Tourism Planning Taskforce Report - Western Australian Planning ...

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Chapter 5Term of Reference 2framework, there generally are opportunitiesfor development of new tourism sites withinurban areas (and limited rural tourism in ruralareas). However, this does not consider thetourism value of the lost sites, or the successof actual development proposals, as touristaccommodation often is one of a range ofuses that may be approved at the localgovernment’s discretion.The exception to this is in low tomedium-density residential areas wheretourism developments often are limited byzoning, and often opposed by residents of theimmediate area due to perceived amenityimpacts.The alienation of vacant tourism sites, orthose with dated developments, from atourism zoning where there is no current orprojected demand for tourism development onthat site also was considered. It was identifiedthat where tourism demand was low due to asustained market change, or changes insurrounding land use, the loss of tourismdevelopment potential also was likely to below.Where a loss of tourism development potentialoccurs through the rezoning of the site, orportion of the site, and there is no link totourism development on the remainder of thesite, the detrimental impact on the ability toaccommodate future tourism demand is clear.This is particularly significant for those coastalsites where replacement opportunities areconstrained.Where only a portion of a site is proposed tobe rezoned for residential use and this isbased on supporting associated tourismdevelopment, the potential loss needs to bebalanced against the possible immediate lossto tourism if the proposal does not proceed.For those sites with an identified tourismvalue, this will relate to the site characteristics,the ability to accommodate existing andprojected tourism demand, and the ability tolink the development of the tourismcomponent to the residential development.Examples of previous development proposalsbased on a proposed association betweenresidential and tourism components commonlyhave resulted in the tourism component notbeing built. This was considered todemonstrate some concerns with the ability tolink such developments effectively.For sites where there is no identified tourismvalue or future potential, or where the sitereadily can be replaced through the zoning ordevelopment approval process, it wasconsidered that rezoning for residentialpurposes would not have a detrimental impacton the ability to accommodate future tourismgrowth.In consideration of this component of the termof reference, the taskforce concluded that:• The rezoning from tourism to residential ofall or portion of urban based sites with noparticular tourism character, or existing orsubstantiated future demand for tourismdevelopment, will result in a site-specificloss, but is unlikely to result in a restrictionon growth of tourism accommodationdevelopment.• The rezoning of the whole or portion of atourist zoned site for residential purposes,where that site has an identified tourismfunction, will result in a restriction on theability to accommodate future tourismgrowth. Where the site is identified ashaving high tourism value, the significanceof this impact is high.• The retention of tourist zoned sites fortourism purposes only, where the siteshave an identified tourism function butlimited immediate demand, will notnecessarily benefit the growth of touristaccommodation in an area, and may bedetrimental relative to promotion of atourism development with a limitedresidential component.• A rezoning or scheme amendment toprovide for a tourism development with aresidential component on a high-valuetourism site will result in a loss of ability toaccommodate future tourism demand andwill have a detrimental impact on tourismgrowth.• The rezoning of a site from tourism toresidential negates the ability of the marketto return that development to a tourism useas demand increases, as may be achievedin a tourism development with a limitedresidential component under a tourismzoning.Tourism Planning Taskforce Report35
Chapter 5Term of Reference 2• The implications of the inclusion of aresidential component in a tourismdevelopment are more significant inrespect to the conflict between the usergroups and the effect of this on tourismcharacter, than simply the loss of touristaccommodation. A residential componentalso can limit the ability of management tomodify the character of a development tomeet changing market demand, andtherefore is detrimental on the ability toaccommodate future tourism demand.5.3 Loss of high-valuetourism landTourism sites of high-value are those sites thathave strategic value for the sustainabledevelopment and growth of the tourismindustry and need to be identified, developedand managed to provide the greatest benefitto tourism and the community. As discussed inSection 2.4 the taskforce has adopted theterm strategic for such sites. With particularimportance to this term of reference, it isacknowledged that the status of these sites isnot always static, and may change with thetourism value of an area, influenced bytourism demand, investment and infrastructureprovision.The inclusion of a permanent residentialcomponent in the development of strategicsites, or loss of portion of such sites topermanent residential use through zoning, hasthe following implications:• devaluation of the tourism experienceavailable through permanentresident/tourist conflict and potential for anon-tourism character to persist in thedevelopment. The outcome is theundermining of the potential of the site tooperate as a sustainable strategic tourismdestination, and the loss of the potentialwider benefit of this to the community;• loss of potential for staged development orredevelopment of a site over the long termto meet increasing tourism demand; and• devaluation of the character of a site’sattractions and/or the site setting, ie thoseaspects from which the site achieves itsinherent potential, through residential-styledevelopment.These implications have been identified on thebasis of assessment of the impact of theintroduction of a residential component totourism development on existing tourist zonedland.The taskforce notes that effective tourismplanning also will require the establishment ofa framework for identification of strategictourism sites that currently may not be zonedfor tourism purposes. Such a process also islikely to result in the identification of strategictourism locations, ie areas generally identifiedwith high tourism potential. These locationscan be identified in local government planningstrategies and schemes, in addition to thezoning of specific land parcels for tourismpurposes.With the identification of strategic tourismlocations at the broad planning level, thecapacity will exist for some areas within theselocations to be developed for tourismpurposes with a residential component, and toa lesser extent, residential purposes, withoutnecessarily giving rise to the aboveimplications. Achievement of this will involve amasterplanning process undertaken from atourism perspective that recognises long-termtourism demand. This may result in agreementon a graduation of integrated residentialdevelopment across a site, while retaining aprimary tourism function for the location as awhole. Such an approach to the developmentof tourism estates would provide increasedinvestment opportunities, and flexibility forsuch areas to evolve over time with changingtourism demand.The failure of some past examples of suchestate developments to deliver tourismdevelopment opportunities of a high value, orany tourism development at all, has beennoted by the taskforce. In addressing this, it isrecognised that the emphasis in planning ofsuch precincts needs to be on theidentification and appropriate designation ofsites of strategic and non-strategic tourismvalue. Where a residential component isproposed in support of the tourismdevelopment imposition of an overalldevelopment framework to ensure thepotential of these sites is not compromised, orthat the financial benefit of a residentialcomponent is not lost to the tourismdevelopment, also is important. This will36 Tourism Planning Taskforce Report
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ReferencesReferencesAustralian Bure
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Further readingGetz, Donald (1993)
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Further readingWilliams, P., Penros
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Appendix 1In the second option, the
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Appendix 2Appendix 2List of submitt
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Appendix 2Executive Officer*(4) REI
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Appendix 33 Responsibility forprepa
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Appendix 38 Proposed criteria for t
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Appendix 311 Residential componento
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Appendix 315 Use of tiered system f
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Appendix 319 Managementarrangements
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Appendix 322 Land Tax. 7 Support fo
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Appendix 327 Review period fortaskf
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Appendix 4Bradley Woods,Karen Conne
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Appendix 5Unit owners are not able
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