FAQs
About the construction process
Following excavations in early 2023, non-friable asbestos fragments below the current structure were discovered. This required the removal of the contaminated soil by a licensed asbestos removal contractor in accordance with the Asbestos Management Plan (AMP). See more information below in question five. The discovery of asbestos means a significant amount of spoil has been reclassified from General Solid Waste (non-putrescible) to Special Waste - Asbestos. This involves a different disposal method which is regulated by the NSW EPA and has increased management and disposal costs
The discovery that many of the original structural piles did not have the structural bearing capacity that was originally anticipated. This meant that 263 additional piles have had to be installed, and the new pool hall’s structural base re-designed, to support the hall.
The need to install an additional 44 piles which increased from 450 to 750mm in width for the structural retaining wall on the north-eastern side of the site.
The number of rain days experienced during in 2023 and 2024 has been a challenge for the builder, requiring constant rescheduling of works.
2017: Revised and reduced the size and location of the project to mitigate risk
2018: Geotechnical investigations and Quantity Surveyor costings
2020: Hazardous material, soil assessment and chemical audit, Quantity Surveyor costings
2022: Existing pool pile foundation investigations undertaken (limited by the presence of the existing structure on site).
2024: Further hazardous material and soil assessment testing in the existing car park
Efficiency improvements in the building envelope, wall-glazing construction, lighting, air-conditioning and domestic hot water, which equate to a 30% improvement in energy efficiency compared to other new buildings.
Water efficiency measures including the installation of new water filtration technology Ultra Fine Filtration (UFF), UV pool water disinfection, water-efficient fittings and fixtures.
Rainwater collection and reuse with pool backwash water usage reduction and on-site detention to reduce stormwater discharge.
Installation of two roof top solar photo-voltaic systems totalling 500kW. One of these systems will produce enough electricity to power 50 ‘typical’ Willoughby homes.
Electric vehicle charging facilities encouraging more sustainable transport uptake via the provision of active transport facilities.
Upgraded signage
Luminance contrast to doorways and stair nosing
Upgraded handrails for stairs into Pool Hall
Additional accessible parking spaces
Tactile floor surface indicators
Accessible toilet
Accessible changing space
Accessible water entry/exit to all pools
AS1428.1 compliant switches, controls and door hardware
Wheelchair spectator spaces at the grandstand
Platform lift for circulation from Entry Level to Pool Level
Design elements above the Australian Standards 1428 are:
Wheelchair accessible path from street / accessible parking to pools.
Additional accessible parking provided next to Main Entrance
Circulation from Small Street and accessible parking spaces to Main Entrance upgraded to be wheelchair accessible
Wheelchair accessible automatic entry gates into Centre
Automatic doors to Pool Hall from the lower platform lift landing
Accessible change and toilet facilities placed within the Pool Hall
Automatic doors to accessible changing space
Automatic door to the accessible toilet
Automatic door to Courtyard Garden
Braille provided to all signage
Equitable evacuation provided for all occupants from Pool Hall - i.e. wheelchair accessible evacuation route from Pool Hall
A range of enhanced and additional provisions provided in the accessible toilets and change rooms - including help call buttons, wheelchair-height fixtures, etc.
Ramped water entry/exit for most pools to enable unassisted access for a wider range of mobility challenged patrons.
1) What are some of the construction challenges which have been encountered?
Bicentennial Reserve is former municipal waste facility that was operating and accepting waste from the 1930s through to 1985.
While the centre building looks like it is supported by the existing underground fill, from a structural point of view it is supported by piles up to 14m deep which are driven through this fill and into the underlying rock structure.
Due to the site’s history, before commencing construction, Council undertook a range of extensive testing and investigations to determine underground conditions (see more information below in question six on due diligence).
However, this testing could only be undertaken in the periphery of the main pool shell, but not directly under the pools themselves, given the limited physical access.
Once works at the site were underway and the former pool hall (and pools) were emptied and removed, it was realised there were a range of unforeseen issues.
These issues included:
2) What does this mean for the project timeline?
Given the above issues, it is anticipated that the pool will re-open in 2025, rather than mid-2024 as originally anticipated.
It is not possible to give a more precise opening date in 2025 until a revised construction program is established.
3) What does this mean for the project budget?
The project budget when construction commenced was $38.86m, and this was to be funded through existing Council reserves, developer contributions and a NSW Government grant.
While the above-mentioned construction challenges will have cost implications, Council is not in a position adopt and announce an updated total project budget at this time.
Council is continuing to work with its builder (Belmadar) on this issue, to achieve the best community outcome.
Any negotiated time and cost variances will not compromise the quality of the upgraded centre.
4) How are you managing the asbestos situation?
Despite pre-construction testing, asbestos contamination was found in the soil after the demolition of the former pool hall.
This find led to the implementation of strict hygiene and management protocols in accordance with the NSW EPA (Environment Protection Authority) approved Asbestos Management Plan (AMP). The NSW Environment Protection Authority provided authorisation to exhume the landfill waste, after consideration of site’s AMP.
The majority of the required excavation works in the main pool hall have been completed and exposed areas ‘capped’ with concrete in accordance with the AMP. This is a limited amount of future excavation required in the pool hall area and in the existing car park for underground stormwater tanks. These works will be undertaken in accordance with AMP.
The Asbestos Management Plan can be found in the Supporting Documents section of the Have Your Say Page at https://www.haveyoursaywilloughby.com.au/willoughby-leisure-centre-pool-upgrade.
5) What due diligence has Council undertaken for this project?
Prior to issuing the construction tender, Council undertook due diligence including:
6) How can the community know they are getting value for money?
Both the design services and construction contracts went to open tender and were subject to a rigorous procurement assessment process and independent probity review.
Council appointed a Quantity Surveyor who has been involved with the project since the design stage. This role has included reviewing tender prices, interim payment claims and all variations for their validity and value for money.
7) How are the impacts of construction being managed?
Throughout the construction phase, risks are being managed via a Construction Environment Management Plan (CEMP).
Belmadar, Council’s appointed construction company has prepared this CEMP, which has also been approved by Council’s appointed certifier.
The CEMP can be found in the Supporting Documents section of the Have Your Say Page at https://www.haveyoursaywilloughby.com.au/willoughby-leisure-centre-pool-upgrade.
8) Apart from asbestos, are there other contaminants which are of concern at the construction site?
Following investigations overseen by the NSW Environment Protection Authority, Bicentennial Reserve and Flat Rock Gully were declared as significantly contaminated land in October 2023.
Prior to this classification, a range of environmental testing was undertaken which included testing for dangerous materials which included, dioxins, chromium and PFAS (Per- and Polyfluorinated Substances), none of which were at levels that would cause concern for humans.
However, the testing discovered slightly elevated levels of ammonia, which is a naturally occurring substance, but not at these concentrations. While Council will continue to monitor ammonia levels, to date there has been no evidence of potential or actual impacts to ecological health (such as marine life in nearby waterways) from ammonia at the site.
There are no known potential risks to human health from the ammonia at the detected levels.
9) What sustainability measures will be included in the new pool area?
Environmentally sustainable features are being prioritised in the design to reduce the building’s carbon footprint. The new pool hall development design is being benchmarked to 5 star (Australian Excellence) Green Star rating, targeting a total of 74 points (65 points plus 9 innovation points). The life-cycle of the new pool areas is expected to be at least 30 years.
The pool upgrade will include the following sustainability measures:
Other initiatives include improvements to indoor environment quality by selecting low indoor pollutant emitting materials, reducing the embodied energy impacts of the building by selecting more sustainable materials and a focus on inclusion through occupant engagement and universal design.
Council has already installed an innovative electric heat pump to supply hot water for the upgraded pool hall. In addition to being highly efficient, the plant uses CO2 as its refrigerant. As other, more harmful refrigerants get phased out from use in Australia, CO2 will continue to be cheap and easy to obtain.
10) Will the new facility be accessible for everyone, including people with limited mobility?
Council is committed to giving everyone in the community fair and equal access to services and facilities. The commitment is established in Council’s Disability Inclusion Action Plan.
The design for the new facility has been developed in line with universal design principles, which support the philosophy of accessibility.
New accessible features and enhancements to achieve compliance with statutory access standards (AS1428) include:
Impacts on centre members and hirers during the construction process
11) What facilities are remaining open during the construction period?
The gym, including group fitness classes and the sports hall are currently open.
12) How is my Leisure Centre membership affected during the construction period?
We encourage people to continue using the parts of the Willoughby Leisure Centre that are remaining open while construction work is taking place.
To enable this, existing members are receiving a 15 per cent discount off their fees during the construction period.
13) What will happen to the indoor and outdoor courts during construction?
One outdoor netball court is being used during the construction phase of the upgrade.
The remaining 16 outdoor courts remain available for use by Northern Suburbs Netball Association, and its district competition.
The two indoor courts also remain available for use for netball and other sports but will need to close at some stage during the construction process to enable a new roof to be installed and works to the floor.