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ALPINE RESORTS PLANNING SCHEME AMENDMENT C17 PLANNING PERMIT APPLICATION: 2005/0337 MT HOTHAM VILLAGE Report O

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ALPINE RESORTS PLANNING SCHEME AMENDMENT C17 PLANNING PERMIT APPLICATION: 2005/0337 MT HOTHAM VILLAGE Report O Planning and Environment Act 1987 ALPINE RESORTS PLANNING SCHEME AMENDMENT C17 PLANNING PERMIT APPLICATION: 2005/0337 MT HOTHAM VILLAGE Report of a Panel Pursuant to Sections 97E, 153 and 155 of the Act Panel: Kathryn Mitchell, Chair Des Grogan Chris Harty September 2006 Alpine Resorts Planning Scheme: Amendment C17 Planning Permit Application No. 2005/0337 Report of the Panel: September 2006 ALPINE RESORTS PLANNING SCHEME AMENDMENT C17 PLANNING PERMIT APPLICATION: 2005/0337 MOUNT HOTHAM VILLAGE Report of a Panel Pursuant to Sections 97E, 153 and 155 of the Act Kathryn Mitchell, Chair Des Grogan, Member Chris Harty, Member September 2006 Page 2 Alpine Resorts Planning Scheme: Amendment C17 Planning Permit Application No. 2005/0337 Report of the Panel: September 2006 TABLE OF CONTENTS PAGE NO. EXECUTIVE SUMMARY.......................................................................................................5 1. BACKGROUND ..........................................................................................................8 1.1 INTRODUCTION ............................................................................................................8 1.2 WHAT IS PROPOSED?....................................................................................................8 1.3 EXHIBITION AND SUBMISSIONS ..................................................................................13 1.4 PANEL APPROACH .....................................................................................................14 1.5 SUMMARY OF KEY ISSUES...........................................................................................16 2. BACKGROUND TO THE AMENDMENT ..........................................................17 2.1 SITE CONTEXT ............................................................................................................17 2.2 HISTORY OF THE AMENDMENT..................................................................................19 3. PLANNING FRAMEWORK....................................................................................20 3.1 STATE PLANNING POLICY FRAMEWORK ...................................................................20 3.2 LOCAL PLANNING POLICY FRAMEWORK ..................................................................23 3.3 ZONES AND OVERLAYS ..............................................................................................26 3.4 ALPINE RESORTS 2020 STRATEGY..............................................................................27 4. STRATEGIC ASSESSMENT OF THE AMENDMENT ....................................28 4.1 STRATEGIC ASSESSMENT ............................................................................................28 4.2 FORM OF PLANNING CONTROL .................................................................................31 4.3 OTHER ISSUES.............................................................................................................35 4.4 PANEL FINDINGS........................................................................................................37 5. ENVIRONMENTAL ISSUES ..................................................................................39 5.1 FLORA AND FAUNA IMPACTS ....................................................................................39 5.2 VISUAL AND SCENIC IMPACTS ...................................................................................49 5.3 PANEL FINDINGS........................................................................................................54 6. TRAFFIC AND CAR PARKING ISSUES .............................................................56 6.1 THE PROPOSAL...........................................................................................................57 6.2 RELEVANT REPORTS...................................................................................................58 6.3 PANEL FINDINGS........................................................................................................61 7. PLANNING PERMIT APPLICATION CONSIDERATIONS ..........................63 7.1 DESCRIPTION ..............................................................................................................63 7.2 ASSESSMENT ...............................................................................................................64 7.3 PANEL FINDINGS........................................................................................................68 Page 3 Alpine Resorts Planning Scheme: Amendment C17 Planning Permit Application No. 2005/0337 Report of the Panel: September 2006 8. PANEL CONCLUSIONS..........................................................................................70 9. PANEL RECOMMENDATIONS............................................................................73 APPENDICES 1. Directions Hearing Letter and Timetable 2. Amendment C17– Explanatory Report and Plans 3. List of Submittors 4. Revised Comprehensive Development Plan – Hotham Village 5. Amended Plans to Planning Permit Application 2005/0337 6. Draft Planning Permit Conditions ‐ 2005/0337 Page 4 Alpine Resorts Planning Scheme: Amendment C17 Planning Permit Application No. 2005/0337 Report of the Panel: September 2006 EXECUTIVE SUMMARY 1. A Panel to consider Amendment C17 to the Alpine Resorts Planning Scheme and Planning Permit Application 2005/0337 was appointed under delegation from the Minister for Planning on 14 July 2006 and comprised Ms Kathryn Mitchell (Chair), Mr Des Grogan and Mr Chris Harty. 2. Amendment C17 proposes to facilitate the development of a revised Master Plan for the Mt Hotham Village and the realignment of the Great Alpine Road, as proposed by the Ray Group and MFS. Specifically, the amendment: a. Rezones land generally south of the Hull Skier Bridge and extends the area affected by the Schedule 1 – Alpine Village to the Comprehensive Development Zone to include additional areas to the north and north east, and to the west to accommodate the realignment of the Great Alpine Road; b. Removes the section of the Road Zone covering the Great Alpine Road that currently runs through the middle of the village by rezoning part of the Great Alpine Road; c. Amends the existing Schedule 1 – Alpine Village to the Comprehensive Development Zone; and d. Amends Clause 81 to incorporate a revised Mt Hotham Comprehensive Development Plan 1 – Hotham Village (2006). The new Mt Hotham CDP seeks to introduce a new Plan for Hotham Village, the inclusion of revised design guidelines for the new and revised development areas including reference to site coverage and building heights and to provide site specific car parking requirements for the Hotham Village Redevelopment. 3. Planning Permit Application No. 2005/0337 relates to the Mt Hotham ski area adjacent to the top station of the Heavenly Valley chairlift and an area within and adjacent to the Loch car park between the Great Alpine Road and the Loch reservoir. The application seeks to undertake buildings and works and utility connections required to construct a gateway entrance to the Loch car park, a ski operations facility including three underground fuel systems, retaining wall, hardstand area and car parking, and a skier facility incorporating ski patrol, snowmaking operations, public toilets and convenience restaurant. 4. In relation to Amendment C17, 34 submissions were received of which one was withdrawn prior to the Panel Hearing. In relation to the Planning Permit Application 2005/0337 13 submissions were received of which one was withdrawn Page 5 Alpine Resorts Planning Scheme: Amendment C17 Planning Permit Application No. 2005/0337 Report of the Panel: September 2006 prior to the Panel Hearing. Key issues raised through submissions and the Panel Hearing include: • Level of compliance of Amendment C17 with Strategic Planning directions within the Alpine Resorts Planning Scheme; • The form of the amendment in terms of design and decision guidelines provided under Amendment C17 in relation to built form outcomes; • Environmental impacts associated with flora and fauna most notably the Mountain Pygmy‐possum (Burramys parvus); • Visual amenity impacts; • Adequacy of car parking associated with both the loss of car parking and its replacement and use; and • Impacts on skier amenity. 5. In reaching its conclusions and recommendations, the Panel had regard to the State Planning Policy Framework, the Alpine Resorts Planning Scheme, the Alpine Resorts 2020 Strategy and submissions and evidence of various parties. 6. In response to the strategic assessment of the proposal, it is the Panel’s view that Amendment C17 is supported and will implement strategic planning policy established for the central village area of Mt Hotham. The Panel supports the conclusions of the Proponent that the proposed amendment is required, it is consistent with planning policy, it addresses social, environmental and economic effects and that the resultant planning policy and control framework will provide an appropriate basis for the assessment of detail proposals. 7. In response to environmental issues, the Panel considers that the overall offset required for the Amendment and the Heavenly Valley development, combined with the objectives and actions outlined in the draft Environmental Management Plan, are appropriate and achievable. The Panel believes that the environmental impacts on flora and fauna will not be significant, and considers that the three step approach to vegetation management has been satisfied through rezoning or selecting
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