Multi-Purpose Equestrian Complex - Feasibility Study August 2014 MAK Planning and Design Pty Ltd
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Multi-Purpose Equestrian Complex
Feasibility Study
August 2014
MAK Planning and Design Pty Ltd
ABN 41 892 553 822 | www.makplanning.com | info@makplanning.com
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Maranoa Regional Council Multi-Purpose Equestrian Complex Feasibility Study August 2014 This feasibility study was prepared by: MAK Planning and Design ABN 41 892 553 822 4/16 Natasha Street Capalaba Qld 4157 PO Box 5249 Manly Qld 4179 Ph: (07) 3102 7121 Fax: (07) 3102 4819 Mob: 0468 630 591 info@makplanning.com www.makplanning.com
© 2014 COPYRIGHT AND DISCLAIMER This Feasibility Study has been prepared for the benefit of, and use by the Maranoa Regional Council (the Client) in accordance with the terms of the engagement. This Feasibility Study must not be used for any other purpose, or by any other party, nor is the Study to be made available to any other party without the prior written consent of the Client. No part of this document may be reproduced in part or full without the prior, written permission of the Client. All statements, projections and opinions expressed in this Study are given in good faith and have been prepared in reliance upon our own observations and consultation and upon information that has been provided to us throughout the planning process. Future projections are based upon the data, representations, assumptions and estimates provided to us. The Client indemnifies MAK Planning and Design Pty Ltd (which includes its consultants) against any and all claims against the Client or MAK Planning and Design Pty Ltd by reason of any information omitted or false information included in this Study. The contents of this Feasibility Study have not been independently audited. As such, the Client assumes the entire risk related to its use of this Study. MAK Planning and Design Pty Ltd does not warrant or assume any legal liability or responsibility for the accuracy, completeness, or usefulness of the contents of, or projections in this Study and disclaims any and all warranties, whether express or implied, including (without limitation) any implied warranties of merchantability or fitness for a particular purpose. In no event will MAK Planning and Design Pty Ltd be liable to the Client or to any third party for any direct, indirect, incidental, consequential, special or exemplary damages or lost profit resulting from any use or misuse of this Study. All intellectual property in the processes and methodology used to create this document, together with the design of graphics, symbols and definitions contained in this document is the property of MAK Planning and Design Pty Ltd and is protected by Australian and international copyright laws. All rights reserved. No part of the intellectual property of MAK Planning and Design Pty Ltd may be used, reproduced, sold, transferred, modified, published or made available to any other party without the prior written permission of MAK Planning and Design Pty Ltd.
MAK PLANNING AND DESIGN
Table of Contents
Section 1: Executive Summary and Recommendations 1 Section 4: Consultation and Benchmarking 9 Section 6: Financial Analysis 29
Executive Summary 1 User Groups 9 Capital Costs 29
Recommendations 1 Peak Body Groups 10 Revenue and Pricing 29
Section 2: Purpose and Outcomes 3 Government Agencies 11 Event Usage 30
Purpose of the Feasibility Study 3 Gill Brothers 11 Sources of Funding 30
Outcomes 3 Maranoa Regional Council 11 Operational Cash Flows 32
Method Summary 3 Benchmarking 12 Section 7: Design Information 35
Section 3: Background Research 5 Kalkadoon Stadium (Buchanan Park) Mount Isa 12 Alternate Designs 35
5 Capella Covered Arena 14 Architect’s Brief 37
Maranoa Region
Cloncurry Equestrian Arena 16 Staging 37
Council’s Planning Framework 5
Dalby Showgrounds Covered Arena 18
Demographic Snapshot 5
Dalrymple Arenas (Charters Towers) 20
Easter in the Country 6
Queensland State Equestrian Centre 22
Climate Statistics 6
Toowoomba Showgrounds 24
Bulk Earthworks 7
Learnings from the Benchmarking 26
Literature Review 7
Trends in Major Recreation Venues 8 Section 5: Management Options 27
Covered Arenas 8
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E
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MAK PLANNING AND DESIGN
Section 1: Executive Summary and Recommendations
Executive Summary Council and community support whereas for the high cost,
complex facilities the support found was less emphatic.
Recommendations management and Council representatives to discuss the
pros, cons and operational issues of each facility. Facilities at
This feasibility study has found that there is no publicly • The lower cost centres did not proactively promote their 1. That the Maranoa Regional Council continue to pursue Cloncurry and Charters Towers would probably provide the
accessible covered arena between Dalby and the border with facilities and they were comfortable with that approach. establishment of the proposed Multi-purpose Equestrian most benefit to the design team.
NSW and the border with the Northern Territory. There is a large Centre, perhaps in stages if budgets do not allow its full
• Hire fees for all facilities did not reflect the cost of the 4. Request Ergon Energy to provide a report on the availability of
area and a significant population that could be serviced by a development initially, given the strong community and
facilities and seemed to be quite random in their scaling. electricity to the site, whether a transformer upgrade would be
covered arena at Roma. sporting organisation support.
required, and the costs to extend power to the camping area.
A Multi-purpose Equestrian Centre at Roma could be managed in 2. That Council prepare further detailed plans for the
The population, demographics and climate of the Maranoa 5. Begin applying for government grants to supplement
a number of ways, All the benchmarked centres, except Buchanan development of the Multi-purpose Equestrian Centre
Region suggest that it is an ideal community in which to develop Council’s resources so that the master plan can be
Park at Mount Isa, were managed by their owners. At Buchanan including:
a Multi-purpose Equestrian Centre. implemented in full, or in stages, and as quickly as possible.
Park, Mount Isa City Council has placed the management of the − detailed planning and development of design
Work with user groups to obtain smaller grants to achieve
All current user groups and relevant peak bodies were asked for facility, along with other Council owned venues, into a company specifications including a bulk earthworks plan
some of the outcomes of the master plan.
input into the study. Without exception, all supported the facility owned by Council in the hope of a better operational result. This − a business and marketing plan with detailed financial
and believed that it will be well used. The oft heard comment from feasibility study believes that Maranoa Regional Council is best projections 6. Initiate discussions with potential naming rights sponsors
local groups though was that “it needs to be affordable”. placed to manage the Multi-purpose Equestrian Centre in the for a significant contribution towards the capital cost of the
− a detailed operational and management plan including
initial years given the existing expertise at Bassett Park. facility.
policies, procedures and operational systems
Peak body groups were excited and believed that the facility
The capital cost of the facility is substantial. However, it is a − relevant planning for development approval. 7. That management of the facility, at least initially, resides
could attract significant regional, state and national events. The
facility that can be built in stages as funds are secured. Stage 1 with Council and with the existing Bassett Park outdoor
Equestrian Federation of Australia (Qld) made the point that if a
may cost in the order of $2.5—$3.0 million given the recent 3. When undertaking detailed design of the Multi-purpose team undertaking the daily running of the facility. After
cross-country eventing course was established on the McPhie
experience at Cloncurry. This would give a functional facility, Equestrian Centre it would be beneficial for the design team several years of operation, and when Council understands all
Street site then all three Olympic events can be provided1.
without a roof and relying on the use of some portable buildings to lead a delegation of user representatives on a field trip aspects of the facility, then other management models can be
While there may be significant demand to access a covered arena until permanent facilities can be established. With Council and to inspect similar facilities in other locations and meet with considered if desired.
and other quality equestrian facilities there are significant capital user groups applying for various funding schemes the remaining
costs in creating the venue and there are operating costs that elements can be constructed over time.
need to be recouped.
An analysis of the operating cash flows found that the facility
In order to better understand the design, management, could break even but to do so does require some effort on
operations and marketing of covered arenas seven centres were Council’s behalf, particularly in attracting a major sponsor and
visited and benchmarked for this study. selling advertising signage within the venue. If Council makes
only token efforts to market the facility then an operational deficit
Some of the key learnings from this exercise (others are listed on is likely.
page 26) found that:
The benchmarking and discussions with Peak Bodies and
• The high cost, complex centres (i.e. Mount Isa, Queensland
others suggested that there are alternate designs that need to
State Equestrian Centre (QSEC) at Caboolture and Australian
be considered by Council and the Maranoa community than that
Equine and Livestock Centre2 (AELEC) at Tamworth) required
proposed in the Bassett Park Master Plan. Two alternate designs
their Council owners to significantly fund their operations
have been prepared. The alternate designs are similar to the
each year.
Charters Towers and the new Cloncurry facility with the arenas
• The lower cost, less complex centres at Capella, Charters separated by a public viewing and seating mound. It is felt that
Towers, Dalby, Toowoomba and Cloncurry probably also this design will better accommodate the crowds and atmosphere
required a subsidy but the amount is significantly less and evident at the Easter in the Country Rodeo.
not considered a burden on their respective Councils.
A strong message that came from peak bodies and promoters
• The lower cost, less complex centres enjoyed significant was to make the venue as multi-purpose as possible to
1 Equestrian competitors at the Olympics compete it the three disci- achieve the greatest viability. To achieve this put only essential
plines of (show) jumping, dressage and cross-county eventing items under the arena roof and as far as possible make them
2 AELEC was not actually benchmarked but some information was relocatable.
provided by a senior manager in Tamworth Regional Council with operational
management responsibilities for the venue
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E 1
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MAK PLANNING AND DESIGN
Section 2: Purpose and Outcomes
Introduction Outcomes the public and private sectors
• discussed possible management models and benefits of
Maranoa Regional Council engaged MAK Planning and Design The outcomes from this feasibility study have been: each option, and recommended a preferred option
to prepare a feasibility study for the Multi-Purpose Equestrian
• engagement with relevant Councillors and Council staff to • through consultation established the likely local organisation
Centre as detailed in the Bassett Park Master Plan 2013.
inform the project and pass on learnings to the Council usage, facility needs, event program etc
Purpose of the Feasibility Study • a summary of salient recommendations from previous
relevant reports and studies
• through consultation with appropriate peak bodies
established the major events that may be available
Maranoa Regional Council determined that the purpose of this • analysis of current and likely future demand for the Multi- • through consultation established major event needs from a
feasibility study is to provide: purpose Equestrian Centre spectator, operator and facility manager point of view
• a clear understanding of the demand for the proposed Multi- • benchmarking of comparable facilities as well as smaller and • estimated indicative high, medium and low scenario
purpose Equestrian Centre larger facilities analysing aspects such as management, fees operating costs over five years
and charges, event operations, marketing, arrangements for
• projections of operating costs with reference to comparable • prepared a final report including research findings,
support facilities etc
centres recommendations, rationale, operational costs, funding
• through benchmarking and discussion with specialists a sources and suggested management arrangements.
• ideas for further development of the concept plan as
refinement of the current concept plans to provide a detailed
contained in the Bassett Park Master Plan
• recommendations that enable Maranoa Regional Council
architect’s brief incorporating best practice including
indications of how the project may be staged Method Summary
to consider the development with confidence in a well-
• discussed likely funding sources and partnerships in both The methodology employed in this study is shown in Figure 1.
researched document.
Figure 1: Methodology employed in delivering the Multi-purpose Equestrian Centre Feasibility Study
On-going Project Management
Stage 1: Establishing the Stage 2: Consultation Stage 3: Developing the
Current Situation Feasibility Study
Inception Meeting and Project Bassett Park Advisory Group Management Models
Management
Local User Groups Funding Sources
Review of Existing Documentation
Peak Sporting Bodies Financial Analysis
Bulk Earthworks
Gill Brothers Architects’ Brief
Benchmarking
Redraw Models and the Master Plan
Competitor Analysis
Draft Feasibility Study Report
Easter in the Country
Feasibility Study Presentation
Feasibility Study Review
Finalisation
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E 3
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MAK PLANNING AND DESIGN
Section 3: Background Research
Maranoa Region1 Council’s Planning Framework The building is a simple structure with low maintenance levels. It
is little more than a large shed at approximately 88m x 52m. The Demographic Snapshot
Arena itself is 80m X 40m as drawn.
The Maranoa region is located in south west Queensland Bassett Park Master Plan The following information has been extracted from Council’s
approximately 480km west of Brisbane. The region covers an Seating within the Arena for approximately 1,500 people has been Maranoa Community Plan 2020.
The Bassett Park Master Plan was developed in 2013 and drawn on the plan including the temporary seating at the western
area of 58,830km2 and is home to approximately 13,000 people.
adopted by Maranoa Regional Council in December 2013 as the end. The building envelope allow for more seating if required i.e. Area
The region maintains a proud and productive rural industry which guiding document for the development, and redevelopment, of an additional row could be added.
in more recent years has been complemented with industrial Bassett Park over time and as funds allow. • 58,817 km2 or 3.4% of the total area of Queensland.
expansion in the energy and tourism sectors. The floor is covered with sand and advice from the manager of
The Bassett Park Master Plan recommended the development of the Toowoomba Indoor Arena is that it never needs replacing. Population
The town of Roma, with an approximate population of 6,950, is an equestrian complex on the McPhie Street land to the north of
• 13,313 (2010) with a projected population increase to reach
the dominant urban centre and acts as the region’s primary hub Bassett Park. A concept image can be found at Figure 2: The sides of the building are left open though slats or louvres for
14,791 by 2031.
for commerce, education, health, transport, government, retail rain protection are provided. Yards for horses and cattle would be
The Master Plan described the Equestrian Complex as: developed on the northern side.
and financial services. Age Distribution
Also located in the region are the towns of Injune, Mitchell, Surat, “The proposed covered equestrian arena will support a wide The building would have lights and a sprinkler system to suppress dust. • 23.7% of the population are aged 0 to 14 years
Wallumbilla and Yuleba which act as important community and variety of horse sports including rodeo, cutting, roping, dressage,
and rider training. The facility will also support the campdrafts. A canteen and toilets is provided for spectators. • 11.8% of the population are aged 15 to 24 years
retail centres that service the immediate needs of residents
located in their close proximity. • 28.2% of the population are aged 25 to 44 years
A warm-up arena is shown on the northern side of the covered
arena. • 23.9% of the population are aged 45 to 64 years
1 Information taken from Council’s website www.maranoa.qld.gov.au
The one way road allows side loading trucks to drop or pickup • 12.3% of the population is aged 65 years and over.
cattle at the yards attached to the covered arena and, for stock
Figure 2: Concept design for equestrian complex at Bassett Park used in campdrafts, to pick them up from the eastern end of the Cultural Diversity
campdraft arena. • 7.4% of the population are of Aboriginal or Torres Strait
Islander origin
The campdraft arena is approximately 10m longer than the
existing campdraft arena inside the race track and is now a • 3.6% of the population were born overseas
standard size. Lights are provided for night and early morning
• 18% of the population speak English as a second language.
competition on the campdraft arena.
A camping area is located on the eastern side of the drainage Households
gully. Open stables for up to 100 horses need to be provided as • 32% Couples with children households
well as electricity and water points (20-25) with four electrical
• 28% Couples without children households
outlets at each. A bar and unisex toilets and showers are provided
• 9% One parent family households
A storage building (six-bay) is provided for user clubs”.
• 25% Lone person households
The concept drawings shown in the master plan are early
• 6% Other households.
sketches. Detailed design of the Multi-purpose Equestrian Centre
is required if and when Maranoa Regional Council proceed with
Business Count
this development.
• 2,226 businesses in operation
Following this Feasibility Study an alternate design has also
been proposed that embodies some of the learnings from the • 98% small businesses (employing less than 20 people,
benchmarking, consultation and user experiences garnered including non-employing businesses)
through this feasibility study (see Section 7). • 2% medium businesses (employing 20 or more but less than
100 people).
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E 5Section 3: Background Research
Workforce & Volunteers events. These times were considered as times when crowd
numbers are likely to be at, or near, their peak.
Climate Statistics
• Current Labour Force: 8,349 (June Quarter 2010).
A covered arena can provide most benefit by protecting participants and spectators from either very high temperatures, typical of
• Unemployment Rate: 2.2% (June Quarter 2010) compared A count of the crowd from the photographs suggests a viewing
summer and rain events, again, most typical of summer but present during the year. Two graphs have been prepared from Bureau of
with Queensland’s rate of 5.7%. crowd of:
Meteorology data collected at Roma Airport since 1985.
• 26.8% of persons aged 15 years and over actively volunteer. • Friday Night Bull Rides: 301 seated, 585 on Eastern Bank,
Total 886 (approximately) Figure 3 graphs the highest temperature in each month plus the mean (average) temperature for each month. The mean temperature
Comparatively, Queensland recorded a volunteer percentage
for five months a year—January, February, March, November and December is above 30oc with top temperatures above 40oc in all the
of 18.3%. • Sunday Night Rodeo: 650 seated, 970 on Eastern Bank, Total same months as well as October. With
1,620 (approximately). such high temperatures over 5-6 months Figure 3: Temperature as recorded at Roma Airport since 1985 (degrees Celsius)
Gross Regional Product (GRP)
These figures are approximate and they only measure those of the year the roof structure will provide
• $1,103 million estimated GRP (2008-09) 50
watching the event at the time. much appreciated shade to users and
spectators. 45
• $140.9 million value added activity by agriculture and forestry
industries (2008-09) There are various sideshows, food and drink stalls and 40
merchandise tents that some people would have been attending Figure 4 graphs rain events during the
35
• $359.8 million value added activity by the mining industry year. There are three levels of rain events
at the time. Some people would also have been at the toilet or 30
(2008-09). with the first, being at least 1mm of Mean maximum
otherwise not within view of the Arena.
rain, the second and third records rain 25 temperature (Degrees C)
The Maranoa region has the characteristics that could support a
facility such as the Multi-purpose Equestrian Centre. Aspects of Observations events—rain up to 10mm and rain above 20 for years 1992 to 2013
25mm per day—both of which could 15
the population such as: seriously affect a public spectator event.
Highest temperature
While attending the event it was observed that much of the
10 (Degrees C) for years 1992
• rural based local government crowd was enjoying a good social event; a great night out with
Again, the wettest days are in the 5 to 2013
family and friends. For many people the events in the Arena
• strong rural economy summer months. In March, April and May,
were just one element of their evening; mixing with friends and 0
when the Easter in the Country events
October
November
July
August
September
January
April
May
December
June
February
March
• relatively young population family, sideshows, merchandise stalls, takeaway food and alcohol
(Sunday only as Friday night is “dry”) were part of the experience. are likely to be held there are about three
• high employment rainy days where at least 1mm of rain
Many people on the embankment had their own seats or a
• strong record of volunteering. blanket, children were running around having fun and people were falls. In each of these three months there
able to move freely. is about one day when more than 10mm
suggest that the recreation setting is right for such a facility. This falls and about one day every two years
is of course further supported by the existing equestrian facilities As an observation consideration needs to be given to whether where that fall of rain exceeds 25mm. Figure 4: Rain events recorded at Roma Airport since 1985 (days)
and organisations in Roma and the region. these people want to be confined into formal seating and, if that
was the only alternative, this would reduce their attendance at the For the Easter in the Country Event 8
protection from the rain is probably
Easter in the Country event.
the most important as the event is an 7
Interestingly, the same comments were made by a competitor evening event so protection from the sun 6
During the course of preparing this study the consultants in Cloncurry and various local residents in Mount Isa about is less important. While rain is infrequent Mean number of days of
attended, as part of the Easter in the Country Festival, the: Buchanan Park (Kalkadoon Arena). The thrust was that there in these autumn months it does occur 5 rain >= 1 mm for years
needs to be a mix of formal seating and informal areas in the and when it does, can have a significant 1985 to 2014
1. Bull Ride (18 April, 2014) 4
western communities. The event is only part of the experience affect on the cash flow of the Easter in Mean number of days of
2. Roma Night Rodeo (20 April, 2014). and mixing with friends and relatives in a social setting is just as the Country Event. 3
rain >= 10 mm for years
No record appears to be kept of attendances as no tickets are important. 2 1985 to 2014
issued at the entrance gate nor is any other receipting process Given this feedback this study has, in Section 7, proposed an Mean number of days of
1
apparent. alternative design that provides for a mix of formal and informal rain >= 25 mm for years
seating that needs to be considered before proceeding to final 0 1985 to 2014
As such, to gain an understanding of the crowds that were
October
November
July
August
September
January
April
May
June
December
February
March
watching the events in the arena photographs were taken of the design.
crowd so that they could be counted.
Photographs were taken between 7:30pm and 8pm at both
6MAK PLANNING AND DESIGN
Bulk Earthworks Literature Review and actions. However, it most directly contributes to Strategy 2.2 which
reads: Pre-Feasibility Study—Indoor Multi-purpose
There is no survey plan with contours for the proposed site and A review of reports and information and Council plans, policies “By 2020 together we will positively contribute to community Facility
the available GIS is too coarse to provide any accuracy. and other documents relevant to Bassett Park has been well-being through the provision of a diverse range of sport-
ing and recreational opportunities, facilities and open spaces Council commissioned this report in 2008 after a consortium of
undertaken, with the key points being summarised below. Maranoa residents presented a concept for establishing an indoor
As there is some concern about the cost of the earthworks for the for all residents which encourage active lifestyle sporting and
recreational opportunities, facilities and open spaces for all multi-purpose facility in Roma.
complex, but mostly, for the campdraft arena, MAK Planning and Maranoa Community Plan 2020 residents which encourage active lifestyle options and high
Design undertook to provide a rough estimate of the quantum of The pre-feasibility study reviewed the proposals being presented
levels of participation and facility utilisation.”
earthworks with a “ball-park” costing provided by NJ Civil. The Maranoa Community Plan 2020: Pathways to our future is
to Council which were three facilities comprising a:
“a plan which identifies community needs, long term visions,
Levels were taken across the area using a 20m by 20m grid to Action 2.2.2 under the above Strategy has been a strong influence 1. four thousand (4,000) seat indoor arena with an 80m x 40m
aspirations and priorities. The plan has been developed by the
establish the rise and fall relative to a control point. An indicative on the master plan for Bassett Park. It reads: arena floor
community for the community and sets the strategic direction for
bulk earthworks assessment has been prepared and can be the Maranoa Region for the next ten (10) years”1. “Establishment of quality shared sporting and recreational
2. stock selling ring for 750 people
found at Figure 5. facilities including the development of master plans and op-
The Plan is the result of extensive community consultation which portunities for local club shared management and operation”. 3. new campdraft facility with stabling for 120 horses.
The analysis indicates that a volume of approximately 12,858m3 resulted in the development of a community vision with resultant
has to be moved with half of it (6,429m3) cut, pushed across the strategies and actions. The Plan identifies seven interconnected Implementation of the master plan, with improved facilities that It should be noted that funds at the time only allowed a pre-
site and compacted in the “fill” zone. priority planning themes: can support regional and higher level competitions, will also feasibility study and not a full feasibility study.
assist the community in realising Action 2.2.4—”Maximise the
NJ Civil has provided an estimate of approximately $260,000 plus 1. Community Life The study examined various equivalent centres in Australia
utilisation of sport and recreational infrastructure and resources
GST for the earthworks which would include: 2. Active Healthy Community including AELEC in Tamworth, Sydney’s SIEC and the State
through partnering opportunities and event attraction”.
Equestrian Centre at Caboolture (Moreton Bay Regional Council).
• clearing the site and removing timber and rubbish off-site 3. Naturally Sustainable Environment
• temporary erosion and sediment control 4. Community Place Making Maranoa Regional Sport and Recreation The report reviewed capital and operating costs of other centres
• temporary barricading of the site
5. Maranoa on the Move Strategy and found that in most cases they cost more to build than
budgeted and returned less revenue than projected. In most
6. Foundations for the Future
• stripping topsoil for later use This Strategy, prepared in 2009, considered the sport and cases the local Council was forced to make up the shortfall. Once
7. Progressive, Inclusive and Strong Local Leadership. recreation priories across the Maranoa Region. the complex is built, and this scenario eventuates, then Council is
• cut to fill ,mixing and compaction and shaping
The Bassett Park Master Plan, and the improvements suggested to left with an ongoing annual shortfall that reduces the revenue it
Recommendation 11 in the Strategy considered the next steps for has for other needs in the local government region.
• dust suppression the venue, will contribute to realising, at least in part, many strategies Bassett Park and in summary, these included:
• as constructed drawings. The conclusions to the report suggested that a more modest
1 Quote from the Mayor’s Message (page 4) • Bassett Park was recognised as a significant expense for centre than proposed to Council, with seating around 1,500 with a
Figure 5: Levels and boundary of cut and fill analysis Council with unsatisfactory levels of return i.e. Council capital cost of $10 million (2009 prices) may be viable if it:
expected greater use of Bassett Park—more people, more
• attracted 130 event days per year averaging more than 300
often—given the annual expense to its budget.
paying attendees
• It was recognised that Bassett Park may have commercial • full cost pricing that reflected the real costs of operating the
potential that was not being realised, particularly around the venue was used
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events such as horse racing sports, animal sports (rodeo, • the venue had low event and fixed operating costs
campdraft etc.) and large area events such as caravanning
• all capital costs were met by grant and not by loan (which
and festivals.
would have to be repaid).
• The Strategy noted that there was, particularly in Roma,
The report noted that if any of these conditions were not met than
support for a multi-purpose covered arena for equestrian,
Estimated Cut and Fill Volume: the facility would likely require supplementary funding to cover
Approximately 6,429.5 cu.m.. rodeo and similar sports.
budget shortfalls.
• The size and type of facility being discussed was very large
Despite the risks the report did note that there was a gap in the
($11 million in 2009) and being managed as a second tier
market for a second tier facility offering an outback experience,
facility to the Australian Equine and Livestock Events Centre
such as envisaged by the local community, that fell between
located in Tamworth (NSW).
the international centres and the “large sheds” that many
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E 7Section 3: Background Research
communities are creating. However, there is always a risk that
some other community will also develop such a facility and draw
Covered Arenas
some events away affecting the viability of the Centre.
As part of the design process for the covered arena a number of
facilities were visited while others were researched (Buchanan
Trends in Major Recreation Venues Park in Mount Isa is not technically a covered arena but an
interesting alternate example).
MAK Planning and Design, through numerous studies in recent
years, has observed the following industry trends in relation to What is immediately obvious is the wide range of designs,
showgrounds and major sport and recreation venues: architecture and support facilities. There is no Australian
Standard or Sports Code that dictates the size of the facility,
• Showgrounds are increasingly being redeveloped as venues quantity or quality of any support facility or embellishment that is
that support a range of community functions. typical for nearly all other sporting codes.
• New facilities are often more flexible so that they can adapt At the end of the day the facility needs to be able to host the
to different user requirements as well as events of differing expected events but in other respects it needs to be designed by
sizes. local people as a facility that is within the community’s ability to
support and maintain. As the design for the covered arena moves
• Asset management is important and designs that are low
forward into the detail phase it will be important to involve the
maintenance make the facility more viable.
user sports and Council staff to develop a facility that is suited to
• Councils and facility managers are being proactive in the Roma and Maranoa context.
securing events. It is no longer appropriate to sit and wait for
a booking. Events are being secured or new events are being
created. Tourist authorities, businesses, sport clubs and
community organisations are leading the way in this regard.
• Contemporary expectations of facility quality, as well as legal
and code requirements, demand a higher standard of facility
than has been provided, or accepted, in the past.
• Caterers are requiring larger and more sophisticated kitchens
to meet legislative requirements controlling food handling
and food storage.
• Storage requirements, car parking and public amenities are a
key component of facility design.
• Exhibitor utility requirements are increasing for services such
as communications, lighting, audio and power.
8MAK PLANNING AND DESIGN
Section 4: Consultation and Benchmarking
User Groups The Maranoa Team Ropers are allowed five events under their
insurance but they do not usually hold that many. This year, 2014,
surface may grow new sports such as western dressage2
and harness sports
that would be an additional event. Hosting a national final is not
just about securing the event. For the event you need to be able
may see three events being organised. Each event lasts 4-6 to provide the cattle, and a national final may require up to 2,000
Regional User Groups hours. • for dressage competitions access to three arenas is required. head. Up to 800 cattle need to be accommodated for a regular
They can be different surfaces but each competition (say an event (though not all are present at one time).
Maranoa Team Penning and Maranoa Team Ropers An average day costs in the order of $150/ person to compete. age division) uses just the one surface so that all competitors
Again, the organisers would not like to see fees adding use the same surface. The main arena could be one surface, Gravel roads are preferred within the venue over bitumen roads
A single meeting was held with these two groups as they have significantly to that cost. the warm-up arena another with a third being set out on the as it is a more stable surface for horses. So while the master
similar facility needs and are closely allied in their sports. campdraft arena plan shows bitumen roads, from Roma Campdraft Association’s
The Maranoa Team Ropers generally also hold some cutting perspective, gravel is preferred which should lower the cost
The Team Penning (Penners) are the bigger of the two schools during the year. There is no set program for these and • In 2014 the Club will run four, maybe five, one-day events. somewhat.
organisations. Under the Team Penners’ insurance they are they respond to demand or opportunity. The Club also runs a day in conjunction with the Roma Show
allowed five events per year plus the Charity Rodeo. The five in May. Additionally the Club will also run 5-6 clinics each The Association is still supportive of an arrangement that
events that are held are all local events (other clubs are not Maranoa Equestrian Club year. These are usually over two days—a weekend uses temporary yards under the Arena roof, providing shade to
invited) and may attract 20-30 people being a mix of adults and workers, competitors and stock and assisting in meeting WH&S
children. The Club has about 50 members (from 8 years of age) and while • an essential requirement would be stallion stalls—five initially and animal welfare concerns, if that is the final design
a covered arena would be good for the sport it, in itself, is not
Team Penners charge $8 per run. The cost of an average day is in • 100 open stables are also required but could start with about From the Association’s perspective the covered arena building
likely to attract many more members to the Club.
the order of $100/ person so there is little scope to put more fees 25 “can wait”. Must haves in the initial stages are, apart from the
on top of this. The following comments were made by executive members of obvious yards and campdraft arena:
• space is required for about 25 vehicles with trailers initially
the Maranoa Equestrian Club about the master plan or the initial • power and water
The Maranoa Team Penners hold the Charity Rodeo through the but growing to up to 50 eventually
phases of any development:
Queensland Rodeo Association. The event planned in 2014 will • all weather gravel roads
• access to power or a canteen for light refreshments that the
be the second time the event has been held. The first event had a • for competition, a turf surface is actually preferred for the
Club brings themselves • toilets and showers
limited program whereas the 2014 event in September will have dressage1 and show jumping. However, the sand arena
a full program. Organisers expect a crowd in the order of 1,000 to • all current events are one-day duration but feel that the Club • canteen and bar at the arena
attend. The event will be a day/ night event. may be able to run a two-day event once per year
1 The Equestrian Federation of Queensland were surprised by this comment • PA system
and said it is not typical of the vast majority of competitors across Queensland • the indoor arena would be of benefit in running a clinic as it • Secretary’s and Announcer’s Box with power.
offers protection from the sun and rain. Clinics would not be
threatened with cancellation because of bad weather The master plan, as shown, does not have enough camping
points and there is some concern that the area available may not
• would like access to a storage unit to store the Club’s trailer be big enough. Camping could be provided on the racecourse if a
temporary road closure was allowed for the duration of an event.
• feel that there could be some market for people travelling
with horses and needing to stable overnight—perhaps 4-5 When asked about a reasonable hire fee the RCA suggested
per week. about $500 per day.
When asked about a reasonable hire fee the Maranoa Equestrian
Club nominated about $250 per day with individuals having one
Roma Show Society
stable each. However, there was recognition that it they compete
The Roma Show Society is unlikely to use any facilities envisaged
away they need to pay for stables (e.g. at Gatton and QSEC).
in the Equestrian Precinct. The Society holds events on the Show
Arena and usually camp in the grassed area adjacent to the
Roma Campdraft Association existing day stalls. This location provides convenient access to
the Show Ring but does have poor toilet and shower facilities for
Only one event is held per year—in September. Should the Roma competitors.
Campdraft Association (RCA) be able to secure a national final
The camping facilities to be developed with the Equestrian Arena,
2 Western Dressage is defined as using classical dressage concepts and despite offering superior facilities, are considered too far away
principles to train and develop the western rider and horse. It is used to improve the
stock horse and develop a well-rounded, disciplined horse regardless of its breed. to be used by the competitors. Competitors may have multiple
(http://westerndressageuniversity.org) horses and associated gear that require them to move back and
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E 9Section 4: Consultation and Benchmarking
forth to their camp location during the day and extra distance, as Peak Body Groups Australian Professional Rodeo Association Equestrian Federation of Australia (Queensland)
well as crossing McPhie Street, is considered too difficult.
Australian Campdraft Association The Australian Professional Rodeo Association (APRA) reviewed The Equestrian Federation of Queensland (EFAQ) were excited
Easter in the Country the concept plans and made the following observations: to see the master plan for Bassett Park and the Multi-purpose
The Australian Campdraft Association (ACA) is the only one of Equestrian Centre.
• The facility must not be built for any one sport such as
The Easter in the Country Committee organise a large program the relevant peak body associations that is physically located in
rodeo. It must be as multi-purpose as possible so that They made the point that the closest covered arena was at Dalby,
of events over Easter and have been doing this since 1983. The Roma. In fact its location at 134 Northern Road is opposite the
it is used frequently and not only for the occasional big some 260 kms to the east and then nothing to the west. As such
Rodeo is considered the third biggest in Queensland behind stables on Bassett Park.
equestrian event. APRA said to think laterally about events it fills a void in the facility map in South-West Queensland.
Mount Isa and Warwick Rodeos.
The Association’s presence in Roma and near to the site for the and even suggested two—beach volleyball and a wood
From 2015 the APRA sanctioned rodeo will be managed by the proposed Equine Complex is fortuitous as it will make using the chopping series. APRA also mentioned that a ten10 cricket The EFAQ said that the preferred dressage arena surface is indoor
Easter in the Country Committee along with Gill Brothers. complex easier for the Association’s staff and volunteers. (a variation of twenty20 cricket) match was played on the sand. The ten schools that they run each season at QSEC are
Mount Isa arena surface. well over-subscribed because it is indoor and on sand. Another
The Committee have significant expenses in organising the rodeo The ACA noted that the sport is growing in membership and they aspect of using an indoor sand surface is to get horses used to
• Placing the chutes on the short side is acceptable and
(e.g. the hire of the LED screen alone is $16,000) and a bout of currently have in the order of 9,500 members. the surface and environment so when they go to competitions at
probably desirable.
wet weather can create financial difficulties for the organisation. indoor venues they are used to the environment.
A covered arena would mean that the rodeo event is less At present the Association relies on local associations to host • When the facility is built it would be possible for Roma to
susceptible to weather events. practice days, schools and clinics. This can sometimes mean bid for the National Titles and APRA would welcome the bid EFAQ made the point that Bassett Park could be a full equestrian
a lack of training in the program where there is demand for an as Roma would be a good community to support the Titles. complex as it has showjumping on Bassett Park and, with the
When asked about a reasonable fee the Easter in the Country event but no association has nominated the hosting of a suitable Bids are annual but APRA could work to provide a three year re-establishment of the eventing course on the McPhie Street
Committee representative suggested they would be willing to training event. contract as well. land3, being able to offer the third Olympic discipline. There are
commit to a three day hire of the venue at $1,000/ day. very few eventing courses in Queensland with most in South-East
A suitable facility in Roma such as proposed for Bassett Park • There are no state titles (or have not been for many years). Queensland or along the coast e.g. Yepoon and Maryborough.
would provide an opportunity for the ACA to host events where Organisers though are able to develop ideas for an event and The closest courses to Roma are at Warwick and Toowoomba.
there is unmet demand—particularly in the categories of youth, lodge it (the State Titles could be one idea) with APRA for
starters’ and judges’ clinics. approval. There is the potential to capture events but the issue is having
enough stables. EFAQ rules dictate that all horses need to be
The National Finals are held annually and Associations bid to the • The minimum size for a barrel racing course is 38.45m x
stabled. A regional inter-school carnival (currently held at Dalby)
National Body to host the event. The event is not held in a fixed 70.5m. This is the largest rodeo event space and would fit in
could be attracted as there are no long term contracts. A regional
location. a 40m x 80m arena.
inter-school carnival would need approximately 120 stables while
a State Inter-school Carnival would need in excess of 300 stables.
The new Multi-purpose Equestrian Centre would be a suitable Queensland Rodeo Association
venue for the National Titles and the ACA would be keen to see
it return to Roma, particularly given that the first ever National The Queensland Rodeo Association sent a letter of support after
Titles was held in Roma many years ago. viewing the master plan. To quote a section of the letter:
The National Titles are held over four days and approximately 400 “We certainly support the proposal to build this complex as a
people attend (1,000 nominations). Roma could expect to host much needed facility for Roma and District with the prospect
the National Titles every 5—10 years if it was supported by the of many functions being able to be held with facilities availa-
ble of this standard. Roma is a highly desirable centre for our
local Association and the cattle could be sourced.
Association, being a central point for our members”.
There is a dinner held as part of the Titles with about 400 people
attending. If it was being held at the new equine complex on The Association went on to offer their services in reviewing plans
Bassett Park the dinner would most likely be held in the covered at the detailed design stage.
arena once the floor had been rolled and compacted.
3 There is an old eventing course on the McPhie Street land established by
the Pony Club many years ago. It has been allowed to fall into disrepair. It could not be
salvaged but there is probably sufficient land for a one or two star course.
10MAK PLANNING AND DESIGN
Government Agencies Events Centre the facilities are too spread out. For example
stock are unloaded a long way from the arena and then need
Maranoa Regional Council
to herded down long laneways through public areas to the Council staff knowledgeable about touring events and larger
National Parks, Sport and Recreation Services venue. concert needs suggested that there could be one concert a year
• In Roma the atmosphere at the rodeo is “country and family that would use the indoor arena space.
The South West Office of Sport and Recreation Services was
consulted on the project, ostensibly to understated if the project oriented”. Don’t lose that. Design the facility so that children
would be eligible for Queensland State Government funding. and people can move around if desired as well as providing
some seating for those that want that.
At present the funding schemes are for minor facilities.
• The design of the bar is important but to keep the families
However, it is expected that a new grant scheme for higher
attending you need to be able to separate the children from
level competition facilities, with a significant grant level, will be
the intoxicated people. Overall the family will spend more
released shortly.
than the person at the bar, so for event viability you need to
While the detail on the scheme is not yet known it is likely be attracting the families.
that most, if not all of the facility would be eligible. Items that • Dalby Equestrian Arena works well as it is open and is very
sometimes cannot be funded are temporary fences, car parks flexible. Having no yards (adjacent to the arena) or chutes
and equipment. allowed the gill Brothers to set up the venue to “run a
good rodeo”. They did not need to work within the existing
If the project could establish links to flood-proofing then that
structures.
would help its chances during assessment.
• Consider space for vendors close to the building. They
Gill Brothers contribute to the event through their participation plus
through fees they pay back to the promoter. If they are too
far away they will not make much money and so will not
The Gill Brothers are professional rodeo organisers able to
return in future years or will have less to contribute to the
provide stock, yards, chutes, food vans, entertainment rides, as
promoters.
well as organise and manage events.
The Gill Brothers offered their services in contributing to and/ or
Eddie Gill provided some comments on the Multi-purpose
reviewing any detailed designs as they are developed.
Equestrian Centre as developed in the master plan as well as
some observations from other places:
• A successful venue must be as flexible as possible and not
purpose-built for any one activity. Minimising the amount
of infrastructure within the roofed area is the first step
in making it as multi-purpose as possible. Make sure the
building meets the needs of all the equine disciplines and
also as many non-equestrian events as possible.
• Animal welfare will become increasingly important and will
result in demands to re-engineer many existing venues.
Plan ahead and consider animal welfare issues in the design
stage.
• Chutes at one end of the Arena (as Roma has now) are
actually preferred to chutes on the side (most other venues).
If the facility is to have permanent chutes and yards they
suggested that the designers call on the services of a
professional to review the plans (as he has seen many
designs and some that have injured or killed stock).
• Keep facilities tight. At the Australian Equine and Livestock
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E 11Section 4: Consultation and Benchmarking
Benchmarking At Kalkadoon Stadium it needs to be craned in at extra cost. • poor acoustics with sound “bouncing” around. Fees and Finances
Benchmarking was undertaken at a number of centres across
The yards at the arena connect across the race track using temporary Management and Operations Hire Fees
panels to extensive yards where cattle are loaded/ unloaded.
Queensland to gather information and ideas on matters such as: In early 2104 Council placed the management of Buchanan Park,
Competitor facilities are very basic with only temporary amenity along with several other venues that Council owns, in the hands The following sample of fees applied in 2013/14 and were set by
• facility design
buildings and limited camping sites. Organisers must bring in of a separate, but Council-owned, company. Council. They are being reviewed by Mount Isa Entertainment and
• management and operations generators for power. Tourism Venues who have now taken management control of the
The purpose of this was to bring more flexible, focussed facility.
• financial information The bar area does not allow views of the arena/ action while operations to the venues so that they are managed more along
mingling with mates. There is no cash at the bar. Tickets need to • Hire of Kalkadoon Stadium—$3,190/ day
• marketing commercial lines, seeking to reduce costs and maximise revenue.
be purchased and then you move forward to collect your drinks. • Arena and seating but excluding corporate lounge, kitchens
• regional benefit
There are insufficient storage sheds for things like mowers and
Marketing and administration areas—$1,210/ day
• use by non-equestrian events.
gardening implements. On the other hand there are possibly too The new management are very focussed on marketing and will • Individual areas such as kitchens, corporate lounge,
Facilities that were benchmarked included: many toilets. Too many toilets means extra cleaning expenses be developing a range of new materials and will be proactive in forecourt—$330/ day.
that could be avoided by getting the number right. seeking out and securing events.
1. Kalkadoon Stadium, Buchanan Park, Mount Isa Hirers are responsible for cleaning the venue afterwards and for
There are sixteen Corporate Boxes (or defined seating areas) with removing rubbish.
2. Capella Covered Arena, Capella
a corporate hospitality room and amenities behind them. These
Non-equestrian Events
3. Cloncurry Equestrian Centre are very popular and more are required to meet demand. A number of concessions apply to the above fees. Local events
Examples from past events include concerts (e.g. Jimmy Barnes,
are 75% of the above fee and concession events (mostly
4. Dalby Equestrian Centre, Dalby Monster Trucks, Crusty Demons, Carols by Candlelight and
Steer chutes are US-style. The run-in is quite long and they start individuals and charities) are 50% of the fee.
weddings (with horses).
5. Dalrymple Arenas, Charters Towers outside the arena, coming through a tunnel into the arena at full
pace. Perhaps a more exciting version for the crowds but it is The facility also supports the annual show with a Professional Operational Expenditure
6. Queensland State Equestrian Centre, Caboolture
unusual for the competitors. Bull Ride on the Friday and Saturday nights.
7. Toowoomba Showgrounds, Toowoomba. This figure is confidential and has been provided to Council
Some of the issues with the design include:
Regional Benefit separately.
Kalkadoon Stadium (Buchanan • electricity, lighting and PA control boards are located in
The Mount Isa Rodeo is the biggest in Australia so it is
several locations and not a central location Capital Cost
Park)—Mount Isa • seats are spaced too closely for many people. Seats need to
considered to be of significant economic benefit to the region.
be cleaned by hand which is time consuming and expensive Studies of the event were conducted in 2008 but these are not available. Advised that it was around $17 million in 2006.
Facility Design • some seats in the first row have their view blocked by the
Kalkadoon Stadium (Buchanan Park) is different to the other arena fence
centres benchmarked. It does not have a roof over the arena • the arena fence is a little low in places
and one is never likely. However, the patrons around the open
• the roof design means that spectators have support posts in
arena are protected by a roof. It is a rodeo venue only not offering
their view though they are a narrow design
campdraft. The local campdraft is held at Camoweal.
• kitchens designed without exhaust fans (so only limited
The centre was opened in 2007 and was funded by Mount cooking possible)
Isa City Council, the Australian Government, the Queensland
Government and Xstrata Copper. • some criticism of the concrete wall on the arena (but QSEC
has a similar wall)
The venue has approximately 5,000 seats, easily the biggest
• there are no spaces for children to run/ play
rodeo venue in Queensland. Seats are hard plastic and for many
people they are too close together. Each seat has about 41.5cm of • audio cable was not run in conduit and it has subsequently
space. There is only a very small grassed area. had its insulation eaten by birds. Audio equipment needs to
be hired at present though Council hopes to have a budget to
When an event calls for the large LED TV the design of the arena rewire the venue soon
does not allow for it to be brought in on the back of a semi-trailer.
12MAK PLANNING AND DESIGN
View of seating area from the rodeo arena. Corporate areas are in the middle Shade on side stands is only semi-permanent Seats are fixed, plastic and close together Bar is at rear of grandstand
Only a small grass mound area available Concrete arena wall Steer chutes Media Room
Yards connect across the racecourse with portable panels Significant car park but insufficient for big crowds Entry gates Inside the bar area
F E A S I B I L I T Y S T U DY—M U LT I - P U R P O S E EQ U E S T R I A N C E N T R E 13You can also read
