Concerns regarding the Southern Barossa Winery & Tourism Accommodation proposal
Southern Barossa Winery & Tourist Accommodation project is a large-scale development proposed on rural land in the Character Preservation district, on Hoffnungsthal Road (between Lyndoch & Williamstown). Located on existing vineyard, the development has potential for up to 1000 guests and staff on site, larger than numbers of Barossa townships:
Six-storey 150-room hotel, Restaurant accommodating 300 patrons, Function / conference facilities up to 100 attendees, Spa/wellness facilities, 500 tonne Winery & cellar door, restaurant & function space 450 patrons
The Barossa Region Residents’ Association does not support the proposed Southern Barossa Winery & Tourist Accommodation (SBWTA) project due to the following 8 key concerns:
1. Deep concerns with Bushfire risk and insufficient Infrastructure:
The intensity of this development has implications on roads, water and other infrastructure – however the most significant concern is bushfire safety, due to the location in a high-risk bushfire zone.
2. Too big for rural land within the Character Preservation District:
The scale and intensity of a 150-room, six-storey hotel, over approximately 14,000sqm floorspace, is not envisaged in the Character Preservation Act. The Planning and Design Code guides tourist accommodation on rural land to be ancillary to primary production. That is, small-scale and subordinate to farming, and not to become the dominant use. The proposal is clearly exponentially larger than envisaged on rural land.
3. Avoids assessment by the local Council Assessment Panel:
The SBWTA requested that the Planning Minister declare the project an Impact Assessed Development, thereby avoiding assessment at the local Council Assessment Panel, and removing the opportunity for verbal representations from the community. This sets a precedent for other largescale projects on rural land to avoid local assessment, and removes the voice of the community.
4. No current data provided to validate the demand for additional hotel rooms in Barossa:
A narrative regarding the Barossa’s need for hotel accommodation has been amplified in the media and by supporters of the SBWTA project. The key demand report undertaken by consultant ‘Hotellerie’ has been kept confidential by SBWTA, so the case for an additional hotel cannot be substantiated.
5. No alternative sites explored or analysed:
Alternative sites and analysis of their feasibility have not been included in the documents provided by the developer, although locations exist across the Barossa which are appropriate for large-scale hotel developments.
6. True Economic impact
BRRA believes that large-scale Tourist Accommodation should be located within Barossa townships, so that the economic benefit is shared incidentally with local cafes & restaurants, retailers and traders. The rural location of the self-contained SBWTA carries the risk that much of the visitor spend will remain on site.
7. Lack of transparency re identity of winery business:
The developer’s EIS refers to ‘'winery operator, details of whom will be advised at a later date.' The development must be ancillary to primary production but that connection is unknown.
8. Does not align with BRRA’s position on Tourist Accommodation developments:
“Barossa Region Residents’ Association supports the development of premium, luxury tourist accommodation within the Barossa, appropriately designed and appropriately located.
We value the important economic benefit and job opportunities that increased tourism brings to our region, and we advocate for large-scale premium tourist accommodation to be located within Barossa townships, so that the economic benefit is shared with local cafes & restaurants, retailers and traders.
Barossa Region Residents’ Association supports the Character Preservation Act and recognises that the Barossa’s scenic vistas have a unique economic value, attracting visitation to the Barossa.
We support the current state planning policy that provides for small-scale tourist accommodation on rural land, to ensure the preservation of the Barossa’s vital agricultural land and valuable rural landscapes.”
The following links provide further detailed information about the community concerns and BRRA’s position:
Full detail of BRRA’s position click here
Radio Interview with local resident:
For a quick summary of community concerns, you can listen to a Southern Barossa resident talk on radio here https://preserveandprotectbarossa.org/media/MMcCullochInterview.mp3
Community concerns:
For a deeper understanding of community sentiment around this project, we suggest reading the Executive Summary of the Community Submission (attached), which will be lodged with the State Planning Commission, endorsed by individual community members. Or review the community website https://preserveandprotectbarossa.org/