By Catherine Watson
BASS Coast Council has narrowly approved a four-storey hotel development despite fears expressed by some councillors that it will spoil vistas of the new cultural centre.
“We are spending a small fortune to build one of Australia’s showpiece buildings, only to have the vista encroached upon by an apartment block,” Cr Ron Bauer protested. “This is akin to the Sydney Opera House vista being ruined by the adjacent apartment block disdained by Sydneysiders as The Toaster.”
BASS Coast Council has narrowly approved a four-storey hotel development despite fears expressed by some councillors that it will spoil vistas of the new cultural centre.
“We are spending a small fortune to build one of Australia’s showpiece buildings, only to have the vista encroached upon by an apartment block,” Cr Ron Bauer protested. “This is akin to the Sydney Opera House vista being ruined by the adjacent apartment block disdained by Sydneysiders as The Toaster.”
Other councillors argued that the hotel would add to the vibrancy of central Cowes and provide much-needed tourist accommodation close to the cultural centre.
“This will provide much-needed accommodation for visitors and add to the vibrant atmosphere of this eagerly anticipated precinct,” Cr Rochelle Halstead said. “Cowes is under refurbishment and that’s nothing to be afraid of.”
RE King Homes Pty Ltd originally applied for a five-storey building plus rooftop incorporating 46 hotel rooms, 11 apartments, plus retail and food and drink premises. The proposal attracted 23 objections and was rejected by councillors in December 2021.
The developer appealed to the Victorian Civil and Administrative Tribunal (VCAT) and, following discussions with council planners, modified the plans, removing the fifth floor and recessing the fourth floor. The revised application of 43 hotel rooms plus five apartments has attracted just six objections.
Council planners recommended approval of the new proposal despite it exceeding the Design and Development Overlay Section 11 (DDO) preferred height of three storeys and 11 metres.
“It is considered the amended development provides an appropriate interface to Thompson Avenue and the Cowes Cultural Centre, an appropriate mix of land uses for the Cowes Activity Centre and an improved design response that reduces the visual bulk of the development while improving landscape integration with the Cultural Centre.”
The council is required to state a position on the amended development prior to the VCAT hearing, scheduled to begin on October 3. The final decision will be made by VCAT but the council approval makes it a virtual certainty.
Proposing that council reject the proposal, Cr Ron Bauer urged his fellow councillors to show VCAT that the council was serious about maintaining DDO height restrictions.
“If we adopt the revised plans, it will be the third time this year that we have ignored height restrictions, once in Inverloch and now twice in Cowes. We need to show VCAT we are serious about our vista and the vibe of Cowes.”
Cr Bruce Kent said the Cowes community had made it clear during consultation in 2016 that they wanted a maximum of three storeys in the activity centre.
“This will provide much-needed accommodation for visitors and add to the vibrant atmosphere of this eagerly anticipated precinct,” Cr Rochelle Halstead said. “Cowes is under refurbishment and that’s nothing to be afraid of.”
RE King Homes Pty Ltd originally applied for a five-storey building plus rooftop incorporating 46 hotel rooms, 11 apartments, plus retail and food and drink premises. The proposal attracted 23 objections and was rejected by councillors in December 2021.
The developer appealed to the Victorian Civil and Administrative Tribunal (VCAT) and, following discussions with council planners, modified the plans, removing the fifth floor and recessing the fourth floor. The revised application of 43 hotel rooms plus five apartments has attracted just six objections.
Council planners recommended approval of the new proposal despite it exceeding the Design and Development Overlay Section 11 (DDO) preferred height of three storeys and 11 metres.
“It is considered the amended development provides an appropriate interface to Thompson Avenue and the Cowes Cultural Centre, an appropriate mix of land uses for the Cowes Activity Centre and an improved design response that reduces the visual bulk of the development while improving landscape integration with the Cultural Centre.”
The council is required to state a position on the amended development prior to the VCAT hearing, scheduled to begin on October 3. The final decision will be made by VCAT but the council approval makes it a virtual certainty.
Proposing that council reject the proposal, Cr Ron Bauer urged his fellow councillors to show VCAT that the council was serious about maintaining DDO height restrictions.
“If we adopt the revised plans, it will be the third time this year that we have ignored height restrictions, once in Inverloch and now twice in Cowes. We need to show VCAT we are serious about our vista and the vibe of Cowes.”
Cr Bruce Kent said the Cowes community had made it clear during consultation in 2016 that they wanted a maximum of three storeys in the activity centre.
Modelling of the hotel development from the rear
Cr Les Larke said he had voted against the development on the Inverloch Esplandade because of the height and would do so again.
Cr David Rooks said the hotel location was ideal. “People will be able to arrive in Cowes by ferry and walk up to their hotel and then go out to a show at the cultural centre next door.
“However, I’m also concerned about the height and three storeys is the community’s preference. I support the community there and feel that four storeys is too much. It will overshadow and dominate our cultural centre.”
Cr Rochelle Halstead said there was confusion in the community about the DDO. “It is not saying you can’t build over three storeys. It’s a trigger that planning needs to consider.”
“Every council in Victoria when they do consultation around townships, everyone says the same thing: we don’t want high storey buildings.” She said given the hard township boundaries, the only way of accommodating the growing population was to go up.
“Working with developers, as our planning officers have done, negotiating better outcomes, offering choice in accommodation and providing employment opportunities, does not need to be seen as destroying neighbourhood character.“
Cr Leticia Laing said the council’s relationship with developers was sometimes a give and take relationship. “It shouldn’t be pitched in negative terms. Without these kinds of development we can’t have those relationships to grow our economy and the tourism which undoubtedly the cultural centre as a showpiece will bring our shire and community.”
Cr Clare Le Serve said councillors had to consider the economic value of tourism.
“This is a prime spot right next to the cultural centre. We knocked back the first one because it was an unduly large form. The applicant has made considerable compromises within the plan and included more positive aspects in the landscaping.
“If we’re trying to attract conferences we need accommodation. The cultural centre will attract Class One performances in Cowes, and we need to be able to accommodate people.”
Cr Bauer’s motion to refuse the application failed 4-5. The original motion to approve the development passed 5-4.
For: Crs Michael Whelan, Laing, Le Serve, Brett Tessari and Halstead.
Against: Crs Bauer, Rooks, Kent and Larke.
Cr David Rooks said the hotel location was ideal. “People will be able to arrive in Cowes by ferry and walk up to their hotel and then go out to a show at the cultural centre next door.
“However, I’m also concerned about the height and three storeys is the community’s preference. I support the community there and feel that four storeys is too much. It will overshadow and dominate our cultural centre.”
Cr Rochelle Halstead said there was confusion in the community about the DDO. “It is not saying you can’t build over three storeys. It’s a trigger that planning needs to consider.”
“Every council in Victoria when they do consultation around townships, everyone says the same thing: we don’t want high storey buildings.” She said given the hard township boundaries, the only way of accommodating the growing population was to go up.
“Working with developers, as our planning officers have done, negotiating better outcomes, offering choice in accommodation and providing employment opportunities, does not need to be seen as destroying neighbourhood character.“
Cr Leticia Laing said the council’s relationship with developers was sometimes a give and take relationship. “It shouldn’t be pitched in negative terms. Without these kinds of development we can’t have those relationships to grow our economy and the tourism which undoubtedly the cultural centre as a showpiece will bring our shire and community.”
Cr Clare Le Serve said councillors had to consider the economic value of tourism.
“This is a prime spot right next to the cultural centre. We knocked back the first one because it was an unduly large form. The applicant has made considerable compromises within the plan and included more positive aspects in the landscaping.
“If we’re trying to attract conferences we need accommodation. The cultural centre will attract Class One performances in Cowes, and we need to be able to accommodate people.”
Cr Bauer’s motion to refuse the application failed 4-5. The original motion to approve the development passed 5-4.
For: Crs Michael Whelan, Laing, Le Serve, Brett Tessari and Halstead.
Against: Crs Bauer, Rooks, Kent and Larke.