CIVIC PRECINCT FORSTER MASTER PLAN

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(No Transcript)
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CIVIC PRECINCT FORSTER MASTER PLAN COMMUNITY
MEETING 11TH December 2007
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AGENDA

• Introduction and History
• Background to Councils decision
• City Plan Presentation

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Mayor John ChadbanBackground
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Background
Records indicate the Hall was originally
constructed in 1878. There have been a number of
additions/modifications over the years including
the 30s 50s 70s the most recent being in
1980 1970 Council was asked by remaining Trustee
to take over Hall due to inability to maintain
building. Hall site and adjoining site Lots 2,
3, 5 were transferred to Council in 1970.
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PRESENT ZONING
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Public Halls in Great Lakes Council
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Nabiac
Bunyah
Tuncurry
Forster
Wards River
Coolongolook
Forster Keys
Monkerai
Coomba Park
Green Point
Wootton
Pacific Palms
Stroud Road
Bungwahl
Bulahdelah
Stroud
Booral
Allworth
Limeburners Creek
North Arm Cove
Hawks Nest
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Director Corporate Community Services Steve
Embry
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Forster School of Arts Hall

• Two Conditions of Transfer (summarised) -
• Erect a building to provide office accommodation
  for Council Staff, Tourist Information Centre,
  and Meeting Rooms for Council use.
• The existing hall will be maintained at the
  Councils expense for the benefit of the Towns
  people until the Council erects a hall or
  provides the facilities on the site to take the
  place of the hall to the end that the facility of
  a place for public meetings and conventions will
  at all times be available to the people of
  Forster.

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Operating Costs of Great Lakes Council Public
Halls 5 Year Sample 2003 2007
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Total Expenditure Cultural Facilities - Last 5
Years
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Operating Cost of School of Arts 2005/06 2007/08

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Yearly Income Break up School of Arts
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Total yearly usage 2005 - 2007

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Director Engineering Services Ron Hartley
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The green rectangle represents the original floor
area of the Forster School of Arts building.

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Front (west)
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Western Southern Walls
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Eastern Walls
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Northern Wall
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Hall Layout
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Decay in Weatherboards
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Damage Decay in Weatherboards
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Decay in Weatherboards
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Decay in Weatherboard
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Fill Against Wall
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Timber Windows Replaced with Aluminium
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Supporting Foundations Dropped
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Foundations Dropped
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Floor Settement
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Floor Settlement
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Doors Out of Square
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Window not Plumb
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Doors not Plumb
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Doors not Level
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Bowed Column
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No Antcaping
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Sand Buildup Under Flooring
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Stormwater Undermining of Piers
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Under Stage Area
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Under Floor Area
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Under Stage Area
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History of Structural Assessment
Structural Condition Report Coastplan Group P/L
August 2006 Structural Report Hughes Trueman
P/L March 2007 Proposed Rectification Works
MagnitudeBudget Estimate Wise Horton July
2007
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Coastplan Report
Summary The general condition of the building
is assessed to be very poor and, from a
structural engineering point of view, is
considered unsafe. Classifying the structure as
unsafe does not mean that catastrophic failure
will occur immediately, Based on the inspection
and subsequent assessment a high live load
capacity does not exists for this building.
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Hughes Trueman Report
Purpose The purpose of the inspection was to
provide a structural condition report including a
schedule of works required to return the building
to reasonable structural adequacy for the future
use. To this extent reasonable structural
adequacy does not necessarily include returning
walls to a plumb position, provided that they are
stabilised. This report assumes that windows and
doors which are currently out of square may
remain out of square. The report and schedules do
not include bringing fabric back to new or even
good condition where this is not essential for
safety or serviceability. For example the report
only schedules for replacement cladding elements
which are beyond useful life.
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Hughes Trueman Report continue
The Walls The condition of the wall framing
is unknown, however there is evidence of termite
damage in floors and roof so there is the
potential for termites in wall framing. It would
be prudent to make some allowance for termite
repair to stud framing. The extent of damage will
become clearer when damaged weatherboards are
removed for replacement. There is considerable
distortion in the walls which appears to mostly
emanate from movement in the substructure. The
building as a whole generally leans to the west
by in the order of 10/1000 to 25/1000. The south
wall has southerly tilts of up to 30/1000 but
also areas of reversal of this tilt where
restrained by the roof..
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Hughes Trueman Report continue
Overall condition summary Prior to any works
to the substructure it is essential to understand
and control surface and subsurface flow. This
will require trial pit excavations, site
re-grading, upstream drainage and paving to
control perimeter flow. The eastern side of the
building requires extensive reduction of ground
level for access, clearance and ventilation. This
may necessitate construction of new retaining
walls to the eastern side of the building.
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Wise Horton Budget Estimate

• Estimate 293,700
• Does not include provision for -
• Repairs to areas which are inaccessible and
  have not been inspected
• Additional termite damage
• Wall cladding which is non-structural
• Rehanging of doors and windows
• Repair/replacement of bowed posts
• Additional repairs to footings
• Additional costs associated with asbestos and
  lead based paints
• Recommendation to Council to
• allow for costs of up to 500,000

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Mayor John Chadban
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Council Decision To Look at Options
As a result of the report identifying significant
structural concerns with the Hall Council agreed
that repair/refurbishment was not a preferred
option Councils Decision was- To eventually
demolish the Hall To discontinue use of the Hall
(Council has now agreed to ongoing restricted use
based on public safety considerations) Prior to
demolition to - Seek Public comment on future
use of land for Community purposes Following
decision Council sought public comment via survey
and written submissions over a five week
period Council also recognised current planning
work underway in relation to the Old Public
School site and Forster/Tuncurry Crown Harbour
Project and agreed to prepare a Master Plan for
the entire site
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Council Decision To Look at Options
The survey results show a high level of support
(60.9) for including adjoining sites in planning
for community Facilities. This indicates general
support for at least exploring options and
possibilities beyond just the School of Arts
site. In addition to the survey question
responses there were many comments which are
contained in the detailed survey results. The
comments, together with the survey results, show
a diversity of opinion and a healthy interest in
the type of community facilities which could
replace the School of Arts. Such a significant
site demands a holistic approach when planning
community facilities for future community needs.
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Civic Precinct Master Plan
On 30th October Council appointed CityPlan
Services to undertake the Master Plan process
which includes community consultation with this
public meeting being the first step in the
development of options.