EUROBODALLAECOLOGICALESCAPEA masterplan for eco-tourism to rejuvenate the NSW South Coast.

02CONTENTSExecutive Summary 03

Our Vision 04

Home of Australian Beauty 05

Masterplan 06

Architecture Meets Nature 07

Our Valued Guests 08

Planning for Success 09

Leading The Market in Tech 10

A Zero-Carbon Build 11

Protecting our Escape 12

Nourish. Educate. Empower. 13

Stakeholder Engagement 14

Financial Feasibility 15

A Greener Future 16

Green Bees are a not-for-profit consortium of consultants of the built environment, whose goal is to influence and inspire sustainable planning practices.

Gemma Thorne

Senior Consultant, Asset Management and Performance

Aurecon

Joey Schaasberg

Senior Transport Planner

Arup

Katrina Lu

Quantity Surveyor

Rider Levett Bucknall

Tommy Sailing

Electrical Engineer, ICT Services

Northrop

Wilson Xu

Senior Engineer, Water

GHD

The portfolio is produced for Consult Australia’s FutureNet Business Leaders programme, 2020, intended for general information only and is not legal advice or other professional advice. This portfolio has been prepared using publicly available sources from the web and is not to be used for commercial purposes. Copyright of images belongs to the original creators.

Who Are The Green

Bees?

03EXECUTIVE SUMMARYThe Eurobodalla Regional Botanic Gardens (ERBG) are conveniently located in the Batemans Bay region with direct connections to Sydney, Canberra and major coastal towns, amidst a variety of National Parks and the world-famous Eastern Australian coastline. The 2019-2020 ‘Black Summer’ bushfires have had a devastating effect on the region, including inflicting severe damage to the ERBG. Through developing eco-tourism accommodation dubbed the Eurobodalla Ecological Escape, we propose a once-in-a-generation opportunity to reverse the damage, empower the local economy, and nourish and educate the community.

The Eurobodalla Ecological Escape is a two stage development. Stage 1 includes for a new access road, new services infrastructure (including renewable energy storage and bushfire resilience), new walking paths, upgrades to the existing Visitor Centre (including restaurant and accommodation support), two luxury glasshouse cabins (Glasshouses), six tiny houses (Tree Frog Cabins) and associated carparks. Stage 2 includes the development of an additional twelve family- and group-oriented cabins (Deep Creek Cabins).

The total development costs for Stage 1 amount to $10 million, and the future Stage 2 development costs amount to $6 million (both figures are inclusive of on-costs). It has been estimated that Stage 1 will generate a return of approximately $920,000 per annum, while Stage 2 is estimated to generate $240,000 per annum.

An initial stakeholder impact assessment assisted with determining the level of engagement and communication for all stakeholders. Our engagement plan is focused on meeting the current and future needs of key stakeholders identified such as the Eurobodalla Shire Council, the target markets of predominantly local travellers, and the management of the ERBG.

Following the delivery of the Eurobodalla Ecological Escape, we anticipate that the ERBG will be introduced to new market demographics which would inevitably diversify and grow the demands of the site. All current and future development opportunities will be explored in coordination with the ERBG’s principles of conservation, education and recreation.

OUR VISION

The Eurobodalla Ecological Escape is a local leader in sustainable accommodation, providing a carbon neutral experience of the Batemans Bay wilderness and heritage.

‘Tree in Broken Glass Sphere’. Artist: Atakirus@DeviantArt

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Green Bees acknowledges the Traditional Owners of the land in which we undertake this planning exercise. Green Bees pays respect to Elders past, present and future. The people of the Yuin Nation are the traditional custodians of the land we now know as Eurobodalla Shire.

05HOME OF AUSTRALIAN BEAUTYThe present-day Eurobodalla Regional Botanic Gardens (ERBG) are located approximately five kilometres south of Batemans Bay, a major regional centre on the South Coast of New South Wales.

The ERBG enjoys a strategic location on the NSW, VIC and ACT highway networks, being located at the intersection of the A1 Princes Highway and the B52 Kings Highway. The ERBG is an ideal destination for visitors driving from Sydney, Canberra and towns throughout the NSW South Coast due to direct and well-maintained road infrastructure.

Driving times from key origins are within the capacity of a typical day or weekend trip, as follows:

• Sydney: 3 hours, 45 minutes

• Canberra: 2 hours

• Nowra: 1 hour, 30 minutes

• NSW/VIC Border: 2 hours, 50 minutes

Towns in the immediate vicinity to the ERBG include Narooma and Bermagui to the south, Braidwood to the west and Nowra and Jervis Bay to the north.

Access by bicycle to the ERBG is via the Princes Highway, which, due to heavy and fast-moving traffic, is not an attractive road cycle route. However, the mountain bike routes in the close vicinity are an attractive drawcard to the region for adventurous visitors.

The ERBG is currently not accessible by public transport.

The ERBG is located within close proximity (10 kilometres) of the Great Dividing Range on hilly terrain, surrounded by many National Parks including Clyde River National Park and Monga National Park.

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Features1. New entrance to the Gardens and the Eurobodalla Ecological Escape.2. Seal visitor's carpark road and widen to 6m two-way.3. 10 x New EV Charging Stations in Visitor’s carpark.4. New access road to Eurobodalla Ecological Escape, 30km/hr, one way, 3m road reserve to minimise ecological

footprint.5. Upgrade to existing Visitor’s Centre to incorporate Bush Tucker Restaurant, conference centre, administration offices,

additional photovoltaic energy panels and energy storage infrastructure.6. New, additional photovoltaic energy panels installed on existing Nursery.7. Rebuild the Depot and install new photovoltaic energy panels.8. New ‘The Glasshouse’ 2 Bedroom Premium Accommodation (Stage 1).9. 6 x New ‘Tree Frog Cabin’ 1 Bedroom Private Accommodation (Stage 1).10. 12 x New ‘Deep Creek Cabin’ 3 Bedroom Family Accommodation (Stage 2).11. New public access walkway for all guests.12. New bridge over creek.13. Oncoming traffic passing lane.14. New bushfire services water pumping station from Deep Creek Dam.

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06MASTERPLAN

07ARCHITECTURE MEETS NATURETwo exclusive ultra-premium stays offering an unforgettable horticultural experience by letting guests live in a private greenhouse. Serene, unique, and Instagrammable.

• Two Bedrooms, One Bathroom and Gourmet Kitchen located on the ground floor. The Escape’s private greenhouse experience is situated on the first floor.

• Modular construction with thermally sensitive glazing design, thermal separation and solar chimneys.^

The Glasshouses Tree Frog Cabins Deep Creek CabinsSix secluded tiny houses that place you deep within nature. Accessible only by foot or by self-drive buggy, the Tree Frog Cabins offer guests cosy, comfortable lodgings.

• One Bedroom, One Bathroom and Basic Kitchenette amidst a unique architectural design with curvature inspired by the Eurobodalla region’s varied flora.

• Lasting construction with earth-coupled thermal mass and masonry.^

Twelve cabins (to be constructed in Stage 2) offering family or group accommodation as part of a Eurobodalla adventure.

• Three Bedrooms, One Bathroom and Gourmet Kitchen in a design that expands on the architectural and sustainability principles of the Tree Frog Cabins, to suit larger groups and extended stays.

• Natural ventilation and natural light-filled interiors.^

^ Refer to Page 11 - “A Zero-Carbon Build”, for details of the architecture’s sustainability features.

Precedent Images Sample Floor Plans

Tree Frog Cabin Deep Creek Cabin

08OUR VALUED GUESTSThe Eurobodalla region is a popular tourist area for domestic and international visitors, with 2,868,000 of visitors travelling for overnight stays in FY18/19. Research from the Euro Tourism Monitor Report FY 18/19 showed the purposes of visits have remained consistent over the past five years, with a holiday or vacation being the primary reason to visit (62% of visits).Commercial accommodation accounts for 46% of accommodation used by domestic overnight visitors, including hotels and resorts (17%), commercial caravan parks (18%) and rented houses and apartments (11%). The Eurobodalla Ecological Escape is planned to provide commercial accomodation offering a unique nature-filled experience to visitors of the Eurobodalla region.

The ERBG currently attracts more than 70,000 people each year1. The ERBG is one of the largest botanical gardens in regional Australia, and visitation has doubled in the past five years. The ERBG is well positioned in the tourism market, for example, being listed in the “Top 10 Regional Botanic Gardens” article in Australian Geographic2.

The ERBG has undergone minor to major redevelopments in 2019 providing additional opportunities to target a wider audience, such as a multi-purpose function space and upgraded amenities for events including weddings, conferences, community events, exhibitions or education.

The predominant age group of present-day visitors is 45-65, who are mainly individuals at or near

retirement. In recent years, the ERBG has seen an increase in younger families visiting. Our target markets for the Eurobodalla Ecological Escape satisfy both visitor categories and aim to attract new, emerging markets such as younger couples, along with families and groups attending organised events.

THE PRIMARY TARGET MARKET IS COUPLES looking for a getaway to

relax and unwind, while enjoying a premium nature experience.

The high-end Bush Glasshouse and the Tree Frog Cabins, both built as part of Stage 1 at Eurobodalla Ecological Escape are aimed at this target market.

The Bush Glasshouse accommodation, with the added draw of ‘living in a greenhouse’ provides a romantic and serene setting that will appeal to young couples

aged 20-45 who are looking for a unique and “Instagrammable” experience. The Tree Frog

Cabins aim to attract young couples as well as older couples aged 45-65.

THE SECONDARY TARGET MARKET IS FAMILIES AND GROUPS looking for quality

accommodation accessible by road.

The Deep Creek Cabins, built as part of Stage 2, is positioned as the accommodation solution for young

families and larger groups, including corporate events.

The extensive facilities available at the ERBG can be positioned towards families who seek educational and

recreational activities during their stay. High-end features such as fine dining and function spaces

target the events market for both personal (e.g. weddings) and corporate functions.

1. Source: About Regional, https://aboutregional.com.au/million-dollar-upgrade-of-euroboballa-regional-botanic-garden-starts/2. Source: Australian Geographic, https://www.australiangeographic.com.au/travel/travel-destinations/2018/01/10-regional-botanic-gardens-you-need-to-visit/

Gardens Visitor Summary 2018/2019. Source: Eurobodalla Shire Council

09PLANNING FOR SUCCESSThe staged design of the Eurobodalla Ecological Escape will provide the Eurobodalla Shire Council with a degree of flexibility to undertake the development based on commercial conditions and regional priorities. Whilst initial estimates suggest that the planning, design and delivery of the project would take approximately one year, the program is recommended to be adjusted to prioritise the utilisation of locally sourced materials. We intend to pursue local sub-contractors, and conduct the build with Illawarra-produced steel and Eurobodalla sustainable forestry, to support the NSW South Coast’s economic recovery.

Given the extensive bushfire damage across the state forests around the ERBG, the delivery of these works will consider the site context as well as the ecological implications. We envision that the project planning and design will include the ecological survey of the land to understand the environmental priorities of the site. Other general site investigations such

as topographic surveys, geotechnical and contamination investigations will be undertaken as part of the development conceptualisation and subsequent detailed design. This initial planning and design phase is expected to span six months and enable council to develop an Engineering, Procurement and Construction Management (EPCM) approach focused on local delivery. In parallel, Council will be able to undertake initial stakeholder engagement, including market sounding for investors and promotions for regional tourism.

The Eurobodalla Ecological Escape is envisioned as a short-term investment in the local construction industry; with a view to revitalise the local tourism and hospitality industries in the long-term. The construction work for Stage 1 is expected to span six to eight months and is expected to be fully operational and generating revenue within 1.5 years of project commencement.

Stage 2 is intended as a near-future development, which the Eurobodalla Shire Council can decide upon once the initial commercial performance of the Eurobodalla Ecological Escape is better established. Council can subsequently determine the timefame of when Stage 2 is required to be delivered to meet current and future demands.

10LEADING THE MARKET IN TECHOur market research indicates that the younger target markets have a higher propensity to consider non-traditional accommodation experiences - i.e. preferring novel experiences on Airbnb rather than booking a conventional hotel or motor inn that their parents’ generation may prefer.

The Eurobodalla Ecological Escape must be positioned to ensure it does not feel like a hotel or a motel. Technologically, we have therefore devised a twofold paradigm shift to make it feel like a “home away from home”.

CHECK IN WITHOUT THE CHECK IN A smartphone and web app is proposed to manage guest access to the site. Guests can book accommodation remotely and see real-time availability of their preferred stays. Upon arrival to the Escape, guests do not need to check-in at reception. When they arrive at their accommodation, guests use the smartphone app’s near-field communication (NFC) functionality to ‘tap-on’ to unlock the front door. (Guests who are not using a smartphone are provided with a unique key code, usable for the duration of their stay, to unlock the door).

The Escape’s accommodation manager will always be accessible and available to greet guests during their stay and share their passion for the ERBG and for the region. The Escape will have rangers and electronic security in place to help make guests feel secure in their surroundings.

FREEDOM OF MOVEMENT The Eurobodalla Ecological Escape and ERBG feature long distances between car parks and attractions. To limit the disruption and pollution caused by private cars, a network of solar-powered 4X4 buggies is provided to guests, stationed at the parking lots. To access a buggy, guests first need to upload a valid driver’s licence to the app to be granted access prior to their stay. When they’re ready to drive, guests use their smartphone’s NFC or key code to ‘tap-on’ to a buggy and drive away. Buggies are limited by satellite to certain areas of the site, so as to not disrupt walking tracks.

11A ZERO-CARBON BUILDThe scope of the Eurobodalla Ecological Escape is to complement nature, not work against it. Therefore, the development shall adhere to world’s best practice sustainability initiatives; from concept through to supply chain management, through to a planned eventual end-of-life.

The development will target a six-star Green Star Design and As-Built rating from the Green Building Council of Australia. The design and development of the land use, building fabric, building services and ongoing operation will require the design team to make careful, environmentally conscious decisions to meet these strenuous requirements.

Construction of buildings out of concrete combined with compressed earth blocks to even out seasonal temperature variations. Compressed earth, sourced from the site directly, is a highly effective insulating material that

performs much better than concrete.

The glasshouse buildings are in a unique position to absorb considerable solar radiation. The buildings utilise thermal design elements such as heat traps to distribute heat to the ground floor living

areas in the winter.

Low U-Value glazing and high solar heat-gain coefficients are required on all glass elements. The design of glazing shall be in conjunction with careful consideration of solar shading by the

surrounding tree canopies.

Construction of buildings will use louvres and ventilators to maximise cool air entry and warm air exit in summer. Openings must be designed however to be fully sealed and free of drafts to

entrap heat in winter.

Taking advantage of the cool, shaded soil, slabs will be designed to be insulated with the surrounding earth to absorb accommodation unit heat gains. This is a similar concept to using the

area’s soil for thermal mass.

Careful maintenance of surrounding bushland and tree plantation to channel cooling breezes towards the units. Units are to be oriented around tall, established trees that provide shade

against the summer sun.

THERMAL MASS SOLAR CHIMNEYS GLAZING PERFORMANCE

CONVECTIVE AIR MOVEMENT EARTH COUPLING BREEZE FILTERING

SIX WAYS THERMAL COMFORT IS ACHIEVED USING NATURELOW-CARBON ENERGY SECURITY Each accommodation unit is designed to be carbon-neutral with respect to energy consumption, and be constructed with resilience to failure of energy supplies. Each unit will be entirely naturally ventilated with no provision allowed for mechanical heating or cooling.

As the majority of units are built under the shade of tree canopies, installing solar panels on the units themselves won’t be effective. Instead, the site will incorporate a site-wide underground electricity network making use of existing and new solar panels retrofitted on buildings within the existing site, in addition to public utility electricity.

Each unit is supplied with a battery storage system, ensuring units are not susceptible to power blackouts. A site-wide energy management system will be installed to ensure that battery power is balanced across the site. Batteries in unoccupied accommodation units will therefore distribute excess power to units that are occupied by guests.

SUSTAINABLE TRANSPORT will be encouraged through the establishment of electric vehicle fast chargers at all new and existing car parks throughout the site.

12PROTECTING OUR ESCAPE

BUILDING DESIGN The passive building design philosophies applied

to the development for thermal comfort lend themselves well to creating bushfire

resilience. The airtight building envelope required to keep the units warm in winter also works to prevent toxic bushfire smoke from entering the buildings. The

building materials are chosen predominantly to be non-combustible. A combination of traditional concrete masonry and compacted earth blocks make for a

highly fire-resistant building material. The buildings rely heavily on glazing - dual-pane tempered

glass is specified for its extremely strong fire resistance.

In accordance with AS 3959:2012, a guideline for constructing buildings in response to Australia’s unique bushfire environments, we treat the Eurobodalla Regional Botanic Gardens as having a ‘Flame Zone’ bushfire attack level - the highest possible risk category requiring the most stringent bushfire defence.

SERVICES DESIGN Electrical, fixed-line communications and water

services are run underground to ensure continuous supply in the event of bushfires. Battery storage units are zinc-bromide “flow” units locally

made and designed for harsh Australian conditions. Not only are these battery units hard-wearing in comparison

to lithium-ion systems, the zinc-bromide electrolyte is also a fire-retardant substance. As a backup to

underground fixed-line communications systems, each building on site is to be fitted with a satellite communications system to enable

intercommunications in the event of an emergency.

FIRE FIGHTING The Deep Creek Dam is an excellent natural resource for fire

fighting. The design proposes the installation of an underground fire pump system utilising the dam as a water source, powered by the battery

storage system. Upon detection of a bushfire attacking the site, fire sprinkler heads will activate,

providing an additional level of protection of all new and existing buildings, and protected

areas of the ERBG.

FUEL CLEARING As part of the development application, a bushfire

defence plan will be enacted, requiring all areas surrounding the Escape to be cleared

of ground cover in the lead-up to the bushfire season. This will include both manual clearing of vegetation and controlled

hazard reduction burning.

13NOURISH. EDUCATE. EMPOWER.

NOURISH THE SOUL The Eurobodalla Ecological Escape provides tourists with easy weekends away without the hassle of camping in a uniquely green and beautiful location.

Part of the redevelopment includes a major expansion of the present-day Gardens Cafe into a Modern Australian restaurant, “Bush Tucker”, to service the dining requirements of Escape guests (breakfast, lunch and dinner) as well as visitors to the ERBG. The Ngaran Ngaran Culture Awareness association will be consulted to put our chefs in contact with Yuin Elders to design a culturally appropriate menu that considers the inclusion of traditional ingredients. Diners will be immersed in traditional Yuin culture through simple, nutritious and flavourful dishes.

EDUCATE THE COMMUNITY The ERBG is already the showpiece of local and regional flora. Our proposal builds on this by providing a unique educational experience in our Glasshouses which allow guests to learn by doing. Guests will learn how to take care of native plants and trees and will be inspired to keep on doing so in the future. Our app, as well as our guest infotainment system, will be programmed to not only provide guests with daily interesting facts and information about the ERBG, but can also be used as an encyclopedia of the ERBG’s flora.

Aboriginal heritage is key to the land the ERBG and the Escape sits on and forms a key part of the education. Flora will be referred to by both botanical and Yuin language, and educational programmes will be delivered through consultation with Yuin Elders.

EMPOWER THE ECONOMY All of our cabins are designed to be built and maintained by the local workforce. The small sizes of the structures and simplicity of the design allow for construction by smaller firms using local materials. The technology included in our design will provide opportunities for local workers to learn about innovations in sustainability and customer experience.

The Eurobodalla Ecological Escape is focused on local values.

14STAKEHOLDER ENGAGEMENTStakeholder engagement will play a vital role in the successful delivery of this project. We have completed an initial stakeholder impact assessment to determine the right level of engagement required based on the stakeholder’s interest and influence. The key stakeholders identified are the operators of the existing ERBG, the Eurobodalla Shire Council; and the Forestry Corporation NSW, who lease the land to the Council. Our proposed engagement process will ensure both stakeholder groups are kept informed and consulted throughout the entire project lifecycle. Other stakeholders that will be consulted throughout this process include the Department of Planning NSW and the Heritage Council of NSW.

The Eurobodalla Ecological Escape will fulfill the needs and requirements of the ERBG Management, target market (potential customers), the ERBG’s visitors and the local

community. The Eurobodalla Ecological Escape provides a valuable opportunity for visitors to appreciate the region’s flora in a predominantly untouched setting. Our stakeholder engagement plan is focused on ensuring we meet the current and future needs of our stakeholders. Our development is focused on providing the region with community benefits such as local employment and flow-on economic benefits from the increased level of tourism in the area.

As part of the stakeholder engagement plan, a steering committee will be formed to ensure common goals are fulfilled throughout the delivery of this project from concept to construction. The steering committee will consist of key stakeholders identified from the impact assessment. The Eurobodalla Ecological Escape development is aligned to the ERBG’s principles and strategic direction:

CONSERVATION Understanding, protecting and restoring plant biodiversity and habitats;

EDUCATION Promoting the importance of plants in natural and cultural landscapes;

RECREATION Managing our Botanic Garden for the community and visitors to enjoy.

Stakeholder Impact Assessment

Stakeholder Engagement Approach

15FINANCIAL FEASIBILITYDEVELOPMENT COST The development cost for the Eurobodalla Ecological Escape has been split into two main sections, Stage 1 plus Other Works, and Stage 2. The estimated development cost for Stage 1 sits at approximately $10 million, while Stage 2 is estimated to cost $6 million. Both of these figures are inclusive of on-costs including contractor preliminaries and margin, contingency and general fees such as authority and DA fees.

We have also allowed for an option item of $1.5 million relating to the replanting of trees and landscaping to surrounding areas of the accommodation. This item has been costed for information and can be included into the development estimate if required.

OPERATIONAL AND MAINTENANCE COST The estimated annual operational and maintenance cost for Stage 1 is $690,000, 92% of which are costs relating to the expenses of the restaurant. The annual operational and maintenance costs for Stage 2 are estimated at $44,000 and is only inclusive of the Deep Creek Cabins and miscellaneous items.

We have assumed that the costs relating to the Visitor Centre will remain as per Stage 1.

RETURN The anticipated annual net return of Stage 1 and Stage 2 is $920,000 and $240,000, respectively. We estimate that break-even will be achieved in approximately 11 years for Stage 1 and around 3 years for Stage 2, however a detailed break-even analysis will be conducted once value engineering has been completed. We anticipate the break-even period to reduce after this analysis.

These estimations have be calculated on the basis that the construction of Stage 2 will commence once Stage 1 has reached its break-even point, allowing Stage 2 to break-even significantly faster.

CLARIFICATIONS

• Escalation has been excluded

• All on-costs have been calculated as a percentage based off the estimated construction cost

• Visitor Centre relates to the costs associated to the Bush Tucker restaurant and other facilities available to Accommodation guests during Garden after-hours.

16A GREENER FUTUREOur intention behind the Eurobodalla Ecological Escape is for it to be the beginning of a thriving, and ‘value-adding’ journey for the ERBG and Eurobodalla Shire Council and its relationship with existing and new visitors, the local community, residents and beyond.

The two-stage accommodation development was designed to provide new and returning visitors an opportunity to experience the ERBG from a different lens and perspective. With this it was anticipated that the ERBG would be introduced to new market demographics which would inevitably diversify, add and grow the demands of the ERBG. As an example, changes in demand could include a greater variety or different type of hospitality and catering facilities, day/night events and on-site activities.

Considering these new future demands, future development opportunities of the ERBG could include but are not limited to:

1. SMALL AMPHITHEATRE for seasonal activities and events such as performances and educational talks for local garden visitors or school excursions

2. ADDITIONAL CAFE or Restaurant

3. GREENHOUSES and research facilities

4. GALLERY or display room that showcases all the different types of plants in the Garden

With the future developments, we endeavour to host a steering committee consisting of key stakeholders in the community, Council, ERBG management etc. to ensure common goals are fulfilled.

Similar to the Eurobodalla Ecological Escape, it is our priority that these future developments align with the key principles of the ERBG - conservation, education and recreation - guaranteeing a seamless integration of these future developments into the Garden and the Eurobodalla Ecological Escape.

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