South Bairnsdale Industrial Estate

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Map of South Bairnsdale Industrial Estate

South Bairnsdale Industrial Estate Water Support for Firefighting – Update and Proposed Solution

The South Bairnsdale Industrial Estate (estate) is considered East Gippsland’s premier industrial estate for large scale developments. The estate is partially developed with several significant and many smaller operations.

There remains considerable potential for further development on the estate in terms of new developments as well as upgrades to existing developments, however development in the estate is being limited by the lack of a fire-fighting water supply.

The Building Code of Australia requires buildings over 500m2 of floorspace and below 2,000m2 to have a firefighting capacity of 200kPa in pressure, and flow rate of 20 litres per second. This is much greater than what is currently provided to the estate by East Gippsland Water.

The Building Code means that anyone wanting to construct a building over 500m2 of floorspace and below 2,000m2 within the industrial estate, is currently required to install a private firefighting service. This can add an estimated $50,000-$150,000, depending on scale, to the cost of building at the owner’s expense.

This cost is proving challenging for businesses looking to locate and develop within the estate. Consequently, land values are stalling, and economic growth is not progressing to its full potential. The proposed approach provides the opportunity to meet the firefighting water supply requirements at a much lower cost to landholders.

To stimulate activity that will benefit Bairnsdale and East Gippsland, Council has been working with Regional Development Victoria and East Gippsland Water, to find a solution to upgrade the existing water supply at the estate. If the required fire-fighting pressures and volumes can be achieved across the site, this will eliminate the need for installation of private firefighting services at each allotment – saving $50,000-$100,000 per lot.

The proposed solution has an estimated total project cost of $2.4 million. East Gippsland Water has already committed $1.1million to water upgrades for parts of the estate which are underway to help meet potential growth. The Victorian Government has provided a grant of $500,000 to contribute to the project, and Council is considering providing another $400,000 towards the project. This leaves approximately $400,000 required to deliver the project and Council is seeking the support of landholders.

The contribution sought is a fraction of the cost of a private firefighting service and in the long term is expected to make economic sense for most parties. This issue has been long standing and there have been several attempts at resolution. This proposal represents the best opportunity so far to reach a resolution, given the contributions of East Gippsland Water, Council (proposed) and Regional Development Victoria.

Proposed Special Charge Scheme

A special charge scheme is proposed to raise a portion of the funds required for firefighting water supply upgrade works to enable development in the South Bairnsdale industrial estate by eliminating the need for private fire-fighting services for large buildings.

The purpose of this letter is to provide you with initial information about the proposed Special Charge Scheme and to seek your feedback. Your feedback can then be used to refine the proposal. Subject to Council agreeing to proceed, you will then be provided with a formal opportunity to support or object to the proposed scheme.

Council is proposing to raise the final $400,000 through a special charge scheme that would require a one-off payment by property owners within the estate with allotments greater than 550m2 and who will benefit from this scheme.

The table below shows estimated costs of the special charge scheme to landholders (depending on the final design of the scheme):

Block Size

Special Charge Scheme

estimated range of cost for a one-off payment

< 550 m2

$0

>550m2 <1100m2

$272 to $560

>1100 m2 < 1650m2

$544 to $1,120

>1650m2 < 2200m2

$816 to $1,680

>2200 m2

Calculated according to the following formula;

= (Land area/550m2) x ($280 to $560 range)


NOTE: The charge will not apply to sites that already have a building over 500m2 and have a permit of occupancy for that building, ie. they have already installed their own firefighting services. It will also not apply to small lots which cannot hold a building over 500m2.

Consultation details

Council is seeking feedback from landholders in relation to this proposal. If you would like to provide your feedback, please complete the survey and submit to Council.

All property owners have been sent individual letter outlining this proposal - we are aware that not all may have recieved these letters by the time this engagement goes public.

A drop-in session, where you can meet staff in person to discuss this proposal is scheduled for the Bairnsdale Library, 22 Service Street Bairnsdale on the following dates:

  • Wednesday 20 January, 1pm to 4pm
  • Thursday 21 January, 9am to 12pm

If you would like to discuss this project further, please contact Stephen Kleinitz, Senior Economic Development Officer on 5153 9500.

All feedback will be considered by Council and used to refine the proposal. If Council decides to proceed with the special charge scheme proposal, you will be provided with details of the updated scheme (considering any feedback) and will be provided with an opportunity at that time to formally support or object to the proposal.

We look forward to you feedback and the opportunity to work together to resolve a long-standing issue impacting economic growth in our region.

South Bairnsdale Industrial Estate Water Support for Firefighting – Update and Proposed Solution

The South Bairnsdale Industrial Estate (estate) is considered East Gippsland’s premier industrial estate for large scale developments. The estate is partially developed with several significant and many smaller operations.

There remains considerable potential for further development on the estate in terms of new developments as well as upgrades to existing developments, however development in the estate is being limited by the lack of a fire-fighting water supply.

The Building Code of Australia requires buildings over 500m2 of floorspace and below 2,000m2 to have a firefighting capacity of 200kPa in pressure, and flow rate of 20 litres per second. This is much greater than what is currently provided to the estate by East Gippsland Water.

The Building Code means that anyone wanting to construct a building over 500m2 of floorspace and below 2,000m2 within the industrial estate, is currently required to install a private firefighting service. This can add an estimated $50,000-$150,000, depending on scale, to the cost of building at the owner’s expense.

This cost is proving challenging for businesses looking to locate and develop within the estate. Consequently, land values are stalling, and economic growth is not progressing to its full potential. The proposed approach provides the opportunity to meet the firefighting water supply requirements at a much lower cost to landholders.

To stimulate activity that will benefit Bairnsdale and East Gippsland, Council has been working with Regional Development Victoria and East Gippsland Water, to find a solution to upgrade the existing water supply at the estate. If the required fire-fighting pressures and volumes can be achieved across the site, this will eliminate the need for installation of private firefighting services at each allotment – saving $50,000-$100,000 per lot.

The proposed solution has an estimated total project cost of $2.4 million. East Gippsland Water has already committed $1.1million to water upgrades for parts of the estate which are underway to help meet potential growth. The Victorian Government has provided a grant of $500,000 to contribute to the project, and Council is considering providing another $400,000 towards the project. This leaves approximately $400,000 required to deliver the project and Council is seeking the support of landholders.

The contribution sought is a fraction of the cost of a private firefighting service and in the long term is expected to make economic sense for most parties. This issue has been long standing and there have been several attempts at resolution. This proposal represents the best opportunity so far to reach a resolution, given the contributions of East Gippsland Water, Council (proposed) and Regional Development Victoria.

Proposed Special Charge Scheme

A special charge scheme is proposed to raise a portion of the funds required for firefighting water supply upgrade works to enable development in the South Bairnsdale industrial estate by eliminating the need for private fire-fighting services for large buildings.

The purpose of this letter is to provide you with initial information about the proposed Special Charge Scheme and to seek your feedback. Your feedback can then be used to refine the proposal. Subject to Council agreeing to proceed, you will then be provided with a formal opportunity to support or object to the proposed scheme.

Council is proposing to raise the final $400,000 through a special charge scheme that would require a one-off payment by property owners within the estate with allotments greater than 550m2 and who will benefit from this scheme.

The table below shows estimated costs of the special charge scheme to landholders (depending on the final design of the scheme):

Block Size

Special Charge Scheme

estimated range of cost for a one-off payment

< 550 m2

$0

>550m2 <1100m2

$272 to $560

>1100 m2 < 1650m2

$544 to $1,120

>1650m2 < 2200m2

$816 to $1,680

>2200 m2

Calculated according to the following formula;

= (Land area/550m2) x ($280 to $560 range)


NOTE: The charge will not apply to sites that already have a building over 500m2 and have a permit of occupancy for that building, ie. they have already installed their own firefighting services. It will also not apply to small lots which cannot hold a building over 500m2.

Consultation details

Council is seeking feedback from landholders in relation to this proposal. If you would like to provide your feedback, please complete the survey and submit to Council.

All property owners have been sent individual letter outlining this proposal - we are aware that not all may have recieved these letters by the time this engagement goes public.

A drop-in session, where you can meet staff in person to discuss this proposal is scheduled for the Bairnsdale Library, 22 Service Street Bairnsdale on the following dates:

  • Wednesday 20 January, 1pm to 4pm
  • Thursday 21 January, 9am to 12pm

If you would like to discuss this project further, please contact Stephen Kleinitz, Senior Economic Development Officer on 5153 9500.

All feedback will be considered by Council and used to refine the proposal. If Council decides to proceed with the special charge scheme proposal, you will be provided with details of the updated scheme (considering any feedback) and will be provided with an opportunity at that time to formally support or object to the proposal.

We look forward to you feedback and the opportunity to work together to resolve a long-standing issue impacting economic growth in our region.

  • South Bairnsdale Industrial Estate Water Support for Firefighting – Landholders Survey and Feedback

    Survey ends 31st of January 2021

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