feasibility plan - shire of serpentine–jarrahdale

FEASIBILITY PLAN SHIRE OF SERPENTINE JARRAHDALE

Discussion Paper APP Corporation Pty Limited

21 December 2020

6.1.2 - attachment 2

Special Council Meeting - 29 March 2021

13099 – SSJ FEASIBILITY PLAN DISCUSSION PAPER| ii

Amendment, Distribution & Authorisation Record Amendment Record

Revision Description / Details Date 0 First Issue 21/12/20

Distribution

This Report Is Prepared For Distribution to:

Copy No Name / Location Position Organisation 1 Steven Harding Director Infrastructure Services Shire of Serpentine Jarrahdale 2 3 4 5 6 7 8

Authorisation Record

Authorised for Distribution by Project Director

Steve Egger 21/12/20 Name Signature Date

This report has been prepared by APP Corporation Pty Ltd and its subconsultants, Zuideveld Marchant Hur and Rider Levett Bucknall.



13099 – SSJ FEASIBILITY PLAN DISCUSSION PAPER| iii

Document Limitations and Disclaimers This document has been prepared for the exclusive use of the Shire of Serpentine Jarrahdale (SSJ), and is subject to the limitations and disclaimers herein and also the services agreement between APP Corporation Pty Limited (APP) and SSJ. APP gives no warranty to third parties as to the documents accuracy, reasonableness, currency, reliability or completeness and such third parties must rely on their own enquiries. SSJ agrees not to provide this report to third parties without the written consent of APP, which consent may be qualified.

The purpose of this document is to summarise the short and long term development options in regard to accommodating the administration function and works depot for the Shire of Serpentine Jarrahdale as identified in the Needs Analysis Report (rev2) dated 9 December 2020. While all reasonable endeavours have been made to summarise these options there may be additional information related to potential options, additional needs and risks that are not specifically outlined in this document.

This report completes the second phase of a three-step process to prepare a Feasibility Plan for the SSJ. APP must be notified of any gaps identified by the SSJ in reviewing this report within a week of receipt, as the content will be utilised and form the foundation for the final stage.

As work progresses through the final stage of the engagement, the conclusions and recommendations made within this report is subject to change.

To the maximum extent permitted by law or by its agreement with SSJ, APP disclaims any and all liability for any loss or damage (whether foreseeable, consequential or not) suffered by SSJ and any third party acting on or refraining from acting because of, based on or relating to any information contained in this document, any errors or omissions in the report or for any written or oral communications transmitted to a third party in the course of its evaluation of the document, whether the loss or damage arises in connection with any negligence, default, lack of care, misrepresentation or otherwise and whether it arises in tort, contract, under statute or equity.



13099 – SSJ FEASIBILITY PLAN DISCUSSION PAPER| iv

Executive Summary

Long Term Options – Administration and Chambers 2024 onwards LT-1

Long Term Option 1 – Mundijong Oval LT-2 Long Term Option 2 - Keirnan Park LT-3 Long Term Option 3 - Existing Building

Description Redevelopment of Mundijong Oval into a Civic Precinct incorporating a new purpose-built Administration building and Chambers with associated co-located civic uses such as library, town hall and square.

Incorporating a new purpose-built Administration Building and Chambers into the proposed Keirnan Park Recreation Precinct.

Expansion and refurbishment of the existing administration building. This option would utilise the structure and general layout of the existing building.

Location

Pros • Land available for development • Excellent central location in Mundijong Centre • Conforms with Strategic Planning Vision • Excellent accessibility – walking distance to proposed train

station • Can create a civic heart for Mundijong • Good long-term commercial opportunities • Opportunity to expand with SSJ requirements • Able to provide a contemporary workplace • Close to amenities for administration staff

• Land available for development • Opportunity to expand with SSJ requirements • Able to provide a contemporary workplace • Opportunity to utilise servicing infrastructure that will be

required for Sports centre • Opportunity to share carparking

• Land available for development • Excellent central location in Mundijong Centre • Conforms with Strategic Planning Vision • Excellent accessibility – walking distance to proposed train

station • Can create a civic heart for Mundijong • Opportunity to expand with SSJ requirements • Close to amenities for administration staff

Cons • No servicing infrastructure in place • Planning processes to be undertaken • Environmental values to be considered

• Poor accessibility to public transport (community and workforce) – away from proposed Train Station

• Doesn’t conform with Strategic Planning Vision • Decouples Civic Centre with Commercial centre • Poor commercial opportunities • Poor amenities for administration staff

• Refurbishment will disrupt existing operations • Potential to uncover hazmat during redevelopment • Existing layout will constrain ability to provide efficient and

contemporary workplace • Location constrains commercial opportunities • Opportunities to reduce long term operating costs are limited • No opportunity for vertical expansion

Cost Estimate (OOM*) Stage 1

Stage 2 (excl. escalation)

$ 24.42 million $ 15.25 million



Multi- Criteria Score 219.5 200.5 183.75

Multi-Criteria Rank 1 2 3

* OOM – Order of Magnitude



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Short Term Options – Administration and Chambers 2021-2023 (3 years) ST-1

Short Term Option 1 - Library to Byford Hall ST-2 Short Term Option 2 - Chambers to Byford Hall ST-3

Short Term Option 3 - Administrative Services to Byford Hall

Description Relocation of existing Mundijong Library to Byford Hall. Refurbish existing administrative facility and Library. Shift staff from transportable offices into old library.

Relocation of Chambers and Chamber amenities to Byford Hall. Refurbish existing administrative facility and relocate staff from Transportable offices into the chambers area.

Relocation of some department staff to Byford Hall. Refurbish existing administration Building and relocate staff from Transportable offices back into main building.

Test Fits

Pros • Maintains whole administration within the Civic Centre • Library Building in walking distance to existing

administration building • Library will be relocated to an area where most of the

population is currently, therefore increase library’s use. • Opportunity for some staff to move out of the

transportable offices. • Minimal disruption to operations • Grant funding available for relocation of Library

• Already part of the main building • Does not require multiple relocations by staff

• Retains Chambers in the centre of the Shire • Would enable all staff to move out of Temporary offices • Creates Council presence in Byford

Cons • Mundijong loses its library • Current uses within the Byford Hall will need to be

relocated

• Decouples Chambers from the Civic Heart • Parts of Community may not support moving Chambers to

Byford • Current uses within the Byford Hall will need to be

relocated

• Separation of linked services could affect communication and efficiency

• Requires significant adjustment by staff • Current uses within the Byford Hall will need to be

relocated Cost Estimate (OOM*) $ 1.89 million (portion of this amount may be funded through a

grant) $ 2.40 million $ 2.60 million

Multi- Criteria Score 133.75 118 112.5 Multi-Criteria Rank 1 3 5




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Short Term Options (Cont.) – Administration and Chambers 2021-2023 (3 years) ST-4

Short Term Option 4 - Chambers to Sports Facility at Mundijong Oval ST-5 Short Term Option 5 - Chambers to Mundijong School

Description Refurbish existing Sports Facility Building, relocate Chambers to the Sport Facility Building. Refurbish existing administration facility and relocate staff from Transportable offices in the existing Chambers.

Refurbish existing Mundijong School, relocate Chambers to the School. Refurbish existing administration facility and relocate staff from Transportable offices in the existing Chambers.

Test Fits

Pros • Keeps Chambers within proximity to administration • All staff can relocate out of Temporary Offices • Can create a sense of Civic Centre • Little impact to staff

• Keeps Chambers within general proximity to administration • Provides additional 450sqm for the administration building • All staff can relocate out of Temporary Offices • Little impact to staff

Cons • Requires sports team to relocate • Requires major refurbishment

• Current configuration does not suit Chambers function • Requires major Renovation and Extensions • Heritage Building

Cost Estimate (OOM*) $ 3.38 million $ 4.96 million Multi- Criteria Score 118.25 115.75 Multi-Criteria Rank 2 4




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Short & Long Term Options – Depot DO-1

Depot Option 1 – Short Term - Close Whitby Street and Build Extension DO-2

Depot Option 2 – Long Term - Relocate Depot to Cardup Business Park DO-3

Depot Option 3 – Long Term - Relocate Depot to West Mundijong Industrial Area

Description Close Whitby Street and Rationalise Sheds. Build Extension to administration building

New purpose-built Facility in the Cardup Business Park. New purpose-built Facility in the West Mundijong Industrial Area

Location

Pros • Can maintain existing facility and infrastructure for several

more years • Delay to capital expenditure • Can upgrade infrastructure immediately to improve conditions

for workforce • Improvements can be relocated to new site

• Services are currently available to enable development • Close proximity to Byford

• Excellent accessibility to all parts of SSJ • Strong accessibility for workforce through Tonkin Highway

extension • Appropriate Land use zoning – away from residential area • Opportunity to purchase land at a lower rate ahead of

servicing • Opportunity to purchase land to allow for staged expansion to

ultimate capacity necessary • Consistent with strategic planning of SSJ

Cons • Site is close to capacity with no expansion opportunity • Continuing land use conflict with residential area

• Land cost is higher • Not consistent with the strategic intent of the estate being for

service commercial and mixed business • Concern from neighbouring residents over conflict in land use

with rural residential • Limited certainty of land availability • Further away from southern portions of SSJ

• Lack of Potable Water • No Sewer available • Fill is likely to be required to create suitable site

Cost Estimate (OOM*) Land (incl site costs)

$ 7.06 million (Stage 1) $ nil

$ 15.12 million (Stage 2) & $6.72 million (Stage 3) $ 6.75 million

$ 15.12 million (Stage 2) & $6.72 million (Stage 3) $ 5.0 million

Rank N/A 2 1




13099 – SSJ FEASIBILITY PLAN DISCUSSION PAPER| 1

Contents 1. Introduction 2

2. Background and Context 3

3. Administration Building & Chambers 5

3.1 Short-Term Options 5

3.2 Long-Term Options 22

4. Depot 38

4.1 Depot Options 39

4.2 Conclusions - Depot 46

5. Options Analysis 48

5.1 Multi-Criteria Analysis 48

5.2 Preliminary Budget Estimates 49

6. Recommendations for Preferred Options 52

6.1 Administration Building & Chambers 52

6.2 Depot 53

7. Next Steps 54

Appendices 55

Appendix A. Multi-Criteria Analysis Matrix 56

Appendix B. Preliminary Budget Estimates 57




1. Introduction This Discussion Paper has been prepared for the Shire of Serpentine Jarrahdale (SSJ) to outline the various short-term and long-term development options to address the needs of the administration and maintenance (depot) functions of the SSJ as outlined in the Needs Analysis Report (rev2) dated 9 December 2020. The purpose of this paper is to examine the options in greater detail to determine the preferred options upon which the Feasibility Plan will be based.

This report forms the second milestone in determining the feasibility in catering for the future administrative requirements of the SSJ. The process of determining this feasibility is summarised in Figure 1 below.

Figure `1 Feasibility Plan Process

It is important to note that this phase does not consider the detail design of the administration building beyond the high level test fit diagrams contained within. Conceptual design of spaces including functional relationships will be undertaken in future phases.

It is also important to note that costings provided within this paper are to be considered preliminary order of magnitude only, and provided to further inform the comparison between the various options discussed. Cost estimates will be further refined for determination of budgets as part of the next phase of work under the Stage 3 Feasibility Plan.

1Needs Analysis

2Discussion Paper

3Feasibility Plan

• Council Needs and Objectives • User Requirements • Opportunities & Constraints • Identify Options • Establish Assessment Framework

• Develop Options • Analyse and Cost Options • Assess Options • Agree Preferred Option

• Develop Preferred Concept • Cost & Assess Preferred Concept • Implementation Strategy • Consultation Strategy • Feasibility Plan




2. Background and Context In October 2020 the SSJ began the investigation to develop a feasibility plan to redevelop or relocate the administration and maintenance facilities.

Due to population growth within the Shire over the past decade and expected growth over the next 30 years, the number of council administration employees is expected to grow significantly.

It is on this basis that the SSJ has identified the opportunity to construct a new purpose-built facility to accommodate its current staff, encourage staff retention and recruitment in order to enable council administration to support the growing community.

A Needs Analysis report was prepared and submitted to SSJ on 9 December 2020. This report outlined the following and forms the basis upon which this discussion paper has been prepared;

• Project Objectives • Current Facilities and Status • Growth Projections for the SSJ • Benchmarking of facilities in other LGAs • Functional Requirements of SSJ • Space Budgets for the Short and Long Term • Potential Development Options • Option Assessment Criteria • Development risks

In summary the projected increases in staff FTEs and Depot size requirements are summarised in Figures 2 and 3 below; For further details refer to the Needs Analysis Report (Rev 2) dated 9 December 2020.

Figure 2 Forecast Staff Numbers (FTE)

Year Population FTE/1000 Administration Depot Total FTE

2019 32,711 (actual) 5.4 130 48 178

2021 39,810 5.4 150 64 214

2026 53,200 5.2 190 87 277

2031 62,920 5.0 223 92 315

2050 113,058 4.5 396 112 508

Source: Needs Analysis Report (rev 2), APP, 9 Dec 2020




Figure 3 Space Budget - Depot

Year Depot FTE Office FTE Depot Office Space NLA m2 @14m/FTE

Total Site Area @400m2/1,000 pop

2019 48 8 112 1.3 ha

2021 64 10 140 1.6 ha

2026 87 12 168 2.1 ha

2031 92 15 210 2.5 ha

2050 112 20 280 4.5 ha





3. Administration Building & Chambers From the work undertaken in the Stage 1 Needs Analysis, the current Administration offices and Chambers it was determined that the existing facilities no longer offer a satisfactory workplace. Furthermore, it has also been recognised that it will not cater for the future expansion and as such will not be conducive for a growing staff that is required to support the increasing population and associated urban growth of the Shire.

A number of the current administration staff are already accommodated in temporary transportable offices and with expected growth of FTEs, immediate steps must be taken to provide a workplace that caters to the requirements of a contemporary workplace and expectations of the staff.

The growth in staff numbers and associated space required is summarised in Figure 4 below.

This section will discuss the Short-term and Long-term Options available to the SSJ to develop an appropriate strategy for the Administration Offices and Chambers. Note preliminary budget estimates for each option are summarised in Section 5.2.

Figure 4 Space Budget - Administration & Chambers

Year Admin FTE Admin Space @12.5/FTE (m2/NLA)

Chambers (m2 NLA)

Total Space (m2 NLA)

2019 130 1,625 530 2,155

2021 150 1,875 530 2,405

2026 190 2,375 530 2,905

2031 223 2,788 530 3,318

2050 396 4,950 530 5,480


3.1 Short-Term Options

A number of short-term options have been identified in Mundijong and Byford to alleviate some of the immediate pressures, issues and challenges. Until such time as a suitable long-term option can be established. In assessing the short term options a number of factors may be considered including;

• Length of time the short-term option will need to accommodate needs. This will impact size as the longer the duration the greater the size required for expansion.

• The quality of the short-term workspace. As the short-term option is an interim measure it is important to not over capitalise on any upgrades, as capital may be better invested in the long-term option.

• Operational impact. It is clear that to accommodate any of the short-term options, one of the SSJ functions must relocate. This may be;




─ the Library ─ the Council Chambers ─ Part of the Administration

A key underlying assumption is that the Short-term option will be in place for approximately three years. This should provide sufficient time to plan, design and deliver a long-term solution. Should there be delays in delivering the long-term solution or should staff expansion occur at a greater rate than anticipated, then the short-term options discussed below, may need to be reviewed to achieve the SSJ objectives.

The potential sites identified for accommodating relocation of functions are as follows;

• Byford Hall, Byford • Library, Mundijong • Old Primary School, Mundijong • Mundijong Oval Club Room, Mundijong

Refer to Figures 5 and 6 below.

Figure 5 Short-Term Option Locations Mundijong

Primary School

Club Rooms

Library

Administration Building

Chambers

Potential Temporary Location

Existing




Figure 6 Short Term Option Location Byford

Byford Hall

Abernethy Road Beenyup Road

Potential Temporary Location




3.1.1 Option 1 (ST1) Move Library to Byford Hall and Minor Upgrade Current Facility

This option is to move the existing Library located adjacent to the existing Administration Building in Mundijong to the Byford Hall. This would free up space within the existing library to accommodate administration offices. A covered link could be incorporated between the existing library and the administration building.

Minimal upgrades would be undertaken to the existing Administration building to improve the workspace, including decreasing existing density and partial or full removal of transportable accommodation.

The refurbishment of the library would add approximately 23 workstations and an office and 2 additional meeting rooms. Although this additional space would reduce the current density, within three years, with the anticipated growth in staff, the situation would revert back to the current situation.

Figure 7 Test Fit – Relocation of Library into Byford Hall




Figure 8 Test Fit – Addition Administration Workstations in Existing Library

The existing Administration Building may be reconfigured/upgraded in a number of ways depending upon how long this interim measure is to be in place and to what extent SSJ wish to invest in this solution.

Figure 9 considers removal of the transportable accommodation and construction of a new extension, while Figure 10 retains the transportable accommodation.

Figure 9 Test Fit – Reconfiguration of Administration building and Existing Library (Option A)




Figure 10 Test Fit – Reconfiguration of Administration building and Existing Library (Option B)

It is understood that government grant funding may be available to the SSJ for any works resulting in a community benefit. The relocation, upgrading and expansion of the Library should qualify to access this grant funding, thereby making the investment in this option the lowest of all short-term options and potentially bringing the cost in at under $1 million.

In addition to the financial benefits of this option, there are a number of other benefits that make this option particularly strong when compared to other short-term alternatives. The administration and Chambers can remain adjacent in the same location and there will be minimal disruption to operations.

Moving the Library to Byford will make it more accessible for the majority of the SSJ’s population that currently reside in Byford. The Library is already undertaking various activities (i.e. reading groups) in the Byford Hall for this reason. There is likely to be some disapproval by residents living in Mundijong and southern parts of the Shire in the library relocating further away. Should this be the case, concerns may be mitigated by incorporating a library drop off and pick up facility at the public counter within the administration building in Mundijong. The Byford Hall has some minimal use currently which will need to be relocated. A potential option for relocation would be the Byford Recreation Centre which has space available for the types of activities required.

In summary this option ranked number 1 in the Multi-criteria assessment for short-term options (refer to Section 5) by some margin and therefore is considered a strong option to address the SSJ’s short-term requirements.




Figure 11 Summary of Pros and Cons – ST1 Move Library to Byford Hall Pros Cons Maintains whole administration within the Civic Centre

Mundijong loses its library

Excellent accessibility – walking distance to existing administration building

Current uses within the Byford Hall will need to be relocated

Library will be relocated to an area where most of the population is currently, therefore increase library’s use.

Will provide staff the ability to partially move out of the transportable offices.

Minimal disruption to operations Grant funding available for relocation of Library




3.1.2 Option 2 (ST2) Move Chambers to Byford Hall and Minor Upgrade Current Facility

As an alternative to moving the library, the Council Chambers may be relocated to the Byford Hall and additional office space provided where the current Chambers are located.

As with Option ST1 minimal upgrades would be undertaken to the existing Administration building to improve the workspace, including decreasing existing density.

Figure 12 Test Fit – Relocation of Chambers into Byford Hall

The existing Administration Building may be reconfigured/upgraded in a number of ways depending upon how long this interim measure is to be in place and to what extent SSJ wish to invest in this solution.

Figure 13 considers just fitting out the existing Chambers into office space, while Figure 12 indicates further reconfiguration of the existing office accommodation to provide additional space.




Figure 13 Test Fit – Add Offices into Chamber Area in Existing Building (Option A)

Figure 14 Test Fit – Add Offices into Chamber Area in Existing Building (Option B)

Moving the Chambers to the Byford Hall would allow all administration staff to remain together and potentially move out of the temporary transportable accommodation, should Option B be pursued. The downside of this option is that it decouples the Chambers from the administration which will create some inefficiencies and frustrations in terms of moving between the administration and Chambers when elected members meet.

A relocation of Chambers to Byford may also not be supported by parts of the community as Council meetings become less accessible by people residing in the southern parts of the Shire. As with short-




term option 1, the current uses within the Byford Hall will need to be relocated. A potential option for relocation would be the Byford Recreation Centre which has space available for the types of activities required.

Although the immediate problem of accommodating the administration staff is resolved under this option it does create other issues for the duration this option is in place. For this reason this option is not considered a good alternative to short-term option 1.

Figure 15 Summary of Pros and Cons – ST2 Move Chambers to Byford Hall Pros Cons Would enable all staff to relocate from temporary offices

Decouples Chambers from the Civic Heart

Already part of the main building Parts of Community may not support moving Chambers to Byford

Does not require multiple relocations by staff Current uses within the Byford Hall will need to be relocated




3.1.3 Option 3 (ST3) Move Departments to Byford Hall and Minor Upgrade Current Facility

A third option is to move part of the administration into the Byford Hall. Although this would split administrative functions, it would improve the workspace density and leave the library and Chambers in Mundijong.

As with Options ST1 and ST2, minimal upgrades would be undertaken to the existing Administration building to improve the workspace.

Figure 16 Test Fit – Add Offices into Byford Hall

Of all the short-term options this option presents the greatest risk in terms of operational efficiencies through the splitting of administration functions over two locations. Although the quality of accommodation will be improved, the coordination of work will require greater attention.

As with short-term options 1 and 2, the current uses within the Byford Hall will need to be relocated. A potential option for relocation would be the Byford Recreation Centre which has space available for the types of uses required.

Based on the splitting of departments within the administration and resulting inefficiencies, this option is considered the weakest in terms of meeting the short-term requirements of the SSJ.




Figure 17 Summary of Pros and Cons – ST3 Move Departments to Byford Hall Pros Cons Retains Chambers in the centre of the Shire Separation of linked services could affect

communication and efficiency Would enable all staff to move out of Temporary offices

Requires significant adjustment by staff

Creates Council presence in Byford Current uses within the Byford Hall will need to be relocated




3.1.4 Option 4 (ST4) Move Chambers to Mundijong Oval Clubrooms and Minor Upgrade Current Facility

This option is to move the Chambers into the existing Club room on the opposite side of Mundijong Oval. The existing Chamber space would be converted to administration with minimal upgrades to the existing administration building.

Figure 18 Test Fit – Relocate Chambers into Mundijong Oval Club Rooms

This option retains all administration functions and Chambers within the one general location. Although the Chambers would be located on the opposite side of the Oval, it remains within walking distance.

The sports clubs currently utilising the clubrooms will first need to move to Keirnan Park, so the building is not available immediately. This conflict will require resolution should this option be pursued. The clubrooms themselves will also require significant upgrading and refurbishment to be suitable for use as Chambers.

Although this option will resolve a number of the immediate issues, when considered against short-term option 1 it does not respond as well to the requirements of the SSJ.




Figure 19 Summary of Pros and Cons – ST4 Move Chambers to Mundijong Oval Clubrooms Pros Cons Keeps Chambers within proximity to administration

Requires sports team to relocate

All staff can relocate out of Temporary Offices Requires major refurbishment Can create a sense of Civic Centre Little impact to staff




3.1.5 Option 5 (ST5) Move Chambers to Mundijong School and Minor Upgrade Current Facility

The final short-term option is to move Chambers across to the old Mundijong School. Again, minimal upgrades would be undertaken to the existing Administration building to improve the workspace.

The building is very old and in order to undertake any refurbishment a hazardous materials assessment would need to be undertaken. The configuration of the building is not conducive to re-use as a Council Chambers and significant capital would need to be expended to upgrade the structure and building services to accommodate a reasonable standard.

This option is considered a poor solution to the Short-term requirements due to the issues associated with the building and is not suitable to undertake the functions of Council Chambers.

Figure 20 Old Mundijong School




Figure 21 Test Fit - Reconfiguration of Administration Building

Figure 22 Summary of Pros and Cons – ST5 Move Chambers to Old School Pros Cons Keeps Chambers within general proximity to administration

Current configuration does not suit Chambers function

Provides additional 450sqm for the administration building

Requires major Renovation and Extensions

All staff can relocate out of Temporary Offices Heritage Building Little impact to staff




3.1.6 Conclusions – Short Term Options Administration Building and Chambers

The current SSJ Administration Building is beyond its capacity and as a result immediate actions must be taken to address the accommodation requirements of existing staff and support growth of additional staff until such time as a permanent solution can be provided. The long-term options are discussed in the following section.

Each short-term option will provide additional workstations, offices and meeting rooms for approximately 3 years as summarised in Figure xx below;

Figure 23 Summary of Addition Space for Short-term Options

Additional NLA

m2

Additional Workstations

Additional Offices

Additional Meeting Rooms

Current 1,366 130 11 5

ST1 Library to Byford 281 23 1 2

ST2 Chambers to Byford 221 24 0 0

ST3 Departments to Byford 418 37 1 4

ST4 Chambers to Sports Clubroom 221 24 0 0

ST5 Chambers to School 221 24 0 0

As the immediate requirements will be for a relatively short period, say 3 years, to allow sufficient time to plan, design and deliver the long-term solution, it is important that an appropriate balance is reached between providing an appropriate workplace without over capitalising any investment made. Of the 5 options considered, short-term option 1 (ST1), which moves the Mundijong Library to the Byford Hall and allows additional administration space to be provided in the current library building is considered the most appropriate for several reasons as follows;

1. This option retains all administration functions and Chambers in the one location thereby having minimal impact on operations.

2. The cost is the lowest of all short-term options 3. There is an opportunity to access government grant funding for the Library relocation which

would lower the cost of this option further. 4. The library would move closer to the current population centre and therefore be more

accessible by more residents. 5. There are no constraints in being able to implement this option immediately.

As the population of the SSJ grows there may be a requirement for a second library. This can be considered in the planning of the Civic Precinct in Mundijong.




3.2 Long-Term Options

The Stage 1 Needs Analysis has demonstrated the requirement for a substantial increase in space for the Administration and Chambers for the SSJ over the coming years.

The following options have been considered;

• Mundijong Oval • Keirnan Park • Existing Location

It should be noted that Byford was also considered as a potential option however, was discounted following consultation with Elected Members and officers. Byford, as a location for a Civic Centre, does not conform with the strategic planning of SSJ and is considered geographically removed from the southern areas of the Shire.

Figure 24 Long Term Option Locations




3.2.1 Option 1 (LT1) Mundijong Oval

This option is the redevelopment of Mundijong Oval into a Civic Precinct incorporating a new purpose-built Administration building and Chambers with town square. This location conforms with the vision expressed in the adopted Mundijong District Structure Plan (2018) and serves to provide a civic heart to the SSJ.

An important issue for the Mundijong community will be the future arrangement of activity centres within the Mundijong urban cell. The adopted Mundijong District Structure Plan noted the planning intent for the pattern and distribution of activity centres, and specifically the identification of two district centres providing different (and thus complementary) functions:

The Mundijong District Structure Plan identifies two district centres - Whitby District Centre and Mundijong District Centre. Both District Centres are expected to accommodate a finer grain urban form with a larger focus on medium and high-density housing. The two centres will provide vastly different roles.

The Whitby District Centre will be the primary location for retail activity, commercial, employment, and medium-high density housing. The Whitby District Centre will be located in the northern portion of the Mundijong District Structure Plan on the eastern side of Soldiers Road. It will be the primary retail hub and act as a catalyst for a mix of uses and housing choice servicing an extensive catchment.

The Mundijong District Centre will continue to perform its role as the Shire’s ‘Civic and Governance Precinct’ centred around the existing urban core on Paterson Street. In a retail sense the Mundijong District Centre will also continue its role as a neighbourhood centre. It has been classified as a District Centre due to the range of uses provided and significant role the centre plays in the context of the Shire. In the long-term Mundijong District Centre also has capacity to expand its retail function and become a TOD, however, this is dependent on the outcomes of METRONET.

In the medium term however, the Shire has planned for the delivery of the ultimate METRONET extension to the traditional Mundijong Station Precinct, focussed on the town centre of Paterson Street. This reflects the historic structure of the Serpentine Jarrahdale district, whereby primary activities delivered market to rail interchanges at the Mundijong Station. It also reflects the planning of a civic and governance precinct, which will support an eventual local government size of more than 100,000 people by 2050.

As stated in the Mundijong district structure plan:

- The traditional town centre of Mundijong is reinforced as the governance heart with its main street, train station and civic functions complementing the new Whitby town centre

- Mundijong to consolidate as a traditional town centre focused around the train station. Opportunity to become an exemplar TOD development with grade separation, raised rail viaduct at Mundijong, improved access and integrated transport and development outcomes within a civic precinct

From an activity planning viewpoint, there is planning benefit in having stations focussed upon pedestrian based enterprise precincts, compared to retail centres that are design around private car access. The objective of using a pedestrian based precinct is proposed for the second Mundijong District Centre for this intended governance and civic precinct. This will ultimately see it evolve as the other district centre for Mundijong, and the broader district of Serpentine Jarrahdale. Whereas the northern district centre (Whitby) will remain viable in terms of its population driven retail function, the strategic opportunity in the longer term for a mix of employment, civic and governance functions integrated with transit infrastructure will support a viable district centre also in this location.




This also creates opportunities as technologies emerge in respect of very fast train (VFT) connections to the south west region of the state. With economic opportunities emerging in the areas of food and agricultural research and innovation, genomics, professional services, mineral sands and lithium downstream processing, and the strategic opportunity of VFT connections to the broader southwest will see the long term advantage of Mundijong Town Centre having its design orientated towards civic, governance and appropriately scaled retail use (6,5000sqm floor space). Furthermore, the Mundijong Station provides an opportunity for an eastern transit connection to Rockingham Strategic Regional Centre, commensurate with the vision underpinned in SJ2050.

Figure 25 Adopted Mundijong District Structure Plan

Source: Draft Mundijong District Structure Plan 2018 – Hames Sharley

As the sports functions currently existing at Mundijong Oval move to the new Keirnan Park Recreation Precinct, the site will become available to enable development of a new administration building and chambers. While there are relatively few constraints within the site, there are several issues that will need to be addressed in the site’s redevelopment. The key issues that have been identified are summarised as follows;

LT1 Mundijong Oval Civic Precinct




1. Planning Framework

The subject area is comprised of four crown lots as follows;

Figure 26 Land Particulars

Lot Area Type

232 6.04 ha A class reserve (#4486) for recreation (Oval)

167 1.20 ha C class (#30867) for Municipal building and community research (Current Administration Building)

58 2,030 m2 C class reserve (#4330) for Community Purposes

223 1,112 m2 C class reserve (#4330) for Community Purposes




Figure 27 Zoning Plan

In order to allow development being proposed, a planning approval process will be necessary to amend the A and C class reserves to “Public Purposes” and “Mixed Use”. Although there is strong rationale supporting such amendment it will nevertheless take some time to achieve.

2. Servicing

The area currently has limited servicing infrastructure, particularly in regard to sewer. Although the Water Corp has plans in place to service this part of Mundijong, until there is sufficient demand it is unlikely that Water Corp will expedite the future capital works plan. Ultimately however, it is a matter of time in regard to sewer access being provided. As the urban development of Whitby and surrounding areas progresses so too does the demand for servicing. In the immediate term and ahead of infrastructure reaching the proposed site, stand-alone package sewerage systems can be incorporated into the initial stages of development and therefore this constraint can be overcome.

3. Environmental

The vegetation over the southern portion of the subject area consists of two Threatened Ecological Communities which are State and Federally listed and are Critically Endangered.




There is a large population of the threatened species Tetraria australiensis, which is understood to possibly be the largest remaining population of this species.

To the south of the oval the vegetation is degraded (in Good condition rather than Very Good) and unlikely to contain any Threatened plants. This area is, however, important in linking other areas of vegetation along the railway and Mundijong Road. The bushland to the west of the oval (west of the old tennis courts) is in better condition.

Any clearing within the area would be uncertain of approval due to the Threatened communities and species. Planning therefore needs to be mindful of the environmental values and provide design that will enble these values to be protected.

In terms of delivery of a new facility, the ultimate requirement for the administration function will not be realised for many years and therefore a staged delivery strategy is considered appropriate. The proposed concept is to provide the administration building and chambers in two stages to enable the facility to accommodate the current and short term-term needs of the SSJ with the second stage accommodating the SSJ’s needs beyond 2050.

The first stage would provide the full Chambers and a two-storey administration building that would provide sufficient space to accommodate around 210 FTEs. Based upon the assumptions determined in the Stage 1 Needs Analysis, this would be sufficient to accommodate the needs of SSJ through to circa 2030. Upon the stage 1 administration building reaching capacity, a second building that effectively mirrors the stage 1 building will be required. The Stage 2 building will be sufficient to accommodate the administration until 2050 and beyond.

Figure 28 LT1 – Proposed Site Configuration (STAGE 1)




Figure 29 LT1 – Proposed Site Configuration (STAGE 2)

Figure 30 Summary of Pros and Cons – LT1 Mundijong Oval Pros Cons Land available for development No servicing infrastructure in place Excellent central location in Mundijong Centre Planning processes to be undertaken Conforms with Strategic Planning Vision Environmental values to be considered Excellent accessibility – walking distance to proposed train station

Can create a civic heart for Mundijong Good long-term commercial opportunities Opportunity to expand with SSJ requirements Able to provide a contemporary workplace




3.2.2 Option 2 (LT2) Keirnan Park Recreation Precinct

Option 2 considers incorporating a new purpose built Administration Building and Chambers into the proposed Keirnan Park Recreation Precinct.

Figure 31 LT2 Keirnan Park Recreation Precinct Location

The Keirnan Park Recreational Precinct is shown as a significant area of Open Space in the adopted Mundijong District Structure Plan and is proposed to be developed as a key sports precinct for the SSJ. Although the precinct is close to the South West Highway it sits away from the proposed Tonkin Highway extension, the rail line and the commercial activity centres.

Refer to Figure 32 below.

LT2 Keirnan Park Recreation Precinct




Figure 32 Adopted Mundijong District Structure Plan – LT2

Source: Draft Mundijong District Structure Plan 2018 – Hames Sharley

LT2 Keirnan Park Recreation Precinct




The subject area is comprised of within one crown lot as follows;

Figure 33 Land Particulars

Lot Area Type

4395 63.01 ha C class reserve (#7125) for Recreation and Sporting Complex

Figure 34 Zoning Plan




A preliminary Master Plan has been prepared for the Recreation Precinct, however this Master Plan has not considered the inclusion of a Civic Centre and will therefore require revision should this option progress. Although the inclusion of the Administration building and chambers can benefit from shared carparking and servicing infrastructure there are a number of issues relating to this option.

A Civic Centre is considered an important catalyst for the activation and commercial success of the neighbourhood centre incorporated within the adopted Mundijong District Structure Plan. The removal of the Civic component from the Mundijong centre has implications on other land uses, commercial viability for business and retail and also impacts the quality of workplace for SSJ staff. By placing the Civic Centre within the Sports and Recreation Precinct a number of negative consequences to the wider community are likely.

The Recreation Precinct is somewhat isolated from the transport connections and amenities that are available within the Mundijong centre. Staff will have far greater choices in regard to commuting to work and also have access to the shops and cafes that will ultimately be developed within the neighbourhood centre opposite the proposed train station. Similarly retail shops and cafes will benefit from having a workforce of some 200 people growing to circa 400 people by 2050 adjacent. The economic development of the Mundijong centre will be negatively affected should the Administration building be located at Keirnan Park.

Figure 35 LT2 Keirnan Park Recreation Precinct Preliminary Master Plan




Figure 36 Summary of Pros and Cons – LT2 Keirnan Park Recreation Precinct Pros Cons Land available for development Poor accessibility (community and workforce)

to public transport – away from proposed Train Station

Opportunity to expand with SSJ requirements Doesn’t conform with Strategic Planning Vision Able to provide a contemporary workplace Decouples Civic Centre with Commercial centre Opportunity to utilise servicing infrastructure that will be required for Sports centre

Poor commercial opportunities

Opportunity to share carparking Poor amenities for workforce Land available for development Opportunity to expand with SSJ requirements Able to provide a contemporary workplace




3.2.3 Option 3 (LT3) Expansion and Refurbishment of Existing Administration Building

The third option considers the expansion and refurbishment of the existing administration building. This option would utilise the structure and general layout of the existing building.

Figure 37 LT3 Existing Building Location

This option shares many of the features outlined in Option LT1 as the location is almost identical. There are however a number of key differences as outlined below.

The primary reason in considering this option is to make use of the existing building structure and thereby save capital in the redevelopment. While this objective is achieved there are a number of risks and consequences in redeveloping the existing building.

Firstly the existing building is some 50 years old, both in design and construction. This provides a number of challenges, constraints and risks in its refurbishment and expansion. The design is based upon an operational model which is not aligned with contemporary work practices. This creates barriers and constraints in terms of reconfiguring the building to achieve an efficient and flexible layout that will suit the current and future staff expectations. The greater the changes to the existing structure to modify the design, the more expensive this option becomes and therefore any capital saving is eroded.

The existing building is made up of aging materials and plant that will need to be replaced, and in some cases, brought up to current Australian Building codes. The retrofitting of a number of these elements can be expensive and opportunities to create a sustainable building may be limited. Design elements that provide efficiency in building services may not be available which can add additional operating costs over the long term.

The existing building has not been designed or constructed to allow any vertical expansion. As the requirement for additional space grows, any new space will need to be developed adjacent to the current building and potentially require a much greater footprint, thereby again limiting efficiencies in design.

There are also risks associated with hazardous materials that may have been incorporated into the construction of the existing building. A hazmat survey will need to be undertaken to ascertain the

LT3 Existing Building




likelihood and extent of hazardous materials to appreciate the implications from a redevelopment and cost perspective.

The location of the existing building along the street frontage facing Paterson Street is also not ideal from an activation and commercial perspective. As outlined in the Mundijong District Structure Plan the land along Paterson Street and opposite the future train station, is designated as Neighbourhood Centre. This is a more appropriate land use and more appealing in terms of being able to attract commercial/retail businesses. Retaining the existing administration building in its current location provides a significant constraint to the preferred development pattern within this precinct.

Finally one of the most significant drawbacks in expanding and refurbishing the existing building is the disruption this would create to the operations of the SSJ when the works are undertaken. Regardless of how the works are staged there will be a requirement to decant staff into a temporary office facility while works are being undertaken. This is not an inexpensive exercise and a budget for this of approximately $1 million has been allowed.

Figure 38 LT3 Existing Building




Figure 39 Summary of Pros and Cons – LT3 Expansion and Refurbishment of Existing Administration Building

Pros Cons Land available for development Refurbishment will disrupt existing operations Excellent central location in Mundijong Centre Potential to uncover hazmat during

redevelopment Conforms with Strategic Planning Vision Existing layout will constrain ability to provide

efficient and contemporary workplace Excellent accessibility – walking distance to proposed train station

Location constrains commercial opportunities

Can create a civic heart for Mundijong Opportunities to reduce long term operating costs are limited

Opportunity to expand with SSJ requirements No opportunity for vertical expansion Close to amenities for administration staff




3.2.4 Conclusions – Long Term Options Administration Building and Chambers

The current SSJ Administration Building is beyond its capacity and as a result immediate actions must be taken as outlined in the previous Short Term Options section. These actions however are only a temporary measure until such time as a permanent solution can be implemented.

Of the options to develop a new administration building and chambers the most appropriate location is considered to be the Mundijong Oval for a number of reasons;

1. The land will become available once the sporting functions move to Keirnan Park

2. The area is centrally located within the Shire

3. Accessibility for the community and workforce is excellent, particularly upon opening of Tonkin Highway extension and new train station

4. The location will enable a Civic Heart to be developed

Given the anticipated growth of the SSJ to 2050 a significant increase in administration space will be required. As the requirement for additional space will be progressive an appropriate strategy is to develop this space in at least two stages.

Stage 1 2021-2030

The initial stage would include

• Design of Stage 1 Administration building, Chambers and surrounds • Progress planning approvals • Construction of new buildings and external areas (2022-2023) • Administration move into new building (2023)

Stage 2 2030 onwards

• Design and construct stage 2 (2030-31) • Administration expands into stage 2 building.




4. Depot A new works depot will be required to accommodate the staff and equipment necessary to service the increasing population and associated urban expansion of the SSJ.

The SSJ works depot requires land that is suitably located, adequate in size and appropriately zoned from a land use perspective.

From the work undertaken as part of the Stage 1 Needs Analysis, and benchmarking against depots in other Local Government areas, a site equivalent to approximately 400m2 for every 1,000 population is anticipated to be adequate to accommodate general depot functions. Based upon the current Shire population of 32,711 (2019) this would suggest a depot of circa 1.3 hectares in size is required today. Given the population of SSJ is projected to reach circa 113,000 in 2050, ultimately a larger site of around 4 to 5 hectares will be required.

As the current site will only provide a short term solution, an alternative site will need to be identified for the expansion of the Depot. The two most appropriate locations are;

• West Mundijong Industrial Area, and • Cardup Business Park

Figure 40 Depot Option Locations




4.1 Depot Options

Depot Option 1 – Existing Site in Mundijong

The first option is to remain on the existing depot site, including amalgamating the closure of a portion of Whitby Street into the site. This option is considered a short-term option only as the site is already close to, if not at, capacity and will not allow for the necessary expansion. The total site, including the closed portion of Whitby Road Reserve will only provide an area of 1 hectare. The site is also situated in a residential area and therefore is not considered a compatible land use.

Figure 41 Existing Depot

The closure of the portion of Whitby Street running through the site will provide some additional 2,000 m2 of area to allow for some modest expansion. Rationalisation of the improvements on the site will also provide opportunities for efficiencies which will allow the Depot to remain operational for the short term until a long term solution can be resolved.




Following closure of the portion of Whitby Road, the site can be rationalised to provide efficiencies of space and operation, while also providing a better workspace for the depot staff. The sketch below indicates potential to reconfigure the site.

Figure 42 Proposed Modifications to Existing Depot




Figure 43 Proposed Layout of Northern Portion of Existing Depot

It is proposed that any new improvements to the site reconfiguration is undertaken, as far as practically possible, with modular construction systems that may be relocated to the permanent depot site in due course. This strategy seeks to provide the depot and staff with the amenities and infrastructure required in the short term, while protecting the longer term investment in improvements by enabling them to be used on the future site.

Figure 44 Summary of Pros and Cons – Existing Facility Pros Cons Can utilise existing infrastructure for several more years

Site is close to capacity with no expansion opportunity

Delay capital expenditure for new facility Continuing land use conflict with residential area

Can upgrade infrastructure immediately to improve conditions for workforce

Improvements can be relocated to new site




Depot Option 2 – Cardup Business Park

The Cardup Business Park is located to the south of Byford along the South West Highway. It includes approximately 135 ha of industrial zoned land and currently incorporates several large businesses.

The site has good access to services and is situated in close proximity to Byford where currently a large amount of the depot’s maintenance works are undertaken. Although the site is able to accommodate the establishment of a works depot, there are a number of considerations that would need consideration should this be are be preferred.

Firstly the strategic vision for the area is for service commercial and mixed businesses to be located within the park. The works depot is therefore not compatible with this vision and may indeed compromise the integrity of the estate in the long term. The strategic intent for this area is quite different to the West Mundijong Industrial Area (discussed below) and therefore establishing a depot in the Cardup Business Park would blur this intentional differentiation.

The land is also further progressed in terms of services infrastructure and therefore will be more expensive to purchase than West Mundijong. As land will be developed by others there is little certainty in regard to availability and therefore acquisition is difficult to incorporate into future planning.

Figure 45 Cardup Business Park




Figure 46 Cardup Business Park Local Structure Plan

At present there is not any land available on the market within the Cardup Business Park to provide current land prices. In discussions with Mike Dunsmore from O’Neil Realty, who is active in this area, it was suggested that prices could be circa $150/m2. For a 4.5 hectare site this would equate to approximately $6.75 million to acquire a suitable site. Further to the cost to acquire there is no certainty in regard to timing on when a suitable parcel would become available or what size it may be.




Figure 47 Summary of Pros and Cons – Cardup Business Park Pros Cons Services are currently available Higher cost of land Close proximity to Byford Not consistent with the strategic intent of the

estate being for service commercial and mixed business

Concern from neighbouring residents over conflict in land use with rural residential

Limited certainty of land availability. Further away from southern portions of SSJ

Depot Option 3 – West Mundijong Industrial Area

The West Mundijong Industrial Area (WMIA) is a 440ha industrial land estate located to the west of the Mundijong town site. The West Mundijong Industrial Area is proposed to become the main industrial area within the SSJ. It is a large and strategically located area ideally suited to large business relocation with strong north south and east west transport links and will soon have the Tonkin Highway running along its eastern boundary.

Rezoning for this industrial land development has been gazetted and SSJ is proceeding with the development of a structure plan in line with the Shire Draft Local Planning Scheme No.3 & Draft Local Planning Strategy which was recently advertised.

Figure 48 West Mundijong Industrial Area




Although the area still requires servicing, particularly in regard to water and sewer, indications through initial discussions between the SSJ and Water Corp suggest that upgrading to infrastructure has already been considered in their forward planning and can be delivered as needs arise. These needs will be based upon demand, and although no specific timeframes have been provided, it is likely that infrastructure upgrades may be delivered with the next 5 years. Notwithstanding Water Corps internal planning, any short-term bridging of infrastructure can be considered, such that a depot site is adequately serviced.

A land owner within the WMIA has already lodged a subdivision application with the Western Australian Planning Commission for a “dry lot” subdivision which is expected to be approved in early 2021 and would provide SSJ an opportunity to purchase a lot to accommodate the long term requirements for a works depot. It is also an opportunity to purchase land at a reduced rate ahead of the estate becoming established and fully serviced. Mike Dunsmore from O’Neil Realty who is acting for the landowner has indicated prices for the end lots have not yet been determined, however has suggested that they are likely to be around $80/m2, which would include Development Contribution Costs. For a 4.5 hectare site this would equate to approximately $3.6 million to acquire a suitable site. The site would not have water or sewer available initially and may require civil works to create a suitable level site upon which to develop the Depot. Assuming say 0.75m of fill may be required to be brought in, placed and compacted, this could add an additional $1.4 million to the cost of securing the site. Therefore the total cost before any improvements would be in the order of $5 million.

Figure 49 Proposed Subdivision West Mundijong Industrial Area




Figure 50 Summary of Pros and Cons - West Mundijong Industrial Area Pros Cons Excellent accessibility to all parts of SSJ Lack of Potable Water Strong accessibility for workforce through Tonkin Highway extension

No Sewer available

Appropriate Land use zoning – away from residential area

Fill is likely to be required to create suitable site

Opportunity to purchase land at a lower rate ahead of servicing

Opportunity to purchase land to allow for staged expansion to ultimate capacity necessary

Consistent with strategic planning of SSJ

4.2 Conclusions - Depot

The current SSJ Depot is at capacity and a long term site needs to be identified and secured. By closing and amalgamating into the Depot the portion of Whitby Road that currently runs through the site, and reconfiguring the improvements, the existing site may be suitable for several more years. It is expected that over the course of the next five years the existing Depot will no longer be adequate to accommodate the operations and additional space will be required.

The existing site is also not suitable from a land use perspective as it sits within a residential area. This conflict will only become greater as Mundijong develops and will not be acceptable to the residents and will impede urban development.

In considering the options to relocate the Depot, the West Mundijong Industrial Area is the most appropriate for a number of reasons.

5. The land is appropriately zoned for the operations of the Depot.

6. The area is centrally located within the Shire

7. Accessibility to the Shire is excellent, particularly upon opening of Tonkin Highway extension

8. Accessibility to the site by the workforce is excellent

9. Land is available and can be purchased at a reasonable rate

Given the cost to relocate the Depot, it is possible that this may be undertaken in stages.

Stage 1a 2021-2026

The initial stage would include

• Closure of the portion of Whitby Road that runs through the site and amalgamate the road reserve into the site.

• Reconfigure the site to accommodate additional staff and plant for the short term (Any additional improvements will be such that they can be relocated to the new site).




• Securing a 4.5 hectare lot within the West Mundijong Industrial Estate. This may be negotiated through a direct acquisition, or potentially an option to purchase.

Stage 1b 2025-2026

• Finalise acquisition of 4.5 hectare lot within the West Mundijong Industrial Estate • Undertake earthworks and prepare lot for use • Commence storing any overflow plant on site.

Stage 2 2027 - 2031

• Complete development of approximately 2.5 ha of West Mundijong Depot Site • Close and remediate existing Depot site • Subdivide existing Depot site and sell as residential lots.

Stage 3 2032 onwards

• The balance of the 4.5 hectare Depot site can be developed as the requirements dictate.




5. Options Analysis 5.1 Multi-Criteria Analysis

An analysis of the various short-term and long-term options was undertaken based on multiple weighted criteria to assist in understanding and ranking the various options on a comparative basis. The multi-criteria analysis outlined in the Stage 1 Needs Analysis was used to assist with this assessment.

The criteria have been categorised into the following four groups;

• Workplace Design – to determine how each option can respond and address good contemporary design.

• Location – to determine how appropriate each option responds to various locational attributes.

• Financial – to determine the commercial differences between options. • Strategic Objectives – to determine how well each option can respond to the SSJ’s Strategic

Objectives.

For the full scoring of each option refer to Appendix A. The below summarises the resulting scores for each option

Figure 51 Multi-Criteria Analysis Summary of Scores – Short-term Options

47.5

37.2

5

21.7

5

27.2

5

133.

75

45.2

5

35.2

5

10.2

5 27.2

5

118

39.5

37

9.25

26.7

5

112.

5

45.2

5

37.2

5

8.5

27.2

5

118.

25

45.2

5

37.2

5

7.5

25.7

5

115.

75

W O R K P L A C E D E S I G N

L O C A T I O N F I N A N C I A L S S J S T R A T E G I C O B J E C T I V E S

T O T A L

MULTI-CRITERIA ANALYSISSHORT TERM

ST-01 Library to Byford Hall ST-02 Chambers to Byford Hall

ST-03 Departments to Byford Hall ST-04 Chambers to Sports Building

ST-05 Chambers to School




Figure 52 Multi-Criteria Analysis Summary of Scores – Long-term Options

5.2 Preliminary Budget Estimates

Cost consultant, RLB has prepared preliminary budget estimates for the purpose of comparative assessment across options. This means that the cost estimates have been developed upon a similar set of high level assumptions to determine how options compare against each other.

Further consideration will be required to determine appropriate initial budgets that can be incorporated into the Feasibility Plan as part of Stage 3. It is important to note that at this stage all cost estimates are considered order of magnitude only and are based upon numerous assumptions that are likely to change as the project progresses.

The following schedule provides a summary of costs for all options. Note the totals include all development costs, including design fees, construction, contingencies and escalation unless noted otherwise. All costs are exclusive of GST.

For further breakdown of Preliminary Budget Estimates of each option refer to Appendix B.

86

44.7

5

45.2

5

43.5

219.

5

85.2

5

31

41.7

5

42.5

200.

5

69

44.7

5

29.5 40

.5

183.

75

W O R K P L A C E D E S I G N

L O C A T I O N F I N A N C I A L S S J S T R A T E G I C O B J E C T I V E S

T O T A L

MULTI-CRITERIA ANALYSISLONG TERM

LT-01 Mundijong Oval

LT-02 Keirnan Park

LT-03 Refurbish Existing Building




Figure 53 Preliminary Budget Estimates - Short-term Options Administration and Chambers Short-Term Options – Administration Building & Chambers Preliminary Estimate

ST1 Move Library to Byford Hall $ 1.89 million1

ST2 Move Chambers to Byford Hall $ 2.40 million

ST3 Move Departments to Byford Hall $ 2.60 million

ST4 Move Chambers to Sports Clubrooms $ 3.38 million

ST5 Move Chambers to Old Mundijong School $ 4.96 million

1. Portion of cost may be funded through government grant.

Figure 54 Preliminary Budget Estimates - Long-term Options Administration and Chambers Long-Term Options – Administration Building & Chambers Preliminary Estimate

Stage 1 Only*

LT1 New Administration and Chambers Mundijong Oval $24.42 million

LT2 New Administration and Chambers Keirnan Park $23.85 million1

LT3 Expand and Refurbishment Existing Building $19.43 million

* Stage 2 estimated cost excluding any escalation is an additional $15.25 million for all three options.

1. Cost is based on a standalone building. Should the administration building be added over the Sports building an additional $0.6 million is to be added to the estimate on the assumption that the additional storeys are constructed over space that does not require column free space.




Figure 55 Preliminary Budget Estimates - Depot Depot Preliminary Estimate

DO1 Rationalise Existing Facility – short-term $ 7.06 million

DO2 New Depot – Cardup Business Park

Land Acquisition

Initial Development1

Completion of Development

$ 6.75 million

$ 15.12 million

$ 6.72 million

DO3 New Depot – West Mundijong Industrial Area

Land Acquisition (incl Earthworks)

Initial Development1

Completion of Development

$ 5.00 million

$ 15.12 million

$ 6.72 million

1. Cost includes credit for relocation of improvements from DO1

The cost to rationalise and improve the existing Depot is considered a significant investment for what will be a relatively short period. Alternatives to reduce this cost will be considered as part of the next phase of works.




6. Recommendations for Preferred Options 6.1 Administration Building & Chambers

Of the short-term options considered, the clear preferred option is short-term option 1 (ST1), to relocate the Mundijong Library to the Byford Hall and to fit-out the existing Library space for administration offices. This option can be implemented immediately, responds well to the range of assessment criteria and should government grant funding be available, the cost is significantly lower than any of the alternatives. This option keeps all administration functions together with the Chambers in the current location and moves the Library closer to the SSJ’s population base. Ultimately as the population grows there may be a case to made to construct a second library within the Civic Centre at Mundijong.

The short-term option will deal with all current issues in regard to administration accommodation sufficiently to allow the implementation of the long-term option. It is suggested that this may be in the order of approximately 3 years to fully allow for planning, design and delivery of the first stage of the long-term option.

Of the three long-term options considered, the recommended preferred option is long-term option 1 (LT1), which is to establish a new Civic Precinct behind the existing building on Mundijong Oval. This option aligns with the strategic planning contained within the adopted Mundijong District Structure Plan that has established the framework for the urban development of this part of the SSJ. This will allow new commercial uses to be incorporated between the proposed train station and the new Civic Precinct and thereby assist in the economic development and activation of the centre of Mundijong. The projected growth of the SSJ is such that a significant increase in administration space will ultimately be required. As this growth will occur over many years, it is appropriate that a staged implementation strategy be adopted and therefore the long -term option is best delivered in at least two stages.

The recommendation for the Administration Building and Chambers is as follows;

1. Design and Fit-out the Byford Hall to relocate the Mundijong Library 2. Relocate the Mundijong Library 3. Design and Fit-out the existing Library to accommodate administration offices 4. Design and undertake limited refurbishment of existing administration building and

Chambers 5. Relocate administration staff into the new offices 6. Commence planning approval process and design for stage 1 of long term administration

building.




6.2 Depot

A new works depot will be required to accommodate the staff and equipment necessary to service the increasing population and associated urban expansion of the SSJ.

From the work undertaken in the Stage 1 Needs Analysis, and benchmarking against depots in other Local Government areas a site equivalent to approximately 400m2 for every 1,000 population is required. Based upon the current Shire population of 32,711 (2019) this would suggest a depot of circa 1.3 hectares in size.

It is therefore apparent that the existing depot site of 1 hectare (which includes the road reserve to be amalgamated into the existing yard) is already too small to accommodate any meaningful growth and alternative long-term options will need to be considered sooner rather than later.

The recommendation for the Depot is as follows;

1. Close the portion of Whitby Road that runs through the existing Depot site. This will provide an additional 2,000m2 of space to allow modest expansion to occur.

2. Rationalise the existing improvements within the existing Depot site to improve efficiency and support expansion.

3. Secure approximately 4.5 hectares of land within the West Mundijong Industrial Area to develop a new Depot when funding permits. This may be a staged transition from the current facility.

It is anticipated that the existing depot site may suffice for several years, however this should certainly not be considered as a long-term solution.




7. Next Steps The next step is to develop the Feasibility Plan based upon the preferred options identified within this discussion paper.

The Feasibility Plan will summarise the following;

1. Short Term - Administration Building

Relocate the Library to the Byford Hall and fitout the Library with additional office space to accommodate the SSJ staff for the next three years.

2. Short Term - Depot

Undertake works within the existing Depot site to accommodate the Depot works for 3-5 years.

3. Long Term – Administration Building

Design and construct a new Administration Building and Chambers as part of a Civic Precinct on Mundijong Oval behind the existing Administration Building.

4. Long Term – Depot

Acquire land, design and build a new Depot Facility within the West Mundijong Industrial Area.




Appendices




Appendix A. Multi-Criteria Analysis Matrix



Shire of Serpentine Jarrahdale ‐Feasibility Plan Multi‐Criteria Analysis REV1.2

Criteria Description Weighting Factor

score (10) Adjusted score








Workplace DesignA contemporary workplace that reflects corporate values and contributes to Shire becoming an Employer of Choice

75% 10 7.5 10 7.5 5 3.75 5 3.75 4 3 3 2.25 4 3 4 3

A "healthy" workplace that contributes to employee wellbeing (i.e access to natural light external views, fresh air)

75% 8 6 10 7.5 5 3.75 5 3.75 4 3 4 3 4 3 4 3

An "Iconic" Civic Centre and Chambers that reflect a contemporary Local Government 75% 10 7.5 7 5.25 5 3.75 5 3.75 4 3 4 3 4 3 4 3Workplace density that is based on contemporary commercial benchmarks (i.e 12.5m2 per person) 75% 10 7.5 10 7.5 10 7.5 8 6 8 6 8 6 8 6 8 6

Adequate and diverse range of meeting rooms ‐ including private rooms and public gallery 100% 10 10 10 10 10 10 8 8 8 8 8 8 8 8 8 8

End of Trip Facilities (Lockers, change rooms, showers bike racks etc) 50% 10 5 10 5 10 5 7 3.5 7 3.5 5 2.5 7 3.5 7 3.5Co‐location of teams both within and across Directorates to ehance efficiency and foster collaboration

75% 10 7.5 10 7.5 8 6 7 5.25 7 5.25 4 3 7 5.25 7 5.25

Flexible working spaces to cater for different working styles, including working from home, directors preferences and pandemic type contingencies

100% 10 10 10 10 8 8 6 6 6 6 6 6 6 6 6 6

A sustainable workplace that aligns with the corporate aspirations 75% 10 7.5 10 7.5 5 3.75 3 2.25 3 2.25 3 2.25 3 2.25 3 2.25Facility that allows for expansion and contraction over it lifecycle withminimal impact on amenity 100% 10 10 10 10 10 10 3 3 3 3 2 2 3 3 3 3

Ability to Integrate latest technology in hygiene, ICT, VC, etc. and to support different types of work and meetings.

75% 10 7.5 10 7.5 10 7.5 3 2.25 3 2.25 2 1.5 3 2.25 3 2.25

Sub‐Total 86 85.25 69 47.5 45.25 39.5 45.25 45.25LocationProximity to the Community for accessibility by Public 100% 8 8 6 6 8 8 8 8 8 8 9 9 8 8 8 8Proximity to public transport (incl future Train Stations) 75% 10 7.5 5 3.75 10 7.5 7 5.25 7 5.25 7 5.25 7 5.25 7 5.25Availability of Car parking ‐ staff and customers 50% 10 5 10 5 10 5 10 5 10 5 10 5 10 5 10 5Location central to Shire (i.e Remain in Mundijong) 100% 10 10 8 8 10 10 10 10 8 8 8 8 10 10 10 10Staff Access to amentities, cafes and shops 75% 9 6.75 6 4.5 9 6.75 5 3.75 5 3.75 6 4.5 5 3.75 5 3.75Civic "heart" to facilitate activation and economic growth of surrounding area 75% 10 7.5 5 3.75 10 7.5 7 5.25 7 5.25 7 5.25 7 5.25 7 5.25Site can support future growth and expansion 100% 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10 10Site suitable to develop facility that represents regional character 50% 10 5 10 5 10 5 10 5 10 5 10 5 10 5 10 5Services provisions within the area (power, water, access to mains sewer, internet, fire safety) 75% 5 3.75 5 3.75 5 3.75 5 3.75 5 3.75 5 3.75 5 3.75 5 3.75

Sub‐Total 44.75 31 44.75 37.25 35.25 37 37.25 37.25FinancialBest value for money in the long term, including lifecycle costs 100% 10 10 10 10 8 8 8 8 3 3 4 4 2 2 1 1Ability to generate revenue? (commercial / retail / Function centre) 50% 8 4 4 2 6 3 na na na na naAbility to attract a development partner 75% 5 3.75 3 2.25 5 3.75 na na na na naIs the model suitable for further growth or contraction (i.e sub‐lease surplus space) 100% 10 10 10 10 8 8 na na na na naContinuity of administration services with minimal disruption 100% 10 10 10 10 3 3 5 5 4 4 3 3 4 4 4 4Minimise temporary expenditure 75% 10 7.5 10 7.5 5 3.75 5 3.75 3 2.25 3 2.25 2 1.5 2 1.5Access to Grant Funding 50% 0 0 0 10 5 2 1 0 0 2 1 2 1Sub‐Total 45.25 41.75 29.5 21.75 10.25 9.25 8.5 7.5SSJ Strategic Objectives Retaining and integrating with the natural environment through community gardens and courtyards.

75% 10 7.5 10 7.5 8 6 7 5.25 7 5.25 7 5.25 7 5.25 5 3.75

Maintaining a strong sense of community, relaxed informal rural lifestyle and welcoming values. Particularly within the front of house.

100% 10 10 10 10 10 10 8 8 8 8 8 8 8 8 8 8

Restoring and celebrating the local heritage and history. 75% 8 6 8 6 10 7.5 8 6 8 6 8 6 8 6 8 6Highly sustainable workplace through achievement of GreenStar rating. (or similar) 75% 10 7.5 10 7.5 8 6 4 3 4 3 4 3 4 3 4 3Infrastructure that supports best service delivery at the most cost effective and environmentally sustainable way.

75% 10 7.5 10 7.5 8 6 4 3 4 3 4 3 4 3 4 3

Fosters innovation (ie connected community hubs, incubators, etc.) 50% 10 5 8 4 10 5 4 2 4 2 3 1.5 4 2 4 2Sub‐Total 43.5 42.5 40.5 27.25 27.25 26.75 27.25 25.75

Total 219.5 200.5 183.75 133.75 118 112.5 118.25 115.7591% 84%

Notes1 Weighting relates to relative importance placed on the assessment Criteria. The following provides a guide to how weighting is applied. 100% ‐ Very Important [Must have] 75% ‐ Important [Can consider compromise]50% ‐ Desirable [Can live without]25% ‐ Nice to have to [If it can be achieved without significant cost]

2 Scores are allocated from 0 to 10 depending on how well the criteria is able to be achieved by that particular option. As a guide;10 ‐ Is almost certain that this criteria can be achieved or this option responds strongly to the criteria5 ‐ This criteria may be achieved or somewhat responds to the criteria.0 ‐ Almost impossible to achieve this criteria or the option doesn't respond well to the criteria

Option ST5Move Chambers to Mundijong School & Retain Current Facility

Option ST4Move Chambers into Sports Building at Mundijong Oval

Option ST1Move Library to Byford Hall &

Retain Current Facility

Option ST2Move Chambers to Byford Hall

& Retain Current Facility

Option ST3Move Departments to Byford Hall & Retain Current Facility

Option LT1 Option LT3Mundijong Park Purpose

Built FacilityExpand & Refurbish Current

Facility

Option LT2Keirnan Park Integration

with Sport Centre




Appendix B. Preliminary Budget Estimates



SHIRE OF SERPENTINE JARRAHDALEPRELIMINARY BUDGET ESTIMATES

20th December 2020

Option

DescriptionArea(m2)

Cost (excl GST)

Area(m2)

Cost (excl GST)

Area(m2)

Cost (excl GST)

Area(m2)

Cost (excl GST)

Area(m2)

Cost (excl GST)

Area(m2)

Cost (excl GST)

Area(m2)

Cost (excl GST)

Area(m2)

Cost (excl GST)

Refurbish Existing:Office n/a n/a n/a n/a 1098 1,208,000 n/a n/a excluded excluded excluded excluded n/a n/a n/a n/aOffice ('light touch' refurbishment - area 295m2) n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a 295 724,800 n/a n/a n/a n/aChambers refurbished to administration n/a n/a n/a n/a 691 864,000 n/a n/a 450 563,000 excluded excluded 450 563,000 450 563,000 Library Building converted to Administration n/a n/a n/a n/a n/a n/a 309 386,000 n/a n/a n/a n/a n/a n/a n/a n/aLibrary moved to Byford Hall (no toilet work) n/a n/a n/a n/a n/a n/a 420 420,000 n/a n/a n/a n/a n/a n/a n/a n/aChambers Moved to Byford Hall (no toilet work) n/a n/a n/a n/a n/a n/a n/a n/a 420 530,000 n/a n/a n/a n/a n/a n/aMove Department to Byford Hall (no toilet work) n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a 420 676,000 n/a n/a n/a n/aUpgrade toilets at Byford Hall n/a n/a n/a n/a n/a n/a excluded excluded excluded excluded excluded excluded n/a n/a n/a n/aMove Chambers into Sports Building (excludig toilets) n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a 497 882,000 n/a n/aMove Chambers to Mundijong School n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a 175 805,000

New Building / ExtensionAdministration 2810 10,397,000 2810 10,189,000 n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/aLobby / Entrance / Linking Building 200 740,000 200 725,000 n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/aChambers 466 2,143,600 466 2,101,000 n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/aSundry unenclosed covered area (verandahs, etc.) 275,000 275,000 n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/aAdministration Building Extension n/a n/a n/a n/a 1687 8,266,000 n/a n/a n/a n/a n/a n/a n/a n/a n/a n/aDemolish Existing Buildings 170,000 170,000 n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/aExtend Mundijong School Building n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a 275 1,108,800

FFE 805,000 805,000 805,000 400,000 450,000 341,000 475,000 459,000 AV 250,000 250,000 250,000 66,000 110,000 60,000 110,000 110,000

External Works 1,700,000 1,566,000 1,250,000 50,000 50,000 50,000 200,000 300,000 ExternalSservices 2,000,000 1,960,000 850,000 50,000 50,000 50,000 250,000 300,000

Construction Cost 3476 18,480,600 3476 18,041,000 3,476 13,493,000 729 1,372,000 870 1,753,000 715 1,901,800 947 2,480,000 900 3,645,800 Design Contingency 1,848,000 1,804,000 1,349,000 137,000 175,000 190,000 248,000 365,000 Construction Contingency 924,000 902,000 1,012,000 103,000 131,000 143,000 186,000 273,000 Professional Fees 1,848,000 1,804,000 1,619,000 165,000 210,000 228,000 298,000 437,000 Internal SSJ costs excluded excluded excluded excluded excluded excluded excluded excludedRelocation & Decanting costs 100,000 100,000 1,000,000 30,000 30,000 30,000 30,000 30,000 Statutory Fees & Charges 92,000 90,000 67,000 7,000 9,000 10,000 12,000 18,000 Artwork 185,000 180,000 135,000 excluded excluded excluded excluded excludedEscalation (June 2022 construction commencement) 945,000 923,000 752,000 n/a n/a n/a n/aEscalation (June 2021 construction commencement) n/a n/a n/a 73,000 93,000 101,000 131,000 192,000

TOTAL (Excluding GST) 24,422,600$ 23,844,000$ 19,427,000$ 1,887,000$ 2,401,000$ 2,603,800$ 3,385,000$ 4,960,800$

New Area 3276 3476 1687 0 0 0 0 275Refurbished area 0 0 1789 (note:

1044m2 untouched)

729 870 715 947 625

TOTAL AREA 3276 3476 3476 729 870 715 947 900

Additional Total Project Cost for Future Stage 2 office expansion (approx. 2810m2) - excluding escalation $15.25M $15.25M $15.25M

ST3 ST5Move Chambers to Mundijong School

SHORT TERM OPTIONSST4

Move Department to Byford Hall

Move Chambers to Sports Building

ST2New Office & Chambers

adjacent existingNew Office & Chambers

Keirnan ParkExpand & refurbish Existing Facilities

Move Library to Byford Hall

Chambers move to Byford Hall

LONG TERM OPTIONSOPTION LT1 OPTION LT2 OPTION LT3 ST1



Upgrade & Extension to existing DepotCurrent and Future Admin/Civic/Depot Offices

Total CostCost/m²GFA m²Location

GFA: Gross Floor AreaRates Current At December 2020Location Summary

2,573,500.00NEW BUILDINGSA

Excl.REFURBISH EXISTING BUILDINGS - ALLOWANCE ONLYB

2,571,810.00EXTERNAL WORKS & SERVICESC

300,000.00FFED

150,000.00WORKSHOP EQUIPMENTE

60,000.00AUDIO VISUAL EQUIPMENTF

$5,655,310.00ESTIMATED NET COST

MARGINS & ADJUSTMENTS

$425,000.007.5%Design Contingency

$305,000.005.0%Construction Contingnecy

$639,000.0010.0%Professional Fees

Excl.Headworks

$36,000.000.5%Authority Fees and Charges

Excl.Escalation

Excl.GST

$7,060,310.00ESTIMATED TOTAL COST

Page 1 of 8WA20396-3 Printed 21 December 2020 9:19 AM




TotalRateQtyUnitDescription

Rates Current At December 2020A NEW BUILDINGS

Location ELEMENTS Item

BUILDING AREABA

910,000.003,500.00260.0m²Depot Administration1

142,500.002,500.0057.0m²Tea / Lunch Room6

5,000.001,000.005.0m²Store7

12,500.002,500.005.0m²Cleaner Room8

201,000.00750.00268.0m²Verandah9

195,000.003,000.0065.0m²Ablution Room10

270,000.00900.00300.0m²New Equipment Store16

315,000.001,500.00210.0m²New Store & Workshop Extension17

522,500.001,250.00418.0m²New Equipment Shed18

$2,573,500.00BUILDING AREA

$2,573,500.00NEW BUILDINGS






Rates Current At December 2020B REFURBISH EXISTING BUILDINGS - ALLOWANCE ONLY


BUILDING AREABA

Excl.ItemAllowance for refurbishment to existing buildings41

Excl.BUILDING AREA

Excl.REFURBISH EXISTING BUILDINGS - ALLOWANCE ONLY






Rates Current At December 2020C EXTERNAL WORKS & SERVICES


SITE PREPARATIONXP

69,300.0075.00924.0m²Demolish existing buildings13

11,700.0075.00156.0m²Demolish Existing shed14

26,400.0075.00352.0m²Demolish Sheds on Whitey Site 21

16,800.0030.00560.0m²Remove whitby Raod component and make good22

30,000.00ItemSite preparation42

$154,200.00SITE PREPARATION

ROADS, FOOTPATHS AND PAVED AREASXR

99,600.0075.001,328.0m²New Staff Parking2

8,250.0075.00110.0m²New Visitor Parking3

116,250.0075.001,550.0m²Create New hardstand to road former Whitby Road12

75,000.0075.001,000.0m²New Hardstand to replace former buildings15

30,000.00ItemMake good to existing paving34

25,000.00ItemPedestrian paving35

$354,100.00ROADS, FOOTPATHS AND PAVED AREAS

BOUNDARY WALLS, FENCING AND GATESXN

18,200.00100.00182.0mNew fencing 20

25,000.00ItemAllowance for gates23

$43,200.00BOUNDARY WALLS, FENCING AND GATES

OUTBUILDINGS AND COVERED WAYSXB

61,500.00750.0082.0m²Covered Meeting Area4

93,600.00300.00312.0m²Proposed new materials storage19

50,000.00ItemSundry Covered areas / Carports36

$205,100.00OUTBUILDINGS AND COVERED WAYS

LANDSCAPING AND IMPROVEMENTSXL

49,050.0075.00654.0m²Landscaping & Irrigation to tnew site11

228,780.0030.007,626.0m²Landscing to existing site & Whitby site24

$277,830.00LANDSCAPING AND IMPROVEMENTS

EXTERNAL STORMWATER DRAINAGEXK

250,000.00ItemExternal stormwater drainage25

$250,000.00EXTERNAL STORMWATER DRAINAGE

EXTERNAL SEWER DRAINAGEXD

250,000.00ItemExternal Sewwer Drainage26

$250,000.00EXTERNAL SEWER DRAINAGE

EXTERNAL WATER SUPPLYXW

75,000.00ItemExteranl Water supply27

$75,000.00EXTERNAL WATER SUPPLY

EXTERNAL GASXG

Excl.ItemExternal Gas28

Excl.EXTERNAL GAS






Rates Current At December 2020C EXTERNAL WORKS & SERVICES (continued)


EXTERNAL FIRE PROTECTIONXF

250,000.00ItemExternal Fire Protection31

$250,000.00EXTERNAL FIRE PROTECTION

EXTERNAL ELECTRIC LIGHT AND POWERXE

350,000.00ItemExternal Light & Power32

$350,000.00EXTERNAL ELECTRIC LIGHT AND POWER

EXTERNAL COMMUNICATIONSXC

30,000.00ItemExternal Comms33

$30,000.00EXTERNAL COMMUNICATIONS

EXTERNAL SPECIAL SERVICESXS

300,000.00ItemRefueling facility29

Excl.ItemVehicle washdown30

$300,000.00EXTERNAL SPECIAL SERVICES

BUILDING AREABA

32,380.0010.003,238.0m²Site strip to 'New' Site Area5

$32,380.00BUILDING AREA

$2,571,810.00EXTERNAL WORKS & SERVICES






Rates Current At December 2020D FFE


SPECIAL PROVISIONSYY

200,000.00ItemLoose Furniture - office37

100,000.00ItemRacking / shelving , etc. - Allowance only39

$300,000.00SPECIAL PROVISIONS

$300,000.00FFE






Rates Current At December 2020E WORKSHOP EQUIPMENT



150,000.00ItemWorkshop Equipment - allowance only38


$150,000.00WORKSHOP EQUIPMENT






Rates Current At December 2020F AUDIO VISUAL EQUIPMENT



60,000.00ItemAllowance for Audio Visual Equipment40


$60,000.00AUDIO VISUAL EQUIPMENT




2 Ha New DepotCurrent and Future Admin/Civic/Depot Offices

Total CostLocation

Rates Current At December 2020Location Summary

1,825,000.00OFFICE BUILDINGNDF1

960,000.00STORE ROOM - DRAINAGENDF2

1,200,000.00STORE ROOM - PARKS & GARDEN EQUIPMENTNDF3

1,120,000.00STORE ROOM - BUILDING MATERIALNDF4

480,000.00STORE ROOM - ROAD CONSTRUCTION EQUIPMENTNDF5

400,000.00STORE ROOM - CHEMICALSNDF6

640,000.00STORE ROOM - MAINTENANCE MATERIAL & GENERALNDF7

450,000.00LUNCH ROOMNDF8

1,320,000.00WORKSHOP HEAVY VEHICLESNDF11

1,177,000.00WORKSHOP LIGHT VEHICLESNDF12

-894,100.00CREDIT FOR RE-USE OF BUILDINGS / FACILITEIS FROM UPGRADED EXISTINGSITE

CR

750,000.00PUMP STATIONNDF9

2,441,116.00EXTERNAL WORKSNDF10



$299,641.922.5%Preliminaries (10% on measured works only)

$112,000.000.9%Contractors Margin (4% on measured works only)

$12,280,657.92CONSTRUCTION SUB-TOTAL


$645,000.005.0%Construction Contingency

$1,355,000.0010.0%Professional Fees

$148,956.581.0%Headworks


Excl.Escalation

Excl.Goods and Services Tax

Excl.Land Purchase Cost

Excl.GST







Rates Current At December 2020NDF1 OFFICE BUILDING

Location Elements Item

Elemental Build CostsEL

875,000.002,500.00350.0m²Office Building6

$875,000.00Elemental Build Costs

FitmentsFT

950,000.00ItemFit-out costs (as provided)30

$950,000.00Fitments

$1,825,000.00OFFICE BUILDING






Rates Current At December 2020NDF2 STORE ROOM - DRAINAGE



960,000.00800.001,200.0m²Store Room- Drainage7


FitmentsFT

0.00ItemFit-out costs (as provided)30

$0.00Fitments

$960,000.00STORE ROOM - DRAINAGE






Rates Current At December 2020NDF3 STORE ROOM - PARKS & GARDEN EQUIPMENT



1,200,000.00800.001,500.0m²Store Room - Parks & Garden Equipment8

$1,200,000.00Elemental Build Costs

FitmentsFT


$0.00Fitments

$1,200,000.00STORE ROOM - PARKS & GARDEN EQUIPMENT






Rates Current At December 2020NDF4 STORE ROOM - BUILDING MATERIAL



1,120,000.00800.001,400.0m²Store Room - Building Material & Equipment9


FitmentsFT


$0.00Fitments

$1,120,000.00STORE ROOM - BUILDING MATERIAL






Rates Current At December 2020NDF5 STORE ROOM - ROAD CONSTRUCTION EQUIPMENT



480,000.00800.00600.0m²Store Room - Road Construction Equipment10


FitmentsFT


$0.00Fitments

$480,000.00STORE ROOM - ROAD CONSTRUCTION EQUIPMENT






Rates Current At December 2020NDF6 STORE ROOM - CHEMICALS



400,000.00800.00500.0m²Store Room - Chemicals11


FitmentsFT


$0.00Fitments

$400,000.00STORE ROOM - CHEMICALS






Rates Current At December 2020NDF7 STORE ROOM - MAINTENANCE MATERIAL & GENERAL



640,000.00800.00800.0m²Store Room - Maintenance Material & General12


FitmentsFT


$0.00Fitments

$640,000.00STORE ROOM - MAINTENANCE MATERIAL & GENERAL






Rates Current At December 2020NDF8 LUNCH ROOM



450,000.003,000.00150.0m²Lunchroom18


FitmentsFT


$0.00Fitments

$450,000.00LUNCH ROOM






Rates Current At December 2020NDF11 WORKSHOP HEAVY VEHICLES



1,320,000.001,100.001,200.0m²Workshop Heavy Vehicles13


FitmentsFT


$0.00Fitments

$1,320,000.00WORKSHOP HEAVY VEHICLES






Rates Current At December 2020NDF12 WORKSHOP LIGHT VEHICLES



1,177,000.001,100.001,070.0m²Workshop Light Vehicles14


FitmentsFT


$0.00Fitments

$1,177,000.00WORKSHOP LIGHT VEHICLES






Rates Current At December 2020CR CREDIT FOR RE-USE OF BUILDINGS / FACILITEIS FROMUPGRADED EXISTING SITE


Special ProvisionsYY

-520,000.002,000.00-260.0m²Relocation of Transporable admin building31

-74,100.001,300.00-57.0m²Relocation of lunchroo34

-150,000.00300.00-500.0m²Reuse of Existing Sheds (Sundry)32

-150,000.00ItemReuse Existing Refueling Facility33

-$894,100.00Special Provisions

-$894,100.00CREDIT FOR RE-USE OF BUILDINGS / FACILITEIS FROMUPGRADED EXISTING SITE






Rates Current At December 2020NDF9 PUMP STATION



750,000.00ItemPump station, including roof over20


FitmentsFT


$0.00Fitments

$750,000.00PUMP STATION






Rates Current At December 2020NDF10 EXTERNAL WORKS


Site PreparationXP

156,750.007.5020,900.0m²Site preparation2

$156,750.00Site Preparation

Roads, Footpaths and Paved AreasXR

1,085,805.00135.008,043.0m²Construction of internal roads, assumed concrete, including kerbing as required

28

25,000.00ItemRoad signs and markings generally29

$1,110,805.00Roads, Footpaths and Paved Areas

Boundary Walls, Fencing and GatesXN

71,400.00100.00714.0mFencing to boundary3

30,000.00ItemExtra over for access gates4

$101,400.00Boundary Walls, Fencing and Gates

Outbuildings and Covered WaysXB

189,000.00350.00540.0m²Roof, including supporting steelwork, to 'Light Vehicle Parking'5

$189,000.00Outbuildings and Covered Ways

Landscaping and ImprovementsXL

250,000.00ItemLandscaping; generally15

$250,000.00Landscaping and Improvements

External Stormwater DrainageXK

120,645.0015.008,043.0m²Stormwater drainage to internal roads, including interceptor19

$120,645.00External Stormwater Drainage

External Sewer DrainageXD

100,000.00ItemSewer; supply and installation, including headwork charges27

$100,000.00External Sewer Drainage

External Water SupplyXW

60,000.00ItemWater; supply and installation, including headwork charges and fee's

26

$60,000.00External Water Supply

External GasXG

Excl.ItemGas25

Excl.External Gas

External Fire ProtectionXF

156,000.00260.00600.0mFire main and connection to units24

$156,000.00External Fire Protection

External Electric Light and PowerXE

75,000.00ItemPower; supply and installation, including fees22

96,516.0012.008,043.0m²External lighting to yard and units generally23

$171,516.00External Electric Light and Power






Rates Current At December 2020NDF10 EXTERNAL WORKS (continued)


External CommunicationsXC

25,000.00ItemCommunications to site21

$25,000.00External Communications

$2,441,116.00EXTERNAL WORKS




4.5 Ha site - New DepotCurrent and Future Admin/Civic/Depot Offices

Total CostCost/m²GFA m²Location

GFA: Gross Floor AreaRates Current At December 2020Location Summary

1,825,000.00OFFICE BUILDINGNDF1

960,000.00STORE ROOM - DRAINAGENDF2

1,200,000.00STORE ROOM - PARKS & GARDEN EQUIPMENTNDF3

1,120,000.00STORE ROOM - BUILDING MATERIALNDF4

480,000.00STORE ROOM - ROAD CONSTRUCTION EQUIPMENTNDF5

400,000.00STORE ROOM - CHEMICALSNDF6

640,000.00STORE ROOM - MAINTENANCE MATERIAL & GENERALNDF7

450,000.00LUNCH ROOMNDF8

1,320,000.00WORKSHOP HEAVY VEHICLESNDF11

1,177,000.00WORKSHOP LIGHT VEHICLESNDF12

-894,100.00CREDIT FOR RE-USE OF BUILDINGS / FACILITEIS FROMUPGRADED EXISTING SITE

CR

750,000.00PUMP STATIONNDF9

7,055,616.00EXTERNAL WORKSNDF10



$853,381.925.2%Preliminaries (10% on measured works only)

$319,000.001.8%Contractors Margin (4% on measured works only)

$17,655,897.92CONSTRUCTION SUB-TOTAL


$927,000.005.0%Construction Contingency

$1,947,000.0010.0%Professional Fees

$214,128.981.0%Headworks


Excl.Escalation

Excl.Goods and Services Tax

Excl.Land Purchase Cost

Excl.GST







Rates Current At December 2020NDF1 OFFICE BUILDING



875,000.002,500.00350.0m²Office Building6


FitmentsFT

950,000.00ItemFit-out costs (as provided)30

$950,000.00Fitments

$1,825,000.00OFFICE BUILDING






Rates Current At December 2020NDF2 STORE ROOM - DRAINAGE



960,000.00800.001,200.0m²Store Room- Drainage7


FitmentsFT


$0.00Fitments

$960,000.00STORE ROOM - DRAINAGE






Rates Current At December 2020NDF3 STORE ROOM - PARKS & GARDEN EQUIPMENT



1,200,000.00800.001,500.0m²Store Room - Parks & Garden Equipment8


FitmentsFT


$0.00Fitments

$1,200,000.00STORE ROOM - PARKS & GARDEN EQUIPMENT






Rates Current At December 2020NDF4 STORE ROOM - BUILDING MATERIAL



1,120,000.00800.001,400.0m²Store Room - Building Material & Equipment9


FitmentsFT


$0.00Fitments

$1,120,000.00STORE ROOM - BUILDING MATERIAL






Rates Current At December 2020NDF5 STORE ROOM - ROAD CONSTRUCTION EQUIPMENT



480,000.00800.00600.0m²Store Room - Road Construction Equipment10


FitmentsFT


$0.00Fitments

$480,000.00STORE ROOM - ROAD CONSTRUCTION EQUIPMENT






Rates Current At December 2020NDF6 STORE ROOM - CHEMICALS



400,000.00800.00500.0m²Store Room - Chemicals11


FitmentsFT


$0.00Fitments

$400,000.00STORE ROOM - CHEMICALS






Rates Current At December 2020NDF7 STORE ROOM - MAINTENANCE MATERIAL & GENERAL



640,000.00800.00800.0m²Store Room - Maintenance Material & General12


FitmentsFT


$0.00Fitments

$640,000.00STORE ROOM - MAINTENANCE MATERIAL & GENERAL






Rates Current At December 2020NDF8 LUNCH ROOM



450,000.003,000.00150.0m²Lunchroom18


FitmentsFT


$0.00Fitments

$450,000.00LUNCH ROOM






Rates Current At December 2020NDF11 WORKSHOP HEAVY VEHICLES



1,320,000.001,100.001,200.0m²Workshop Heavy Vehicles13


FitmentsFT


$0.00Fitments

$1,320,000.00WORKSHOP HEAVY VEHICLES






Rates Current At December 2020NDF12 WORKSHOP LIGHT VEHICLES



1,177,000.001,100.001,070.0m²Workshop Light Vehicles14


FitmentsFT


$0.00Fitments

$1,177,000.00WORKSHOP LIGHT VEHICLES






Rates Current At December 2020CR CREDIT FOR RE-USE OF BUILDINGS / FACILITEIS FROMUPGRADED EXISTING SITE



-520,000.002,000.00-260.0m²Relocation of Transporable admin building31

-74,100.001,300.00-57.0m²Relocation of lunchroo34

-150,000.00300.00-500.0m²Reuse of Existing Sheds (Sundry)32

-150,000.00ItemReuse Existing Refueling Facility33

-$894,100.00Special Provisions

-$894,100.00CREDIT FOR RE-USE OF BUILDINGS / FACILITEIS FROMUPGRADED EXISTING SITE






Rates Current At December 2020NDF9 PUMP STATION



750,000.00ItemPump station, including roof over20


FitmentsFT


$0.00Fitments

$750,000.00PUMP STATION






Rates Current At December 2020NDF10 EXTERNAL WORKS


Site PreparationXP

112,500.002.5045,000.0m²Site preparation2

843,750.0025.0033,750.0m²Raise Site 750mm35

$956,250.00Site Preparation

Roads, Footpaths and Paved AreasXR

3,785,805.00135.0028,043.0m²Construction of internal roads, assumed concrete, including kerbing as required

28

25,000.00ItemRoad signs and markings generally29

$3,810,805.00Roads, Footpaths and Paved Areas

Boundary Walls, Fencing and GatesXN

121,400.00100.001,214.0mFencing to boundary3

30,000.00ItemExtra over for access gates4

$151,400.00Boundary Walls, Fencing and Gates

Outbuildings and Covered WaysXB

189,000.00350.00540.0m²Roof, including supporting steelwork, to 'Light Vehicle Parking'5

175,000.00350.00500.0m²General covered areas / vechile covers36

$364,000.00Outbuildings and Covered Ways

Landscaping and ImprovementsXL

250,000.00ItemLandscaping; generally15

$250,000.00Landscaping and Improvements

External Stormwater DrainageXK

420,645.0015.0028,043.0m²Stormwater drainage to internal roads, including interceptor19

$420,645.00External Stormwater Drainage

External Sewer DrainageXD

100,000.00ItemSewer; supply and installation, including headwork charges27

$100,000.00External Sewer Drainage

External Water SupplyXW

60,000.00ItemWater; supply and installation, including headwork charges and fee's

26

$60,000.00External Water Supply

External GasXG

Excl.ItemGas25

Excl.External Gas

External Fire ProtectionXF

156,000.00260.00600.0mFire main and connection to units24

$156,000.00External Fire Protection

External Electric Light and PowerXE

75,000.00ItemPower; supply and installation, including fees22

336,516.0012.0028,043.0m²External lighting to yard and units generally23

$411,516.00External Electric Light and Power






Rates Current At December 2020NDF10 EXTERNAL WORKS (continued)


External CommunicationsXC

25,000.00ItemCommunications to site21

$25,000.00External Communications


350,000.00ItemRefueling Facility37

$350,000.00Special Provisions

$7,055,616.00EXTERNAL WORKS





Adelaide

61 8 8409 4280

Level 1 151 South Terrace Adelaide SA 5000

Brisbane

61 7 3238 0400

Ground Floor 143 Coronation Drive Milton QLD 4064

Canberra

61 2 6268 0600

Unit 8, Level 1 32 Lonsdale Street Braddon ACT 2612

Melbourne

61 3 8866 0200

Level 7 420 St Kilda Road Melbourne VIC 3004

Newcastle

61 2 4928 7600

Level 2 426 King Street Newcastle NSW 2300

Perth

61 8 9224 6300

Level 4 181 Adelaide Terrace Perth WA 6004

Sydney

61 2 9957 6211

Level 7 116 Miller Street North Sydney NSW 2060

Tamworth

61 421 959 484

Suite 6 493 Peel Street Tamworth NSW 2340

Wollongong

61 2 4220 6300

Suite 3, Level 1 6-8 Regent Street Wollongong NSW 2500

APP Corporation Pty Limited ABN 29 003 764 770



feasibility plan - shire of serpentine–jarrahdale

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