FAQs
April 2025 updated FAQs
- 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).
- 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).
- 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 the primary reasons associated with the need to increase the project budget and time delays?
The project initially commenced as an upgrade to the existing facility, utilising and enhancing much of the existing building structure, and importantly relying on the in ground structural piers that support the building.
Prior to construction, in-ground testing was undertaken on the site, along with tests to determine the structural adequacy of the building's sub-structure. However, this testing was limited in scope, as many of the structural piers were underneath the existing pools and not accessible.
However, following demolition of the pools, it was then possible to undertake extensive testing on the structural adequacy of the building substructure to support the new building which was previously hidden and inaccessible below the building.
Once the existing ground piers could be tested, it became evident the entire underlying structure would need to be replaced, as the engineers were not satisfied with the bearing capacity of the existing piers as they did not extend sufficiently into the bedrock below, or meet the seismic standards in the event of an earthquake given it is located on a former landfill rubbish tip. At this point, the project changed from a refurbishment project to the construction of an entirely new building.
In addition, pre-construction testing for asbestos was undertaken and some levels of contamination were expected in the former landfill site.
The structural changes to the building required a significant increase in soil excavation. When the excavated soil was tested it was discovered that whilst asbestos was not significant in quantity, it was widespread. This significantly slowed construction progress and increased costs as the works were undertaken under strict EPA guidelines.
The significant change to the structure has resulted in construction delays of 20-months, and an increase from the original revised budget of $39 million dollars to a forecast cost to completion of $65 million dollars. Whilst the cost increase is significant, it is unavoidable given the level of structural work and subsequent contaminated soil management required.
2. What is the likelihood of the need for further increases in budget in the future?
The current forecast to completion budget is still subject to the normal construction risks, and Council will keep the community informed on project progress, with monthly updates posted to our website, social media and other channels. Council has continued to review the program and cost variations to ensure the overall costs are contained and the proposed amended budget is based on this work.
3. What is the expected opening date of the facility?
Based on the builder’s current program and known information, Council is currently planning to open the new facility in February 2026, in time for the first term of swimming lessons. This date is still subject to the normal construction risks, and Council will keep the community informed on project progress, with monthly updates posted to our website, social media and other channels.
4. Where is the funding for this increase to budget being sourced?
In addition to the funds received by Council under a NSW Office of Sport Multi-Sport Community Facility Fund, the incremental project cost is funded using a combination of Developer Contributions and existing Internal Reserves which have been set aside to build new assets, meaning there’s no need for us to source additional funding from rates revenue, nor does Council have any need for a change to residential or business rates as a result.
5. Will this increase in project budget require a rate variation?
No increase to Council rates is required.
6. What confidence does Willoughby City Council have that the project will not keep increasing in cost?
The project has now completed the in-ground structure, and the roof and walls are being installed, and the project will now move to the fit-out stage of the internal fixtures. This means the most risk and complicated work has now been completed. There is however always a risk in any construction project that is not finished, but the most significant risks have now been dealt with.
7. What is included in the revised budget cost?
The cost includes the construction, design and project management costs, support services and project contingency.
8. How is Council 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 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 haveyoursaywilloughby.com.au/willoughby-leisure-centre-pool-upgrade
9) What due diligence has Council undertaken for this project?
Bicentennial Reserve is former municipal waste facility that was operating and accepting waste from the 1930s through to 1985.
Due to the site’s history, before commencing construction, Council undertook a range of due diligence activities and investigations to reduce the risk associated with underground conditions
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.
Due diligence activities and investigations included:
In 2024, further hazardous material and soil assessment testing was undertaken in the existing upper car park.
10) 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.
11) What sustainability measures will be included in the new pool area?
Bicentennial Reserve is former municipal waste facility that was operating and accepting waste from the 1930s through to 1985.
Due to the site’s history, before commencing construction, Council undertook a range of due diligence activities and investigations to reduce the risk associated with underground conditions
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.
Due diligence activities and investigations included:
In 2024, further hazardous material and soil assessment testing was undertaken in the existing upper car park.
12) 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:
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
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) How is Council 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 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 haveyoursaywilloughby.com.au/willoughby-leisure-centre-pool-upgrade
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.
1. 1. What are the primary reasons associated with the need to increase the project budget and time delays?
The project initially commenced as an upgrade to the existing facility, utilising and enhancing much of the existing building structure, and importantly relying on the in ground structural piers that support the building.
Prior to construction, in-ground testing was undertaken on the site, along with tests to determine the structural adequacy of the building's sub-structure. However, this testing was limited in scope, as many of the structural piers were underneath the existing pools and not accessible.
However, following demolition of the pools, it was then possible to undertake extensive testing on the structural adequacy of the building substructure to support the new building which was previously hidden and inaccessible below the building.
Once the existing ground piers could be tested, it became evident the entire underlying structure would need to be replaced, as the engineers were not satisfied with the bearing capacity of the existing piers as they did not extend sufficiently into the bedrock below, or meet the seismic standards in the event of an earthquake given it is located on a former landfill rubbish tip. At this point, the project changed from a refurbishment project to the construction of an entirely new building.
In addition, pre-construction testing for asbestos was undertaken and some levels of contamination were expected in the former landfill site.
The structural changes to the building required a significant increase in soil excavation. When the excavated soil was tested it was discovered that whilst asbestos was not significant in quantity, it was widespread. This significantly slowed construction progress and increased costs as the works were undertaken under strict EPA guidelines.
The significant change to the structure has resulted in construction delays of 20-months, and an increase from the original revised budget of $39 million dollars to a forecast cost to completion of $65 million dollars. Whilst the cost increase is significant, it is unavoidable given the level of structural work and subsequent contaminated soil management required.