STRATEGIC ANALYSIS & ZONE OPTIONS (SAZO) REPORT
DRAFTING NOTES
General Direction
Text coloured ‘Blue’ in the report template document is mandatory text to remain in the final document.
Information/details highlighted in ‘Green’ in these drafting notes will be supplied by Defence
Direction on Specific Content
Executive Summary
This section is to provide:
· a succinct overview of the purpose of preparing the Strategic Analysis and Zone Options Report, including a brief summary of the zone categories applied in the Base Zone Plan and an explanation of the application of any precincts,
· a brief overview of current activities undertaken on the Base, the various land uses,
· an overview of opportunities for infill or ‘brown field’[1] redevelopment,
· future development changes that are planned for the Base,
· changes to the surrounding areas, (i.e. new developments, proposed rezoning of land, possible encroachment issues),
· a summary of the constraints and issues that have been identified and a summary of the key recommendations to address any issues identified that will affect Defence capability on the Base, and
· a summary of the Zone Plan options, the rational behind the selection of these options and details of the preferred option with a summary of the arguments in support of this option.
1. Base Overview
1.1 History
Provide a brief summary of the history of the base including details of when the base was established and any other key dates in the development of the base.
1.2 Current Capability
Describe the current capability supported at the Base as an overview (not the individual units as these are listed in Site Analysis – Current Activities)
1.3 Base Categorisation
Include details of how Defence categorises the Base.
1.4 Base Workforce
Provide a statement about the total permanent and non permanent workforce (ADF, APS, Reservists, Cadets and Contractors) employed on the base.
2. Property & Location
2.1 Location and Features
Describe the location of the base, distance from adjacent towns/cities and significant features of the Base and surrounding areas, including topographical features.
2.2 Boundary Definition
Provide information on the total area of the base and where a base comprises one main site area and several independent/separate areas clearly identify the other properties.
Identify any land or buildings which are leased by Defence for Defence purposes, either within the Base perimeter or adjacent to the Base. This information should be shown in a map format and also provided in a table format where appropriate.
Identify any easements, disused rail corridors or road reserves/reservations etc. that traverse the Base.
Identify any easements that Defence has over private land adjoining the Base.
2.3 Supporting Areas
Any ancillary or supporting Defence areas/sites, establishments or facilities, such as training areas, are to be identified.
2.4 Licences/Government Furnished Facilities (GFF)
Provide information on the following:
· existing licences to use Defence facilities/land on the Base,
· Government Furnished Facilities (GFF) on base, and
· areas within the Base which are subject to PPP proposals and/or lease.
2.5 Aboriginal Cultural Areas and Mining
Identify whether any areas of the Base:
· have been identified as an Aboriginal Area of Protection or are subject to Aboriginal Land Use Agreements (or the like), or
· are subject to mining licences or mining exploration licences
3. Regional Context
3.1 Political and Statutory Context
The following information is the minimum which is to be provided in this section.
Details of the:
· Local Government Area (LGA’s) in which base located
· Adjoining/Surrounding Local Government Areas
· External Strategic Land Use policies (including local planning schemes) that have implications for the Base
· Population of the LGA/s in which the base is located
· State/Territory and Federal electorate
3.2 Surrounding Land Uses
Provide and overview of the surrounding land uses and highlight any existing or potential future land use conflicts. Include information on expected future growth within surrounding areas and any existing or future encroachment uses.
3.3 Contribution to the local/regional economy
Information on the direct and indirect contribution that Defence makes to local and regional economy, as a result of the Base’s existence, is also to be provided in this section. This information is to be sourced from existing economic data/information, including Defence reports where available.
Where there is a significant level of capital investment planned for the Base identify and comment on any potential flow on effects, such as any change to the economic importance of the Base to the surrounding region in terms of local business opportunities and employment generation etc.
4. Strategic Guidance
4.1 Vision
What is the vision for the Base from the Government’s perspective, derived from the strategic guidance documents? Outcomes from consultation with stakeholders should also provide input to the formulation of the vision statement.
Strategic Defence policies that will have an impact on the future development of the base, such as the Defence White Paper, ADF Posture Review, National Defence Estate Framework and Service specific documents including ‘The Army Plan’-Infrastructure Strategic Planning Guidance document are to be considered. Defence will supply these documents.
Reference to the Defence Estate Principles of Development is also required as some of the principles contained within this policy document will have implications for the formulation of the Zone Plan options.
4.2 Future Capability
Outline what changes to capability are planned for the Base in the future.
Consider whether any of these changes may influence land planning for the Base. For example, the introduction of a new aircraft may result in more areas of a Base being subject to high levels of aircraft noise, or the introduction of a new ship may require modifications to wharf services and berthing requirements.
Comment on whether new capabilities are also likely to impact on any supporting training facilities or Defence sites.
4.3 Significant Planned Infrastructure and Facilities Projects
Identify significant planned infrastructure projects.
Identify future facilities projects, including approved, unapproved and unfunded projects.
Identify any land acquisitions or disposals under consideration.
4.4 Guiding Principles & Objectives
These are a generic set of objectives for use in all Zone Plans. More specific objectives unique to a particular Base may be added to the various zones as supplementary objectives where considered necessary (and approved by the project officer) to more clearly articulate the intent of the application of the zone within that Defence establishment.
Additional objectives should not include qualitative statements about standards or techniques which are the result of management actions. Rather, they should relate to the provision of spaces within which activities can occur, or relate back to some of the Defence Estate Principles of Development.
4.5 Standard Zones
Additional zones cannot be added. Zones must be selected from the standard set provided and no alterations or amendments are permitted other than those outlined in section 4.4
5. Site Analysis
5.1 Current Activities
Provide a detailed description of the Base’s key functions and identify any supporting training or other ancillary areas and the nature of the inter-relationship.
All current Base activities should be listed here, including key military units/facilities, their roles and the respective command level.
5.2 Existing Buildings & Structures
The number of buildings and an estimate of the total floor area of working accommodation (this may be broken down into different categories of working accommodation i.e. office space, storage/warehouse, workshops/maintenance buildings), messing facilities, recreational and community facilities and Living-in accommodation (LIA) should be specified.
Any duplication of facilities within the Base should be clearly identified.
A detailed analysis of existing buildings on the Base is to be undertaken using Defence’s existing building asset register information from the Defence Estate Management Systems (DEMS), Infrastructure Appraisals (IA) Maintenance Plan, extract of McGrath-Nicol information from Roman, and Base Demolition works program data and any other information/data provided by Defence.
The remaining useful life of all buildings on the Base is to be identified in a map format. The criterion to be used for identifying remaining useful life is:
No remaining useful life (highlighted in red),
less than five years (highlighted in orange),
between 5 and 10 years (highlighted in yellow),
between 10 and 20 years (highlighted in mid blue), and
more than 20 years (highlighted in green)
Buildings scheduled for demolition, or identified as having 5 years or less of remaining useful life are to be mapped to assist in the identification of potential ‘Brown Field[2]’ sites suitable for redevelopment to guide the future development of the Base to facilitate the optimum utilisation of the Defence estate land. A table which identifies the building number and the remaining useful life of the building should also be provided in the appendices.
Information on the use or purpose of buildings and the level of security required for the building should also be established where practical.
5.3 Functional Relationships & Existing Land Use Conflicts
The functional relationships between buildings and spaces are to be studied. For example pedestrian and vehicular linkages between working, messing and accommodation areas. Then identify these functional relationships, interconnected elements and systems, and movement corridors between various building types. Diagrams to illustrate these spatial linkages should be provided.
Any existing on Base land use conflicts are to be identified and discussed. Any existing or potential external land use conflicts also need to be identified and discussed.
5.4 Existing Civil Infrastructure
The known capacity, condition and compliance of all services within the Base are to be discussed within this section. Comment is also to be provided regarding the availability of the infrastructure services such as sewer, water, fire services, electricity, communications, gas and fuel supply services. The ability of the various utility suppliers to provide additional capacity/supply to the Base to meet the needs of proposed future developments is to be ascertained. Any possible financial implications for Defence in relation to the need to upgrade any of these externally provided services to meet Defence’s future requirements is to be identified.
Discussion regarding the condition and adequacy of existing infrastructure should draw on any current known information and recent reports that have been commissioned by Defence. These include Base Engineering Assessment Project (BEAP) reports.
For subsection (a) Water (including potable, non potable, fire fighting and irrigation), the existing condition, capacity and compliance of the water supply infrastructure and its ability to accommodate further demands on the supply needs to be examined and detailed. Issues associated with the connection to local/regional water authority’s supply and the ability to meet projected future supply demands are also to be examined and detailed.
For subsection (b) Sewer, the existing condition, capacity and compliance of the sewer network and the adequacy of any onsite Sewerage Treatment Plant to handle peak loads is to be examined and detailed. Where relevant any issues associated with the connection to the local/regional sewerage authority’s reticulated sewerage system is to be examined and detailed. The ability of the system to accommodate additional future demands also needs to be examined and detailed.
For subsection (c) Stormwater Drainage (including but not limited to; above and in-ground infrastructure and detention), existing condition, capacity and compliance of the stormwater drainage network are to be considered, as well as issues related to stormwater management, both on and off the Base, and the potential for on-site flooding is to be examined and detailed. Any additional requirements needed to accommodate further development on the Base also must be examined.
For subsection (d) Electricity, the existing condition, capacity and compliance of the power supply and its ability to accommodate current demands, as well as future requirements is to be examined and detailed. Any issues associated with the connection to or supply from the power authority must also be examined and detailed.
For subsection (e) Gas, the existing condition, capacity and compliance of the gas supply (both reticulated and bottled) and its ability to accommodate further demands on the supply needs to be examined and detailed.
For subsection (f) Communications, discussion on the condition, capacity and compliance of copper cabling for voice and data services and fibre optic cabling for all applications is to be included. Reporting can draw on recent studies that have been conducted by the Voice Services Team.
For subsections (g) Roads, (h) Access, (i) Car Parking & (j) Cycling Networks an analysis of the adequacy of the existing internal road network, cycle & pedestrian paths and car parking to accommodate peak traffic movements is to be included. Primary access routes through the Base are to be identified for use by heavy vehicles to improve traffic safety on the Base. Analyse the use of pedestrian, cycle and vehicular corridors within the base which link working accommodation, messing, recreational facilities and LIA accommodation to identify existing issues and highlight opportunities for improvement. Identify any future capabilities being planned which may have an impact on the structural integrity of the road surface/base, bridges and culverts within the Base and surrounding the Base. Any detailed background studies prepared in relation to these issues are to be included as appendices.
External traffic management issues and road design which impact on the movement of traffic entering and exiting the Base is also to be considered and comment provided were this is or is likely to be future traffic management issues of Base.
For subsection k) Fuel farms/supply systems the existing condition, capacity and compliance of fuel installations, including storage tanks and fuel delivery systems is to be examined and their ability to accommodate further demands on supply detailed.
Note. Maps are to be provided:
· identifying the recommended primary access routes, as well as cycling and pedestrian networks, and
· locations of the underground civil infrastructure as identified above (this requirement may not be required if other work has been recently completed by Defence)
All maps provided are to be prepared in accordance with DSG’s Spatial Data Management Plan (SDMP) which is available on the Defence intranet site.
5.5 Existing Environmental and Heritage Conditions
a) Topography and soil conditions
Provide details of the current environmental conditions on the Base and within the surrounding area? This should include information on site geomorphology, topography, such as slope considerations, soil types, including acid sulphate and highly erodible soils, sink holes and mine subsidence. This information should also be provided in map format.