From Overlay to Ownership: Building Across Codes, Timeframes and Contexts

January 26, 2026

The best sports infrastructure isn’t just well built—it’s strategically delivered. Here’s how delivery models, staging and cross-code insight shape better outcomes across short-term overlay and long-term ownership.

One Size Doesn’t Fit All

Delivering infrastructure in sport is rarely linear. Some projects are pop-up activations needed in 12 weeks. Others are civic-scale redevelopments staged over 10 years. Some are controlled by sporting bodies, others by councils or private trusts. Most involve overlapping needs from elite and grassroots sport, sometimes across multiple codes.

In this complexity lies risk—but also opportunity.

At Xsentia, we’ve delivered infrastructure across every phase and scale:

Temporary overlay for global events
Modular clubroom upgrades
Multi-year precinct masterplans
High-performance centres for national bodies

This article explores how we navigate different ownership models, timeframes, governance structures and sport-specific requirements to deliver infrastructure that works—today and long into the future.

Delivery is Strategy

Often overlooked, the choice of how to deliver a project is as critical as what gets built.

Delivery Model	Typical Use Case
Design & Construct (D&C)	Mid-size clubrooms, community field upgrades—speed and price certainty
EPCM (Engineer, Procure, Construct, Manage)	High-complexity venues with many moving parts (e.g. HPCs, civic precincts)
Managing Contractor	Large-scale overlays, legacy precincts—client retains design and scope control
Internal PMO or Hybrid Model	Trusted clients with in-house capacity, supported by specialists

Each has trade-offs in control, flexibility, and risk.
We help clients match the right model to their budget, timeline and project complexity—not just pick the industry standard.

Overlay vs Permanent: Different Rules, Same Purpose

Temporary infrastructure (“overlay”) often seems like a separate discipline. But in reality, overlay is just another part of the lifecycle—with its own constraints, standards and opportunities.

We’ve delivered overlay for:

Australian Open
AFL Gather Round
Formula 1 and V8 Supercars
Grassroots carnivals, school championships, regional tournaments

Overlay must be:

Fast
Lightweight
Compliant with temporary works legislation
Costed for short-term ROI
Integrated with existing services and approvals

But it also must not undermine long-term site goals.
That’s why we now embed overlay considerations into permanent designs—so future activation is easier, cheaper and safer.

Working Across Codes: Respecting the Game

Each sport has different needs.

AFL requires large ovals, warm-up zones, impact-rated fences
Rugby needs line of sight for coaching staff and camera towers
Football (soccer) is more lighting- and turf-sensitive due to higher frequency
Cricket requires pitch covers, sight screens and different seasonality
Netball and basketball have strict line markings and safety runoffs

At Xsentia, we work with national and state sporting bodies to ensure:

Code-compliant layouts
Accurate spatial and storage planning
Scheduling logic that works in shared precincts
User groups feel heard—not compromised

Cross-code isn’t compromise when done well—it’s collaborative gain.

Staged Delivery: Making 5-Year Projects Work Day One

When funding is tight or timeframes are long, we advocate for staged infrastructure—where every stage delivers something usable, not just “enabling works”.

Staging principles we apply:

Stage 1: Compliance and access (e.g. female-friendly changerooms, DDA access, lighting)
Stage 2: Amenities uplift (e.g. social space, canteen, offices, upgraded turf)
Stage 3: Expansion and activation (e.g. high-performance facilities, tech upgrades, parking or storage)

Benefits:

Shovel-ready deliverables
Early wins for participation and equity
Funding alignment with grant cycles
Less disruption to users
Momentum building for further investment

Every plan we deliver includes a realistic, fundable, staged delivery plan.

Navigating Ownership and Governance Models

The delivery challenge isn’t always physical—it’s legal and operational.

We often work on sites with:

Council ownership, club occupancy
Crown land with long-term leases
Multiple clubs and sports sharing assets
Development partnerships between sporting bodies and commercial tenants
Temporary licences layered on long-term leases
Split land ownership and service obligations

Examples include:

Windy Hill HPC: Council-owned site, leased to AFL club, licensed to umpires
Harbour Esplanade: DV and AFL joint venture, existing tenants (e.g. Channel 7), development aspirations
Regional club sites: Co-funded by councils, AFL, clubs and schools

Each model impacts:

Delivery responsibility
Ongoing O&M costs
Programming rights
Access policies
Asset depreciation and reporting

We untangle this early, with simple diagrams, risk registers and draft governance frameworks.

Case Study: Modular Clubroom Across 3 Stages

One Victorian regional site involved:

Existing under-sized changerooms
Gendered toilets
No social space or first aid
Shared use with cricket and soccer

We designed a 3-stage modular facility:

Stage 1: Two compliant, unisex changerooms with umpire room
Stage 2: Add social space, kitchen, canteen and storage
Stage 3: Add first aid, offices, EV charging and external activation deck

Delivery was matched to funding windows across:

Local government
SRV Infrastructure grants
Philanthropic sport foundation
AFL Regional Facility Program

Result? Usable facility from day one, expanded value over time, fully compliant and celebrated across codes.

From Overlay to Ownership: Why We Stay Involved

We don’t just deliver drawings. We:

Develop design briefs
Map governance and land issues
Support funding applications
Advise on PM selection and tendering
Liaise with sporting codes on specs and timing
Review construction phase against operational expectations

Because a beautiful building that doesn’t work is not a win.

We help clients manage the full arc:
From early idea → to overlay → to long-term, owned asset.

Deliver with the End in Mind

Good sports infrastructure doesn’t start with the architect. It starts with the end user, the delivery realities, and the vision for how the place will operate—across seasons, codes and generations.

Whether it’s overlay or ownership, temporary or permanent, elite or grassroots, the core question is the same:

Does this project meet its moment—and its future?

At Xsentia, that’s how we deliver.

📸 Suggested Images

Temporary overlay plan (scaff tower, toilet blocks, fencing)
Multi-sport changeroom layout
Aerial with staged delivery zones colour-coded
Governance diagram (owner, lessee, licensee, operator)
Community and elite users at the same site (e.g. AFLW and juniors)

🏷 Suggested WordPress Tags

#InfrastructureDelivery #SportsGovernance #OverlayDesign #MultiCodeFacilities #StagedDelivery #AFLInfrastructure #XsentiaProjects #PrecinctGovernance #ClubDevelopment