WAVES FITNESS AND AQUATIC CENTRE REDEVELOPMENT
2.2 THE CASE FOR CHANGE
There is a strong case for change in response to a number of key drivers, including:
x the Olympic pool is assessed as being “significantly non-compliant” with current health standards x no disabled access to pools, amenities or the kiosk
x poor facility condition that is unattractive to users, offers poor functionality and incurs high (and increasing) maintenance costs
x overcrowding, particularly in the Olympic pool x the need to respond to projected population growth
x failure to meet contemporary design standards and community expectations for aquatic centres x insufficient parking capacity, leading to excessive on-street parking congestion and reducing
access and convenience for customers
x opportunities to provide features that better meet the stated needs of the local community x the opportunity to improve financial outcomes for THSC by eliminating the need for annual
subsidies.
Noncompliance with Water Safety Standards
THSC commissioned a study to inspect the water filtration systems and assess their compliance with the Ministry of Health Public Swimming Pool and Spa Pool Advisory Document.
The filtration systems for the 50m Olympic pool and the toddler pool were assessed as “significantly non-compliant” with current standards.
Industry standards require a turnover period of 2.9 hours, however this is currently achieved in 7 hours.
The independent assessment concluded that the turnover performance of the 50m pool is only 40% of the Ministry of Health’s required compliant turnover performance - in terms of filter and pump capacity, and the capacity of the existing scum gutters and the central filtered water return pipe.
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The assessment also indicated that replacing the filtration system (alone) will be insufficient to meet compliance criteria due to the inadequate capacity of the drainage system – with reconstruction of the pool being the preferred option to provide assurance that water quality standards will be achieved.
Lack of Disabled Access Provisions
No ramp or handrails are available for disabled access to the Olympic Pool or to the recreational pool.
Further, the kiosk and amenities blocks are only accessible via stairs.
Waves attracts a substantial (and increasing) number of senior citizens that continue to experience difficulties due to limited access options.
Poor Condition
The main facility was built in the mid-1960s. The pool shells (base and walls) and tiling are approaching the end of their useful lives. Amenities such as change rooms and bathrooms require regular maintenance, specifically plumbing repairs. Interior finishes and fixtures, including plaster, paint, doors and windows have deteriorated and require frequent maintenance.
Gym equipment was recently renewed, but the health club is housed in demountable buildings with inadequate air-conditioning, ventilation, and security and is incapable of providing the services expected of a modern and competitive health centre.
Overcrowding
More than 60% of the 283,000 visitors in 2017-18 used the pool facilities. Separation of swim lessons, squads, and recreational swimmers in different pools is not possible because only two pools cater for these activities (toddler splash pool excluded). Overcrowding occurs in the 50m Olympic pool when it is shared by swimming lessons and recreational swimmers.
Population Growth
In line with the Centre for Tourism and Leisure Management benchmarks (CERM Performance Indicators®), the Waves catchment is defined as the area within a 5km radius. Data obtained from Profile Id indicates that the 2017 catchment population for Waves was 121,499, with the population forecast to exceed 170,368 by 2036, representing a 40% increase.
Population growth is driven by new mid to high-rise residential developments in the area, and will have a significant impact on visitations to Waves over the coming two decades.
Failure to meet contemporary design standards and expectations
Architectural, interior design and site planning standards have significantly changed in past decades.
Aside from the previously mentioned shortcomings in DDA compliance, Waves no longer meets design expectations.
Shower and change facilities lack capacity and ventilation, fixtures are dated, lockers and showers fail to provide adequate privacy and security for users, and access is poor, as is their location relative to the facilities.
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Figure 4: Example of outdated design (Waves front entrance)
Inadequate Parking
There is insufficient off-street parking capacity to meet current peak demand, and projected future demand, leading to excess parking on adjacent streets.
Opportunities to meet the needs of the Local Community
Consultation with users identified significant dissatisfaction with the current facilities. Details of the consultation process and outcomes are provided at Section 7.1 of this report. Suggestions for improvement included:
x additional lanes for the 50m pool x improved spectator amenity
x provision of an updated baby area/water play x a third pool if possible
x improved learn to swim space x improved café and social spaces x improved gym space
x improved change facilities
x improved accessibility within the venue.
In addition, THSC has identified a number of additional deficiencies, including:
x the splash pool being unsuitable for young children, contributing to decreased visitation and overcrowding of larger pools
x lack of available community rooms for hire
x inadequate venue for meetings, social events and ceremonies.
Improved Financial Outcomes
A review of Belgravia’s annual report for 2017-18 indicates an Expense Recovery Ratio (ERR) of approximately 97%, indicating that Waves is operating at a slight loss, and triggering the payment of THSC subsidies under the contract - in the order of $150,000 per annum.
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CERM national benchmarks for aquatic centres of a similar size and design indicate an average ERR of 102% (indicating that, on average, revenues typically exceed costs by a small margin). Current performance indicates that, from a financial perspective, Waves is performing at a level slightly below the average. From an asset perspective, contributing factors for the below-average performance include:
x poor condition and general attractiveness of the facility x poor physical accessibility, particularly access for seniors x lack of suitable capacity for running learn-to-swim classes x poor design and capacity of the health centre (gym) x poor design and attractiveness of kiosk/café facilities
x poor functionality (generally) impacting operational efficiencies x lack of rooms available for hire, as additional income streams.
There is a strong case indicating that a redevelopment of Waves would create an environment that supports a level of financial performance at, or above, the benchmark average – and eliminating the need for annual subsidisation.
2.3 SERVICE NEED, ALIGNMENT AND PRIORITY