A report into site servicing for a film studio in the Kamloops area compared four potential properties that could be developed.

The four properties were in Dallas, in Campbell Creek, on Sugarloaf Road, and on Tk’emlúps te Secwépemc industrial land near CN Road.

“The four sites are not intended to represent actual development locations for the film studio, so if people see their address, they shouldn’t think that we’re going to swoop in and offer money to purchase that land. That is not actually the case,” Film Commissioner Terri Hadwin said during Friday’s TNRD Committee of the Whole meeting.

“The actual site selection will need to be evaluated based on review of available properties at the time of development. We’re just giving an overview of what it would cost to develop on brownfield, greenfield, agriculture, or potentially Tk’emlúps.”

It will cost between $2.6 and $3.3 million to develop each site, with Hadwin noting that price does not include the cost to buy the land.

“Yes, we did focus on some sites here within Kamloops but its not to say that it couldn’t be in Merritt or elsewhere,” she added. “They do recommend that it be close to as many amenities as possible.”

Study author James Garner of Allnorth Consultants Limited, the firm that did the feasibility study, noted that each of the four sites presents its own set of challenges.

For instance, the greenfield site at 275 Andover Crescent in Dallas has an assessed value of $4,634,000 though since it is un-developed, there would be little to no demolition required.

The brownfield site at 10145 Dallas Drive would require significant demolition and remediation, though it would be a lot cheaper with an assessed value of $1,904,000.

The Sugarloaf Road site on agricultural property would require re-zoning and removal from the Agricultural Land Reserve (ALR), which could be time consuming, costly, and complicated though it has an assessed land value of $20,600.

Finally, the proximity of the CN railyard to the Tk’emlúps site could be a detractor, though Garner says it could be possible to lease the land as opposed to buying it outright, reducing the up front capital costs.

“Each of the four selected sites are feasible options for the development of the film studio, however, they each represent different challenges,” he said. “Undeveloped industrial land within the City of Kamloops is scarce and its cost can be quite high, while previously developed sites may be more affordable but present greater risks in site preparation and demolition costs.”

“ALR properties have potential to be viable options, however, they will require significant effort and cost for re-zoning and removal from the ALR with no guarantees that the Agricultural Land Commission will allow for their removal. Finally, industrial property on Tk’emlúps te Secwépemc land is available and should be considered for the site of a future film studio.”

Hadwin says this study and the business case done last year will be given to prospective developers and investors in a bid to encourage them to invest in the Kamloops film studio.

“The business case is based on bricks and mortar, not including land development and price which is exactly why we’ve done the site feasibility study,” Hadwin said. “The developers are going to ask what are the advantages of each site, what are the challenges of each site, and can obstacles be mitigated.”

“We’ve done a lot of the legwork and the homework, showing them that they can build here. We’re going to be out there letting them know that this is a viable place.”

Hadwin also noted the film industry in the TNRD has been “booming”, bringing in an estimated $18 million of direct revenue in 2022. She’s predicting that will be doubled by the end of next year.

“Demand for studio space is high,” she said. “Projections are for $2.6 million in revenue if it’s kept at 100 per cent capacity, which I believe it could be, and at highly competitive rates.”

You can find the film studio site servicing feasibility report here and the initial business case here.