Report Infrastructure Part 3 - City of City Centre... · The capital cost estimate produced in this…

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<ul><li><p> civil engineering | urban infrastructure | project management </p><p>Stirling City Centre Structure Plan </p><p>Services Infrastructure Report Part 3 </p></li><li><p>Services Infrastructure Report Part 3 </p><p>Document / Report Control Form </p><p>Project Name: Stirling City Centre Structure Plan Services Infrastructure Assessment Report Part 3 </p><p>Project number: 3006072 </p><p>Report for: Stirling City Alliance </p><p>PREPARATION, REVIEW AND AUTHORISATION </p><p>Revision # Date Prepared by Reviewed by Approved for Issue by </p><p>0 29/07/2009 Paul Mallon Patrick Bingham Dean Illingworth </p><p>ISSUE REGISTER </p><p>Distribution List Date Issued Number of Copies </p><p>Stirling City Alliance: 1 </p><p>LandCorp 2 </p><p>SMEC staff: </p><p>Associates: </p><p>Perth Office Library: </p><p>Report Project File: 1 </p><p>SMEC Australia Pty Ltd </p><p>Level 6, 12 St Georges Terrace, </p><p>Perth, WA 6000 </p><p>Tel: (08) 9323 5900 Fax: (08) 9323 5901 Email: dean.illingworth@smec.com </p><p>www.smec.com </p><p>The information within this document is and shall remain the property of SMEC.</p></li><li><p>Services Infrastructure Report Part 3 </p><p> 1 </p><p>Contents </p><p>Contents ...................................................................................................................... 1 </p><p>Introduction ................................................................................................................. 2 </p><p>Structure Plan Area ..................................................................................................... 2 </p><p>Project Phases ............................................................................................................ 2 </p><p>Infrastructure Requirements ...................................................................................... 5 Water ............................................................................................................................ 6 Wastewater ................................................................................................................... 6 Electrical Power ............................................................................................................ 6 Gas ............................................................................................................................... 6 Communications ........................................................................................................... 6 Drainage ....................................................................................................................... 6 </p><p>Infrastructure Costs and Cash Flow Projections ...................................................... 6 Water ............................................................................................................................ 7 Wastewater ................................................................................................................... 7 Electrical Power ............................................................................................................ 7 Communications ........................................................................................................... 7 Drainage ....................................................................................................................... 8 Modifications to Existing Infrastructure .......................................................................... 8 </p><p>Conclusions ................................................................................................................. 8 </p><p>Figures ....................................................................................................................... 13 </p></li><li><p>Services Infrastructure Report Part 3 </p><p> 2 </p><p>Introduction </p><p>SMEC Urban has been engaged to review existing services infrastructure within the Stirling City Centre Structure Plan Area and to provide an assessment of services infrastructure requirements to facilitate future development in accordance with that Structure Plan. </p><p>The review of existing infrastructure was issued as Part 1. The assessment of likely infrastructure requirements for the whole of the Structure Plan Area was issued as Part 2. This document, the assessment of infrastructure requirements for the staged development of the Structure Plan Area, with particular focus on State Owned land, forms Part 3 of the Services Infrastructure Report. </p><p>Structure Plan Area </p><p>The Stirling City Centre Structure Plan Area is shown in Figure 1. It is proposed to develop the area into a mixed-use activity and employment centre comprising a wide range of regional shopping, office, administrative, residential, social, entertainment and recreational uses. </p><p>In July 2009, proposed land uses were further refined and staged development plans prepared by the Stirling City Alliance. </p><p>It is now proposed to develop the Structure Plan Area in seven (7) stages. Stages 1 to 3 relate to the development of State owned land as shown in Figure 2. Stages 4 to 7 relate to the development of freehold land as shown in Figure 3. </p><p>Details of the total number of new and existing dwellings and proposed areas of retail, office and other commercial land uses for each of the seven (7) stages have been provided by the Stirling City Alliance and are set out in Table 1 below. </p><p>Project Phases </p><p>The Commonwealth Government Department of Infrastructure, Transport, Regional Development and Local Governments guidelines Best Practice Cost Estimation for Publically Funded Road and Rail Construction, identifies four (4) distinct phases in the life of a project. Paraphrasing from that publication, they are: </p><p>Project Identification. </p><p>This is a strategic phase where alternatives are considered. Specific data is often scarce or unavailable so typical or benchmark rates and costs are used. Cost estimates are for the purposes of comparing alternatives rather than for budget purposes. </p><p>Federal Infrastructure uses this phase to do Strategic Merit Tests (SMT) which include Rapid Benefit Cost Analysis (BCA) on alternatives to establish if there is a potentially suitable project for Australian Government Road and Rail funding. </p><p>If a budget cost has to be provided, it should include very substantial contingency allowances. There is a high risk that later estimates will be different if this estimate is used as the basis for any project. </p></li><li><p>Services Infrastructure Report Part 3 </p><p> 3 </p><p>Table 1. Proposed Staged Development Details. </p><p>Proposed Land Uses </p><p>1 ONE 7.5 943 1697 36174 17916 10012</p><p>2 S ONE 4.5 917 1651 13483 100385</p><p>6 ONE 2.0 0 1499 3359 7097</p><p>7 ONE 0.2 0</p><p>14.2 1860 3348 51156 121660 17109 2011-2015</p><p>4 ONE 12.8 64000 64000</p><p>2 N TWO 8.7 2350 4230 5250 79500 2016-2021</p><p>3 THREE 14.5 3300 5940 4000 8000 30000 2022-2030</p><p>36.0 5650 0 10170 9250 0 87500 0 64000 64000 30000</p><p>STATE OWNED LAND TOTALS</p><p>50.2 7510 0 13518 60406 0 209160 0 81109 64000 30000 2011-2030</p><p>1 FOUR 33.2 787 161 1417 100826 40000 29084 59988</p><p>2 S FOUR 10.1 1533 26 2759 6017 91615</p><p>7 FOUR 16.3 500 298 900 10000 10000 11500</p><p>59.6 2820 485 5076 116843 40000 120699 0 69988 11500 0 0 0 2015-2022</p><p>5 FIVE 40.6 2805 863 5049 2023-2030</p><p>4 SIX 17.7 740 208 1332 2030-2032</p><p>6 SEVEN 35.7 2150 3870 13501 70641 132903 175000 2015-2035</p><p>FREEHOLD LAND TOTALS</p><p>153.5 8515 1556 15327 130344 40000 191340 0 202891 11500 0 0 175000 2015-2035</p><p>STRUCTURE PLAN AREA </p><p>TOTALS203.7 16025 1556 28845 190750 40000 400500 0 284000 75500 30000 0 175000</p><p>Existing Retail (m2)</p><p>SUBTOTALSFREEHOLD LAND </p><p>LAND OWNERSHIP</p><p>Precinct Stage Number</p><p>STATE OWNED LAND SOUTH OF MITCHELL </p><p>FWY</p><p>STATE OWNED LAND NORTH OF MITCHELL </p><p>FWY</p><p>SUBTOTALS</p><p>SUBTOTALS</p><p>Land Area (Ha)</p><p>New Dwellings </p><p>(No.)</p><p>Existing Dwellings </p><p>(No.)</p><p>Additional Population </p><p>(1.8 people/dwelling)</p><p>New Retail </p><p>(m2)</p><p>StagingExisting Industry </p><p>(m2)</p><p>New Office (m2) </p><p>Existing Office (m2)</p><p>New Other Commercial </p><p>(m2)</p><p>Existing Other Commercial </p><p>(m2)</p><p>New Education </p><p>(m2)</p><p>Existing Education </p><p>(m2)</p></li><li><p>Services Infrastructure Report Part 3 </p><p> 4 </p><p>Table 1. Continued </p><p>Estimated Additional Population Growth </p><p>STAGE 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 20251 837 837 837 837</p><p>2 705 705 705 705 705 705</p><p>3 743 743 743 743</p><p>4 203 203 203 203 203 203 203 203 203 203</p><p>5 202 202 202 202 202 202 202 202 202 202</p><p>6</p><p>7 155 155 155 155 155 155 155 155 155 155</p><p>TOTALS - 837 837 837 837 1265 1265 1265 1265 1265 1265 1302 1302 1302 1302</p><p>CUMULATIVE TOTALS</p><p>0.000 837 1674 2511 3348 4613 5878 7142 8407 9672 10937 12239 13541 14844 16146</p><p>STAGE 2026 2027 2028 2029 2030 2031 2032 2033 2034 2035 2036 2037 2038 2039 2040</p><p>1</p><p>2</p><p>3 743 743 743 743</p><p>4 203 203 203 203 203 203 203 203 203 203 203 203 203 203 203</p><p>5 202 202 202 202 202 202 202 202 202 202 202 202 202 202 202</p><p>6 444 444 444</p><p>7 155 155 155 155 155 155 155 155 155 155 155 155 155 155 155</p><p>TOTALS 1302 1302 1302 1302 1004 1004 1004 560 560 560 560 560 560 560 560</p><p>CUMULATIVE TOTALS</p><p>17448 18751 20053 21355 22359 23363 24367 24926 25486 26046 26606 27166 27725 28285 28845</p></li><li><p>Services Infrastructure Report Part 3 </p><p> 5 </p><p>Project Scoping. </p><p>This is a scoping (or concept) phase that concludes with a Business Case, usually for a preferred option. </p><p>The capital cost estimate produced in this phase is the first cost estimate in the life of a project that should be able to be relied upon for program purposes. It must be underpinned by sufficient levels of investigation, preliminary design of key elements to ensure constructability, expert knowledge to advise on the design, definition and construction, comparison with benchmark costs, appropriate risk and contingency allowances and rigorous review. </p><p>An Outturn Cost estimate at this phase requires a cash flow that is based on a stated plan to construction commencement plus a construction program based on an identified delivery method and identified constraints. It also requires an assessment of likely escalation in the market place during the planned time frame to completion of construction. </p><p>An Outturn Cost estimate prepared as part of a full Business Case and detailed Benefit Cost Ratio during the Project Scoping phase in the Federal Infrastructure process becomes part of a request for Australian Government funding. </p><p>Project Development. </p><p>The Project Development phase takes the project from post Business Case to be ready to call tenders for construction or equivalent. The Project Development phase (or pre-tender) cost estimate is made with the design either fully complete (for Construct Only contracts) or to a reasonable preliminary stage (for Design &amp; Construct or Early Contractor Involvement contracts). </p><p>Project Delivery. </p><p>The Project Delivery phase includes the final procurement activities, award of contracts and construction through to commissioning and handover. The outcome of this phase is a final project outturn cost, being the actual costs incurred during delivery and all previous phases. </p><p>The infrastructure works defined in this Report are based largely on preliminary advice from the various service authorities provided for the purposes of gleaning an idea of what additional works could be required to service the development. Actual requirements may vary substantially. The various service authorities have advised that they intend to await the outcomes of the Stirling City Centre Structure Planning process, when land use zonings are more clearly defined, before undertaking any substantive infrastructure planning. </p><p>With reference to the aforementioned four (4) phases, it is considered that, in terms of infrastructure requirements, the project currently resides within the Project Identification phase. Accordingly, probable cost estimates and cash flow projections prepared at this point in time may vary considerably from actual costs and cash flows so should be used with caution. </p><p>Infrastructure Requirements </p><p>Services infrastructure considered in this report include: water, wastewater, electricity, gas, telecommunications and storm water drainage. </p><p>Asset maps of existing services infrastructure were provided in Part 1. Total infrastructure requirements for the whole of the Structure Plan Area were provided in Part 2. </p><p>The assessment of infrastructure requirements for the staged development of the Structure Plan Area, with particular focus on State Owned land, are considered in this Report. </p></li><li><p>Services Infrastructure Report Part 3 </p><p> 6 </p><p>Water </p><p>The staged implementation of water distribution and reticulation infrastructure for the proposed three (3) stages of development of State Government land are shown in Figures 4 to 7. The staged implementation of water distribution infrastructure for the proposed four (4) stages of development of freehold land is shown in Figure 8. </p><p>In total, the anticipated scope of works are as described in Part 2. The works have simply been subdivided into elements considered necessary to service each Stage. </p><p>Wastewater </p><p>The staged implementation of wastewater infrastructure for the proposed three (3) stages of development of State Government land are shown in Figures 9 to 11. The staged implementation of wastewater infrastructure for the proposed four (4) stages of development of freehold land is shown in Figure 12. </p><p>In total, the anticipated scope of works are as described in Part 2. </p><p>Electrical Power </p><p>In total, the anticipated scope of works are as described in Part 2 with no allowance made for power requirements for the proposed public transport (light rail) network. </p><p>Stage 1 shows development over land currently occupied by the substation located off Scarborough Beach Road just east of Ellen Stirling Bvd. It is our understanding that the existing substation will be retained. </p><p>Gas </p><p>In total, the anticipated scope of works are as described in Part 2. </p><p>Communications </p><p>In total, the anticipated scope of works are as described in Part 2. </p><p>Drainage </p><p>In total, the anticipated scope of works are as described in Part 2. It has been assumed that the relocation of the Water Corporation Main Drain and associated works will be undertaken in association with proposed major upgrades to Scarborough Beach Road and Stephenson Avenue. The balance of stormwater drainage infrastructure works will be completed as required to service each Stage. </p><p>Infrastructure Costs and Cash Flow Projections </p><p>The following is an opinion of probable costs and cash flow projections for the provision of infrastructure services for water, wastewater, power, communications and storm water drainage for the staged development of the Structure Plan Area. Gas services costs have not been considered as they are generally provided at little or no cost to the developer. </p><p>As this opinion of probable costs and cash flows is pre-design, pre-investigation and pre-consultation by key stakeholders, it may vary considerably from actual costs and actual cash flows so should be used with caution. A contingency allowance of 40% has been adopted at this point in time. </p><p>A number of assumptions have had to be made in relation to the likely scope of work for each service for each stag...</p></li></ul>

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