Lakes Entrance is in a magnificent location, with great beaches and ocean access, sensational fishing and 260 square kilometres of the beautiful Gippsland on its doorstep yet seems to be underappreciated and distressed according to local businessman, Andrew Cruickshank.
“I recently analysed the latest Australian Bureau of Statistics (ABS) for Lakes Entrance for the period of 2006 to 2016, to understand the town’s economic structure and potential,” Mr Cruickshank said.
“The analysis shows that Lakes Entrance has a population of approximately 4900 people with an older population, fewer youths and higher unemployment than the rest of East Gippsland.
“The local workforce grew by 229 persons over the period, with the biggest job increase in the healthcare sector and the biggest decline in the retail sector.
“The biggest single sector of employment in Lakes Entrance was accommodation (tourism) with 278 workers from a total Lakes Entrance workforce of 1487 positions.
“The ABS produce an index of socioeconomic disadvantage, the SEIFA index, which places Lakes Entrance well below the Australian, Victorian and East Gippsland averages.
“Using property data from the Valuer General and the annual reports for Gippsland Ports, East Gippsland Water, Ausnet, East Gippsland Shire and Vicroads, I estimate that Lakes Entrance has infrastructure investment of at least $7 billion.
“The two kilometre Esplanade shopping strip comprising 123 premises had 18 vacant shops in March 2019 before increasing to 26 in October.
“Vacant shops and empty sites are a blight on retail strips, as they don’t encourage pedestrians, while the lack of weather protection/verandahs may discourage shoppers, particularly infirm pedestrians.”
Mr Cruickshank, who started a property and funds management business, the APN Property Group Ltd, which listed on the ASX in 2005, and has degrees in town planning, property valuation and accounting and a master of economic and regional development, believes one solution to the recent downturn could come from the local community and government.
“A simple measure of business interest in Lakes Entrance is a review of the town planning approvals for the commercial core, bounded by the Esplanade, Myer Street, Church Street and Marine Parade,” he said.
“Between 2010 to 2018, there has been a substantial decline in the number of permits granted for building and works.
“The decline in permits reflects the planning uncertainty created by State Government’s climate change/sea level rise/coastal inundation position. It would appear that property investment and refurbishment has declined in the commercial core.
“The Lakes Entrance community and taxpayers don’t seem to be receiving a reasonable return on local infrastructure investment, judging by shop vacancies and permit approvals.
“Overseas experience shows that socioeconomic decline in coastal towns can be reversed by local community action, supported by government policy.
“In the case of Folkstone in the United Kingdom, a local entrepreneur supported artists and performers, who moved into vacant premises. Folkstone now offers one of the largest music and arts festivals in the United Kingdom.
“My economic analysis shows that Lakes Entrance has a local comparative advantage in the tourism industry, which is hardly surprising given the townships attributes.”
A former member of the East Gippsland Marketing Board and current voluntary member of the East Gippsland Economic Development Board, Mr Cruickshank said the tourism industry could bring an influx of visitors to the area.
“The Lakes Entrance Action and Development Association are doing an excellent job in concentrating political and bureaucratic attention on Lakes Entrance,” he said.
“The relaxation of town planning controls in the commercial core, to allow for mixed uses, backpacker accommodation, music venues and art workshops/galleries will enliven the town centre.
“These activities attract tourists and encourages tourism expenditure.
“Tourists want to experience a variety compared to their home, they seek a mix of natural environment, culture and history, they expect safety and they want value for money and the ability to see iconic and famous attractions. Lakes Entrance and the region can satisfy these desires.
“Commercial investment could be encouraged by the community creating a Lakes Entrance activity fund, with monies raised used to advance local activities.
“A ‘cargo cult’ mentality, expecting government funding in all circumstances will not suffice. Joint community and government investment in projects are seen as proactive and focuses attention on local opportunities.
“Lakes Entrance requires a comprehensive local economic development strategy to help regenerate the town. The advancement of ‘place’ planning will focus community attention on important local requirements.
“Lakes Entrance, given its fishing and maritime history, should advance a fishing and maritime theme, with consistent signage, advertising etc.
“The city of Bunbury in Western Australia has successfully adopted a maritime theme.
“A fishing museum could be constructed on Bullock Island, a great location next to the Lakes Entrance Fisherman’s Co-op, SEAMEC and Gippsland Ports, while fishing trawler races along Cunninghame Arm could add to the tourist experience.
“Asian tourists are particularly drawn to fishing and crabbing along the lakefront and every effort should be made to encourage this activity, including the provision of more pedestrian accessed fishing spots.
“Tourism will be the most important economic sector to Lakes Entrance in the future and the community should do all in its power to improve the current tourist offer.
“Landscaping along the Esplanade helps the tourist experience, but it is more important to offer a greater variety of accommodation types, interesting tourist activities and dining experiences.”
PICTURED: Andrew Cruickshank
