Perisher Range Resorts Master Plan - NSW Environment & … · executive summary ix 1 introduction 1...

Perisher Range Resorts Master Plan

NSW National Parks & Wildlife Service

Kosciuszko National Park

November 2001

AvailabilityAdditional copies of the Perisher Range Resorts Master Plan may be obtained from theNSW National Parks and Wildlife Service, PO Box 2228, Jindabyne NSW 2627, telephone (02) 6450 5555 or by visiting www.npws.nsw.gov.au.

VersionThe Perisher Range Resorts Master Plan was finalised in November 2001 and thisdocument incorporates the requirements of the Director General of the Department ofPlanning contained in the approval issued 17 December 2001.

AcknowledgmentsThe National Parks and Wildlife Service would like to thank all of the individuals andorganisations who over the years have worked towards the preparation of the PerisherRange Resorts Master Plan. Assistance in the preparation of the plan was provided byCox Humphries Moss, Colin Stewart Architects and Purdon Associates. Projectmanagement and co-ordination was provided by NSW Department of Public Works andServices. The members of the National Parks and Wildlife Service Perisher Planning team are Alistair Henchman, Miles Boak, Amy Roberts, Lisa Pickford and Kay Weston.

ISBN 0 7313 6444 9

Document printed by NSW Government Printing Services.

Cover design by Phase IX, Jindabyne, with images reproduced with the permission ofPerisher Blue Pty Ltd.

© NSW National Parks & Wildlife ServiceThis work is copyright. Apart from any use as permitted under the Copyright Act 1968, nopart may be reproduced without permission from the National Parks & Wildlife Service.Requests and inquiries concerning reproduction and rights should be addressed to theManager, Resorts Division, NSW National Parks & Wildlife Service, PO Box 2228,Jindabyne NSW 2627. Telephone (02) 6450 5555, facsimile (02) 6450 5630.


http://www.npws.nsw.gov.au

Contents

EXECUTIVE SUMMARY ix

1 INTRODUCTION 1

1.1 PURPOSE OF THE PERISHER RANGE RESORTS MASTER PLAN 11.2 AIMS OF THE PERISHER RANGE RESORTS MASTER PLAN 21.3 PLANNING CONTEXT 31.3.1 COMMISSION OF INQUIRY FINDINGS 51.3.2 NPWS REPRESENTATIONS REPORT 51.3.3 MINISTER’S APPROVAL 51.3.4 PERISHER RANGE RESORTS ENVIRONMENTAL STUDY 61.3.5 PUBLIC CONSULTATION 61.3.6 KOSCIUSZKO NATIONAL PARK PLAN OF MANAGEMENT 61.3.7 LEASEHOLD 71.3.8 DRAFT SKI RESORT DEVELOPMENT PLAN 71.3.9 DRAFT SKI SLOPE PLAN 71.3.10 PERISHER RANGE CROSS COUNTRY SKI DEVELOPMENT PLAN 81.3.11 SEPP & KOSCIUSZKO REP (SKI RESORTS) 81.3.12 SNOWY REGION TOURISM MASTER PLAN 91.3.13 ALPINE REGION STRATEGY 91.4 IMPLEMENTATION 91.4.1 FUTURE PLANNING AND DEVELOPMENT APPROVAL 91.4.2 LEASING 101.4.3 CONSTRUCTION 101.4.4 REVIEW OF THIS PLAN 101.5 REPORT STRUCTURE 10

2 STUDY AREA & REGIONAL CONTEXT 13

2.1 SUBJECT AREA 132.2 REGIONAL CONTEXT 142.3 LOCAL CONTEXT 162.4 HISTORICAL DEVELOPMENT OF SKI RESORT AREAS 18


iii

3 PERISHER RANGE STRATEGY 21

3.1 THE VISION 213.2 RESORT VILLAGE CHARACTER STATEMENTS 223.3 GUIDING PRINCIPLES 233.4 GENERAL OBJECTIVES 253.4.1 ENVIRONMENTAL OBJECTIVES 253.4.2 SOCIAL AND ECONOMIC OBJECTIVES 263.4.3 FUNCTIONAL OBJECTIVES 263.5 DEVELOPMENT STRATEGIES 273.5.1 ECOLOGICALLY SUSTAINABLE DEVELOPMENT 273.5.2 ALL-SEASON RESORT 283.5.3 SETTLEMENT PATTERN & NEW BED ALLOCATION 283.5.4 COMMERCIAL FLOOR SPACE 303.5.5 ACCESS AND CIRCULATION 313.5.6 CARPARKING 323.5.7 UTILITIES AND OTHER COMMUNITY SERVICES 363.5.8 CENTRAL MACHINERY STORAGE AND WORKSHOP FACILITIES 403.5.9 FUTURE EXPANSION POTENTIAL 403.5.10 DETAILED DEVELOPMENT GUIDELINES AND CONTROLS 40

4 MASTER PLAN FOR GUTHEGA 43

4.1 EXISTING CONDITIONS 434.2 AREA OBJECTIVES AND PRINCIPLES 444.3 CHARACTER STATEMENT 444.4 MASTER PLAN CONCEPT 464.5 DEVELOPMENT GUIDELINES & CONTROLS 48

5 MASTER PLAN FOR SMIGGIN HOLES 49


6 MASTER PLAN FOR OUTER PERISHER VALLEY 55



iv

7 MASTER PLAN FOR PERISHER VALLEY CENTRAL PRECINCT 61

7.1 EXISTING CONDITIONS 617.2 PRECINCT OBJECTIVES AND PRINCIPLES 677.3 CHARACTER STATEMENT 697.4 MASTER PLAN CONCEPT 707.4.1 OVERVIEW 707.4.2 PUBLIC REALM 747.4.3 ROAD NETWORK 747.4.4 PEDESTRIAN/SKIER NETWORK 887.4.5 PUBLIC SPACES 1027.4.6 PARKING AREAS 1057.4.7 BUILDING HEIGHT & FORM 1087.4.8 BUILDING SETBACKS 1187.4.9 DEVELOPMENT SITES 1207.4.10 COMMERCIAL AREA 1227.4.11 RECREATION AND COMMUNITY FACILITIES 1237.4.12 MUNICIPAL SERVICES 1237.4.13 DEVELOPMENT STAGING 1247.4.14 SUMMARY OF ESD ELEMENTS IN MASTER PLAN 1267.5 DEVELOPMENT GUIDELINES & CONTROLS 128

FIGURES

Figure ES-1: Study Area and Regional Context xFigure ES-2: Guthega Master Plan xiiFigure ES-3: Smiggin Holes Master Plan xiiiFigure ES-4: Perisher Valley Master Plan xivFigure ES-5: Perisher Valley Central Precinct Master Plan xvFigure ES-6: Indicative Built Form xviFigure 1.1: Summary of Planning Context 3Figure 1.2: Diagram of Report Structure 11Figure 2.1: Study Area & Regional Context 15Figure 2.2: Perisher Valley Central Precinct Development History 19Figure 3.1: Bed Allocation per Resort 28Figure 3.2: Proposed Location of Central, Workshop and Freight Depot 41Figure 4.1: Guthega Existing Conditions 45Figure 4.2: Guthega Master Plan 47Figure 5.1: Smiggin Holes Existing Conditions 51Figure 5.2: Smiggin Holes Master Plan 53Figure 6.1: Perisher Valley Existing Conditions 57Figure 6.2: Perisher Valley Master Plan 59Figure 7.1: Natural Constraints and View Corridors 63Figure 7.2: Principal Views and Prevailing Winds 64Figure 7.3: Existing Infrastructure Constraints 65Figure 7.4: Building Zones 66Figure 7.5: Perisher Valley Central Precinct Master Plan Concept 71Figure 7.6: Indicative Built Form 73Figure 7.7: Street Hierarchy 76Figure 7.8: Winter Roads 77


v

Figure 7.9: Cross Section Kosciuszko Road 79Figure 7.10: North Perisher Road Section 81Figure 7.11: Edge to Perisher Creek Section 83Figure 7.12: The Terrace Section 85Figure 7.13: Perisher Crossroads and Transport Interchange 87Figure 7.14: Pedestrian/Skier Network 89Figure 7.15: Bridge Across Perisher Creek 91Figure 7.16: Bridge Street Section 92Figure 7.17: Bridge Street Perspective 93Figure 7.18: Section North-South Perisher Place 95Figure 7.19: Section North Terrace 97Figure 7.20: Ski School Bridge Perspective 99Figure 7.21: Perisher Creek Perspective 101Figure 7.22: Views and Vistas 103Figure 7.23 Parking Areas 107Figure 7.24 Building Height Controls 109Figure 7.25: View from Pipers Gap looking west 111Figure 7.26: Perspective of Ski School Bridge looking south 113Figure 7.27: Elevation from Mt Piper looking south 114Figure 7.28: Elevation from North Perisher Road looking west 115Figure 7.29: Elevation from Perisher Creek looking east 116Figure 7.30: Elevation from Kosciuszko Road looking north 117Figure 7.31: Perisher Village Building Lines 119Figure 7.32: Development Sites 121Figure 7.33: Development Staging 125Figure 7.34: ESD Elements 127

TABLES

Table 1.1: Key Background Reports 4Table 3.1: Mode of Arrival to Perisher Range Resorts 31Table 3.2: Existing Car and Bus Parking 33Table 7.1: Indicative Calculation of Parking Spaces 106Table 7.2: Site Development Potential 122

SCHEDULES

Schedule One: Ecological Sustainability and Environmental Performance 131Schedule Two: Development Guidelines and Controls for Guthega,

Smiggin Holes & Perisher Valley Outer Precinct 141Schedule Three: Development Guidelines and Controls for Perisher Valley

Central Precinct 151


vi

Abbreviations

BCA Building Code of Australia

COI Commission of Inquiry

CMP Construction Management Plan

DA Development Application

DLWC NSW Department of Land and Water Conservation

DPWS NSW Department of Public Works and Services

planningNSW NSW Department of Planning

EIS Environmental Impact Statement

EMP Environmental Management Plan

EMS Environmental Management System

EPA NSW Environment Protection Authority

EP&A Act Environmental Planning and Assessment Act, 1979

ESD Ecologically Sustainable Development

KNP Kosciuszko National Park

NPWS NSW National Parks and Wildlife Service

PBPL Perisher Blue Pty Ltd

PoM Plan of Management

PRRMP Perisher Range Resorts Master Plan

REP Regional Environmental Plan

RL Relative Levels

RTA Roads and Traffic Authority

SEPP State Environmental Planning Policy

SMP Upper Snowy Catchment Stormwater Management Plan (2000)

SRDP Perisher Range Resorts Ski Resort Development Plan

SSP Ski Slope Plan


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viii

Executive Summary

Perisher Range is located in Kosciuszko National Park (KNP) and is the largest alpineresort complex in Australia. Accommodation is provided in several villages includingPerisher Valley, Smiggin Holes and Guthega. Figure ES-1 refers. The ski field is operatedas a single resort known as Perisher Blue.

In recent years there has been growing demand for more accommodation on the PerisherRange, associated with proposals to expand ski slope facilities. In particular, there is nowa proposal to create a new Village Centre on the existing carpark at Perisher Valley.

A number of plans and environmental studies associated with development of thePerisher Range Resort have been undertaken over recent years and have been the focus ofa Public Commission of Inquiry and approval by the then Minister for Urban Affairs andPlanning.

This Perisher Range Resorts Master Plan provides a planning framework and directionfor future development within the resort areas on Perisher Range. The Plan responds tothe 1999 Ministerial approval requiring preparation of a revised Master Plan for thePerisher Range resort areas, including the proposed new Village Centre in Perisher Valley.

The overriding environmental objective for development of the Perisher Range Resortswithin the KNP is to protect the unique and fragile natural environment. The MasterPlans for each resort have been based on principles of ecologically sustainabledevelopment.

Any new development in resorts on Perisher Range will be subject to stringentenvironmental assessment. The focus on environmental assessment will applythroughout the initial planning and design stage as well as through construction andongoing operation and management of the resort areas.

An expansion in accommodation capacity of 1,320 beds was approved by the thenMinister for Urban Affairs and Planning, with an initial allocation to: Guthega (80);Smiggin Holes (150); outer Perisher Valley (116); and Perisher Village Centre (800). Anadditional 174 beds are currently unallocated with their ultimate take-up dependent onmarket demand. Any unutilised bed capacity in outer resorts will be reallocated to theCentral Precinct of Perisher Valley, including the Village Centre, to boost the critical massof this area.

The Master Plan assumes that visitors will continue to access Perisher Range by car, busand Skitube. However, it is expected that the Skitube will gradually assume greaterprominence as the main mode of transport to the area.

Existing and planned infrastructure, including water supply, effluent treatment, energyand telecommunication, will have the capacity to absorb the proposed increase in bednumbers.

The Master Plan envisages use of Perisher Range as a summer and winter resort, andemphasises the need for a close integration of the village areas with adjacent ski slopes.


ix

Figures ES-2 to ES-5 show the Master Plans for each resort area including the PerisherValley Central Precinct. No fundamental changes are proposed to the structure or overallsize of outer Perisher Valley, Smiggin Holes or Guthega whilst significant change isplanned for the Perisher Valley Central Precinct. Finalisation of Master Plans for eachresort has included extensive consultation with a wide range of stakeholders over severalyears.

The main elements of the Perisher Valley Central Precinct Master Plan are as follows(Figure ES-5):

Identification of existing buildings with scope for expansion;

Definition of a development site for a new Village Centre that will contain aminimum of 800 new beds, and have scope to absorb more beds depending on finalbed take-up rates in other resorts and other parts of the Perisher Valley CentralPrecinct. This level of development is consistent with the overall settlement strategyfor Perisher Range and the Alpine Region;

A compact development footprint for the new Village Centre on the existing carparkand adjacent disturbed area that minimizes impact on existing creek lines andvegetation;

A new public realm (roads, pedestrian/skier circulation open spaces and viewcorridors) that will provide the framework for specific development sites and articulatethe quality of public spaces;

Creation of major visual corridors through the proposed development to ensure viewsof ski slopes and other parts of the resort. This is achieved by adoption of a streetpattern which follows the view corridors, restrictions on building height and a rooflinethat follows the existing land form;

Retention of Kosciuszko Road as the main route through Perisher to Charlotte Pass;

Creation of a new vehicle entry point (Perisher Crossroads) that acts as a majorpedestrian drop-off point for cars and buses;

Provision of surface parking areas for day visitors (short and long stay) and overnightparking. When fully developed Perisher Valley will have fewer surface parking spacesthan currently exists. Options for carparking provision have been canvassed in theMaster Plan, including more reliance being placed on access to Perisher Range viaBullocks Flat and the Skitube;

Options for new waste transfer arrangements subject to completion of a wastemanagement strategy by NPWS;

Creation of a new walking circuit and interpretative trail around Perisher Creek, andreinforcement of pedestrian links to other parts of Perisher Valley;

Retention of existing oversnow routes;

Integration of the new Village Centre with Ski Slope Plan proposals including possiblepedestrian bridges, ski lifts and ski school.


x

CHARLOTTE PASS

SKITUBE

BULLOCKSFLAT

BLUECOW

KOSCIUSZKO ROAD

PERISHER VALLEY

GUTHEGA

LINK ROAD

SMIGGINHOLES

ALPINE WAY

THREDBO RIVER

JINDABYNE

LAKEJINDABYNE

SNOWY RIVER

GUTHEGA ROAD

TO CANBERRA

TO TH

REDBO

P E R I S H E R R A N G E M A S T E R P L A NC O X S T E W A R T P U R D O N

S T U D Y A R E A A N D R E G I O N A L C O N T E X T2 . 1

S T U D Y A R E A A N D R E G I O N A L C O N T E X TE S – 1

ACT

VICTORIA

NSW

PACIFICOCEAN

PERISHER RANGE

MELBOURNE

MERIMBULA

CANBERRA

COOMA

NSW SNOWFIELDS

VICTORIANSNOWFIELDS

ALBURYBATEMANS BAY

0 50 100km

TUMUT

SYDNEY

S e t t l e m e n t / D e v e l o p m e n t

0 5 10 20km

SOUTH EASTERN AUSTRALIASOUTH EASTERN AUSTRALIA

P E R I S H E R R A N G EP E R I S H E R R A N G E

JINDABYNE

The Village Centre component of the Master Plan for the Perisher Valley Central Precinctis also shown as an indicative built form but this is not intended to determine the finaldetailed design (Figure ES-6). A Detailed Village Design Plan and associateddocumentation (including staging plans, landscape plans and environmental managementplans) will be prepared by or on behalf of NPWS as the next step in planning for the newVillage Centre. This detailed plan will incorporate the results of wind tunnel and snowdescription modelling as well as other appropriate considerations.

Implementation of the Master Plan for the Perisher Range Resorts will achieve all of thekey requirements contained in the Commission of Inquiry (COI) report and the Minister’sapproval. These include:

Facilitation of development which respects environmental constraints;

Ensuring environmentally sustainable development throughout Perisher Range;

Protection of major public view lines within the Perisher Valley Central Precinct,including views from Kosciuszko Road and the carpark through the Village Centredevelopment to ski slopes;

Creating a pedestrian scale Village Centre at Perisher Valley that will operate effectivelyin all seasons;

Maintaining building height limits within the Perisher Valley Central Precinct thatensure the development will sit within the broader landscape as well as ensuring goodamenity in the public realm at ground level;

Making provision for small scale expansion of existing accommodation facilities inGuthega, Smiggin Holes and the outer village areas of Perisher Valley;

Retaining public parking at all resorts. In the case of Perisher Valley, some loss ofpublic surface parking can be expected as a result of the development. The finaldetermination of parking provision will require further review of parking options alongwith alternative access strategies and pricing policies; and

Integrating the new Village Centre development into surrounding resort areas andensuring integration with the Ski Slope Plan.

The next steps in the overall planning and approval process are as follows:

Approval for the Perisher Resorts Master Plan by the Director General planningNSW;

Preparation of a Detailed Village Design Plan by or on behalf of NPWS, withsubsequent assessment and approval by planningNSW;

Further investigations by NPWS and key stakeholders to resolve matters such as thetraffic management strategy, workshop locations and waste management strategy;

Finalisation of lease negotiations with lessees with respect to development of new beds;

Lodgment of Development Applications for individual development proposals andapproval by NPWS and planningNSW; and

Commencement of construction.


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WORKSHOP

SKI CENTRE

CHAIR LIFT

PUMPSTATION

EXISTING DAM

0 75 150m

G U T H E G AM A S T E R P L A NE S - 2

G U T H E G AM A S T E R P L A NE S - 2


S c o p e f o r E x p a n s i o n o fE x i s t i n g L o d g e sE x i s t i n g a n d A d d i t i o n a lC a r p a r k i n gE x i s t i n g a n d A d d i t i o n a lC a r p a r k i n g

EXISTING BED ALLOCATION 236

ADDITIONAL BEDALLOCATION 80

EXISTING CARPARKING DAY 60 OVERNIGHT 50

NOTE: CONTOURS AT 10m INTERVALS



EXISTING CARPARKING DAY 60 OVERNIGHT 50


MAIN ACCESS ROAD

TRACKS

BUILDINGS

WASTE TRANSFERSTATION

S c o p e f o r E x p a n s i o no f E x i s t i n g B u i l d i n g s

BLUE CALF T BAR

TO GUTHEGALINK ROAD

KOSCIUSZKO RD

TO PE

RISHER

TO JINDABYNE

EAST PRECINCT

WESTPRECINCT


S M I G G I N H O L E SM A S T E R P L A NE S - 3

S M I G G I N H O L E SM A S T E R P L A NE S - 3

0 25 50 100

S c o p e f o r E x p a n s i o n o f E x i s t i n g B u i l d i n g s

NOTE:SCOPE FOR EXPANSION OF EXISTING LODGES AND CONSTRUCTION OF A NEW GATEWAY BUILDING ON THE WORKSHOP SITE; POTENTIAL EXPANSION OF WATTLE SKI CENTRE FOR SKIERS



EXISTING CARPARKING 430

NOTE:SCOPE FOR EXPANSION OF EXISTING LODGES AND CONSTRUCTION OF A NEW GATEWAY BUILDING ON THE WORKSHOP SITE; POTENTIAL EXPANSION OF WATTLE SKI CENTRE FOR SKIERS



EXISTING CARPARKING 430

SNOW CLEARINGWORKSHOP

DEVELOPMENTSITE

**

**


WATTLE SKI CENTRE

COMMERCIAL PRECINCT

D e v e l o p a s G a t e w a yt o P e r i s h e r Va l l e y

U p g r a d e E x i s t i n g P a r k i n gU p g r a d e E x i s t i n g P a r k i n g

NEW PEDESTRIAN PATHS

NEW ROAD LINK

EXISTING BUILDINGS

LOCAL WASTE COLLECTION POINTS

CREEK SYSTEM

EXISTING ROADS

NEW PEDESTRIAN PATHS

NEW ROAD LINK

EXISTING BUILDINGS

LOCAL WASTE COLLECTION POINTS

CREEK SYSTEM

EXISTING ROADS

**

DEVELOPMENT LIMITED TO INFORMATION AREAAND CHAIN FITTING BAY

*

*

*

P e r i s h e r C e n t r a l

V i l l a g e C e n t r e

E x i s t i n g P a r k i n g E x i s t i n g P a r k i n g

S c o p e f o r E x p a n s i o no f E x i s t i n g B u i l d i n g s

0 75 150 300m

NORTHPERISHER

KOSC

IUSZ

KO RO

AD

VILLAGECENTRE

TO CHARLOTTE PASS

SEWAGE TREATMENTPLANT

PERISHER CENTRAL

TO S

MIG

GIN H

OLE

S

SEWAGE TREATMENTPLANT

EXISTING BUILDINGS

CREEK SYSTEM

EXISTING ROADS

P E R I S H E R VA L L E Y M A S T E R P L A NE S - 4

P E R I S H E R VA L L E Y M A S T E R P L A NE S - 4

Existing Bed Allocation 2450

Additional Bed Allocation - General 116 - Carpark site 800 - Float 174 - Unallocated Balance*

Existing Carparking 1200

Future Carparking Subjectto Detailed Study

* Subject to Uptake by Smiggin Holes and Guthega

Existing Bed Allocation 2450

Additional Bed Allocation - General 116 - Carpark site 800 - Float 174 - Unallocated Balance*

Existing Carparking 1200

Future Carparking Subjectto Detailed Study

* Subject to Uptake by Smiggin Holes and Guthega

DEVELOPMENT OF PERISHERCENTRAL SUBJECT TODETAILED MASTERPLAN

SKI FIELDS


PERISHERCREEK

NORTH PERISHERROAD

MTPIPER

MTPERISHER


SOUTHPERISHER

8 8

4

14

P E R I S H E R R A N G E M A S T E R P L A NC O X S T E W A R T P U R D O N 0 25 50 100m

SKITUBE

2 N e w V i l l a g e H u b

4 N e w P e d e s t r i a n S p i n e

6 S e c o n d a r y L i n k s

K o s c i u s z k o R o a d

P e d e s t r i a n B r i d g e L i n k3 N e w H i g h L e v e l

1

1 1 S c o p e f o r E x p a n s i o n o f E x i s t i n g B u i l d i n g s

8 N e w V i l l a g e C e n t r e

9 P a r k i n g9 P a r k i n g

1 0 Wa l k i n g T r a i l s1 0 Wa l k i n g T r a i l s

1 2 P o s s i b l e L i f t

1 4 N e w L a n d s c a p e d A r e a

D e v e l o p m e n t S i t e s

P E R I S H E R VA L L E YC E N T R A L P R E C I N C TM A S T E R P L A NE S - 5

P E R I S H E R VA L L E YC E N T R A L P R E C I N C TM A S T E R P L A NE S - 5

588 9

66

8

11

12

10

38 8

1

11

11

13

2

EXISTING BUILDINGS


11

5 N e w N o r t h P e r i s h e r R o a d

1 L a n d s c a p e d

12

11

FRONT VALLEY

11

7

11

P0SSIBLE'LEARN TO SKI'

AREA

7 P o s s i b l e A c c e s s t o M u n i c i p a l F a c i l i t i e s

7 P o s s i b l e A c c e s s t o M u n i c i p a l F a c i l i t i e s

1 3 A c c e s s t o N o r d i c S k i T r a i l

THE TERRACE

KOSCIUSZ

KO ROAD

PERI

SHER

CRE

EK E

MBA

NKM

ENT

NO

RTH

PER

ISH

ER R

OA

D

NO

RTH

PER

ISH

ER R

OA

D

BRIDGE STREET

PERI

SHER

PLA

CE


I N D I C AT I V E B U I L T F O R ME S - 6I N D I C AT I V E B U I L T F O R ME S - 6

0 25 50 100m


xviii

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