Agenda of Ordinary Meeting of Council

Report submitted to the Ordinary Meeting of Council on Monday 8 April 2024

RP-1

Reports from Staff

RP-1 DA23/0579 - Telecommunications facility – Lot 8 DP 716602, 13 Sycamore Road, Lake Albert

Author: Steven Cook

General Manager: Peter Thompson

Summary:

The report is for a development application and is presented to Council for determination.

This report was presented at Councils Ordinary Council Meeting 25 March 2024 but was undetermined due to loss of quorum.

Section 1.10 of the Wagga Wagga Development Control Plan 2010 requires any application that is the subject of 10 or more objections be referred to Council for determination.

A full assessment of the development application is provided as an attachment to this report. The assessment has considered and addressed all relevant matters raised in the submissions.

Recommendation

That Council approve DA23/0579 for a telecommunications facility (mobile phone base station incorporating a 30 metre high monopole and associated infrastructure) Lot 8 DP 716602, 13 Sycamore Road, Lake Albert, subject to the conditions outlined in the s4.15 Assessment Report.

Development Application Details

Applicant	Ventia Pty Ltd Directors: Dean John Banks Mark Lee Ralston David Lee McPadden Zoheb Mehmood Razvi Debbie Jean Schroeder
Owner	Annette TenBroeke
Development Cost	$385,305.00
Development Description	Telecommunications facility - mobile phone base station incorporating a 30 metre high monopole and associated infrastructure

Report

Key Issues

· Site selection

· Detrimental visual impact on rural/residential character of the area

· Flooding impacts

· Radiofrequency Electromagnetic Energy impacts

Assessment

· The application is for the installation of a 30m monopole to support the installation of four 5G panel antennas and other associated equipment. The overall height of the facility, including antennas and equipment, will not exceed 33.2m above ground level.

· The application also includes other infrastructure contained within a 8m x 10m fenced compound including outdoor equipment cabinets and an elevated support platforms.

· The proposed facility will be owned by the Indara Group (via lease over the subject site) and will host Optus telecommunications equipment. The facility will provide Optus 4G and 5G services to Lake Albert.

· Under the provisions of the Wagga Wagga local Environmental Plan 2010 (LEP), the subject site is within the R5 Large Lot Residential zone. The application has been assessed as being consistent with the objectives of the R5 zone and consistent with all relevant clauses under the LEP.

· The development is subject to the provisions of Division 21 of State Environmental Planning Policy (Transport and Infrastructure) 2021 (the SEPP) which deals with telecommunications and other communications facilities. Clause 2.4.3 (subclause (1)) of the SEPP identifies that development for the purposes of telecommunications facilities may be carried out by any person with consent on any land.

· Clause 2.4.3 (subclause (2)) of the SEPP requires the consent authority to take into consideration the NSW Telecommunications Facilities Guideline, Including Broadband. The application has been considered against all relevant principles.

· The principles under the guideline include site selection principles including the requirement to consider alternate sites and also potential co-location and upgrade opportunities. Alternatives considered in the site selection process and also co-location and upgrade options have been detailed in the application.

· The principles under the guideline include impacts associated minimising visual impact. The application is accompanied by a visual impact assessment report. The findings and recommendations of the report have been assessed and it is satisfied that the visual impact of the development is acceptable.

· The principles of the guidelines include consideration of health standards for exposure to radio emissions. The application includes a report identifies the maximum EME level the site is compliant with relevant standards set by the Australian Radiation Protection and Nuclear Safety Agency (ARPANSA).

· Having regard to all of the relevant principles under the guideline, no matters have been identified that would warrant refusal of the proposal.

· The application has been assessed as being consistent with the relevant provisions of the Wagga Wagga Development Control Plan 2010 (DCP) including the public notification requirements under section 1.10.

· A total of 18 public submissions were received during the notification period, all in objection to the proposal. All matters raised in submissions have been considered in the assessment of the application.

· The site is identified as subject to flooding during overland flow stormwater events. Subject to recommended conditions of consent, the flooding impacts of the development are assessed as satisfactory having regard to the matters for consideration under the relevant provisions of both the LEP and DCP.

· A comprehensive assessment report completed in accordance with the provisions of Section 4.15(1) of the Environmental Planning and Assessment Act 1979 is provided as an attachment to this report. This assessment addresses all maters identified above in further detail and also considers all other relevant heads of consideration including the likely impacts of the development.

· Having regard to this assessment, the application is recommended for approval subject to the inclusion of recommended conditions of consent.

Reasons for Approval

1. The application is compliant with the provisions of State Environmental Planning Policy (Transport and Infrastructure) 2021 including the requirement for consideration against the NSW Telecommunications Facilities Guideline, Including Broadband.

2. The proposed development is consistent with the objectives and provisions of the Wagga Wagga Local Environmental Plan 2010.

3. The proposed development is generally consistent with the objectives and controls of the Wagga Wagga Development Control Plan 2010.

4. The impacts of the proposed development are acceptable subject to the inclusion of recommended conditions of consent.

5. The site is considered suitable for the proposed development and is in the public interest.

Site Location

The site is 13 Sycamore Road, Lake Albert (Lot 8 DP 716602). The site is located on the western side of Sycamore Road, approximately 150 metres north of its intersection with Elm Road. The site has an area of 2.15 hectares and contains an existing single storey residential dwelling. The site is within the R5 Large Lot Residential zone under the Wagga Wagga Local Environmental Plan 2010 (LEP). The site is surrounded by other large lot residential properties as depicted in the aerial image below.

Financial Implications

N/A

Policy

State Environmental Planning Policy (Transport and Infrastructure) 2021

Wagga Wagga Local Environmental Plan 2010

Wagga Wagga Development Control Plan 2010

Link to Strategic Plan

The Environment

Objective: Future growth and development of Wagga Wagga is planned for in a sustainable manner

Ensure sustainable urban development

Risk Management Issues for Council

Approval of the application is not considered to raise risk management issues for Council as the proposed development is consistent with SEPP (Transport and Infrastructure) 2021, LEP and DCP controls.

Internal / External Consultation

Full details of the consultation that was carried out as part of the development application assessment is contained in the attached s4.15 Report.

Mail

Traditional Media

Community Engagement

Digital

Rates notices insert

Direct mail

Letterbox drop

Council news

Media release

Media opportunity

TV/radio advertising

One-on-one meeting(s)

Community meeting(s)

Stakeholder workshop(s)

Drop-in session(s)

Survey/feedback form(s)

Have your Say

Email newsletter

Social media

Website

Inform

Consult

Involve

Collaborate

Other methods (please list specific details below)

Report submitted to the Ordinary Meeting of Council on Monday 8 April 2024

RP-2

RP-2 2024/25 Airport Fees and Charges

Author: Zachary Wilson

Executive: Carolyn Rodney

Summary:

The proposed Airport fees and charges for the 2024/25 financial year have been on public exhibition for a period of 28 days, from 27 February 2024 to 26 March 2024. This report outlines public submissions received and proposes adoption of those fees and charges.

Recommendation

That Council:

a note that there were two public submissions received during the exhibition period for the 2024/25 Airport fees and charges

b adopt the Airport Fees and Charges for the 2024/25 financial year, to commence from 1 July 2024

c commence the new Passenger Service Charges from 1 August 2024

Report

Council, at its meeting of 26 February 2024, resolved:

That Council:

a place the draft 2024/25 Airport Fees and Charges on public exhibition for a period of 28 days from 27 February 2024 to 26 March 2024 and invite public submissions during this period

b receive a further report following the exhibition and submission period:

i addressing any submissions made in respect of the draft 2024/25 Airport Fees and Charges

ii proposing adoption of the 2024/25 Airport Fees and Charges unless there are any recommended amendments deemed to be substantial and requiring a further public exhibition period

iii proposing that the new Passenger Services Charges rates commence from 1 August 2024

The proposed Airport fees and charges for the 2024/25 financial year were placed on public exhibition from 27 February 2024 until 26 March 2024 and Council invited public submissions during this period. Two (2) public submissions were received during this period.

Airport User Notification

In order for airport users to be provided with adequate notice of the change in fees and charges for the 2024/25 financial year, a three (3) month notification period is required for Airlines to enact this change – in particular for the Passenger Service Charges.

On adoption of the proposed fees and charges, Council staff will commence the notification process to airport users. Based on the required notification period, it is proposed to commence the increased Passenger Service Charges from 1 August 2024.

These adopted fees and charges will subsequently be incorporated into Councils Operational Plan for consideration and adoption by Council in its entirety in June 2024.

Financial Implications

As a result of the COVID-19 pandemic, the financial position of the Wagga Airport has declined significantly over the past few financial years. This impact, along with the freezing of the passenger service charge from 2018/19 to 2022/23 inclusive, has resulted in the Airport reserve being reduced to a $0 balance as at 30 June 2023.

For the Airport business to return to surplus and to fund any future capital spend at the Airport, the proposed yearly minimum increase in fees and charges is required.

Policy and Legislation

Local Government Act 1993, Sections 610F

Integrated Planning and Reporting Guidelines

Link to Strategic Plan

Community leadership and collaboration

Objective: Wagga Wagga City Council leads through engaged civic governance and is recognised and distinguished by its ethical decision-making, efficient management, innovation and quality customer service

Ensure transparency and accountability

Risk Management Issues for Council

Without adequate revenue to cover the costs of operating the Wagga Wagga Airport, the Airport will not be financially sustainable into the future and will not meet the expectations of the community.

Internal / External Consultation

The draft 2024/25 Airport fees and charges were placed on public exhibition for a period of 28 days, from 27 February 2024 to 26 March 2024 with two (2) public submissions being received. The submissions received are attached and below is a summary, along with response from staff.

ID	Submitter	Submission Summary	Officers Response
FC-1	Geoff Breust – Wagga City Aero Club	Wagga City Aero Club supports the proposed CPI based increases to the Airport Fees and Charges.	Council staff appreciate the support of the Wagga City Aero Club regarding the proposed fees and charges.
FC-2	Leanne Hastings	Requested an explanation on the Pricing Policy column, as well as including a suggestion for Council to sell the Airport back to the federal government.	The Pricing Policy column refers to how the individual fee is calculated such as cost recovery, restricted by legislation or regulations, or priced at below cost. Wagga City Council does not currently own the land the airport is located on, with the Department of Defence being the land owners.

Submitter

Submission Summary

Officers Response

FC-1

Geoff Breust – Wagga City Aero Club

Wagga City Aero Club supports the proposed CPI based increases to the Airport Fees and Charges.

Council staff appreciate the support of the Wagga City Aero Club regarding the proposed fees and charges.

FC-2

Leanne Hastings

Requested an explanation on the Pricing Policy column, as well as including a suggestion for Council to sell the Airport back to the federal government.

The Pricing Policy column refers to how the individual fee is calculated such as cost recovery, restricted by legislation or regulations, or priced at below cost.

Wagga City Council does not currently own the land the airport is located on, with the Department of Defence being the land owners.

Direct correspondence will be provided to the Airport users outlining Council’s decision.

Attachments

1 ⇩.	2024-25 Wagga Airport Fees and Charges
2 ⇩.	FC-1 - Submission - 2024-25 Airport Fees and Charges - Geoff Breust
3 ⇩.	FC-2 - Submission - Updated facility fees and charges - Leanne Hastings

Report submitted to the Ordinary Meeting of Council on Monday 8 April 2024

RP-3

RP-3 INLAND RAIL UPDATE

Author: Phil McMurray

Summary:

The purpose of this report is to update Council the status of the proposed Inland Rail Project.

Recommendation

That Council receive and note the report.

Report

The environmental approval process between Inland Rail and the NSW Department of Planning and Environment (DPE) has consisted of an initial Environmental Impact Statement (EIS) and subsequent Preferred Infrastructure Report (PIR). For each of these studies Council has undertaken a thorough review and provided a response on behalf of the community of Wagga Wagga. Inland Rail has now provided a close-out response addressing WWCC’s comments to DPE. This document is on the planning portal as “Preferred Infrastructure Report – Response to Submissions” and enclosed under separate cover.

This response from the project proponent is not sufficient in addressing the concerns and environmental impacts initially raised. As a result, the detrimental impact on the City of Wagga Wagga remains outstanding.

DPE is currently in the assessment phase of the project application, prior to recommendation and determination phases. Council officers have taken the opportunity to outline some of the key elements of unresolved environmental impacts with DPE, as highlighted below:

Bypass

Council noted that they had previously advocated for a bypass of the city. Council stated that this would alleviate all the issues that had been previously raised and those raised in response to the EIS. Council express concern that Inland Rail expressed that consideration of a bypass of Wagga Wagga is not contemplated by government and is not a necessity for this planning approval or assessment of the proposal.

At its last Council meeting held on Monday 25 March 2024 Council resolved the following Notice of Motion from Councillor Richard Foley:

Traffic & Transport (operational)

Inland Rail have undertaken thorough traffic modelling for the City, looking at impacts of both the construction of project enhancement sites and the operation of Inland Rail as far as 2040. The modelling undertaken by Inland Rail as part of their PIR report clearly shows that the operation of Inland Rail will reduce AM and PM peak Level of Service (LOS) significantly, to a level of D, at the intersections immediately adjacent to the Bourke/Docker level crossing. Namely the Bourke/Coleman and Docker/Chaston intersections (See Figure 1). Council cannot accept a reduction of LOS from B to D as a result of operation of this project and do not accept that operational impacts of Inland Rail are outside of the responsibility of the proponent to address. Council assert that appropriate mitigation is required at the Bourke/Docker crossing to ensure that LOS is not reduced to D as a result of the operation of Inland Rail and that this mitigation should take the form of grade separation of the Bourke/Docker crossing at the time of construction.

Figure 1. Extract from WSP traffic modelling report showing LOS changes from operation in 2040.

Design safety

Inland Rail is proposing to reconstruct Edmondson Street bridge with a new structure and geometry which will allow clearance below for double-stacked container trains. The new road bridge will have significantly increased grades and shortened sight distances, as a result of a sharper bridge crest. This design adopts multiple absolute minimum design criteria, which combined, reduces the safety of the road environment. Council have not been provided with documentation which demonstrates how the proposed changes will not increase the risk of the road environment and how the proposal will be compliant. Having identified confusion between the project proponent and contractor about the design and operating speed of the new road, Council is unsatisfied that safety assessments and proposed mitigations are sufficient. As a result, WWCC insist that a requirement should be put in place to conduct a Road Safety Audit (RSA) following delivery of the new Edmondson Street bridge and that the project proponent should remain liable to fully-address any deficiencies identified by this RSA at their cost.

Constraints to operation

In their close-out response Inland Rail have stated that the current speed restriction on the Bomen Viaduct is a result of maintenance works to renew the components of the structure and that the speeds imposed are not reflective of typical operation of the rail network. Council notes that these restrictions have been in place for 7-years. Considering this, Council are not satisfied that additional maintenance works are not planned or likely following completion of the current project. As all impacts of the construction and operation of Inland Rail have assumed that this speed-restriction will not be in-place, Council insist that a requirement should be put in place that commencement of operation of the Inland Rail project must not begin until all ongoing and planned renewal activities on the Bomen Viaducts have been completed.

Pedestrian Bridges

Inland Rail response has not proposed lifts in the pedestrian bridge upgrades. The proposed pedestrian footbridges, as designed with accessible ramps, shall also include the provision of lifts for the benefit of those in the community who need it and may not be able to traverse the ramps. This should be mandated in any condition of consent.

Operational Noise

Council is positive that the mitigation of operational noise by the proponent have included clear mechanisms by which operational noise impacts will be identified and mitigated in both the detailed design, construction, and operational stages. I have included these measures below for the Council to reference.

A screenshot of a computer

Description automatically generated

Figure 1. Appendix B: Updated Mitigation Measures.

Financial Implications

N/A

Policy and Legislation

Environmental Planning and Assessment Amendment Act 2017

Link to Strategic Plan

Community leadership and collaboration

Objective: Our community is informed and actively engaged in decision making and problem-solving to shape the future of Wagga Wagga

Communicate with our community

Risk Management Issues for Council

N/A

Report submitted to the Ordinary Meeting of Council on Monday 8 April 2024

RP-4

RP-4 DRAFT ON-SITE SEWAGE MANAGEMENT PLAN 2024-2028

Author: Mark Gardiner

Executive: Janice Summerhayes

Summary:

The draft On-Site Sewage Management Plan 2024-2028 provides a consistent approach for regulating On-Site Sewage Management Systems across the Local Government Area. The plan is recommended to be placed on public exhibition for 28 days.

Recommendation

That Council:

a endorse the draft On-Site Sewage Management Plan 2024-2028 and place on public exhibition for a period of 28 days from 12 April 2024 and invite public submissions until 10 May 2024 on the draft document

b receive a further report following the public exhibition

(i) addressing any submissions made in respect of the proposed plan

(ii) proposing any amendments to the plan considered appropriate whether as a result of the submissions or otherwise

Report

Council is responsible for ensuring On-Site Sewage Management Systems (OSMS) are operating effectively, which includes approval of installations, maintaining a register of systems and monitoring the effectiveness of the On-Site Sewage Systems within the Local Government Area. This program is implemented through the On-Site Sewage Management Plan in accordance with best practice guidelines and legislative requirements. The purpose of the management plan is to:

· Protect and enhance the quality of public health and the environment.

· Assist Council to prioritise resources for the efficient monitoring of OSMS

· Guide landholders towards sustainable on-site management of domestic sewage and effluent water.

· Coordinate monitoring, surveillance, environmental assessment and data collection.

· Allow for site assessment on a risk management basis and consider alternate solutions for environmentally sensitive sites.

The plan recognises that there is potential for risk to human Health and the environment by the failure of on-site sewage management systems or the inappropriate irrigation of effluent. The level of risk is determined by a number of factors such as location to a water body, density of population, soil type and performance of the system.

The Local Government (General) Regulation 2021, stipulates the performance standards for operation of system of sewage management, which includes:

· the prevention of the spread of disease by micro- organisms,

· the prevention of the spread of foul odours,

· the prevention of contamination of water,

· the prevention of degradation of soil and vegetation,

· the discouragement of insects and vermin,

· ensuring that persons do not come into contact with untreated sewage or effluent (whether treated or not) in their ordinary activities on the premises concerned,

· the minimisation of any adverse impacts on the amenity of the premises and surrounding lands

The majority of On-Site Sewage Management Systems have an effective operational life of between 15-25 years after which time they may require significant maintenance or replacement to meet the basic performance standards.

The failure of an On-Site Sewage Management System disposal area may pose a major risk to human health and the environment. Failing underground disposals or inappropriate irrigation of effluent are cause for concern as effluent still contains large amounts of dissolved pollutants or can contain disease causing pathogens (eg. viruses and bacteria).

Staff have undertaken a review of the current On-Site Sewage Management Plan to ensure it is still contemporary and in line with health and environmental standards. As part of the review process, it is proposed that Council implement a consistent approach for on-onsite sewage management practices as the responsible authority for regulating OSMS. Staff recommend and have included in the attached draft On-Site Sewage Management Plan 2024-2028, the reinstatement of inspections on properties greater than 20 hectares for septic systems across the local government area. This is to ensure all systems meet the required performance standards.

Financial Implications

N/A

Policy and Legislation

NSW Local Government Act 1993

NSW Local Government (General) Regulation 2021

Link to Strategic Plan

The Environment

Objective: Our built environment is functional, attractive and health promoting

Improve the facilities of our spaces and places

Risk Management Issues for Council

The On-Site Sewage Management program recognises that there is potential for risk to human health and the environment by the failure of on-site sewage management systems or the inappropriate irrigation of effluent. The level of risk is determined by a number of factors such as density of population, location to a water body, soil type and performance of the system.

Council has regulatory functions in respect of OSMSs and offences which could be committed as a result of a failure of an OSMS. A failure by Council to exercise those regulatory functions could result in Council breaching its charter and could expose Council to liability should any damage result from the failure of an OSMS.

Internal / External Consultation

A Councillor workshop regarding the draft On-Site Sewage Management 2024-2028 was held on 18 March 2024. The draft On-Site Sewage Management Plan 2024-2028 will be placed on public exhibition for 28 days, seeking public submissions. Staff also intend to provide community information and notices as part of implementation of the On-Site Sewage Management Plan 2024-2028.

Mail

Traditional Media

Community Engagement

Digital

Rates notices insert

Direct mail

Letterbox drop

Council news

Media release

Media opportunity

TV/radio advertising

One-on-one meeting(s)

Community meeting(s)

Stakeholder workshop(s)

Drop-in session(s)

Survey/feedback form(s)

Have your Say

Email newsletter

Social media

Website

Inform

Consult

Involve

Collaborate

Other methods (please list specific details below)

Attachments

1.	Draft On-Site Sewage Management Plan 2024-2028 - Provided under separate cover
2.	The Easy Septic Guide - Provided under separate cover

Report submitted to the Ordinary Meeting of Council on Monday 8 April 2024

RP-5

RP-5 DRAFT CIVIC THEATRE - PERFORMING ARTS MASTERPLAN

Author: Madeleine Scully

Executive: Janice Summerhayes

Summary:

This report brings forward the draft Civic Theatre–Performing Arts masterplan (draft masterplan) for endorsement and to be placed on public exhibition for 28 days. This is the next step following on from the civic theatre councillor workshop held 15 May 2023, the community consultation undertaken as part of the Riverside stage 3 precinct concept plans, and the Riverside stage 3 business case councillor workshop held 19 March 2024. It should be noted there is no funding to deliver the draft masterplan as this will be subject to any future year’s timing and funding for detailed designs, costings and development. Accompanying the attached draft masterplan is the updated 2024 review of the civic theatre business case produced by AEC Group consultancy as part of the Riverside stage 3 precinct business case and in line with NSW treasury guidelines.

Recommendation

That Council:

a place the draft Civic Theatre - Performing Arts masterplan on public exhibition for a period of 28 days from 12 April and invite public submissions until 10 May 2024 on the draft document

b receive a further report following the public exhibition period

(i) addressing any submissions made in respect of the draft Civic Theatre – Performing Arts Masterplan

(ii) proposing any amendments to the plan considered appropriate whether as a result of the submissions or otherwise

Report

This report brings forward the draft Civic Theatre–Performing Arts masterplan (draft masterplan) for endorsement and to be placed on public exhibition for 28 days. This is the next step following on from the civic theatre councillor workshop held 15 May 2023, the community consultation undertaken as part of the Riverside stage 3 precinct concept plans, and the Riverside stage 3 business case councillor workshop held 19 March 2024. It should be noted there is no funding to deliver the draft masterplan as this will be subject to any future year’s timing and funding for detailed designs, costings and development. Accompanying the attached draft masterplan is the updated 2024 review of the civic theatre business case produced by AEC Group consultancy, as part of the Riverside stage 3 precinct business case and in line with NSW treasury guidelines.

The draft masterplan was completed in April 2022, which was identified as an action in Council’s Cultural Plan 2020-2030. It includes details of the community consultation undertaken, concept design, business case, theatre design, cost plan, economic impact assessment and a traffic and parking assessment.

The Civic Theatre is 61 years old and no longer meets the needs of the community. The draft masterplan outlines the way forward to develop a contemporary Performing Arts Centre that meets the current and future needs of the community. It utilises the existing Civic Theatre (Venue 1) and proposes to add two new contemporary, flexible and accessible spaces (Venue 2 and 3), along with an upgrade to the Basement Theatre that together will provide multi-programming spaces on one site and transform the performing arts offering to the Wagga Wagga and regional community it serves.

Background

The Civic Theatre was opened in June 1963 when Wagga Wagga was a country town with a population of 23,000. It was an ambitious project for a small town and over the last 60 years it has presented thousands of civic ceremonies, community and touring performances, concerts, and special events. It is the centre of the performing arts in Wagga Wagga and over 50,000 people attend shows each year which serves a regional catchment area of over 200,000.

The Civic Theatre building has changed very little over the last 60 years. The early 1960s design was perfect for the community size and needs of the time. Performances then included large community musicals, school shows and award nights and occasional visiting professional arts companies from the capital cities. After being used regularly by the community from the 1960s to the late 1980s the building needed an upgrade in the 1990s, with works undertaken and the existing asset brought back to life in 2000. These works included the replacement of the central stairs with a hallway, making the building wheelchair accessible for audience members. The backstage area gained a loading dock next to the stage, a workshop area was created which meant the front and back of the building could be accessed internally for the first time. The balcony was also added along with a lift and extra toilets.

In 2018 the Civic Theatre underwent refurbishment including the replacement of the seats and carpet in the auditorium, painting of the foyers, the addition of a wheelchair lift and accessible toilet backstage and a retractable roof on the balcony. The Civic Theatre reopened again in March 2018 and has been operating at full capacity ever since. Every year the Civic Theatre has additional demand requests from the community and from promoters that cannot be met as the schedule is already booked and full for the one stage offering.

From a 1960’s Civic Theatre to a Contemporary Performing Arts Centre

The draft masterplan identifies a way forward to develop a contemporary Performing Arts Centre that provides multi- programming spaces on one site and transforms the performing arts offering to the Wagga Wagga and regional community it serves. The new design also includes a kitchen, downstairs bar, new balcony and additional backstage space.

The proposed new spaces will allow a greater variety of performances and events to be delivered. Stand up concerts for younger audiences and different genres of music such as jazz, folk and classical can be presented. The addition of a kitchen means food can be incorporated into the program schedule which would allow the venue to host small to medium size conferences and award nights. The new spaces will be more affordable than the only current offer of the one stage, 491 seat theatre. Local artists and community organisations will be able to present new theatre work, live music and be able to hold more community events. They will be able to grow their audiences and the increase in performances means more paid employment opportunities for local creative industries.

This new proposed design is more efficient than the current model with shared services between the three venues. The annual attendance will increase from 50,000 per year to 92,000 per year. This will bring more people to the central business district and provide a significant ongoing boost to nearby hospitality, retail and accommodation businesses.

The concept design is inspired by Uncle Stand Grant Snr and the Wiradjuri/Wiradyuri meaning of Wagga Wagga being a place of dance and celebration. It is proposed that the new performing arts centre would be wrapped in the image of Wiradjuri/Wiradyuri dancers reinforcing that this is a place of dance and celebration in the centre of Wagga Wagga. This unique design will reflect the creativity and culture of our community.

Community Consultation and Strategic Alignment

In 2017 Council undertook extensive consultations to develop the Wagga Wagga Community Strategic Plan. The community indicated the need for more performance entertainment, more variety in the entertainment offering and more opportunities to participate in the performing arts.

Out of Council’s Cultural Plan 2020-2030 community consultation process the community provided feedback on the idea of adding two new performance spaces to the existing Civic Theatre. This response was considered, and the expansion of the Civic Theatre became a key recommendation in the plan (1.03 - Expansion of the Civic Theatre).

In 2020/21 further consultations were conducted as part of the development of the draft masterplan where local and national user groups were consulted about the proposed development and the performing arts needs of the city. They agreed new spaces were needed to be flexible with retractable chairs, and that accessibility onto the stage as well as backstage was required. Feedback also noted the venue needs for excellent acoustics and audio/visual technology. Consultation with theatre producers demonstrated a clear market demand for the proposed spaces and that the sizes of the new spaces were the right size for the community and to take advantage of touring circuits. Further community engagement was undertaken between 22 November and 22 December 2023 as part of the Riverside stage 3 concept plans, which included seeking community feedback on the level of support for the expansion of the Civic Theatre.

Draft Masterplan

In October 2020 Council appointed ARM (Ashton, Raggatt, McDougall) Architects to develop a masterplan for the expansion of the Civic Theatre. This included a concept design, business plan, theatre equipment planning and cost plan. Since the completion of the initial work, council staff have also undertaken an economic assessment and a traffic and parking assessment.

The concept is to keep the existing Civic Theatre and extend the building to create a multi-space Performing Arts Centre. Currently the Civic Theatre includes one fixed seat theatre that seats 491. There is a small bar and balcony upstairs. Downstairs there is a box office and toilets. Backstage there is a loading dock, workshop, five dressing rooms and a laundry. In the Basement there is a small theatre stage with seating for 80 and costume storage and office space that is leased by the School of Arts Community Theatre (SOACT).

The draft masterplan will more than double the footprint of the existing venue. The proposed V2 has two levels and will seat a total of 328 in the standard layout with 231 downstairs and 97 upstairs. The downstairs seats will be retractable and create a flat floor space that holds up to 774 people for a standing concert. The room can be configured for a range of events and performance styles. The large window can also open out to the northern side of the venue creating a new outdoor performance area. V3 is located upstairs and can seat 119 in standard configuration and all seats will be retractable creating a flat floor venue that is suitable for cocktail style events of up to 200 people. In the draft masterplan V1, new V2 and V3 are acoustically separate and are designed to be used at the same time.

On the ground floor of the new building will be a large main bar that can serve indoors to the lower foyer and outdoors to a new paved area overlooking the Wollundry Lagoon. There will be a new box office and cloakroom area as well as additional toilets including parents’ rooms and an adult lay down change facility. Upstairs the current balcony will be replaced with a larger balcony overlooking the Wollundry Lagoon. The upstairs area will be served by a new bar, toilets, and lift. Backstage there will be a kitchen, six new dressing rooms which can also be used as meeting rooms and breakout space, an additional green room which can also be used for meetings and events, parking for two trucks, office, technical and storage spaces. The Basement Theatre will have a new foyer added with a lift and accessible toilet included. The space will receive a full refurbishment with new paint, carpet and seats as well as new fixtures and fittings. A short fly through video has been developed to present the draft masterplan available here: Civic Theatre Masterplan (vimeo.com)

The exterior of the building will complement the natural setting by creating a stronger connection with the Wollundry Lagoon and green spaces in the precinct. This will be achieved through creating paved areas, new landscaping, indoor/outdoor bar and through the exterior design.

The exterior of the building will also reflect the Wiradjuri/Wiradyuri heritage significance of the Wollundry Lagoon precinct and is inspired by the Wiradjuri meaning of Wagga Wagga as a Place of Dance and Celebration. The building will appear to shimmer and dance by using layered Moir screens with the image of Wiradjuri/Wiradyuri dancers captured with high-speed photography. The screens will be colored and backlit. This will create a beautiful and eye-catching façade. The image in the draft masterplan is an example of what it might look like and the video link above demonstrates the outer screen movement and the site’s built form as it relates to the surrounding cultural precinct. The final image would be developed in consultation with the Wiradjuri/Wiradyuri Elders and community.

Business Plan

The Civic Theatre presents over 170 performances and events each year to an audience of 50,000 people. The venue has a permanent staff of eight fulltime equivalent and forty-two available rostered casual employees who undertake front of house and technical production work across a 7-day schedule to meet operational demand. The current Civic Theatre is a quality venue for traditional theatre. It is in high demand, highly valued by the community and the schedule is booked out many months in advance. This means that Wagga Wagga misses out on many performances and events because the program schedule is already full. The design of the single stage is suitable for traditional large-seated concerts, community musicals and large dance events meaning these types of events dominate the annual program schedule. The style of design is restrictive and limits Wagga Wagga to a smaller range of performances than other regional areas. There is strong demand for standing rock concerts for younger audiences, along with other diverse programming requests of which the current building cannot accommodate. The growing demand for multi programming to include multicultural performances with audience participation, contemporary festival work, plays, jazz and cabaret as well as food-based events are unable to be accommodated with a one stage option. In addition, the Civic Theatre misses out on small to medium conferences and events because it does not have a kitchen, flat floor event spaces or breakout space to accommodate them.

As part of the development of the business plan, user groups including local, state, and national performing arts organisations were interviewed to understand their current and future needs. There was strong support for the proposal and for the size and flexibility of the proposed new spaces, confirming that the new design would make it possible to present a more diverse range of performances to the community. V2 was considered perfect for contemporary live music, with commercial producers confirming that there was strong market demand for this type of venue in both the seated acoustic shows and standing concert configurations. It was agreed that the space would also be perfect for plays, circus, comedy, conferences, award nights, musicals, community performances and special events. Local performers and producers were particularly enthusiastic about V3 which they saw as an affordable space, great for contemporary bands, classical recitals, jazz performances, cabaret, comedy, children’s shows, workshops, presentations, classes and corporate events.

The size and flexibility of the proposed new spaces increases the diversity of performances that could be presented and diversifies the income to support the business operations of the Civic Theatre and overall Performing Arts Centre into the future.

Pre COVID-19 the Civic Theatre presented 172 performances and events in 2019 using the Civic Theatre mainstage and the upper foyer. V2 will present 151 performances and events per year and V3 will be utilised for classes, workshops and events and can be used several times a day. This means the current schedule of 172 per year will increase to 581 per year satisfying current and future demand.

The additional performances mean annual attendance will grow from 50,000 per year to over 92,000 per year.

The new venue will have shared services that are utilised between all three spaces including theatre bars, box office, technical equipment, marketing, and staffing making operations more efficient and improving the long-term financial operation of the Civic Theatre. The 2024 Civic Theatre bookings are strong with 227 performances scheduled and on track with projected audience numbers of 65,000, the theatre’s biggest year yet.

Every year the Wagga Wagga Civic Theatre hosts several conferences and business meetings. The Civic Theatre currently provides professional audio/visual equipment, staff, and outdoor exhibition space. It is also in walking distance to the city’s premium accommodation, food, and beverage offerings in the central business district.

Conferences, meetings, events, and seminars made up 3% of total events held per year with seven in total presented in 2019. By adding these new, flexible spaces that will have conferencing audio visual equipment and a commercial kitchen, this will strengthen the Civic Theatre as an attractive central business district venue. The Expansion Project Economic Assessment Report April 2022 projects growth of these style of events from 3% to 17% per year.

Current offering

Room

Theatre

Classroom

U Shaped

Boardroom

Sit down Dinner

Cocktail

Civic Theatre

491

n/a

Upper Foyer/Balcony

100

The proposed V2 can be used as a plenary space single conference/event space or changed into two smaller breakout spaces. V3 can be used in a range of configurations. The dressing rooms and new green room can be used as meeting rooms or as breakout space. The balcony and foyers can also be used for breakout space and events.

Theatre Planning and Acoustics Capabilities

The design includes budget estimates for all technical equipment and installation for the following systems: stage lighting systems including rigging, lighting and consoles, sound, projection and presentation, curtains and tracks, stage management, hearing augmentation and audio/visual. The design includes systems to be used throughout the venue in all foyer and backstage areas across all three venues including paging, performance relay and public display.

The design also includes an electro acoustic system in each of the proposed new spaces. This technology is a series of small speakers and microphones placed around the room that can alter the acoustics of the room electronically. These powerful systems are operated by an ipad and can create the perfect conditions for a variety of music. For example, they can replicate the acoustic quality of a recital hall for classical music, effectively creating two recital spaces in the new venue. They can also create the perfect acoustics for spoken word performances that don’t use microphones, making the speech clear and audible. This type of ‘active architecture’ makes the proposal truly flexible as you will be able to change not only the physical configuration of the space but the audio configuration as well, elevating the new venues to have world class acoustics that would equal the best acoustics in venues across Australia.

Cost Plan

The initial cost of the project was developed by Slattery Australia at $51,259,000 (April 2022). This was reviewed and confirmed at that time by Council’s Associate Director, Projects. As part of the AEC 2024 review the following is the current capital costs year-on year: 2023-2024 = $55,625,234 and 2024-2025 = $58,608,325. It is noted that post construction the latter years will also have capital renewals required as assets reach the end of their useful lives, with an annual 3.5% indexation applied.

Economic Assessment

In 2022 Lawrence Consulting was engaged to complete an economic impact for the operations of the Civic Theatre which covered the 2018/19 full financial year before the COVID-19 pandemic and forms part of the draft masterplan with a benefit cost ratio (BCR) of 1.24. For currency and in meeting NSW treasury guidelines 2023 an updated review by AEC consultancy was completed and is attached. From this review there is an updated BCR at 5% discount of 0.83 along with the following results:

Civic Theatre Expansion CBA Results

Measure	3% Discount Rate	5% Discount Rate	7% Discount Rate
Present Value of Costs	$78,115,909	$69,894,151	$64,203,959
Present Value of Benefits	$83,619,838	$57,699,345	$42,359,324
Net Present Value	$5,503,928	-$12,194,806	-$21,844,635
Benefit Cost Ratio	1.07	0.83	0.66

Source AEC consultancy report

Environment and Landscape

Environmentally Sustainable Design (ESD) principles form one of the foundations upon which the proposed draft masterplan will stand. The architects have allowed 5% for ESD over and above any ESD requirements. This allows for a high percentage of vegetated area across the site in comparison to the total building footprint. Although the design requires removal of nine trees and relocation of a memorial tree, an amount of $950,000 has been allocated for site preparation and landscaping. This will be in consultation with local Wiradjuri/Wiradyuri Elders and community for suitable vegetation for the Wollundry Lagoon area. Energy, water, materials, waste, land-use ecology and indoor environmental quality systems will form part of future detailed site plans using EDS principles.

Traffic and Parking

In March 2022 McLaren Traffic Engineering and Road Safety Consultants completed a traffic and parking assessment for the draft masterplan.

This included examination of the parking availability within 500 metres of the site. The surveys were conducted on 11th and 12th March 2022 coinciding with a major event Wagga Mardi Gras to test the traffic and parking performance during a high use period for the CBD. This survey concluded that the expansion posed no parking issues created by the proposed additional theatre users. It concludes there is remaining spare parking availability on-street and off-street, within public car parks to accommodate parking demand generated by the proposed development, even when all three venues are operating at peak capacity of 1440 patrons.

A new bus drop-off area is included in the draft masterplan. It is located near the civic theatre entrance on Tarcutta Street, along with additional accessible carparks. This compliments the four existing accessible parks in Morrow Street. A loading dock area is accessed off Tarcutta Street that allows for two vehicles. The site is already served by a bus stop located on the corner of Baylis and Morrow Streets which is 300 metres and 4 minutes walking distance from the Civic Theatre.

A traffic survey of the surrounding roads was conducted on 22 March 2022. It found that, even at peak operation of 1440 patrons, the assessed intersections performed at an acceptable level or service and that the proposed development is fully supportable on traffic flow efficiency grounds. As part of any future development further consultation would occur with Transport for NSW, and as part of any future development application process.

Map of parking in Wagga Wagga Civic Theatre Precinct

The Basement and Wagga School of Arts Community Theatre (SOACT)

SOACT is located in the basement of the Wagga Wagga Civic Theatre. The space consists of offices, costume storage and The Basement Theatre, which seats 80 -100 people. The lease with Council guarantees two periods every year where The Basement Theatre can be used for plays which results in the Civic Theatre stage not being able to be used to accommodate this, due to acoustic bleed between the stages. This lease arrangement equals 16 performance days per year. SOACT regularly requests additional days to meet their needs and they are incorporated, whenever possible, into the Civic Theatre program schedule.

As the Basement Theatre is located directly below the current V1 Civic Theatre mainstage, the two spaces cannot be used at the same time. A report was completed by WSP Acoustics in 2018 and it confirmed that this was not able to be achieved.

The Basement Theatre is accessed by a set of spiral stairs on the side of the building. It can also be accessed by a set of stairs at the back of the building. There is no wheelchair or lift access to the space. SOACT installed a toilet in the space but it is located in a dressing room and is not accessible. In 2018 an access audit was completed for the space detailing that the space is in fair to poor condition. The carpet and seats have been changed over the years using secondhand donations and SOACT have relied on volunteers to paint and maintain the space. Council maintains all fire doors, air conditioning, electrical and plumbing for the space.

In 2018 Council engaged GPG Architecture and Design to develop a plan for the Basement Theatre using the design recommended by the access audit report that includes a new foyer space at ground level, a lift to basement level, an accessible toilet, new carpet and paint, new chairs, and new storage. These works are included in the draft masterplan.

Wollundry Cottage

The Wollundry Cottage was built during the 1920s. Since 2011 the site has been vacant and used as a storage. The property was found to be in a below average condition with general deterioration, weathering and defects as reported in the Wollundry Cottage Building Condition Report. The building contains asbestos and is not accessible.

In December 2020 a Heritage Report on the Wollundry Cottage was completed by David Scobie Architects. From this report, it was recommended to consider how to incorporate the structure into food and beverage services as part of design works of the site.

This was considered as part of the proposal but was found not to be suitable for the following reasons:

· The building is not suitable for food and beverage services and the cost of adapting the building would be prohibitive.

· The current business structure includes bars that support the delivery of performances and to be efficient needs to be in the same building, close to the theatre entrance doors.

· The cottage is located in a position that could be better used as a drop-off point for buses and accessible parking.

· There are better preserved examples of this style of architecture within the Wagga Wagga conservation area.

Therefore, it is recommended that the Wollundry Cottage is removed as part of draft masterplan and site layout. To acknowledge the cottage the following actions are recommended for inclusion:

· The leadlight windows created by Mr Hill-Page are preserved and accessioned into the permanent collection at the Museum of the Riverina.

· The bricks of the building are reused onsite to create the new path from the drop off area to the new front entrance.

· A sign be erected that commemorates the cottage and celebrates its history.

The draft masterplan was a key recommendation of Council’s Cultural Plan 2020-2030 (1.03). Council endorsed in August 2020 to proceed with the development of the proposed draft masterplan and after extensive consultation and community engagement the draft masterplan is now presented to Council to endorse and place on public exhibition. It is noted there is no funding to deliver the draft masterplan as this will be subject to any future year’s timing and funding for detailed designs, costings and development.

Financial Implications

The total budget to complete the draft masterplan was $123,800 excluding the AEC review as this was part of the Riverside stage 3 business case funding from the NSW Government.

The cost to construct the draft masterplan project works as per the revised AEC report is $58,608,325 for 2024-2025.

Funding options for such masterplans can include:

Fully or part funded externally by State and/or Federal Government	Fully or part funded externally by NSW Infrastructure funding and/or Federal Government grants. This is the preferred funding model given Council’s deficit Long Term Financial Plan (LTFP). On occasions, opportunities arise where State and/or Federal Government agencies can provide out-of-round allocations.
Developer Contributions Plan	The plan was completed in 2019 and is fully allocated at present. When the contributions plan is reviewed in the future there will be competing priorities, and this would only be a part contribution relying on other Council or external funding to meet the full costs of the project.
Corporate Contribution	Pursue corporate funding as part of the overall budget along with contributions from State and/or Federal Governments. Whilst an option it is noted that this is unlikely to secure for Local Government infrastructure and will still require guaranteed amounts from State and/or Federal Governments to secure corporate funds.
A project within any future Special Rate Variation	Inclusion as part of any future Special Rate Variation along with contributions from State and Federal governments. This again will be with competing priorities and will require other external contributions to meet full costs of the project.

Policy and Legislation

· Community Strategic Plan

· Cultural Plan 2020-2030 item No

· Recreation, Open Space and Community Strategy and Implementation Plan (MP4)

· Reconciliation Action Plan

· All Abilities Inclusion Action Plan

· Riverina Murray Regional Plan

· NSW Cultural Infrastructure Plan 2020-2025

Link to Strategic Plan

Community Place and Identity

Objective: Our community are proud of where we live and our identity

Provide services and facilities that make Wagga Wagga a centre for arts and culture

Risk Management Issues for Council

To progress the draft masterplan in future years for detailed designs, costings and development external funding will need to be secured.

Internal / External Consultation

Extensive consultation was held as part of the Cultural Plan 2020-2030 where the expansion of the Civic Theatre to a multi venue performing arts facility was recommended as a key action. Following this; community, stakeholder and internal consultation was conducted for the development of the draft masterplan. A councillor workshop regarding the draft masterplan was held on 15 May 2023. As part of the Riverside Stage 3 precinct concept plans and Business Case process, further community engagement and consultation was held during November and December 2023. This was then followed by a councillor workshop on 19 March 2024. The draft masterplan is to be placed on public exhibition for 28 days inviting further feedback from the community.

Attachments

1.	Wagga Wagga Civic Theatre - Concept Masterplan - Provided under separate cover
2.	Attachments - Civic Theatre Performing Arts Masterplan - Provided under separate cover
3.	Civic Theatre Masterplan AEC Letter - Provided under separate cover