lynn Park Club Changing Rooms,
Toilets, Club Rooms - Option 2 (single-storey option)
|
17
|
|
c⇩ 
|
11 September 2018 Grey Lynn Park Club Changing Rooms
Concept presentation to Waitematā Local Board
|
19
|
|
d⇩
|
2 March 2019 Grey Lynn Park Club Changing Rooms
Concept
|
39
|
Ngā kaihaina
Signatories
|
Authors
|
Grant Burke - Sports Parks Specialist
|
|
Authorisers
|
Rod Sheridan - General Manager Community Facilities
Simon Tattersfield - Senior Local Board Advisor
- Waitematā
|
