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Socio-Economic Impact Assessment Report

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CONFIDENTIAL: Apollo Bay Resort Socio-Economic Impact Assessment CONTENTS EXECUTIVE SUMMARY ..................................................................................... Page 3 1. INTRODUCTION ................................................................................................. Page 7 1.1 Location and Site ...................................................................................... Page 7 1.2 Scope .......................................................................................................... Page 7 2. LOCAL TOURISM AND ECONOMIC STRUCTURE ................................... Page 9 3. DEMOGRAPHIC AND SOCIAL PROFILE ..................................................... Page 8 4. APOLLO BAY RESORT FACILITIES AND ARRANGEMENTS ................ Page 18 4.1 Construction Phase .................................................................................. Page 18 4.2 Operations ................................................................................................ Page 18 24/04/18/VR873/WS/V3 ACN 002 332 176 Page 2 CONFIDENTIAL: Apollo Bay Resort Socio-Economic Impact Assessment This document presents results from an assessment of expected economic contribution and identifiable social impacts from a proposed Apollo Bay Resort development at 275 Barham River Road, near Apollo Bay. Calculations in this report deal with ‘economic contribution’ generated by financial flows added to the Apollo Bay District (Otway SA2) regional economy by the direct and ancillary activities of the proposed Apollo Bay Resort. Social impacts have been quantified and discussed to the extent possible from available sources of information, and are limited to jobs, population, housing and households, health services, and retail/commercial activities. 1 Based on the ABS 2017 Business Register 2 Estimated from Australian Bureau of Statistics 2015-2016 Tourist Accommodation data for tourist establishments, including hotels and resorts (with 15 or more rooms), motels, private hotels and guest houses (with 15 or more rooms), and serviced apartments (with 15 or more units). 24/04/18/VR873/WS/V3 ACN 002 332 176 Page 3 CONFIDENTIAL: Apollo Bay Resort Socio-Economic Impact Assessment 3 Australian Bureau of Statistics 2015-2016 Tourist Accommodation data for tourist establishments. 4 The Otway SA2 is the Otway Statistical Area Level 2, defined by the Australian Standard Geographic System (ASGS), used as representative of the Apollo Bay district. 5 The Victorian Western Tourism Region includes the following districts (SA2s): Lorne-Anglesea, Torquay, Portland, Camperdown, Colac, Corangamite-South, Moyne-West, Otway, Warrnambool-North, Warrnambool-South. 6 Tourism Research Australia LGA Profiles 2016 24/04/18/VR873/WS/V3 ACN 002 332 176 Page 4 CONFIDENTIAL: Apollo Bay Resort Socio-Economic Impact Assessment Development of the proposed Apollo Bay Resort would impact on the pace of life in the Apollo Bay district. For some residents this impact will be considered beneficial; slowing the district’s population decline, increasing the availability of health services, adding to the range of commercial and personal services, offering new job and/or contracting opportunities, and facilitating greater volumes of traffic and activity. For others, these impacts would add real or perceived undesirable lifestyle changes. Bringing new levels of visitation and new residents is an inescapable outcome from the proposed Resort development, and there will be existing residents for whom this is detrimental to their existing way of life. a spectacular coastline, clear surf beaches, rainforests, the Great Ocean Walk, Cape Otway National Park, Cape Otway Lighthouse, the ‘Otway Fly’ and a town environment which combines country lifestyles with resort attractions and activities. Apollo Bay township alone has 48 commercial tourist accommodation enterprises although, other than the caravan parks, most are quite small, with only 9 offering more than 15 rooms. The Great Ocean Road is one of Australia’s best-known tourism destinations but is also known as a destination with relatively ‘low yield’ in terms of the length of stay and tourism expenditure in the region. The proposed Apollo Bay Resort is an accommodation and tourist service enterprise which would, in part7, help to increase tourism yield in the region. The proposed Apollo Bay Resort would be geared to new visitors, at the higher-spending spectrum of the tourism market, not competing directly across all tourism segments. Some competition for accommodation and food service custom, with existing businesses, is inevitable. Whether this will threaten the viability of any specific operator is unknown. The Resort’s proposed alliances, referral network, and commitment to local suppliers, has been explicitly designed to support, rather than compete with, existing local commercial operators. 7 The ‘low yield’ in the region is strongly influenced by international coach visitation, with many coaches making return daytrips only. Low yield is not just a function of the quality and availability of accommodation. It also stems from the range of activities and attractions available. 8 Apollo Bay ‘State Suburb’ 9 Apollo Bay District or Colac SA2 10 2006 to 2016 11 Victoria in Future, 2016 12 The Victoria in Future Small Area (VIFSA) of Apollo Bay-Gellibrand District is used as a comparable area with Otway SA2 for projections data only. VIFSA’s differ slightly from SA2’s, and the VIF 2016 projections were prepared prior to release of ABS 2016 Census results. In the case of Otway SA2 and VIFSA Apollo Bay-Gellibrand there is a close correlation, and projection assumptions (births, deaths and migration) are considered applicable. 24/04/18/VR873/WS/V3 ACN 002 332 176 Page 5 CONFIDENTIAL: Apollo Bay Resort Socio-Economic Impact Assessment 2016 2031 (without 2031 (with Apollo Bay Apollo Bay Resort) Resort) Jobs 1,603 1,204 1,516 Working Population 2,697 2,026 2,551 Total Resident Population 3,429 2,904 3,243 13 Victoria in Future 2016. The Victoria in Future Small Area (VIFSA) of Apollo Bay-Gellibrand District is used as a comparable area with Otway SA2 for projections data only. VIFSA’s differ slightly from SA2’s, and the VIF 2016 projections were prepared prior to release of ABS 2016 Census results. In the case of Otway SA2 and VIFSA Apollo Bay-Gellibrand there is a close correlation, and projection assumptions (births, deaths and migration) are considered applicable. 24/04/18/VR873/WS/V3 ACN 002 332 176 Page 6 CONFIDENTIAL: Apollo Bay Resort Socio-Economic Impact Assessment 1.1 LOCATION AND SITE This document presents results from a brief assessment of expected economic contribution and social impacts from a proposed Apollo Bay Resort development at 275 Barham River Road, near Apollo Bay. The site consists of two titles over 104.6 hectares, located 3.6 km south west of the town of Apollo Bay. It is within a Rural Activity Zone (RAZ), one of few sites along the Great Ocean Road which are suitably zoned to support such a development as that proposed. Two existing houses and an operational Function Reception Centre currently occupy the site. The Architectural Design Report for the concept design of Apollo Bay Resort notes that the design “encapsulates a strong connection to Apollo Bay itself and its past history, but also attempts to build a strong future heritage for Colac Otway Shire via high quality architecture, landscape and engineering design”. Further, the design attempts to “create a project that preserves, enhances and features all of the natural aspects of the location, emphasising the uniqueness of the land, sea and sky- highlighting the visual features of the Otway Ranges, Bass Straight and our Southern Skies." The design of buildings has been chosen to follow landscape contours and to step down the slope in a manner “akin to a European hill village”. A key aspect of the development is inclusion of facilities within the Wellness Centre component which provide access to the broader community. The site and the development will primarily be visible from the Barham River Road leading to the site. Additional views of the development will be possible from limited vantage points from residential properties on the periphery of Apollo Bay and Marengo, and from a short section of the Great Ocean Road. The Architectural Design Report suggests the development will have “a negligible impact on the visual amenity of viewers. The building's siting and the location of the development almost a kilometre from the nearest public view, and more than 2 kilometres from the nearest built up residential area, make the impact virtually nil. The building is sited away from the high ridge line to the southern end of the site, and obscured from view in most directions by existing topography and vegetation. The development's impact is reduced due to distance from potential viewers and limited by height, bulk and scale. Selection of non-reflective cladding materials further reduces the potential visual impact of the building on the visual amenity of viewers. The assessment in this report deals with ‘economic contribution’ generated by the financial flows added to the Apollo Bay District (Otway SA2) regional economy by the direct and ancillary expenditure created by the activities of the proposed Apollo Bay Resort. The measurement of economic contribution of the Apollo Bay Resort reveals the economic significance of the venture relative to other local businesses and organisations but some of the contribution could be substituted
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