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Perisher Range Resorts Master Plan Perisher Range Resorts Master Plan NSW National Parks & Wildlife Service Kosciuszko National Park November 2001 Perisher Range Resorts Master Plan Availability Additional copies of the Perisher Range Resorts Master Plan may be obtained from the NSW National Parks and Wildlife Service, PO Box 2228, Jindabyne NSW 2627, telephone (02) 6450 5555 or by visiting www.npws.nsw.gov.au. Version The Perisher Range Resorts Master Plan was finalised in November 2001 and this document incorporates the requirements of the Director General of the Department of Planning contained in the approval issued 17 December 2001. Acknowledgments The National Parks and Wildlife Service would like to thank all of the individuals and organisations who over the years have worked towards the preparation of the Perisher Range Resorts Master Plan. Assistance in the preparation of the plan was provided by Cox Humphries Moss, Colin Stewart Architects and Purdon Associates. Project management and co-ordination was provided by NSW Department of Public Works and Services. 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 of Perisher Blue Pty Ltd. © NSW National Parks & Wildlife Service This work is copyright. Apart from any use as permitted under the Copyright Act 1968, no part may be reproduced without permission from the National Parks & Wildlife Service. Requests and inquiries concerning reproduction and rights should be addressed to the Manager, Resorts Division, NSW National Parks & Wildlife Service, PO Box 2228, Jindabyne NSW 2627. Telephone (02) 6450 5555, facsimile (02) 6450 5630. Perisher Range Resorts Master Plan Contents EXECUTIVE SUMMARY ix 1 INTRODUCTION 1 1.1 PURPOSE OF THE PERISHER RANGE RESORTS MASTER PLAN 1 1.2 AIMS OF THE PERISHER RANGE RESORTS MASTER PLAN 2 1.3 PLANNING CONTEXT 3 1.3.1 COMMISSION OF INQUIRY FINDINGS 5 1.3.2 NPWS REPRESENTATIONS REPORT 5 1.3.3 MINISTER’S APPROVAL 5 1.3.4 PERISHER RANGE RESORTS ENVIRONMENTAL STUDY 6 1.3.5 PUBLIC CONSULTATION 6 1.3.6 KOSCIUSZKO NATIONAL PARK PLAN OF MANAGEMENT 6 1.3.7 LEASEHOLD 7 1.3.8 DRAFT SKI RESORT DEVELOPMENT PLAN 7 1.3.9 DRAFT SKI SLOPE PLAN 7 1.3.10 PERISHER RANGE CROSS COUNTRY SKI DEVELOPMENT PLAN 8 1.3.11 SEPP & KOSCIUSZKO REP (SKI RESORTS)8 1.3.12 SNOWY REGION TOURISM MASTER PLAN 9 1.3.13 ALPINE REGION STRATEGY 9 1.4 IMPLEMENTATION 9 1.4.1 FUTURE PLANNING AND DEVELOPMENT APPROVAL 9 1.4.2 LEASING 10 1.4.3 CONSTRUCTION 10 1.4.4 REVIEW OF THIS PLAN 10 1.5 REPORT STRUCTURE 10 2 STUDY AREA & REGIONAL CONTEXT 13 2.1 SUBJECT AREA 13 2.2 REGIONAL CONTEXT 14 2.3 LOCAL CONTEXT 16 2.4 HISTORICAL DEVELOPMENT OF SKI RESORT AREAS 18 iii Perisher Range Resorts Master Plan 3 PERISHER RANGE STRATEGY 21 3.1 THE VISION 21 3.2 RESORT VILLAGE CHARACTER STATEMENTS 22 3.3 GUIDING PRINCIPLES 23 3.4 GENERAL OBJECTIVES 25 3.4.1 ENVIRONMENTAL OBJECTIVES 25 3.4.2 SOCIAL AND ECONOMIC OBJECTIVES 26 3.4.3 FUNCTIONAL OBJECTIVES 26 3.5 DEVELOPMENT STRATEGIES 27 3.5.1 ECOLOGICALLY SUSTAINABLE DEVELOPMENT 27 3.5.2 ALL-SEASON RESORT 28 3.5.3 SETTLEMENT PATTERN & NEW BED ALLOCATION 28 3.5.4 COMMERCIAL FLOOR SPACE 30 3.5.5 ACCESS AND CIRCULATION 31 3.5.6 CARPARKING 32 3.5.7 UTILITIES AND OTHER COMMUNITY SERVICES 36 3.5.8 CENTRAL MACHINERY STORAGE AND WORKSHOP FACILITIES 40 3.5.9 FUTURE EXPANSION POTENTIAL 40 3.5.10 DETAILED DEVELOPMENT GUIDELINES AND CONTROLS 40 4 MASTER PLAN FOR GUTHEGA 43 4.1 EXISTING CONDITIONS 43 4.2 AREA OBJECTIVES AND PRINCIPLES 44 4.3 CHARACTER STATEMENT 44 4.4 MASTER PLAN CONCEPT 46 4.5 DEVELOPMENT GUIDELINES & CONTROLS 48 5 MASTER PLAN FOR SMIGGIN HOLES 49 5.1 EXISTING CONDITIONS 49 5.2 AREA OBJECTIVES AND PRINCIPLES 50 5.3 CHARACTER STATEMENT 52 5.4 MASTER PLAN CONCEPT 52 5.5 DEVELOPMENT GUIDELINES & CONTROLS 54 6 MASTER PLAN FOR OUTER PERISHER VALLEY 55 6.1 EXISTING CONDITIONS 55 6.2 AREA OBJECTIVES AND PRINCIPLES 56 6.3 CHARACTER STATEMENT 56 6.4 MASTER PLAN CONCEPT 58 6.5 DEVELOPMENT GUIDELINES & CONTROLS 60 iv Perisher Range Resorts Master Plan 7 MASTER PLAN FOR PERISHER VALLEY CENTRAL PRECINCT 61 7.1 EXISTING CONDITIONS 61 7.2 PRECINCT OBJECTIVES AND PRINCIPLES 67 7.3 CHARACTER STATEMENT 69 7.4 MASTER PLAN CONCEPT 70 7.4.1 OVERVIEW 70 7.4.2 PUBLIC REALM 74 7.4.3 ROAD NETWORK 74 7.4.4 PEDESTRIAN/SKIER NETWORK 88 7.4.5 PUBLIC SPACES 102 7.4.6 PARKING AREAS 105 7.4.7 BUILDING HEIGHT & FORM 108 7.4.8 BUILDING SETBACKS 118 7.4.9 DEVELOPMENT SITES 120 7.4.10 COMMERCIAL AREA 122 7.4.11 RECREATION AND COMMUNITY FACILITIES 123 7.4.12 MUNICIPAL SERVICES 123 7.4.13 DEVELOPMENT STAGING 124 7.4.14 SUMMARY OF ESD ELEMENTS IN MASTER PLAN 126 7.5 DEVELOPMENT GUIDELINES & CONTROLS 128 FIGURES Figure ES-1: Study Area and Regional Context x Figure ES-2: Guthega Master Plan xii Figure ES-3: Smiggin Holes Master Plan xiii Figure ES-4: Perisher Valley Master Plan xiv Figure ES-5: Perisher Valley Central Precinct Master Plan xv Figure ES-6: Indicative Built Form xvi Figure 1.1: Summary of Planning Context 3 Figure 1.2: Diagram of Report Structure 11 Figure 2.1: Study Area & Regional Context 15 Figure 2.2: Perisher Valley Central Precinct Development History 19 Figure 3.1: Bed Allocation per Resort 28 Figure 3.2: Proposed Location of Central, Workshop and Freight Depot 41 Figure 4.1: Guthega Existing Conditions 45 Figure 4.2: Guthega Master Plan 47 Figure 5.1: Smiggin Holes Existing Conditions 51 Figure 5.2: Smiggin Holes Master Plan 53 Figure 6.1: Perisher Valley Existing Conditions 57 Figure 6.2: Perisher Valley Master Plan 59 Figure 7.1: Natural Constraints and View Corridors 63 Figure 7.2: Principal Views and Prevailing Winds 64 Figure 7.3: Existing Infrastructure Constraints 65 Figure 7.4: Building Zones 66 Figure 7.5: Perisher Valley Central Precinct Master Plan Concept 71 Figure 7.6: Indicative Built Form 73 Figure 7.7: Street Hierarchy 76 Figure 7.8: Winter Roads 77 v Perisher Range Resorts Master Plan Figure 7.9: Cross Section Kosciuszko Road 79 Figure 7.10: North Perisher Road Section 81 Figure 7.11: Edge to Perisher Creek Section 83 Figure 7.12: The Terrace Section 85 Figure 7.13: Perisher Crossroads and Transport Interchange 87 Figure 7.14: Pedestrian/Skier Network 89 Figure 7.15: Bridge Across Perisher Creek 91 Figure 7.16: Bridge Street Section 92 Figure 7.17: Bridge Street Perspective 93 Figure 7.18: Section North-South Perisher Place 95 Figure 7.19: Section North Terrace 97 Figure 7.20: Ski School Bridge Perspective 99 Figure 7.21: Perisher Creek Perspective 101 Figure 7.22: Views and Vistas 103 Figure 7.23 Parking Areas 107 Figure 7.24 Building Height Controls 109 Figure 7.25: View from Pipers Gap looking west 111 Figure 7.26: Perspective of Ski School Bridge looking south 113 Figure 7.27: Elevation from Mt Piper looking south 114 Figure 7.28: Elevation from North Perisher Road looking west 115 Figure 7.29: Elevation from Perisher Creek looking east 116 Figure 7.30: Elevation from Kosciuszko Road looking north 117 Figure 7.31: Perisher Village Building Lines 119 Figure 7.32: Development Sites 121 Figure 7.33: Development Staging 125 Figure 7.34: ESD Elements 127 TABLES Table 1.1: Key Background Reports 4 Table 3.1: Mode of Arrival to Perisher Range Resorts 31 Table 3.2: Existing Car and Bus Parking 33 Table 7.1: Indicative Calculation of Parking Spaces 106 Table 7.2: Site Development Potential 122 SCHEDULES Schedule One: Ecological Sustainability and Environmental Performance 131 Schedule Two: Development Guidelines and Controls for Guthega, Smiggin Holes & Perisher Valley Outer Precinct 141 Schedule Three: Development Guidelines and Controls for Perisher Valley Central Precinct 151 vi Perisher Range Resorts Master Plan 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 vii Perisher Range Resorts Master Plan viii Perisher Range Resorts Master Plan Executive Summary Perisher Range is located in Kosciuszko National Park (KNP) and is the largest alpine resort complex in Australia. Accommodation is provided in several villages including Perisher Valley, Smiggin Holes and Guthega. Figure ES-1 refers. The ski field is operated as a single resort known as Perisher Blue. In recent years there has been growing demand for more accommodation on the Perisher Range, associated with proposals to expand ski slope facilities. In particular, there is now a proposal to create a new Village Centre on the existing carpark at Perisher Valley.
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