KYNETON PRIMARY SCHOOL

MASTER PLAN CONCEPTS

 High level benefits
• Kyneton Town square has the potential to be expanded creating new public
spaces and improved useability
BAYNTO
N ST • It could facilitate the development of a base for multiple community groups –
advantages of consolidating existing spaces and sharing resources amongst
EXTENS
ION groups
WAR ME OF
M ORIAL R TOWN S • Potential for Improved traffic flow out of Baynton Street.

AD
ETAINED QUARE
• Council can determine what occurs on the whole site in the future.

ESS RO
• Future alternative long-term uses for the whole site can be considered
COMMU
NITY
OPEN
SPACE
ST

AL ACC
High Level Risks
EBDEN

HERITAG POTEN
E SENSIT TIAL • Council invests in additional community space in Kyneton but doesn’t achieve
COMMU IVE COMMU
NITY NITY projected usage rates (given current usage trends of local community facilities

INTERN
USE / SO FACILIT KYNETO KYNETO
CIAL EN Y N N are not operating at capacity).
TERPRIS EXTENS LIBRARY MECHAN
E ION ICS • The achievement of a sustainable operating model (where income generated

ON ST
INSTITU
TE covers expenses) is a significant challenge.
• The challenge of setting hire/lease costs (main source of income generation)
that remain affordable to the community groups the facility is aimed at

MOLLIS
• Seeking compatible room hires/tenants is a role the community have indicated
they would lead. This will require ongoing community involvement.
• Development of a suitable governance model and reaching agreement on
the roles and responsibilities of the council and community will take time to
KYNETO
BOWLIN N negotiate.
G CLUB • Existing community facilities will have less utilisation and may not be
sustainable.
• Accessing grant funding for this project could limit the Shire’s opportunity to
fund other projects/priorities
• Heritage buildings have higher ongoing associated maintenance and renewal
SIMPSO costs, and have design and configuration constraints. These risks could result
N ST
in higher costs than those indicated within the financial and economic analysis.

CONCEPT 1: PUBLICLY OWNED, COMMUNITY MANAGED High Level Costs

• Community Use Land purchase: $1.69 million
• Transition costs: $388,000
Key Characteristics • Capital Refurbishment cost: $1.68 million
• Net Annual Operating Costs: $144,000
• Whole site purchased by Council and retained for compatible and various community uses
• Net Annual Operating Income: $93,000

• Development of a management/operating model that shares responsibilities with the • Economic Benefit: 19 short term jobs & 4 ongoing full time jobs

community
• Construction of an internal road/footpath running north to south through the site to improve High Level Opportunities
access • Development of a ‘community hub’ concept to realise community aspirations
for co-located facilities
• Retain the heritage building, school extension building, established trees and war memorial • Future capacity to expand on existing Council facilities through purchase of
site next to existing Council facilities.
• Refurbish buildings to a standard ready for public use and hire
• Opportunity to develop an expanded town square space concept in conjunction
• Eastern portion of the site to be developed as an extended town square open space, with with the community.
• Existing Council community facilities may be able to be reduced in the future.
future potential to accommodate a library/KMI extension
 High level benefits
• Repurposed heritage school building to celebrate its historical value with potential to attract
tourism visitation
BAYNTO
N ST • Having the option of demolishing the 20th century extension at the rear of historical building
may attract a broader range of prospective tenants
• Kyneton Town square has the potential to be expanded creating new public spaces and improved
WAR ME COMMU
MO RIAL RET NITY EXTENS useability
AINED OPEN ION

D
OF • Potential for Improved traffic flow out of Baynton Street.

SS ROA
SPACE TOWN S
QUARE • Council can determine what occurs on the whole site in the future.
HERITAG
E SE
TOURIST NSITIVE
• Future alternative long-term uses for the whole site can be considered
BASED

L ACCE
OUTCOM
ST

E
High Level Risks
EBDEN

POTEN
TIAL • Council invests in an additional heritage building and cannot secure a long term or suitable
COMMU

A
NITY tenant the building will be left vacant

INTERN
FACILIT KYNETO KYNETO
Y N N
COMPA EXTENS LIBRARY MECHAN • No work has been completed on a strong business case for a tourism/hospitality destination on
HERITAG TIBLE ION ICS the site and whether the required levels of commercial investment and government support are

ON ST
E SENSIT INSTITU
COMMU IVE TE achievable
MIXED U NITY
• The management of a tourism/commercial premise is not typically the core business of local
SE FACIL
ITY government

MOLLIS
EXTENT
& RETEN • If a co-located community based use is proposed, existing community facilities will have less
OF BUIL TION
TO BE D DING utilisation.
ETERMIN
ED
• Accessing grant funding for this project could limit the Shire’s opportunity to fund other
projects/priorities
KYNETO
BOWLIN N • Heritage buildings have higher ongoing associated maintenance and renewal costs, and have
G CLUB
design and configuration constraints. These risks could result in higher costs than those
indicated within the financial and economic analysis and concern prospective commercial
tenants.
33m
• The 20th century extension to the Kyneton Primary School Heritage buildings may contain
heritage features that need to be further assessed in any refurbishment of existing buildings or
SIMPSO demolition of those non- heritage buildings.
N ST
• Council will bear all risk in regards to achieving revenue projections outlined within the financial
and economic analysis and this will depend upon demand for the site from the commercial
market.

CONCEPT 2: PUBLICLY OWNED, COMMERCIALLY MANAGED

High Level Costs
• Community Use Land purchase: $1.69 million

Key Characteristics • Transition costs: $299,000

• Capital Refurbishment cost: $1.09 million
• Site purchased by Local Government with portions commercially leased for heritage sensitive uses
• Net Annual Operating Costs: $103,000
that may attract tourist visitation to the site and/or attract local visitation through an anchor • Net Annual Operating Income: $78,000
purpose/service • Economic Benefit: 19.5 short term jobs & 23 ongoing full time jobs

• The heritage building is retained, the school extension building is optional (it may be replaced with a
purpose built addition).
• Multiple and compatible services/purposes would be co-located on the site including community uses.
• Construction of an internal road/footpath running north to south through the site to improve access
• Retain the heritage building, established trees and war memorial
• Eastern portion of the site to be developed as an extended town square open space, with future
High Level Opportunities
• Deliver positive local economic outcomes through increased tourism visitation and/or increased
service provision to support people shopping locally and reduce escape expenditure
• Future capacity to expand on existing Council facilities through purchase of site next to existing
Council facilities.
• Opportunity to develop an expanded town square space concept in conjunction with the
community.

potential to accommodate a library/KMI extension • Existing Council community facilities may be able to be reduced in the future.
 High level benefits
• Market driven outcome that will boost the local economy and commercial
BAYNTO offerings in the town centre or new residential options close to town services
N ST
• Kyneton Town square expanded through Council’s acquisition of the eastern
portion of the site.
WAR ME EXTENS • Potential for improved traffic flow out of Baynton Street.
M ORIAL R ION
ETAINED COMMU

AD
NITY OF • Council not required to subsidise the ongoing costs of the whole site
OPEN TOWN S

ESS RO
POTENT HERITAG QUARE • High level of private investment and economic gains
IAL E SENSIT SPACE
AREA FO COMME IVE
EXTENS R RCIAL U
ION TO
BUILDIN
S E
G
High Level Risks
ST

AL ACC
SUBJEC P OT ENTIAL
T TO FOR
HERITAG HOSPITA
E LITY, OF
CONSTR FICE,
EBDEN

TRADE,
AINTS POTEN • Council forgoes an opportunity to purchase buildings and additional site that it
TOURISM
ETC. TIAL
COMMU may have a future yet to be determined usage for.
NITY

INTERN
FACILIT KYNETO KYNETO • Council has less control over the eventual mix of commercial /residential
Y N N
EXTENS LIBRARY MECHAN offerings and the time it takes to realise the changed uses (notwithstanding
ION ICS

ON ST
INSTITU land use planning controls, the market decides)
TE
• No immediate increase in indoor community space

MOLLIS
HERITAG
E SENSIT
IVE
MIXED U
SE High Level Costs
• Market and Community Use Land purchase: $770,000

KYNETO • Transition costs: $91,000

POTENT BOWLIN N
IAL • Capital Refurbishment cost: $465,000
G CLUB
MIXED U
SE • Net Annual Operating Costs: $13,000
• Net Annual Operating Income: nil
• Economic Benefit: 98.7 short term jobs & 115 full time jobs

SIMPSO
N ST
High Level Opportunities
• Future capacity to expand on existing Council facilities through purchase of
CONCEPT 3: MIXED USE DEVELOPMENT site next to existing Council facilities.
• Opportunity to develop an expanded town square space concept in conjunction

Key Characteristics with the community.

• Appropriate alternative uses can occur on the site which do not require Council
funding, in a central community location.
• Site subdivided and sold by State government with portions dedicated to increasing public open space,
as well as offered for commercial and residential development within planning constraints.
• Reduce escape expenditure by retaining local visitation through an anchor purpose/service or multiple
services
• The heritage building is retained, the school extension building is demolished and replaced with mixed
use development (commercial and residential options within planning controls)
• Construction of an internal road/footpath running north to south through the site to improve access
• Retain the heritage building, the majority of the established trees and war memorial
• Eastern portion of the site to be developed as an extended town square open space, with future
potential to accommodate a library/KMI extension
• Direct and indirect economic investment for the region
Key Assumptions Informing the Options
Each option has been prepared on the basis of a potential future usage for the site to guide Council’s decision making process. The site is currently owned by
the State Government and further significant consideration and evaluation would need to be given to the configuration, zoning and utilisation of the site if the
State Government was to sell any portion to Council.
Detailed Assumptions
• Whilst the possibility exists for the State Government to retain ownership
of the site and buildings and appoint a committee of management, such an
assumption has not been used in these evaluations as there is no current such
indication from the State Government that this is their preference.
• Each option contains a future possibility to expand on the existing
Council facilities around the Library. Such an expansion would need to be
substantiated by evidence and worked through as a separate planning
exercise.
• Council does not own any of the existing facilities and has not given detailed
consideration to the exact works that will be required on the site. Assuming
Council chose to pursue ownership of the buildings Councils first step would
be to conduct a new building condition assessment to understand the
requirements of any required future works.
• The provided options are intended to guide Councils thinking about its
future involvement in the site. The options do not preclude a community
group partnership in the site with Council, but outline the expected
implications of Council’s involvement assuming it took responsibility for each
part of the site in different models.
• The achievement of grants is an uncertain process and would require
appropriate background content be prepared along with resources being
allocated to developing the applications. The assumption about applying for a
grant predates ownership which is trying to be determined in this process. As
such no grant funding has been assumed in any of the options.
• Considerations regarding planning controls for the site will need to be made
following the completion of the Masterplan process. The Masterplan acts as
a guide for the types of planning controls that will be put in place, and the
level of complexity required for the controls will be impacted by the chosen
outcome.
• For expediency and efficiency purposes, the best outcome for future
planning controls would be for a Ministerial Amendment to be made
regarding any required planning controls for the site. Council would be able
to make recommendations to this amendment process including matters
related to heritage, trees of significance and the existing memorial.
• No costing has been allowed in the Economic Analysis for Council to
undertake planning amendments for the site, noting such a process would
come at a cost, has an uncertain outcome and would take time to complete.
• The assumptions made indicating the purchase price of the site are
indicative only and would be subject to final negotiation with the State
Government. The purchases prices are indicative of a 2017 site valuation and
in all instances reflect that the site is purchased on the constraint that the
site is for community use only. The purchase of this site for non-community
use would come at a significantly higher price, and as noted above would be
subject to a formal negotiation process.
• All financial estimates are based on generic industry assumptions for
building construction. More detailed estimates would occur in a design stage.