Report Name Sport & Leisure Solutions 2009 Adopted Page 2
Yarrambat Park Master Plan
VOLUME 1- Overall Park Plan
Nillumbik Shire Council June 2012
TABLE OF CONTENTS
TABLE OF CONTENTS ............................................................................................................. 1
1. EXECUTIVE SUMMARY .................................................................................................... 3
2. INTRODUCTION ............................................................................................................... 6
2.1 Study Area ................................................................................................................... 6
2.2 Project Objectives ...................................................................................................... 6
2.3 Planning Process ......................................................................................................... 7
2.4 Project Management Framework ............................................................................ 8
2.5 Report Format ............................................................................................................. 8
2.6 Acknowledgements ................................................................................................... 8
3. PARK CONTEXT ............................................................................................................... 9
3.1 Planning Context ........................................................................................................ 9
3.2 Nillumbik Recreation Strategy 2011 - 2019 .............................................................. 9
3.3 Recreation Trails Strategy 2011 .............................................................................. 10
3.4 Community Profile .................................................................................................... 10
3.5 The Population Catchment ..................................................................................... 11
4. SITUATIONAL ANALYSIS ................................................................................................ 12
4.1 Golf Course ................................................................................................................ 12
4.2 Golf Club House ........................................................................................................ 13
4.3 Yarrambat Adult Riding Club & Yarrambat Pony Club ....................................... 13
4.4 Diamond Valley Archers .......................................................................................... 13
4.5 Yarrambat Heritage Museum & Yarrambat Historical Society ........................... 14
4.6 Northern Suburbs Fly Fishing Club ........................................................................... 14
4.7 Greensborough Model Aircraft Club ..................................................................... 14
4.8 Plenty Gorge Walking Trail ....................................................................................... 15
5. CONSULTATION SUMMARY .......................................................................................... 16
5.1 Golf Course Community Survey ............................................................................. 16
5.2 Parks Victoria – Plenty Gorge .................................................................................. 17
5.3 Whittlesea Council .................................................................................................... 17
5.4 Consultation with User Groups ................................................................................ 17
5.5 Key Issues Arising from the Consultation Process ................................................. 18
6. GUIDING PRINCIPLES .................................................................................................... 19
6.1 Supporting the Benefits of Participation ................................................................ 19
6.2 Supporting Community Development .................................................................. 19
6.3 Supporting Multi-Purpose Facilities ......................................................................... 19
6.4 Protecting and Enhancing the Environment ........................................................ 19
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6.5 Supporting Sustainability .......................................................................................... 19
6.6 Facilitating Access for All ......................................................................................... 19
7. MASTER PLAN ................................................................................................................ 20
7.1 Yarrambat Park Precinct Master Plan .................................................................... 20
7.2 Golf Course Master Plan .......................................................................................... 22
7.3 Driving Range Concept ........................................................................................... 25
7.4 Golf Club House Master Plan .................................................................................. 27
7.5 Club House Precinct and Parking .......................................................................... 29
8. ADDITIONAL AREAS FOR REDEVELOPMENT .............................................................. 31
8.1 Water Sustainability .................................................................................................. 31
8.2 Signage and Communication ................................................................................ 32
8.3 Safety .......................................................................................................................... 32
8.4 Maintenance Depot Redesign ............................................................................... 32
9. FINANCIAL IMPLICATIONS ........................................................................................... 33
9.1 Management Contract Implications ..................................................................... 33
10. IMPLEMENTATION .................................................................................................... 34
10.1 Indicative Capital Cost Details ............................................................................... 34
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1. EXECUTIVE SUMMARY Sport and Leisure Solutions has led a team of specialist golf and park infrastructure
planning consultants to develop a Master Plan for Yarrambat Park. The aim of the
Master Plan was to develop a plan that can be used to guide the future development
of the park and golf course having regard to user and community aspirations whilst
enhancing the natural ambience and character of the park.
Yarrambat Park currently includes a range of active recreation facilities, including an
18-hole golf course, golf driving range, and a number of well established sporting and
recreational clubs including archery, fly fishing, horse riding, historical society and
model aircraft.
Given the residential developments in neighbouring suburbs in the area, the park has
the potential to be heavily used by the community for passive recreation including
development of trails for walking and cycling. Aside from the human uses of the golf
course and park reserves, Yarrambat Park also has a high environmental significance
through indigenous and introduced vegetation and is home to a range of fauna, in
particular a host of bird species and a large population of kangaroos.
A key objective of the study was to provide strategic direction on the future of the golf
course and make recommendations to further enhance business, tourism and community
use opportunities within the Yarrambat Park precinct. Other key objectives related to
improving the functionality of the park, including user safety, risk management, car parking,
traffic management, and opportunities for informal community use.
The development of the Master Plan has been overseen by two reference groups which
met at various stages throughout the project, these were:
Project Control Group (PCG) - The role of the PCG was to provide high level
strategic direction on key issues, opportunities and approve draft and final reports.
The PCG includes Council’s Co-ordinator Leisure Facilities, General Manager
Community and Leisure, Manager of Leisure Facilities, Manager Strategic and
Economic Planning and the Sustainability Officer.
Yarrambat Park Golf Focus Group- The role of the Focus Group was to provide an
opportunity for key stakeholders to have input into the development of the Golf
Master Plan.
Direct input was received from the community via an on line survey, representatives of the
park user groups (i.e. archery, fly fishing, model aeroplane, historic society, pony, riding
clubs and golf clubs) as well as other key stakeholders, including Parks Victoria and the
golf course management contractor.
This volume of the Master Plan is accompanied by Volume 2 – Yarrambat Golf Course
Master Plan, which provides a detailed master plan for the golf course, driving range and
club house. Within volume 2 of the Master Plan, there is a summary of possible water
storage locations within the park which could capture runoff water to be used for golf
course and park irrigation.
The research and consultation undertaken throughout the planning process
confirmed a number of consistent issues that need to be addressed.
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The key development needs and opportunities identified as part of the consultation
process included:
Water sustainability and water storage options.
Car parking (including lighting) and traffic management.
The need for additional amenities, including: public toilets, a playground and
park furniture
Pedestrian access and safety throughout the site.
Walking and bike path trail linkages
Enhancement of the landscape character and atmosphere of the park.
Safety around the gully precinct where three of the user groups share use.
Options for directional signage and information.
Future redevelopment of the golf club house.
Small to medium scale conference, accommodation and hospitality
development.
Upgrade of the golf course, driving range and coaching facilities.
Expansion of the golf course maintenance depot.
Six key planning principles have been identified to help guide development of the
Master Plan and to respond to the known issues. These are outlined in Section 3, in
summary they are:
Supporting the benefits of participation in formal sport and recreation.
Supporting community development.
Supporting multi-purpose facilities.
Protecting and enhancing the environment and character of the park.
Supporting sustainability.
Facilitating access for all.
These guiding principles, in addition to research and consultation have been used to
articulate a vision and key objectives for the park to inform development of the
Master Plan.
The vision for Yarrambat Park is as follows: “The natural ambiance and landscape character of Yarrambat Park will be protected
and enhanced whilst providing spaces and facilities that support a range of formal and
informal community events, activities, sports and recreational participation.”
The long-term sustainability of the park character, natural setting, environmental
values and sporting uses will guide future development and management decisions
for the park. Initial consultation with key stakeholders indicated support for the vision,
objectives and resultant Master Plan as presented in this report. The current and future
needs of the sporting and recreational clubs have been considered whilst allowing for
improved facilities, amenities and infrastructure for informal community use.
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There will be challenges in coming years as residential growth adjacent to the park
and in neighbouring communities, increases the amount of informal community use
which may in turn put pressure on existing uses and activities. Future development of
the park needs to be sensitive to activities of existing user groups in a way that
recognises their contribution, place and status within the park.
The implementation of the Master Plan is set out in Section 9 which outlines the
recommended implementation schedule and indicative capital costs for the works
identified in the Master Plan.
The overall capital costs by area include:
• Golf Course $6.3 Million
• Park $1.8 Million
• Bistro, Cafe & Function Area $1.5 Million
Of the $9.6 million of capital items identified in the master plan, some items are renewal
or maintenance ($2.3 million), whilst others involve upgrading existing facilities ($1.5
million) and the bulk of the costs ($5.8 million) are for proposed expansion of facilities.
The Staging of the capital works will depend on the ability to attract funding from
other levels of government, the private sector and from contributions from Council
and the current park tenants. An indicative timeframe for the required capital funding
is represented by the following prioritised breakdown:
Short Term 1 - 3 Years $1.2 Million
Medium Term 4 - 7 Years $3.4 Million
Longer Term 8- 15 Years $5 Million
Implementation of the Master Plan will improve the overall amenity and functionality
of the park, including enhanced traffic management, safety and pedestrian
circulation.
Yarrambat Park has local historical significance for the Nillumbik community, and
opportunities to increase the awareness of the origins and significance of the park
should be further explored through appropriate communication, signage and
interpretive information throughout the park.
The Master Plan respects the origins of the park, the natural setting and historical uses
to present a contemporary plan that provides an effective framework to guide future
development and management of the golf course and the park.
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2. INTRODUCTION
The Shire is keen to proactively seek opportunities to enhance the informal amenity
value of the parkland whilst improving the functionality of active uses of the reserve,
including the golf course and other formal recreational activities.
Therefore the Council appointed Sport and Leisure Solutions to lead a team of
specialist consultants to develop a Master Plan for the park.
2.1 Study Area
Yarrambat Park is located in the suburb of Yarrambat next to South Morang. Access
to the park is via Yan Yean Road, Yarrambat. Melway Map 184 E4.
An aerial photograph of Yarrambat Park is shown below, by the red shaded area.
2.2 Project Objectives
To develop a master plan for the golf course and surrounding park area that:
Identifies the opportunities and constraints in planning for future development on the
site.
Provides an analysis of the facility within a regional context which identifies current and
future competitors.
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Increases the capacity of the golf course and surrounding parklands to meet
community demand and recent population growth in the northern part of the Shire.
Based on sound community consultation, identify gaps in existing service provision at
the golf course and recommend key physical infrastructure and services required to
meet these gaps.
Investigate opportunities to consolidate existing facilities or recommend appropriate
locations for the development of new facilities to meet the needs of users.
Improves access to the golf course by investigating trail linkages that connect key
physical infrastructure with adjacent residential developments and subdivisions.
Ensures the diversity of recreation experiences in the park is maintained and further
developed to cater for broad community use.
Delivers a number of options for Council to consider in regards to the future
development of the park and enhancement of leisure asset and services, including
proposed management models and indicative costings.
To provide strategic direction on the future of the golf course and make
recommendations to further enhance business and tourism opportunities within the
Yarrambat Park precinct.
Consider issues around safety, risk management, disabled access and the
environment.
2.3 Planning Process
The planning process employed for this project has included the following key phases:
Phase 1 Situation Analysis – incorporating a review of background information, site
familiarisation, demographic analysis and identification of key stakeholders.
Phase 2 Initial Consultation – including meetings or interviews with key stakeholders,
sporting and recreational clubs, Council, and the community via an on-line survey,
public submissions and in-field surveys (i.e. face to face surveys undertaken in the
park).
Phase 3 Issues and Opportunities Summary – a Power Point presentation including
initial findings, research results, situation analysis and preliminary directions was
presented to the Project Control Group.
Phase 4 Draft Report and Master Plan – feedback on the Issues and Opportunities
Summary was considered prior to the development of a Draft Master Plan.
The Draft Master Plan and report will be placed on public exhibition for a four-week
period in order to solicit community comments, feedback and suggestions.
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2.4 Project Management Framework
The development of the Master Plan has been overseen by two reference groups
which met at various stages throughout the project, these were:
Project Control Group (PCG)
The role of the PCG is to provide high level strategic direction on key issues,
opportunities and approve draft and final reports. The PCG includes Council’s Co-
ordinator Leisure Facilities, General Manager Community and Leisure, Manager of
Leisure Facilities, Manager Strategic and Economic Planning and the Sustainability
Officer.
Yarrambat Park Golf Focus Group
The role of the Focus Group is to provide an opportunity for key stakeholders to have
input into the development of the Plan.
Direct input was received from representatives of the park user groups (i.e. archery, fly
fishing, model aeroplane, pony and riding clubs and golf clubs, Historic Society) as
well as other key stakeholders, including Parks Victoria and the Golf Course
Management contractor.
2.5 Report Format
The Yarrambat Park Master Plan report is presented in two volumes.
Volume 1: Yarrambat Park Master Plan
• This document provides a summary overview of key findings, recommendations,
Master Plan, indicative capital costs and proposed implementation schedule.
Volume 2: Yarrambat Golf Course Master Plan
• Provides a summary of key research, consultation results and relevant
background material.
2.6 Acknowledgements
Sport and Leisure Solutions would like to acknowledge the input and direction
provided throughout this project by a number of key stakeholders, Council staff, and
members of the Project Control Group and the Yarrambat Golf Course Focus Group.
We would also like to acknowledge the advice and expertise provided by other
members of our project team, specifically:
Mantric Architects – David Newstead
Thomson Perrett Golf Architects – Bernie Hogan and Lindsay Calvert.
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3. PARK CONTEXT
3.1 Planning Context
The Yarrambat Golf Course is currently zoned Public Park and Recreation Zone
(PPRZ). The key objectives of which are to recognise areas for public recreation and
open space, protect and conserve areas of significance where appropriate and
provide for commercial uses where appropriate.
The property is outside of the Urban Growth Boundary and thus within the Nillumbik
Green Wedge. Any attempt to rezone the land would be extremely unlikely. The site
is affected by the Environmental Significance Overlay and the Wildfire Management
Overlay. Both of these overlays are located on the western side of the golf course
near the Plenty Gorge.
A Heritage Overlay also applies to part of the land. This provides protection for the
'Golden King gold mine battery & equipment, Yan Yean Road, Yarrambat'. In
general, any buildings or works associated with this building will require a planning
permit.
Land to the north is the City of Whittlesea, and is zoned Residential 1, and within the
Urban Growth Boundary. This land, and all the land along the western side of Yan
Yean Road from this point north is part of the Mernda/Doreen Growth corridor, which
is one of five nominated growth corridors around Melbourne which is expected to
accommodate a substantial amount of housing growth over the next 20 years.
Land to the west of the golf course is included within the Public Conservation and
Recreation Zone (PCRZ), and includes that land along the Plenty Gorge, managed
by Parks Victoria. No subdivision or development is anticipated in this area.
3.2 Nillumbik Recreation Strategy 2011 - 2019
The development of this Master plan directly relates to Strategy Direction 5 of the
Nillumbik Recreation Strategy –“Increased Access to Facilities”. The study identified
the need to undertake a number of planning studies and master plans for Council’s
major leisure facilities and open space areas.
The master plans are required to guide the future use, development and priorities for
Council’s major recreation and sporting assets to ensure the facilities:
continue to meet community need and expectation
improve financial viability
provide for ongoing asset sustainability and renewal
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3.3 Recreation Trails Strategy 2011
Nillumbik Council has adopted a Trails Strategy that will guide planning and
decision making for local recreation trails across the Shire over the next 10 years.
The Recreation Strategy 2011 indicates that Nillumbik residents have high recreation
participation rates when compared to State and National averages and there is a
trend towards unstructured activities, such as walking, running, cycling and swimming.
A key recommendation of the Strategy addresses this trend in proposing the
development of four regional trails which traverse the Shire for a variety of uses
including both recreation and commuter use and in providing a quality experience
that reflects the unique character and features of the trail, including historic, cultural
and landscape.
Over the next 10 years, the implementation of the Trails Strategy will see the trail
network developed and managed sustainably while ensuring economic, health
and wellbeing benefits are provided to the community. Whilst Yarrambat Park is
not one of the four regional trails it does have the potential to service the local
community in a way that supports the key principles of the strategy.
3.4 Community Profile
The population age profile review indicates people in their most active ages (0 to 34
years) account for just under half the population (47.5 per cent) whilst people aged 35
years plus represent 52.5 per cent of residents. This indicates that the current pressure
and demands being placed on Council to provide a range of leisure activities and
facilities to meet the needs of residents will continue.
There was a significant share of people in the family age groups in Nillumbik in 2006,
most notably children in school age groups (5-17) and their parents in their thirties
and forties. This age structure is indicative of an established housing market which is
attracting more mature families.
The review of annual income levels indicates that a high proportion of residents have
access to disposable income enabling them to pay for and participate in a range of
leisure activities of their choice. In excess of 54.4 per cent of households have access
to weekly incomes $1,000+. However, the review also indicated that a smaller
proportion of the population had limited access to disposable income and therefore
requires leisure facilities and activities to be set at an affordable fee level to
encourage their participation.
Approximately nine out of 10 Nillumbik residents have access to a private vehicle,
which could be used to travel to leisure activities and facilities. This indicates that
residents are relatively mobile and not as reliant on public transport systems to access
facilities
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3.5 The Population Catchment
Yarrambat Park is situated in a significant growth corridor, with major residential
growth to the north expected over the next decade. While the population in the
Nillumbik Green Wedge is expected to decline, the population of neighbouring areas,
particularly Whittlesea on the Shire’s western boundary, will increase.
In Whittlesea, the population is expected to nearly double in the next 20 years from
132 155 to 220 000 by 2030 as the city becomes Victoria’s fastest growing municipality
(Whittlesea City Council, 2008). Of the one million people projected to settle in
Melbourne over the next 30 years 8.78 per cent will be in Whittlesea.
The map below shows the catchment within a 10 kilometre radius.
The Current Catchment
Population is 145,600
The 2021 Catchment
Population will be 212,300
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4. SITUATIONAL ANALYSIS
Yarrambat Park is an important nature reserve asset with magnificent views of the
Kinglake Ranges and the Plenty River Valley. It also has great recreational value, with
activities such as golf, horse riding, archery, fishing and model aeroplane flying,
however it retains a strong informal use and natural character, particularly along the
plenty gorge corridor.
Yarrambat Park provides habitat for many different native wildlife including
kangaroos, platypuses, wombats, possums and the rare Swift Parrot.
Key facilities and infrastructure include:
18-hole golf course
Golf Driving Range
Golf Club House including bistro, gym and pro shop
Archery range outdoor and indoor range within the sports pavilion
Fly Fishing pond
Model Aeroplane Club
Horse Riding and Pony Clubs
Car parking – sealed and unsealed
Public toilet facilities
Public BBQ facilities and rotunda
Golf Course Maintenance works depot, including caretakers cottage
(no longer used for care taker purposes)
4.1 Golf Course
The Golf Architects - Thomson Perrett provided an existing conditions report which
highlighted the following with respect to the golf course:
Fairways – The couch grass fairways are water efficient and provide a good
playing surface
Greens, Bunkers and Tees are ageing and are in need of renewal or
reconditioning
The Irrigation system is towards the end of its piping life span
Driving Range is narrow and requires upgrading to take advantage of
commercial opportunities
The course operates mostly well within the standard safety guidelines
Water Capture is an issue in times of low rainfall and they recommend a
second dam for additional long term storage during dry years
Course Maintenance facilities are small and in need of upgrading, and
present some environmental waste concerns.
Cart Paths are worn and require considerable work.
The Golf Course existing conditions summary is contained in Volume 2 of the master
plan.
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4.2 Golf Club House
The Golf Club House is heavily booked for functions on weekends and is limited by its
current size and in particular the size of its kitchen. The bar area was reduced in size
when the gym area was developed approximately three years ago. The club house is
currently experiencing greater demand from non golf users for functions and casual
dinning. Expansion of this area is required in the short term to cater for the existing
opportunities within the local market.
4.3 Yarrambat Adult Riding Club & Yarrambat Pony Club
Horse riding and ownership is significant in Nillumbik, and it is worth noting that
equestrian activities in Nillumbik have a four-fold increase in participation rates over
both state and national averages. Trail riding in particular is one of the top five non-
organized recreational pursuits within the shire, and the provision of suitable grounds
that provide the base for such successful and well run sporting clubs as the Yarrambat
Adult Riding Club and Pony Club are essential.
There are ever increasing pressures on clubs and their grounds with the urbanisation of
outer Melbourne. As Nillumbik is on the fringe, these issues become paramount as
development continues to come face to face with rural recreational past-times such
as horse keeping and riding. Once land and grounds are lost, they are impossible to
replace. It is therefore imperative that the clubs at Yarrambat Park are supported in
the future to ensure that they can continue to provide an important and much valued
central riding facility for the wider riding community of the North East of Melbourne.
4.4 Diamond Valley Archers
Diamond Valley Archers currently has approximately 200 Members and is the largest
archery club in Victoria. Additionally there are approximately 600 shooters from other
clubs attending our venue for competitions during the year and approximately 800
people attending come & try sessions.
The club facilities include:
● A target archery range
● A field archery range (gully area)
● The club house and indoor target range
The future use of the field archery range in the gully area is to be reviewed in further
detail by Council. Its current use as an archery field course needs to be assessed to
determine whether it impacts upon the site’s conservation values and whether public
risk issues can be effectively managed.
The club facilities are used every day of the week with:
● Club events every Saturday and Sunday
● “Come and try” sessions, open to anybody, every Monday evening and
Saturday morning.
● Club practice every Tuesday, Wednesday and Friday
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4.5 Yarrambat Heritage Museum & Yarrambat Historical Society
The aim of the Yarrambat Historical Society is to preserve and perpetuate the heritage
of the Yarrambat community for future generations. The Society is in the process of
developing the Yarrambat Heritage Museum at Yarrambat Park. The feature exhibit is
a fully operational gold bearing ore crusher, re-located from the Golden King mine in
North Oatlands Road, Yarrambat after the mine ceased operation in 1984.
Also featured is the Len Young Woolshed with history dating back almost 150 years
when the original building was a Wesleyan Church, and an original classroom from
Yarrambat Primary School. The Museum is open on designated Open Days and by
appointment.
4.6 Northern Suburbs Fly Fishing Club
Northern Suburbs Fly Fishing Club (NSFFC) shares its clubrooms with Diamond Valley
Archers. The clubrooms are built on Council owned land immediately adjacent to the
lake which provides irrigation water to the Yarrambat Golf Course. The building was
erected with finances and labour entirely provided by both Clubs. Each Club is
represented on a Joint Management Committee that manages the ongoing
operation of the building.
The NSFFC aim to give people of all ages and abilities an introduction to fly fishing, fly
casting, fly tying and catch and release. The club runs a very successful “Kids Come and
Try Fishing Day” every year at the lake, with last year attracting over 800 visitors. The lake
is regularly stocked with trout as part of Fisheries Victoria, Small Waters Stocking Program.
This program recognises importance of fishing as a recreational sport.
The Club is also strongly involved in the internationally recognised sport of fly casting.
During autumn and winter, the Club is involved and hosts numerous casting events at
the Club’s casting pool. The casting pool was funded by the Club and a number of
grants received from both local and State governments. The pool is recognised as
one of the best casting facilities in Australia. In addition to a large number of domestic
competitions, the Club has successfully hosted the Australian and Victorian Casting
Championships and the internationally recognised Federation of Fly Fishers, Casting
Instructor Certification.
The Club is structuring activities to increase membership by 10% per year with a focus
on juniors and females with the view of attracting family groups.
4.7 Greensborough Model Aircraft Club
The Greensborough Model Aircraft Club (GMAC) is based in the North West corner of
Yarrambat Park, with 250 members from a diverse range of backgrounds, occupations
and share a common passion in model aviation.
GMAC is a not-for-profit-organization which operates a first class recreational facility
and considered as one of the best flying fields in Australia. The grass runway and fields
show the benefits of regular maintenance and grooming - despite the efforts of the
local kangaroo and rabbit populations.
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The club members built a modern club house which has a kitchen, toilets, its own
water supply, a solar powered pump, and a generator for power. A large undercover
BBQ and outdoor seating create a family-friendly environment and plenty of space for
social activities.
Access to the club facilities is by a security key. The facilities are open to members
seven days a week, all year round. 'Wet' fuel powered aircraft are permitted to fly
between 9.00 am and 8.00 pm. Electric aircraft may fly between 7am and 11.00 pm.
While the club is especially busy on weekends, members fly most days of the week,
weather permitting.
4.8 Plenty Gorge Walking Trail
The Yarrambat Park is within the extensive Plenty Gorge Parklands. There is an
interesting 4 km return walk, shared with horse riders, to the bushland along the Plenty
River, starting from the main picnic area/car park. The expansion of nearby
residential developments will make the park an attractive place for casual walkers
and bike riders.
The bushland adjacent to the Plenty
River is currently used by bushwalkers
in the absence of any designated paths
or trails.
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5. CONSULTATION SUMMARY
The project has involved extensive consultation with stakeholders, Council staff and
the community.
The main consultation tasks have included:
Individual on-site meetings with each of the existing user groups and
stakeholders.
Follow-up site visits, telephone interviews or meetings as required.
Establishment of the Project Control Group which has met on three
occasions in the lead up to this report.
Community on-line survey.
Community in-field survey (face to face).
Resident survey.
User Group submissions.
The consultation results have been used to inform the identification of critical issues
and major themes for consideration in the Master Plan. The full and more detailed
results on the consultation process can be found in Volume 3 of the Master Plan.
5.1 Golf Course Community Survey
In total, 207 individual surveys were completed. A summary of consultation results and
key findings is included in the Golf Course Master Plan (Volume 2).
The points below show a summary of the Survey responses that were received:
68% of those surveyed use the Driving Range
18% use the Health Club
86% of Yarrambat players also play at “Growling Frog”
58% use Bundoora Park Public Golf Course
Cost or Course Issues are not significant reasons that prohibit greater use by
current users
The two most important factors that would encourage greater use of the
facility are improved course quality and driving range upgrades
Redevelopment of the course was very important for 83% of respondents
79% of those surveyed are satisfied or very satisfied with the current Council
provision of Golf and Recreation facilities in Nillumbik.
Development priorities identified by Golf Course Users included:
Driving Range
Bunker Maintenance
Chipping and Practice facilities
Appropriate positioning of the Pro Shop and catering facility
Flood Lights on Driving Range
Better Drainage of some fairways (15th especially)
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5.2 Parks Victoria – Plenty Gorge
Our consultation with Parks Victoria revealed the following:
There is a proposed trail that runs from north to south of the Plenty Gorge
Park.
The trail will be approximately 20 kilometres in length and will be completed
in stages.
The potential linkage of the Plenty Gorge trail with Yarrambat Park is more
than 5 years away.
The trail development presents great opportunities to link Yarrambat Park
with the growing residential area.
5.3 Whittlesea Council
Discussions with Whittlesea Council revealed the following items for consideration:
Whittlesea Council is about to undertake an Aquatic Facilities Strategy.
Mernda is likely to have an Indoor Aquatic Centre within the next 10 years.
Currently there is an under supply of playgrounds in the region.
There is demand for community meeting spaces.
5.4 Consultation with User Groups
The consultation process included meetings with the user groups of Yarrambat Park,
including:
Greensborough Model Aeroplane Club
Diamond Valley Archers
Yarrambat Historical Society:
Northern Suburbs Fly Fishing Club
Yarrambat Adult Riding Club
Yarrambat Pony Club
The following is a summary of the issues that were raised by the various Yarrambat Park
user groups through the course of the consultation process.
Most clubs are experiencing a growth in membership and the adult riding
club is at capacity in terms of its membership.
Expansion of the archery and fly fishing clubroom facility and indoor
shooting range will be needed within three years to cater for growth.
Fencing of the archery target range is a high priority.
A walking path around the lake is a priority for the fly fishing club.
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Car Parking Facilities are inadequate on several weekends.
Facility and directional signage needs to be upgraded.
The facilities provided by these clubs are considered of high value by their
respective State sport or recreation associations.
Toilet facilities for public use.
Disability toilets -there are no disabled toilets for some distance to the park.
Plenty Gorge has the closest disabled toilets and the access is not very
good.
Access to riding trails that link up with the park would be beneficial.
The current disrepair of the perimeter fence around the old trotting track is
of concern.
Constant struggle to raise sufficient funds to cover the annual maintenance
costs.
5.5 Key Issues Arising from the Consultation Process
A summary of the key opportunities identified for Yarrambat Park that were raised
throughout the consultation process in reference to the master planning include:
Improving water sustainability and identify water storage options.
Improving car parking.
Additional public facilities, including:
- Public Toilets
- Playground
- Park furniture (seating and tables).
Upgrade of the golf driving range.
Upgrade of the Golf Course – bunkers, cart paths, greens.
Improve pedestrian access and safety throughout the site.
Improve safety along the gorge path for shared use.
Walking trail linkages with adjacent residential areas.
Maintenance depot space constraints.
Expansion of the golf club house.
Need to identify a footprint for possible future expansion of the archery and
fly fishing club
Yarrambat Park Master Plan Draft Report - Volume 1 19
6. GUIDING PRINCIPLES The following planning principles have been identified as a guide to the development
and intent of the Yarrambat Park Master Plan. The principals have been established
having regard to the research and consultation undertaken, as well as the original
project objectives of Council. The principles are described below.
6.1 Supporting the Benefits of Participation
Council recognises that participation in sport and physical activity brings about a
range of personal, social, health and economic benefits for individuals and
communities. Yarrambat Park has a long established history of active recreational use,
including formal sports and club activities. Future development of the park will support
ongoing use of the area for a range of formal and informal sport and recreation
activities.
6.2 Supporting Community Development
Council recognises that supporting formal sporting clubs is not just about participation in
physical activity. Sporting and recreational clubs are recognised as providing a range of
broader benefits to the community, including contributions to social capital, community
cohesiveness and community connection.
6.3 Supporting Multi-Purpose Facilities
Council supports the development of multi-purpose facilities and encourages
initiatives that maximise efficient and multifunctional use. Design options for the park
will consider opportunities to maximise use of shared facilities, thereby minimising the
overall number of built structures in the park.
6.4 Protecting and Enhancing the Environment
The community values the landscape character and overall amenity of the park.
Future development will seek to protect the heritage value of the park, enhance the
landscape quality of the reserve, promote effective management of the tree stock
and improve facilities, infrastructure and functioning for broad community use whilst
retaining the natural ambiance of the precinct.
6.5 Supporting Sustainability
The Master Plan will seek to support initiatives that facilitate long-term environmental
sustainability within the park, including water use, vegetation management and
ongoing maintenance. Council will also support initiatives that facilitate the long-term
operational sustainability of the existing sport and recreational uses of the park.
6.6 Facilitating Access for All
Council recognises that all community members have equal rights to participate in
and enjoy the benefits of sport and physical activity. Development of the park will
consider design solutions to help facilitate access for all.
Yarrambat Park Master Plan Draft Report - Volume 1 20
7. MASTER PLAN The following section presents the Master Plan based on the research, consultation,
planning principals, key objectives and vision for Yarrambat Park as outlined in this
report.
The Master Plan is presented in the following six illustrations in this section:
1. Yarrambat Park Precinct Master Plan
2. Golf Course Master Plan
3. Water harvesting and Wetlands Plan
4. Golf Driving Range Concept
5. Golf Club House Master Plan
6. Club House Precinct and Car Parking Plan
A description of the major features included in each of these areas is depicted on
each plan.
7.1 Yarrambat Park Precinct Master Plan
The overall Yarrambat Park concept design is depicted below. A larger scale drawing
is attached in appendix 1 of this volume of the master plan.
Note: The positioning of the proposed facility developments as per the numbers and lines is indicative
only.
Yarrambat Park Master Plan Draft Report - Volume 1 21
The key features of the park concept are listed on the plan including:
The recommended location of additional parking (see area 9) for the northern
area of the park which will cater for existing users of the lake and the future use
of an adjacent playground. This area of the park requires an amenity block
which we have included in the plan (see area12). The exact location of this
facility needs to be reviewed, based on linking in with the current septic tank
system and also to meet the setbacks required for waterways.
The proposed expansion of the Diamond Valley Archers and Northern Suburbs
Fly Fishing clubroom facility (see area 3). This is a shared multi use facility which
currently houses an indoor archery range as well as meeting room, a small
kitchen and combined social area. Both of these clubs are experiencing
substantial growth in their membership and estimate that they will require the
proposed additional space within a 3 year time frame.
Council will enter into a lease agreement with Diamond Valley Archers (DVA)
for the target range area (see area 8). This lease would provide DVA with
exclusive use of this area and it is therefore appropriate to install a fence (at the
Club’s expense) that is fit for purpose which protects the club’s assets. The
fence will be a low impact colour such as black and low level screen planting
will be included between the fence and Yan Yean Road.
Archery Field Course (see area 13) – A Land Management Plan will be
prepared for the gully area from the lake to the Plenty River. Council will enter
into a licence agreement with the Diamond Valley Archers for permissive
occupancy of the gully area from sunrise to sunset seven days per week. The
general public would have access to the space when the archery field range is
not in use by the Archery Club. The Archery Club will be required to fence the
area (as specified within the Land Management Plan and at the Club’s
expense) and also provide a risk management plan (to the satisfaction of
Council’s insurers) to indicate how the Club will: inform the general public when
the course is in use; prevent ad hoc use of the space and ensure a method of
warning archers to halt shooting is introduced
The proposed walking/ bike path around the lake (marked in red) is indicative
of its location and it is recommended that the path around the lake should be
set back to allow 3 to 5 metres of planting. This could vary along the edge and
at different points along the path with access points to the lake managed
accordingly. This trail will connect with the residential area to the north of the
park, the lake, gully area and golf clubhouse café facility. Council will
negotiate with Parks Victoria to access their land for the trail linkage to the
residential area north of the park.
The current position of the Yarrambat Heritage Museum will be maintained.
Should any small-medium scale tourism development be proposed for the park
in the longer term, Council undertakes to include the Yarrambat Historical
Society in these discussions.
Low level plants and shrubs will be planted in the revegetation area (area 17)
adjacent to Yan Yean Road so current resident views over the lake area will not
be compromised.
It is also recommended that a landscape plan be developed for the area adjacent to
the proposed walking path, with a strong emphasis on potential aquatic plantings to
revegetate in and around the dam. The landscape plan should also consider pest
plants and the impact of animals should definitely be considered particularly in the
gully conservation area.
Yarrambat Park Master Plan Draft Report - Volume 1 22
Nillumbik Shire Council is taking a leading role in terms of Ecologically Sustainable
Development (ESD) .There are growing expectations from the community and within
the building industry for the built environment to meet appropriate standards of
environmental performance. Council has endorsed the use of the Ecologically
Sustainable Development (ESD) assessment tools – Sustainable Tools for Environmental
Performance Strategy (STEPS). These assessment tools will need to be applied to any
future building/ landscape works within the park prior to development.
Any future development of the golf course and park need to consider pest plant and
animal management issues that exist within the park. A future land management plan
is the recommended process to address these issues and set in place requirements for
the types of plants to be used on the golf course upgrade as an example.
7.2 Golf Course Master Plan
The Golf Course Master Plan which forms Volume 2 of the master plan includes the
following developments with respect to the golf course:
The capacity to provide an additional hole
A new practice chipping and junior practise area
Cart Paths upgrade
Greens, Bunkers and Tees renewal or reconditioning
Irrigation system upgrade
Provision of a second dam is recommended for additional long term water
storage
Maintenance Depot expansion to meet health and safety requirements
Provide seating at select holes and an additional toilet on the back nine
holes.
Lake 1
Proposed
Lake 2
Yarrambat Park Master Plan Draft Report - Volume 1 23
It is proposed to construct a holding dam at the south end of course, to collect water
from two collection streams, including the overflow water from the series of ponds, of
which the water level can overflow by one metre at the moment. Pumping of water
back to the main lake as required will require an underground pipe and pump system
to be installed.
The main lake (Lake 1 on the plan) holds 100 mega litres of water, and will remain the
water source for irrigation of the golf course. Alternative water storage options to
capture additional run off from site have been narrowed to one location at the south
end of the course. This will be dependant on further analysis and recommendations of
a report for a new water storage (Lake 2 on the plan) 30 mega litre dam.
The dam is proposed as a 30 mega litre secondary water supply, to supplement the
existing 100 mega litre irrigation storage lake, at the north of the site. A feasibility study
is proposed to determine further logistics of constructing a new dam, and would
require an engineering assessment of the potential site and construction materials. In
addition to this a hydrology report will be required that investigates water capture
resulting from the overflow from the main dam as well as stormwater flows from the
creek running through the course.
The feasibility study will also need to address the health of the existing lake and how
this can be improved by providing additional shade and plantings, amongst other
options that could be considered.
WATER HARVESTING
Urban Stormwater harvesting and wetland filtering re use will provide a sustainable
method of increasing water capture, filtering of unwanted deposits. The diagram
below shows how this will work in terms of harvesting and flow. Further detail is
contained in Volume 2 – Golf Course Master Plan.
Yarrambat Park Master Plan Draft Report - Volume 1 24
The opportunity for stormwater harvesting and re use exists by:
catchment from urban stormwater sources that will use urban stormwater to
reduce demand on potable water supplies.
reducing the volume of stormwater runoff reaching receiving waters during
medium and high flow events, or attenuating (delaying) flows over a longer
period of time to reduce flow intensity.
reducing pollutants from, and improving the quality of, stormwater flowing into
receiving waters.
retainment of localised flooding , subject to further studies. Landscape works to
achieve the aims for this precinct include:-
Small controlled pockets of low planting provide edge definition.
Discourage waterway/wetland access to pedestrians and golfers to allow
natural regeneration.
Rain Gardens and Wetland Cells.
Rain gardens and wetland cells will act as irrigation storage and settlement
systems, with pollutants removed via sedimentation ponds and macrophyte
zones, prior to entering permanent water areas and outfall drains.
Rain gardens and wetlands are a key treatment measure for nitrogen reduction
and also help to manage other important water quality issues such as
phosphorus, suspended sediment, and other toxicants.
Rain gardens and wetland cells will be located in strategic areas based on
design layout contours. They will be constructed and shaped according to the
above-mentioned guidelines, with suitable indigenous vegetation to provide
increased biodiversity.
Filtering stormwater through a golf course lessens the pollution and
sedimentation of our waterways.
Yarrambat Park Master Plan Draft Report - Volume 1 25
7.3 Driving Range Concept
The driving range at Yarrambat Park Golf Course currently has an undercover area
that isn’t adequate for golfers to hit from or large enough for teaching. There are 14
bays in total with 4 undercover. The proposed solution is to cover all bays and have a
designated coaching area for the professional to teach private lessons and clinics.
The area would need to be large enough to film a client’s swing and have at least 4
bays for group lessons.
An ideal coaching area would include:
• 12metre x10metre undercover area
• Lockable fully enclosed
• Off to the side of other practice bays
• 4 bays
• Flood lit for night time
The PGA Professional would be open to discussions about investing in the coaching
area and building the new facility. A longer term lease would need to be agreed to
with the Professional in order for them to invest in the project. It would give the
Professional an opportunity to develop a Golf Academy and grow participation of
golf in the local community. The illustrations below show the positioning and elevation
sketch of the proposed coaching area.
Yarrambat Park Master Plan Draft Report - Volume 1 26
The Driving Range Concept design contains the following improvement suggestions:
Improve the driving range to attract patrons and provide a better quality
facility. Retain the existing concrete base which already optimises the available
width for constructing bays.
Re-orientate the direction of some of the existing driving bay mats so that balls
head in a central direction and by installing screens or dividers between the
mats.
Enclose the external bays and refurbish the centre building structure to have
the whole 15 bays enclosed.
Allow for training video and swing analysis rooms, vending machines, ball
dispenser, mirrors and store for ball picker machine (storage currently shared in
golf cart store).
Re-shaping of terrain, build target greens and mounding to add visual appeal
and assist in balls coming to rest within the range area.
Define the ball landing area using earthworks to shape a bowl which will be
surrounded by earth mounds to contain the majority of golf balls and visually
look more appealing.
Irrigation - install a 25 head sprinkler system to improve the ball landing surface.
Extend off the mainline of the golf course irrigation system when re-shaping the
ball landing area.
Provide additional Safety Fencing to match the existing portion, to the west end of
the range adjacent to the 7th tee and to the south side along maintenance road.
Renew golf Hardware, renew hitting mats, ball picker, pull cart, ball dispenser
and ball washer system, bay dividers, seats, rubbish bins, ball baskets.
Light poles or in ground lighting, pedestrian lighting off building.
A second stage improvement to the Practice Range would be to reshape, irrigate
and turf the lower tier at the end of the existing Range. This would aid in collection of
the many balls which will come to rest well beyond the end of the present Range. The
area could also double as a Turf Nursery if required.
(Dotted line indicates extent of existing range)
Yarrambat Park Master Plan Draft Report - Volume 1 27
7.4 Golf Club House Master Plan
The clubhouse is located on the highest point of Yarrambat Golf Club and with its
southern aspect, members and guests enjoy panoramic views over the course towards
the city. The existing design and standard of facilities does not adequately meet user
needs, contemporary expectations or adequately support financial sustainability of the
operations. With the growth of the neighbouring residential area and the possibility of
walking and bike trail linkages, there will be increased demand in the local area for
casual café style dining areas as well as an increasing demand for function room
facilities.
The Master Plan recommends a two stage redevelopment of the club house, which
would see its capacity increase in line with population growth in the local area which
would underpin the viability of investment at each stage of development.
Stage 1
Stage 1 includes a 350 square metre expansion of the building footprint and relocation of
the kitchen area. The expected capital cost of this first stage of the club house
redevelopment as depicted below is estimated at $535,000.
Yarrambat Park Master Plan Draft Report - Volume 1 28
Stage 2
Stage 2 of the expansion of the Club House facilities would see the enclosure of the
alfresco dinning area within a permanent roofed and glazed structure. During this
stage additional amenities, storage and meeting room space would also be
provided. The estimated capital cost for this stage is $940,000.
Yarrambat Park Master Plan Draft Report - Volume 1 29
7.5 Club House Precinct and Parking
The master plan allows for an additional 60 car parking spaces in the Club House
precinct which will cater for future growth associated with the expansion of the club
house and function room facilities.
This car park area is also designed to cater for the demand for parking from the
archery, fly fishing club and historical society on their event days.
Implementation of the Master Plan will improve the overall amenity and functionality
of the park, including enhanced traffic management, safety and pedestrian
circulation.
Yarrambat Park Master Plan Draft Report - Volume 1 30
Council is also interested in exploring the commercial market response to a potential
small to medium scale conference, accommodation and hospitality development on
the site. The image below shows the potential location of any future development of
this type, which also would be located within the club house precinct.
This zone within the precinct would potentially include:
Small to Medium scale Accommodation development
Hospitality Facilities
Expended Car Parking
Yarrambat Park Master Plan Draft Report - Volume 1 31
8. ADDITIONAL AREAS FOR REDEVELOPMENT
8.1 Water Sustainability
Most golf courses we have designed have some sort of water bodies for visual,
irrigation and environmental purposes.
A pond system through the south of the course, is currently linked by an underground
pipe system, and has at times exceeded its capacity to hold the water between them
and the ponds have overflowed. However on wet days the course is still quite
playable which would suggest the drainage is generally good.
The Yarrambat Golf Course has a Melbourne Water licence for water diversion from the
Plenty River. Filling of the current dam is permitted between 1st May and 31st October
when river flows are greater than 2.0 megalitres per day, with maximum daily volume
4.5 mega litres and a total annual volume limited to 90 mega litres. Diversions are not
permitted between 1st November to 30th April inclusive. The recommendations for
additional water storage reduce the reliance on drawing water from the Plenty River, but
does not offset the need to continue to use this critical supply.
The golf architects recommend construction of a holding dam at the south end of
course, to collect water from two collection streams, including the overflow water
from the series of ponds, of which the water level can overflow by one metre at the
moment. Excess water can be pumped back to Lake 1 as required, however this will
require installation of a network of underground pipes. Lake 1 holds 100 mega litres of
water, and will remain the water source for irrigation of the golf course. This option will
add an additional 30 mega litres of storage capacity.
The proposed water storage option has a number of benefits:
The proposed site for the water body at is already a water body, which is being
expanded.
Plant and bird life should improve.
There will be no loss of visual impact, and it would actually be improved by the
landscaping.
There is no change in land use.
Water would be filtered by the wetlands planting system before entering the
water body.
A fixed height at the pond inlet pipe would ensure the creek system would still
remain active.
Any expansion of the water storage areas as proposed in Volume 2 of the master plan
will require the development of a Site Environmental Management Plan for Melbourne
Water, clarifying how the site is protected during and after any works.
A discussion preliminary discussion with Melbourne Water has been held to determine
their position on potentially harvesting the stormwater runoff from the golf course and
surrounding areas to increase the water availability for irrigation purposes. Melbourne
Water have indicated that they are prepared to give in-principle support for the
establishment of a second storage dam on the course given that the water could be
sourced by trading within an existing licence holder. An irrigation demand modelling
study would need to be undertaken.
Yarrambat Park Master Plan Draft Report - Volume 1 32
8.2 Signage and Communication
The Master Plan acknowledges the needs for improved signage and consistent
branding within Yarrambat Park. It is therefore recommended that a review of existing
signage be undertaken with a view to improving overall consistency, branding and
visual appeal of information and regulatory signage. Consideration should be given to
ensuring consistency with the broader branding guidelines of the Nillumbik Shire.
8.3 Safety
Some tee alignment safety issues occur at the first and second holes of the golf course
and should be addressed. Yan Yean Road is adjacent to the tenth hole, and a wide
land buffer exists between road and the fence line. However because this road is
planned to be widened in the future, this may cause safety to be an issue at a later
date. Because the power poles are on the east side of the road, it is expected that
the verge on the golf course side would be used.
The access road to the maintenance facility is also a problem from errant driving
range balls. The image below is provided as an indication of one of the structures that
may be suitable for installation adjacent to the driving range. Actual design and
placement of barriers will be subject to detailed investigation as part of the overall
implementation process.
8.4 Maintenance Depot Redesign
The original shed is still used and its size is smaller than exists at most facilities. A number
of external storage sheds have been added on over time rather than extending the
main shed.
The Master Plan retains the maintenance depot within the existing location, however
the overall size of it has been expanded. It is therefore recommended that a review of
the depot operations be undertaken and a specific design solution established to
meet operational requirements.
Modern facilities are turning to environmental friendly filtering systems which trap
contaminated material before they are released from site. A Water Stax system would
be installed in a new facility or could be connected into the existing pit arrangement
to collect the contaminated material.
Yarrambat Park Master Plan Draft Report - Volume 1 33
9. FINANCIAL IMPLICATIONS
9.1 Management Contract Implications
A benchmarking assessment of the golf course business performance was also
undertaken as part of the master plan, comparing Yarrambat Park with four other
public golf courses in metropolitan Melbourne. The benchmarking showed that
Yarrambat Park golf course is performing extremely well, with the overall operating
surplus being the highest financial return to Council of those courses surveyed.
The implementation of the master plan will have implications for the most appropriate
management model for the golf course, in that some options present commercial
opportunities that may require investment over a longer term. In order to determine
the option that best supports the future implementation of the associated facility and
course upgrades, a detailed business analysis is being undertaken.
The implementation of the master plan provides Council with various options for the
future management of the golf course operations:
Option 1 - Continue with short term 3 to 5 year contracts for both course
management and maintenance. Under this option Council would make most
of the capital investment outlined in the master plan.
Option 2 – A long term lease or leases (up to 20 years) for both the golf
operations (including the driving range) and the proposed hospitality function
venue in return for capital investment. Under this option the maintenance of
the course could still be a separate contract with terms of 3 to 5 years.
Option 3 – Long term lease or leases (up to 20 years) for the golf driving range
and the proposed hospitality function venue in return for capital investment.
Under this option the maintenance of the course could still be a separate
contract with terms of 3 to 5 years.
Option 4 – One single long term lease (up to 20 years) for the entire operations
including:
- Golf Driving range
- Hospitality
- Golf Course management
- Golf Course maintenance
Yarrambat Park Master Plan Draft Report - Volume 1 34
10. IMPLEMENTATION The following section provides an overview of the indicative capital costs to
implement each of the key improvement actions identified, and presents these
actions within an overall recommended implementation framework (i.e. priorities).
10.1 Indicative Capital Cost Details
The capital cost estimates to implement the master plan are as follows:
Golf course upgrade (including the driving range) - $6.3m (funding mix of
Council, commercial partner and possible government grant for water
conservation initiatives).
Dining and function area in golf clubhouse – $1.5 million (to be funded by
commercial partner, under the next management contract).
Parkland improvements - $1.8m (shared funding between Council and clubs).
Of the $9.6 million of capital items identified in the master plan, some items are
renewal or maintenance ($2.3 million), whilst others involve upgrading existing facilities
($1.5 million) and the bulk of the costs ($5.8 million) are for proposed expansion of
facilities.
It is proposed to stage the implementation of the various initiatives, with priorities
allocated over the short, medium and long term. The short term (1 - 3 years) capital
funding requirement is estimated at $1.2m. Funding for each stage would require a mix
of Council, State and Federal Government Grants, club and commercial partner
funding.
The tables that follow provide a detailed breakdown of the indicative costs for each
major segment of the overall Yarrambat Park Master Plan.
YARRAMBAT PARK – CAPITAL COST AND IMPLEMENTATION
ItemSHORT MEDIUM LONG
Estimated Cost
Pony Club Accessible Toilet * $100,000
Park Amenities Block * $150,000
Walking Path Lake Precinct * $260,000
Walking Path to Archery Gully * $10,000
Walking Path to Parks Victoria trail * $60,000
Playground * $250,000
Main Car Park Expansion * $120,000
Car Park – Lake Precinct * $80,000
Archery/ Fly Fishing Clubrooms * $350,000
Pony Club Perimeter Fence * $400,000
Archery Fence * $40,000
Estimated Cost TOTAL $1,820,000
NOTE: Some of the items listed above are the responsibility of the clubs and some are shared
responsibility (Council & Club).
Yarrambat Park Master Plan Draft Report - Volume 1 35
GOLF COURSE AND DRIVING RANGE – CAPITAL COST AND IMPLEMENTATION
Item 2012 2013 2014 2015 2016 2017 2018 2019 2020
Estimated
Cost
ex GST
Total
ex GST
Convert Hole 6 to
a Par 5
● $143k $143k
Convert Hole 7 to
a Par 4
● $ 47k $ 47k
Hole 4 Safety
Modifications
● $ 38K $ 38K
Short Term
irrigation needs
● $ 62k $ 62k
Irrigation Design
Master Plan
● $20k $20k
Replace Golf
Course Irrigation
● $850 $850
Driving Range
Building
● $250k $250k
Driving Range
Golf Fit out
● $ 25k $ 25k
Irrigation Driving
Range
● $ 75k $ 75k
Irrigation Practice
Chipping
● $28k $28k
Driving Range
Landing area
● $ 86k $ 86k
Driving Range
Fencing
$225k $225k
Practice
Chipping / Spare
hole
● $308k $308k
Island Tees for
longer spare hole
● $150k $150k
Maintenance
Depot - New
Building
● $750k $750k
Depot - Soil bins &
external area
$ 60k $ 60k
Depot – Waste
Water Treatment
● $ 60k $ 60k
allowance
Feasibility Study
Dams
● $10k $10k
Water Storage -
Dam 2
● $600k $600k
Water collection
dam 2
● $60k $60k
Landscape
Improvement
● ● ● ● ● ● ● ● ● $5k per
annum
$ 45k
Water Harvest
and treatment
● $500 $500
allowance
Golf Course
Signage
● $10k $ 10k
Ongoing Hole
Enhancements
●● ●● ●● ●● ●● ●● ●● ●● ●●
Renew Tees ●● ●● ●● ●● ●● ●● ●● ●● ●● $30k each
hole
$540k
Renew Greens ●● ●● ●● ●● ●● ●● ●● ●● ●● $45k each $810k
Renew Bunkers ●● ●● ●● ●● ●● ●● ●● ●● ●● $15k each $270k
Cart Store
Addition
● $50k $ 50k
Separate - Renew
cart Paths
●● ●● ●● ●● ●● ●● ●● ●● ●● $ 270k
$270k
Estimated Year
Totals
$535k $775k $886k $601k $965k $935k $515k $465k $665k TOTAL
$6,342,000
NOTES: ●● Ongoing Maintenance Allowance ● One off Capital upgrade
Yarrambat Park Master Plan Draft Report - Volume 1 36
CLUB HOUSE EXPANSION
This component of the master plan has potential for a commercial return on
investment and could ideally be funded from private investment as part of a longer
term management or lease arrangement. The two stage approach allows for
investment to be made over a longer period in response to growth in the catchment.
The table below indicates a staged approach to the Golf Club House and function
room facilities. There are some immediate upgrades that could be implemented
immediately to increase capacity, such as café blinds, outdoor heaters and installing
bi fold doors that would cost approximately $40,000.
STAGE Inclusions Cost
Stage 1 Relocate Kitchen $150,000
Extend Terrace $75,000
Alfresco Terrace (150sq.m) $220,000
Refurbish Pro Shop/Bar $65,000
Contingency $25,000
Stage Total $535,000
Stage 2 Enclose Alfresco $750,000
Refurbish Terrace $10,000
Create Board/Meeting room $180,000
Stage Total $940,000
NOTE: This capital cost estimate excludes consultant fees, authority charges, services up-
grades and site conditions risks. However a contingency amount for each stage has been
included.
Yarrambat Park Master Plan Draft Report - Volume 1 37
APPENDIX 1
Yarrambat Park Master Plan
Concept Design