Jemmy's Point Lookout Stage 2 - BID Inc's opinion

Only days remain for the community to provide feedback to the Shire on the planned projects at Jemmy's Point.

Here are the thoughts of BID Inc. please consider, don't let this opportunity pass us by.

BIDI believes EGSC has taken a long time to put forward any project proposal for the “top” of Jemmy’s Point (JP) and welcomes the idea of its development. However, BIDI sees the JP site as PRIME REAL ESTATE, the best in Lakes Entrance, for an exceptional and much needed tourist/visitor attraction to the region. In BIDI’s opinion any development of this site should be COMMERCIAL and complement the Bullock Island (BI) project!

Bullock Island Development Inc. (BIDI) stresses that BIDI is not about conflict, but has three goals;

·        Influence the project coordinators to get the BEST outcomes for Lakes Entrance and East Gippsland,

·        The outcomes ensure maximum long-term employment opportunities for Lakes Entrance and East Gippsland,

·        Ensure maximum return on the monies/capital expended (don’t waste taxpayers’ “hard earned”).

BIDI would argue that the proposed JP project is not commensurate with the site’ perspectivity for and its commercial potential as a significant value “adder” to the visitor economy of Lakes Entrance.

The proposed project is second rate and a poor concept for; job creation, as a visitor attraction or part of a long-term programme to revitalise Lakes Entrance and East Gippsland. The planned development links Stage 1 (Hotel Rd.) to the better site by a footpath that crosses Australia’s main coastal highway! Safety of pedestrians/ visitors is a concern not addressed adequately! 

BIDI further believes this JP project has been compromised with the over spend on Stage 1 (which is grossly delayed and apparently over budget) at Hotel Road!

BIDI is prepared to present alternative ideas by simply investigating other “lookout” projects completed elsewhere in Australia, at similar cliff top constructions eg. See Kilbarry Skywalk in WA, “that could fit the bill”!

BIDI also believes that the real benefit for the economy is locked in the visitor attraction potential, by adding a composite multifunction centre that would create:

·       a superb viewing site.

·       Café/Restaurant/Toilet Facility.

·       A community asset that could accommodate exhibitions, conferences, concerts and a heritage/discovery focus!

·       long term economic benefits for Lakes Entrance (all year jobs, increased tourist visits and increased prosperity) and East Gippsland.

BIDI does not want to reinvent the wheel (engineering and design plans for these ideas exist) saving significantly on time, expenses and budgets! BIDI does seek to develop a long-term commercial concept on JP that will benefit the whole region. The concept could/should target specific markets from where repeat visitation can be expected, especially markets such as “conferences” and the prospective education market by simply linking exhibits to the secondary school curriculum!

Both the Conference and Education markets can produce “all year round” visitors. These potential markets, for East Gippsland, are not in the sights of Destination Gippsland, but are very badly needed by our community to extend the visitor “high” season. Visionary long-term solutions to benefit the whole region need calculated risk taking!!!! The region has so much to offer. Bidi offers its research on “cliff top” buildings that would be suitable designs for the MULTIFUNCTION CENTRE! We repeat the quote:

“Build it and they will come!!!  (MONA Tasmania).

A critical question BIDI asks of EGSC is: What is the budget for Stage 2? 

The Bullock Island Stage 1 development has no commercial orientated focus. It is planned very much as a “parkland” open space. Lakes Entrance and the Shire needs an economic plan and focus to revitalise region!

BIDI’s approach to the JP (Stage 2) project, is to examine and research alternative “better” options for a visitor attraction with a strong long-term employment focus and will attempt to influence the community to reject sub-standard developments at prime locations.

A cursory examination or summary of BIDI’s thoughts, presented in economic terms and benefits, would be:

·        A conservative figure of 20,000 new visitors annually. Arguing that 60% of these “new visitors” would stay overnight and expend an average $250 pp. then revenues would increase by around $1.8 million. The balance (40%) would only spend say $100 pp. bringing a further $0.8 million.

 

·        In total that represents $2.5 million in new revenue for the town! But, add to this the additional and long-term employment that would eventuate and see that increased revenue circulating in the regional economy! BIDI would guesstimate between 15 and 25 new full time and up to 50 part-time/casual jobs can be created by this combined development.

 

·        Expending say $25 million capital on the development to create a $2.5 m. pa revenue stream and allowing for a gradual increase in visitor numbers to

20,000 would mean the cost is paid off in around 10 years. Also included should be the short-term benefits of say 12 months construction, the expenditure of the workers would add to these outcomes!

 

Lakes Entrance and its surrounds has so much history to tell, its people, its industries, the Gippsland Lakes ecology and indeed its very being. These are stories need to be told and we have an opportunity to do it through this development, please don’t allow Lakes Entrance and East Gippsland to “miss this boat”.