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Loch Sport

Safe Harbour/Marina Feasibility Study

March 2007

Prepared for the Shire of Wellington by:

ainley projects PO Box 499 Black Rock, Victoria 3193 Tel: 03 9584 8178 Fax: 03 9584 0687 Email: [email protected]

Loch Sport Safe Harbour/Marina Feasibility Study Draft Report i

Contents Executive Summary iii 1. Introduction 1 1.1 Objectives of the Study 1 1.2 The Process 1 1.3 The Study Area 2 1.4 Population and Growth 2 1.5 Boating 3 1.6 Tourism 4 1.7 Management Arrangements 4 2. Existing Boating Facilities 5 2.1 Loch Sport Boating Facilities 5 2.2 Local Boating Facilities 7 2.3 Regional Boating Facilities 8 3. Background Information 9

3.1 The Victorian Coastal Strategy 9 3.2 Coastal Towns Urban Design Framework 10 3.3 The Gippsland Boating Coastal Action Plan 10 3.4 Integrated Coastal Planning for Gippsland 11 3.5 Gippsland Lakes Shore Erosion and Revegetation 11

Strategy 3.6 Loch Sport Foreshore Coastal Erosion Management 12

Strategy 3.7 Loch Sport Lake Victoria Foreshore Management 12

Plan 3.8 A Safe Boat Harbour for Loch Sport 13 3.9 Gippsland Ports – Environmental Management Plan 13 3.10 Gippsland Ports – Safety Management Plan 13 3.11 Wellington Population Analysis: Issues and 14

Discussion Paper 3.12 Wellington Shire Council Plan 2006-2010 14 3.13 Tourism Industry Strategy 14 3.14 Boating Industry Association – Boating Statistics 15

4. Community and Stakeholder Consultation 16 4.1 Surveys 16 4.2 Written Submissions 17 4.3 Stakeholder Groups and Organisations 18 5. Issues and Opportunities 19 5.1 Issues 19 5.2 Opportunities 20

Loch Sport Safe Harbour/Marina Feasibility Study Draft Report ii

6. Safe Harbour/Marina Management 21 6.1 Management Model 21 6.2 Lease 22 6.3 Activities 22 7. Options 23

7.1 Location 23 7.2 Options Explored 25

8. Feasibility 27 9. Conclusions and Recommendations 29 9.1 Recommendations 30 Appendix 1 Existing Conditions Appendix 2 Options Explored Appendix 3 Estimated Cost of Options Appendix 4 Income Projections Options 2 & 5 Appendix 5 References List of Figures Figure 1 Development in Loch Sport Figure 2 Boat Ramp at The Boulevard Figure 3 Boat Ramp at Seagull Drive Figure 4 Deep Water Boat Ramp and Jetty Figure 5 Private Marina Figure 6 Hollands Landing Wharf Area Figure 7 Marlay Point Boat Ramp and Yacht Club Figure 8 Metung Public Marina Figure 9 Lakes Entrance Jetties Figure 10 Water Skiing Gippsland Lakes Figure 11 Support for Safe Harbour/Marina at Loch Sport Figure 12 View Across Lake Victoria Figure 13 Deep Water Jetty Boat Ramp Figure 14 Boating Activity Lake Victoria

Loch Sport Safe Harbour/Marina Feasibility Study Draft Report iii

Executive Summary Lake Victoria and its foreshore areas are important to the local community of Loch Sport. Sailing, boating and other water based activities are popular, and combined with the surrounding natural areas attract visitors to the town. Ainley Projects has been engaged by the Shire of Wellington to examine the feasibility of the development of safe harbour/marina at Loch Sport. This feasibility study has looked at existing information and boating facilities, demographic and tourism data, boating statistics and trends, and has involved extensive consultation with stakeholders including local community groups, agencies, organisations and individuals. All groups and individuals who have been involved in the consultation and provided feedback on the issues are thanked for their contribution. There will be further opportunity for comment and input on this draft report. The location, size, scope, cost, operation and management of a safe harbour/marina have been investigated in this study. Five options for the development of a safe harbour/marina have been looked at in detail and a preferred option recommended. The development of a feasible and sustainable safe harbour/marina in Loch Sport is closely related to other development issues affecting the town, namely the establishment of services such as water and sewerage and the identification and development of a town centre or activity node. Funding for this study has been provided by Tourism Victoria, Marine Safety Victoria and the Shire of Wellington. Recommendations:

1. The management model for a marina at Loch Sport should reflect a strong

community engagement approach and should include where possible opportunities for involvement of community groups and local small business operators.

2. The foreshore area along Lake Street adjacent to the identified commercial area is the preferred location for a safe harbour/marina in Loch Sport, provided the town center is further developed.

3. Two options are considered to be potentially viable, the development of a wave screen and 100 berth marina on the eastern side of the Loch Sport Boat Club area, and the development of a wave screen and 100 berth marina adjacent to the Lake St commercial area.

4. The development of a safe harbour/marina at Loch Sport does not appear to be economically feasible at this stage, however the development of a safe harbour/marina would increase boating safety in the area and could be a major advantage to the expansion of tourism and boating activity and the further development of the town of Loch Sport.

Loch Sport Safe Harbour/Marina Feasibility Study Draft Report 1

1 Introduction Ainley Projects has been engaged by the Shire of Wellington to undertake a feasibility assessment to develop a safe harbour/marina at Loch Sport.

1. 1 Objectives of this Study This project looks at the feasibility of developing a safe harbour/marina at Loch Sport taking into account environmental, social and economic factors. The specific objectives of this study are:

• to examine the financial and practical viability of a safe habour/marina project at Loch Sport

• to determine suitable sites for such a facility • investigate and advise in relation to likely levels of use and revenue

streams • conduct comprehensive research in relation to the potential use of such a

facility at Loch Sport • determine likely levels of potential support by boat owners/operators • consult extensively with key stakeholders

The study may also identify other boating needs such as improvements to existing boating facilities and wave protection.

1.2 The Process

Ainley Projects undertook the following process in looking at the feasibility of a safe harbour/marina at Loch Sport:

• extensive community consultation to determine support/opposition and

likely levels of use • examination of relevant background information, strategies and statistics • examination of existing information and data to determine likely levels of

use and impediments to the development of a safe harbour/marina • on-site inspections • looking at similar areas with operating safe harbour/marinas


1.3 The Study Area

The town of Loch Sport is located within the Shire of Wellington, approximately 56km east of Sale and 270km from Melbourne. Loch Sport is situated on the Gippsland Lakes at the end of a peninsula that splits Lake Wellington and Bass Strait. Loch Sport has water frontage to Lake Wellington and Lake Reeve and easy access to the popular Ninety Mile Beach.

The town of Loch Sport is linear in its layout and stretches along a narrow strip for approximately 6km. Community facilities and commercial/retail areas are scattered throughout the town. Community services and facilities within the town include police, CFA, a primary school, a community hall, and a community health service. There is currently no reticulated water or sewerage in Loch Sport. Loch Sport is surrounded by natural areas of international, national and state environmental significance. These areas include The Lakes National Park and the Lake Victoria foreshore which is part of the Gippsland Lakes site designated under several international agreements for the protection of migratory birds and their habitats. Boating and water sports are popular activities among residents and the relatively large influx of summer visitors.

1.4 Population and Growth Since the early 1990s, the Shire of Wellington’s, population, as a whole, has continued to decline and it is now facing the most severe impacts of an aging population including receiving retirement migration, an ageing population in the region, and losing younger people. Loch Sport seems to be going against the trend, receiving the highest population growth of 2.69% per annum between 1991 and 2001. In the last 20 years, Loch Sport has seen unprecedented population growth from 265 residents to a current population of 1011. It is thought that this has mainly been due to the ‘sea change’ effect, with former city residents wanting a more relaxed lifestyle. While Loch Sport has growth constraints, as holiday houses become permanent residences, Loch Sport could achieve a much larger permanent population. Building and development within the town is active with many older style beach shacks are being converted into homes designed to capture water views. Infrastructure such as sewerage and water supplies are identified as impediments to development in Loch Sport. These issues are currently being addressed through the Loch Sport Urban Design Framework and other strategic documents.


1.5 Boating There are 155,000 registered vessels in Victoria. There was a 20.8% increase in the number of registered boats in Victoria between 1993 and 2005 with an average of 1 boat per 30 people in Victoria. Of these registered vessels, the majority, (55%) are 4.1 – 5.5m in length, and (21%) 5.5 – 7.0m in length. There are 420 registered vessels in the Loch Sport postcode area. This however is not a true indication of the level of boating ownership and activity in the town as many holiday home owners in Loch Sport are likely to have boats registered to other permanent addresses. For a town the size of Loch Sport this represents a relatively high boat ownership. In a recent Victorian Boating Industry Association survey, 17% of respondents identified the Gippsland Lakes as their preferred boating destination. It is the major recreational boating destination in Victoria outside of Port Phillip and Westernport Bays,

The boating experience has changed considerably in recent years with boat users increasingly looking to maximise their time on the water and minimize the time spent preparing, cleaning and maintaining a boat. Many marinas are now offering a full valet service which includes preparation and cleaning of the boat, refueling, stocking of fridges and provision of catering. This approach to marina management provides many opportunities for local businesses to be involved and creates opportunities for flow on benefits to local communities.

1.6 Tourism

There are 763,000 domestic tourists who visit the Gippsland Region each year, with half of these tourists visiting for leisure holidays and to visit natural environment areas. The following factors have been identified as likely to affect tourism in Loch Sport in the future:

• An increase in nature based and environmental tourism in the region. • The Pakenham bypass and Eastlink will make the area more accessible

from Melbourne’s eastern suburbs. • A mass of people are moving to coastal areas minimizing the seasonal

nature of tourism. • An increase in the demand for disability friendly accommodation and

activities. • There is a shortage of wilderness accommodation in the region and

commercial camping along the shoreline.


Figure 1. Development in Loch Sport – construction of homes to capture water views

1.7 Management Arrangements

There are several agencies and organisations involved in the management of boating infrastructure and waterways in the Loch Sport area including:

• Gippsland Ports – jetties and infrastructure • Department of Sustainability and Environment (DSE) – coastal planning • Loch Sport Foreshore Committee of Management – day to day

management of some Lake Victoria foreshore areas • Shire of Wellington – planning controls, day to day management of some

Lake Victoria foreshore areas. • Shire of East Gippsland – planning controls for waters of Lake Victoria • Parks Victoria – management of The Lakes National Park

The Loch Sport foreshore area is Crown Land managed on behalf of the Department of Sustainability and Environment by the Loch Sport Foreshore Committee of Management. The land area adjoining Lake Victoria in Loch Sport is subject to several lease and planning issues. The Loch Sport foreshore area is bordered to the west by The Lakes National Park managed by Parks Victoria.


2 Existing Boating Facilities

2.1 Loch Sport Boating Facilities There are a number of existing foreshore and boating facilities within Loch Sport. These are public and private facilities and include the following. Public boat ramp at The Boulevard This boat ramp is located at the eastern end of town and is an informal ramp suitable for smaller boats. There is a timber piled groyne on the west side of the ramp to retain the sand. A small car parking area caters for a maximum of 12 car and boat trailers. There is a small toilet block. It was observed that this ramp was used mainly by personal water craft (PWC).

Figure 2. Boat Ramp at the Boulevard

Public boat ramp at Seagull Drive Onshore facilities include a substantial asphalt carpark for cars and boat trailers, and an older style toilet block. The ramp is wide enough for two boats to be launched, however due to the very narrow entrance to the spit and pond it is suitable only for smaller boats. Dredging of the ramp area is an ongoing issue due siltation.

Figure 3. Boat Ramp at Seagull Drive


Public boat ramp, jetty and Loch Sport Boat Club (Deep Water Jetty area) There is a 2 land boat ramp with excellent car and boat trailer parking which appears to be adequate for the current use of the ramp. The ramp is adequate but requires deepening as it silts up easily and can become congested by aquatic vegetation. The end of the jetty is a conventional pile and beam and plank timber jetty construction with a handrail on one side and appears to be in a serviceable condition. Casual mooring is available on the jetty. The Loch Sport Boat Club and Loch Sport Caravan Park are adjacent. The recreational reserve including the RSL, tennis club and golf club are nearby.

Figure 4. Deep Water boat ramp and jetty

Private Marina, hotel, jetty and boat ramp A private marina has been excavated into the shore and caters for about 100 boats ranging in size from 6-10m. Full services are provided at the marina including management office and chandlery, motor service, marina yard with dry storage area, a single lane boat launching ramp with a lay by pontoon. There is an adjacent Marina Hotel which has a dining room and bar and appears to be popular.

Figure 5. Private Marina


2.2 Local Boating Facilities Hollands Landing A boat ramp and timber wharf exists at Hollands Landing in the McLennan Straits. This is a popular area for land based and boat based fishing. A draft Master Plan for the area has recently been developed which would see an upgrade and repositioning of the boat ramp and refurbishment of the wharf area.

Figure 6. Wharf area at Hollands Landing

Marlay Point A double lane boat ramp, yacht club and large foreshore picnic area exist at Marlay Point on the McLennan Straits. It is a popular boating area and hosts the annual Marlay Point Trailable Yacht Race which attracts boats from around Victoria.

Figure 7. Marlay Point Boat Ramp and Yacht Club

Port of Sale The Port of sale is currently under going major redevelopments. A new, much larger marina is planned with the capacity to accommodate 150 boats (the present capacity is 42). Other proposed elements of the development include apartments, hotel accommodation, convention and retail facilities including chandlery, cafés, restaurants and a tavern. This development is expected to attract substantial private investment, which will benefit not just the Port but the Shire of Wellington as a whole.


2.3 Regional Boating Facilities There are a number of regional boating facilities, mostly located at the eastern end of the Gippsland Lakes. Metung A Council run public marina has approximately 51 berths with an additional 25 berths in the nearby Chinamans Creek. There are also several private jetties with a range of berth numbers and sizes.

Figure 8. Public marina at Metung

Paynesville There are several jetties managed by Gippsland Ports and the privately operated Slip Bight marina with 160 berths. Lakes Entrance Several jetties operated by Gippsland Ports providing permanent and temporary moorings.

Figure 9. Jetty at Lakes Entrance managed by Gippsland Ports


3 Background Information There are several existing policies and strategies relating to the development of foreshore and boating facilities in Loch Sport. Many of these policies and strategies contain significant information and research and should be considered in the feasibility of developing a safe harbour/marina at Loch Sport. A review of existing information, relevant policies, strategies and plans has been undertaken, as well as a review of boating statistics and trends. The following documents and information have been reviewed:

• The Victorian Coastal Strategy • Coastal Towns Urban Design Framework – Loch Sport • The Gippsland Boating Coastal Action Plan • Integrated Coastal Planning for Gippsland – Coastal Action Plan • Gippsland Lakes Shore Erosion and Revegetation Strategy • Loch Sport Foreshore Coastal Erosion Management Strategy • Loch Sport Lake Victoria Foreshore Management Plan • A Safe Boat Harbour for Loch Sport (Loch Sport Boat Club) • Gippsland Ports – Environmental Management Plan for East Gippsland

Ports of Gippsland Lakes, Snowy River and Mallacoota • Gippsland Ports – Safety Management Plan for East Gippsland Ports of

Gippsland Lakes, Snowy River and Mallacoota • Wellington Population Analysis: Issues and Discussion Paper • Wellington Shire Council – Council Plan 2006-2010 • Tourism Industry Strategy • Boating Industry Association – Boating Statistics

3.1 The Victorian Coastal Strategy 2002 The Victorian Coastal Strategy is set on four hierarchical principles to guide the long term planning and decision making for the Victorian coast. These are:

• Ensure protection of significant environmental features • Provide clear direction for the future use of the coast, including marine

environments • Identify suitable opportunities and development areas on the coast and • Ensure the sustainable use of natural resources

Key policies and directions relevant to this project are:

• Regional boating infrastructure plans will address safety, tide and weather constraints.

• Manage vehicle access and rationalize foreshore parking • Improve access for all levels of mobility • Identify and manage on going and emerging public risks along the coast with

emphasis on issues such as changed climatic conditions and enhanced erosion and maintenance of coastal infrastructure.

• provide for quality development, diversity of experience, encourage nature based tourism, and give priority to tourism ventures that relate to the coastal context.


3.2 Coastal Design Framework – Loch Sport Urban Design

Framework Identifies the following vision: Loch Sport will be a major and central Gippsland Lakes settlement and key boating node, attractive to both permanent residents and visitors. The town will consolidate within its boundaries and new buildings will contribute to the streetscape and respect the coastal character and environment of Loch Sport. The town centre will become a focus for the community and will be linked through to the main access spine of the town. Excellent walking and cycling opportunities will exist throughout the settlement, which will particularly capitalize on the natural beauty of the lake foreshores. Enhanced boating facilities will be available, the recreation reserve will function more effectively and there will exist activities and destinations for visitors throughout Loch Sport, including links to the National Parks, which will stimulate the economic and social life of the town. Four general design principles are identified for Loch Sport: enhance local character, conserve the environment, promote activity to sustain communities, improve access. The development of a town centre around Second Street is identified as providing opportunities for the future development of business and the establishment of a community hub. The establishment of a visitor’s jetty is also identified for the foreshore area. Boating is identified as a significant recreational activity with improvements to boating infrastructure seen as desirable. Six objectives are identified for Loch Sport with the most relevant being:

• To create a town centre that provides a focus for the community • To minimize the environmental impacts of development • To enhance the town’s role as a boating centre

3.3 Gippsland Boating Coastal Action Plan The Gippsland Boating Coastal Action Plan provides for the long term development of recreational boating facilities in Gippsland. It identifies the following vision: Recreational boating in the coastal waters of Gippsland will be safe and environmentally friendly. Comprehensive and well maintained infrastructure, both shore based and in the water, will provide facilities and destinations for a wide range of boating activities in harmony with the natural attractions of the region. It identifies actions for Hollands Landing as reconstruct the existing wharf, provide picnic and BBQ facilities.


3.4 Integrated Coastal Planning for Gippsland Coastal Action Plan

It identifies the following vision:

In 50 years the Gippsland Coast will still be recognised as an area of outstanding beauty and ecological diversity, offering a range of recreational, lifestyle and economic opportunities for both local residents and tourists. Areas of natural and cultural significance will be identified, widely appreciated and protected. Coastal development and land use decisions will adopt an integrated approach founded on the principles of ecological sustainability and will be based on consistent municipal coastal planning policies across the entire Gippsland coast.

3.5 Gippsland Lakes Shore Erosion and Revegetation Study (2002)

Shorelines around the Gippsland Lakes continue to change as a result of both natural and man-induced processes. Shoreline erosion will continue with erosion rates varying between sites. In the longer term the extent of erosion will increase as anticipated sea levels rise due to global warming. Implications identified for the Gippsland Lakes as a result of sea level rises include:

• Increased intrusion of marine water and accompanying increased tidal range

• Increased water levels and submergence of low lying areas • Ongoing reduction of shoreline vegetation from increased salinity • Increased extent of seagrass and other estuarine flora • Increased estuarine fauna including fish species • Increased storminess producing larger waves resulting in greater erosion • Submergence of existing shore protection works rendering them less

effective • Increased threat to infrastructure assets • Potential breaching of the outer sand barrier along Ninety Mile beach

creating additional entrances to the Gippsland Lakes

Loch Sport is identified as an area of substantial erosion particularly to the east and west of the township, however groynes have been successful in trapping sand and building recreational beaches. An action identified for Loch Sport is to minimize shoreline erosion and enhance biodiversity values east of Loch Sport.


3.6 Loch Sport Foreshore Coastal Erosion Management Strategy (1998)

It outlines the following relevant information: There is a net drift of sand along the coast from west to east, with structures along the coast accumulating sand on the western side and eroding on the eastern side. This erosion is caused by wind induced waves which in the Loch Sport area are predominately from the west and north west. More than 30 groynes installed along the Loch Sport coast have retained recreational beaches and without them these beaches would have quickly eroded away. The lake offshore from Loch Sport is generally just over 4 meters deep. Little Terns (Sterna albifrons) are known to roost on the sand spit near the Seagull Drive boat ramp. They are listed as threatened species under the Flora and Fauna Guarantee Act.

3.7 Loch Sport Lake Victoria Foreshore Management Plan The management plan covers the Loch Sport Caravan Park, the lake foreshore to the north of the caravan park, the Lake Victoria foreshore reserve (8km of foreshore abutting Loch Sport) and small but significant public reserves within the foreshore areas which are owned and managed by the Wellington Shire Council. It is part of the Gippsland Lakes site designated for migratory birds under the international agreements of RAMSAR, JAMBA and CAMBA. Aims identified for the management of recreation in the area are:

• Provide facilities for a range of recreational activities on the foreshore. • Provide a central focus for visitors to Loch Sport. • Improve the quality of existing facilities at visitor nodes. • Provide additional facilities where necessary. • Encourage a range of boating activities based on the Loch Sport foreshore and

facilitate a safe boating environment. • Provide a safe environment for visitors to the foreshore and provide information

on boating safety at suitable places. • Limit occupations to coastal dependent purposes within the Loch Sport

Foreshore Reserve. Management directions and strategies identified that are relevant to boating in Loch Sport include:

• Adopt the foreshore area managed by the Shire opposite the Loch Sport Lodge (commercial area) as a primary activity node for visitors.

• Seek funding for the replacement of old facilities and the construction of new facilities.

• Maintain the public jetties in a safe and usable condition and arrange for periodic dredging to maintain water depth as required.


• Seek funding to concrete the top of the long groyne opposite the shops and build a wooden jetty as an extension.

• Arrange for regular removal of sand from the boat ramps. • Install lighting at each of the boat ramps and upgrade the fish cleaning tables

with water supply and proper drainage. • Re-locate the launching area for off-the-beach yachts. • Encourage multiple use of private jetties. • Consider new occupancies that may be necessary to improve foreshore amenity

within the Shire reserves.

3.8 A Safe Boat Harbour for Loch Sport The Loch Sport Boat Club formed a Committee in 2004 to examine the viability of using the existing deep water jetty at the western end of Loch Sport as part of a safe boat harbour. The Committee determined that it would require a modification to the existing jetty and that the location was suitable for a safe harbour/marina due to the locations of the boat ramp, boat club, RSL and other sporting clubs.

3.9 Gippsland Ports – Environmental Management Plan for East Gippsland Ports of Gippsland Lakes, Snowy River and Mallacoota

The plan is utilised as a management tool to systematically examine the full scope of activities in its ports and to ensure that all significant environmental risks are identified and controlled. It identifies potential environmental risks, their impacts and objectives related to the management of the risks.

3.10 Gippsland Ports – Safety Management Plan for East Gippsland Ports of Gippsland Lakes, Snowy River and Mallacoota

The plan is utilised as a management tool to systematically examine the full scope of activities in its ports and to ensure that all significant safety risks are identified and controlled. It identifies potential safety risks, their impacts and objectives related to the management of the risks.


3.11 Wellington Population Analysis: Issues and Discussion Paper

Relevant key findings: The population across the region is declining. The Shire of Wellington would like to reverse the trend and grow the population over time. The region faces the triple effect of aging being general aging of the population, young people leaving the region, and older people settling in the region. Loch Sport however, seems to be going against the trend, receiving the highest population growth of 2.69% per annum between 1991 and 2001.

3.12 Wellington Shire Council Plan 2006 – 2010 The plan identifies the following vision for the Shire: Wellington will continue its development as a vibrant, progressive community enjoying quality lifestyle opportunities and strong economic, environmental, social and cultural diversity. The following key actions relevant to this study are identified:

• investigate feasibility of developing a safe harbour at Loch Sport so that boating enthusiasts have a safe destination on the western side of the lakes.

• Participate in the review and implement initiatives of the Gippsland Boating Coastal Action Plan

3.13 Tourism Strategy By 2010 tourism in Gippsland will be embraced by domestic and international tourism travelers as an exceptional nature based tourism destination. The region will offer diverse quality visitor experiences in a pristine and sustainable environment. Tourism will be a key industry sector noted for its broad community support and positive economic impact. Tourism will contribute to Gippsland’s strong sense of identity and help enrich the Victorian economy through innovation, cohesive partnerships and sustainable development. The primary objectives of the plan are to:

• Extend length of stay • Increase visitor dispersal • Improve visitor satisfaction • Increase visitor numbers • Build brand equity • Encourage industry participation • Increase community awareness of the value of tourism


3.14 Boating Industry Association – Boating Statistics Boating use and ownership in Victoria continues to grow, with 1 in 30 Victorians owning a registered boat. In the immediate townships around the Hollands Landing area (postcodes 3862 and 3875) there are 1,814 registered vessels, a number which is increasing by approximately 6% per year.

The Gippsland Lakes is the major recreational boating destination in Victoria outside of Port Phillip and Westernport Bays.

Figure 10. Water Skiing Gippsland Lakes


4 Community and Stakeholder Consultation Community and stakeholder consultation was undertaken during this feasibility study. It is envisage that there will be further community and stakeholder consultation on this draft report before it is finalised. Community and stakeholder consultation was undertaken using a number of methods to ensure that a range of people had an opportunity to provide input into the issue. Specifically the methods used were:

• Advertising the issue in the East Gippsland Times seeking written responses on support/opposition to a safe harbour/marina and likely use.

• Writing to all listed community and special interest groups inviting their comment • Conducting surveys at the Deep Water boat ramp during late December 2006

and January 2007, seeking an indication of likely use and support/opposition. • Conducting interviews at Paynesville and Metung with boat users to assess their

potential use of a safe harbour/marina at Loch Sport

4.1 Surveys Surveys were undertaken during the peak visitation period at the deep water boat ramp. The rational for the survey being to find out from boat users if they would support and/or use a safe harbour/marina. Several people within the community had also reported that the private marina was full and people who would prefer to use a marina were having to store their boats at home and launch them. There was very strong support from boat users for the development of a safe harbour/marina with 86% supporting such a development and 38% indicating that they would use a marina if it was developed.

unsure

8%no

6%

yes

86%

Figure 11. Do you support a safe harbour/marina at Loch Sport?


4.2 Written Submissions An advertisement was placed in the East Gippsland Times and flyers displayed within the community seeking comment on the development of a Safe Harbour/Marina at Loch Sport from anyone with an interest in the issue. Submitters were asked to include details of their connection to the Loch Sport area, an indication of their use of the current boating facilities, and details of their support or opposition to the provision of a safe harbour/marina. Twelve written submissions were received from permanent residents and holiday home owners in Loch Sport. All submissions were supportive of the development of a safe harbour/marina. There were a variety of comments on the location and scale of such a development including the following:

• A safe harbour/marina needs to be consistent with Loch Sport’s vision and be environmentally and economically sustainable.

• A safe harbour/marina should be designed and constructed in such a way that it does not have any adverse impacts on the environment or foreshore amenity.

• The linking of walking tracks, restaurants, accommodation and tourist facilities and services is critical to the ongoing success of anything that is developed. A marina is needed to bring in tourists and tourism money.

• Increased boating in the area would create opportunities for regattas, ski races etc which would contribute to the economy and culture of Loch Sport

• There is a need for anti-fouling work area, on water re-fueling and a sewerage pump out station if there is a new marina. Dry storage area could be included in a new marina. Permanent boat storage would be good provided it was secure.

• Any new development should be year round and not rely on only the peak summer period.

• The Deep Water jetty and Loch Sport Boat Club area is seen as a good location due to its proximity to the caravan park, RSL and boat club, however it is some distance from other shops. The current jetties are not well placed in the town as they are not near shops.

• Existing boating facilities in Loch Sport need to be better maintained. The 3 existing boat ramps should remain, however the ramps are shallow and need regular maintenance, there is not enough funding available for this. A breakwater needs to also protect the main boat ramp.

• Caravan park accommodation should be retained.


4.3 Stakeholder Groups and Organisations Consultation with relevant organisations and local groups was undertaken. Those organisations/groups consulted included:

• Shire of Wellington • Department of Sustainability and Environment • Gippsland Ports • Loch Sport Foreshore Committee of Management • Loch Sport Community Reference Group • Loch Sport Boat Club • Loch Sport Caravan Park • Loch Sport Marina (privately operated)

General comments included:

• There should be consideration of and consistency with the Loch Sport Urban Design Framework.

• A need for additional trailer parking and general parking facilities with marina development.

• Is there any indication that improving boating facilities will attract more people to that end of the lakes?

• Substantial funding is already needed for erosion repairs and maintaining access to the boat ramps

• Who will pay for the management of any impacts of a marina on foreshore erosion and sand management?

• What impact will a safe harbour/marina have on the foreshore environment and changes to the amenity of beaches?

• Boating in Loch Sport is fragmented at the moment • Where is the demonstrated demand/use for a safe harbour/marina? • There are many people on waiting lists for marina berths across the

Gippsland Lakes who could use a marina at Loch Sport.

Figure 12 View across Lake Victoria


5 Issues and Opportunities 5.1 Issues Loch Sport

Loch Sport is the only township within the Shire of Wellington experiencing population growth.

Loch Sport is valued by the local community and visitors for its low level of development, abundant vegetation and wildlife, and its close proximity to natural areas.

Loch Sport does not have an obvious town centre or hub of activity, rather the town and activity is spread out across 4 sites.

Loch Sport does not have reticulated sewerage or water which may affect the potential for development within the town as a whole.

Tourism in the region is not about getting more people into the area but about them doing more and staying longer when they are there.

Loch Sport has potential for tourism growth due to its location on the Gippsland Lakes and proximity to Melbourne.

Sustainability and activity outside of the peak visitation period is an important issue for businesses in Loch Sport.

There is a need to ensure that any development does not have an impact on coastal processes, beaches and other amenities in the area.

Boating

Boating and tourism activity within Loch Sport is seasonal with the peak season being from Christmas to Easter. Outside of this period it is relatively quiet.

The boat ramp (at the deep water jetty end) is not well protected making it hard to launch and retrieve in some weather conditions. The boat ramp gets congested at peak times.

There is currently no safe refuge on the western side of Lake Victoria for boats in bad weather. Loch Sport is perceived by boating users as being unsafe in certain weather conditions.

Quality and modern boating infrastructure is predominantly located on the eastern side of Gippsland Lakes.

There is an existing private marina at Loch Sport with a hotel, boat yard and approximately 100 berths. There is no on-water refueling available in the area.

Loch Sport is currently perceived as being too far to travel from the eastern side of the lakes from boating areas such as Metung and Paynesville, with limited activities and services available.

There is likely to be seasonal usage, with many using a marina over the peak period but not all year.

It is difficult to demonstrate the demand and identify where users would come from for a marina in Loch Sport


5.2 Opportunities

Loch Sport

A safe harbour/marina development within the town has the general broad support of the local community.

Loch Sport is in a unique location close to Ninety Mile beach, national parks and the lakes.

Loch Sport is about a 2-3 hour drive from Melbourne making it more accessible than the eastern end of the Gippsland Lakes.

Loch Sport Boat Club is very supportive of the development of a safe harbour/marina and keen to be involved in its management.

A jetty/marina is identified in the Loch Sport Urban Design Framework for the foreshore area adjacent to the Lake St commercial area.

Boating

Loch Sport is well located as a day trip destination by boat from the eastern side of the lakes.

Boating is a popular activity on the Gippsland Lakes and is growing in popularity and participation rates across Victoria.

There are a large number of boats using the Gippsland Lakes who would potentially visit Loch Sport if issues of safety, destination activities and opportunities and on-water fuel supply could be resolved.

There are several hundred boat owners on waiting lists to moor their boats at marinas within the Gippsland Lakes.

The redevelopment and improvement of boating facilities at the Port of Sale, Hollands Landing and other areas on the western side of the Gippsland Lakes will increase boating opportunities generally on the western side of the Gippsland Lakes.

Figure 13. Deep Water Jetty and Boat Ramp can become congested


6 Safe Harbour/Marina Management

6.1 Management Model In the development and management of a safe harbour/marina, the most sustainable models have involved significant public sector contributions partnered with contributions from the private sector. Through this process basic infrastructure including breakwaters, wave screens, wave attenuators and basic services are brought onto the site by public resources. The funds are provided by the public sector as a loan to the project on an agreed term and then recouped in payment by rent, lease or levy or by capitilisation of parts of the asset over periodic intervals over the course of the project. For example part capitalization of the asset over a 10 year license period can be pre-sold so as to gain sufficient funds to commence the design and contracting part of the project. Facilities can then be developed progressively as needed. As the facilities develop the rent, levy, lease or capitilisation process begins to fund the loan for the infrastructure until that payment is completed, over a period of usually 20 years. This funding model has been tested through a number of successful safe harbour/marina and yacht club developments over recent times including at Sandringham Yacht Club, Royal Brighton Yacht Club and Blairgowrie Yacht Club, all in Victoria. The advantage of using public resources and funding is in the absolute intention of keeping the control and ownership within the local community and with the stakeholders. It is very clear from the consultations undertaken that the Loch Sport community is keen to retain some involvement in the ownership and management of a safe harbour/marina. The management of a marina with local community support and involvement is a realistic option in Loch Sport which maximises the social/cultural and financial benefits to the local community in the longer term. The management model for a marina at Loch Sport should reflect a strong community engagement approach and should include where possible opportunities for involvement of community groups and local small business operators. Ongoing management as a marina develops usually requires a professional on a part-time or full-time basis, as the administration and maintenance becomes too large a task to be completed on a voluntary group basis. The management model for a marina at Loch Sport should reflect a strong community engagement approach and should include where possible opportunities for involvement of community groups and local small business operators.


6.2 Lease Using the model outlined above, a head lease is established with a series of smaller commercial sub-leases. Ideally a head lease for 99 years is provided, with an absolute minimum head lease period of 50 years. The lease period and arrangements would need to reflect separately how the recreational aspects of the marina are used and how the commercial aspects of the marina are developed. This model includes a lease model where a head lease is given for 99 years with shorter sub leases managed by the head lease. Sub-leases would be expected to be for small commercial operations to support the development and operation of the marina including café and refreshments, boat catering and valet servicing, small scale marine and boating equipment, add on activities such as bicycle hire. The demand for these goods and services invariably change over the life of the development. The sub leases should recognize this and be short (5-10 years) with options available for extension. Commercial operators in this type of small marine precinct facility are fragile in that they are usually small companies and very susceptible to social, climate and small economy fluctuations. If these businesses are to be sustainable they need to be supported through clear and inclusive strategic planning for the area.

6.3 Activities Foreshore and marine dependant community groups such as yacht clubs, boating clubs, angling clubs, volunteer groups and others should be encouraged into the marina precinct. These groups usually pay low rental fees however they are essential in the marina operation and management model as they introduce activity into the precinct and generate business, and develop boating activity as a group. They also strengthen the links between the marina precinct and the local community.

Figure 14. Boating Activity on Lake Victoria


7 Options

7.1 Location There are 3 general options for the location of a safe harbour/marina in Loch Sport that have been considered in this study:

1. the area around the Loch Sport Boat Club 2. the foreshore area adjacent to the Lake St commercial area 3. the area adjacent to the existing private marina

Figure 15. Locations options Loch Sport Safe Harbour/Marina


Loch Sport Boat Club area This area includes a boat ramp and adequate car parking area for cars and boat trailers. It has an existing jetty and relatively deep water and the Loch Sport Boat Club on-site. It also has an adjacent caravan park on public land which could potentially offer a more diverse range of accommodation options. The disadvantages of this site are its distance from shops (approximately 1km), the hotel (approximately 1.8km) and other community amenities. Foreshore area adjacent to Lake St/Second St commercial area A strong connection to local support businesses is vital to the success of a safe harbour/marina at Loch Sport and the maximising of flow on benefits to the town. The foreshore area along Lake St provides an opportunity to link a safe harbour/marina with the commercial and business activity of the town. There is an existing recreational park with BBQ and picnic facilities and a car parking area at this location. The disadvantage of this location is that it creates a third boating node within Loch Sport, however the area is centrally located between the Loch Sport Boat Club area and existing private marina, providing an opportunity to link these areas. This could be achieved through the development of a foreshore boardwalk connecting with the existing private marina and hotel, and existing deep water jetty boat ramp and Loch Sport Boat Club. This would assist in developing Loch Sport’s image as a boating destination. The development of a town center at this commercial area has been identified in the Loch Sport Urban Design Framework. Existing Private Marina The expansion of the existing private marina into the lake has been explored as a location option. This would combine with existing boating infrastructure to create a boating hub. This option however is not likely to result in flow on benefits to the local community.

The foreshore area along Lake Street adjacent to the identified commercial area is the preferred location for a safe harbour/marina in Loch Sport, provided the town center is further developed.


7.2 Options Explored Five options for the development of a safe harbour/marina have been explored in detail and are presented in Appendix 2. The options explored were:

1. Wave screen and 84 berth marina on western side of Loch Sport Boat Club and Deep Water jetty. The estimated total construction cost for this option is $2,815,000.

2. Wave screen and 100 berth marina on eastern side of Loch Sport Boat Club, incorporating the existing jetty and giving protection to the existing boat ramp. The estimated total construction cost for this option is $3,721,000.

3. At the existing private marina, provide a safe harbour and extend the existing marina to accommodate a further 60 boats. The estimated total construction cost for this option is $2,128,000.

4. Excavate into the land area in the vicinity of the Loch Sport caravan park to create a safe harbour and 84 berth marina. The estimated total construction cost for this option is $4,378,000.

5. Wave screen and 100 berth marina in front of the Lake St commercial area. The estimated total construction cost of this option is $3,615,000

Two of the above options are seen as being potentially viable – option 2 and option 5. Option 2, a wave screen and development of a 100 berth marina on the eastern side of the Loch Sport Boat Club, is considered potentially viable. This option would address the issue of protecting the existing boat launching ramp. There are other benefits associated with this location namely the existing car park, infrastructure and services and the proximity to the caravan park which could potentially provide eco-cabin style accommodation in the future to compliment the visitor experience. Option 5, a wave screen and development of a 100 berth marina in front of the Lake St commercial area, is considered potentially viable. This option is however dependant on the further development of a commercial/town center at this location. In the case that the commercial/town centre is not further developed at this location then the safe harbour/marina should not be built in this area. A safe harbour/marina at this location would provide an opportunity to link with other boating infrastructure within the town via a board walk to the existing private marina and hotel and through a foreshore path to the Loch Sport Boat Club area. A two lane boat launching ramp could also be included in the development to provide within the town a protected launching ramp.


Additional elements considered necessary for the success of a marina in Loch Sport include:

• A small boat yard for repairs and boat work • Amenities including showers, toilets and laundry • Café, kiosk and other commercial establishments • Add on service businesses to provide catering, provisions and valet boat

services While these additional elements have not been costed or designed it is considered that they could be located within a marina precinct and connected to the existing commercial area.

Two options are considered to be potentially viable, the development of a wave screen and 100 berth marina on the eastern side of the Loch Sport Boat Club area, and the development of a wave screen and 100 berth marina adjacent to the Lake St commercial area.


8 Feasibility The estimated total construction costs for the development of the preferred options is $4,361,000 for option 2 and $4,515,000 for option 5. The opportunity to recover these costs is in the leasing and licensing of the marina pens and the leasing of commercial space as detailed previously. Income projections for the preferred options have been tested and are presented in Appendix 2. There are several scenarios for the leasing arrangements and sizes of the marina berths. A scenario considered likely for Loch Sport is the leasing for 10 years of 30% of berths, annual leasing of 50% of berths and seasonal leasing of 20% of berths. A rental charge of $70 per foot of marina berth space is considered a reasonable charge in Loch Sport given the charges in similar areas and the high quality of the safe harbour/marina and its services. An annual marina maintenance fee is usually charged to cover maintenance such as cleaning and minor repairs. A reasonable fee for Loch Sport is considered to be $350 per annum. Given this scenario the expected income would be:

• in year 1 from $526,32000 to $877,200 depending on the occupancy rate. • In years 2 to 9 from $106,740 to $177,900 per annum depending on the

occupancy rate and CPI increase. • in year 10 a similar income to year 1 depending on the leasing split and

occupancy rate. • annual income from marina maintenance fee of $28,000 (depending on

occupancy rate). Expected operating costs would include:

• annual management of marina $70,000 • annual insurances of $10,000 • annual repairs and maintenance of $15,000 • annual administration costs of $20,000 • total annual expenditure of $120,000

Based on an economic assessment the development of a safe harbour/marina at Loch Sport does not appear feasible at this stage. Based on a boating safety consideration the development of a safe harbour/marina would be an advantageous to safe boating in the region. The development of a safe harbour/marina would also appear to be a major advantage to the expansion of tourism and boating activity and the further development of the town of Loch Sport. An injection of public money or a public-private partnership arrangement to fund the development of the safe harbour/marina infrastructure could make the project more viable. The development of a safe harbour/marina at Loch Sport should not be considered in isolation to other issues associated with development in the town. Such a development could provide many flow-on benefits to the town and community of Loch Sport through


increased employment opportunities, increased spending within the town, the establishment of a tourism icon and branding of Loch Sport as a boating destination.

However the development of a safe harbour/marina at Loch Sport will not be successful or sustainable unless other issues such as the identification and development of a town/activity center, provision of paths to link activity areas, and the provision of services such as reticulated water and sewerage are addressed.

The development of a safe harbour/marina at Loch Sport does not appear to be economically feasible at this stage, however the development of a safe harbour/marina would increase boating safety in the area and could be a major advantage to the expansion of tourism and boating activity and the further development of the town of Loch Sport.


9 Conclusions and Recommendations

The development of a safe harbour/marina in Loch Sport is likely to have many flow-on benefits to the town and residents through increased general activity and visitation. This is likely to contribute to the development and sustainability of commercial business in Loch Sport. This in turn creates many opportunities and benefits to the residents of Loch Sport through the provision of employment opportunities, an increase in availability and variety of goods and services, and money from outside of the community coming into the community.

The development of a safe harbour/marina at Loch Sport does not appear to be economically feasible at this stage, however the development of a safe harbour/marina would increase boating safety in the area and could be a major advantage to the expansion of tourism and boating activity and the further development of the town of Loch Sport. The funding of such a development with public money could be justified on the basis of its flow-on benefits to Loch Sport, the Shire of Wellington as a whole and the Gippsland Lakes area. This obviously must be consistent with the future plans for the development and sustainability of Loch Sport and boating in the region, which are issues outside of the scope of this study.

There would need to be a thorough Environmental Impact Assessment undertaken of the safe harbour/marina as part of the planning process. Environmental issues that may need to be investigated include, impacts on coastal processes and erosion, impacts on sea grasses, the lake bed and water flow, and aquatic ecosystems.

The development of a safe harbour/marina in Loch Sport has the potential to have a positive social/cultural impact on the town and local community through increased activity and recreational opportunities. A functioning marina with support infrastructure and services, will provide a focus for boating and other activity within the community.


9.1 Recommendations

5. The management model for a marina at Loch Sport should reflect a strong

community engagement approach and should include where possible opportunities for involvement of community groups and local small business operators.

6. The foreshore area along Lake Street adjacent to the identified commercial area is the preferred location for a safe harbour/marina in Loch Sport, provided the town center is further developed.

7. Two options are considered to be potentially viable, the development of a wave screen and 100 berth marina on the eastern side of the Loch Sport Boat Club area, and the development of a wave screen and 100 berth marina adjacent to the Lake St commercial area.

8. The development of a safe harbour/marina at Loch Sport does not appear to be economically feasible at this stage, however the development of a safe harbour/marina would increase boating safety in the area and could be a major advantage to the expansion of tourism and boating activity and the further development of the town of Loch Sport.


Appendix 1

Existing conditions


Appendix 2 Options Explored


Appendix 3 Estimated Cost of Options Option 1 Professional fees $100,000 Wave Screen $900,000 Groyne $300,000 Excavation and dredging $200,000 Miscellaneous costs $75,000 Contingencies $150,000 Marina (84 boats) $840,000 Loch Sport Boat Club Jetty $250,000 Total Project Cost $2,815,000 Option 2 Professional fees $100,000 Wave Attenuator $1,200,000 Wave Screen $500,000 Rock Groyne $630,000 Excavation and dredging $66,000 Miscellaneous $75,000 Contingencies $150,000 Marina (100 boats) $1,000,000 Total Project Cost $3,721,000 Option 3 Professional fees $100,000 Wave Attenuator $720,000 Groyne $1500,000 Existing jetty $108,000 Miscellaneous $50,000 Fix Jetty $150,000 Excavation and dredging $100,000 Contingencies $150,000 Marina extensions (60 boats) $600,000 Total Project Cost $2,128,000


Option 4 Professional fees $100,000 Prepare and clear site $67,000 Rock Groynes $250,000 Wave Screen $450,000 Dredge Channel $81,000 Sea Wall $600,000 Excavation and dredging $1,340,000 Miscellaneous $75,000 Contingencies $150,000 Marina extensions (84 boats) $840,000 Total Project Cost $3,953,000

Option 5 Professional fees $100,000 Wave Attenuator $1,200,000 Rock Groyne $800,000 Excavation and dredging $115,000 Infrastructure & services $75,000 Miscellaneous $75,000 Contingencies $150,000 Marina (100 boats) $1,000,000 Boat Ramp $100,000 Total Project Cost $3,615,000


Appendix 4 Income Projections – Options 2 and 5


Appendix 5

References Crossco Engineering and Environmental Consultants, Jennifer Jones Planning Consultants, Landsmith, Shearwater Environmental Management (2002) Integrated Coastal Planning for Gippsland – Coastal Action Plan Engineers Australia (2004) Coastal Engineering Guidelines for working with the Australian coast in an ecologically sustainable way. The National Committee on Coastal and Ocean Engineering. Gippsland Ports (2005) Environmental Management Plan for East Gippsland Ports of Gippsland Lakes, Snowy River and Mallacoota, Draft 3 Gippsland Ports (2005) Safety Management Plan for East Gippsland Ports of Gippsland Lakes, Snowy River and Mallacoota, Draft 3 Loch Sport Boat Club Safe Boat Harbour Committee (2004) A Safe Boat Harbour for Loch Sport Meinhardt Infrastructure & Environment (2006) Loch Sport Urban Design Framework, Coastal Towns Design Framework Natural Resources and Environment (2000) Loch Sport Lake Victoria Foreshore Management Plan Shearwater Environmental Management (1998) Loch Sport Foreshore Coast Erosion Management Strategy Vantree Pty Ltd in association with Shearwater Environmental Management (2002) Victorian Coastal Council (2002) Victorian Coastal Strategy

Loch Sport Safe Harbour/Marina Feasibility Study · 2019-02-22 · In the last 20 years, Loch Sport...

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