Asset Management Plan – Oasis Complex
Oasis Complex 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
The following map provides details of the Oasis Aquatic Centre.
Size of the Oasis Complex The Oasis Complex has seven pools, both indoor and outdoor, including the Wave Ball pool, which is unique to Wagga Wagga. The complex uses approximately 6ML of water each year and is approximately 6,000m2 in area. The complex includes a 350m2 playground, a liberty swing, BBQ area and picnic tables. There is approximately 250m2 of shade sails surrounding the outdoor pools. There are traditional amenity type shower rooms and 3 family change rooms with a shower. There is a café (which is leased) within the complex where food is stored, prepared, cooked and sold. There is a dining area out the front of the café. Bolton Park Stadium, which is part of the complex is a 2 basketball court stadium.
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Oasis Complex Challenges of the Oasis Complex Air Conditions The requirement to heat pools and maintain an acceptable air temperature and quality in the Oasis complex is an ongoing challenge because of the fine balance between the pool temperature being too hot or cold and this temperature affecting the humidity, temperature and conditions throughout the complex. Slippery tiles are also an ongoing challenge facing staff and customers. Maintenance Planning The specialised equipment used in the Oasis complex makes maintenance and even minor repairs a challenge. Some parts can only be sourced from overseas or from one supplier in Australia. This means the technical expertise required on many occasions is not in Australia. Long opening hours and the complex being open every day except Good Friday and Christmas Day makes large scale maintenance on the pools and plant a challenge. To perform large scale maintenance, for example replacing pump seals and expansion joins and pulling apart boilers, the Oasis or at least part of the complex needs to be closed to the public. It is challenging to manage the maintenance requirement and balance customer expectations. Since the Oasis complex was constructed in 2003 the Wagga Wagga region has experienced extended periods of low rainfall and drought conditions. With higher rainfalls and storms in the region in 2010 the Oasis grounds are currently saturated. This and the close proximity to the Murrumbidgee River pose a risk to the structural integrity of the building and pools especially if the pools are required to be emptied for maintenance. Corrosion The chemicals used in the pool water are increasing the rate of corrosion in the building and facilities. The best methods and strategies to manage this are a challenge for management.
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Condition Assessment
Condition Ratings Reference Sheet The condition of each asset type at the Oasis complex 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 Oasis complex by Council’s Surveillance Team. The Condition Rating Reference Sheets for the following asset types are used to rate each type of asset at the Oasis complex:
Buildings Carparks and Recreational Assets
For details see appropriate Sections of this Asset Management Plan. The following assets types will also be audited and rated against industry standards:
diving tower pools plant pool deck solar panels and wave ball
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 following table details the intervention levels and response times for the maintenance of the Oasis complex. Oasis Complex Intervention Levels Service failure
Inspection within 1 hour. Corrective action taken within 1 day
Graffiti
Inspection and corrective action taken within 2 hours
Vandalism/breakage
Inspection within 1 hour. Corrective action taken within 1 day
Contamination of water
Corrective action taken within 5 minutes
Rubbish/spillage/pool deck contamination
Corrective action taken within 30 minutes
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Oasis Complex Inspection Regime The condition and risk of the assets at the Oasis complex will be assessed simultaneously as part of the Condition Inspection Regime. This inspection will audit the condition of the Oasis complex assets against the Condition Rating Reference Sheets form the above mentioned asset types and also assess the risk based on location and usage. The Oasis complex assets will be inspected in accordance with the buildings, recreational assets and carpark inspection regime as detailed in the relevant sections of the Asset Management Plan. The inspections will be in the form of a GPS audit routine for all assets at the Oasis complex. 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). Each day Oasis complex staff inspect the facility to ensure it is fit for purpose. This inspection includes the following assets:
fences playground plant diving boards emergency equipment change rooms (are inspected several times per day)
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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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Oasis Complex Target Maintenance Events The following tables detail the target maintenance events associated with the Oasis complex annually. Oasis Complex - Indoor Pool Target Maintenance Events Event
Target Maintenance Events per Year
Cleaning tiles
26 times per year
Minor repairs to tiles
Twice per year
Minor repairs to expansion joints
Every 5 years
Major repairs to expansion joints
Every 5 years
Cleaning wave ball
12 times per year
Minor repairs to wave ball
12 times per year
Thermography for wave ball
Once per year
Major repairs to wave ball
Every 5 years
Minor repairs to lane ropes
Every 2 years
Cleaning lane ropes
Twice per year
Minor repairs to pool blankets
Once per year
Minor repairs to rollers
12 times per year
Minor repairs to electric pool winch
4 times per year
Minor repairs to pool inflatables
4 times per year
Repairs to floor scrubber
Twice per year
Repairs to pressure washer
Twice per year
All Pool Target Maintenance Events Event
Target Maintenance Events per Year
Water treatment cycle
4 times per year
Minor repairs to solar panel
Every 2 years
Minor repairs to pool vacuum
4 times per year
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Oasis Complex Oasis Complex - Outdoor Pool Target Maintenance Events Event
Target Maintenance Events per Year
Cleaning tiles
13 times per year
Minor repairs to tiles
Once per year
Pre-opening clean of pebble crete
Once per year
Cleaning pebble crete during season
3 times per year
Minor repairs to expansion joints
Every 5 years
Major repairs to expansion joints
Every 5 years
Minor Repairs to diving boards
Once per year
Resurface diving boards
Every 2 years
Major repairs to diving boards
Every 5 years
Oasis Complex - Electrical Target Maintenance Events Event
Target Maintenance Events per Year
Testing Cbus
Once per year
General maintenance - Cbus
Once per year
Thermo scanning - boards
Once per year
General maintenance - boards
Once per year
Maintenance – fans on boards
Once per year
Maintenance – breaker switches on board
Once per year
General maintenance – BMS/Light monitoring equipment
Once per year
Software upgrades – BMS/Light monitoring equipment
Once per year
* Maintenance – bulb replacement
Every 5 years
* Maintenance – exit signs
Every 5 years
* Maintenance – gantry lights
Every 2 years
* Maintenance performed as required
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Oasis Complex Oasis Complex Building and Grounds Target Maintenance Events Event
Target Maintenance Events per Year
Evaporative heating/cooling system service
Twice per year
Re-gas of refrigerated heated/cooling system
Every 2 years
Refrigerated heating/cooling system service
Twice per year
Minor repairs to air recirculation system
Twice per year
Air recirculation system bag entry
Once per year
Air recirculation system bag distribution
Every 2 years
Major cleaning of inside pool deck
Once per year
Cleaning of inside pool deck
365 days per year
Maintenance of expansion joints
Every 5 years
Minor repairs to inside pool deck
Every 10 years
Cleaning of outside pool deck
Twice per year
Minor repairs to outside pool deck
Every 5 years
Major repairs to outside pool deck
Every 5 years
Gutter cleaning
Once per year
Roof inspections
Every 2 years
Patching roof
Every 2 years
Water proofing roof
Every 2 years
Patching walls
Every 5 years
Painting walls
Every 5 years
Graffiti removal on walls
Twice a year
Cleaning walls
Twice a year
Cleaning carpets
Twice a year
Maintenance on inflatables
Once a year
Maintenance – softfall at playground
Once per year
Maintenance – nuts and bolts at playground
12 times per year
Mowing, weeding and mulching grounds
20 times per year
Painting shade structures
Every 10 years
Maintenance of d shackles on shade structure
Every 5 years
General maintenance - fencing
Once a year
Maintenance of watering system
Twice a year
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Oasis Complex Oasis Complex Plant and Equipment Target Maintenance Events Event
Target Maintenance Events per Year
Top up sand in filters
Every 5 years
Internal piping repairs filters
Every 5 years
Maintenance to pressure relief valves filters
Once per year
Screen cleaning of circulation pumps
125 times per year
Repairs to piping on circulation pump
12 times per year
General maintenance – circulation pump
12 times per year
Maintenance – seals on circulation pump
Every 5 years
Maintenance – impellas on circulation pump
Every 10 years
Screen cleaning of sump pumps
5 times per year
General maintenance – sump pumps
Twice per year
Maintenance floats – sump pumps
Every 5 years
Maintenance – 5 way valves – chemical dosing equipment
4 times per year
Maintenance – pumps – chemical dosing equipment
Twice per year
Maintenance – piping – chemical dosing equipment
Once per year
Maintenance – floor – chemical dosing equipment
Every 10 years
General maintenance – chemical dosing equipment
Twice per year
Maintenance – blowers - boilers
Every 2 years
Maintenance – regulators - boilers
Every 2 years
Maintenance – seals - boilers
Every 5 years
General maintenance - boiler
Every 2 years
Clean fuel - boiler
Every 2 years
Maintenance – pressure relief valves on boiler
Once per year
Maintenance – heat exchange plates
Every 2 years
General maintenance - solonoids
Once per year
Testing solonoids
Once per year
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Oasis Complex Bolton Park Stadium Target Maintenance Events Event Target Maintenance Events per Year Maintenance of leaking hoses and rubbers Twice per year Maintenance - heating Once per year Cleaning pads - heating Once per year Maintenance on winches Once per year Inspect winch cables Once per year Light sand and seal - floor Once per year Full sand, reseal and reline - floor Every 10 years Cleaning - floor 365 times per year Maintenance – backboard rings Every 5 years Maintenance – backboard nets Every 2 years Maintenance – backboard Every 5 years Maintenance – backboard bushes Every 5 years Patching walls Every 5 years Painting Every 5 years Graffiti removal Twice per year Cleaning walls Twice per year Cleaning gutters Once per year Roof inspections Every 2 years Patching roof Every 2 years Thermo scanning - electrical Once per year General maintenance - electrical Once per year Breaker switches on/off Once per year Fluro lights Every 5 years Hall lights Every 2 years Cleaning seating 26 times per year General maintenance seating 26 times per year Garden/lawn 20 times per year Cleaning carpets Twice per year
Renewal A detailed work plan for the renewal of the Oasis complex is developed annually to support this Asset Management Plan. This renewal program is prioritised based on condition and risk.
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Oasis Complex Disposal Where the disposal of an 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. When the Oasis complex disposes of an asset, an incomes often results. The income varies depending on the asset type and the market for the asset at the time.
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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 level of condition for each asset category and use this as the level of service. The Oasis has engaged the users of the facility in a variety of ways since it began operation. The data gathered relates to the amenity of the facility but are worthy of note in this Asset Management Plan. The following issues are raised as concerns of customers consistently throughout the engagement processes:
tile surface lack of shade outside and internal atmosphere
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Financial Considerations
Current Liability Council’s current liability of each asset type is the expenditure required to ensure the condition of entire network of infrastructure is average or above. The current liability of the Oasis complex is estimated to be $4,828,000 (in 2010 dollars). This relates to the Bolton Park Stadium which currently has sections of the building which have a condition rating of poor and very poor.
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 Oasis complex is estimated to be $434,337 (in 2010 dollars). This estimate was developed by Council’s Asset Management Planning Team and the Management of the Oasis complex in 2010. It is a first principle estimate and is expected to vary as Council improves its asset management process and strategies. The following table provides further details of the costs associated with maintaining the Oasis complex each year: Oasis Complex Projected Maintenance Costs Category
Projected Annual Maintenance Costs
Indoor pool maintenance
$29,794
Outdoor pool maintenance
$14,045
All pool maintenance
$21,000
Building maintenance
$196,358
Plant and equipment maintenance
$91,410
Electrical maintenance
$16,810
Maintenance - grounds
$9,800
Stadium maintenance
$55,120
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Oasis Complex Required Increase to Annual Maintenance Budget per Additional Unit As the asset base increases it is important to ensure that the annual maintenance budget also increases. The following table details how much per unit the annual maintenance budget for the Oasis complex would need to increase if more assets were added to the facility. Oasis Complex Maintenance – Additional Budget Required for Additional Assets Category Carpet Air recirculation system Air recirculation system - unit
Maintenance Costs per Year per Unit $2 per m2 $600 $87
Evaporative system
$2,400
Refrigerated system
$300
Inflatable
$600
Inside pool deck Outside pool deck Galvanised roof Walls
$41.50 per m2 $24.52 $0.68 per m2 $0.8 per m2
Monitoring BMS and Lighting
$1,400
Boards
$1,280
Cbus
$200
Light
$258
Playground
$200
Shade Structures
$5 per m2
Lawn
$1 per m2
Fence Sprinkler system
$200 m2 $600 per system
Boilers
$2,250
Filters
$1,380
Heat exchangers
$150
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Oasis Complex The following table continues to detail how much per unit the annual maintenance budget for the Oasis complex would need to increase if more assets were added to the facility. Oasis Complex Maintenance – Additional Budget Required for Additional Assets Category Pumps - sump Pumps – circulation Soloniods
Maintenance Costs per Year per Unit $320 $2,820 $400
Pool vacuum
$4,000
Solar heating
$200 per panel
Swimming pools expansion joints
$26 per m
Indoor pool floor scrubber
$1,000
Indoor pool - inflatables
$1,200
Lane ropes Pool blankets
$2 per m $0.5 per m2
Tiles
$3 per m2
Pebblecrete
$7 per m2
Stadium backboards Stadium roof Winches Stadium floor
$550 $3.5 per m2 $200 $18,300
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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.
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