OTB/VSS Facility Development Q&As - 29 April 2021

How will the club fund new hardstand which will be more damaged at the completion of OTB building construction?

We anticipate that the construction contract for the OTB/VSS building will make the builder responsible for making good any damage they cause to the hardstand during construction. Future improvements to the hardstand (such as re-surfacing) will be prioritised in the Capital Expenditure plan which the Board manages, funded through cash surpluses. The annual Capital budget allocation in the 5-year Financial forecast for all priority projects has been set at $100k per annum at this stage.

What is the club’s financial commitment to stage 2 and how would we fund any additional cost after this first stage?

The club has not committed any funding to Stage 2. The club has presented a funding proposal to the State Government to undertake preliminary design work and associated costing. Stage 2 including all components has a working budget estimate of approximately $28m.

Why isn’t the development focused on building the best sailing facility?

This question offers a subjective opinion – in fact the Board is entirely focused on developing the best sailing facility possible, within the project budget. To achieve this the Board has sought inputs from club members, visited and benchmarked other sailing facilities and sought the expert inputs of numerous architects. Multiple meetings have been held with representatives of the club’s OTB community and the facility plans have been revised multiple times based on these inputs.

Why is the whole master plan concentrated on the public and not a boating facility?

The Master Plan (dated 14/5/2019 is available here: https://www.gwshp.com.au) covers all the users of the precinct and is not wholly “concentrated on the public”. The plan covers many facets of the various facilities. The boating needs of RGYC are detailed in Appendix A “Existing + Proposed Site Activities”.

Why aren’t the dinghy ramps even on the Master Plan? This is a core function of the club.

Dinghy ramps are indeed included on the Landscape Master Plan of 14/5/2019. This includes a pontoon and ramp within Stages 1 & 2 – refer to page 46, item 25. The Master Plan specifically includes significantly enhanced dinghy access ramps.

Is the area between the East Ramp & East Groin being re-claimed? If so, is that to become RGYC land or Public Realm as noted on Master Plan render?

Yes, land reclamation in the area between the east ramp and the east rock groyne is included in the Master Plan of 14/5/2019 (see page 46, items 25 and 26). The land will be a combination of RGYC and Public Realm. RGYC will have access to use the Public Realm area for major events and regattas as shown in the conceptual rendering. Stage 2 project dependent on external funding.

When does the stormwater drain get diverted?

These works are to be included in the land reclamation element of the project. Stage 2 project dependent on external funding.

Why have we not included under cover dinghy storage?

Under cover dinghy storage has not been included in the design brief for the OTB/VSS building but will be provided for the cadets that wish undercover storage via a constructed storage rack. Stage 2 will deliver undercover storage below the “up and over” walkway.

Access and drop-off for sailors and boats at East Gate looks extremely tight! How would this work turning around with the likes of an Etchells on a trailer and at regattas – it doesn’t look well considered?

Several studies of the proposed new east gate layout have been made for drop-off for dinghy trailers. It is not anticipated that Etchells would turn around in that area – preferring to enter the yard as is the current practice.

Will we still have the bins lined up at the East entrance?

No. There will be a purpose-built compound.

How and where will contractors access the working yard and park their vehicles?

Contractors will be able to enter the yard via the east gate. The club will be managing all internal car parking, including the existing public carpark at the east gate area, which will become RGYC area only.

Where are the OTB Lockers?

OTB lockers are located internally within the current design as well as utilising storage spaces along the east side of the building.

Why are the West side lockers so much smaller? They look too small for any real purpose.

The lockers have not been designed in detail at this stage. The sizes will most likely vary. However, it is worthy to note that the usage requirements have changed over the years and the lockers will be designed accordingly.

OTB Membership is drifting to the Bellarine Clubs. What benefits will this offer to lure sailors back?

The reasons why sailors move to other clubs will vary. This question is broader than just the facilities and should be addressed collaboratively across OTB and Sailing & Boating Committee and the Board. However, a significantly larger and newer sailing facility will be a lure for new and returning sailors.

How much will our membership increase? With so much additional debt the revenue has to come from somewhere.

The Board has assumed a conservative membership growth rate for budgeting purposes, to ensure potential future debt can be serviced. This membership growth is assumed at the same rate as annual CPI. The debt levels and impact on cash position is yet to be finalised, but the Board is very keen to ensure long-term sustainability and viability without having to call on members to meet debt commitments beyond the existing fee structures. The Board is also developing membership growth plans to achieve a higher rate of membership growth than assumed in the financial planning. The funding plan will be brought to members for voting when the board is confident that all Financial implications have been well researched to support the completion of stage 1.

How will the club fund any additional capital works like hard stand, marina maintenance, dinghy ramps etc. in the next 15 years when at maximum borrowings?

The repayment of loan borrowings over 15 years represents a commitment that may impact on the availability of funds for other projects. Asset renewal & maintenance are important priorities which will be supported through the capital works program and maintenance budgets. A financial objective (subject to further Financial modelling and forecasting) is to create a reserve fund of at least $50,000 annually to build up funds for major renewal projects including Marina. The Board aims to borrow to a level that still enables the generation of annual cash surpluses. This will also allow future capital works to be planned and carried out.

What is the full intention of the building?? We have heard rumours of it being a training centre, high performance sailing centre, home to Yachting Australia – If there is an intended use the members should be well educated before being asked to pay the additional funds.

First and foremost the facility will be used to deliver RGYC OTB sailing, learn to sail and VSS Programs. Other training will occur from time to time e.g., training camps. There has been NO consideration regarding the facility being home to Australian Sailing. We should always look to how we can keep improving our sailors e.g., the Barwon Sports Academy program, and any other programs that may promote the growth and development of sailing.

What is the configuration and intended use of East lockers?

The detailed configuration of the lockers on the east side of the building will be refined in the detailed design stage. The intended use is one locker space for the VSS, and the remainder for RGYC OTB use.

It seems a massive club commitment for compromise on facilities we already have.

The construction of a brand new state of the art building of 1,121 m² (with 477 m² exclusively for RGYC, compared to the existing building of 338 m²) will be a significant improvement, not a compromise. We are building this facility with a vision to the future. This building will be for our OTB Sailing, Learn to Sail and Training Programs, our Administration and Operation Centre for racing, events and regattas as well as our Communications Centre.

Has the VSS been asked to compromise or increase funding?

Yes and yes. VSS have compromised in several areas, including a reduction in areas across the building. Almost all of their facilities will be shared with RGYC. Classrooms have been moved to the rear. We approached the School Building Authority (State Govt.) to increase their funding commitment which they did: from $3.5m to $3.75m. The VSS commitment of $20,000 to fund the outgoings associated with the building was set in 2017 and this figure will be re-negotiated.

Why are the change facilities not drawn on the plan?

The detailed layout of the change facilities will happen in the detailed design stage. Requirements defined by the OTB community have been included in the functional brief for the Architects.

Will the members vote to endorse the final plan?

Members will be continued to be consulted throughout all stages of the design process and updates will continue to be provided. As the members elected representatives, our Board will approve the final design. This is the same process that the Board undertook with the on-water elements of the project. A member vote will take place (yet to be decided) to approve the increase in stage 1 total cost from $19.35m and the additional loan borrowings.

How much benefit will the RGYC receive from having access to the dorms? In practical terms it is messy with laundry / cleaning needs etc.

RGYC can use the dorms as little or as much as it desires when available to RGYC. They can potentially be used during training camps, social sleepovers and to provide accommodation for our race officers during major events. Similarly, RGYC can choose the style of accommodation – BYO sleeping gear, i.e. no laundry.

Where will the VSS dry wetsuits? It used to be very messy on their front balcony.

VSS will not be permitted to hang wet suits on the balcony. Provision has been made for this within the VSS workshop and locker space.

How will the project be managed going forward? Will there be a committee of members with appropriate representation from OTB?

The Board will establish a RGYC Building Working Group with appropriate representation from all RGYC stakeholders including OTB.

Is there a business Plan available to members outlining the sail training activities separate to that of the Victorian Sailing School? How much does the RGYC contribute to fund these programs (Tackers etc)?

There is no separate Business plan as such for the sail training activities to be conducted by RGYC. The Board adopts annual budgets and targets for all aspects of Learn To Sail and Training programs. The Board has also adopted rolling 5 year budgets, which includes the Learn To Sail and Training budgets as well as a comprehensive Sailing & Boating budget.

The RGYC/VSS Agreement was signed back in 2017 and not intended to be legally binding. Has a legally binding agreement been signed by the Minister and RGYC?

The club signed a Community Joint Use Agreement Proposal in 2017. This will need to be revised prior to the agreement being drafted. A legally binding agreement has not been signed by the Minister and RGYC.

Can members still live aboard boats in the marina with the new lease?

The new lease terms and conditions are still being drafted and negotiated. In regards to permanent live-aboard, negotiations are centered around how many “caretakers” living permanently in the marina will be allowed. Negotiations are also focused on how many nights other members can stay overnight in any 12-month. The current proposal from CoGG is 50.

Will the swing moorings be removed with the new lease?

This is outside the terms and conditions of a new lease with CoGG, as the swing moorings are outside the lease area. We are aware that Parks Victoria have a policy to remove permanent swing moorings.