bolton park/robertson oval & wagga wagga exhibition … · bolton park/robertson oval &...

FEBRUARY 2010

b o lt o n pa r k / r o b e r t s o n o va l & wa g g a wa g g a e x h i b i t i o n c e n t r e m a s t e r p l a n s

p r e pa r e d f o r wag g a wag g a c i t y co u n c i l

February 2010Wagga Wagga City Council Bolton Park/Robertson Oval & Exhibition Centre Masterplans

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0 . c o n t e n t s

1. INTRODUCTION 4

2. SITE AND CONTEXT 5

3. OPEN SPACE AND RECREATION CONTEXT 7

3.1 Condition and Use of the Land and Existing Structures

3.2 Description of Proposed Future Development and Permissible Uses

3.3 Key Issues / Opportunities

4. ISSUES 9

5. HISTORY OF PLANNING PROCESSES FOR PRECINCTS 12

6. STRATEGIC CONTEXT 13

6.1 Wagga Wagga Community Strategic Plan 2008 - 2018

6.2 Riverside Wagga Wagga Draft Strategic Master Plan

6.3 Wagga Wagga Recreation and Open Space Strategy (2005 – 2015)

7. THE PRECINCTS 14

7.1 Bolton Park/Robertson Oval

7.2 Opportunities/Constraints

7.3 Exhibition Centre Precinct

7.4 Opportunities/Constraints

8. STATUTORY CONTEXT 17

8.1 Crown Lands Act 1989 and the Local Government Act 1993

8.2 Local Environmental Plan

8.3 Land Ownership

9. CONSULTATION 18

9.1 Preliminary Individual Stakeholder Consultation

9.2 Stakeholder Consultation Session

9.3 Post-Exhibition Consultation Findings

10. THE MASTER PLANS 20

10.1 Vision for Robertson Oval/Bolton Park precinct

10.2 Vision for Exhibition Centre precinct

11. DESIGN PRINCIPLES/OPTIONS - BOLTON PARK 21

12. DESIGN PRINCIPLES/OPTIONS - EXHIBITION CENTRE 31

APPENDICES

Appendix 1 – Consultation

Appendix 2 – Summary of submissions

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1 . i n t r o d u c t i o n

wagga wagga city council commissioned this report to build on the planning and consulta-tion undertaken to date for the robertson oval/bolton park precinct and the wagga wagga exhibition centre precinct, so that preferred master plan options for each precinct could be formulated in agreement with sports/user groups, other stakeholders, council and the general community.

council identified the following aims of the master planning process for the robertson oval/bolton park precinct and the wagga wagga exhibition centre precinct, which included:

• Considerthebestpossiblefuturedevelopmentsolutionsforeachareabasedoncurrent and future requirements.

• Considerationofsiteopportunitiesandlimitationsaswellasusergrouprequire-ments will need to occur.

• Ultimately,recommendationsandconceptplansforthebestpossiblefuturede-velopment of the areas will be provided through the process.

in addition, council wanted to obtain the following clear directions from the master planning process:

• EstablishmentofanagreedmasterplanandvisionforthefutureoftheBoltonpark precinct taking into consideration the robertson oval upgrade and the needs of all other users / facilities, including the oasis aquatic centre, bolton park stadium, bolton park tennis centre etc

• Determinationofthefinalscopeofworks,approximatelevelofexpenditureandlevel of funding to be sought for the robertson oval upgrade project to make it a viable and operational development / venue

• EstablishmentofanagreedMasterPlanandvisionforthefuturedevelopmentofthe wagga wagga exhibition centre taking into consideration the possible future premier sporting venue on site

• Establishmentofanagreedprioritylistforseekinggrantsandfundingoptionsfor each of the above projects in order to avoid applying for funds for one project which may be to the detriment of another project

• Considerationoftheoverallscopeofworks,relationshipandpotentialduplicationof resources between the bolton park master plan / robertson oval upgrade and the future premier sporting venue at the wagga wagga exhibition centre site.

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site and context

the city of wagga wagga is the largest regional city in australia. the urban area of wagga wagga supports a population of 57,015 people (abs, 2006 census of population and housing).

the murrumbidgee river intersects the lga of wagga wagga and defines the northern and eastern extents of the city centre. the robertson oval/bolton park precinct is situated adjacent to the wagga wagga city centre. while the exhibition centre precinct is situated a five minute drive east of the city centre toward the wagga wagga airport.

timeframe

it is envisaged that the robertson oval/bolton park master plan and the exhibition centre mas-ter plan will each have a ten year timeframe to guide the redevelopment of each precinct.

funding does not currently exist to redevelop all of the identified improvement works of each master plan. however, it is critical that a strategic framework is in place to guide improvement works and allocate funding for these improvements. this framework is needed to be under-pinned by an assessment of community need which is based on community consultation findings, recreational and open space facility audits and projected population estimates and sporting participation trends.

2 . s i t e a n d c o n t e x t


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wagga wagga exhibition centrerobertson oval / bolton park

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3.1 existing provision of open space and sports facilities

wagga wagga is known as the “city of good sports” because of the high number of elite athletes that have originated from the regional city. the australian institute of sport allegedly coined the term the “wagga effect” which is used to describe the higher than normal rate of elite athletes that originate from wagga wagga and other regional cities compared with other areas of austra-lia.

robertson oval/bolton park serves as a regional facility for australia football and cricket and the wagga wagga netball complex at the exhibition centre serves as a regional facility for netball. each facility serves a catchment beyond the municipality and/or it has been developed to a stan-dard that is beyond municipal needs (recreation and open space strategy (2005 – 2015), 2005).

city of wagga wagga robertson oval/bolton park

exhibition centre

32 cricket ovals 1 full (robertson oval) and 3 junior fields (bolton park)

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35 afl ovals (including 31 cricket ovals above)

1 afl oval -

22 soccer fields various (depending on needs) -

76 tennis courts 21 courts (Jim elphick centre) -

23 netball courts - 17 courts (wagga wagga net-ball complex)

16 rugby fields - note: (current construction of 2 x international fields, 4 x mod fields and 2 x mini fields).

8 lawn bowling greens 2 lawn bowling greens -

2 croquet greens 2 croquet greens

1 skate park 1 skate park -

2 indoor sports courts (basket-ball/badminton/volleyball)

2 indoor sports courts (basket-ball/badminton/volleyball)

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4 fitness gymnasiums 1 fitness gymnasium -

1 aquatic centre (indoor/out-door pool space)

1 aquatic centre (indoor/out-door pool space)

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table: comparison of sporting facilities at robertson oval/bolton park and the exhibition centre with the provision of those facilities across the city of wagga wagga (source: stratcorp recre-ation and open space strategy 2005 – 2015, 2005)

3.2 open space and sporting facilities needs assessment

the wagga wagga recreation and open space strategy (recreation strategy) was prepared by consultants, stratcorp in 2005 to analyse current and future needs for public open space, recre-ation and cultural facilities across the lga.

key findings from the recreation strategy that are relevant to the master plans for robertson oval/bolton park and the exhibition centre are set out below.

adequacy of open space provision

an assessment of the adequacy of open space provision in the lga in the recreation and open space strategy revealed there was adequate provision of parks, playgrounds, bbQ/picnic facili-ties and sports reserves across all precincts in the lga. however it did reveal that there was little diversity in the range of play equipment to cater for children of all age groups. predominately it serves children of pre-primary (2-4 years) and young primary ages (4-7 years), with no play equipment provided for older primary and teenage children (7-12 years). the strategy calls for an “all abilities” playground in the lga that would serve children of all ages and mobility needs, including persons with a disability (wheelchair bound).

adequacy of sporting facility provision

an assessment of the adequacy of current sporting facilities in the lga considered the estimated population in 2001; the nsw participation rate for the respective sports; and the estimated capacity of the respective facilities. the results of the assessment were that there is an oversup-ply of facilities for a population of 57,000 people in the lga in all sports aside from indoor court sports (basketball and netball). it was also found that there was a “significant oversupply” of cricket ovals and tennis courts, and the supply of rugby league fields, lawn bowls and soccer fields was sufficient.

the recreation strategy highlights that basketball has experienced an increase in player registra-tion over 3 years (from date of publication of the strategy) from 700 to 900 persons. the develop-ment of additional indoor sports facilities, as well as supporting basketball and volleyball, would also support “badminton, table tennis, indoor soccer, indoor ladies/mixed netball (social centre-base competitions), european handball, and a range of martial arts and group fitness activities” (strat corp, 2005, p. 25).

an assessment of club membership data together with nsw sports participation trends data revealed that there had been a decline in tennis court usage compared to current provision of facilities in the lga. overall participation in tennis had declined in both urban and rural areas of the lga while nationally participation had increased. however, in a phone survey undertaken for the strategy, tennis was highlighted as the 4th most popular activity that residents wished to participate in the future.

the condition of the sports pavilion at robertson oval was cited as one example of a sports pa-vilion considered to be poor and/or not capable as accommodating all users.

3 . o p e n s p a c e a n d r e c r e a t i o n c o n t e x t

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bolton park was identified as one example of a sports reserve that only accommodates one sport year-round (it is used in the winter by soccer).

the 50m outdoor pool at the oasis aquatic centre was assessed as meeting fina standards, which means it qualifies as meeting international standards.

open space/recreational facility needs by social group

targeted consultation was undertaken with various social groups as part of the recreation strat-egy to inform future planning of open space and recreational facilities.

youth families

a workshop was conducted with youth families to inform the recreation strategy. suggestions were made for improvement of open space and recreational services which included:• Moreshadeinpublicplaces;• Stroller-friendlyfacilities;• Increasedprovision/connectionofsharedpaths.

older adults

a workshop was conducted with older adults to inform the recreation strategy. suggestions were made for improvement of open space and recreational services which included:• Improvedamenitiesinparks;• Moreshade/shelterinparks.

3.3 key issues / opportunities

an extract of key issues and opportunities in the recreation strategy that are of relevance to the master plans include:• CommunitydesireforimprovedinterfacebetweentheCityandRiverforeshore,ie.

pedestrian/cyclist access, quality of spaces, provision of visitor facilities, and signage. • Residentsvaluehighlytheiraccesstowellmaintainedandwelllocatedparks.• Aneedtoestablishahierarchyofsportsfacilities,ie.State/NationalleveltoLocallevel.• ThereisarelativelyevendistributionoffacilitiesacrosstheWaggaWaggaurbanarea,

and across the lga generally, for the main (popular) selected sports. • Thecyclewaynetworklacksconnectionandasenseofdestination.• Needforbetterconnections(sharedpaths)betweenneighbourhoods.• Improvedlinkages/signage/surfacesforcyclepaths.• Youngpeoplehaveanincreasinginterestinparticipatinginunstructuredrecreationas

an alternative to club-based and formal sporting participation.

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4 . i s s u e s

wagga wagga city council identified that consideration of the elements set out in the follow-ing table should occur as part of the master planning process, including provision of solutions / alternatives to the following items, as well as any additional items raised through the consulta-tion process:

facility user groups opportunities detailed considerationsbolton park

robertson oval australian rules football • UpgradingofRobertsonOvalsothatitwillbesuit-able to host pre-season afl and cricket matches

• Thepreferredsizeofthevenueshouldbedeter-mined, whether it is within the existing robertson oval venue / field boundary, or if the field and consequently the venue boundary should be ex-panded.

Fieldsizeandupgraderequirements,spectatorfacili-ties / capacity requirements, entry and egress, sports ground lighting, fencing, player and operational staff facilities, requirements for general major event ameni-ties such as temporary food and beverage outlets and temporary toilets etc.

consideration of major event parking requirements (in-cluding operational/teams parking on site and general spectator parking for above 10,000 spectators)consideration of traffic management requirements for major events involving 10,000+ spectators

cricket

bolton park fields cricket consideration of the impact any development may have on bolton park fields 1, 2 and 3 and the role they play in providing capacity for lower grade and school cricket along with winter sports training facilities.

Junior rugby league training

Junior soccer training

school sports

pre-season winter sports training

other events

bolton park skate park skating consideration of the expansion of the skate park facility

bmx

bolton park stadium basketball • Futuredevelopmentandpossibleexpansionofthebolton park stadium complex

• isinneedofmaintenanceandpossiblerenova-tion. furthermore, there may be a need to consider expanding the existing facility due to the current usage rates, and possible future usage require-ments.

• ConsiderationofWaggaBasketballAssociationrequirements for outdoor basketball courts

• ConsiderationofareplacementNetballCourtforwagga tigers netball club if the existing netball court inside robertson oval is impacted

• ConsiderationofthepreviousPCYCproposalto develop and manage bolton park stadium as their new site.

volleyball

badminton

indoor netball

gymnastics

school sports

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facility user groups opportunities detailed considerationsoasis aquatic centre swimming • Futuredevelopmentandpossibleexpansionofthe

oasis aquatic centre

• anincreaseindemandforLearntoSwimprogramsand lane space generally by user groups may require the further expansion / development of the centre to accommodate the growing requirements of the city.

consideration of current need for the development of a chemical storage shed.water polo

gymnasium/aerobics/fitness training

croquet club croquet • ConsiderationofCroquetexpansionrequirements

bolton park tennis centre tennis • impactthatanexpandedRobertsonOvalwillhaveon the bolton park tennis centre,

south wagga sports and bowling club lawn bowls • SouthWaggaSportsandBowlingClub-locationiscurrently leased by the club from the crown

exhibition centre

equestrian and exhibition facility dressageother events – i.e. professional bull riding

premier sporting venue which would be capable of host-ing major pre-season and possibly major regular season sporting events (i.e. afl, cricket, rugby league, rugby)

• possibleacquisitionofadditionaladjoiningland

• Investigatetheviabilityofestablishingexhibitiontype facilities - possible indoor exhibition centre

• stables,yards,campingfacilitiesandotherameni-ties to accommodate equestrian and other activi-ties.

• PremierSportingVenuetobecomplementaryto the existing rugby league developments and the wagga netball centre.• Considerationoftheneedsandlocationre-quirements for dressage, polocrosse, showjumping and rodeo• Considerationofthedevelopmentofmulti-pur-pose exhibition facilities (including an indoor exhibi-tion centre) / areas suitable for use for major exhibition events as well as equestrian events.

netball centre netball • Whilethecurrentnetballcourtsareinneedof repair there may also be a need to develop further courts and increase the facility’s capac-ity

• indoornetballcomplexdevelopedalongsidethe current outdoor courts.

consideration of future netball development needs and improvement of the existing courts

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facility user groups opportunities detailed considerationsplaying fields. senior rugby league

Junior rugby league

exhibition centre - all • Investigationintotheuseofremainingun-developed areas (horse float parking area, camping area and rodeo area),

• Considerationofsiteentryandegressissues,sealing of roads, sealing of parking areas, development of further parking areas, sports ground lighting on field 2, site drainage re-quirements, site fencing etc.

• Considerationofmajoreventparkingrequire-ments (including operational/teams parking on site and general spectator parking for above 10,000 spectators)

• ConsiderationofTrafficManagementrequire-ments for major events involving 10,000+ spectators

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5 . h i s t o r y o f p l a n n i n g pr o c e s s e s f o r pr e c i n c t s

in accordance with wagga wagga city council’s brief for the project, the following documenta-tion has informed the preparation of the master plans for each precinct:

1 robertson oval venue crowd capacity analysis (final)

2 michael king and associates (2000) bolton park recreation reserve masterplan project

3 michael king and associates final report 2000

4 afl nsw act commission letter re robertson oval 10.7.08

5 afl nsw act commission letter re robertson oval 28.10.08

6 afl final report 2006

7 cricket nsw letter re robertson oval 25.9.08

8 cricket nsw letter re robertson oval 25.9.08 1

9 cricket ford ranger cup guidelines

10 wagga wagga exhibition centre site map and details

11 robertson oval master planning process

12 eastern land masterplan options

13 robertson oval premier sporting venue – field layouts

14 robertson oval – scenario 1 – 4

15 possible locations for a 3rd croquet court

16 industrial site plans

17 recreational site plans

18 wagga wagga equex exhibition centre feasibility study

19 hydraulic investigation equex site – wagga wagga council - 1999

council resolutions:

20 premier sporting venue minutes, council meeting 23 July 2007

21 premier sporting venue minutes, proceedings in brief council meeting 27 august 2007

22 robertson oval, premier sporting venue notice of motion, council meeting 25.2.08

23 robertson oval, premier sporting venue minutes 1, council meeting 25.2.08

24 robertson oval, premier sporting venue minutes 2, council meeting 25.2.08

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6 . s t r a t e g i c c o n t e x t

6.1 wagga wagga community strategic plan 2008 – 2018

the strategic goals in the wagga wagga community strategic plan 2008-2018 relating to social issues comprise:

1.2 a growing, diverse and dynamic community1.2.4 facilitate equal access for residents to community services and facilities1.3 a broad range of leisure, sport, cultural and educational pursuits for the varying

needs of the community1.3.1 provide opportunities for life-long learning, social interaction and creativity 1.3.2 provide a range of social, sport, recreation and cultural services, facilities and

programs for all stages of the life cycle 1.3.3 establishing integrated community / cultural / tourism facilities within the

murrumbidgee river precinct

6.2 riverside wagga wagga draft strategic master plan

a draft master plan has been prepared for the wagga wagga riverside. the riverside precinct comprises the river corridor of the murrumbidgee river that is located to the north and east of the city centre of wagga wagga.

the aim of the master plan is to “provide a long term vision that guides the future development and interface of wagga wagga with the riverside.”

a key project objective is to “develop the area as a focal point and destination for residents and visitors inclusive of community gathering points and creation of a sense of place.”

the implications of the riverside master plan for the robertson oval/bolton park master plan are:• Thepassiveopenspacepotentialoftherivercorridorwillbesignificantlyen-

hanced.• Thereispotentialforpedestrian/cyclewayconnectionfromtheBoltonParkpre-

cinct to the riverside corridor.• ItisproposedtheRiversideareaincludearegional“allabilities”playground.The

need for such a facility is referred to in the recreation strategy. • PotentialzonesforintegrationofWaterSensitiveUrbanDesigninitiativesintothe

streetscape include swales/biofilters for the length of day street from the murrum-bidgee river to the north-east corner of bolton park. it shows an existing wetland at the termination of day street with the river.

6.3 wagga wagga recreation and open space strategy (2005 – 2015)

principles for sport grounds and regional and district parks

the recreation strategy contains principles to guide the landscape and amenity of sports grounds and regional and district parks in the lga. those principles of particular relevance to the master plans include:• Perimetertreeplantingstrategytosportsgroundsandparkedgestoperimeter

roads to soften edges and provide some acoustic buffering.

• Allcarparksaretoprovideshadeandshelterforvehiclesandtoprovideland-scape character and setting.

• Treesshouldbeplantedalongsharedpathstoprovideshadeforparkusersandprovide definition for circulation.

• Wherepossible,circulationinthereserveshouldconnectwithsurroundingtrailnetworks.

• Provideamenityfacilitiesatpublicfocusnodes.

• Treesshouldbesitedtointegratewithfacilitiessuchaspicnicshelters,seatsandtables.

policy for provision and delivery of open space and recreation services

the policy for provision and delivery of open space and recreation services in the city of wagga wagga is set out in the recreation strategy as follows:

“wagga wagga city council shall contribute to residents achieving a high level of physical and mental well being by ensuring there are equitable and accessible opportunities for residents of all ages, cultures and abilities to participate in and enjoy a diverse range of open space set-tings, and sporting and recreational pursuits.”

key strategic objectives

• “Advocatethebenefitstoolderadultsofengaginginactivelifestyles.

• Promotethehealthandenvironmentalbenefitsandcyclingandwalking.

• ConstructanewregionalallabilitiesplaygroundfortheLGA,havingconsiderationof location, design, management and cost.

• Encouragesustainableturfmanagementandmaintenancepracticesby:

o researching options for sub-surface irrigation systems and the re-use of storm water for irrigation, and investigate the feasibility of intro-ducing suitable methods at council owned/managed reserves.

o introducing water-resistant turf species to selected sports fields and high-use public open space areas to improve the long-term sustain-ability and use, and to reduce council’s total water costs.”

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7 . t h e pr e c i n c t s

7.1 bolton park / robertson oval

the robertson oval/bolton park precinct is occupied by the following major uses:

• RobertsonOval

• BoltonParkStadium

• BoltonParkplayingfields

• Tenniscourts

• OasisAquaticCentre

• SouthWaggaBowlingClub

• Oneareaofsurfacecarparking

the site is bounded by:

• MorganStreettothenorth

• TarcuttaStreettotheeast

• SturtHighway/EdwardStreettothesouth

• FitzhardingeStreettothewest

the central business district (cbd) of wagga wagga is located adjacent to the north of the precinct. the precinct is therefore well-placed in terms of access from outlying areas and proximity to wagga train sta-tion and bus station.

the precinct’s central location is also suited for use by teenagers who are attracted by the shops, enter-tainment and other uses in the cbd.

TotheeastoftheprecinctfrontingFitzhardingeStreetisaCouncilcarparkthathasthepotentialforrede-velopment as multi-storey carparking to support redevelopment of facilities in the precinct. the precinct has a shared pedestrian/cycleway traversing the eastern side that provides links into the city centre and towards the south to kooringal.

7.2 opportunities/constraints

the following issues comprise the key opportunities and constraints for the precinct:

• RemovecurrentaccessroadfromFitzhardingeStreetinordertoprovideadditionallandforbowling club redevelopment and create formal address to ground from morgan street.

• CreatenewaccessroadfromMorganStreetviacolonnadetocreateformalentrytoRobert-son oval.

• Installterracedseatingontheeasternandwesternsidesoftheoval,whichwouldallowtheformation of two rows of ‘steps’ with grassed bank behind, to accommodate 10,000 specta-tors.

• Potentialforexistinggrandstandandclubhousetoberedevelopedinthefutureiffundingpermits to accommodate all required amenities, media room, etc.

• Removecricketpracticenetsanddeveloptosouth-westofAquaticCentre.

• Demolishexistinggymtonorthofoutdoorpoolandwalkwaystructureinfrontofstadiuminorder to improve presentation and address of aquatic centre and stadium to morgan street; allow views into the outdoor pool area from morgan street; and maximise grassed area be-side the pool to make for greater recreational and spectator space.

• RedevelopanewgyminlocationofcurrentplaygroundassociatedwiththeAquaticCentre.

• RelocatecafétofrontofAquaticCentrefrontingMorganStreettoincreaseitspatronageandcreate street activation, with possible addition of outdoor seating.

• PlaygroundassociatedwiththeAquaticCentretoberelocatedtothewestoftheCentreinthe existing park and incorporate possible “water play”.

• Outdoordoublebeachvolleyballcourtswithsandsurfacecouldbeaccommodatedtothesouth-west of the aquatic centre that could also function as a children’s play area.

• DemolishConservationHouseandinstallaneweast-westaccessroadfromFitzhardingestreet to service the aquatic centre and the grandstand/clubhouse.

• RemoveaccessroadfromEdwardStreet/SturtHighwaytosatisfytheRTAandaddnewcon-nection via the existing carpark from morgan street.

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• Spacebetweentenniscourtsandhighwayandbetweennewclubredevelopmentandhigh-way to be landscaped and function as pedestrian ingress and egress point for oval.

• CurrentstormwaterissuesatBoltonParkeastofthetenniscourtstoberesolved.

• Maintainexistingplayingfieldconfigurationandlocationofcricketpitches.

• DemolishexistingamenitiesbuildinginBoltonParkfieldsandinstallnewoneclosetotenniscourts to include toilets, change room facilities, storage and kiosk.

• Optiontoretaincroquetonsiteorrelocateoff-sitetoprovidemorespaceforbowlingclubredevelopment.

• DevelopnewgymnasiumtostadiumfrontingMorganStreet.

• BoltonParkStadiumtoincorporate2xadditionalindoorbasketballcourtsinlocationofcur-rent gymnasium and another 2 x courts with roof but no walls fronting the carpark for use in summer.

• Expandtheskateparkfurthertotheeasttoaccommodateanadditionalramp,kidsbiketrackand other associated facilities.

• RelocateexistingplaygroundalongEdwardStreettosouthofskateparkbecauseofpoten-tial synergies of use between the skate park and playground. note the kids bike track could traverse both areas.

• Picnicfacilitiescouldbeinstalledclosetotherelocatedplaygroundbecauseofthesynergiesof use, as it is typically families that use picnic facilities.

• ExpandexistingcarparktoMorganStreetfurthernorthastheredoesnotappeartobesig-nificant trees or other constraints in this location, except for the substation.

• Arecreationaltrail/bikepathcouldtraverseBoltonParkwhichwouldbeintegratedwith/complemented by new landscaping.

7.3 exhibition centre precinct

the exhibition centre precinct is approximately 30 hectares and is occupied by the following major uses:

• SeniorRugbyLeaguefield

• JuniorRugbyLeaguefields(underconstruction)

• Netballcourts

• Dressagearena

• Surfacedandunsurfacedcarparking

the site is bounded by:

• CoplandStreettothenorthandindustriallandbeyond

• KooringalRoadtothewestandindustriallandbeyond

• Rurallandtotheeastandsouth

• MarshallsCreektotheEast

ThelandimmediatelytotheeastofthesiteiscurrentlythesubjectofarezoningintheDraftExhibitedlocal environmental plan (lep) from rural land to public recreational and industrial land. master plan op-tions have been developed in relation to this land.

the precinct is located approximately 3.5 km east of the city centre. further to the east of the precinct is wagga airport.

7.4 opportunities/constraints

the following issues comprise the key opportunities and constraints for the precinct:

• ExtendexistingSeniorRugbyLeague(SRL)fieldareanorthfor28mintoexistingdressagearea to accommodate new grassed spectator embankment.

• Smallnewamenitiesbuilding/scouldbelocatedtonorth-eastofthefield.

• 5xnewoutdoornetballcourtscouldbeaccommodatednorthoftheexistingcourtshow-ever there may be a potential issue with adequate run-off area.

• Newindoorstadiumcouldbedevelopedsouthoftheexistingamenitiesbuildingtoinclude2 x netball courts.

• Thosecarparksforregularusecouldbesurfacedwithasphalt.

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• Installnewroundabouttosouth-westofprecincttodealwithcurrentproblemsofsafeve-hicular ingress and egress from the site in peak times.

• InstallpedestrianconnectionfromtheJuniorRugbyLeague(JRL)fieldsovertheroadtothecarpark and srl field. traffic calming measures are highly recommended, for example, by narrowing of the road at this point with associated landscaping and pedestrian crossing and signage. it could also act as a control point with gate and/or boom gate installed for ticketing of events and to slow traffic if required.

• PremierSportingVenue(PSV)couldbeaccommodatedinthelocationoftheexistingdres-sage areas. the afl oval can accommodate rugby league and soccer field dimensions. a 30m wide area has been shown around the afl oval to accommodate required spectator capacity. a grandstand could be accommodated within the western side of this area and the remain-ing spectator areas could be accommodated with terraced seating and grassed embankment above. note a 30m wide area would not be achievable in proximity of the creek line but this would not substantially reduce spectator capacity.

• AlternativelyaccommodatethePSVonthelandtotheeastthatisproposedtobeacquired.this would allow the psv facility to have more outlying space for carparking, spectator seat-ing/standing space, amenities and landscaping.

• Significanthardandsoftlandscapetreatmentwouldimprovetheoverallamenityandpre-sentation of the precinct; provide visual relief from traffic and hard surfaces; provide shade for sporting participants and spectators; and separate the sporting facilities from carparking areas.

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8 . s t a t u t o r y c o n t e x t

the statutory framework for the use, management and control of the land is primarily set by the:

• CrownLandsAct1989(RobertsonOval/BoltonParkonly)

• LocalGovernmentAct1993

• EnvironmentalPlanningandAssessmentAct1979

• WaggaWaggaLocalEnvironmentalPlan

8.1 crown lands act 1989 and the local government act 1993

bolton park/robertson oval precinct

the subject site is crown land and so it is owned by the crown (state government) in accordance with the crown lands act 1989 (crown lands act).

the crown lands act sets out principles for the management of crown land, appoints corporations as a trustee to reserves; appoints corporations to manage the affairs of a reserve; and provides for council ap-proval for leases, licenses and easements on crown land.

management of land

the principles for management of crown land apply to the subject site. clause 11 of the crown lands act sets out these principles:

• thatenvironmentalprotectionprinciplesbeobservedinrelationtothemanagementandadministration of crown land,

• thatthenaturalresourcesofCrownland(includingwater,soil,flora,faunaandscenicquality)be conserved wherever possible,

• thatpublicuseandenjoymentofappropriateCrownlandbeencouraged,• that,whereappropriate,multipleuseofCrownlandbeencouraged,• that,whereappropriate,Crownlandshouldbeusedandmanagedinsuchawaythatboth

the land and its resources are sustained in perpetuity, and• thatCrownlandbeoccupied,used,sold,leased,licensedorotherwisedealtwithinthebest

interests of the state consistent with the above principles.

while the crown owns the land, clause 92 in the crown lands act provides for the crown to appoint a trustee that is a corporation to manage the reserve land. the reserve trust is: “charged with the care, control and management of any reserve (or any part of a reserve) of which it is appointed trustee.” wagga wagga city council has been appointed as the reserve trust for robertson oval/bolton park.

clause 95 of the crown lands act enables the appointment of a corporation that includes a council, to manage the affairs of the reserve trust. wagga wagga city council has been appointed to manage the affairs of the trust.

clause 98 “application of local government act where a council manages a reserve trust” of the crown

lands act provides that:

if a council is the manager of a reserve trust and the reserve (or the part of the reserve) is a public reserve, the trust has all the functions of a council under the local government act 1993 in relation to public reserves.

the exception to this is that councils cannot classify land as operational land under the local govern-ment act. by default, the land is classed as “community land” under the local government act.

8.2 local environmental plan


ThecurrentzoningoftheprecinctunderWaggaWaggaLocalEnvironmentalPlan1985isOpenSpace.

UndertheDraftWaggaWaggaLocalEnvironmentalPlan2008theprecinctiszoned:• RE2PrivateRecreation(bowlingclubarea)• RE1PublicRecreation(balanceofsite)

wagga wagga exhibition centre precinct

ThecurrentzoningoftheprecinctunderWaggaWaggaLocalEnvironmentalPlan1985isZoneNo.1rural.

UndertheDraftWaggaWaggaLocalEnvironmentalPlan2008(DraftLEP)theprecinctiszonedRE1Publicrecreation. the land to the east of the site that may be purchased in the future for possible addition to therecreationalprecinct,isalsoproposedaszonedRE1PublicRecreationintheDraftLEP

8.3 land ownership


all of the land in the precinct is crown land and is owned by the state government. the land is managed by council.

the lease for the south wagga bowling club site is currently under review.

wagga wagga exhibition centre precinct

all of the land in the exhibition centre precinct is council land. all licences for use of facilities is arranged through council.

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9 c o n s u l t a t i o n

in addition to the statutory consultation, wagga wagga city council set out the consultation phases required for each of the master plans, which has comprised:

• Preliminaryindividualstakeholderconsultation;

• Stakeholderconsultationsession;

• 2xCouncillorbriefingsessions;

• Stakeholderworkshopduringtheexhibitionperiod

9.1 preliminary individual stakeholder consultation

preliminary individual consultation was undertaken either face-to-face with stakeholders individually or by telephone with the stakeholders set out in the following table. these stakeholders were identified by council for consultation.

bolton park precinct / robertson oval wagga wagga exhibition centre

1. wagga tigers australian rules football club (including wagga tigers netball club)

2. wagga & district cricket association3. wagga wagga tennis association4. wagga wagga croquet club5. wagga Junior rugby league (plus relevant

clubs)6. wagga basketball association7. wagga volleyball association8. wagga netball association9. airborne gymnastics10. skate park users11. wagga swimming club12. wagga diving club13. wagga water polo club14. oasis aquatic centre management15. bolton park stadium supervisor16. wagga & district soccer association17. nsw/act afl commission – wagga

branch

other users18. nsw department of lands19. south wagga sports and bowls club20. conservation volunteers house21. PCYC–PoliceCitizensYouthClub

1. equex outdoor association2. wagga & district cricket association3. wagga wagga dressage club4. wagga senior rugby league (plus rel-

evant clubs)5. wagga Junior rugby league (plus rel-

evant clubs)6. wagga netball association7. wagga polocrosse club8. wagga showjumping club9. wagga rodeo club10. national horse festival committee11. nsw/act afl commission – wagga

branch

preliminary consultation was conducted with individual sporting clubs and other bodies identified above. the key issues raised during these consultations were:• Sportingclubs–identified‘needs’thatrelatedtothespecificclub.Theseincludedupgrades/new

facilities and/or expansion to facilities. • NSWLandandPropertyManagementAuthority:

o OpposespermanentparkingonBoltonParkbutwouldallowtemporaryoverflowforlarge events.

o support removal of conservation house. o prefer the two liquor licences to be consolidated into one licence. o retention of green space is favoured. o supports expansion of lease boundary for wagga bowling club redevelopment but not

at the expense of the other sporting groups. • PCYC–interestedinrunningBoltonParkStadium.• WaggaHospitalityGroup–wouldliketoseealargerleasetoenabletheirvisionforredevelop-

ment of the bowling club that would include a new club, multi-storey car park, ten pin bowling centre, and retention of two bowling greens or development of two new bowling greens.

a full summary of issues raised by individuals during this consultation for bolton park/robertson oval and wagga wagga exhibition centre precincts can be found at appendix 1.

note: contact with the national horse festival committee was unable to be made prior to the stakehold-er consultation session.

9.2 stakeholder consultation session

the stakeholder consultation session was held in relation to both precincts on the evening of 10th sep-tember 2009 at wagga wagga city council offices. the stakeholder consultation session was attended by 36 persons representing sporting/user groups or other stakeholders, 2 council officers and 2 consultants.

issues raised included the following:• Thereispotentialforavisualandpedestrianconnectionfromthecarparksouthbetweenthe

oval and tennis courts.• ItisaflawedpremisetotreattheRobertsonOval/BoltonParkprecinctasseparatehalves(built

area versus green space). • TherewasadebateaboutparkingneedsinrelationtotheRobertsonOval/BoltonParkprecinct.

there was support both for and against more parking. • ConsiderationshouldbegiventofencingtotheSturtHighwaytopreventchildrenrunningon

to the road.• Thecroquetclubwouldlikethreecroquetlawns.• ThecyclingclubwouldlikeroadinfrastructurethatwouldsupportaCriteriumtrackattheExhi-

bition centre. • ThelandcomprisingtheExhibitionCentresitewasbequeathedtoCouncilforthepurposeof

equestrian activities. the use of land for other purposes is a “betrayal of trust”.

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following the consultation session, three written submissions were received:

• WaggaWaggaCycleClub–promotedaCriteriumcyclingtrackattheExhibitionCentre.• NSWLandandPropertyManagementAuthority–advocatesthatRobertsonOval/BoltonPark

precinct can accommodate the next premier sporting venue (psv) for wagga wagga. • WaggaWaggaJuniorRugbyLeague–envisagestheExhibitionCentrewillbecomeamajor

sporting complex that is utilised by netball, junior and senior rugby league and horse associa-tions.

9.3 post-exhibition consultation findings

the draft master plan documentation was exhibited by council over a four week period from 26th octo-ber until 20th november 2009.

a total of 37 written submissions were made by sporting clubs/bodies, companies, and residents during the formal exhibition period on the draft bolton park/robertson oval and wagga wagga exhibition cen-tre master plans. a full summary of issues raised in submissions during this consultation for bolton park/robertson oval and wagga wagga exhibition centre precincts can be found at appendix 1.

robertson oval/bolton park precinct – key issues

• Theneedfor3croquetcourts/expansionofcroquetfacilities(17submissions).• ExplicitsupportforOptionB(12submissions)andOptionA(1submission)• ShouldbeclearlinkwithotherCouncilstrategicplans.• Advocatesredevelopmentofthebowlingclubwithalargerbuildingenvelope,strongpedes-

trian axes, and allow for future development of bolton park.

exhibition centre precinct – key issues

• ExplicitsupportforOptionB(2submissions)andOptionA(1submission).• ThereshouldbeanExhibition/Community/EntertainmentprecinctinsteadofaPremierSport-

ing venue (psv).

key consultation data include:• 34submissionsreceivedrelatedtoRobertsonOval/BoltonPark.• 8submissionsreceivedrelatedtotheExhibitionCentre.• 9submissionsweremadebyasportingclub.• 1submissionwasmadebyaprivatecompany.• 27submissionsweremadebyresidents.

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1 0 . t h e m a s t e r p l a n s

the master plan provides design principles and illustrative options for the redevelopment of both bolton park/robertson oval and the exhibition centre.

the aim of the plans will be to provide long term directions for the redevelopment of both sites in a manner that recognises the key demands, opportunities and constraints . they do not attempt to provide definitive designs for each site but establish a framework between the previous strategies and plans for both sites and the future physical works all which require detailed concept design and design development.

10.1 vision for robertson oval/bolton park precinct

the vision for the robertson oval/bolton park precinct is to:

• Provideforasportingfacilitythatcanhostregional-leveleventsforAFL,cricket,basketball,volley-ball, swimming and diving, while still meeting local sporting needs.

• Provideforimprovementswhichwouldallowforthecurrentsportinggroupstorealisetheirfacilityneeds for the precinct.

• Allowfordualuseoffacilitieswherepossible.• Encouragegeneralcommunityaccesstofacilities.• EnhanceandtakeadvantageofthecloseconnectionstothecitycentreandtheMurrumbidgee

river recreational corridor in terms of pedestrian linkages.• Encouragehighqualityarchitectureintheprecinctgiventhesite’sproximitytoamajorhighway

that presents as a very public location. • Visuallyunifytheprecinctusingaconsistentpaletteofpublicdomainelementsandplanting.• Provideforpedestrian,andwhereappropriate,vehicular,permeabilityacrosstheprecinct.• Ensurethatthecurrentbuiltformpatternintheprecinctislargelymaintainedandthat‘over-devel-

opment’ is avoided. • Enhancethepassiverecreationalopportunitiesintheprecinctbytheprovisionofamenitiesand

landscape improvements.

10.2 vision for exhibition centre precinct

the vision for the robertson oval/bolton park precinct is to:

• MakeprovisionforaPremierSportingVenue(PSV)thatcouldhostnational,stateandregionalevents for afl, cricket, rugby league and rugby union that would enhance wagga wagga as a key sporting tourism and entertainment destination. the psv could also host outdoor entertainment events.

• Provideforcurrentsporting,equestrianandfuturerecreationalgroupsintheprecinctintermsoffacility provision and improvements.

• Allowfordualuseoffacilitieswherepossible.• Provideforpedestrian,andwhereappropriate,vehicular,permeabilityacrosstheprecinct.• Provideforsignificantareasofcarparkingthatwouldservetheoverlappingtimerequirementsfor

parking of co-located facilities. • Provideforsignificantlandscapeimprovementsthatincludesperimeterplantingtofacilities,and

shade trees to spectator areas and car parks.


11.1 open space precinct / active sports precinct:

To retain the balance between the openness of the landscaped •

parklands (the greenspace), and the facilities within the active sports

areas.

To unify both elements of the park both in terms of visual character •

and quality, their internal connections and in terms of physical accessibility

1 1 . d e s i g n pr i n c i p l e s - b o l t o n pa r k

Bolton ParkWagga W agga Sporting V enues

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11.2 connectivity:

To enable easy pedestrian access in and around the park in a manner •

that responds to the character of the parklands and the requirements for key sports user groups.

To make the park more “permeable” both physically and visually, in a •

manner which considers “Crime Prevention Through Environmental Design” Principles including:

Improved surveillance, maximising visibility of people, parking •

areas and building entrances;

Adequate night time lighting;•

Locations of entrances and gateways;•

Suitability of vegetation types to keep sight lines across the park •

clear of obstructions


11.3 entries/gateways:

To identify and build upon the gateways that contribute to the •

identity of the City of Wagga Wagga

To establish key entry points that highlight and signify the diverse •

activities and attractions of the whole parkland

To provide gateways, where appropriate, that signal changes to the •

uses within each of the precincts

To provide safe vehicle entries and exits•


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11.4 activities:

Seek to maintain and build upon the range of facilities and uses •

within the park in a manner which:

maximises the space available•

co-locates complementary uses•

ensures adequate separation of uses•

To maintain and improve the standards of the facilities within the •

park (lighting, playing surfaces, turf, amenities and alike)

To consider both active and passive users of the park as a whole•

To provide a location for pre-season AFL and Cricket matches at •

Robertson Oval

23


11.5 accessibility:

To open up and make accessible all areas of the park either visually or physically •

where appropriate; and to maximise access for people with disabilities.

To establish better linkages between the park and other precincts within the City •

including the Town Centre, and the Riverside;

To encourage access to the park which encourages people to leave their cars at •

home including:

safe pedestrian crossings to and from the park;•

designated cycle paths;•

incorporate options for a bus drop off/pick up.•

To maintain and upgrade pathways to a high standard and install park seating and •

signage that encourage access and use of the parklands

To minimise the impacts of car parking on the public spaces•

11.6 character / visual Quality:

To develop a consistent and cohesive visual character for the park in relation to •

buildings, pathways and vegetation. Consideration of:

Artworks that build upon the park history/character;•

Landscape elements;•

Furniture / paving / lighting / fences.•

To increase tree plantings where appropriate to reinforce key gateways and paths•


11.7 environmental sustainability:

To minimise the use of resources, particularly in relation to water and energy use, •

(and including investigations for water harvesting)

To improve accessibility (see above) in relation to sustainable transport modes - •

cycling, public transport and walking

To ensure new buildings incorporate passive heating and cooling measures •

Adopt materials for pavements to minimise heat island effects and/or incorporate •

shade trees over large pavement areas

Encourage local native plant species through their incorporation in landscape plans•

11.8 new building:

New buildings to be developed only within the active sports precinct•

Buildings addressing Edward, Fitzhardinge and Morgan Streets to be aligned and •

orientated to face the street, providing active frontages and weather protection where appropriate. Blank walls along streets are to be avoided.

Freestanding buildings within the parklands should be designed to be viewed from •

all directions;

New buildings including new stands and facilities within Robertson Oval should •

not compromise the overall predominance or perception of open space

Integrate new building with the pattern of connections and open space to ensure •

continuity of access and visual connections over time.

2525


bolton park / robertson oval optionsTwo master planning options have been prepared for the long term development of Bolton Park. They provide alternatives for guiding Council in the provision of new and upgraded facilities for the site, and in a manner that builds upon the existing qualities of the parklands and consistent with development principles outlined above. Both aim to provide the opportunity for the upgrade of Robertson Oval to a standard sufficient to enable pre-season AFL and Cricket matches.

A main driver for both options has been the retention of the balance between open landscape recreation area (to the east) and the more active playing area, recognising the competing demands of the users but also recognising that this park is an important passive open space area within the town centre.

Each Option provides for expansion of facilities where possible including the Bolton Park Stadium and potential youth facility; expanded skate park; Aquatic Centre and maintains in as much as possible the current facilities on site. It provides for increases in parking within the footprint of the current developed area, and rationalises vehicle entrances on site. The overall aim of the proposed changes is to unify the whole parkland, providing good accessibility and connectivity and establishing a long term vision for Bolton Park.

There are two primary differences between the options. They relate to the scale of the redevelopment of (i) Robertson Oval; and (ii) the South Wagga Bowling Club.

In relation to Robertson Oval, Option A provides for the upgrade of the existing facilities to a standard to enable pre-season fixtures including upgrade of playing surface, new lighting and amenities and improved spectator accessibility. The playing area however remains as it is today. The AFL have indicated that this would be acceptable but recognise that it is a compromise from what they believe to be a preferred playing area.

Option B provides an increased playing area on Robertson Oval to a preferred AFL medium level playing area. It also provides an increase in spectator area on the eastern wing and a new 1500 spectator grandstand on the western wing, below which new amenities and change facilities could be built. Option B would provide Robertson Oval as a longer term option for major sports on site with the potential to increase spectator capacity up to 15,000 people.

Given the constraints of the location the increase is limited to the width of the field as at the north and south the Aquatic Centre and the Highway respectively limits expansion to the current dimensions. In expanding the oval eastward, this option requires that a number of existing tennis courts would need to be relocated eastward. It also impacts on the size of the south eastern playing field within Bolton Park which, given its dimensions, would only be suitable for junior cricket.

In relation to the South Wagga Bowling Club, Option A retains the facility in its current configuration with potential expansion of the built area. Option B, which has synergies with an expanded Robertson Oval, requires a much larger footprint dislocating the Croquet Club from its current location to a location to the east.

staging

the redevelopment of the south wagga wagga bowling club under option b including the expansion of the building footprint will necessitate the expansion of the oval; the relocation of 7 tennis courts; and relocation of the croquet courts .

it is important that the construction of the additional tennis courts and croquet club and greens commences and is completed prior to commencement of construction of the oval expansion and bowling club redevelopment. this is to ensure full usage of the facilities throughout works at the precinct.

the redevelopment of the bowling club by a private company is proposed to include the development of a grandstand that will serve spectators for the oval.

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