6.1 Implications arising from significance
The Commonwealth statement of significance (section 5.1 above) demonstrates Gabo Island Lighthouse is a place of considerable heritage value due to its contribution to the development of coastal navigation along the Victorian coastline.
The implication arising from this assessment is that key aspects of the place should be conserved to retain this significance. The key features requiring conservation include:
- Continued use of the lighthouse as an AtoN
- Architectural quality of the building
- Interior spaces and features, which are notable for their design, details and/or their original lighthouse function. These include:
- Basement floor
- Upper entrance floor
- Intermediate floors
- Lantern room and internal catwalk
- Internal stairs
- External spaces and features, which are notable for their design, details, and/or their original lighthouse function. These include:
- Dome and glazing
- Balcony
- Tower walls
- Doors and windows
- External stair
- Windbreak wall
Referral and approvals of action
The EPBC Act requires approval from the Minister for the Environment for all actions likely to have a significant impact on matters of National Environmental Significance (NES). The Act provides that the following actions require approval of the Minister:
- Actions taken on Commonwealth land which are likely to have a significant impact on the environment.
- Actions taken outside Commonwealth land which are likely to have a significant impact on the environment on Commonwealth land.
- Actions taken by the Australian Government or its agencies which are likely to have a significant impact on the environment anywhere.
The definition of ‘environment’ in the EPBC Act and EPBC Regulations includes the cultural heritage values of places.
Heritage strategy
If an Australian Government agency owns or controls one or more places with Commonwealth heritage values, it must prepare a heritage strategy within two years from the first time they own or control a heritage place (section 341ZA).
A heritage strategy is a written document that integrates heritage conservation and management within an agency’s overall property planning and management framework. Its purpose is to help an agency manage and report on the steps it has taken to protect and conserve the commonwealth heritage values of the properties under its ownership or control. The heritage strategy for AMSA’s AtoN assets was completed and approved by the Commonwealth Minister for the Environment in 2018 and is available online.42
Heritage asset condition report
A heritage asset condition report is a written document that details the heritage fabric of a site with an in-depth description of each architectural and structural element. The document includes: a brief history of the site, the Commonwealth Heritage statement of significance and value criteria, a heritage significance rating for each individual element, and a catalogue of artefacts on-site. The document is also accompanied by up-to-date photos of each structural element. This document operates as a tool for heritage monitoring, and is reviewed and updated biennially.
Natural and Aboriginal heritage values
AMSA understands that Gabo Island as a whole has noted Aboriginal cultural heritage, and natural values. Although these values lie outside of the Commonwealth heritage listing curtilage and AMSA’s lease, the potential remains for future works at the lighthouse to impact these values. At the time this plan was written, no plans have been made for future works at Gabo Island Lighthouse. In the event major works at the lighthouse are to be carried out, AMSA will seek to minimise impacts to the surrounding area by:
- Utilising specific access tracks to ensure no damage to surrounding vegetation,
- Ensuring project footprint is limited to the AMSA lease. In any instance that work is required outside of this footprint, approvals will be sought from the appropriate stakeholders,
- Consulting with the Vic Heritage Services (First Peoples - State Relations) in the event heritage artefacts/sites are uncovered or suspected during works.
- Implementing an appropriate discovery plan in the instance Aboriginal cultural heritage is suspected and/or found.
6.2 Framework: sensitivity to change
Owing to the site’s aesthetic qualities, technical acclaim and association with significant figures, Gabo Island Lighthouse is of high significance. Therefore, work actioned by AMSA on the lighthouse’s fabric harnesses the potential to reduce or eradicate the significance of the site’s heritage values.
Conservation works, including restoration and reconstruction, or adaption works of the absolute minimum so as to continue the lighthouse’s usefulness as an AtoN are the only works that should be actioned by AMSA on Gabo Island Lighthouse. Some exceptions are made for health and safety requirements, however any and all work carried out must be conducted in line with heritage considerations and requirements of the EPBC Act.
The table below demonstrates the level of sensitivity attributed to the various elements of the fabric register in the face of change. These are measured on a High-Moderate-Low spectrum depending on the action’s possible threat to the site’s heritage values.
High sensitivity
High sensitivity to change includes instances wherein a change would pose a major threat to the heritage value of a specific fabric, or the lightstation as a whole. A major threat is one that would lead to substantial or total loss of the heritage value.
Moderate sensitivity
Moderate sensitivity to change includes instances wherein a change would pose a moderate threat to the heritage value of a specific fabric, or would pose a threat to the heritage significance of a specific fabric in another part of the building. A moderate threat is one that would diminish the heritage value, or diminish the ability of an observer to appreciate the value.
Low sensitivity
Low sensitivity to change includes instances wherein a change would pose little to no threat to the heritage value of a specific fabric, and would pose little to no threat to heritage significance in another part of the building.
Component | Level of sensitivity | Nature of change impacting heritage values |
---|---|---|
Gabo Island Lighthouse structure | High |
|
Low |
| |
Basement floor | High |
|
Low |
| |
Upper entrance floor | High |
|
Low |
| |
Stairs | High |
|
Low |
| |
Intermediate floors | High |
|
Low |
| |
Balcony | High |
|
Low |
| |
Lantern room | High |
|
Moderate |
| |
Low |
| |
Lens and pedestal | Moderate |
|
Low |
| |
Dome | High |
|
Low |
| |
Doors and windows | High |
|
Low |
| |
External stair | High |
|
Low |
| |
Windbreak wall and paths | High |
|
Low |
|
6.3 Statutory and legislative requirements
Below are listed the Acts and Codes relevant to management of Gabo Island Lighthouse in terms of heritage, navigation, and work health and safety.
Act or code | Description |
Environment Protection and Biodiversity Conservation Act 1999 (Cth) | The Environment Protection & Biodiversity Conservation Act 1999 (Cth) requires agencies to prepare management plans that satisfy the obligations included in Schedule 7A and 7B of the EPBC Regulations |
Environment Protection and Biodiversity Conservation Regulations 2000 (Cth) | The Commonwealth Department of Agriculture, Water and the Environment has determined these principles as essential for guidance in managing heritage properties.
|
AMSA Heritage Strategy 2018 | As the custodian of many iconic sites, AMSA has long recognised the importance of preserving their cultural heritage. This Heritage Strategy is in response to section 341ZA of the EPBC Regulations (2000) which obliges AMSA to prepare and maintain a heritage strategy, along with obliging AMSA to:
The strategy derives from the AMSA Corporate Plan and achievements are reported through the AMSA Annual Report. The 2020-21 AMSA Annual report can be found online.43 |
Navigation Act 2012 (Cth) | Part 5 of the Act outlines AMSA’s power to establish, maintain and inspect marine aids to navigation (such as Gabo Island Lighthouse).
|
Australian Heritage Council Act 2003 (Cth) | This Act establishes the Australian Heritage Council, whose functions are:
|
Victoria Heritage Act 2017 (VIC) | Division 3, Section 42: Obligations of owners of places and objects (1) The owner of a place or object to whom a statement of recommendation has been given must advise the Executive Director in writing of – a) any works or activities that are being carried out in relation to the place or object at the time the statement is given; and b) any application for a planning permit or a building permit, or for an amendment to the permit, that has been made in relation to the place but not determined at the time the statement is given; and c) any works or activities that are proposed to be carried out in relation to the place or object at the time the statement is given.
(2) An advice under subsection (1) must be given within 10 days after the statement of recommendation is given under section 40.
(3) The owner of a place to whom a statement of recommendation has been given must advise the Executive Director in writing of an application, permit or amendment if, before a determination under section 49 or 52 in respect of a place – a) an application for a planning permit or a building permit or for an amendment to that permit in relation to the place is made; or b) a planning permit or building permit or an amendment to that permit in relation to the place is granted.
(4) An advice under subsection (3) must be given within 10 days after the making of the application or the grant of the permit or amendment.
(5) The owner of a place or object to whom a statement of recommendation has been given must advise the Executive in writing of the following activities or proposals if, before a determination is made under section 49 or 52 in respect of a place or object – a) Any activities are carried out in relation to the place or object that could harm the place or object; b) Any activities are proposed to be carried out in relation to the place or object that could harm the place or object.
(6) An advice under subsection (5) must be given within 10 days after the owner becomes aware of the activity or the proposal, as the case requires.
(7) If, before a determination is made under section 49 or 52 in respect of a place or object, a proposal is made to dispose of the whole or any part of the place or object, the owner of the place or object must advise the Executive Director in writing of that proposal.
(8) An advice under subsection (7) must be given at least 10 days before entering into the contract for the disposal of the place or object.
(9) The owner of a place or object who proposes to dispose of the whole or any part of the place or object before a determination is made under section 49 or 52 in respect of the place or object must, before entering into a contract for that disposal, give a copy of the statement of recommendation to the person who, under the proposed contract, is to acquire the place or object of part of the place or object. |
Aboriginal Heritage Act 2006 (VIC) Division 4 — Aboriginal places and objects
| 24 Reporting discovery of Aboriginal places and objects (1) This section applies if—
(2) The person must report the discovery to the Secretary as soon as practicable unless, at the time of making the discovery, the person had reasonable cause to believe that the Register contained a record of the place or object. Penalty: In the case of a natural person, 60 penalty units; In the case of a body corporate, 300 penalty units. Note Section 187A applies to an offence against this subsection. (3) If a discovery of an Aboriginal place or object is made in the course of works being carried out on any land, the person in charge of the works is deemed for the purposes of this section to be the person who discovered the place or object. |
Building Code of Australia/National Construction Code | The Code is the definitive regulatory resource for building construction, providing a nationally accepted and uniform approach to technical requirements for the building industry. It specifies matters relating to building work in order to achieve a range of health and safety objectives, including fire safety. As far as possible, Commonwealth agencies aim to achieve compliance with the Code, although this may not be entirely possible because of the nature of and constraints provided by existing circumstances, such as an existing building. |
Work Health and Safety Act 2011 (Cth) | The objectives of this Act include:
[Quoted from Division 2 of Act] This has implications for Gabo Island Lighthouse of Australia as it is related to AMSA staff, contractors and visitors. |
6.4 Operational requirements
As a working AtoN, the operational needs of Gabo Island Lighthouse are primarily concerned with navigational requirements. Below are the operational details and requirements of the Gabo Island light as outlined by AMSA.
Navigational requirement for AMSA’s AtoN site
The following table is taken from AMSA’s Asset Management Strategy for the Gabo Island Light.
1 | Objective/rationale | An AtoN is required on Gabo Island to warn of the coastal island itself and the New Zealand Star Bank to the south-west at 15 miles. The AtoN is required as a navigation mark for vessels transiting round this south-east corner of Australia between the Tasman Sea and the Bass Strait An ESSA lies 1.3 miles to the North East. |
2 | Required type(s) of AtoN | A fixed structure is required to act as a day mark. A distinctive light is required for use at night. An AIS base station is required with omnidirectional coverage out to 23 nautical miles. |
3 | Priority/significance | An AtoN at this site is important for the navigation of commercial ships. |
4 | Required measure of performance | The service performance of the AtoN must comply with the IALA Availability Target Category 1 (99.8%). Target availability for AIS is 99.8%. |
5 | Primary and secondary means (if any) of identification | The day mark must be conspicuous. The existing 47 m high red granite tower surmounted by a white lantern at an elevation of 55 m meets this requirement. The light must comply with the requirements of rhythmic characters of light as per the IALA NAVGUIDE. The light must have distinct characteristics that are easy to recognise and identify. The present flashing (3) white light every 20 seconds meets this requirement. |
6 | Visual range | During daytime, the AtoN structure should be visible from at least 5 nautical miles. At night, the white light must have a nominal range of at least 15 nautical miles. |
7 | Radar conspicuousness | Gabo Island itself provides a good radar echo; therefore no additional radar enhancement is required for this site. |
AMSA’s goals
AMSA is responsible, under the Navigation Act, for maintaining a network of marine AtoN around Australia’s coastline that assist mariners to make safe and efficient passages. AMSA’s present network of 500 marine AtoN includes traditional lighthouses such as Gabo Island Lighthouse, beacons, buoys, racons, automatic identification system stations, metocean sensors including broadcasting tide gauges, current meter, directional wave rider buoys and a weather station.
Technological developments in the area of vessel traffic management have also contributed to increasing navigation safety and helped promote marine environment protection. AMSA aims to meet international standards for the reliability of lighthouses set by the International Association of Marine Aids to Navigation and Lighthouse Authorities (IALA).
At the time of preparing this management plan, the major goal for Gabo Island Lighthouse primarily encompassed continuing its utilisation as an AtoN (for as long as necessary), while upkeeping the appropriate maintenance to conserve and preserve the heritage values of the lighthouse.
Lighthouse performance standards
AMSA aims to meet international standards for the reliability of lighthouses set by IALA. Gabo Island’s light is designated as an IALA Availability Category 1 AtoN (within a scale of Category 1 to Category 3, Category 1 aids are most critical). Category 1 aids have an availability target of 99.8 per cent.
6.5 Occupier needs
Access to the lighthouse
One practical effect of this performance standard is that the operational equipment and structure of the light need to be kept in good repair by regular maintenance and equipment that fails in service is repaired quickly. Routine maintenance and emergency repairs are carried out by AMSA’s maintenance contractor. The contractor needs reliable access to the site for this work, and AMSA officers need access for occasional inspections of the site including auditing the contractor’s performance.
Tourist access
The existing licence between AMSA and Parks Victoria for tour operation within Gabo Island Lighthouse includes additional operational requirements. Access is required by the licensee to conduct tours inside the lighthouse tower (in-keeping with AMSA work safety requirements). The tourism licensee must comply with any requirements, notices or orders any government agency having jurisdiction or authority in respect of the land or the use of the land. Tourism licensees must have an adequate understanding of the site's heritage values, and new staff must be educated in the site's history and significance.
6.6 Proposals for change
Preventative maintenance works are carried out on the lighthouse to maintain its status as a working marine AtoN, and to assist in the site’s conservation.
A list of scheduled preventative maintenance work is identified within the latest available site inspection report. The information provided below was taken from this report.
Maintenance description | Estimated date of work |
Structure paint | 2023 |
Light lantern change | 2024 |
Lantern room paint | 2024 |
Reseal glazing | 2024 |
6.7 Potential pressures
A significant pressure that harnesses the potential to effect the Commonwealth heritage values of the place would be the obligation to remove or replace original fabric materials from the lighthouse owing to unavoidable and irreversible deterioration.
At the time of preparing this management plan, no plans have been made to modify/remove heritage fabric. In the event plans are made to modify or remove heritage fabric, work will be conducted in line with the heritage considerations and requirements of the EPBC Act.
6.8 Processes for decision-making
Processes for decision-making are required in the event of an incident that impacts the heritage values of the site. The following incidents are included due to their likelihood of occurrence at Gabo Island Lighthouse.
Incident | Procedure |
Major project/maintenance works proposed |
|
Damage to lighthouse’s fabric (heritage significance) |
|
Damage to lighthouse’s fabric (no heritage significance) |
|
Light upgrade |
|
Modification to lighthouse, such as adding of attachment |
|
Unforeseen discovery of Aboriginal cultural artefacts on-site. |
|
Divestment of lighthouse from AMSA |
|
___________________________________________________________________________________________________