Leadership and Good Governance - Reports

6.5

Ordinary Meeting - 14 December 2016

PROPOSED TRANSFER OF LA TROBE UNIVERSITY ATHLETICS

TRACK

Document Information
Author/Responsible
Director

Vicky Mason, Director Health & Wellbeing

Purpose
This report is for Council to consider purchasing and taking full responsibility for
maintenance of the regional athletics facility known as La Trobe University Bendigo
Athletics Centre (LUBAC) in Spring Gully currently owned by La Trobe University.
Summary
LUBAC is a key regional sporting facility servicing the needs of Greater Bendigo, central
and northern Victoria. It contributes to health and wellbeing in the region from Little
Athletics and senior athletics. It also adds economic value from the events conducted at
the Track. Since 1999 the City of Greater Bendigo and La Trobe University have shared
investment and maintenance of the site. Until recently this arrangement has suited both
organisations.
Strategically Council need to consider whether it is more appropriate for the City to own
LUBAC outright to ensure the future provision of a specialist regional facility for the
region. This will allow the City to maintain and upgrade the site including the replacement
of the Athletics Track, which has deteriorated to a state where Athletics Australia has
lowered the ranking of track, which impacts on the opportunity to host events at the site.
Negotiations have been conducted in good faith with La Trobe University and a price for
the site has been agreed.
Details of the subdivision, including the creation of the road reserve are still being
finalised with the intent of creating 90 degree angle parks on the north and east
boundaries and sufficient road reserve to provide access to parking and for traffic control.
RECOMMENDATION
That the Greater Bendigo City Council resolve to:
1.Purchase the LUBAC site with provision for parking and conditions for creating the
road reserve and road construction included as part of the subdivision.
2.Delegate authority to the CEO to purchase the LUBAC site.
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Policy Context
Council Plan Reference:
This report is consistent with the following Council Plan 2013-2017 (2016-2017 update)
actions:
3.1.2 Implement community strategies, policies and projects that support active healthy
living, including continuing to apply the results of the Active Living Census.
3.1.6 Negotiate with La Trobe University to finalise the long term future for ownership,
management and upgrade of the athletics track.
Strategy Reference (include weblink as applicable):
Retention of the LUBAC is supported by the 2014 Spring Gully and Surrounds
Recreation Plan. This plan included amongst others the recommendation (p48):
20) Retain the athletics complex for ongoing community use. Upgrade the standard
of the in-field surface for possible use as a senior soccer pitch.
http://www.bendigo.vic.gov.au/About/Document-Library/spring-gully-and-surroundsrecreation-plan
Background Information
The La Trobe University Bendigo Athletics Complex is a specialist regional facility
servicing the needs of central and northern Victoria. The facility is well used and
facilitates significant economic benefit for the community.
Due to the quality of the facility, central location, availability of other supporting services
such as accommodation and food/beverage the facility has attracted or assisted with
many multi-day events.
The last economic analysis of this facility in 2011 concluded that events during that year
attracted over 9,000 participants to the City along with their families, friends and officials
for a minimum of 2-7 days. Based on these attendances $3.5 million dollars is expected
to be injected directly into the region as a result of these athletics events.
During 2016 the facility has supported 66,725 visits (44,110 athletes and 22,615
spectators) including schools, major events and local club use.
Athletics Bendigo made a submission to the 2016-17 Council Budget requesting for the
upgrade/replacement of the track due to the current state of deterioration (Attachment
1) Officers agreed that a complete reconstruction of the track would be the best way
forward, but were unable to recommend this to Council due to the lack of security of
tenure (Attachment 2).
The proposed track works were recommended to be
reconsidered at the mid-year budget review, when it was hoped that there would be
some clarity with regards to the security of tenure.

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Previous Council Decision(s) Date(s):

Council formally received the Spring Gully and Surrounds Recreation Plan at the
Ordinary Meeting of Council on 28 May 2014 with the following recommendations:
That Council:
1.Recognise the importance sport and leisure facilities make to the health, wellbeing
and liveability of Greater Bendigo.
2. Formally receive the Spring Gully and Surrounds Recreation Plan.
3.Taking into consideration any outcomes of the Active living Census, refer works
associated with the sequencing, staging and cost plan for consideration as part of
current and future budget deliberations.
At the Ordinary Meeting of Council on 7 June 1999 and the Ordinary Meeting of 13
March 2001, Council endorsed changes to the management structure for the La Trobe
University Bendigo Athletics Complex management structure and cost apportionment.
At the Ordinary Meeting on 29 June 2016 Council, having considered the submissions to
the 2016/17 Proposed Budget, resolved to refer the track works at the La Trobe
University Bendigo Athletics Complex to the mid-year budget review for funding
consideration.
Report
The Spring Gully and Surrounds Recreation Plan outlines that provision of at least one
high standard regional athletics facility for every 75,000 100,000 people is generally
accepted as an industry norm. The City of Greater Bendigo has a current forecast
population of over 100,000 people. It could be reasonably considered that the City needs
to retain LUBAC as a high quality facility and also consider planning for a second local
standard track in the medium term future at existing or new facilities.
To retain LUBAC as a high quality facility the existing track is due to be replaced. Since
the original construction of the facility there has been a license agreement in place
between the City of Greater Bendigo and La Trobe University. The license agreement
covers the responsibilities of each party including maintenance and major works.
Replacing the track is defined as major works and joint responsibility of the University
and Council. The University has stated they have higher priorities for investment and do
not wish to replace the track. Council could decide to replace the track however the
license agreement is due to expire in 2024 and a longer tenure is required to realise the
full investment of track replacement.
As a result negotiations for the transfer of ownership were undertaken with the intent that
the City would subdivide and purchase the parcel of land relating to LUBAC. Furthermore
conditions would be placed on the remaining land for the provision of car parking and
creation of the road reserve for access to the parking and traffic management. The
concept plan (Attachment 3) displays the intent however the exact detail of the final
design is subject to final agreement once planning for the remainder of the site is more
developed.

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Purchasing the regions key athletics facility will provide certainty of tenure which allows
track replacement and other investment to be considered with confidence and future use
assured.
Priority/Importance:
Acquisition of the track is regarded a high priority to provide assurance of tenure for the
full life of the replaced track. The preferred scheduling for the reconstruction of the track
would be during the second half of 2017 with completion determined by when the
weather is suitable for curing the rubber surface. These works are subject to a budget bid
to be considered by Council during the 2017-2018 budget process.
Options/Alternatives:
Council could request officers to investigate the case for a brand new facility to be
constructed at an alternative site.
Alternatively Council could request security of tenure be sought through extension of the
current licence agreement. Indication from La Trobe during negotiations is that they
would prefer to sell the land.
Timelines:
La Trobe will be meeting in February 2017 to consider the sale. This is a key milestone
for this process as it would allow timely engagement with Bendigo Athletics prior to works
commencing in winter on the reconstruction of the track surface, in order for completion
of works during 2017-2018 summer.
It is expected that subdivision can be completed within three months of agreement.
Agreements for transfer of the land and planning for track replacement can also be
commenced once agreement is reached.
Risk Analysis:
The primary risk is for the track surface to deteriorate to the point it is unsafe and cannot
be used. This would result in all track activities ceasing until the track was made safe
either by repair or replacement. This could have significant impact on Athletics Bendigos
activities and planned events.
There is a risk that agreement between the Council and La Trobe could be delayed
impacting on the planning of activities. There is good will from both parties to reach
agreement and this risk is well understood.
Consultation/Communication
Internal Consultation
Internal consultation has been conducted with the relevant officers from Active and
Healthy Communities, Statutory Planning, Engineering and Building and Property. With
all units strongly supporting inclusion of the road as part of the subdivision to enable the
purchase to proceed.
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External Consultation
The City conducts a LUBAC Advisory Committee consisting of community members, and
tenant clubs and a representative from La Trobe University Bendigo. This group provides
input and advice on the day to day management and operations of the Centre.
Ownership, maintenance and improvements at the site have been a consistent topic of
discussion for the past several years.
It is the tenant Clubs clear desire that the City would take ownership of the track and that
the track is resurfaced to ensure that the facility continues to provide for both local use
and major events.
Scheduling of the track replacement is disruptive for athletics activities however the
users have been consulted and we will continue to liaise with them regarding the
scheduling and event bookings.
There have been ongoing discussions with La Trobe University about the future of the
site, replacement of the track and management arrangements. The general view
expressed by La Trobe is the site is surplus to their current requirements and they have
higher priorities for investment.

Resource Implications
Council has current responsibility for regular maintenance of the facility. Operation of the
facility is performed by Athletics Bendigo under a management agreement.
The purchase cost for the land itself is still in negotiation between officers and La Trobe
(Attachment 4), while the following costs are estimated to replace the track, finalise the
subdivision and construct the infrastructure around the facility.
Future Infrastructure Expenses
Track reconstruction - $900,000 (This is subject to a 2017/2018 budget bid)
Parking construction allowance - $300,000
Fencing allowance - $100,000
Landscaping allowance - $150,000
These costs have not been included with the 2017/2018 budget bid, but would require
budget bids in future years or consideration at the mid-year budget review.
Annual Expenses
Water $14,000
Maintenance - $40,000 (If the track is purchased these expenses will be incurred in each
years operating expenses. Currently Latrobe contributes approximately $20,000 of these
expenses and this contribution would no longer be received if they no longer own the
land.)

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Attachments
1.

Bendigo Athletics submission to 2016-2017 Council Budget

2.

Officers response to Bendigo Athletics submission to 2016-2017 Council Budget

3.

LUBAC Concept Plan

4.

Confidential Attachment Current Negotiated Position for Transfer of Land

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