Conservation Management Plan 2016/17


To: Cr. Tim Dwyer <tim.dwyer@sunshinecoast.qld.gov.au>
Sent: Tuesday, 29 August 2017, 6:42
Subject: Meetin 21st August 2017

Dear Tim,
 
Thank you for providing us with the opportunity to put forward The Friends of Caloundra Lighthouses desires to enhance the development of the Lighthouses precinct with which we have been entrusted as leasees. In our meeting with you, we came to grips with some of the issues and proposals we have in mind for the future.
 
The removal of the asbestos will be happening this week [28th Aug]. Roger met Matt O’Connor re: the Wifi on the 22nd,and we trust that we will be "switched on"  shortly. This will provide another attraction to our visitors and add another dimension to the site. The site has had its artistic value increased recently by an attractive display of first class, quality historical photos.Our recent visitors have found great interest in the pertinence of those photos to the historical growth of Caloundra, and in particular the changes that have occurred at the Lighhtouse precinct
 
Our visit has allowed you to view and appraise our Conservation Management Plan, the approval of which we are confident you will pursue in Council. The idea that the Toilet Block on in the Lighthouse site may shortly appear in "forward estimates" was a pleasant surprise. Such a move would certainly be helpful for our "bus tour" visitors.
 
Our acquittal of the Grant is a minor problem that if you are unable to advise us further regarding appropriate action, we will do so ourselves.
 
We are keen to extend the period of our tenure arrangements. Such a move would give us greater confidence to pursue an additional commercial enterprise on site. We will be discussing that proposal at our AGM.
 
You asked us to come up with some wording for the restricted parking arrangements on site. May I digress to say, on our Open Day [26th Aug]
There was only one [1] parking bay open until a commercial truck moved. We have attached a draft proposal to clarify our request.
 
Thank you for allaying our concerns regarding height restrictions and the dangers of losing our viewing corridors I gather it is an ongoing struggle to appease the interests of all groups. Whereas the interests of other groups might be regarded as important concerns, the viewing corridors of the Lighthouses provide value for the whole community and the tourist site is of immeasurable value in perpetuity.
 
We were pleased to have you suggest that Council will provide the support for plumbing and drainage costs. Although we may have to wait for our CMP approval, the fact you recognized that support has given us encouragement.
 
We were pleased by the possibility of being able to access Parking Meter revenue and will examine that revenue base in the future.
 
It is just so refreshing to have your ongoing support and encouragement. Your advice, clear-sightedness and your guidance in our pursuit of the best interests of the Lighthouses precinct is invaluable.
 
Regards

John Bradley
President FOCL

Attached Images
Thanks for passing on the "Recommended Building Heights"
That helps a lot, but there is still some 21m zoned land to the west which is at the higher contour

My model showing the 21m section - doesn’t technically block views from the signal station, but not ideal
Maybe a view corridor approach as in the local plan would be more flexible and effective
Eg. would amalgamations with the 12m blocks allow for 21m high throughout?
My model is pretty crude, based on 5m contours

Extract from Planning Scheme Part 7 Local Plans
shows the view corridor in blue with the block east of the lighthouse omitted

Parking sign:
     based on standard Council sign
     needs to take in the five spaces at the southern end of the carpark to also fit a bus behind
     one sign at the northern end of the five spaces should suffice, and will lessen visual intrusion close to the lighthouses

28th Nov 2016
Coffee Shop Proposal - Letter of Intent

Why are we proposing this
A key philosophy of conservation of significant places is to use them to the extent possible without undue impact on that significance. Use brings income as well as more people enjoying this unique & significant place.
When we proposed the Conservation Management Plan early in 2015, one of the areas of investigation included:
Improving facilities to make it more appealing for volunteers, coffee machine, sale of coffee to visitors. “The Friday morning coffee”

This is in line with our objects as set out in our Incorporation

To act as a consultative body to Sunshine Coast Regional Council in the care of the Caloundra lighthouse precinct

To assist in conservation of the place and associated movable heritage based on best practice guidelines.

To encourage and facilitate use for educational and cultural tourism purposes.

To provide guidance and support for appropriate future development of the precinct.

To collect, collate and make available to the public objects and information important for the interpretation of the lighthouses.

To promote and support conservation of places of cultural heritage significance within the wider community.


With Narelle coming on board and also wishing to explore that idea, the CMP considered it as a logical conclusion and facilitated a detailed plan & drawings. (Assisted by Narelle & Roger)


The Way Forward

From a town planning point of view, Councils Licence with the State Government gives the Permitted Use as “community and tourism purposes”

When the CMP wording is complete, we will present to Council for formal ratification


Planning/building

See Preliminary Program/cost outline

Negotiations with Council including for a more commercial licence arrangement, provision of WiFi, amenities, landscaping etc. (Free WiFi already negotiated with SCC by Narelle & Roger. Initial work completed)

Lease agreement, modelled on Council lease wording


Setup costs:
FoCLights as Licensor brings the existing venue and is also able to influence Council to add to the precinct e.g. with a future amenities building, WiFi, etc

FoCLights may also want to invest in the building works with a view to have ownership of the fixtures. We can ask for discounts as a community group

The Licensee brings the fittings which could be removed in the event of the tenure concluding.

Should FoCL not have funds available, The Licensee will make the necessary investment.

The lease will take into consideration a reasonable rate of return for any investment in the fixtures spread over the period of the lease (3x3x3 years).

Operation
The Licensee would have separate insurance if required. ($20,000,000 public liability)

Electricity - The Licensee would pay a reasonable component of the utility costs

Rental to be determined, with an adjustment possible at intervals (three monthly)

With increased visitation, there will need to be provision for lighthouses to be open more frequently. We could consider a nominal payment for a roster position, with free coffee & cake - starting with two hours per day over a 5 day operation. Provision of a guide may also be part of the Licensee’s area of operation. Initially only having the Signal Station open for climbing & ladder in 1896 lighthouse cordoned off.

I believe that more people would generate more interest, and consequently we could attract more guides.

It is the intention of all parties to keep a totally low impact & minimalist rationale to this project.

Adoption

At our last meeting it was voted unanimously to include the cafe concept in the CMP that the FoCL will adopt in the near future.

At this stage a final commitment from the Friends to take the project forward is required.



15th Sept 2016

Over the course of the development of the plan we have had the opportunity to test and develop ideas to further activate the Lighthouses Precinct to the extent which would be possible without impact on the heritage significance of the place. 

Documents produced

Site Plan and detail drawing of the proposed coffee & cake operation.
The notes on the Site Plan reflect our current thoughts and PMK has been regularly updated and he is comfortable with the low degree of heritage impact for the precinct.

BIMx modelling - the Friends of the Caloundra Lighthouses page (one level up from this one) has instructions for downloading the software and the models can be downloaded there too

Preliminary Program and basis for a cost outline

Report - in progress


Meetings
Narelle & Roger met with Cr Tim Dwyer.  He was most enthusiastic with the ideas and agreed that by utilising our own lease area we could avoid Council’s requirement for licensing as would occur should it be on property directly under their control.

He was happy with progressing a longer licence agreement with FoCLighthouses such that we would be in a position to offer a commercially acceptable lease.

We approached the need for dedicated parking cautiously, as we do not wish to upset our Canberra Tce neighbours, however Tim was quite explicit that the activation and functionality of the of the precinct should take precedence.

There was a quick response to our call for assistance for sealing cracking in the Generator Shed eaves, and I have met on site with the Wi Fi Smart City guys from Counci with a view for them to install transmitters and also hook up our computer.

On Thurs 15th we met with the Council health Inspector Mick Gray and Hannah.  We finished with a tour of the buildings.

We can serve coffee and sell packaged cakes prepared in a licensed kitchen without any required modifications

To cook on site we would need to do the modifications as detailed, but he said that as long as we could mop the area out and tip the water down a drain, we would not need a floor waste or be required to have coved skirting.  Windows would need to be openable for venting and exposed brick and concrete ceiling sealed with a clear sealer.  We would also need to encase the endless chain in perspex and paint the steel beam it runs along

He seemed to be happy with the “staff” toilet in the Signal Station and the promise of an amenities block in due course

There is a one off plan fee and yearly licence fee.  We could get a discount as a not for profit.

Acquittal
I have acquitted the grant despite the report still being a work in progress.  Invoices from myself & PMK will follow.  We had allowed a small amount for a building certifier, but I suggest we now roll that into the building certification.  We could get guidance for future access to the Signal Station roof and lantern in the future as originally intended.
Hopefully if Council comes back with any questions we would have expended all the monies by then.

Ongoing
Lease agreement between FoCLighthouses and Narelle
Suggest % of the profit with amount to take into consideration capital outlays by each
party ,management and operational costs for the leaser and lessor, & the inherent value of the place

Look at short term rectification of the water pressure problem and provide a 15 amp power outlet for the coffee machine.  Aim to be able to sell coffee during the music festival.


Lightkeepers cottage
Narelle has made contact with the developer of Pharos in Upper Gay Tce.  (the former Lightkeepers cottage Valhalla) with a view to have a look and assess any salvage opportunities or similar before its demolition in November (check).  I suggest that as a start we apply for a $2000 Council Minor Grant so I can make a record of the building.  The grants close on 17th October.


Ċ
Roger Todd,
Sep 16, 2016, 2:17 AM
Comments