sc3 balwyn library redevelopment concept plan abstract · sc3 balwyn library redevelopment concept...

Services Special Committee Agenda 11/04/16

SC3 Balwyn Library Redevelopment Concept Plan

Abstract This report seeks Council endorsement of the concept plan and informs Council on the progress of the planning and design phases for the Balwyn Library Redevelopment. In 2010, Haskell Architects were appointed to prepare a Boroondara Libraries Facilities Review of four of the five libraries operated by City of Boroondara. The Library Facilities Review was developed in the context of Council’s strategic planning framework and provides an overview of the current community profile and the utilisation of existing library facilities. The Review was based on an assessment of the existing library facilities at Ashburton, Balwyn, Hawthorn and Kew from a best practice perspective, and outlined a ten year strategy and action plan for the provision of cutting edge library facilities to the residents of Boroondara. This review formed the recommendation for Council to allocate appropriate funding for Library Facilities in its Long Term Financial Strategy between 2014 - 2020. In December 2014, Croxon Ramsay Architects was appointed for the provision of Architectural Design and Consultancy Services to this project. Extensive community engagement and user group consultation has since been undertaken to inform the project design. Croxon Ramsay Architects have completed the ‘Return Design Brief’ and concept plan for the project. A Cost Plan has been prepared by an independent quantity surveyor. The Cost Plan estimates the overall project cost for the redevelopment of Balwyn Library to be generally in line with the proposed budget in Council’s long term financial strategy.

Officers' recommendation That the Services Special Committee resolve to: 1. Note and endorse the concept plan for the Balwyn Library Redevelopment

included in Attachment 1 (as annexed to the minutes).

2. Proceed to tender for the building works contract for the Balwyn Library Redevelopment.

Document information

City of Boroondara Balwyn Library Redevelopment of 10


Responsible director: Bruce Dobson

Environment & Infrastructure ___________________________________________________________________ 1. Purpose

This report seeks Council endorsement of the concept plan and informs Council on the progress of the planning and design phases for the Balwyn Library Redevelopment.

2. Policy implications and relevance to council plan

Council’s 20-year vision statement, ‘Our Boroondara - Our City Our Future’, Vision theme 1 - Community Wellbeing under Connecting people and services says: Council will ‘strengthen community living and spirit by developing community spaces, services, programs and events to connect people together’ and that Council will ‘work with the community to develop accessible, user-friendly hubs that accommodate wellbeing, health, recreation and disability services’.

The Council Plan 2013-17 also reflects this in its mission ‘The City of Boroondara will provide services, facilities, support and advocacy to enable our community to further its sense of place and connection’. This will be achieved through the actions under two of the key themes in the Council Plan ‘Strong and engaged communities’ and ‘Quality facilities and assets’.

3. Background

In 2010, Haskell Architects were appointed by the Library Services department to prepare a ‘Boroondara Libraries Facilities Review’ of four of the five libraries operated by City of Boroondara. The Library Facilities Review was developed in the context of Council’s strategic planning framework and provides an overview of the current community profile and the utilisation of existing library facilities. The Review was based on an assessment of the existing library facilities at Ashburton, Balwyn, Hawthorn and Kew from a best practice perspective, and outlined a ten year strategy and action plan for the provision of cutting edge library facilities to the residents of Boroondara. This review formed the recommendation for Council to allocate appropriate funding in its Long Term Financial Strategy between 2014 - 2020. In December 2014, Croxon Ramsay Architects was appointed for the provision of Architectural Design and Consultancy Services to this project. Extensive community engagement and user group consultation has since been undertaken to inform the project design. Croxon Ramsay Architects have completed the ‘Return Design Brief’ and concept plan for the project. Consultation and engagement with the community and users of the facility has occurred in accordance with the community consultation and engagement plan and this feedback has informed the project design.



The project Steering Committee comprising Councillors Addis, Mallis, and Parke, has met regularly to be briefed on the project status and has provided input into the project development.

A Cost Plan has been prepared by an independent quantity surveyor. The Cost Plan reflects the ‘Return Design Brief’ requirements, which include ecologically sustainable design in accordance with Council’s Sustainable Buildings Policy, a larger public library floor area, a first floor extension to accommodate new staff work areas and meeting spaces, upgrading the car park, landscape and public space adjacent to the library, furniture, fit out and equipment.

4. Outline of key issues/options

a. Return Design Brief The ‘Return Design Brief’ prepared by Croxon Ramsay Architects includes the feedback from the community engagement process and the instructions provided by Council for the Balwyn Library Redevelopment. The concept plan, as per Attachment 1, prepared by Croxon Ramsay Architects for the Balwyn Library Redevelopment works accord with Council’s project brief and the return design brief. The redevelopment works will include a larger floor area for the public library, more and improved study and quiet areas, a new children’s area, improved internet and I.T. facilities, an upper floor extension for staff work areas and meeting room, an upgraded car park, enhanced landscape and public spaces adjacent to the library, as well as double glazing, upgraded insulation and air tightness, energy efficient lighting, energy efficient heating and cooling, rain water harvesting and water sensitive urban design and landscape. A 27kW roof mounted photovoltaic solar panel array will be designed and documented as a separable item. This can be included in the scope of works if the total lump sum tender is within budget.

b. Project cost A Cost Plan has recently been prepared with the assistance of an independent quantity surveyor. The Cost Plan reflects the ‘Return Design Brief’ requirements, which have been described above. The Cost Plan estimates the overall project cost to be $8.07M for the redevelopment of Balwyn Library, which is $110,000 above the proposed budget of $7.96M in Council’s long term financial strategy. Based on recent experience and market conditions this difference is very likely to be eliminated by a competitive tendering process. A 27kW roof mounted photovoltaic solar panel array, estimated at $60,000, has been designed and documented as a separable item. This can be included in the scope of works if the total lump sum tender is within budget. Recent significant building tenders have achieved outcomes below the Cost Plan estimates resulting from favourable market conditions. It is anticipated similar results with this project will be achieved in the near future.



4.3 Project Program The building works program is proceeding with tenders scheduled to be requested in July 2016 and the outcomes reported to Council following conclusion of the tender process. Construction is scheduled to commence in November 2016, and the redevelopment to be completed in December 2017

5. Consultation/communication

A significant program of communications and engagement has been conducted to inform local residents and Balwyn Library users about the project and receive their feedback to the concept plans for the library redevelopment and immediate surrounds. The engagement aspect of this project has been undertaken in two stages. Stage 1 (November and December 2014) sought community members’ priorities for the redeveloped library. Following this, a concept design was developed which took community priorities into account, as well as operational, financial and engineering priorities. Stage 2 (July and August 2015) invited community members to provide feedback on the resulting concept design. Facilitated community workshops were conducted to gather community user views regarding the priorities for upgrading and developing the library and to present the community feedback in the form of concept plans. Feedback at the concept design feedback workshop was organised around the top five design aspects reflecting the key findings from stage one community engagement. 1. Providing furniture to support different activities: 6 themes identified from

28 comments

Furniture in the children’s area (tables, bean bags, seating for adults, space for multiple families, colourful floor, pull-out mats, snuggling environment)

Range and functionality of seating furniture (offer variety and ensure they are easy to get in/out of)

Location of seating (near windows but attention to glare, and moveable seats)

General expectations of comfortable modern and functional furniture Materials that last Tables that cater for a variety of users and that have a comfortable

design. 2. Improved technology to enhance library users’ experience: 9 themes

identified from 31 comments

Technology that gives users more autonomy, productivity and accessibility (e.g. support for user brought devices, Wi-Fi printing, tablet catalogues amongst shelves, listening posts)

Technology for children (e.g. touch screen, data projector in kids area, children’s catalogue)



Enhanced communication with users outside the library (e.g. social

media, Snapchat, podcasting, etc) User brought technology: Recharge and USB points throughout,

improved Wi-Fi Communicating within library (electronic display boards, notice boards,

loudspeaker system, more catalogues) Enhanced payment methods Accessible library (e.g. hearing points) Opt-in Programs Improved online services and opt-in programs.

3. Provide more comfortable reading and study spaces for individuals and

small groups: 8 themes identified from 23 comments

Study rooms (extra study rooms, quiet study and visual connection to library, flexibility, both private and group, include individual study tables)

Enhanced children area, thinking of family interaction and kids who are not yet fully into reading

Location of the reading spaces (e.g. avoid glare) Inclusion of a social enterprise café Reading spaces next to windows Lighting: not too stark Spaces for interaction Interior design that attracts people to the library.

4. Minimise noise, clutter and overcrowding of the space: 7 themes identified

from 25 comments

Disruption by children, manage noise through design Noise from different users (e.g. music from computers) Managing clutter Praise for how the new design manages noise and looks intimate Programing that considers the various users Accessible library: provision for people with hearing aid Praise for new entry: feels more open

5. Create a more functional layout which better uses the space and

minimises disruptions between library users: 7 themes identified from 24 comments

Inclusion of other spaces such as feeding room and outdoor entrance

space for patrons waiting for the library to open Concern about availability of staff at the help desk now that they will

also be in a sorting room Paying attention to managing the impact of children but balancing this

with recognising them as legitimate library users and catering for their needs

Shelving that considers the diverse users (e.g. reach and line of sight for parents and children)

Wide support and excitement for car-parking solution of making it one-way and exiting through the laneway

Praise for the design: very good, like layout Fit out related: Silent hand-driers in the bathrooms and number of hand-

driers to match number of toilets in the bathroom.



6. Other feedback Feedback focused on support for the enhanced environmental performance of the building and having the Chinese collection in Chinese not Pinyin. During the engagement program, there were also three project bulletins distributed to 500 households and user groups, as well as to over 330 members of the keep informed list. Over 70 people attended the various information sessions and workshops. Over 160 surveys and response forms were completed. Support for the concept design was generally good to very good. The revised design has incorporated all of the higher priority community/user group suggestions. Key Council departments that have had input and worked collaboratively on this project include Library Services, Projects and Strategy, Communications and Engagement, Traffic and Transport, Infrastructure Services, Parks & Gardens and Environment & Sustainable Living. The project Steering Committee comprising Councillors Addis, Mallis and Parke has met regularly to be briefed on the project status and has provided input into the project development.

6. Financial and resource implications

As noted in section 4 of this report, the estimated overall project cost of $8.07M is $110,000 above the proposed budget of $7.96M in Council’s capital works program. However, as the Cost Plan carries a project contingency and recent tender experience has shown that tender submissions have been below cost estimates, officers consider that this difference is very likely to be eliminated by a competitive tendering process. On completion of the tender phase for the project, a report to Council will be prepared for the appointment of a building contractor and will include a final reconciliation of proposed project funding.

7. Governance issues

The implications of this report have been assessed in accordance with the requirements of the Victorian Charter of Human Rights and Responsibilities. The officers responsible for this report have no direct or indirect interests requiring disclosure.

8. Social and environmental issues

With over 215,000 visitors and borrowers per year the Balwyn library is by far the busiest branch of the Boroondara Library Service and plays an important part in maintaining a strong and engaged community. The upgrade of the library and facilities will have a positive impact on the well-being of the community and the enjoyment of the enhanced services provided. As a place of refuge during emergencies and extreme heat the library also makes an important contribution to the health and well-being of the community, particularly the more vulnerable in Boroondara.



As well as contributing to a healthy indoor environment and good human comfort the Ecologically Sustainable Design elements of the project will ensure that energy consumption, greenhouse gas emissions and potable water consumption will be minimised. The project has been designed to achieve 5 star Green Star ‘as built’ performance to ensure that operating and life cycle costs are also minimised.

9. Conclusion

The Return Design Brief has been prepared by Croxon Ramsay Architects and final documentation of the project is underway in preparation for upcoming tender processes. Officers recommend that the concept plan included in Attachment 1 be endorsed and that Council proceed to tender for the building works contract for the Balwyn Library redevelopment.

Manager: Charles Turner, Projects and Strategy Report officer: Joe Capomolla, Project Manager, Projects and Strategy


architecture / urban design / interior design / project management25A Mollison Street, Abbotsford VIC 3067cnr Lt Nicholson St & Mollison Streett: 03 9429 1005 f: 03 9429 1006 www.croxonramsay.com.au

PRELIMINARY -NOT FORCONSTRUCTION

project

BALWYN LIBRARYREDEVELOPMENT-

status

DOCUMENTATIONphase

title

date scale revision no.

1434

drawing no.

24.06.15

project no. V

© c

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Crox

on R

amsa

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td

client

City of Boroondara8 Inglesby Road, Camberwell

issue / amendmentdate no.

A2121:100

@A1

PROPOSED GROUNDFLOOR PLAN

_ PRELIMINARY14.01.15A PRELIMINARY15.01.15B PRELIMINARY21.01.15C PRELIMINARY27.01.15D PRELIMINARY02.02.15E PRELIMINARY11.02.15F PRELIMINARY17.02.15G PRELIMINARY03.02.15

05.03.15 H SD COST PLAN07.04.15 I PRELIMINARY16.04.15 J PRELIMINARY21.04.15 K STRUCTURAL ISSUE31.05.15 L STRUCTURAL ISSUE05.06.15 M CLIENT ISSUE

N DD COST PLAN ISSUE12.06.15O DD COST PLAN ISSUE24.06.15P CONSULTANT ISSUE09.07.15Q DOOR HARDWARE ISSUE15.07.15

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FINISHESCPV_ CONCRETE PAVINGDP DOWN PIPERF_ RESILIENT FINISHTF_ TIMBER FLOATING FLOORTD_ TIMBER DECKINGFM FLOOR MATFW FLOOR WASTERL* RELATIVE LEVELFT_ FLOOR TILEJU_ JOINERY UNIT

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Services Special Committee Agenda 11/04/16______________________________________________________________________________________

______________________________________________________________________________________

Attachment 1


architecture / urban design / interior design / project management25A Mollison Street, Abbotsford VIC 3067cnr Lt Nicholson St & Mollison Streett: 03 9429 1005 f: 03 9429 1006 www.croxonramsay.com.au

PRELIMINARY -NOT FORCONSTRUCTION

project

BALWYN LIBRARYREDEVELOPMENT-

status

DOCUMENTATIONphase

title

date scale revision no.

1434

drawing no.

24.06.15

project no. W

© c

opyr

ight

Crox

on R

amsa

y P

ty L

td

client

City of Boroondara8 Inglesby Road, Camberwell

issue / amendmentdate no.

A2131:100

@A1

PROPOSED FIRST FLOOR & LOWERROOF PLAN

09.04.15 J CONSULTANT ISSUE21.04.15 K STRUCTURAL ISSUE27.05.15 L CLIENT ISSUE31.05.15 M STRUCTURAL ISSUE

_ PRELIMINARY14.01.15A PRELIMINARY15.01.15B PRELIMINARY21.01.15C PRELIMINARY27.01.15D PRELIMINARY02.02.15E PRELIMINARY11.02.15F PRELIMINARY17.02.15G PRELIMINARY03.02.15

05.03.15 H SD COST PLAN07.04.15 I PRELIMINARY

05.06.15 N CLIENT ISSUEO DD COST PLAN ISSUE12.06.15P CONSULTANT ISSUE09.07.15Q DOOR HARDWARE ISSUE15.07.15R DOOR D2.14 ADDED05.08.15S CONSULTANT ISSUE03.09.15

17.09.15 T CONSULTANT ISSUEU PRE-TENDER COST PLAN12.10.15V DIMENSIONS09.12.15W UPDATED07.03.16

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GENERAL NOTESNOTES REGARDING WALL TYPES• REFER DRAWINGS A621 & A623 FOR WALL TYPE DETAILS• REFER DETAILS FOR WALL SETOUT• REFER FINISHES SCHEDULE FOR APPLIED FINISHES (EG: TL1)• FC1 SHEET TO FACE WET AREAS GENERALLY• MULTIPLE TYPES HAVE VARIOUS CONSTRUCTION AT VARIOUSHEIGHTS. REFER ELEVATIONS & SECTIONS FOR EXTENTS.• WALL TYPES ARE INDICATIVE ONLY. REFER TO DETAILS ANDFINISHES SCHEDULES FOR EXACT MAKE UP AND FINISH.• ACOUSTIC WALLS TO BE IN ACCORDANCE WITHMANUFACTURERS, (JAMES HARDY OR SIMILAR) SPECIFICATIONSIN ORDER TO ACHIEVE REQUIRED 'CERTIFIED' RW** RATING ASASSOCIATED WITH WALL TYPE

WALLS

BRICK WALL

STUD WALL

FINISHESCPV_ CONCRETE PAVINGDP DOWN PIPERF_ RESILIENT FINISHTF_ TIMBER FLOATING FLOORTD_ TIMBER DECKINGFM FLOOR MATFW FLOOR WASTERL* RELATIVE LEVELFT_ FLOOR TILEJU_ JOINERY UNIT

LEGENDNEW DOORD--

NEW WINDOWW--

FIRE EXTINGUISHER A

FIRE EXTINGUISHER B

FIRE HYDRANT

INTERNAL ELEVATION MARKER

FIRE BLANKET

FIRE HOSE REEL

ROOF MOUNTED FAN/COWL

FALL ARREST ANCHOR POINT

WT** WALL TYPE

BRICK WALL TO BE DEMOLISHEDSTUD WALL TO BE DEMOLISHED

BLOCKWORK WALL

• REMOVE EXISTING ROOF SHEET. ALL REDUNDANT SERVICEPENETRATIONS TO BE REMOVED. EXISTING ROOFSTRUCTURE TO REMAIN


______________________________________________________________________________________City of Boroondara Balwyn Library Redevelopment of 10


______________________________________________________________________________________City of Boroondara Balwyn Library Redevelopment of 10

sc3 balwyn library redevelopment concept plan abstract · sc3 balwyn library redevelopment concept...

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