Central Coast Strategic Tourism Planning · PDF fileCentral Coast Strategic Tourism Planning Study ... The objective of the Central Coast Strategic Tourism Planning Study ... 1 The

MacroPlan Australia Setting New Standards

Central Coast Strategic Tourism Planning Study

PREPARED FOR SHIRE OF DANDARAGAN, WITH AND ON BEHALF OF THE SURROUNDING SHIRES MACROPLAN AUSTRALIA PTY LTD SYDNEY |MELBOURNE |BRISBANE | PERTH | CANBERRA

Setting New Standards

FINAL REPORT SEPTEMBER 2008

MacroPlan Australia


Disclaimer

© MacroPlan Australia Pty Ltd All Rights Reserved. No part of this document may be reproduced, transmitted, stored in a retrieval system, or translated into any language in any form by any means without the written permission of MacroPlan Australia Pty Ltd. Intellectual Property Rights All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of MacroPlan Australia Pty Ltd and may not be used or disclosed to any party without the written permission of MacroPlan Australia Pty Ltd.

PROJECT DIRECTOR Gary Prattley (Director Government Affairs) SYDNEY

Contact Information

SYDNEY Suite 1002 Level 10, 45 Clarence St Sydney NSW 2000 T 61 2 9299 8988 F 61 2 9299 5664 MELBOURNE Level 4, 356 Collins Street Melbourne, Vic. 3000 t. 03 9600 0500 f. 03 9600 1477 BRISBANE Level 2, 371 Queen Street, Brisbane QLD 4000 t. 07 3100 1314 PERTH Suite 5 Level 2, 28 Ord Street West Perth WA 6005 T 61 8 9321 8004 F 61 8 9324 2006 e. [email protected] w. www.macroplan.com.au

+ This document has been reviewed by the National Planning Director, MacroPlan Australia. This document is for discussion purposes only unless signed and dated by the person(s) identified.

Signed+

…………………………………….……. Dated

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REPORT CONTACT Bart Boelen [Chief Operating Officer] PERTH Satwant Calais [Managing Director Calais Consultants] SYDNEY Adam Weinberg [Planning Consultant] SYDNEY

Shire of Dandaragan Page 1 of 114


Contents

1 Executive Summary -------------------------------------------------------------------------------------- 5

2 Overview ---------------------------------------------------------------------------------------------------- 7

3 Introduction ------------------------------------------------------------------------------------------------ 9

3.1 Objectives ------------------------------------------------------------------------------------------- 9 3.2 Study Area Description --------------------------------------------------------------------------- 9

3.2.1 Gingin Coast ---------------------------------------------------------------------------------- 10 3.2.2 Coral Coast ----------------------------------------------------------------------------------- 11 3.2.3 Coastal Interior ------------------------------------------------------------------------------- 13

4 Review of Local and Regional Planning Frameworks ------------------------------------------- 15

4.1 WAPC State Planning Policies ---------------------------------------------------------------- 15 4.2 Local Strategies and Plans -------------------------------------------------------------------- 16 4.3 Local Town Planning Schemes --------------------------------------------------------------- 20 4.4 Tourism WA Policies, Guidelines, Strategies and Reports ----------------------------- 21 4.5 Other Relevant Reports------------------------------------------------------------------------- 24

5 Tourism Profile and Attributes of the Region ------------------------------------------------------ 27

5.1 Regional Overview ------------------------------------------------------------------------------- 27 5.2 Tourist Profile ------------------------------------------------------------------------------------- 27

5.2.1 Day Trips --------------------------------------------------------------------------------------- 28 5.2.2 Overnight Visits ------------------------------------------------------------------------------- 31 5.2.3 International Overnight Visitors ------------------------------------------------------------ 34 5.2.4 Visitor Characteristics ----------------------------------------------------------------------- 37

5.3 Tourist Accommodation ------------------------------------------------------------------------ 38 5.3.1 Existing Accommodation Supply --------------------------------------------------------- 38 5.3.2 Occupancy Rates --------------------------------------------------------------------------- 39 5.3.3 Future Accommodation Supply ----------------------------------------------------------- 41 5.3.4 Future Accommodation Needs ----------------------------------------------------------- 42 1.1.1 From Wikipedia, the free encyclopedia ------------------------------------------------- 42 5.3.5 Future Accommodation Demand -------------------------------------------------------- 44

5.4 Tourism Products and Experiences --------------------------------------------------------- 45 5.5 Tourist Routes/Operators ---------------------------------------------------------------------- 46 5.6 Competitive Advantages to Other Coastal Regions ------------------------------------- 47 5.7 Infrastructure Services -------------------------------------------------------------------------- 47

5.7.1 Assessment of Transport Infrastructure ------------------------------------------------- 47 5.7.2 Future Public Works Programs ------------------------------------------------------------ 48

5.8 Future Demand and Supply of Tourism ---------------------------------------------------- 48 5.8.1 Population Forecasts ------------------------------------------------------------------------ 48 5.8.2 Projection of Overnight Visitor Numbers ------------------------------------------------ 49 International Visitors ---------------------------------------------------------------------------------- 50

5.9 SWOT Analysis ----------------------------------------------------------------------------------- 54

6 Strategic Development Issues ----------------------------------------------------------------------- 55

6.1 Destinational Lifecycle Analysis -------------------------------------------------------------- 55 6.2 Indian Ocean Drive ------------------------------------------------------------------------------ 57 6.3 National Parks and Marine Park -------------------------------------------------------------- 59

6.3.1 Nambung National Park -------------------------------------------------------------------- 59 6.3.2 Jurien Bay Marine Park --------------------------------------------------------------------- 61 6.3.3 Fishing and boating ------------------------------------------------------------------------- 61 6.3.4 Marine Eco Tours ---------------------------------------------------------------------------- 61

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6.3.5 Indigenous Product ------------------------------------------------------------------------- 62 6.4 Planning Environment -------------------------------------------------------------------------- 62

6.4.1 Residential and/or Tourism Development ---------------------------------------------- 62 6.4.2 Local Planning Requirements ------------------------------------------------------------- 63 6.4.3 The Importance of Critical Mass ---------------------------------------------------------- 64 6.4.4 The Importance of Design Guidelines -------------------------------------------------- 65 6.4.5 Other Niche Tourism Opportunities ------------------------------------------------------ 65

6.5 Infrastructure Services -------------------------------------------------------------------------- 66 6.5.1 Water and Sewerage ------------------------------------------------------------------------ 66 6.5.2 Signage ---------------------------------------------------------------------------------------- 66 6.5.3 Communications ----------------------------------------------------------------------------- 66 6.5.4 Service Industries ---------------------------------------------------------------------------- 67

7 Shire Based Tourism Development Options ------------------------------------------------------ 68

7.1 Strategic Sites ------------------------------------------------------------------------------------ 68 7.2 Factors Which Influence Investment in Tourism ------------------------------------------ 68 7.3 Tourism Development Opportunities in each Shire -------------------------------------- 70

7.3.1 Strategic Development Locations in the Gingin Shire ------------------------------- 72 7.3.2 Strategic Development Locations in the Dandaragan Shire ------------------------ 76 7.3.3 Strategic Development Locations in the Coorow and Carnamah Shires -------- 82 7.3.4 Strategic Development Locations in the Irwin Shire ---------------------------------- 83

7.4 Caravan Park Site Selection ------------------------------------------------------------------- 84 7.5 Destinational Hierarchy ------------------------------------------------------------------------- 87

8 Development of a Regional Tourism Vision ------------------------------------------------------- 88

9 Recommendations ------------------------------------------------------------------------------------- 90

Figures Figure 1. Study Area ................................................................................................................... 10 Figure 2. Number of Day Trips ................................................................................................... 28 Figure 3. Purpose of Day Trip (average Jun1999-Jun2007) ...................................................... 29 Figure 4. Day Trip Activities ........................................................................................................ 30 Figure 5. Day Trip Age (,000) ..................................................................................................... 30 Figure 6. Income ......................................................................................................................... 30 Figure 7. Number of Overnight Visitors ...................................................................................... 31 Figure 8. Purpose of Overnight Visit ........................................................................................... 32 Figure 9. Primary Mode of Transport (average Jun1999-Jun2007) ........................................... 32 Figure 10. Accommodation Type ................................................................................................. 33 Figure 11. Overnight Visit Activities .............................................................................................. 33 Figure 12. Overnight Visitor Age (,000) ........................................................................................ 34 Figure 13. Income ......................................................................................................................... 34 Figure 14. Number of International Visitors .................................................................................. 35 Figure 15. Purpose of International Visit ....................................................................................... 35 Figure 16. International Visitor Activities ....................................................................................... 36 Figure 17. International Visitor Origin............................................................................................ 37 Figure 18. International Visitor Age ............................................................................................... 37 Figure 19. Room Occupancy Rates – Central Coast Region ...................................................... 39 Figure 20. Number of establishments 2004-2007 ........................................................................ 39 Figure 21. Number of bed spaces 2004-2007 ............................................................................. 40 Figure 22. Takings per night occupied 2004-2007 ...................................................................... 40 Figure 23. Number of guest rooms 2004-2007 ............................................................................ 41 Figure 24. Population growth 2006 to 2031 ................................................................................. 49 Figure 25. Forecast- International visitors 2006 to 2023 .............................................................. 50 Figure 26. Forecast- Domestic Figures 2006 to 2023 .................................................................. 52



Figure 27. Central Coast and destinational development ............................................................ 56 Figure 28. Indian Ocean Drive ...................................................................................................... 58 Figure 29. Tavern site, Lancelin .................................................................................................... 72 Figure 30. Caravan Park site on Hopkins Street, Lancelin ........................................................... 73 Figure 31. Caravan Park site on Bootoo Street, Lancelin ............................................................ 74 Figure 32. Marina site on Oceanic Way, Jurien Bay .................................................................... 76 Figure 33. North head site ............................................................................................................ 77 Figure 34. Ardross estates – Beachridge Estates, Jurien Bay ..................................................... 78 Figure 35. Jurien Bay Caravan Park site ...................................................................................... 79 Figure 36. Pinnacles ecotourism site............................................................................................ 80 Figure 37. Cervantes Keys site ..................................................................................................... 81 Figure 38. Bradey Road Site, Dongara ........................................................................................ 84 Figure 39. Investigation Sites in Dongara/Port Denison .............................................................. 86 Figure 40. Investigation Sites in Jurien Bay .................................................................................. 86 Figure 41. Investigation Sites in Lancelin ..................................................................................... 87

Tables Table 1. Tourist accommodation within the Central Coast Region ............................................ 38 Table 2. Existing accommodation product mix ........................................................................... 44 Table 3. Tourism products within Central Coast Region ............................................................ 45 Table 4. DPI population projections ............................................................................................ 48 Table 5. Forecast – International Visitors 2006 to 2023 .............................................................. 51 Table 6. Forecast- Domestic Figures 2006 to 2023 .................................................................... 52

Appendices

Attachment A - Commercial Tour Operators

Attachment B – Stakeholder List

Attachment C – Notes from meetings with Stakeholders

Attachment D – Principles of Tourism Product Excellence

Attachment E – Planning Bulletin 83

Attachment F – Lot 2490 Nambung National Park

Attachment G – Ardross Group Land Holdings

Attachment H – North Head Structure Plan

Attachment I – Cervantes Keys Concept Plan



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THE CRITICAL ISSUES IN TOURISM ACCOMMODATION PROJECTS ARE THE OVERALL DESIGN; AMBIENCE; AND MANAGEMENT REGIME, RATHER THAN THE OWNERSHIP PROFILE.

THE SUCCESS OF ANY TOURIST DESTINATION IS DEPENDENT ON THE CAPACITY OF THE DESTINATION TO PROVIDE A CRITICAL MASS OF PRODUCTS AND SERVICES.




1 Executive Summary

The objective of the Central Coast Strategic Tourism Planning Study (CCSTPS) is to create a tourism planning strategy that will identify and promote tourism investment within the Central Coast region.

The tourism industry, like any other industry seeks consumer demand for its products in a competitive marketplace. Tourism products compete with discretionary spending alternatives such as electronic consumer goods or sports and leisure equipment, but most importantly tourism products compete with other tourism products and destinations. Consequently, investment in tourism products is also highly competitive with many opportunities for investors of all types to place their venture capital.

There are four key principles that underpin successful tourism development: Uniqueness, Authenticity, Marketability and Controls, and these are detailed in “Principles of Tourism Product Excellence” (Attachment D):

Uniqueness

TheExperience

Authenticity

Controls Marketability

The Central Coast has the first two elements - uniqueness and authenticity - in natural abundance.

While it can be argued that the controls necessary to ensure sustainable tourism development are in place, it is the contention of this report that the market profile of the Central Coast is not sufficient to attract significant investment in tourism product at this time.

Although the concept of the Five A’s of tourism1 has been around for a long time, it remains a valid consideration in the planning and design of a tourism product or destination such as the Central Coast of Western Australia.

While MacroPlan would like to be able to identify one issue or opportunity, which if addressed would open the floodgates of tourism investment and development on the Central Coast, the truth is that the essential requirements for successful tourism destination development remain:

Attractions: natural, scenic, cultural or man-made attractions including activities.

Access: any prospective visitor can get to the destination.

1 The “5 A’s” of Tourism Destination Development, Steve Crawford, 2001



Accommodation: basic camping & backpacking through to motels/apartments to resorts.

Amenities: provision of public toilets, signage, telecommunications shopping, and public services such as police & ambulance

Awareness: the market is aware of the benefits of the destination.

For the Central Coast, at this time, awareness is the most important of the Five A’s. Without awareness and a market profile, tourism investment will not eventuate, even with all the other conditions present.

Along with market profile the most significant issue which needs addressing is integrated long term planning, through;

1. Preparation of a comprehensive regional plan to provide planning certainty;

2. Programmed infrastructure roll out; and

3. The orderly release of residential, commercial and industrial land.

Long term planning certainty is lacking on the Central Coast and this together with a lack of hard and soft infrastructure continues to hamper the investment in and the development of a sustainable tourism industry on the Central Coast of Western Australia.

The State Government, through central agencies such as the Department for Planning and Infrastructure, Main Roads WA, Treasury and Finance and LandCorp, need to support regional agencies to commit to the development of the region.

A review of the Central Coast Planning Study and a commitment to program funding for implementing its recommendations are the key strategic requirements for tourism to progress on the Central Coast.

Conclusion

The strategies the CCSTPS recommend to take tourism investment forward on the Central Coast are:

Encourage the development of sustainable world class tourists attractions and products that celebrate the natural values of the region;

Attract accommodation investments that meet market demand at identified strategic nodes;

Increase visitation to primary destinations in the region;

Ensure that the visitor experience delivered within the region is world class;

Integrate and coordinate the delivery of social and physical infrastructure across local government boundaries to underpin the private sector investment in tourism in the region;

Ensure that the strategic and statutory planning frameworks identify and protect significant tourist sites and facilitate the development of a range of tourism products in key strategic nodes.

The tactical and operational actions required to implement these strategies are detailed in the body of the report.



2 Overview

The primary goals of the CCSTPS are to:

Promote tourism investment within the Central Coast Region;

Review the applicable planning policies; and

Identify product development opportunities.

Even for investors with the appetite for the risk/reward offered by investment in tourism products, it is a highly competitive market, with many tourism locations competing for investors to place their venture capital.

Of the four key principles that underpin successful tourism development, the Central Coast has the first two elements in abundance– uniqueness and authenticity.

From the 5 “A’s” – Attraction, Access, Accommodation, Amenities and Awareness – the most important “A” at this stage of the Central Coast Region’s development is Awareness. Without awareness and a market profile, tourism investment will not eventuate, even with all the other conditions present.

The next most significant issue which needs addressing is planning certainty through:

A comprehensive regional plan;

Programmed infrastructure rollout; and

The orderly release of residential, commercial and industrial land.

Options

There are two approaches which can be undertaken with respect to developing a tourism strategy for the Central Coast Region:

1. Identify a ‘shopping list’ of investment opportunities/sites and take them to market – providing the silver bullet; and

2. Establish strategic development parameters which focus on strengths and attributes of region and minimise the weaknesses of the region.

Issues Relating to Investment in Tourism

The following identifies the factors which encourage and impede investment in tourism:

Factors which encourage investment in tourism Factors which impede investment in tourism Speedy approval process Insufficient market information and size of market Market profile of destination Quality of destinational and leisure experiences Access to region Restrictive planning policies Achieved yield per available room Poor design elements of proposed developments Debt/equity ratios Infrastructure provisions Interest rate Relative size of investment market Income guarantees by operators Lack of liquidity Opportunities for capital gain Market sentiment Speedy approval process Future demand



Market profile of destination Revenue or capital gains too low Access to region Risk profile is too high. Achieved yield per available room Debt/equity ratios Interest rates Income guarantees by operators

Current Situation

On current estimates there are approx 300 hotel/resort rooms and 113 self catering units on the drawing board in the Central Coast region. In 2006, the room occupancy rate was 59% which indicates there is capacity.

Developers are reluctant to progress beyond concept/planning approvals because of:

Uncertainty of IOD ( now resolved);

Uncertainty of market trends;

Planning approvals - tourism or residential;

Competition;

Lack of associated products/experiences;

Infrastructure costs; and

Market Profile.

Preferred Option

The following is the preferred option which forms the basis of the CCSTPS:

Establish strategic development parameters which focus on strengths and attributes of region and minimise the weaknesses of the region.

Getting the fundamental building blocks in position that will encourage current developers to commence their developments and new investors to investigate new opportunities.



3 Introduction

The following section outlines the study objectives and describes the study area of the Central Coast Region.

3.1 Objectives

The objective of the Central Coast Strategic Tourism Planning Study (CCSTPS) is to create a tourism planning study that will best identify and promote tourism investment within the Central Coast region.

With improved accessibility to the region through the construction of the Indian Ocean Drive, there is an expectation that the Central Coast will experience increased tourist visitation. In order to effectively plan for public facilities and tourism development in the future, an understanding of the nature of the region’s tourism industry is needed.

As such, the CCSTPS aimed to assist this process by:

Considering the region’s tourism elements;

Formulating a vision and strategy for regional tourism;

Identifying new tourism opportunities and outlining their respective planning and investment processes; and

Understanding the interaction between tourism, local industries and communities.

It should be noted that the CCSTPS is a strategic document that provides broad outcomes and recommendations. Local Shires within the Central Coast Region are encouraged to identify more specific tourism planning outcomes through tourism components in local planning strategies.

3.2 Study Area Description

The study area stretches along the Swan Coastal Plain from Guilderton to Port Denison/Dongara, and extends eastwards to include the interior towns of Eneabba, Badgingarra, Dandaragan and Gingin.



Figure 1. Study Area

3.2.1 Gingin Coast

The study area defines this coastal subregion as stretching from Guilderton to Lancelin.



Guilderton

Guilderton is situated at the mouth of the Moore River, approximately 94km north of Perth, and is the first coastal town site of the study area. Popular activities include fishing and swimming. There are boat ramps on the Moore River and Indian Ocean, a golf course, a popular caravan park and numerous holiday houses available for rent.

The Gravity Discovery Centre can be found between Guilderton and Gingin. It offers unique and stimulating attractions in the form of computer animations, posters, scale models, videos, handouts, diagrams, photographs, sound displays, hands-on displays and nature walks which are all focused on understanding the Universe, cosmology and astrology.

Seabird

Seabird is a small town site located approximately 100km north of Perth. It is a relaxing holiday town, popular for commercial and recreational fishing and known for its safe, clean beaches. There is a tavern and a caravan park.

Ledge Point

Ledge Point is situated approximately 120km north of Perth. The town site was established to service the local fishing industry, which is underpinned by crayfish or Western Rock Lobster. The primary attractions of Ledge Point are fishing, safe swimming and its leisurely lifestyle. Ledge Point is the starting point for the International ‘Ledge to Lancelin Ocean Classic’ Windsurfing Race. Ledge Point offers numerous rental accommodations, a caravan park, and a golf club as well as an off road riding area for motorbikes.

Mid-way between Ledge Point and Seabird is the wreck of the Dutch ship Vergulde Draeck which ran onto the reef in 1656. This has become a popular diving spot.

Lancelin

Lancelin is located 130 km north of Perth. It is a fishing village with a single hotel, a number of caravan sites and numerous holiday accommodations. Activities include fishing, swimming, diving and sail boarding. Lancelin actively promotes itself as one of the finest sail boarding locations in the world and is characterised by beautiful hard white beaches and huge white sand dunes which attract around 100,000 visitors a year to pursue off-road vehicle activities. Lancelin has the largest population of any town in the Shire of Gingin. At least part of this population is due to the lucrative Western Rock Lobster (Crayfish) Fishing industry.

3.2.2 Coral Coast

The study area defines this coastal subregion as stretching from Cervantes to Port Denison/Dongara

Cervantes

Cervantes is a low-key fishing village boasting turquoise waters and beautiful sandy beaches. It is not far from the Pinnacles, a world famous tourist attraction in the Nambung National Park. Hangover Bay and Kangaroo Point provide for excellent fishing opportunities, whilst the sand dunes between Lancelin and Cervantes provide for licensed four wheel driving. The Emu Downs Wind Farm is another attraction, where the massive 48 turbines can be viewed from the car park at Bibby Road, some 30km east of Cervantes. During late winter and spring, the coastal wildflowers come to life in the Nambung National Park.



Jurien Bay

Jurien Bay is situated 256km north of Perth, and offers fishing, windsurfing, boating, surfing and diving activities. The Central Coast Regional Strategy (1996) identifies Jurien Bay as a district centre servicing the study area. The Lesueur National Park is 23km east of Jurien Bay, and is home to over 800 species of native flora. Offshore is the Jurien Bay Marine Park which includes a number of islands and reefs surrounding the bay. Sea Lion viewing tours are available, as well as diving activities in the marine park. The Jurien Bay Marina is home to a rock lobster fleet, lobster receival depots, boat repair facilities and pleasure craft facilities, and also provides for excellent swimming and a boat ramp.

Green Head and Surrounds

Green Head is a small coastal town 252km north of Perth, accessed via the Brand Highway, Bibby Road and the new Indian Ocean Drive. The Central Coast Regional Strategy (1996) identifies this site as a minor local centre. The Green Head town site has a coastline of approximately 6.6km, comprising long sandy beaches at South Bay and Anchorage Bay, separated by the limestone headlands and small sandy coves of Green Head.

The 500m wide coastal zone covers 250 hectares and includes most of the built-up area of Green Head, part of the golf course and areas of recreation reserve around the headland and adjacent beaches. Beaches for swimming can be found at South Bay, Anchorage Bay and in pockets on the headland. However many of these beaches are susceptible to accumulations of seagrass wrack.

Whilst the town supports the multi-million dollar rock lobster industry, it also provides for a relaxed holiday atmosphere, boasting pristine beaches and a laid back lifestyle. Dynamite Bay offers protected swimming, whilst Point Louise and Little Anchorage Bay provide for excellent wind surfing conditions. Snorkelling and diving are also popular in and around Green Head. Other activities include bushwalking in the Lesueur National Park and viewing the wildflowers in the Alexander Morrison National Park.

Leeman and Surrounds

Leeman is a fishing village approximately 300km north of Perth, nominated by The Central Coast Regional Strategy (1996) as a major local centre. The Leeman town site has a coastline of 3.3km, and a 500m coastal zone covers most of the residential area of Leeman. The town site is bounded by the Beekeepers Reserve to the north-east, east and south-east, with Council recreation and Main Roads WA road reserves bordering the north-west and south-west.

Known as a windsurfing Mecca, the town hosts the ‘Screaming Leeman’ tournament each summer. Beagle Island, just north of Leeman, is a breeding colony which is home to the largest population of Sea Lion in WA. Fishing, swimming, surfing and windsurfing are just some of the activities on offer. Leeman also supports a fishing fleet for the western rock lobster during the season from November until June. Stockyard Gully National Park provides for four wheel drive adventures and opportunities to see the Stockyard Gully Caves.

Leeman has few residential or industrial blocks available, and a proposed residential subdivision at the southern end of the town site is awaiting resolution of Native Title issues. An option is for future expansion of the town site north into the Shire of Carnamah. However this option faces constraints relating to the Beekeepers Nature Reserve, vesting of coastal Recreation Reserves, Native Title, agreement between the shires, road reserves, coastal setbacks and salt lakes.



Coolimba and Surrounds

Coolimba is situated west of Eneabba and north of Leeman, and can be accessed opposite the Coolimba-Eneabba Road junction with the Indian Ocean Drive. The settlement of Coolimba occupies only a small fraction of the 900 hectares of the gazetted town site. Having approximately 5.5km of coastline, activities include swimming, snorkelling, fishing, diving, surfing, boating/sailing, sand boarding, four-wheel driving, bushwalking, horse-riding, and viewing the wildflowers and fauna of the area. Coolimba has a jetty (privately owned by commercial fishermen), receival point, fuel tanks, a preserved shack, four leased shacks, and five cray boat moorings. The settlement is accessed by a graded limestone road.

Illawong

The Illawong town site is located 26km north of Leeman, covering approximately 130 hectares with over 1.5km of coastline. The Central Coast Regional Strategy (1996) identifies Illawong as a recreation and tourist node. The majority of land is Crown Reserve for recreation vested in the Shire of Carnamah. It has been determined that the land is not suited for intense residential development, but rather for short stay accommodation. This could be in the form of a caravan park, chalets or camping facilities. As with Coolimba, there is no mainstream service infrastructure such as potable water, electricity or sewerage.

Port Denison/Dongara

Dongara and Port Denison are twin towns, located 360km north of Perth via the Brand Highway or the scenic Indian Ocean Drive. The Irwin River flows between the two towns. Port Denison/Dongara is home to a multimillion-dollar fishing fleet, boasting a marina with three jetties that support the rock lobster and other fishing industries. The Blessing of the Fleet takes place every November, where 40 boats take part and the town hosts festivities. The Dongara Racing Carnival is an annual event which takes place in Easter and attracts tourists from across Western Australia. Dongara also boasts many historic buildings and walking trails, as well as the Silverdale Olive Orchard and Irwin Winery. The Burma Road Nature Reserve near Mingenew provides opportunities to see the wildflower country during season. Port Denison/Dongara has an extensive existing accommodation and services base which supports the tourism industry.

3.2.3 Coastal Interior

The study area defines this subregion as including the main towns within the interior of the Gingin and Coral Coasts.

Eneabba

Eneabba is a sand mining town, located 278 km north from Perth via the Brand Highway. Eneabba is surrounded by some of the most extensive and spectacular wild flower displays anywhere in Western Australia. The town comprises of a small shopping centre and a service station. Eneabba is surrounded by nine national heritage reserves, including the Alexander Morrison National Park, Mount Lesueur Reserve, Beekeepers Reserve, and Lake Indoon Reserve.

Badgingarra

Badgingarra is a small wheat belt town notable for the rich displays of wildflowers. Located 205 km north of Perth on the Brand Highway, Badgingarra is a tiny settlement with no more than 50-60 houses, a roadhouse, a tavern and a caravan park. Wildflowers can be viewed along the nature trails which wind through the National Parks or by visiting Waddi Emu and Wildflower Farm.



Dandaragan

Dandaragan town site is located half way between Perth and Geraldton. Dandaragan is a diverse agricultural based community that includes the farming of sheep and cattle, cropping, and farming of wildflowers, forestry, yabbies, wine and olives. Other attractions include the historic sites of Wolba Wolba, and St Anne’s Church.

Gingin

Located 83 km north of Perth, Gingin is one of the oldest towns in Western Australia. Today it retains much of its antiquity being an absolutely delightful and quaint township with a substantial number of historical buildings, an old pub, and the tree-lined Gingin Brook running through the heart of the settlement. Nestled into the valleys to the north of Perth, it is the ideal distance from the capital for a pleasant day trip to view the wildflowers or to picnic by the Water Wheel in Granville Park.



4 Review of Local and Regional Planning Frameworks

4.1 WAPC State Planning Policies

The following section includes the WAPC State Planning Policies and their relevance to tourism within the Central Coast Region.

State Planning Strategy

Specifically relating to tourism within the Wheatbelt Region (which encompasses the Central Coast), the strategy proposes the following actions:

Promote niche agricultural products, including aquaculture;

Develop marketing strategies for niche high-quality agricultural produce from the region;

Recognise tourism as a legitimate land use compatible with a range of existing land uses and incorporate into future regional planning strategies and town planning schemes;

Promote tourism development in the Central Coast.

Further, the planning strategy supports the development of Jurien Bay as the district centre for the Central Coast region.

Statement of Planning Policy No. 1 – State Planning Framework Policy

This policy identifies that planning should support economic development by providing sites for tourism accommodation and facilities, taking account of their special location and servicing needs.

Statement of Planning Policy No. 2 – Environment and Natural Resources Policy

Under this policy, planning strategies, schemes and decisions must ensure that development on or adjacent to the coast is compatible with its future sustainable use for conservation, recreation and tourism in appropriate areas. Further, natural landscapes within the State should provide opportunities for recreation and tourism.

Statement of Planning Policy No. 2.5 – Agricultural and Rural Land Use Planning

The following provisions and directions apply to tourism development within the Central Coast Region:

• Tourist accommodation associated with farm operations should be located so that it does not jeopardise or diminish the function of the farm. All impacts should be contained on-site.

• The need to foster the economic well-being of rural communities, particularly through economic diversification and value adding, including tourist opportunities.

• Local governments using the General Agriculture Zone should include town planning scheme provisions to allow tourist activities, including farm stay, chalets, and bed and breakfast, where these are complementary uses to agricultural use of the land. Impacts associated with these tourist activities should be contained on-site.



• The need to develop subdivision and development criteria for the identified agricultural, tourist and closer settlement areas.

Statement of Planning Policy No. 2.6 – State Coastal Planning Policy

This policy encourages public foreshore areas and access to these on the coast, and ensures that the use of the coast for tourism is sustainable and located in suitable areas.

Statement of Planning Policy No. 3 – Urban Growth and Settlement

Tourist development within the Central Coast Region must take into account the following policy objectives:

Build on existing communities with established local and regional economies, concentrate investment in the improvement of services and infrastructure and enhance the quality of life in those communities;

Coordinate new development with the efficient, economic and timely provision of infrastructure and services.

Coastal Zone Management Policy for Western Australia 2001

The development of tourism policies and plans for the Central Coast Region should be in consultation with the Coastal Zone Council, which provides advice on coastal policies and plans, and assists with the implementation of these through planning legislation.

4.2 Local Strategies and Plans

The following section includes the local strategies and plans and their relevance to tourism within the Central Coast Region.

The Shire of Carnamah’s Strategic Plan 2005-2010

The tourism aim for the Shire of Carnamah is to promote and develop a sustainable tourism industry. The actions and processes to achieve this aim include:

Prepare and implement a local tourism strategy, focussing on nature-based and cultural tourism;

Explore and develop niche tourism markets such as water skiing at Lake Indoon;

Develop the “Wildflower Country” theme by participating in regional marketing of this brand;

Develop interpretive centre at Bat Cave Cove and coastal development node-based tourist facilities;

Promote Macpherson Homestead as a venue for events designed to attract visitors such as concerts, art and cultural exhibitions;

Include a Tourist Information Centre as part of the proposed development of the old Uniting Church building in Carnamah, staffed by lessee’s of the facility;

Develop the Carnamah Caravan Park to cater for changing demand in the accommodation industry; and



Develop and implement townscape plans for the Carnamah and Eneabba town sites.

The Shire of Gingin Development Strategy 2002-2015

The Shire’s vision for tourism is to encourage a tourism industry that offers a wide range of attractions and is based upon the Shire’s unique environment, particularly the natural attributes of the Moore River and the coastal precinct.

Tourism is viewed as a secondary industry in the Shire of Gingin. Both domestic and international tourism is expected to increase within the Shire of Gingin. Due to its proximity to Perth and its unique aquatic environments (namely the Indian Ocean and the Moore River), it is envisaged that the Shire will continue to receive a large number of visitors.

The advent of the construction of the Lancelin-Cervantes link of Indian Ocean Drive will result in a significant increase in tourist traffic through the Shire. The development of the Gravitational Wave Observatory and the associated Gravity Discovery Centre will ensure tourism growth in this region. Lancelin’s renowned windsurfing (sic) environment, together with its internationally recognised sand dunes, will continue to attract significant numbers of national and international visitors into the Shire.

The increasing utilisation of the Lancelin Off-Road Vehicle Area by off-road vehicle enthusiasts will ensure a vibrant tourism industry well into the future. The provision of goods, services and accommodation for tourists is a labour-intensive industry which will provide both direct and indirect economic and social benefits to the various local communities of interest.

The Shire of Irwin Coastal Development Strategy 2000

The objectives of the development strategy relating to tourism development within the Shire include:

To identify a variety of land uses that promote continued and enhanced use of the coast for commercial, recreational fishing and tourism purposes, and which establish a unique character for nodes of development along the coast;

Identify areas for public use of the foreshore and other areas considered to be suitable for recreational activities and facilities;

Recommend and appropriate design and location of community based facilities, including recreation and commercial fishing facilities, environmental interpretation facilities, signage and trails;

Recommend site layout and land uses that promote efficient use of the coast without compromising the natural and cultural environment, using best practice and innovative design

The strategy identified four key sites for development (within 10 development priorities which are outlined in detail in the report):

Freshwater Point (consolidated as centre for professional fishing industry);

North Cliff and North Knobby Head (will become secondary level of settlement for accommodating fishers and includes overnight stay opportunities);

South Knobby Head (camping and group facilities);

South Cliff Head and Bee Hollow (privately funded small-scale self contained tourist resorts).



Draft Carnamah Coorow Coastal Management Strategy 2006

The Draft Carnamah Coorow Coastal Management Strategy 2006 (CCCMS), which is currently under preparation, comprehensively addresses a broad range of coastal planning and management issues including potential tourism development. The following is a summary of CCCMS recommendations relating to significant tourism development within the region:

Examine the potential for establishment of tourist accommodation and/or campsites at Coolimba;

Examine the longer term potential of Gum Tree Bay for a caravan park and/or camping ground between Coolimba and Bay of Plenty.

Gingin Coast Structure Plan

Specifically relating to tourism, the structure plan identifies that tourism is increasing, with the main activities being farm stays, day visits and eco-tourism. The plan projects tourism and recreation to increase significantly in economic value in future years.

The area south of Moore River has been designated as a recreational and tourist node investigation area. The size of the development is likely to be determined by the viability of such a development but should not provide for more than 500 tourists. A permanent population, likely to be a small proportion of visitor numbers, would only exist as a direct work force to service the facility.

Nambung National Park Management Plan 1998-2008

The Nambung National Park Management Plan 1998-2008 is based on National Parks and Nature Conservation Authority (NPNCA) and Department of Conservation and Land Management (CALM) policies. The main aim of the management plan is to resolve present conflicts, to plan for future needs, and to ensure the Park’s and Reserves’ values are protected and maintained.

The aim of the recreation and tourism component of the management plan is to ‘facilitate recreation and tourism in a manner compatible with conservation and other goals’. The following were proposed relating to tourism and recreational development within the Nambung National Park that are deemed to be of relevance to the CCSTPS:

Only allow guided access amongst the Pinnacles.

A visitor centre is proposed in the Park to meet visitor needs for services and facilities, and to promote and interpret the region’s natural attractions.

After the Government’s Squatter Shack Policy is implemented and the squatter settlements removed, potential exists at the Grey and Wedge sites for multifaceted developments which could include a range of accommodation, food services, day use activities, fishing excursions and other recreational tours and commercial pursuits.

The springs area will be developed as a day use site. Facilities could include gas barbecues, shelters, picnic tables, toilets and a nature study walk.

Subject to the final alignment of the coast road the Crescent Dune site may be developed as a vista and nature study point. Car parking will be provided at the base of the dune with a walk taking visitors to the viewing area. A small interpretive display could provide information for visitors to the site.

Lake Thetis is to be developed as a special interest site. Facilities could include a nature study walk.



The Molah Hill site is to be developed as a vista point.

4WD access will be provided between the northern boundary of the Park and Hangover Bay, sections of the coast between Grey and the southern boundary of Wanagarren Nature Reserve, and Nilgen Nature Reserve. A number of camping sites will also be designated along this area of coast.

Nature study walks are proposed at Lake Thetis, The Springs, the Crescent Dune, Hill River and the Pinnacles.

A coastal walk track will link Cervantes and Grey with a single bush camp between the two destinations. Walks that are related to nature study will be developed at Lake Thetis, The Springs, the Crescent Dune and the Pinnacles. A loop walk could also be developed from Grey.

A number of camping sites are proposed in and around Nilgen, Wedge, Grey and Cervantes.

The above proposals were taken into consideration when determining the actions plans in Section 8 of this report. The action items recommended by the CCSTPS aim to further the development of the Pinnacles as a world class location by promoting and supporting the new interpretative centre at the Pinnacles; review the design of the interpretative centre to allow the provision of quality catering at the Pinnacles; seek funding to install a sound and light show at the Pinnacles or an evening program in the Nambung National Park; medium term accommodation near the Pinnacles.

Further, the CCSTPS supports the proposed camping sites and coastal walks within the management plans. Refer to Section 6.3 of the report for additional information relating to Nambung National Park.

Masterplan for Wedge and Grey 2000

The Masterplan for Wedge and Grey 2000 was prepared by the Department of Conservation and Land Management (CALM) to provide a framework to guide future planning, development and management of recreation and tourism at Wedge and Grey.

Dependent on the implementation of the Government’s Squatter Shack Policy, it is envisaged that Wedge and Grey will provide nature-based recreation and tourism opportunities for day visitors and short-stay holiday makers, catering for a wide range of interests and budgets. The provision of basic amenities and interpretive facilities is recommended for potentially large numbers of visitors seeking access to the beaches.

The CCSTPS, although not including specific recommendations and action plans for Grey and Wedge, supports the implementation of the Government’s Squatter Shack Policy and would view the potential development opportunities, as outlined in the Masterplan for Wedge and Grey, as positive.

Management Plan for Lesueur National Park 1995-2005

The Management Plan for Lesueur National Park 1995-2005 is based on National Parks and Nature Conservation Authority (NPNCA) and Department of Conservation and Land Management (CALM) policies. The main aim of the management plan is to resolve present conflicts, to plan for future needs, and to ensure the Park’s and Reserves’ values are protected and maintained.



The recreational goal for the management plan is to facilitate recreation in a manner compatible with conservation and other goals. Lesueur National Park will be developed and managed to facilitate low-key recreational pursuits, minimum impact activities and facilities. The proposed day use area will be developed as a focal point for day visitors. Facilities will include defined picnic sites, information displays and toilets. The management plan proposed to develop a selection of bushwalking tracks and permits camping within the Natural Environment Zone.

The CCSTPS supports the above action plans and policies of the management plan. Further, the CCSTPS recommends the promotion and packaging of a new wildflower drive to be developed in Lesueur National Park, encouraging overnight stays in Jurien Bay.

4.3 Local Town Planning Schemes

The following section outlines the local planning schemes for the Shires within the Central Coast Region, and whether these schemes accommodate tourist land uses.

Shire of Carnamah Local Planning Scheme No. 1

The scheme does not have a tourism zone but relies upon being able to approve additional use for minor proposals which are secondary to the primary use and special use zone. The rural zone, where appropriate, allows for holiday accommodation and public recreation. The Coastal Policy within the scheme guides development along the coast.

Shire of Coorow Local Planning Scheme No. 2

The scheme does include a tourist zone. The objective of the tourist zone is to provide for tourism development and uses associated with tourism development, including retailing and service facilities where such facilities are an integral part of the development and are of a scale appropriate to the needs of the development.

Shire of Irwin Local Planning Scheme No. 4

The scheme does not have provisions for a tourist zone and most significant tourism operations have either been zoned as a Special Use or are in the Hotel zone.

Shire of Dandaragan Local Planning Scheme No. 7

The scheme does include a tourist zone. The objective of the tourist zone is provide for tourism development and uses associated with tourism development, including retailing and service facilities where such facilities are an integral part of the development and are of a scale appropriate to the needs of the development.

Shire of Gingin Local Planning Scheme No. 8

The scheme includes a tourist zone to contain land for tourist accommodation and associated uses. Tourist accommodation in residential and rural and other zones is encouraged where appropriate. The Residential Policy gives Council discretion to approve small scale tourist accommodation only if considered compatible to surrounding areas. Tourist development is also encouraged in rural areas, where the policy requires that while large-scale development would require rezoning, smaller scale low-impact proposals such as chalets may be permitted. The Scheme also provides for tourist-related activities in the zones.



Draft Shire of Gingin Local Planning Scheme No. 9

An objective of the scheme is to enhance and protect Gingin’s unique physical environment as an asset for sustainable and dynamic tourism opportunities. However the tourist zone has been removed and tourist-associated uses (hotel accommodation, hotel, motel, bed and breakfast, and Caravan Park) are now integrated into other zones (town centre, mixed business, residential, rural living, and general rural) as either permitted uses or at the discretion of Council.

4.4 Tourism WA Policies, Guidelines, Strategies and Reports

The following section outlines Tourism WA Policies, Guidelines, Strategies and Reports which relate to tourism development within the Central Coast Region:

Experience Perth Destination Development Strategy 2007-2017

The Shire of Gingin was included within the LGA’s that make up Experience Perth. Projects listed by Experience Perth for the Shire of Gingin include:

Develop the Gingin backpackers situated in a rural setting on the Brand Highway;

Investigate the feasibility of developing accommodation within close proximity to the Discovery Centre to accommodate school groups and the coach market;

Lancelin Holiday Park: investigate the development of a good quality holiday park. Alternative development sites are being identified through LandCorp and Landbank;

Lancelin tourism planning strategy: funds committed to the development of a Central Coast Planning Strategy;

Inland walk trail;

Preservation of Lancelin sand dunes: lease of mining tenements extended. Lancelin Sand Dune Management Plan completed.

Beach activities along Lancelin’s town beach: Lancelin Foreshore Land Use and Management Plan completed;

Lancelin sand dune ablutions;

Complete Lancelin infill sewerage;

Beach shelters;

Lancelin visitors centre; and

Improve pedestrian access around Lancelin and Shire funding directed to walkway through the Lancelin sand dunes.

Visitor dispersal strategies for the Shire of Gingin include:

Gingin nature based accommodation;

Development of rural experiences;

Gingin dive wreck and walk trails.



Australia’s Coral Coast Destination Development Strategy 2007-2017

The Coral Coast includes the Shires of Carnamah, Dandaragan, Coorow and Irwin. The following is a summary of the main project/strategy descriptions identified in the Australia’s Coral Coast Destination Development Strategy 2007-2017:

Construction of the 66km section of the Indian Ocean Drive between Lancelin and Cervantes;

Initial investigation for the provision of low key wilderness lodge accommodation in close proximity to the Pinnacles revealed that there is limited potential to develop. The reason for this was the inability to find a suitable site;

Jurien Bay Airport has been upgraded to an all weather 24/7 airport;

Encourage the provision of 2.5 to 4.5 star standard low impact self catering accommodation in Cervantes. Accommodation is planned as part of the Cervantes Keys development, and other potential sites are also being investigated;

Create more activities in and around the beach area in Cervantes, as well as an interpretative centre and recreational facilities;

Funding has been secured and development has begun for an interpretative centre at the Pinnacles to enhance visitor experience and promote other tourism opportunities in surrounding DEC lands;

The feasibility of installing night lighting and associated night time activities in Nambung National Park is subject to funding and support from the DEC;

Scoping paper completed for a feasibility study in respect to the Turquoise Coast Visitors Centre;

Ardross Estate Turquoise Coast development will include resort accommodation and caravan parks near Jurien Bay;

Tourist development at North Head will consist of chalets and motel units;

Jurien Bay Marine Resort is currently being developed;

An additional 394 units will be added for short term accommodation;

Investigate creating marine activities for Jurien Bay;

Investigate the provision of a low key wilderness lodge accommodation close to the Lesueur National Park;

Improve the provision of caravan park accommodation in Dongara through the construction of eight self contained units; and

Investigate the construction of a seawater 50m pool in the Port Denison Marina.

The above development options, while laudable, are dependent on external funding through government grants and programs. The document does not however prioritise any of these development options. Further, these development options need to complement and value add to private sector tourism developments.



Submission to State Infrastructure Strategy 2006

In response to the Green Paper, Tourism WA provided a submission to the State Infrastructure Strategy 2006 that is currently under preparation. The following are the main infrastructure priorities identified in Tourism WA’s Submission to State Infrastructure Strategy 2006 which relate to the Central Coast Region:

The completion of the Cervantes to Lancelin link of the Indian Ocean Drive;

Development of additional boat berthing facilities in Jurien Bay and Cervantes; and

Construction of a visitors centre at Cervantes/Pinnacles.

These priorities are currently being addressed. The Cervantes to Lancelin section of the Indian Ocean Drive has received funding for completion, whilst proposals are being developed for Jurien Bay and Cervantes by LandCorp. The visitors centre at the Pinnacles is nearing completion.

Tourism Accommodation Development Register WA 2006

The Tourism Accommodation Development Register is a summary of the information contained in a comprehensive database that is maintained by Tourism WA and tracks the progress of tourism accommodation projects in WA. Refer to Section 5.3.2 for a list of the major current and proposed tourism developments within the Central Coast Region.

Understanding the Caravan Industry in WA Research Report 2007

The report identified an undersupply of Caravan Park accommodation in WA. As such, strategies that can be applied to increase the supply of future caravan park development in the Central Coast Region include:

Making crown land available for caravan park developments on a leasehold basis;

The zoning of the land for use as a caravan park;

Gaining local government and regional development commissions support;

Providing financial support for caravan parks only operating for tourism purposes;

Exploration of nature based caravan parks; and

Incentives could be given to operators to establish more sites.

Strata Titled Tourist Accommodation Developments 2006

There are concerns that strata title tourism establishments may easily be converted, in part or whole, to residential uses, and that subsequent employment expectations of local governments and communities will not be fulfilled. Given this, the following outlines Tourism WA’s policy in relation to zoned land for tourism:

0% residential is allowed on strategically important tourism zoned sites;

Up to 25% “residential – no use restriction” on non-strategic sites zoned for tourism is allowed subject to certain conditions;

The requirement for central management (pooling) of all units in a strata development on a strategic site; and



The length of occupancy on all tourist developments is limited to three months in any year.

However in other states, strata titling is the primary means of financing viable tourist developments. The critical issue is therefore not strata titling, but rather ensuring the projects are designed and properly managed as tourism resorts.

4.5 Other Relevant Reports

The themes considered in the following strategies have been considered and further developed in the preparation of this report:

Central Coast Regional Strategy 1996;

A Tourism Strategy for the Central Coast Region 1996;

Batavia Coast Strategy 2001; and

Attributes and Attitudes of Nature-based Tourists in the Central Coast Region 2000.

There are no significant inconsistencies between the recommendations of those reports and the findings of this study.

Tourism Planning Taskforce Report

The report states that a successful tourism industry needs to have a combination of attractions, access (air, road, rail and sea), accommodation, amenities, and activities. The report concluded that a sustainable tourism industry requires investors to be able to achieve reasonable operational returns, providing for funding for marketing, maintenance and improvement of facilities.

Specifically, the general location criteria (in addition to existing land use planning and infrastructure requirements and constraints) for the identification of strategic tourism sites are outlined below:

Ease of access;

Uniqueness;

A setting or aspect that creates a tourism character and ambience;

Access to tourist activities and amenities such as tours, fishing and walking trails; and

Scarcity in that it may be the only opportunity or one of a limited number of opportunities for a particular tourism experience.

The site specific criteria include:

Suitability in a land use context;

Capability or capacity to be developed for tourism purposes;

Adequate size to accommodate a sustainable tourism facility; and

Perform a traditional social or cultural role, or serving a particular market.



Planning Bulletin 83 (refer to Appendix F) sets out the interim policy of the Western Australian Planning Commission (WAPC) to implement the recommendations of the Tourism Planning Taskforce. The interim policy will guide decision making by the WAPC and local government on subdivision, development and scheme amendment proposals for tourism purposes in the short term while detailed planning mechanisms are being established, including the preparation of a state planning policy.

Lower Coastal Ward Gingin Shire Tourism Report 2000

The main finding of this report was that the major tourism drawcard for the area was its “unspoiled, tranquil, undeveloped natural environment”. Hence, tourism in the area must continue to be built upon the natural environment of the area. Nature based tourism represents the best long-term, sustainable tourism option for the region.

The Indian Ocean Drive Economic and Social Impact Study 2003

The main findings resulting from the likely impacts of the completion of the Indian Ocean Drive include:

The region would be put under significant development pressures and the natural environment would need to be protected;

The region would require an injection of skills and further infrastructure and services to support increased development;

There would be a movement of population towards the coast;

There would be a need to refocus commercial and government activities in centres such as Jurien Bay, Cervantes and Lancelin;

Tourism is likely to be the main driver of growth but the region lacks a significant identity (or point of difference), development strategy or resources to support operators and accommodation providers;

The Shires of Dandaragan and Gingin would experience the most population growth;

The growth in the numbers of retired residents is likely to require more aged housing, medical and leisure services;

Visitors are expected to increase from a base of 541,000 in 1996 to over 1 million by 2016, where the Shires of Dandaragan and Gingin expected to attract approximately 80% of the total visitor market;

Visitor accommodation is not well developed, and there is a lack of good quality family accommodation and general accommodation in the 3-4 star range, and in the backpacker and 2-3 star family accommodation type;

Food, beverage and entertainment infrastructure needs to be improved;

Very specific planning is required in the key areas of policing, health, education and training due to increased population and tourist growth;

The amount of economic activity in the region is projected to eventually triple over the next 10 years; and

The industry mix is projected to change heavily in favour of tourism and associated industries, whilst mining, fishing and agriculture will also remain important industries.



Attributes and Attitudes of Nature-based Tourists in the Central Coast Region 2000

This progress report was written by Julianna Priskin of the University of WA in September 2000. The aim of the report was to provide an analysis of visitor surveys conducted in the Central Coast Region over two seasons in 1999. The main conclusions of the report were as follows:

Visitors to the Central Coast region vary significantly between the summer and spring seasons in terms of their spatial use of the area, as well as characteristics and attitudes;

Results from surveys found that the key tourist infrastructure that was lacking included shelters, shade and adequate signage;

There was a lack of information available about the Central Coast Region;

The region needs to diversity its choice of accommodation as well as expand the capacity to meet current demands, particularly during peak season;

There is a need to provide brochures, detailed maps and information about towns and the services they offer for tourists; and

In order to progress development of nature-based tourism within the Central Coast Region, the adoption of a regional nature-based tourism strategy is needed.



5 Tourism Profile and Attributes of the Region

The following section outlines the tourism profile and attributes of the Central Coast Region. Importantly, the Central Coast Region as defined for the purposes of this study does not coincide with the statistical division used by the Australian Bureau of Statistics. Therefore some of the following statistical information is indicative rather than demonstrative of Tourist activity in the study area.

5.1 Regional Overview

The Central Coast Region includes the Shires of Carnamah, Coorow, Dandaragan, Gingin and Irwin. The area is sparsely populated and is characterised by relatively small coastal settlements. The main economic industries include fishing, tourism, mining, and natural gas production. The region’s natural attributes, along with road infrastructure improvements, have contributed to a steady increase in population and tourism over the last two decades. As such, better management of land resources and planning needs to occur to respond to added development pressures.

5.2 Tourist Profile

MacroPlan utilised the International Visitors Survey (IVS) and Domestic Tourism Monitor (DTM) in order to understand the tourism profile of a region. These surveys have information on the movements, characteristics and travel patterns of international and domestic tourists in Australia. The analysis of this data is divided into day trips and overnight visits. The following is a summary of key findings:

Day Trips

There were 353,000 day trips to the Central Coast region in the 2006/2007 financial year, the majority of which have been to the Gingin LGA (71%);

On average, 69% of day trips were primarily for the purposes of holiday and leisure where 41% of day trippers were engaged in social activities; and

Day trippers to the Central Coast region primarily had middle range incomes and were relatively young.

Overnight Visits

There were 311,000 overnight visits to the Central Coast region, averaging 3 nights, in the 2006/2007 financial year, the majority of which have been to the Shires of Gingin (39%) and Dandaragan (30%).

On average, 67% of overnight visits were primarily for the purposes of holiday and leisure and 35% of overnight visitors were engaged in social activities.

Overnight visitors mostly stayed with friends or relatives

Overnight visitors to the Central Coast region primarily had middle range incomes and were mostly middle aged (42% 35 to 54)



International Visits

There were 32,000 international visitors to the Central Coast region, averaging 5.3 nights per stay, in the 2006/2007 financial year, the majority of which have been to the Shire Dandaragan (65%).

On average, 81% of international visits were primarily for the purposes of holiday and leisure and 38% of international visitors were engaged in nature / sporting / outdoor activities.

International visitors to the Central Coast region were mostly from Europe (77%) and 47% of visitors were under the age of 35.

5.2.1 Day Trips

In the 2006/2007 financial year there were 353,000 day trips to the Central Coast Region (by domestic tourists) that were predominantly from Western Australia. The figure below demonstrates that the majority of day trips to the Central Coast region have been to the Shire of Gingin. This may be due to Gingin’s relative proximity to the Perth metropolitan area. There was a peak in total day trip numbers to the Central Coast region in the 2001/2002 financial year at 448,000 trips. This was followed by a slump in 2003/3003 which was followed by a recovery that has tapered off in the 2006/2007 financial year.

Figure 2. Number of Day Trips

0

50,000

100,000

150,000

200,000

250,000

300,000

350,000

400,000

450,000

500,000

1999 2000 2001 2002 2003 2004 2005 2006 2007

Carnamah (S)Coorow (S)Dandaragan (S)Irwin (S)Gingin (S)Total

Source: CD MOTA (2007), MacroPlan Australia (2007)

On average over the period from June 1998 to June 2007, 69% of day trips were primarily for the purposes of holiday or leisure. The next most popular trip purpose was to visit friends and relatives.



Figure 3. Purpose of Day Trip (average Jun1999-Jun2007)

69%

18%

7%6%

Holiday or leisure

Visiting f riends and relatives

Business

Other


On average from June 1998 to June 2007, 96% of visitors to the Central Coast Region travelled by private or company vehicle.

The figure below demonstrates that activities engaged in on day trips to the Central Coast are mainly ‘social and others’, ‘Sports or active outdoor activities’ or ‘outdoor or nature activities’.



Figure 4. Day Trip Activities

0

100,000

200,000

300,000

400,000

500,000

600,000

700,000

800,000

1999 2000 2001 2002 2003 2004 2005 2006 2007

Other

Social and others

Local attractions ortourist activitiesArts / heritage / festival activitiesSports or activeoutdoor activitiesOutdoor or natureactivities


Day trip visitors to the Central Coast region are relatively young as on average 72% have been under the under the age of 45.

Figure 5. Day Trip Age (,000)

2000 2001 2002 2003 2004 2005 2006 2007 Average15 to 24 139 105 100 43 59 81 127 56 8925 to 34 6 54 177 14 55 81 50 66 6335 to 44 25 65 96 66 62 101 70 67 6945 to 54 27 47 50 26 35 50 44 71 4455 to 64 31 29 12 51 61 28 35 50 37

65+ 31 - - - - - - - 31Total 259 300 435 200 272 341 326 310 305


The majority of day trip visitors to the region had an income over $52,000 per annum on average over the period from June 1998 to June 2007.

Figure 6. Income

1999 2000 2001 2002 2003 2004 2005 2006 2007 Average$1 - $15,599 pa 13% 7% 10% 3% 5% 7% 3% 4% 1% 6%$15,600 - $36,399 pa 20% 19% 22% 11% 31% 23% 6% 17% 12% 18%$36,400 - $51,999 pa 10% 21% 16% 31% 23% 8% 19% 8% 13% 17%$52,000 - $77,999 pa 24% 17% 29% 16% 27% 28% 34% 17% 19% 24%$78,000 - $103,999 pa 5% 19% 13% 22% 9% 4% 18% 15% 28% 15%$104,000 - $129,999 pa 22% 6% 2% 9% - 7% 10% 14% 17% 11%$130,000 or more pa 6% 12% 7% 8% 5% 22% 11% 25% 10% 12%




5.2.2 Overnight Visits

In the 2006/2007 financial year there were 311,000 overnight to the Central Coast region, the vast majority of which come from the Perth area. Visitor nights amounted to 929,000 which represent an average length of stay of 3 nights. The figure below demonstrates that the Shires of Gingin and Dandaragan are historically popular destinations for overnight visitors. The quantity of overnight trips to the region has remained fairly constant over time, however there have been drops in numbers for the 2003/2004 and 2005/2006 financial years.

Figure 7. Number of Overnight Visitors

0

50,000

100,000

150,000

200,000

250,000

300,000

350,000

400,000

1999 2000 2001 2002 2003 2004 2005 2006 2007

Pers

ons

0

1

2

3

4

Day

s

Gingin (S)Irwin (S)Dandaragan (S)Coorow (S)Carnamah (S)average length of stay


On average over the period from June 1999 to June 2007, 67% of domestic overnight visits were primarily for the purposes of holiday or leisure, 19% to visit friends and relatives, 10% for business and 3% for other reasons. The figure below shows that there has been little historical variation in the proportions of trip purposes.



Figure 8. Purpose of Overnight Visit

0%

10%

20%

30%

40%

50%

60%

70%

80%

1999 2000 2001 2002 2003 2004 2005 2006 2007

Holiday or leisure Visiting friends and relatives Business Other


As with day trips, on average from June 1998 to June 2007, the majority of overnight domestic visitors to the Central Coast region travelled by private or company vehicle, at 89%.

Figure 9. Primary Mode of Transport (average Jun1999-Jun2007)

1%

89%

6%4%

Air transport

Private or company vehicle

Other transport

Transport not asked




The figures below shows that the largest proportion of overnight visitors stay at friend’s or relative’s property (31% on average), followed by caravan parks and commercial camping grounds (20% on average). The low percentage of overnight visitors staying in hotel / motel / B&B type accommodation in the Central Coast region is most likely a result of minimal supply.

Figure 10. Accommodation Type

1999 2000 2001 2002 2003 2004 2005 2006 2007

Hotel, resort, motel or motor Inn 50,000 21,000 32,000 14,000 29,000 28,000 45,000 18,000 25,000

Guest house or B&B 7,000 - 2,000 5,000 3,000 3,000 1,000 3,000 1,000

Rented house, apartment, flat or unit 22,000 28,000 23,000 31,000 23,000 20,000 34,000 21,000 40,000

Caravan park or commercial camping ground 78,000 50,000 58,000 55,000 66,000 35,000 54,000 37,000 75,000

Friends or relatives property 81,000 104,000 96,000 96,000 104,000 91,000 81,000 65,000 92,000

Own property (e.g. holiday house) 28,000 57,000 25,000 53,000 34,000 21,000 54,000 31,000 36,000

Caravan or camping near road or on private property

29,000 21,000 36,000 32,000 42,000 45,000 28,000 41,000 25,000

Other 6,000 8,000 10,000 7,000 20,000 8,000 2,000 8,000 13,000

Total 301,000 289,000 282,000 293,000 321,000 251,000 299,000 224,000 307,000


The figure below demonstrates that as with day trips, overnight visitors were primarily interested in social, sporting, outdoor and nature activities.

Figure 11. Overnight Visit Activities

0

100

200

300

400

500

600

700

1999 2000 2001 2002 2003 2004 2005 2006 2007

Social and others

Local attractions or touristactivitiesArts / heritage / festivalactivitiesSports or active outdooractivitiesOutdoor or nature activities


Overnight visitors to the Central Coast region are generally middle aged as on average 42% have been between the ages of 35 and 54.



Figure 12. Overnight Visitor Age (,000)

2000 2001 2002 2003 2004 2005 2006 2007 Average15 to 24 24 57 57 62 33 44 45 49 4625 to 34 25 36 68 63 58 53 42 45 4935 to 44 53 48 78 80 59 55 51 73 6245 to 54 33 71 41 55 43 71 37 60 5155 to 64 12 30 37 28 34 35 39 34 31

65+ 19 38 29 37 30 48 20 44 33Total 166 280 310 325 257 306 234 305 273


As with day trip visitors, the majority of domestic overnight visitors to the region had an income over $52,000 per annum on average over the period from June 1998 to June 2007 at 22%.

Figure 13. Income

1999 2000 2001 2002 2003 2004 2005 2006 2007 Average$1 - $15,599 pa 9% 7% 3% 6% 6% 6% 2% 4% 3% 5%$15,600 - $36,399 pa 24% 21% 28% 20% 19% 17% 24% 9% 13% 19%$36,400 - $51,999 pa 27% 19% 19% 25% 16% 21% 17% 19% 13% 20%$52,000 - $77,999 pa 24% 20% 17% 22% 23% 24% 24% 27% 20% 22%$78,000 - $103,999 pa 6% 7% 7% 17% 15% 16% 12% 17% 20% 13%$104,000 - $129,999 pa 2% 16% 11% 4% 5% 6% 9% 9% 12% 8%$130,000 or more pa 8% 11% 16% 7% 16% 11% 12% 14% 18% 12%


5.2.3 International Overnight Visitors

In the 2006/2007 financial year there were 32,000 international visitors to the region and almost 170,000 international visitor nights, which indicate an average length of stay of 5.3 nights per international visitor. Dandaragan is the most popular area in the Central coast for international visitors, with 65% on average from June 1998 to June 2007. The overall number of international visitors had a small downturn from June 2003 to June 2006 but has peaked in the 2006/2007 financial year.

(It should be noted that the analysis provided in this section would not include the day tripper market from Perth which visits the Pinnacles and Lancelin.)



Figure 14. Number of International Visitors

0

5,000

10,000

15,000

20,000

25,000

30,000

35,000

2000 2001 2002 2003 2004 2005 2006 2007

Pers

ons

0

1

2

3

4

5

6

Days

Carnam ah (S) Coorow (S) Dandaragan (S) Irwin (S) Gingin (S) Average Length of Stay


On average over the period from June 1999 to June 2007, 81% of international visits to the region were for holidays, 12% to visit friends and relatives, 2% for business, 2% for education, 2% for employment and 1% for other reasons.

Figure 15. Purpose of International Visit

81%

12%

2%2% 2%1%

HolidayVisiting friends and relativesBusinessEducationEmploymentOther reason




The figure below shows that the international visitors have a fairly even distribution of activity preferences, however on average, there are slightly more visitors engaged in outdoor / nature activities.

Figure 16. International Visitor Activities

0

20,000

40,000

60,000

80,000

100,000

120,000

140,000

2000 2001 2002 2003 2004 2005 2006 2007

Social / Other

Local attractions / TouristactivitiesArts / Heritage

Active outdoor / sports

Outdoor / Nature


The vast majority of international visitors to the region are from Europe (77%) with the UK (28%), Germany (16%), and Switzerland (11%) foremost amongst those.



Figure 17. International Visitor Origin

77%

4%

10%

5%4%

EuropeNorth AmericaAsiaNew ZealandOther


International visitors to the Central Coast region are generally young as on average 47% have been between the ages of 15 and 34.

Figure 18. International Visitor Age

2000 2001 2002 2003 2004 2005 2006 2007 Average15 to 24 3,371 3,142 3,660 3,279 3,429 3,846 2,091 4,429 3,40625 to 34 10,048 15,305 7,946 6,080 7,777 6,118 5,137 5,399 7,97635 to 44 4,408 3,799 2,287 4,072 1,987 2,885 3,999 5,985 3,67845 to 54 5,412 3,194 6,423 2,686 6,057 3,192 2,971 4,740 4,33455 to 64 4,385 1,532 2,018 5,090 1,257 3,962 3,717 5,225 3,398

65+ - 772 1,072 3,305 2,929 516 2,511 1,608 1,816Total 27,624 27,744 23,406 24,512 23,436 20,519 20,426 27,386 24,382


5.2.4 Visitor Characteristics

Julianna Priskin’s report titled Attributes and Attitudes of Nature-based Tourist in the Central Coast Region (2000) includes a section on visitor characteristics, which was derived from 702 surveys using stratified random sampling. The following results give a picture as to the seasonal characteristics of visitors in the region:

Visitors are much younger in the summer season than during the wildflower spring season. In the summer, 84% of the visitors were between the ages of 18-55 and 47% were in the 18-35 age category. Retired or people aged 65 and over constituted 3% of the visitors. During the spring season, 49% of the respondents were 55 years and over, and only 25% were in the 18-35 age category;

More males visited the region in the summer months – 59% in the summer, and 49% in the spring wildflower season;



Almost 40% of visitors in the summer belonged to the $26,000-50,000 per annum income bracket and over 30% earned more than $50,000 per annum. Approximately 25% of the visitors earned less than $25,000 in the summer. In the spring, 67% of visitors were in the income bracket $50,000 or less, and 9% earned more than $75,000 per year.

The above results indicate that visitor characteristics to the Central Coast Region vary according to season. Planning for tourist development and activities should take these seasonal characteristics into consideration in order to cater for specific tourist markets during the different seasons.

5.3 Tourist Accommodation

In an attempt to determine the current scale and scope of the tourism industry, a desk audit was undertaken of the tourism infrastructure within the five Local Government Shires. The data was collected using available marketing collateral and websites in the region. It is not a comprehensive audit but does provide an indicative assessment of the state of the tourism industry in this region.

5.3.1 Existing Accommodation Supply

Table 1. Tourist accommodation within the Central Coast Region

Accommodation Gingin Dandaragan Coorow Carnamah Irwin Caravan parks 5 5 3 2 4 Hotels/motels 3 2 1 1 3 Farm stays 1 2 2 0 2 Resorts 0 1 0 0 0 Bed & Breakfast/Cottage 5 10 0 1 4 Backpackers/ hostels

2 3 0 1 4

Holiday Units/Rental properties 70 126 6 0 22

It is evident from the above that the Central Coast tourist accommodation sector is dominated by the holiday units/houses rental properties. They account for 80 % of the total accommodation supply and are managed/marketed by the local real estate operators in each town.

In the context of the quality of the accommodation, it is noted that within the townships of Lancelin, Cervantes, Jurien Bay and Dongara there is an increasing number of better designed holiday units coming on to the market. However, the vast majority of accommodation products in the region are around the 3 star rating.

There is also a lack of nationally branded properties in this region. Based on available data there are only 3 properties that are part of national accommodation chain – Best Western Hotel at Cervantes and “Big 4” Caravan Parks at Ledge Point and Dongara.

The lack of national brands and high volume of privately owned holiday homes raises the additional issue of market profile of this region. Holiday home rental owners do not, in general, contribute to any form of destinational marketing. Therefore, the region is not integrated with the national distribution and marketing systems normally associated with the tourism industry.

Even within the state, a survey of listed properties on the Royal Automobile Club of Western Australia website indicates that only 44 out of the 240, or only 18%, of accommodation providers in the Central Coast are listed. This club has 600,000 members and 89% of visitors to this region use their car or caravan as their primary means of transport to the region.



5.3.2 Occupancy Rates

Figure 19. Room Occupancy Rates – Coral Coast Region

Source: ABS Survey of Tourism Accommodation (2006), MacroPlan Australia (2007)

The figure above shows that out of 33 tourist accommodation establishments surveyed, representing 4,069 bed spaces and 1,445 guest rooms, there was an average occupancy rate of 59% for 2006.

The following graphs indicate trends from 2004 to 2007 with respect to the above variables. It should be noted that these figures were derived for the entire Coral Coast tourist region from ABS tourism data, which include the Shires of Irwin, Coorow, Carnamah, and Dandaragan.

Figure 20. Number of establishments 2004-2007

Establishments

32

33

33

34

34

35

2004 2005 2006 2007

Source: ABS Tourism Accommodation 2004-2007, MacroPlan 2008



Figure 21. Number of bed spaces 2004-2007

Bed Spaces

3,900

3,950

4,000

4,050

4,100

4,150

4,200

4,250

4,300

4,350

2004 2005 2006 2007


Figure 22. Takings per night occupied 2004-2007

Takings Per Room Night Occupied

0

20

40

60

80

100

120

2004 2005 2006 2007




Figure 23. Number of guest rooms 2004-2007

Guest Rooms

1,380

1,400

1,420

1,440

1,460

1,480

1,500

1,520

1,540

2004 2005 2006 2007


From the above graphs, the number of establishments and bed numbers have decreased slightly from 2004 to 2007. Despite this, takings per night for occupied rooms have increased by about 30% within the four-year period. In terms of guest rooms, levels have remained fairly consistent except for 2005 when there was an increase of around 100 rooms.

5.3.3 Future Accommodation Supply

The following are descriptions of the major tourist developments within the Central Coast Region study area that are in their planning or construction phase according to recent updates to the Tourism Accommodation Development Register WA 2008:

Jurien Bay Marina Resort, Oceanic Way, Jurien Bay (44 units, $2,300,000. An integrated tourist resort and residential development overlooking Jurien Bay Marina. The development includes a hotel, conference facility and undercover parking)

Jurien Bay Tourist Accommodation, Lot 45 Hill St and Lot 671 Dalton St, Jurien Bay/The Wave (20 units, $TBA. Two groups of two storey strata titled, fully self contained with two car parking spaces at the rear of each unit)

North Head Development, Jurien Bay (255 rooms, $20,000,000. A $150m integrated residential and tourism development including single and group accommodation/lodge and 3 hotels. The estimated cost of the tourism component is $20m)

Edge Resort, 7 Aragon Street, Cervantes (26 rooms. Development of 26 self catering units)



The estimated value of the above tourism projects is $42 million. It is noted that the major developments have a strong residential focus with the incorporation of some form of tourism infrastructure. This approach taken by developers is driven to a large extent by the stipulations of the local planning schemes.

Based on the above development proposals, it is estimated that there 299 hotel/resort rooms and 113 self catering units on the drawing board in the Central Coast Region. The majority of this supply is occurring within the Shire of Dandaragan, mostly in and around Jurien Bay.

5.3.4 Future Accommodation Needs

Western Australians on holiday have historically used the once ubiquitous caravan park as a favourite type of accommodation. Caravan parks proliferated along the coast of Western Australia and every small town had at least one caravan park.

Caravan parks evolved over a long period of time. From a block of land with demarked sites with underground power, and shared ablution facilities, caravan parks became quite sophisticated products with private en-suite toilet and shower facilities at each site. Although these new products were now called “Holiday Parks” and “Leisure Parks” rather than “Caravan Parks”, it was still a site upon which a family on holiday could park their own caravan

According to “Understanding the Caravan Park Industry in WA” (Tourism Western Australia and Tourism Research Australia 2007), the key reason tourists use caravan park accommodation was the relative price. Caravan Parks are cheaper that than other accommodation and thus allow for long holidays for the same expenditure. Other reasons given were “atmosphere, and an outdoor holiday experience and a simple holiday with minimal fuss”.

Looking at the cost of fuel over the past twenty (20) years it can be seen that towing a caravan over long distances has become much more expensive, in both real and nominal terms.

This has resulted in a number of altered behaviours amongst caravan owners. They are travelling shorter distances, or travelling less often. Some are storing their caravans on-site at their preferred destination and not towing the caravan at all, or selling the caravan and utilising the on-site caravan or park home/cabin style accommodation.

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In addition, the changing age income profile of the population generally meant those seeking budget accommodation were more likely to seek on-site park homes and cabins all with private facilities than to own and operate a caravan.

The trend toward on-site caravans or park homes has also had an impact on the caravan manufacturing industry. The market for their product has moved toward caravan park owners and operators being the major purchaser of caravans rather than single private owners.

Another emerging trend is for caravan manufactures to own and operate caravan parks where they can find a ready market for their product and guarantee a higher utilisation of the products they produce.

The emergence of smaller residential lots in modern urban sub-divisions is also hurting private caravan ownership. Where once a residential suburban block might routinely be 750m², property lots sizes of 600m², 450m² and even 300m² are becoming common. This makes the ownership of caravans more expensive than was previously the case, as the owner must pay for commercial storage of the unit when it is not in use

The combination of these issues has forced caravan park owners to diversify their product offer to remain viable. These new products (park homes, on site vans, etc) are more capital intensive then the original site/power/shared ablution model, consequently caravan parks as a business are more capital intensive and find it more difficult to sustain the cost of the real estate component of the business.

Property market forces are against caravan parks as the best locations for a caravan park are also very good locations for residential developments. Caravan parks are under constant pressure to sell and relocate, further from the tourism asset they were trying to exploit. There are numerous examples of caravan parks both freehold and leasehold which have succumbed to the market pressure and moved (Ledge Point, Cable Beach).

As market forces don’t support caravan/leisure/holiday parks, Government intervention is required to secure this type of holiday, as part of Australia’s culture. Government intervention through ownership of the site has not proven effective in securing these sites for caravan park use. Changes of policy at the political level have seen good sites lost over time, sometimes in spite of strong local opposition.

The best way to ensure the future of the caravan park holiday for Western Australians will be for tourism and town planning schemes to make allowance for the predictable change demand for and use of these sites.

In each town, a site for a future caravan park (a) should be identified, zoned appropriately, (assume leasehold tenure for 21+ years) and further allowance made in the scheme for another caravan park [b] at a suitable location for to allow for future development. This allows a 40-50 year planning horizon within which a caravan park can be guaranteed to exist in coastal Western Australian towns.

Because a great deal of the capital investment in Leisure/Holiday/Caravan Parks is transportable or can be depreciated over terms less than 21 years, a workable business plan can be developed which delivers reasonable returns on land, capital expenditure and operational expenditure.

Once these premium sites fall to the inevitable market pressure, council can fall back to the number two site and redevelop a caravan park suitable for contemporary purposes.

These sites are identified in Section 7.4 of this report.



5.3.5 Future Accommodation Demand

MacroPlan has undertaken a detailed accommodation demand assessment based on ABS data, desktop analysis, BTR, site visits and consultation. MacroPlan has sought to understand the historical profile of tourists and levels of accommodation demand within the Central Coast Region.

A review of the future accommodation supply was sourced from the Tourism Accommodation Development Register WA 2008 and identified 299 hotel and resort rooms and 113 self contained apartments to come online within the short to medium term. MacroPlan has reviewed this against current accommodation supply levels, and the analysis has identified a 10% increase in stock over the short to medium term.

The underlying demand for accommodation supply in the Central Coast Region has historically remained in the order of 60% occupancy over the immediate calendar year, reflecting the general trend over the last 5 years. The typical seasonal fluctuations are evident, however it can be assumed that these are market standards and have remained fairly static.

The supply assessment which was undertaken through desktop analysis and site visits (refer to Section 5.3.1) has identified a clear lack of accommodation diversity and a strong provision of self-contained accommodation, as indicated in Table 2:

Table 2. Existing accommodation product mix

Accommodation type Percentage out of total accommodation

Caravan Park 7%

Hotels/motels 3%

Farm Stays 2%

Bed and Breakfast 7%

Self contained units 77%

Backpackers 3%

MacroPlan’s forecast of future accommodation demand levels for the Central Coast Region are based on visitor forecast numbers to 2023 (refer to Section 5.8.2). In 2006, there were 343,000 overnight visitors to the Central Coast Region. As discussed in Section 5.8.2, estimated international and domestic visitors to the Central Coast Region are expected to reach 461,250 overnight visitors with infrastructure improvements. This represents a projected growth of 118,250 additional visitors to 2023 (34% increase over the period, or 2% annually).

Given the relatively low projected growth rate of overnight visitors, it can be considered that there is limited future demand for accommodation within the Central Coast Region to 2023, in addition to the following reasons:

The Region lacks a distinct profile and awareness;

There is a lack of service infrastructure and attractions;



There is spare capacity in existing accommodation based on occupancy rates (refer to Section 5.3.2 previously).

The future demand profile for the Central Coast region will be dependent on a number of critical success factors which can impact on the levels and types of future accommodation supply. As mentioned in detail throughout this report, the impact of infrastructure delivery, operator intentions, and market conditions will influence the potential future outcomes.

MacroPlan has reviewed the forecast tourist figures in light of the current and future supply of tourism accommodation. A high level gap analysis has highlighted limited accommodation product needs, which include:

Jurien Bay: there is future demand for new styles of accommodation including resort and caravan park developments.

Lancelin: there is future demand for further caravan park developments and integrated resorts with 24/7 food and beverage.

Dongara: there is limited future scope for varying the current accommodation mix and hence further development of existing product types.

5.4 Tourism Products and Experiences

The desk audit of tourism experiences and products in each of the Shires within the Central Coast region was prepared based on information from brochures and websites.

It is not meant to be comprehensive but provides an indicative understanding of the critical mass and diversity of experiences which visitors to the region can enjoy.

Table 3. Tourism products within Central Coast Region

Product Type Gingin Dandaragan Coorow Carnamah Irwin Natural Beaches √ √ √ √ √ Rivers √ √ Recreational Fishing √ √ √ √ √ National Parks √ √ √ √ Marine Parks √ √ Wildflowers Trails √ √ √ √ Indigenous Fresh Produce √ √ √ National Parks √ √ √ √ Marine Parks √ √ Built Art Galleries/Museums √ √ √ Tours √(6) √(4) 0 √(1) √(4) Restaurants/cafes √(7) √(10) √ (3) √(2) √(8) Pubs √(3) √(7) √(2) √(2) √(3) Events √ √ √ Attractions √ √ √ √ √ Heritage √ √ √ √ √



There are clear issues arising from this analysis. Fundamentally, there is a lack of critical mass of attractions/experiences within the regional townships to meet the expectation of the tourism market.

The primary attractor for this region is the coastal beach environment. Its point of difference to other coastal regions in Western Australia is its “wild and secluded nature” and the lower density of visitors at the beaches. But value added products generally associated with coastal destinations are lacking.

In addition to the beaches, wildflowers also occur in all Shires, however, the only structured wildflower experience is located at the Lesueur National Park, where the Department of Environment and Conservation has recently spent $1.5M on road sealing, toilets and interpretative signs.

The most popular attraction in this region is the Pinnacles Desert located in the Nambung National Park. It receives over 225,000 visitors per annum, a majority of whom are international visitors. However, the region has not been successful in leveraging this visitation to provide meaningful economic benefits to the community.

The Gravity Discovery Centre in Gingin is also a popular attraction. It was recently afforded global status as The Australian International Gravitational Observatory. The University of Western Australia is an active participant in this venture.

The Jurien Bay Marine Park again is of national and international significance. There are only two operators involved in organising tours of this remarkable resource.

The quality of many museums and art galleries in the region is again below market expectations. Irwin has a number of museums but these are only opened for the weekend. It is acknowledged that most of the museums are run by community organisations and manned by volunteers.

In many of its publications and signage, the region has taken claim as being the Crayfish or Lobster capital of Australia. This is technically correct in the context of the number of crayfish boat licences and the volume of crayfish exported. However from a visitor perspective it is difficult to get purchase cooked or live crayfish from the coastal towns or enjoy eating lobster at restaurants/pubs along the 400 km coast with the exception of about 3 restaurants. It is understood that there was a successful “Lobster” tourist attraction at Dongara but this is now closed.

There are a limited number of quality restaurants in the region. From a visitor’s point of view, the provision of quality restaurants using local produce is highly desirable. Healthy dining experiences and quality coffee are now a “given” in terms of visitor expectations.

This region conducts a special event which has received significant international status – the Lancelin Ocean Classic – a windsurfing event held in January of each year. The other events are Shire based, with the possible exception of the Dongara races held over the Easter weekend.

5.5 Tourist Routes/Operators

Currently there are 120 commercial tour operators accessing Nambung National Park (see Attachment A). These are categorised as coach lines, tour operators, eco-tour operators, cruises, backpacker tours, and 4WD/adventure tours. There are a large number of 4WD/adventure tour operators, given the natural landscape attributes of the region.



5.6 Competitive Advantages to Other Coastal Regions

The Central Coast region has several competitive advantages to other coastal regions. These include:

Proximity to Perth;

Jurien Bay Marine Park;

Nambung National Park (the Pinnacles);

Unique 4WD experiences;

The region’s remoteness;

Relatively undeveloped and untouched; and

Rock lobster industry.

5.7 Infrastructure Services

5.7.1 Assessment of Transport Infrastructure

Roads

The Central Coast Region is serviced by the Brand Highway and the Indian Ocean Drive. However the section of the Indian Ocean Drive between Lancelin and Cervantes is yet to be completed.

Air

The following towns within the Central Coast Region have airfields or authorised landing areas:

Cervantes;

Jurien Bay;

Leeman; and

Dongara.

Sea

The Central Coast Region is serviced by the following maritime infrastructure:

Port Denison Boat Harbour;

Leeman Maritime Facility;

Green Head Maritime Facility;

Jurien Bay Boat Harbour;

Cervantes Maritime Facility;

Lancelin Maritime Facility; and



A privately owned jetty in Coolimba.

5.7.2 Future Public Works Programs

The following infrastructure priorities have been identified by Tourism WA in its Submission to State Infrastructure Strategy 2006:

Approximately $60 million is required to complete the final 60km of the Indian Ocean Drive from Cervantes to Lancelin, and Tourism WA has identified this project as being a high regional priority;

Additional boat berthing facilities are to be developed in Jurien Bay and Cervantes, and Tourism WA has identified this project as being a medium regional priority.

It should be noted that in December 2007, an additional $110 million was approved by the WA Government to ensure Indian Ocean Drive will be completed within the promised timetable. The funding relates to Stage Two of Indian Ocean Drive - the 65km Lancelin- Cervantes sealed coastal road - and means construction can now commence, with completion scheduled for 2011.

Construction of Stage One - a $20 million, 10km sealed section from Lancelin to Ocean Farms Estate - opened in early 2008. The significant funding boost brings the State Government’s commitment to the major infrastructure project to $145 million.

5.8 Future Demand and Supply of Tourism

5.8.1 Population Forecasts

The following population statistics were derived from the ABS. The Central Coast Region, comprises of the Shires of Dandaragan, Irwin, Coorow, Carnamah and Gingin, and has a resident population of 12,200. The resident population of the coastal towns within the Central Coast Region totals 6,223, whilst the resident population of the interior towns of Eneabba, Dandaragan, Gingin and Badgingarra total 1,546.

The population growth rate for the Central Coast Region between 1996 and 2006 was 0.65%, which is well below the Western Australian state average of 1.55%. With the completion of the Indian Ocean Drive and further development in the region, it is expected that population growth will increase.

It should be noted that all planning activity undertaken at state and regional level (and most local planning) relies on the DPI population projections by the Department for Planning and Infrastructure (DPI). As such, the following table gives a breakdown of population projections published by the WA Planning Commission in 2005:

Table 4. DPI population projections

Local Government Area 2011 2021 2031 Growth Carnamah (S) 650 580 520 -20% Coorow (S) 1400 1300 1300 -7% Dandaragan (S) 3600 4500 5100 42% Gingin (S) 5000 5900 6800 36% Irwin (S) 3400 4000 4400 29% TOTAL 14050 16280 18120 29%



Figure 24. Population growth 2006 to 2031

0

2,000

4,000

6,000

8,000

10,000

12,000

14,000

16,000

18,000

20,000

2006 2011 2021 2031

Year

Pop

ulat

ion

Source: ABS (2006), DPI (2005), MacroPlan (2007)

The figure above projects a relatively low population growth between 2006 and 2031, from 12,200 in 2006 to a projected 18,120 by 2031.

5.8.2 Projection of Overnight Visitor Numbers

The Pracsys Indian Ocean Drive Economic and Social Impact Study, 2003, suggested the total visitor numbers to the Central Coast region would increase from a base of 541,000 in 1996 to over 1 million in 2016. However, as at year end 2007, the region only received approximately 343,000 international and domestic overnight visitors.

The project brief seeks for forecast of visitors to 2023. This is a significant period and it would be difficult in any circumstance to provide accurate forecasts given the ever changing variables including but not limited to economic trends - state, national and international, social environment, discretionary incomes, competition, foreign exchange rates, climate change and visitor patterns related to all markets who visit Western Australia and indeed Australia. The Pracsys study is evidence of the difficulty in modelling very long term forecasts.

Notwithstanding, in order to provide a reasonable forecast of growth to this region MacroPlan has used two benchmarks, firstly the current growth rates of overnight visitors to the region and secondly, the tourism forecasts estimates provided by the Tourism Forecasting Council of Australia (TFC). In addition, we have assumed that with the completion of the Indian Ocean Drive in 2012, there will be a spike in the growth of visitor numbers to this region.

Three scenarios of growth forecasts have been provided and these have been based on:

1. A base line trend forecast using historical visitation data and TFC data;

2. A trend forecast using TFC data and an assumed 1% increase in visitation numbers post completion of the Indian Ocean Drive; and



3. A trend forecast using TFC data and an assumed 2% increase in visitation numbers post completion of the Indian Ocean Drive

It should be noted that the TFC forecast suggests that the compound annual growth rate for the period 2006 to 2016 is 4.9% for the inbound visitor market and 0% for the domestic market for this period.

International Visitors

The International visitor forecast is based upon CD MOTA and the 2nd 2007 Tourism forecast by the Tourism Forecasting committee.

Assumptions:

That Western Australia maintains its current share of the Australian international visitor market into the future.

That average annual growth rates from 2006 to 2016 are maintained till 2023.

That the Central Coast maintains its current share of the international visitor market into the future.

Figure 25. Forecast- International visitors 2006 to 2023

0

20,000

40,000

60,000

80,000

100,000

120,000

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023

Base forecastGrowth senario oneGrowth senario two

Source: MacroPlan (2008), CD MOTA (2008)* and Tourism Forecasting Committee; Forecast 2007 issue 2.

“CD-MOTA (Monitor of Tourism Activity) is a compilation of the results of two major surveys conducted by the Bureau of Tourism Research. The International Visitor Survey (IVS) and Domestic Tourism Monitor (DTM) hold information on the movements, characteristics and travel patterns of visitors to Australia and Australians choosing to travel domestically. This database is the accumulated results as they have been tabulated and analysed.”



Table 5. Forecast – International Visitors 2006 to 2023

Year Base Scenario one Scenario Two2006 32,000 32,000 32,0002007 34,365 34,685 35,0052008 36,414 37,100 37,7922009 38,305 39,398 40,5112010 40,197 41,738 43,3222011 42,246 44,283 46,3972012 44,453 47,039 49,7492013 46,660 49,844 53,2132014 48,867 52,700 56,7942015 51,232 55,777 60,6782016 53,596 58,910 64,6932017 56,678 62,886 69,7062018 59,937 67,131 75,1082019 63,383 71,662 80,9292020 67,028 76,499 87,2012021 70,882 81,663 93,9592022 74,958 87,175 101,2412023 79,268 93,060 109,088

International

Source: MacroPlan (2008), CD MOTA (2008) and Tourism Forecasting Committee; Forecast 2007 issue 2.

With calculations based on current growth forecasts from the tourism forecast committee and estimated international visitors from CD MOTA, the Central Coast with current infrastructure is expected to reach 79,268 international overnight visitors per year in 2023. However with improvements to current infrastructure the Central Coast could probably achieve as many as 93,060 to 109,088 depending on the extent of the infrastructure. Please note that the forecasts exclude the day visitors who visit region in with specific reference to the Pinnacles and Lancelin.

Domestic Visitors

The Domestic visitor forecast is based upon CD MOTA and the 2nd 2007 Tourism forecast by the Tourism Forecasting committee.

Assumptions:

That Western Australia maintains its current share of the Australian domestic visitor market into the future.

That the Central Coast maintains its current share of the overnight domestic visitor market into the future.

That average annual growth rates from 2006 to 2016 is maintained till 2023.



Figure 26. Forecast- Domestic Figures 2006 to 2023

0

50,000

100,000

150,000

200,000

250,000

300,000

350,000

400,000

450,000

500,000

2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023

Base forecastgrowth forecast oneGrowth forecast two

Source: MacroPlan (2008), CD MOTA (2008) and Tourism Forecasting Committee; Forecast 2007 issue 2

Table 6. Forecast- Domestic Figures 2006 to 2023

Year Base Scenario one Scenario Two2006 311,000 311,000 311,0002007 316,587 319,697 322,8072008 310,874 317,125 323,4382009 302,489 311,742 321,1832010 302,510 314,881 327,6292011 303,914 319,492 335,7022012 305,057 323,888 343,6782013 306,189 328,329 351,8272014 307,405 332,916 360,2612015 308,631 337,573 368,9032016 309,742 342,164 377,6092017 310,888 346,852 386,5592018 312,039 350,321 394,2902019 313,193 353,824 402,1762020 314,352 357,362 410,2192021 315,515 360,936 418,4242022 316,682 364,545 426,7922023 317,854 368,190 435,328

Domestic

Source: MacroPlan (2008), CD MOTA (2008) and Tourism Forecasting Committee; Forecast 2007 issue 2



With calculations based on current growth forecasts from the tourism forecast committee and estimated international visitors from CD MOTA, the Central Coast with current infrastructure is expected to reach 317,854 domestic visitors per year in 2023. However with improvements to current infrastructure the Central Coast could probably achieve as many as 368,190 to 435,328 depending on the extent of the infrastructure.



5.9 SWOT Analysis

Based on the above information, an analysis of the strengths, weaknesses, opportunities and threats of the Central Coast Region has been undertaken:

Strengths Weaknesses Proximity to Perth (depending on what product

is developed) Vast stretches of untouched, remote coastline Turquoise waters Pinnacles Jurien Bay Marine Park Mt Lesueur Wildflower trail Clean beaches with low density users. Clear Skies, clean air Jurien Foreshore and townscape Gingin – authentic small rural town

Lack of a destination brand Lacks quality accommodation products Lacks any nationally branded accommodation

products Poor destinational profile Lack of integration of operators with tourism

distribution schemes and real time booking options

Stagnant visitation levels Basic Infrastructures services Commitment of local government to tourism Signage continuity Reinforcement signage between destinations Lack of skilled personal for hospitality sector Lack of training facilities or programs Limited range of quality food and beverage

facilities Poor presentation of the regions arts and crafts Poor visitor experience and level of services Small population base Low economic diversity Volatile [un]employment conditions

Opportunities Threats IOD connection between Lancelin and

Cervantes Affordable family holidays Eco resort in the Pinnacles /Nambung National

Park The development and promotion of IOD as a

tourism product and not as transport infrastructure

Special events with Heritage focus at Gingin Gingin Observatory Development of a Fresh produce drive route –

olives, wine, carrots and citrus Fini Olive Attraction Seafood restaurants Meetings and conferences using Perth as

origin market Continued Jurien Bay Foreshore development Jurien Marina taken to its complete

development potential Marine Park Charters and sea lion tours New quality accommodation in Lancelin and

Dongara B& B and farm stay accommodation at Gingin Encouragement of creative arts and innovative

industries

Lack of marketing dollars for region Poor marketing of destinations Lack of local government support Further delays to construction of IOD Lack of cohesion amongst local tourism

operators Poor relationship between NPWS and local

operators Lack of training facilities Employment generation activities- industrial,

commercial Professionalism of operators Primary focus on retirement community Poor leverage of Pinnacles experience Over regulation by Department of Environment

and Conservation A lack of structured research and development

programs at WA Health Department and Water Corporation aimed at new water and waste water technologies for remote and regional centres.



6 Strategic Development Issues

6.1 Destinational Lifecycle Analysis

The key learning’s from the previous time series analysis of visitors to the region from 1999 to 2007 the following:

The day trip visitors to this region have shown a downward trend over this period.

The level of overnight domestic visitation has fundamentally remained constant over the past 9 years.

Average length of stay for the domestic market over this period has remain constant at 3 nights

International market has been the primary growth segment for the Central Coast region since 2000.

A significant shift in the type of accommodation used by visitors.

The growth in accommodation supply has been in rented homes, units and apartments in the past 9 years. This has been reflected in the increase of overnight stays from 22,000 in 1999 to 40,000 in 2007 representing an increase of over 80%.

Over the same period the number of overnight stays in commercial tourist accommodation such as hotels, motels declined from 50,000 nights to 25,000 nights in 2007.

Based on the above, the analysis of the existing scale and quality of the tourism accommodation sector and the products/experience spectrum, it is suggested that the Central Coast region is at the base level- “exploration and involvement” stage of a destinational life cycle. (Butler, 1980, Tourism Area Life Cycle Model).



Figure 27. Central Coast and destinational development

At present it neither has a critical mass of products/experiences nor a mature industry to expand and establish itself as a major tourist destination. It may have pockets of exciting opportunities but unless these opportunities are synchronised and developed within a strategic framework, it is unlikely to achieve their full potential.

IMPLICATIONS

The strategic issues are:

Are the local communities and Councils prepared to launch themselves in to the development phase of the destinational life cycle?

If yes, what is the best plan to achieve this?

Should the development be based on supply lead strategies or market driven?

If the region wishes to progress into the development phase it needs to increase the profile and market awareness of its primary destinations. Coupled with the increase of expenditure in marketing it is suggested that the region needs to undertake a number of initiatives to significantly improve the visitor experiences and quality of attractions within the respective destinations. Both these actions will in turn provide confidence to investors to develop new tourist accommodation

A number of initiatives are outlined in the latter sections of this report to achieve these goals.

Time

Sta

ge in

Life

Involvement

Exploration

Development

Consolidation

Stagnation

Decline

Central Coast

Rejuvenation Destinational Development



6.2 Indian Ocean Drive

It is apparent that the industry and community economic aspirations are intrinsically linked with the future development and completion of the Indian Ocean Drive (IOD) between Lancelin and Cervantes.

In December 2007, an additional $110 million was approved by the WA Government to ensure IOD will be completed within the promised timetable. The funding relates to Stage Two of IOD, the 65km Lancelin- Cervantes sealed coastal road, and means construction can now commence, with completion scheduled for 2011.

Construction of Stage One, a $20million 10km sealed section from Lancelin to Ocean Farms Estate, opened in early 2008. The significant funding boost brings the State Government’s commitment to the major infrastructure project to $145million.

The strategic opportunity relative to this road is to treat the IOD as a tourism corridor linking two coastal towns, whilst the Brand Highway will reinforce itself as the main transport corridor. The opportunity exists to develop the IOD as a tourism product rather than as a piece of transport infrastructure. There have been many successful examples of such approaches around Australia, such as the Great Ocean Drive in Victoria and the Grand Pacific Drive in NSW.



Figure 28. Indian Ocean Drive

The remaining section of the IOD between Lancelin and Cervantes transgresses through the Nambung National Park, Wanagarren Nature Reserve and the Nilgen Nature Reserve. It also circumnavigates the Defence Training Area.

IMPLICATIONS

It is suggested that the remaining section of the IOD as be repositioned as “the coastal wilderness drive.” The drive product could incorporate the development of the following experiences:

A number high quality bushwalks, of no more than 30 minutes duration, through the National Park and Nature Reserves;



Interpretative nodes such as that associated with the Department of Defence Land, relevant flora and cultural/heritage sites, indigenous interpretation and land care schemes if applicable;

Public toilets, camp sites, and picnic areas, using sustainable design principles;

Lookouts, spur roads to particular nodes; and

Photographic opportunities.

Coupled with development of the above infrastructure, it is suggested that the coastal wilderness drive has its own marketing collateral. It needs to have a brand architecture, logo, font etc so that all road signage, interpretative signs are coordinated with the marketing collateral including brochures, maps and other materials.

6.3 National Parks and Marine Park

There are 10 national parks and numerous nature reserves within the study area. In fact, about one third of the Dandaragan Shire is occupied by National Parks. The Jurien Bay Marine Park also covers 82,375 hectares and stretches from Wedge to Green Head. These natural areas provide strategic opportunities for sustainable tourism in this region, in particular the Nambung National Park and the Jurien Bay Marine Park.

6.3.1 Nambung National Park

The Department of Conservation and Land Management (CALM) has spent an estimated $5.4 million on the development of a new interpretative centre at the Pinnacles and associated visitor amenities including public toilets and shelter and car parks.

The interpretative feature will be a state of the art presentation on the natural environs of the Nambung National Park and the centre will incorporate a small retail section as well. The quality of design and layout of the new facility will generate renewed interest of this park amongst both repeat and new visitors. These new buildings are scheduled to be opened in early 2008.



Over 60% of visitors to the Pinnacles are tour based visitors and originate from Perth. They arrive from 11 – 3 pm depending on their respective tour schedules. The average length of stay at the park is about an hour. The current experience is limited to a self guided tour through the limestone pillars. It is anticipated that the new Centre would not only increase the quality of interpretation but also increase the length of stay at the Park.

The arrival times coincide with the need for visitors to either have morning tea, lunch or afternoon tea. Unfortunately there are no catering services available at the new centre. It is understood that because of perceived concerns of competition from the local business communities in Cervantes and Jurien Bay, CALM was encouraged to limit the provision of food and beverage services to self serve kiosk machines. The community was keen for the visitors to purchase their meals within the existing townships.

In the context of contemporary attraction management and operations, it is suggested that the lack of fresh food and beverages onsite is a negative on the visitor experience; especially given the time/ distance of travel which visitors endure to arrive at the Pinnacles.

Many tour operators are instead bringing their own food and drinks and use the picnic shelters and BBQs within the National Park to cater for their guests, resulting in no economic benefit to the local community.

It is understood that the best times to experience the Pinnacles is at Sunset or Sunrise. The opportunity exists for the accommodation and tour operators in the Cervantes- Jurien Bay area to leverage this opportunity by providing special tours and meal packages to experience the spectacular rock formations during these time periods.

There are no quality eco resorts within a 3 hour travel time from Perth. An opportunity exists to develop a quality up market eco-resort within the Nambung National Park. The location of this development could take advantage of the Pinnacles vista and the vistas of the coast.

In addition, there is a parcel of freehold land (Lot 2490) in the middle of the Nambung National Park of over 650ha. Privately owned, the land is much bigger than that needed for a sensitive tourism development in the Nambung National Park. While it has good views (potentially), it also has several limitations or constraints from a tourism development perspective.

Tourism WA should investigate the possibility of assisting the owner (perhaps through the LandBank initiative) to negotiate a favourable tourism outcome in the final disposition of this land.



IMPLICATIONS

The strategic approach would be to determine a platform for the local community, tour operators and DEC to work cooperatively and leverage the grandeur of the Pinnacles and its new buildings to increase the economic contribution to the Shire of Dandaragan before in the period leading to and after the completion of the IOD.

The introduction of catering facilities and sunrise/sunset tours from local towns would significantly enhance the visitor experience. The provision of an upmarket ecologically sustainable designed resort to complement the natural surroundings of the Pinnacles and Jurien Bay Marine Park would also be highly desirable.

6.3.2 Jurien Bay Marine Park

There are two strategic issues related to the Marine Park.

Fishing and boating;

Marine Eco tours.

6.3.3 Fishing and boating

Fishing is one of the most popular recreational activities along the coast with 36% of the population participating in this activity and 12% of the total recreational boat fishing effort along the West Coast of Australia. (Jurien Bay Marine Park Plan of Management)

The opening of the IOD will in turn increase access to the coast for fishing and other related activities.

IMPLICATIONS

The impact of fishing/ boating access to the coast and Marine Park needs to be managed and monitored to ensure that these activities have minimal impact of the marine ecosystems and the coastal sand dune systems.

6.3.4 Marine Eco Tours

The marine park consists of a complex range of geomorphologic features including tidal limestone reefs, deep basins, and lagoons. The temperature and vegetation regimes attract rich fish fauna including a mix of temperate, sub tropical and tropical species, sea lions, cetaceans and turtles. In a regional context, the Shark Bay or Ningaloo Marine Parks have a much higher level of awareness and higher infrastructure investments to increase visitor engagement within these Parks.

IMPLICATIONS

The strategic issues for this region include:

Identifying the Jurien Bay Marine Park’s competitive differences;

Identifying opportunities for tour operators to educate and provide sensitive interaction and experiences with the natural assets of the Marine Park ; and

Providing alternative mediums to engage and educate land based visitors on the virtues of the Marine Park.



6.3.5 Indigenous Product

The CCSTPS has not been able to identify any commercially available indigenous product within the region. However once the remaining section of the Indian Ocean Drive is completed, opportunities may arise to work with the local Aboriginal community towards tourism-related outcomes for potential indigenous product, especially in the Wedge area.

IMPLICATIONS

That the relevant authorities liaise with the local Aboriginal communities and establish a dialogue on their potential involvement in the development of indigenous tourism products upon the completion of the Indian Ocean Drive.

6.4 Planning Environment

6.4.1 Residential and/or Tourism Development

In the Central Coast, the availability of land for tourist developments is not a key constraint. There are numerous sites available and appropriate for development, frequently owned by developers who are yet to proceed to development stage. The reasons for this are in part evident in the analysis of tourism activity and in part accessibility with a common view that completion of the IOD link is necessary to stimulate such developments.

However, it is important that a distinction is made between integrated developments where tourism development is part of the fabric and structure of the community (such as the Ardross Estates development in Jurien Bay) and development where the tourism component is a “sweetener” that is used to justify residential or rural residential development.

A fully integrated development is strategically located to complement an existing development node and form part of the critical mass of that community to ensure the viability necessary to finance the associated major infrastructure.

It is important to recognise that almost all of the new tourism resorts in the Eastern States involve the sale of individual units to private investors, but with the project being managed by a reputable resort operator. These projects are designed from the onset as a resort rather than residential units being rented out for tourism use. This distinction is critically important and the financial feasibility of such products depends on the capacity to sell individual units. It is important that policy documents and planning controls recognise this and do not apply crude distinctions that may prejudice future tourism development.

Recent award winning examples on the Eastern Seaboard include Santai Casuarina and Salt (Casuarina, NSW), The Beach Resort (Cabarita, NSW), Magenta Shores (The Entrance, Central Coast NSW) and Coast (Merimbula, NSW). All are high quality, 4 or 5 star resort developments that have been very successful from a tourism and community development perspective.

Alternatively the inclusion of a tourism product as a “carrot” to justify a residential rezoning can result in inappropriately located urban development and a suboptimal tourism product.

The creation of a number of marginal or “suboptimum” tourist products can have a negative impact on overall tourism growth. The individual products will probably struggle and be unable to support effective promotion and services, but they do enough business to compromise the financial feasibility of a more independent resort development.



If the location is not able to support a tourist development by itself, or is not otherwise appropriate for urban development, it would require both outstanding locational advantages and sufficient critical mass in the scale of the development to justify consideration. The North Head proposal, given the physical characteristics of the site and its proximity to Jurien Bay would justify such consideration.

It is also important to recognise that that the development of more upmarket residential property that can be used at least in part as tourism product can be important in establishing both the market image and critical mass necessary to justify a more purely tourism product, especially in locations such as Lancelin.

The need to distinguish between residential product and tourism product was also identified in the Tourism Planning Taskforce Report.

The pressure for permanent or long term accommodation to service the booming mining and resource industry, developments and associated infrastructure, particularly in the northern sector of the region, is creating considerable distortions by generating demand and high prices for residential product and locking up much of the existing tourism product so that it is not available to the normal tourist.

This demand and high prices for residential product throughout the Central Coast makes it difficult to justify tourism development as the “highest and best use” and creates competition for premium tourism sites.

IMPLICATIONS

The critical issues in tourism accommodation projects are the overall design; ambience; and management regime, rather than the ownership profile.

6.4.2 Local Planning Requirements

As outlined in Planning Bulletin 83 (refer to Attachment F), the preparation of new or amended local planning schemes should reflect the recommendations of the taskforce. Any proposed scheme amendment affecting tourism zoned land needs to include an assessment of the proposal against the relevant criteria as outlined in the Tourism Planning Taskforce report.

Statement of Planning Policy 2.6 (State Coastal Planning Policy) specifies that in general, a setback of 100m is required from the coast. When applied, the setback policy discourages the development of tourist facilities which require waterfrontage. However, the policy does offer flexibility in that the required total setback will vary according to the circumstances of any particular proposal, depending on whether the proposal is adjacent to rock shorelines, low energy mangrove shorelines, or cyclonic storm inundation areas. Further, the following are exceptions of the coastal setback:

(a) Development with an expected useful lifespan of less than 30 years undertaken by a public utility or government agency for a public purpose, on the proviso that the development is to be removed or modified should it be threatened by erosion or create an erosion threat to other land.

(b) Temporary, easily relocatable structures that are demonstrably coastally dependent e.g. Surf Life Saver lookouts.

(c) Industrial and commercial development that is demonstrably dependent on a foreshore location. Such development may include, for example, marinas, cage based aquaculture operations, port facilities and associated infrastructure.



(d) Department of Defence operational installations that require a foreshore location.

(e) The need for the provision of development nodes on the coast is recognised and should provide for a range of facilities to benefit the broader public. Such nodes may be developed within the setback but should only be located where necessary ancillary coastal protection structures would not result in erosion or destabilisation of adjacent coast. Nodes should be located on stable areas and should avoid areas of high natural landscape or resource value.

Where there are integrated tourist proposals (such as North Head), these will require a full range of studies and an amendment to the local planning scheme. The amount of work and studies required to justify a rezoning (viewed as having high tourism potential) will depend on entrepreneurial initiatives and the willingness of the developer to engage in these works.

In local planning schemes, proposals for integrated tourism developments which are not zoned for tourism should include sustainable development provisions (possibly based on the Metropolitan Development Program Sustainability Criteria for new sites in NSW). These may include:

Mechanisms in place to ensure utilities, transport, open space and communication are provided in a timely and efficient way.

Accessible transport options for efficient and sustainable travel between homes, jobs, services and recreation to be existing or provided.

Provide regional / local employment opportunities to support the local economy within the regional context.

Land use conflicts, and risk to human health and life, are to be avoided.

Natural resource limits not exceeded / environmental footprint minimised.

Protect and enhance biodiversity, air quality, heritage and waterway health.

IMPLICATIONS

Local Planning schemes need to be reviewed having regard to the issues raised above.

6.4.3 The Importance of Critical Mass

Unless there are some outstanding or unique ecological or locational attractors, most tourism developments require more than the development itself to work. A sense of place and a choice of activities including coffee shops, restaurants, bars etc are very important in creating the ambience necessary to support tourism growth.

Creating a critical mass in terms of both local population and tourism product is therefore an extremely important factor.

While some of the communities (notably Jurien Bay and Dongara) are making an effort to create that base, it must be said that it is extremely difficult to find a good restaurant or even a good cup of coffee in most of the regions townships. In most cases there is little to distinguish these communities from any other small town in WA.



It is for these reasons that this strategy has recommended focussing on the strategic nodes of Lancelin, Jurien Bay and Dongara which have the greatest potential to achieve both a critical mass and a sense of place. Gingin also has tremendous potential to build on its existing character and sense of place as in inland focal point.

IMPLICATIONS

The success of any tourist destination is dependent on the capacity of the destination to provide a critical mass of products and services which can mutually service the needs of the local residents and the tourists.

The focus of tourism development should therefore be oriented to the following specific nodes:

Lancelin;

Jurien Bay;

Dongara; and

Gingin Township.

6.4.4 The Importance of Design Guidelines

Establishing a sense of place, a local character and an interesting “main street” is as important to achieving tourism growth as the identification of tourism sites and arguably a necessary precondition for their success.

The achievement of a sense of place and character does not happen accidentally. While there may be particular environmental or heritage characteristics that form the building blocks it is important to ensure that future development reinforces those characteristics. There are plenty of examples of this world wide and locations such as Broome WA, Sanctuary Cove (QLD), Port Fairy (VIC), Russell (Bay of Islands NZ), Napier (NZ), or Akaroa (NZ) demonstrate how effective even simple design guidelines can be in building the character and tourism potential of these places.

IMPLICATIONS

It is important that local communities and Councils develop a design process to present the above townships in a manner that is unique and builds upon the strengths of each area.

The creation of a sense of place is best achieved through the involvement of planners, communities, architects, landscaper designers and artists from each region

6.4.5 Other Niche Tourism Opportunities

While there is clearly a need to focus major tourism activity on key nodes this should not in any way detract from entrepreneur initiatives to establish lower key niche tourism development elsewhere throughout the region. Opportunities for farm stays, wind farms, citrus farms and vineyards or larger scale operations related to agricultural initiatives (for example the Fini Olive Farm operation at Moore River) should be encouraged and facilitated by the planning controls.

IMPLICATIONS

Successful tourist destinations have encouraged the participation of mainstream economic activities to value add and provide experiences for visitors as an additional income stream thereby sustaining the viability of these businesses.



Planning controls need to be flexible to allow visitor access to these industries without burdensome regularity compliance regimes.

6.5 Infrastructure Services

6.5.1 Water and Sewerage

The availability of water and sewerage infrastructure is often a greater constraint than the availability of suitable land for tourism development. Developers frequently have to fund extension or augmentation of sewerage and water supply infrastructure which, depending on the scale of the project and the locational circumstances, can have a significant impact on project viability.

It also appears that there is still an extremely conservative approach to alternate package treatment systems described by the Department of Health and reflected through the Water Corporation WA. This poses a constraint on the development of sites in serviced areas that is not consistent with practices in the Eastern States or sustainability agendas. In those jurisdictions the key constraint is largely financial – can the level of treatment required be sustained by the development?

The effect of such a conservative approach potentially creates a competitive disadvantage when developers are assessing investment opportunities and the opportunity to promote sustainability.

IMPLICATIONS

A strategy of focusing development on the recommended key nodes coupled with an appropriate strategic planning framework, would allow the State servicing agencies to programme and fund the necessary infrastructure.

The implementation of alternative sewage and water treatments for tourism development projects should be actively encouraged by the Department of Health and other relevant agencies.

6.5.2 Signage

Positive reinforcement information and comfort signage must be done well.

Signage is a fundamental part of the tourism infrastructure and a highly influential part of the visitors experience when travelling through the Central Coast region.

Signage must first and foremost be legible, and adhere to set standards. The MRWA has developed a set of standards, which do however allow some variation within guidelines. This variation must be avoided at all cost.

Strictly standardised signage crossing government boarders is critical to creating a positive visitor experience throughout the region.

IMPLICATIONS

An urgent review of local area tourist signage needs to be undertaken with a view to enhancing directional support systems.

6.5.3 Communications

Telecommunications is a vital component to modern living. To be without telephone services is not acceptable in accommodation within the region.



Communications infrastructure in tourism product must be maintained because large parts of the customer base do not have Next G telephones.

IMPLICATIONS

Continuous improvement of the mobile phone network in the Central Coast Region should be pursued by all Local Government Councils within the Central Coast Region.

6.5.4 Service Industries

The larger centres such as Lancelin, Jurien Bay, Cervantes and Dongara all have some degree of local service industry, much of it geared to the fishing and construction industries.

Increasing the critical mass of the main centres by widening the economic base of these centres will provide greater opportunity for a wider range of services to develop particularly to support growth of the local townships as well as the tourist industry.

IMPLICATIONS

Tourism as an industry needs to be integrated within the economic development framework for each of the primary centres. Tourism brings with it new monetary injection into regional centres and is critical in ensuring the viability and growth of the local service providers.



7 Shire Based Tourism Development Options

This chapter attempts to identify several tourism development opportunities in each of the Shires within the study area. It also attempts to respond to the task outlined in the project brief to nominate specific strategic sites which should be protected for future tourism development.

7.1 Strategic Sites

The Tourism Planning Taskforce report established a framework to nominate sites of strategic importance for future development. The framework contained a set of sensible criteria for assessing these strategic sites. These included:

Ease of access;

Setting or aspect;

Scarcity;

Uniqueness; and

Proximity to activities and amenities.

The site specific criteria included suitability, capability or capacity, adequate size, and consideration of any cultural role or particular interest.

In the study area, most of the key tourism sites that require “protection” to ensure future tourism use are currently held by private developers, the Crown, or LandCorp, and the challenge is to ensure that the development of those sites is encouraged and not compromised by intervening development opportunities.

It is the view of the project team that the concept of “strategic sites” is less valuable to tourism development than the idea of identifying strategic locations, or towns where tourism development efforts will be focused to ensure a critical mass of tourism investment is realised.

That said, together with the project team’s experience in evaluating tourism value, these criteria lead to a number of locations being identified as potentially being strategic. These have been described under the development opportunities within each of the relevant shires.

The chapter has been structured in the following sections:

• Factors Which Influence Investment in Tourism;

• Tourism Product Development Opportunities in each Shire;

• Strategic Accommodation Development Locations in each Shire.

7.2 Factors Which Influence Investment in Tourism

The old adage “build them and they will come” has not worked for many tourist developments. It is only after the projects are sold to their second and third owners that they commence showing a reasonable return on investments. Examples include the Yeppoon Resort in Queensland, Pacific Bay Resort and the Big Banana in Coffs Harbour, Sega World Sydney and many others.



In the current climate of high exchange rates, which has resulted in a net outflow of tourists from Australia, high interest rates and a tight capital market, investors are generally adopting a more cautious attitude to investing in the tourism industry in Australia.

Some of the factors which encourage investment by major developers are as follows:

Location and access to region;

Speedy approval process;

Market profile of destination;

Achieved yield per available room;

Debt/equity ratios;

Lower interest rates;

Equity participation by operators;

Income guarantees by operators; and

Opportunities for capital gain.

Conversely, some the factors which impede investment in tourism need to be also considered. These include:

Insufficient market information and size of market;

Quality of destinational and leisure experiences;

Restrictive planning policies and regulations;

Poor design elements of proposed developments;

Infrastructure provisions;

Relative size of investment market;

Lack of liquidity;

Market sentiment;

Future demand;

Revenue or capital gains too low; and

Risk profile is too high.

Discussions with the five local councils indicated their desire to attract increased investments in the tourism sector. Some have actively canvassed the establishment of tourism resorts within larger residential development schemes. While not doubting the positive intentions of councils, the reality is that the needs of tourists and the tourism investment market are significantly different to the aspirations of residential buyers.



7.3 Tourism Development Opportunities in each Shire

The following list of product development options is based on the field trip undertaken, and on a review of the existing visitor trends, various projects in the planning stage and experience gained from other destinational development projects within Australia. Juxtaposed over these trends is the construction time frame of the IOD and the post construction period. As mentioned earlier three development scenarios could be investigated:

Short Term – pre-completion of IOD Link (2008 – 2012);

Medium Term – 5 years after the completion of IOD (2013 – 2018); and

Long Term – 15 years after IOD is completed (2019 - 2026).

The destination development opportunities should, at this stage be regarded as preliminary and focused on the pre- completion of the IOD.

The following holiday markets are defined:

Short break market – short holiday with travel within 1-3 hours of the source market for a period of 1-3 nights.

Drive market – Holidays undertaken by motorised vehicles for periods beyond 3 nights.

International tourist – Overseas visitors to Australia.

GINGIN SHIRE

Local Government Area Gingin

Destinations High Value - Gingin, Lancelin.

Minor - Ledge Point.

Target markets Day-trippers, Short Break market, Backpackers

Meetings and Conferences, International Tours,

Rationale Gingin is the closest Shire to the primary domestic market of Perth. Because of this proximity, it has the highest day tripper market in the Central Coast. But this is declining and the strategy is to grow this segment. Perth’s short break market is its biggest holiday segment. This segment prefers a holiday with 1-3hrs drive time. Lancelin and Ledge Point have the necessary attributes to leverage this segment as well as the meetings market.

Timeframe Short term - Pre opening of IOD (2008 -2012)

Destination Opportunities Gingin Town Lancelin Ledge Point

Accommodation B&B, Farm Stay Resort style product with conference and meeting facilities

Holiday apartments



Holiday Park

Attractions Heritage tours, Ghost tours, sound and light shows,

Upgrading of GDC

Fishing and diving tours, learn to surf schools, sand dune driving

Gateway Centre to the IOD

Fini Olives and Wine Centre

Fishing and diving tours,

learn to surf schools,

marina

Events Heritage style events-penny farthing races, classic cars and motorbikes

Lancelin Ocean classic, surf events, sand surf event

Experiences Regular markets – farmers and arts crafts, eateries, village shops

Seafood restaurants,

Seafood restaurants/cafe

COMMENTS

The approach is to enhance and improve the existing events and attractions within the Gingin Shire. It has a number of national standard attractions and events. These include:

The Gravity Discovery Centre which integrates art, science and technology and provides a cross cultural understanding of cosmology from the Dreamtime to the Big Bang Theory. Stage II completed in early 2008 consists of the Cosmology Gallery, the Leaning Tower of Gingin, a meter-class telescope and a meteorite impacts exhibit. The opportunity exists to upgrade the existing exhibitions of the GDC.

Largest sand dune and off road vehicle area at Lancelin; and

A world famous windsurfing competition.

The issues are:

To ensure that the quality of experiences provided meet the expectations of the market in terms of service delivery, value for money and safety; and

Professional promotion of the existing events and attraction to encourage day trippers and the short break markets to holiday in this area.



The short break and meetings markets would relate to these opportunities at Lancelin and Ledge Point, subject to the addition of good quality eateries, in particular those specializing in seafood and lobsters and other locally grown food products from the region e.g. Fini Olives and Wine. There are a number of innovative agricultural producers in the region. The opportunity exist to encourage and facilitate these primary producers to value add by incorporating them within the experiential base for visitors to Lancelin. The Fini Olives and Wine Centre is a good example of the execution of this strategy. The demand for marina berths north of Perth needs to be assessed and Ledge Point considered for such an investment.

Lancelin could also position itself as the gateway to the Central Coast when the IOD is completed.

On the other hand, Gingin Township could potentially leverage its rural landscape, heritage and history in a manner which gives a competitive edge over other rural towns on the outskirts of Perth. Planning regulations to encourage bed and breakfasts, guesthouses and farm stays in this area would be highly desirable coupled with regular farmers markets incorporating regional artists’ displays as well as arts and crafts from the region. Ghost tours could also increase awareness of this destination and bed occupancies of in the township.

The outcome of this strategy is for incremental growth and adding value to existing strengths of the Shire in the period leading to the opening of the IOD.

7.3.1 Strategic Development Locations in the Gingin Shire

Lancelin

1. The Endeavour Tavern site. (Gingin Road)

The development of the former crayfish depot site next door to the tavern site for upmarket residential with a tourism component would provide an important catalyst to the redevelopment of the Tavern site.

Figure 29. Endeavour Tavern site, Lancelin

Source: Google (2007), MacroPlan (2007)



2. Caravan Park at southern end of town (Hopkins Street)

There is considerable pressure on caravan park sites in Lancelin due to the permanent nature of many of the sites being used at present. The caravan park at the south end of Gingin Road (on Hopkins Street) contains around 100 permanent structures with perhaps 40-50 spaces for overnight vans and some camping space. This park has two quite separate parts, the northern or lower section and the southern or higher section. The southern section has some tourism development potential, but is very exposed to the prevailing south westerly winds and has very poor access, both from the land and to the beach.

Figure 30. Caravan Park site on Hopkins Street, Lancelin


3. North End Caravan Park (28 Bootoo Street)

The North End Caravan Park at 28 Bootoo Street has around 60 permanent structures and even less space for actual towable caravans.



Figure 31. Caravan Park site on Bootoo Street, Lancelin


DANDARAGAN SHIRE

Local Government Area Dandaragan

Destinations High Value – Pinnacles, Cervantes, Jurien Bay.

Target markets Short Break Market, Schools, Drive market

Meetings and Conferences, International Tours,

Rationale Dandaragan receives the highest level of international overnight visitors (20,000) and 135,000 day trippers and domestic overnight visitors (100,000) in 2007 in the region. Its experiential base is underpinned by two significant national parks. Opportunity for a number of new products to increase length of stay and develop new market opportunities.

Timeframe Short to medium term 2010 – 2018

Destination Opportunities Pinnacles Cervantes Jurien Bay

Accommodation Eco resort in Nambung NP

Resort style product with conference and meeting facilities

Resorts with conference facilities

Holiday apartments



Attractions Self guided multilingual tours.

Sound and light show

Wind farm interpretation station.

Marine Discovery Centre

Marina

Aquaculture attractions

Foreshore Redevelopment

New Jetty

Agritourism

( citrus and carrot farms)

Events

Experiences Seafood restaurants,

Local area tourist drive circuit including wildflowers circuit

Sense of Place

Marine Park Sea Lion Tours

Seafood restaurants/cafe

Local area tourist drive circuit including wildflowers circuit

Visitor Information Services

COMMENTS

Dandaragan has a number of major development proposals – Ardross Developments, Seagate subdivision, North head development and the proposed foreshore redevelopment project. The scale and timing of these projects are linked with the completion of the IOD in 2011.

From a visitor perspective the critical issues include the provision of quality ancillary services and the enhancement of the urban space at Jurien Bay. At present it lacks any sense of arrival or soul; it does not have the critical mass of amenities to service the needs of visitors; lack of visitor information services and poor signage.

The Shire is also underpinned by significant capital investments by DEC at the Pinnacles, Lesueur National Park Wildflower drive and the Jurien Bay Marine Park. There are opportunities for further cooperative projects involving DEC, Shire Council and the tourism /development industries to value add to the magnificent natural assets in this region – café and eco resorts at Pinnacles, sea-lion tours, marine discovery centre etc.

There is a parcel of freehold land (Lot 2490) in the middle of the Nambung National Park of over 650ha. Privately owned, the land is much bigger than that needed for a sensitive tourism development in the Nambung National Park. While it has good views (potentially), it also has several limitations or constraints from a tourism development perspective. Tourism WA should investigate the possibility of assisting the owner (perhaps through the LandBank initiative) to negotiate a favourable tourism outcome in the final disposition of this land.



North Head also provides an opportunity to develop a world class eco resort. It has all the physical elements and some historical infrastructure which would add an existing dimension to this site. The resort would be designed in an ecologically sustainable manner and be of a sufficient size (between 60 – 80 units) to make it viable.

The success of investments in resorts, hotels, holiday apartments, conference venues etc is also dependant on the ability of the destination to generate quality experiences which are competitive and have a unique selling proposition. It is suggested that the beach/marine environments alone will not be of sufficient strength to attract the volume of visitors to ensure the viability of the planned tourist developments.

The region needs to take advantage of some major agri-business farms (citrus and carrot), aquaculture, and a wind generation business already in existence. All of these have potential as tourism products and will add depth to the tourism experience in Dandaragan.

7.3.2 Strategic Development Locations in the Dandaragan Shire

Jurien Bay

1. The tourism site at the entrance to the Marina (Oceanic Way)

There is a great potential for this site to be rearranged so that it is not separated from the marina’s edge by roadway and parking. This would provide the opportunity to create a “Mandurah Ocean Marina” form of development that provides for public access along the water frontage but creates a waterfront ambience.

Figure 32. Marina site on Oceanic Way, Jurien Bay




2. North Head.

Subject to environmental impact assessments; an integrated development of this site presents a rare opportunity along this coast that if carefully managed could be an integral part of growth of a Jurien Bay node. Refer to Attachment H for indicative structure plan.

Figure 33. North head site


3. Ardross Estates.

The Master plan identifies a number of tourism opportunities whose development will be determined largely by market feasibility (refer to Attachment G for detailed map of Ardross landholdings). Additional protection of these sites does not appear necessary.



Figure 34. Ardross estates – Beachridge Estates, Jurien Bay


4. Jurien Bay Caravan Park Site

The Jurien Bay Caravan Park sits between White Street and Roberts Street in Jurien Bay and enjoys absolute ocean frontage on the most beautiful strip of accessible and useable beach in the region.

The caravan park is slowly being taken over by permanent occupants and is less and less accessible to passing tourist towing their own van. This site has significant tourism development potential and should be seriously considered by Tourism WA for inclusion in its LandBank program.



Figure 35. Jurien Bay Caravan Park site


Cervantes

5. Pinnacles/ Nambung Park Eco Resort.

For such a project to succeed it would need to be integrated into the National Park (like Cradle Mountain Lodge, Bay of Fires Resort, or Freycinet Lodge in Tasmania). Additional protection of the site would not therefore be required.



Figure 36. Pinnacles ecotourism site


6. Lot 2490 in Nambung National Park (refer to Attachment F for map of lot)

At present there is a parcel of freehold land (Lot 2490) in the middle of the Nambung National Park of over 650ha. Privately owned, the land is much bigger than that needed for a sensitive tourism development in the Nambung National Park. While it has good views (potentially), it also has several limitations or constraints from a tourism development perspective.

Tourism WA should investigate the possibility of assisting the owner (perhaps through the LandBank initiative) to negotiate a favourable tourism outcome in the final disposition of this land.

7. LandCorp site at Northern end of Cervantes (Cervantes Keys)

LandCorp/ Crown ownership of this site provides adequate protection and the key to the sites development is the establishment of a sustainable business case. The development of Cervantes Keys would be more advantageous than the golf course site. Refer to Attachment I for indicative concept plan.



Figure 37. Cervantes Keys site


COOROW and CARNAMAH SHIRES

Local Government Area Coorow and Carnamah

Destinations Minor - Green Head and Leeman.

Target markets Drive market, longer holidays

Rationale Both these coastal villages are longer term development options. They lack the town amenities of Jurien Bay and at present there are no identifiable high yield markets that would be attracted to these places for the next 10 years. Once the demand for residential has been absorbed by Jurien Bay and North Head developments then it is likely that these sites will canvassed for developments.

Timeframe Long term 2019 – 2023

Destination Opportunities Green Head Leeman

Accommodation B&B, Farm Stay,

Caravan parks,

Holiday apartment

Resort style product with conference and meeting facilities

Attractions Fishing and diving tours, learn to surf schools,

Fishing and diving tours, learn to surf schools,

Events




Cafes and restaurants

COMMENTS

Green Head and Leeman are small villages housing retirees, local lobster fishermen and groups of wheat farmers who own their sea side cottages. It is suggested that there are no outstanding tourist features of these two villages which could generate increased visitation. The demand for housing is likely to be absorbed in the short to medium term by Jurien Bay and the proposed North Head development.

7.3.3 Strategic Development Locations in the Coorow and Carnamah Shires

The project team is of the view that there are no strategic locations for tourism development within the Coorow and Carnamah Shires.

IRWIN SHIRE

Local Government Area Irwin

Destinations High Value - Dongara/Port Denison.

Minor - North Irwin

Target markets Stop over Drive market, longer stay holidays

Rationale Dongara is at present a stopover town for travelers on their way to Geraldton and Shark Bay. The Strategy is to increase their length of stay in Irwin by one or more days.

Timeframe Short to Medium term – 2008 -2018

Destination Opportunities Dongara/Port Denison North Irwin

Accommodation B&B, Farm Stay,

Up market Caravan parks,

Holiday apartments

Eco-resorts with conference facilities,

Attractions Fishing and diving tours, learn to surf schools,

Lobster attraction

Agribusiness – olives, wineries

Living Heritage

Riverbank walk

4WD drives, eco walks and activities.



Marina expansion

Events River Races


Wild flower drive circuits

Development of the Irwin River Nature Interpretative walk

Coastal management,

Rural landscapes

COMMENTS

Dongara/Port Denison is currently at the confluence of the Brand Highway, and Midlands Road and the northern gateway to the IOD. Its primary market are those travellers on the way North or to Perth as well as residents from the inland towns of the wheat belt region.

The strategy is to generate enough diversity of products and experiences to encourage the travellers and holiday makers to stay a day or two longer.

The focus of the short term product development work should be around Dongara and Port Denison. Once Dongara has established as a holiday destination then the shire could divert its energies to attract major developers/investors to develop eco resorts in North Irwin.

7.3.4 Strategic Development Locations in the Irwin Shire

Dongara

4. Former Kailis site adjacent to Beachfront Caravan Park (Bradey Road)

This site has the potential for quality 4-4.5 star apartment-style developments containing well designed public amenities and a conference facility.



Figure 38. Bradey Road Site, Dongara


7.4 Caravan Park Site Selection

A high level Geographic Information System (GIS) site selection analysis for Dongara, Lancelin and Gingin was undertaken. The aim of this exercise was to apply spatial business rules to available datasets to highlight the general investigation areas that should be focused on and further investigated to determine appropriate areas to retain as future Caravan Park Precincts.

The three spatial rules applied to the study areas were specifically chosen as they represent the main considerations when determining investigation areas for Caravan Park Related Tourism. The three spatial rules applied to determine general areas that may be suitable for retention to serve as future Caravan Park Precincts include:

Lots within 5km of the centre of each township.

Individual lot sizes greater than 5ha – To allow for a 200 bay Caravan park without the need to consolidate lots.

Areas that are not subject to ‘higher zoned land uses’ or which are zoned in such a way to preclude development – Lots zoned as Residential, Special Residential and Town Centre were excluded from the analysis. Generally, residential land uses coincided with smaller lot sizes and therefore were already excluded. Additionally, land zoned Conservation Reserve, Local Reserve/Parks and Recreation, Public Purposes and Special Uses (where the constraint was obvious) were excluded.



It should be noted that whilst these three rules are not exhaustive, they do highlight the hierarchal techniques that would be required to further refine the areas of interest. To accurately determine areas suitable for future Caravan Parks, a large number of datasets and business rules would be required. In addition to the options canvassed, further business rules that would be necessary to identify individual sites could include:

Land Tenure, Leasing and Proposed Development – To prioritise Crown Land and remove areas that have future planned development activity.

Zoning – To further refine the zoning business rule and determine which zones would absolutely constrain development of Caravan Parks.

Flood Risk – Detailed flooding data can be used to determine those areas that are not sufficiently elevated to allow for the development of Caravan Parks.

Topography and Vegetation and Soil type – Detailed Vegetation data can be used to preclude areas that may have significant vegetation, and also identify areas that are partially cleared and may enhance the amenity of a carefully designed Caravan Park.

Service Provision – Service provision is potentially one of the most constraining factors to development of caravan park facilities on the fringe of established areas. Detailed analysis would need to be undertaken to determine those areas where sewerage and water infrastructure provision can be feasibly timed to correspond with the intended use of land set aside for future Caravan Parks.

Local Amenity – Local Amenity is one of the final business rules that could be applied to prioritise sites that meet all the criteria previously noted. As tourism is generally an ‘amenity’ based product, this final business rule can identify those sites which are likely to be viable as tourist destinations or which could be further enhanced to improve their appeal.

Once investigation areas have been selected and prioritised, site inspections and surveys would need to be undertaken to determine actual developable land along with a feasibility study to determine the appropriateness of a caravan development in the area.



Figure 39. Investigation Sites in Dongara/Port Denison

Figure 40. Investigation Sites in Jurien Bay



Figure 41. Investigation Sites in Lancelin

7.5 Destinational Hierarchy

The following selection criteria were used to determine the destinational hierarchy of the Central Coast Region. The ratings range from excellent (5) to poor (1).

Selection Criteria Gingin Lancelin Pinnacles* Cervantes Jurien Bay Dongara

Accessibility 4 4 2.5 3 4 4

Uniqueness 2.5 2 5 2 2 3

Setting/Ambience 4 3.5 4.5 2.5 3 4

Attractions 3 4 4.5 3.5 3.5 3.5

Services and amenities 3.5 3.5 1.5 3 4 4

Destinational awareness 3 3.5 5 2 3 4

Land capability 3 3.5 1 3 4 3.5

TOTALS 23 24 24 19 23.5 26

* The Pinnacles have been included as a destination and has the potential for nature tourism accommodation. However it cannot be characterised as a development node.



8 Development of a Regional Tourism Vision

Based on the above information and the outcomes from the stakeholder workshop, a regional tourism vision for the Central Coast Region has been developed:

“To celebrate the natural assets of the Region in a sustainable manner, whilst becoming internationally competitive within the next 20 years”

Further to this, the following short to medium term objectives have been identified for the Central Coast Region:

Encourage the development of sustainable world class tourists attractions and products which celebrate the natural values of the region;

Attract accommodation investments which meet market demand at identified strategic nodes;

Increase visitation to primary destinations in the region;

Ensure that the visitor experience delivered within the region is world class;

Integrate and coordinate the delivery of social and physical infrastructure across local government boundaries to underpin the private sector investment in tourism in the region; and

Ensure that the strategic and statutory planning frameworks identify and protect significant tourist sites and facilitate the development of a range of tourism products in key strategic nodes.

In addition to the above, the following location-specific objectives have been developed for the Central Coast Region:

Lancelin

Focus on events and activities

Southern gateway to the IOD

Cervantes

• Promote overnight accommodation in Cervantes for visitors to the Pinnacles

Jurien Bay

Market the Jurien Bay Marine Park as a unique feature of the Region and improve amenities and interfaces

Promote Lesueur National Park for its biodiversity and market unique natural products.

Pinnacles

Refresh and enhance the Pinnacles’ iconic destination status



Dongara

Promote seafood and rock lobster cuisine;

Focus on town’s heritage and annual festivals; and

Northern gateway to the region.



9 Recommendations

Vision

To celebrate the natural assets of the Central Coast Region in a sustainable manner with a goal of being internationally competitive within 20 years.

Objectives

1. Encourage the development of sustainable world class tourists attractions and products which celebrate the natural values of the region;

2. Attract accommodation investments which meet market demand at identified strategic nodes;

3. Increase visitation to primary destinations in the region;

4. Ensure that the visitor experience delivered within the region is world class;

5. Integrate and coordinate the delivery of social and physical infrastructure across local government boundaries to underpin the private sector investment in tourism in the region;

6. Ensure that the strategic and statutory planning frameworks identify and protect significant tourist sites and facilitate the development of a range of tourism products in key strategic nodes.

Outcome

If the above objectives and associated strategies and action plans are implemented within the next 20 years the tourism industry in the Central Coast Region will have moved from its present “exploration” stage in the product life cycle to upper end of the “development” phase.

Time frames to commence

Immediate < 12 months

Short 2009 – 2012

Medium 2012 – 2018

Long 2019- 2023

Abbreviations

CCRTO Coral Coast Regional Tourism Organisation

CCSC Coorow and Carnamah Shire Councils

DEC Department of Environment and Conservation

DOD Department of Defence

DOH Department of Health

DPI Department for Planning and Infrastructure



DSC Dandaragan Shire Council

EPRTO Experience Perth Regional Tourism Organisation

GSC Gingin Shire Council

ISC Irwin Shire Council

MRWA Main Roads Western Australia

TWA Tourism WA

TWC The Water Corporation

VIC Visitor Information Centre

Please note those agencies with a lead responsibility for implementing the strategies and actions are in bold.

Strategy Action items Timing Responsibility/Involvement

Development of the IOD as a tourism product as well as a transport corridor

Initiate discussions with MRWA, DEC and DOD with a view of positioning the remaining section as a “coastal wilderness drive” and develop a brand associated with this, e.g. Great Ocean Road.

Immediate TWA

Investigate the development of short bushwalks, interpretative nodes, spur roads and lookouts.

Short DEC,MRWA,DOD,TWA

Develop public toilets and picnic areas using sustainable design principles.

Short DEC,MRWA,

Develop marketing collateral, websites and unique signage associated with this tourist drive.

Short EPRTO,TWA,GSC

Development of the Pinnacles as a world class attraction

Promote and support the new Interpretative Centre at Pinnacles.

Immediate DEC,TWA,DSC,CCRTO

Review design of Interpretative centre to allow

Immediate DEC,DSC

Objective 1: Development of World Class Attractions and Products Phase



the provision of quality catering at the Pinnacles.

Seek funding to install personalised audio interpretation of the Pinnacle experience.

Short DEC,TWA

Seek funding to install a sound and light show at the Pinnacles or an evening program at the Nambung National Park.

Medium DEC,TWA

Development of Marine Eco Tours – Jurien Bay Marine Park

Identify the unique selling proposition for the Marine Park from user’s perspective.

Immediate DEC, TWA, Tour operators

Encourage accredited eco tours which enable visitors to engage sensitively with marine life of the Park.

Short DEC, Eco Operators

Develop a Marine Discovery Centre at Jurien Bay to educate and increase awareness of the values of the marine park.

Short DEC,DSC,TWA

Jurien Bay Foreshore Development

Redevelopment of the Jurien Bay Foreshore area as a well designed mixed use area with a marina, quality retail, food and beverage, commercial and residential developments similar to Mandurah Ocean Marina.

Short to medium DSC, DPI, Private Sector

Lobster Attraction at Lancelin or Dongara

Development of a contemporary Lobster attraction to leverage the reputation of the Central Coast as the largest lobster supply region in WA. The attraction needs to guarantee that Lobsters would be on the menu all year round.

Short Private Sector, TWA, and GSC/ISC

Gingin Discovery Centre

Promotion of new 40 metre Leaning Tower of Gingin and repackaging/repositioning of existing attraction for new and higher yield market segments.

Immediate Gingin Observatory Group, EPRTO,TWA



Development of Regional Food and Wine Showcase

Development of new attraction focused on Olives and related products and other fine foods/wine produced in the region, with easy access from the highway.

Short Community Group, GSC, TWA, tour operators

Lesueur National Park, Wildflower Drive

Promotion and packaging of new wildflowers drive developed in Lesueur National Park, encouraging overnight stays at Jurien Bay.

Immediate DEC,DSC,TWA

Restrict heavy haulage use of IOD

Develop a policy to limit heavy haulage vehicles on the IOD.

Medium MRWA


Approval of Strategic Nodes for Tourism Accommodation

The recommended hierarchy of strategic nodes for new tourist accommodation be endorsed by stakeholders:

• Lancelin • Jurien Bay • Dongara • Gingin

Immediate

TWA,DPI,GSC,DSC,ISC

• North Head • Pinnacles

Medium

• Green Head • Leeman

Long

Undertake market demand and land use capability analysis to establish feasibility of accommodation mix needed at each location

Indicative demand at Lancelin – apartment resort with conference facilities.

Short GSC

Indicative demand at Jurien Bay – apartment resort.

Short DSC

Indicative demand at Dongara apartment resort, holiday parks

Immediate ISC

Objective 2: Attract accommodation investments which meet market demand at identified strategic nodes



with conference facilities.

Indicative demand at Gingin B&B and farm stays.

Short GSC

Indicative demand at North Head – Integrated Eco Resort.

Medium DSC,DPI,TWA

Indicative demand at Pinnacles/Nambung National Park –Eco Resort.

Medium DEC,DSC,TWA

Indicative demand at Cervantes/Green Head – Holiday Parks, holiday apartments.

Long CCSC,DPI, LandCorp


Prepare tourism plans for each Shire within the framework of the CCSTPS

Audit all tourism products, experiences and determine if they are small business, market or export ready.

Immediate to short term

GSC,DSC,CCSC,ISC,TWA,

EPRTO,CCRTO

Determine visitation levels, visitor types in Shire.

Match product types and experiences with market segments.

Identify gaps in product, experiences and services.

Identify opportunities to value add to existing products and new products.

Evaluate standard of visitor servicing in Shire.

Identify investment incentives for new developments.

Establish Council/industry

Objective 3: Increase visitation to primary destinations in the region



partnership structures.

Review tourism plans every 5 years.

Strategy Action items Timing Responsibility

Prepare destinational marketing plans for each Shire within the framework of the CCSTPS

Identify source markets for current visitors and potential markets.

Immediate to Short term

GSC,DSC,CCSC,ISC,TWA,

EPRTO,CCRTO

Undertake market perception studies of destinations.

Identify destinational strengths and weakness from a consumer’s perspective.

Determine destinational brands and positioning statements.

Review existing distribution systems and channels used by operators.

Identify innovative systems to take products to market and vice versa.

Review existing arrangements with relevant Regional Tourism Organisation for marketing destinations.

Identify co-op marketing opportunities.

Develop marketing and advertising tactics, budget and implementation plan for a 3 year period.


Establish a integrated network of accredited

With assistance of Local Shire Councils,

Short GSC,DSC,TWA

Objective 4: Ensure that the visitor experience delivered within the region is world class



Visitor Information Centres in the region

establish accredited visitor information centres at the following towns – Gingin, Lancelin, and Jurien Bay. VICs should be encouraged to be commercial in approach rather than brochure distributors.

Seek Regional Tourism Organisation’s facilitation to establish regular network meetings and information exchange between Perth VIC and Dongara VIC and the new VICs.

Short EPRTO,CCRTO,GSC,DSC,

ISC,TWA

Seek Regional Tourism Organisation’s facilitation to establish accommodation booking systems.


ISC,TWA

Establish a Gateway Visitor Centre near Lancelin

Seek the cooperation of the MRWA to establish a gateway visitor centre at the start of the IOD.

Immediate TWA,MRWA,GSC,DEC,DOD

IOD Gateway Visitor Centre to service the overall regional needs as well as Lancelin.

Short EPRTO,CCRTO,TWA,GSC

Improve the quality and standard of customer service in the region

With assistance of Regional Tourism Organisations and the local chambers of commerce, undertake Aussie Host programs to improve customer service standards.


ISC,TWA

Encourage Councils to establish Shire and regional industry awards in recognition of excellence in service to visitors and local customers.

Short GSC,DSC,ISC

Communication of contribution of tourism

Regional Tourism Organisations need to play a proactive role on the value of tourism to the local economy.

Immediate EPRTO,CCRTO




Effective signposting Encourage all regional Councils to provide effective signposting of all tourism facilities, attractions and VIC’s.

Short GSC,DSC,ISC, DEC, MRWA

Seek Funding from Federal Government to establish a consistent signage scheme for the IOD.

Short GSC,DSC,ISC,TWA

Encourage installation of innovative infrastructure for basic services

DOH and TWC to collaborate with Shire Councils to encourage innovative technology in the provision of water and sewage treatment systems for resorts outside town boundaries.

Immediate TWC,GSC,DSC,CCSC,

ISC,DPI,TWA

Visitor Experience along Brand Highway

In conjunction with the owners of petrol stations the Brand Highway from Gingin to Dongara improve the quality of visitor experience with improved landscaping, visitor amenity and ambience of these popular stopover points.

Short TWA,MRWA,GSC,DSC

Labour Market Training

Encourage TAFE to provide structured hospitality training for the youths in the region.

Short TWA,GSC,DSC,ISC

Objective 5: Integrate and coordinate the delivery of social and physical infrastructure across local government boundaries.

Objective 6: A facilitative strategic and statutory planning framework to protect significant sites and encourage tourism development




Update the Central Coast Planning Strategy

Seek input from relevant stakeholders to review the existing Central Coast Planning Strategy with a view of providing a contemporary planning approach to facilitate sustainable development in this region.

Immediate DPI,GSC,DSC,CCSC,ISC

Encourage the development of a sense of place in the region

For the strategic nodes of Lancelin, Jurien Bay and Dongara, prepare design guidelines on streetscape, building scales, public amenity, etc to establish unique character for each destination.

Short GSC,DSC,CCSC,ISC

Facilitate the development of critical mass within strategic nodes

Prepare planning polices and urban design guidelines which facilitate the creation of destinations which have sufficient critical mass of residential, economic and tourism components which are able to support sustainable community services.

Short to Medium GSC,DSC,CCSC,ISC

Review town planning schemes

Review Shire planning schemes to eliminate substandard tourism proposals as means to fund residential developments.

Short to Medium GSC,DSC,CCSC,ISC



Attachment A - Commercial Tour Operators

The following is a list of commercial tour operators accessing Nambung National Park:

Shark Bay Coaches Adams Coachlines AAT Kings Coach Company Active Safaris / Planet Perth Tours Coates Wildlife Tours; Environmental Encounters Makeham's Coach Sandgroper Tours Let's Trek Australia Australian Adventure Travel (Not/Op) Australian Adventure Travel Australian Pacific Touring / Travelmarvel / Connections Adventures Australian Wilderness Tours (Not/Op) Western Travel Bug Easyrider Backpackers Bruno's Australian Safaris Casey Australia Tours van Kuyls Bus and Coach Charter / Roberts Luxury Coaches / Classic Holidays Cascade Tours Horizons West Bus & Coach Lines Inspiration Outdoors Leeuwin Naturaliste Treks Crikey Adventure Tours Cross Country Tours Pty Ltd Crossroads Adventure Australia Flagstaff Coaches / Flagstaff Tours Pty Ltd Williams & Son Polley's Coaches Duncans Off Road Training & Tours Ningaloo Ecology Cruises Cape York Guides to Adventure Australian Excursions Expanding Horizons (Aus) Pty Ltd Fearnes Coaches Aussie Perth Tours Kalbarri Safari Tours and Australian Quad Bike Safaris Ultimate 4WD Training Austrips Global Gypsies Goldstar 4x4 Quality Tours Super Roo Eco Fun Tours/Hands On Adventures Skyline Tours Hollands Adventure Holidays Easyrider Backpackers Gold 'N' Valley Tours Freedom Travel Western Travel Bug International Parktours (Australia) Just 'U' Me & Perth Tours Dekked Out Adventures Outstanding Tours



West Coast Boogie Shaw Horizons/Western Australian Roping School Ken Nottle Tours Big Boyz Toyz Hire and West Australian Motorcycle Adventure Tours Broome Safari Treks Mandurah Travel & Tours Kintetsu International Express Explorus Adventure Learning Outdoor Discoveries L C Dyson's Bus Service / Cobb & Co (Not/Op)Explorer Tours and Dr Marion Hercock's Explorer Tours Shepherdson Transport Majestic Tour & Charters Swan Gold Charter Tours Merribrook Turquoise Coast Enviro Tours Dwellingup Adventures CTC-City Travel Centre Royal Gala Tours Lancelin 4WD Tours Northern Highland Travel O'Shannessy's Sorrento Travel Outback Spirit Tours Outback Track Tours Vor Tours Western Adventure Travel Western Sun Tours Australian Pinnacle Tours Premier Stateliner Coach Group Rest Australia Tours Prymer Tour Services Eureka Four Wheel Driver Training / Campfire Escapes Milesaway Tours Villa Carlotta Tours Thomson Coachlines Wilderness Wanderer West Aussie Adventures Westbound Australia Go West Tours All Terrain 4WD Safaris Goldrush Tours Down Under Coach Tours Scenic Tours and Evergreen Tours Warriuka School Adventure Camping Libertino Travel Services On Track Tours Funseeker Tours & Charter Adventure Out Australia Stonestreets Coaches Swagman Outback Safaris Country Escapes in WA Red Earth Safaris (Not/Op)ROC Tours Australia Cross Country Charters ROC Tours Australia Westernxposure Pemberton Discovery Tours



Adventure West Trans Otway Travel Pty Ltd Rotel Tours Australia Margaret River with Neil McLeod Kaz Perth Tours Valentino Holidays Pty Ltd WA NT Tours WA Surf Waratah Adventure Tours Perth Driver Guide & Tours Oz Tour Coachlines Margaret River Confluence Wisely's Travel Service Pty Ltd



Attachment B – Stakeholder List

Name Organisation Title Located

Lance Hardy Tourism WA Midwest & Wheatbelt Area Mgr PerthDavid O'Malley Australias Coral Coast CEO PerthGrant Arthur Wheatbelt Development Commission DCEO PerthCarol Redford Wheatbelt Development CommissionKylie Coman LandCorp Project Manager PerthBrooke Povah Shire of Gingin DCEO GinginGlenn Coaker Shire of Irwin Town Planner DongaraClinton Strugnell Shire of Dandaragan CEO JurienIan Rennie Shire of Dandaragan DCEO JurienDavid Lantzke Ardross Group of Companies Managing Director PerthJon Jessop Australia's Golden Outback President/Cervantes Developer PerthToni Fini Fini Olives Managing Director PerthFred Calginari Fini Olives Consultant PerthDannielle (Prime Projects) North Head DevelopmentDominic Chiappalone North Head Jurien Bay Pty Ltd Joe Passione (Prime Projects) North Head Development PerthGerard Dornford Bookera Land Owner PerthMichael G Braybrook Pinnacles Country Tourism Promotions President Gingin Tourism Promotions Perth

Davyd Batt Warburton Group Developer, Lancelin PerthRobb HodgsonRory Chapple DECBrooke Povah Shire of GinginIan Rennie Shire of DandaraganGlenn Coaker Shire of Irwin



Attachment C – Notes from meetings with Stakeholders

Don’t underestimate the enormous international pull of the Pinnacles. JTB had the Pinnacles on the cover of last year’s Tokyo brochure. Season diving and Season al wildflowers are also valuable products. Pinnacles interpretive centre needs to be supported by local businesses and local govt to

act more commercially and try to extend length of stay and enhance visitor experience. marketing/training/financial support cannot be separated from infrastructure delivery in

trying to encourage tourism growth Govt needs to consolidate its financial support into the right organisation and not

dissipate the impact of the financial input by funding slinter or special interest industry groups.

The vision for the industry should be protect and preserve Industry needs to learn the lesson from other countries where tourism operators and not

the conservation department are the champions of the environment. Whatever the vision it needs to be sustainable The vision needs to determine what the core product is and ensure the infrastructure

and investment supports this product, ie o Boating, moorings, boat ramps o Fishing, sanctuary zones and fishing zones

Carrying capacity questions need to be asked and answered The impact of the IOD may be detrimental to tourism by increasing day-tripper access. North Head Development is a 650 ha primarily residential subdivision North Head is to have design guidelines to keep home sizes down in keeping with the

traditional holiday home size [wedge and Grey] 3 sites are set aside for boutique hotel/tourism developments IOD, both parties [LIB and LAB] support the IOD in opposition but not when they are in

Govt. IOD is a critical go/no-go decision for North Head Jurien Bay infrastructure

o Sewerage plant below capacity o Power is below capacity

Landscape plan is in place for the North Head foreshore. Dongara - Kailis site at Irwin River mouth is going to be zoned R30 residential LandCorp has 2 sites on in Dongara behind the Kailis site Another site LandCorp in Port Dennison 6000m² freehold and zoned Tourism LandCorp Leeman Lot 681 [UCL] requiring Native Title clearance and then available for

sale as Tourism site [landbank - able] LandCorp Greenhead site also [UCL] requiring Native Title clearance and then available

for sale as Tourism site [landbank - able] LandCorp There is an interdepartmental committee looking at the Jurien Bay Boat

Harbour and developing a structure plan for the area. LandCorp Cervantes lot 861 [freehold title] zoned tourism Lancelin there is little UCL available caravan park is on crown land but is in private

hands and not available for sale. There are some fenced off sites in Lancelin, The “ex Fishing Industry” lots In Seabird and Guilderton, waste water / power / water infrastructure are required

before lots can be brought on Landcorp has identified a 33 lot sub-division in Guilderton, but no tourism site has been

planned for this new location.



The design of a tourism product with communal pools, Public open spaces, BBQ’s etc make the development a dedicated tourism product and very hard to convert to a permanent residential use.

R-Codes are the wrong method for planning and controlling tourism. Water infrastructure [not land] is the biggest hurdle to developing tourism product.

Water Corporation of WA is very difficult to deal with. The processes are convoluted and the infrastructure [sewerage] that is built is in the places.

Water Corp impose buffer areas around their sewerage operations thereby making adjoining land owners pay for Water Corp’s lack of environmental management.

Land is not the issue holding back tourism development, “I know I can buy land in these towns if I want to.”

If Landbank is aimed at assisting the development of Caravan Parks then that is ok, otherwise, there is no need for it.

There needs to be a link between the vision and the policy [delivery model currently in use

Product is being brought on by development controls [i.e. da or re-zoning approval conditions]

I.e. Irwin, where you can secure a residential zoning and development approval development on the coast provided you include a tourism component

Given the growth being experience in Geraldton, it is important to invest in a good tourism strategy

IOD by itself creates a problem in flow on infrastructure requirements. “I believe the view that it doesn’t matter when IOD is planned to happen, you will need

to have a plan and vision in place to make sure it happens.” Suggestion for an inquiry by design process for each tourism node proposed. Regional planning seems to lack the detail applied to city planning. In activity nodes in

the city, the visioning is done in detail. Images are created to support the vision. This creates the certainty that supports investment.

Suggested that local traditional owners be consulted. [South West Land and Sea Council – Yued Group]

IOD as a product. Apparently a book produced by the FEDS already exists in which IOD as a product has been detailed.

Leeman and Greenhead are completely surrounded by UCL [unavailable for town development] as a result pressure for residential land continues to build and prices continue to be artificially high. This make tourism sites hard to secure and expensive when you can. It also means it is too expensive for staff to live in these towns even if tourism accommodation product was developed.

The Central Coast Planning Study needs to be reviewed and this should be a key strategic recommendation of the CCSTPS.

IOD should be pushed from a road safety perspective. The interaction between heavy haulage vehicles [road trains] and tourist traffic becomes more problematic each year.

The habit of councils of tying development or zoning approval to tourism developments is a lose-lose scenario. The tourism development is qualified by being designed down to the lowest price and the residential development is burdened with an unnecessary cost. Further, all the tourism products surrounding are compromised because these enforced developments [while not profitable] do enough business to make everyone marginal.

Geraldton should be considered a “bookend” product to the Central Coast, and potentially an “origin Market” for new product being developed.

Central Coast has potential to be a tourism destination like Margaret River and Dunsborough.

People follow People, if we create product and attract people growth will produce growth.

IOD the fist 10kms are a road to nowhere. In Gingin a lack of water/sewerage is holding up development. 85 kilometres from Perth , Gingin is the same distance as Mandurah but has none of the

same services Planning and therefore certainty is lacking on the Central Coast and in Gingin. The State

Government, DPI, DTF LandCorp need to commit to the development of the region



Long term planning is needed. What will happen after the mining boom is over? Planning Planning Planning Passion is what is needed. Gingin Council’s Planning Department is opposed to special tourism precincts The planning policy setting in the Shire are all wrong and allow inappropriate light

industrial or services industries to be developed alongside the valuable tourism/residential areas compromising the amenity of the tourism product

Land affordability is now an issue Guilderton needs more TWA support to recognise the value of the products heritage to

Perth The economy on the Gingin coast is based ob tourism and the local economic situation is

failing IOD is not necessarily a bonus for Guilderton The Guilderton South Bank development [Plunkett] is vigorously opposed Day-tripper impact on Guilderton is dramatic and no infrastructure or planning measures

are in place to manage it going forward or to somehow benefit from the traffic. Diversity of tourism product in Guilderton is non existent. There is no variation in

accommodation level Seasonality is an issue, Peak periods [long weekends and school holidays] are strong, but

the off peak business is very weak. There is a 33 lot residential development proposed [LandCorp] for Forrester Road. This is

held up by a lack of wastes water infrastructure. No Tourism site is included in the plan. The Gingin Tourism Promotions Group [Marion McFadden] has put us on the map. The Group is recognised by TWA and is about to form two functional sub-groups Gingin

and Lancelin The Gingin Shire undertook a survey of residents to determine seek input on a needs

analysis [walk trails-signs – toilets] Brooke Povah may have a copy The Lancelin Visitor Centre [Cr Anita Jarvis] does good work There are 6 coffee machines in Lancelin, and the majority of tourism businesses operate

7 day a week. Amenities in town such as signs, toilets, parks, walk trails are well provided. Tavern [currently under offer] need to be redeveloped A Lancelin Cultural Centre is proposed [modelled on the Kalbarri Civic Centre] and

funding is being sought Lancelin is part of the “Experience Perth” group by choice. Local SWOT analysis shows

80% visitors originate in Perth The value of sports tourism to Lancelin is undervalued by TWA. The wind in Lancelin

together with the coastal formation of bays and islands make this a world class windsurfing product. The wind is an asset.

A 4 star resort is needed. Accommodation in Lancelin a appalling The YHA Backpackers is [probably] the best accommodation in town Reticulated deep sewerage is needed. While some of the northern residential areas are

serviced, the retail commercial areas in Lancelin are not. [Possible exception is the motel at the north end of town.

WaterCorp has no Infill program on the coast. The lack of investment in Cervantes is an impediment on our business. Commercial activities/operations are not needed at the Pinnacles themselves. This may

put the experience at risk. Meg Sheen’s land around the park may be an option for developments Good quality providers of any tourism services are not available in Cervantes Some operators would support a new approach to licences for operators to the

Pinnacles, IE morning licence, midday licence Evening/Night time licence Wedge Island Settlement has definite tourism attraction value, and probably has

heritage value as well. Planning in general up the Central Coast seems ad-hoc. It is growth and response to

growth through necessity not vision and planning Pinnacles Tours would like the opportunity to spend time and money in Cervantes, but

can’t because the products and services of an acceptable standard are not there



Attachment D – Principles of Tourism Product Excellence

Uniqueness

TheExperience

Authenticity

Controls Marketability

There are four key principles that underpin successful tourism development2:

1. Uniqueness - People are attracted to places that are unusual or different. Tourist development should enrich the experience of a special place or environment. This notion should not be taken as the pursuit of difference for its own sake. Rather, a location’s special qualities and potential should be enhanced through direct architectural and planning responses to the site. Uniqueness should be viewed from the point of view of the customer and not the developer. Something cannot be considered “unique” unless the customer sees it as so.

2. Authenticity - Quality developments relate positively to their local, social, cultural and natural environments. The basis for successful long-term development is established by the adoption of a sensitive attitude to social and environmental context. Authenticity serves to create a strong sense of place. All development should involve a careful and extensive location analysis taking into account issues as diverse as heritage and climate.

3. Marketability - Successful tourist facility development is guided by what the market wants. Market forces are the central backbone to commercially successful tourist projects. In a more specific sense, the planning process should involve consistent reviews of target markets and the range of facilities these markets expect. Ultimately, developments that have a strong, unique sense of place become quality marketable products. Together, uniqueness and authenticity help create a marketable product.

2 Source: Western Australian Tourism Commission, 1990, Successful Tourism Design, TWA, Perth Originally, four attributes of tourism product excellence were conceived: Uniqueness, Authenticity, Marketability and Controls. The original inspiration for these factors came from Larry Helber, a tourist resort master-planner from Hawaii, who visited Perth in 1985 and 1989.



4. Controls - Controls should be put in place to minimise adverse impacts. The tourist facility should enhance rather than detract from the attraction that inspired the development in the first place. Controls may be employed in a variety of circumstances. For example, scenic walkways in a sensitive area can help protect the environment. The term ‘control’ is used in a positive sense and not as a blunt instrument for keeping tourists out of an area.

To this list we can add the "Experience". A holiday is about enjoying a change. Tourists want their holiday to be an out of the ordinary experience. For most people the everyday routine is urban and suburban. Successful tourism facilities provide alternative experiences. In many cases the alternative holiday experience relies heavily upon the natural beauty of the surrounding environment. Sometimes the development itself has to provide the environmental attractions. All other principles should be directed toward making a positive contribution to the tourist’s experience.



Attachment E – Planning Bulletin 83







Attachment F – Lot 2490 Nambung National Park




Attachment G – Ardross Group Land Holdings

Source: Ardross Group (2007)



Attachment H – North Head Structure Plan



Attachment I – Cervantes Keys Concept Plan

Central Coast Strategic Tourism Planning · PDF fileCentral Coast Strategic Tourism Planning Study ... The objective of the Central Coast Strategic Tourism Planning Study ... 1 The

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