Castleknock Lawn Tennis Club Development Proposal th September 2016

Transcription

1 Castleknock Lawn Tennis Club Development Proposal th September EXECUTIVE SUMMARY The Executive Committee in conjunction with the Development Committee is recommending a capital expenditure of 6 million on an integrated, cost effective and high quality development project to extend and refurbish our existing clubhouse, to enhance our indoor facilities with the addition of two new indoor courts fully integrated with existing indoor courts as well as development of our access and car parking facilities. We believe that this project will contribute significantly to the long term strategic aims of the club which are to maximize participation in tennis at all levels and ages though our social and performance tennis programs, to attract and nurture new members and to create a platform for the future which will meet the emerging needs and expectations of all of our existing and future members. We anticipate having 1.5 million excess funds available for future development. This would allow for the possible purchase of land south of Courts 1 to 3 in co-operation with Educate Together National School for additional outdoor court development. 2.0 PROPOSAL COMPONENTS: CLUBHOUSE, INDOOR FACILITY & ENTRANCE/CARPARK A. Refurbishment of Existing Clubhouse Description: A new two storey extension to the north, a new ground floor extension to the south and a new ground floor reception extension to the west which amounts to a 50% increase in floor space over the existing structure. In summary, we are proposing a new modern energy efficient clubhouse which is designed for purpose for all members and visitors. Page 1 of 6

2 Cost Summary: 2,825,000 which includes build, fit-out, fees, VAT and contingency. Features New reception office entrance at northern elevation: +50% increase in floor space. Significantly enhanced changing facilities. +20% increase in floor space. New Club Room. +100% increase in size. New, extended junior suite incorporating toilets, changing and activity centre with passive supervision. +228% increase in space. Full use of energy efficient technology to maximize the energy efficiency of the building. Extended east and south balcony including wrap around on west. +218% space. Full disabled access throughout including lift and toilet. Fitness Room. Members only bar area separated from function room by modern high quality acoustic partition. Benefits Welcoming space with reception area. Improved working environment for employees Self-service kiosk, balls, coffee etc. Quality fit out with good functional design. Flexible multi-functional space for meetings, bridge clubs and other activities. Source of revenue such as bridge, quiz night, Pilates. Increased space allows for extra junior facilities & equipment and coaching tools. Provides space for junior social events, including holding pizza nights, quiz and movie nights. Reduction of carbon footprint and lower running costs. Enhanced viewing of tournaments. Creation of new comfortable social space. Inclusive access for all. Additional fitness resources for members to improve their tennis performance and health. Dedicated space for club members to socialize in comfort and privacy while not interfering with outside functions. Smaller size encourages convivial atmosphere and club spirit. B. Enhancement of Indoor Facility with The Addition of 2 New Indoor Courts including the Repositioning of 5 Outdoor Courts Description: Extension of indoor court building on the south western elevation to include 2 new indoor courts placed on Courts 6 & 7 (rotated) with an additional central viewing balcony and an integrated fit for purpose ventilation system. In order to facilitate the extension of the clubhouse balcony and the covering of courts 6 & 7 (rotated), courts 1 to 3 would be moved approximately 3 m towards the south boundary (the field) and approximately 3 m towards the west boundary (the M50). The space between existing courts 3 & 4 and surface of existing courts 4 & 5 would be raised to provide a new realigned and resurfaced bank of 5 courts. Cost Summary: 2,486,000 which includes build, fit-out, fees, VAT and contingency. Page 2 of 6

3 Features 2 new indoor courts, changing facilities and shared balcony. Quality construction. Significantly enhanced viewing balcony. Ventilated playing environment. Incorporation of recently refurbished changing facilities (at indoor courts). Benefits Increases opportunity to play all year around for longer each day. Increases levels of participation (comfortable conditions attract more new players). Improves our ability to offer a wide range of programs to adult and junior members on a year-round basis Major advantages for the performance side of the sport (under ideal conditions players improve quicker). Ability to attract better, more highly qualified and full time-coaches (the best coaches gravitate towards the best facilities). Creates a more future orientated balance between outdoor and indoor playing facilities. Traditional build offers permanent structure with superior insulation and far superior life span than other alternatives considered. Integrated viewing can add to atmosphere for indoor championships. Comfortable playing environment all year around, Permanent benefit of recently completed temporary works. C. Development of Improved Entrance Access and Secure Car Parking Facility. Description: Creation of new entrance gate and fencing to car park, upgrading of main car park (currently overflow) to include drainage, surfacing, lighting, security, intercom and passive supervision measures. Cost Summary: 565,000 which includes build fit-out, fees, VAT and contingency. Features Improved security through access control, passive supervision & intercom system. Address drainage and surface issues. New entrance gates. Benefits Addressing the concerns of members for improved safety and security. High quality long term finish with low maintenance. Welcoming entrance façade. Page 3 of 6

4 3.0 PROVISIONAL PROPOSED TIMELINE * 3.1 Our goal is to complete the project as soon as possible while ensuring minimum compromise to playing time. Provisional Member Approval: October months to planning approval Provisional Build Start Date: March months construction phase Expected Completion Date: June 2018 * All dates subject to smooth planning process. 4.0 PROPOSED OVERSIGHT AND IMPLEMENTATION 4.1 Core Development Committee members John Maher, Owen Kirk and Tom Casey are committed to delivering the full proposal to completion in its entirety. 4.2 Three members of the Executive including the treasurer will sit on the Development Committee reporting monthly to the Executive Committee. 4.3 Continued employment of Clerk of Works to project completion. 4.4 Monthly communication bulletins to members including dedicated development project website. Page 4 of 6

5 APPENDICES: Appendix A: Capital Spend Clubhouse: Indoor Courts: Temporary Facility: Most of write-off relates to Architect design fees/planning. Most of write-off relates to Architect design fees/planning application. The amount to be capitalised relates to the ventilation. The write-off relates to the un-used Portakabin. Project Item Total Spend ( ) To Be Written Off ( ) To Be Capitalised ( ) Clubhouse 320, ,564 84,708 Indoor Courts 294, , ,507 Floodlights 164, ,048 Temporary Facility 151,475 18, ,012 Total 929, , ,275 Appendix B: Summary of Other Work Completed Since January 2016 a. Clubhouse Design (Proposed in April 2016) Subsequent to our Special General Meeting in April 2016 as part of our due diligence we commissioned an independent forensic analysis of this proposal. This analysis indicated that the proposed project was not deliverable for less than 5 million. This was deemed to be cost prohibitive and it was agreed not to proceed with this design. b. Indoor Facilities Indoor Courts over old Navan Road Costs to move the utility plant (fibre optic cables, water, natural gas & drainage) were in the region of 2 million. This was deemed to be cost prohibitive. The same would apply to the construction of 2 outdoor courts in the same location. Removal of existing Indoor Balcony and extension of Indoor Complex to 4 indoor courts with the construction of an additional indoor court on that space and the placing of an indoor court on court 7 This option was ruled out on cost basis (minimum 2.6 million) and design and planning challenges including public realm issues. Double skin fabric structure on court 6 & 7 This is an evolving technology and at a price of 850,000 it was deemed too expensive in comparison with the benefits of a traditional permanent structure. Air Dome at various locations Consultation with other clubs revealed that these structures present significant challenges in relation to air leakage, dirt and debris accumulation and unacceptable noise levels for players and neighbours. Page 5 of 6

6 Appendix C: When recommending the option to cover courts 6 & 7, the Development Committee was mindful of the following: The membership is currently at approximately 75% of the peak membership of the past and is showing no signs of any significant net increase year on year. The membership is way below the members per court figure suggested by Tennis Ireland. The number of league teams in most leagues is approximately 50% of what it was at peak. For a number of years now in major championships there has been no requirement for a 6 p.m. session of matches. In the past, completing a tournament without 6 p.m. sessions would have been impossible due to the level of participation. How often will this change adversely affect any particular player in the course of a year? Of the following tennis clubs that have indoor courts, Castleknock LTC has the lowest ratio of indoor courts to total all weather courts, e.g. CLUB INDOORS TOTAL % Westwood Clontarf Westwood Leopardstown David Lloyd Riverview Carrickmines Shankill Elm Park Castleknock Page 6 of 6