Asset Management Plan – Civic Theatre
Civic Theatre This Supporting Section should be read in conjunction with Council’s Asset Management Plan, the Asset Management Policy (which sets out Council's philosophy of asset management) and Council’s Asset Management Strategy (which provides Council with a clear direction and goal for managing the community's $1.185 billion (as at June 2010) worth of assets).
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Current Asset Base
Size of the Civic Theatre The Wagga Wagga Civic Theatre is part of the Civic Precinct on the banks of the Wollundry Lagoon. The Theatre is a main focus of cultural activities within the community and attracts a great variety of national and international touring shows as well as many local events. The Theatre boasts a 488 seat auditorium, lighting and sound systems, spacious foyers, fully appointed bar and balcony overlooking the beautiful Wollundry Lagoon. The booking office, located in the lower foyer provides a comprehensive ticketing facility for local shows and events.
Map The following maps provide details of the Civic Theatre.
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Civic Theatre Civic Theatre Ground Floor Plan
Civic Theatre First Floor Plan
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Civic Theatre The Civic Theatre facilitates cultural activities in the form of shows, conferences and productions. It is a unique building in the Wagga Wagga Local Government Area (LGA). For this reason it is treated as an individual asset class, like the Airport, Livestock Marketing Centre and Oasis. While all the assets are managed within the Theatre, this Asset Management Plan is primarily concerned with the building as an infrastructure asset. In this Asset Management Plan there are also details which relate to some assets which enable the building to offer the cultural services to the community.
Challenges of the Civic Theatre The challenges of the Civic Theatre infrastructure include:
Ensuring technical equipment stays abreast with Industry and other Theatres to be able to accommodate touring performances and remain regionally competitive.
The proscenium arch (width of stage) is one of the smallest in Australia, this will limit the shows which can perform on the stage. For example, a main stage Sydney Theatre Company show would not be able to come to Wagga unless designed for the Wagga stage.
The manual fly systems will become an issue due to OH&S as systems for safety are all automated now.
The height of the fly tower is below industry standard.
The scaffolding orchestra pit will become an issue due to OH&S as they are now all automated.
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Condition Assessment
Condition Ratings Reference Sheet The condition of each asset type at the Civic Theatre is audited against a rating scale which ranges from excellent to very poor. This scale is used as the basis of all assessments of the Civic Theatre by Council’s Surveillance Team. The Condition Rating Reference Sheets for Buildings are used to rate the Civic Theatre building.
Intervention Levels To guide Council’s response to customer requests a set of reactive triggers has been developed for each asset category. These triggers are called intervention levels and include expected response times. The intervention levels and response times for maintenance for the building asset type are used as a basis for the Civic Theatre. However response times at the Civic Theatre are as short as possible as they are governed by the need to provide a Theatre which is in a satisfactory condition to ensure shows that are booked are delivered. The response times to intervention levels are generally shorter at the Civic Theatre than the recommended times in the Building Section.
Inspection Regime The condition and risk of the assets at the Civic Theatre will be assessed simultaneously as part of the Condition Inspection Regime. This inspection will audit the condition of the Civic Theatre building against the Buildings Condition Rating Reference Sheets and also assess the risk based on location and usage. The Civic Theatre assets will be inspected in accordance with the Buildings inspection regime as detailed in the Buildings Section of the Asset Management Plan. The inspections will be in the form of a GPS audit routine for all assets at the Civic Theatre. Ad hoc inspections will be conducted in response to customer requests, on a needs basis and where the asset degrades due to un-foreseen or unusual circumstances, like a storm event. These inspections are done onsite by trained Surveillance Officers and the results are captured in Council’s electronic mapping system (ArcGIS). In addition, Civic Theatre staff inspect the facility before and after each performance to ensure the building is fit for purpose. These inspections are conducted almost daily.
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Life Cycle Management
Life cycle management details how Council plans to manage and operate the asset category at the agreed level of service while minimising life cycle costs throughout the useful life of the asset. For most local government assets there are four key phases to the life cycle, namely: acquisition, operation and maintenance, renewal, and disposal.
Costs occur in each phase of the asset life cycle. It is important to attribute these life cycle costs to each phase to allow for effective decision making about how the asset will be managed. The life cycle costs of assets include:
initial capital investment operation and maintenance refurbishment and renewal administration, overheads and taxes depreciation capital use rate charges or rate of return and disposal of the asset at the end of its useful life
The initial capital or investment cost of a new asset is a significant cost and often dominates the decision as to whether to acquire the asset or expand the infrastructure network. However, it is important to include all the costs associated with each phase of the asset life cycle, including ongoing operation and maintenance, future renewal and disposal.
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Civic Theatre Target Maintenance Events The following table details the annual target maintenance events of the Civic Theatre building. These maintenance events relate to the management of the infrastructure asset. Civic Theatre Building Target Maintenance Events Event
Target Events/Year
Seat audit and clean
Once per year
Test and tag maintenance and lighting clean
Twice per year
Painting auditorium
Every 10 years
Painting back stage floor
20 times per year
Painting back stage
Every 5 years
Painting interior
Every 5 years
Painting external
Every 5 years
Air-conditioning service – check
Once per year
Carpet cleaning
Once per year
Lighting maintenance
Once per year
Window cleaning
Twice per year
Lift service
Once per year
Cleaning theatre
468 times per year
Emergency inspections/EWIS
12 times per year
Security check/alarms check
12 times per year
CCTV cameras maintenance
Once per year
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Civic Theatre The following table details the annual target maintenance events to ensure the Civic Theatre can deliver cultural services to the community. Civic Theatre Target Maintenance Events Required to Deliver Cultural Services Hearing loop check
3 times per year
Sound desk and speaker checks
Twice per year
Lighting desk and lights check
Twice per year
Fly line maintenance
Twice per year
Orchestra pit scaffold maintenance
Every 3 years
Cleaning – Stage
3 times per year
Cleaning and check – blacks
Every 2 years
Cleaning and check – front curtain
Every 3 years
Plumbing inspections
Once per year
Basement theatre painting
Every 10 years
Grand piano maintenance tune
5 times per year
Grand piano general maintenance
Every 2 years
Followspots maintenance
Once per year
Ticket printing machines maintenance
Once per year
Bar fridge maintenance
Twice per year
Bar ice machine maintenance
Once per year
Bar dishwasher maintenance
4 times per year
Stage management system maintenance
Once per year
Show relay maintenance
Once per year
Talkback system maintenance
Once per year
Elevated work platform lift maintenance
Once per year
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Civic Theatre Renewal A detailed work plan for the renewal of the Civic Theatre is developed annually to support this Asset Management Plan. This renewal program is prioritised based on condition and risk.
Disposal Where the disposal of the asset incurs a cost, Council currently includes the cost to dispose of an asset in the unit rate of that asset type. As Council moves towards strategic asset management this cost will be captured separately. The Asset Management Plan will be updated to reflect this change as it occurs across the asset types.
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Level of Service
The Asset Management Plan for 2011 has been developed based on data collation, research outcomes and the results of Council’s internal stakeholder engagement process. The next stage of the process is to ask the community to identify which asset condition is satisfactory to them. This will begin with an extensive community consultation process. The consultation will be in the form of a community survey which will be conducted online, at community gatherings, through focus groups and stakeholder meetings. The survey will use new technology, be based on images and a simple selection process. The outcomes of the consultation will form the foundation for true community engagement to occur in relation to the management of infrastructure across the Wagga Wagga LGA, in particular the development of agreed levels of service, supported by Council and the community. As Council gathers data from the community about the level of service for each asset category the outcomes will be integrated into the Asset Management Plan. Until the outcomes of the community engagement are known Council will provide costings to achieve an average condition for each asset category and use this as the satisfactory level of service.
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Financial Considerations
Council’s current liability of each asset type is the expenditure required to ensure the condition of the entire network of infrastructure is average or above. The current liability of the Civic Theatre is estimated to be nil, based on the condition audit performed by Council’s Surveillance Team in 2010. This means that all the components of the Civic Theatre have a condition rating of average or above (as at 2010). This current liability does not relate to the industry specific assets which ensure the building can operate as a theatre.
Projected Annual Maintenance Costs For Council to achieve the target maintenance events as detailed in Section 3 of this Asset Management Plan, the projected annual maintenance budget for the Civic Theatre is estimated to be $176,756 (in 2010 dollars). It is a first principle estimate and is expected to vary as Council continuously develops its asset management process and strategies. The following table provides further details of the projected maintenance costs associated with maintaining the Civic Theatre building as an infrastructure asset each year. Civic Theatre Building Projected Annual Maintenance Costs Event Seat audit and clean Test and tag maintenance and lighting clean
Projected Annual Maintenance Costs $4,880 $12,000
Painting auditorium
$1,200
Painting back stage floor
$8,000
Painting back stage
$5,000
Painting interior
$2,400
Painting exterior
$12,000
Air-conditioning service – check
$4,800
Carpet cleaning
$1,151
Lighting maintenance
$4,000
Window cleaning
$2,000
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Civic Theatre The following table continues to provide further details of the projected maintenance costs associated with maintaining the Civic Theatre building as an infrastructure asset each year. Civic Theatre Building Projected Annual Maintenance Costs Event
Lift service
Projected Annual Maintenance Costs $7,930
Cleaning theatre
$58,500
Emergency inspections/EWIS
$5,940
Security check/alarms check
$552
CCTV cameras maintenance
$500
The following table provides further details of the projected maintenance costs associated with the Civic Theatre providing cultural services to the community asset each year. Civic Theatre Projected Maintenance Costs Associated with Delivering Cultural Services Event
Projected Annual Maintenance Costs
Lighting deck check
$5,000
Hearing loop check
$2,400
Sound desk check
$5,000
Fly line maintenance
$6,000
Orchestra pit scaffold maintenance
$1,200
Cleaning and check – blacks
$5,000
Cleaning and check – front curtain
$3,000
Plumbing inspections
$1,803
Basement theatre painting
$1,000
Grand piano maintenance tune
$2,000
Grand piano general maintenance
$2,000
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Civic Theatre The following table continues to provide further details of the projected maintenance costs associated with the Civic Theatre providing cultural services to the community asset each year. Civic Theatre Projected Maintenance Costs Associated with Delivering Cultural Services Event
Projected Annual Maintenance Costs
Followspots maintenance
$1,000
Ticket printing machines maintenance
$1,500
Bar fridge maintenance
$3,000
Bar ice machine
$500
Bar dishwasher maintenance
$2,000
Stage management system maintenance
$1,000
Show relay maintenance
$1,000
Talkback system maintenance
$1,000
Elevated work platform lift maintenance
$500
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Assumptions
There are some generic assumptions made in the management of assets in Wagga Wagga City Council, these are found in the Asset Management Plan. In addition, the following assumptions have been made in relation to the Civic Theatre: 
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The information contained in this Asset Management Plan, specifically the target maintenance events and projected maintenance costs relate to the management of the infrastructure asset, the Civic Theatre building and the provision of the cultural services the Civic Theatre facilitates. The challenges listed in this Asset Management Plan relate only to the management of the building, they may not be the most significant challenges of the Civic Theatre as a commercial business. The current liability included in this Asset Management Plan does not relate to the industry specific assets which ensure the building operates as a theatre.
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