mad hatters' luncheon - LRC

MAIN CLUBHOUSE UPDATE
MAIN CLUBHOUSE RENOVATION
TOWN HALL MEETING – TUESDAY 31 AUGUST 2010
6.30pm – Function Room
Background
The Main Clubhouse Taskforce (MCT) was established in March
2007 by the General Committee to consider various options
for the redevelopment of the Main Clubhouse. This project is
considered the last phase of the major programme of upgrading
which was originally approved at an EGM on 27 February 2001.
The foundation for that programme had been outlined at an earlier
EGM in November 1995, authorizing the Club to “implement
a building programme to improve Club facilities” which was
internally financed.
Since that time the first four phases have been completed.
The fifth phase included “Renovation of areas in the Sports
Clubhouse, Family Clubhouse and Main Clubhouse”. The first two
parts of Phase 5 were completed in 2007. In 2009 the Outdoor
Swimming Pool, new Deck and Family Clubhouse Terrace were
also completed.
Phase 1: Boys’ and Girls’ Changing Room ($2.12m)
Phase 2: Sports Clubhouse extension, new Fitness room,
Aerobics Studio and expansion of Ladies’ Changing
Room ($5.07m)
Phase 3: Family Clubhouse restaurant and new Sports Desk
($3.35m)
Phase 4: New Building including Link Bridge ($100m)
Phase 5: Renovation of areas in the Sports Clubhouse (including
expansion of Men’s Changing Room), Family Clubhouse
kitchen and Main Clubhouse
The renovation of the Outdoor Swimming Pool, Family Clubhouse
Terrace and construction of the Deck were not part of the passed
plan but were deemed necessary and were completed in June
2009 ($27.13m)
The General Committee, with the assistance of the Main Clubhouse
Taskforce, prepared and sent out an information package to
members in September 2008. This included changes suggested by
EGM – TUESDAY 7 SEPTEMBER 2010
6:30pm – Function Room
members from the Members Forum held on 12 June 2007 and from
follow up emails to the General Committee. The EGM that had
been scheduled for 29 October 2008 was postponed indefinitely
and the project put on hold during the financial downturn.
Facilities Review
In 2008 the General Committee commissioned a Facilities Review
to ensure that the next period of renovation at the club was
accomplished in a sustainable, integrated and efficient manner.
The concern was that with so many age groups and interest groups
in the Club, renovations might become ad hoc, addressing only
specific concerns rather than addressing the Club as a whole. The
various sub-committees submitted “wish lists” such as increased
parking or running space for children.
The Facilities Review resulted in a multi phase proposal that
addressed the LRC’s limited space with a desire to provide
maximum enjoyment to members without compromising current
facilities. Immediately, the General Committee looked at the option
of raising Court 3 to provide an annex to the May Road Building
that could be integrated with the Family Clubhouse. It would
embrace indoor, multi purpose sports and play space, children’s
party areas, possibly a dedicated teaching swimming pool with
an increased F&B area. Similar to Court 4, the tennis court would
be on the roof. The General Committee decided to pursue only
the Main Clubhouse at this time.
Options
The Main Clubhouse is the food and beverage hub of the LRC and
the primary mission of the redevelopment will be to enhance the
overall experience for members and their guests. To this end the
Main Clubhouse Taskforce initially reviewed three broad options:
1. Limited Upgrade – essential maintenance, new fittings and
redecoration (at least HK$25m)
2. Total Refurbishment – complete ‘gutting’ of the existing
MAIN CLUBHOUSE UPDATE
building, replacement and/or renovation of all fittings, fixtures
and building services, full disabled access, new kitchen
facilities (around HK$75m including contingencies)
3. Completely New Building – demolition of the existing Main
Clubhouse and replacement with a new building of the same
or larger size (>HK$100m)
It was determined in 2007 that Option 2 offered the best alternative.
On the advice of our architect, Denise Kwong, renovation will
extend the life of the existing building by 30-40 years and the
disruption to members would be far less than the redevelopment
of the building altogether.
Some reasons to renovate:
• The existing structure appears to be fundamentally sound and
if properly maintained, may be expected to last indefinitely.
• Building services equipment and installations may be expected
to last for up to 20 years.
• Overall, the Club serves approximately 270,000 covers per
annum. This is an increase of 32% since 2005. With the Sports
Bar now serving a la carte and not just a snack menu, covers
have grown 55% since 2005 and there is an increase of 28%
in the Dining Room.
• The layout in the kitchen is totally inefficient, too small and
unable to meet current operational standards/capacity.
• The existing kitchen/ventilation equipment is very old and
needs to be replaced to bring it up to current standards of
performance and energy efficiency.
• The exhaust fans in our main ventilation systems are inadequate
and unable to extract enough heat from the kitchen when in
full operation. In both the Main Kitchen and Indian Kitchen,
the staff can be working in 40°C.
• The design of the Main Clubhouse must be modified and
upgraded to conform to current statutory access requirements.
As such, the proposed budget of HK$75m to renovate the MCH will
significantly prolong the life of the existing building indefinitely.
Objectives
There are many reasons to renovate the Main Clubhouse. Our main
objective is to achieve a significant upgrading and improvement
of the Club’s facilities. With a more attractive space we anticipate
higher utilization by members of the three key revenue-raising
areas: the Bistro/Verandah, the Dining Room and the multi-purpose
Function Room.
It is evident that the kitchen areas are in desperate need of an
upgrade. However, we do not want simply a new kitchen – we
need a kitchen that can produce a greater range of meals, a greater
selection of healthier options, and better quality control.
The electrical and mechanical services of the Club are also long
overdue for replacement and contributed to the original initiative
for the renovation by our previous General Manager. A number of
the services (including air-conditioning, fire protection, electrical,
and plumbing) do not meet current standards and this has led to
high maintenance costs to keep the Club operating. Essentially,
consultants five years ago told our General Manager that all these
systems had to be replaced.
The renovation provides opportunities to address other issues.
These include improving the circulation within the club, expanding
seating in popular areas such as the Bistro/Verandah, creating new
outdoor areas such as The Roof Terrace and making our clubhouse
as energy efficient as possible within financial reason.
Roof Garden
The Buildings Department has mandated a lift to take members
from the carpark to the 1st floor of the Main Clubhouse. Originally
the lift was proposed to go up another floor to reach the roof to
provide access to families across the club.
Over the last two years, the increase in vertical building design,
roof gardens and an emphasis on natural environments has led the
General Committee to revisit how the roof can best be enjoyed
as a destination for members, in addition to providing alternative
access from one side of the Club to the other.
The roof is now envisioned as a Roof Terrace garden space
with quiet, open and shaded areas and comfortable seating for
members’ enjoyment. The garden setting would be suitable for
private party entertaining or a quiet sitting out space with views
to the tennis courts and beyond to the city.
Any equipment and storage space would be well out of members’
view and a new railing would ensure safety for families enjoying the
Roof Terrace. Modifying the edge of the roof on the lift side of the
building will provide easy access to Court 4 via the existing stairs.