Berrima Hotel

I am writing to object in the strongest terms, to the proposal before the planning department, for a hotel precinct inside and outside the former historic Berrima Gaol.
From the outset I have been concerned with the process: The tender was awarded ( I believe as a result of a GIPA) to Blue Sox on the basis of a one A4 page submission submitted on the eve of the closing date. There was no 'second round' despite other significant submissions both from the community and an existing local developer and possibly even more. At the very outset this needs to be looked at, and we deserve to be assured, that proper processes were followed.

The EIS was published last week, and I believe was incomplete. Blue Sox have been directed to correct this oversight.

The developer asserts that the gaol has had many iterations over its lifetime and this is simply another. This is false. The Berrima Gaol, throughout its history, has only ever been part of the Justice System of NSW and a place of incarceration. This proposal is the first deviation from its original purpose. It needs close scrutiny.

Australia has a short history of European settlement, and the Berrima gaol is one of the only convict-built gaols in Australia and deserves its high heritage status. It needs protection and building units along the riverbank that totally obscures the western wall does not meet this standard, neither does cutting a 5m long hole in the front eastern wall.

Berrima residents and business houses are strongly bound by the particulars contained within the Berrima DCP.
It seems as a State Significant Develpoment Blue Sox do not have to meet such a strict criteria. Why would they not also have to meet the restrictions that have protected this village from the rampages of over development for nearly 200 years.

The developers have been completely dismissive of the community in terms of operating hours "7 days a week and until midnight" in a village of 300 residents. I live 200m from the gaol wall....a function Centre operating weddings etc until midnight and spilling to a courtyard with no roof is obnoxious. Music is part of any social event and as we can hear the Hume Hwy kilometres away, there can be no doubt that noise will impact heavily on the homes in the village.
In an effort to preserve its heritage Berrima has unsealed roads, no gutters in places, no traffic lights and no pedestrian crossing. Now we are expected to believe that a hotel providing 195 car spaces, venues operating until midnight and in excess of 50 hotel rooms will have "little impact' on traffic and movement of cars and people, according to Blue Sox's own expert report!! This can not be accepted or taken seriously.
I could go into more detail but this objection is to plead for INDEPENDENT assessment of this gross overdevelopment and consideration whether it is in keeping with a village that is a National Treasure. Thank you for considering my humble opinion
Fran Meagher

Gerard Hugh Sayer (a.k.a. Leo Sayer)

8, Jellore Street, Berrima, New South Wales 2577

I am 77 years old and still working as an entertainer, singer, music producer and songwriter. I was born in a small town by the sea, in Sussex, England in 1948. There, I grew up surrounded by beautiful countryside near my home, which gave me an immediate appreciation of nature, it’s flora and fauna, and the changing seasons.

In my capacity as an international entertainer, I have visited nearly every continent and consider myself well-travelled. I have lived my life in many places in the U.K., in California, New York, and now Australia, since 2005.

Performing concerts and television shows since 1973 and throughout my professional life, I have visited Australia many times, travelled almost the entire country. In fact, I first visited Berrima in 1975, while being driven to Canberra from Sydney for a concert. In those days it was a very quiet place, but it struck me as we stopped for a while, of being very similar to the area where I was born, a ‘little England’ if you like, and I made a note of it, contemplating that it might be a very suitable place to settle into, sometime later in life – and here I am.

I love this village and unreservedly call it home. I like the countryside, the peace, the quiet, the nature, the heritage aspect and its friendly community. Change and growth have made me what I am today, and I’ve never resisted that. But, and it’s a big but, I don’t believe a historic, perfectly scaled, attractive to both tourists and residents, well laid out and positioned village like this requires such an overblown project like the Blue Sox plan.

The Gaol needs re-sourcing, I get that. But in my view, it must retain its history - it’s time stamp on Australia’s history. A new hotel is not a requirement. Nor are the (projected by the developers), big functions, weddings, large gatherings after dark which would disturb the peace of the village. There are plenty of venues for this very close to us, already successfully operating, available for hire, which are placed in much more suitable areas. Also, the plan for the buildings along the river, the projected car park, and its construction, will impact on a very sensitive part of the Wingecaribee river where threatened or endangered species such as Platypus, Wombats and Lyre Birds make their habitats. The area outside the Gaol walls which Blue Sox want to utilise and build on have historic significance and are an important part of the charm and adventure of Berrima. To destroy or replace all this would be like easing our heritage, our history. In my view, a living museum, an arts centre, or a market would be much more in keeping with what attracts visitors here, and what makes it comfortable for our residents to share their lives with.

Berrima as it stands today is a success in many ways. If it was not, we would have no influx of folks filling our cafes, tea rooms, shops, the charming motel. The pubs would close, and the visitors would go elsewhere. As it is, we have achieved a unique harmony between residency and tourism.

I say, let’s keep it that way.
Gerard Hugh Sayer

I have put all my reasons in my attachment
Heritage Significance
Incompatible Development with the Berrima environment
Community and Infrastructure Impact
Precedent and Integrity

As an infrequent visitor to Berrima, but one who hopes to spend lots more time there in the near future when I retire and travel more, and as a resident of NSW who values our heritage, and in particular our heritage buildings, I object to this development application.
1) I don’t believe the case has been made that there is a shortage of holiday accommodation in Berrima.
2) The 2019 study showed Berrima receives the same amount of visitors as Byron Bay. This would infer its current offerings, ( which are completely related to its heritage) are extremely successful at attracting visitors.
3) The case has not been made as to how this development would increase tourism. There is nothing there to attract tourists except hotel rooms (and I don’t believe there is a shortage of accommodation in Berrima) and a ‘wellness centre’.
4) In my opinion the absolute spoiling of the Berrima Gaol with such modern architecture would be a complete turn off for the people who visit Berrima, and those who will visit in the future.
5) If the objective is to increase tourism, as suggested in the NSW government’s own documents, then this would be far better achieved by keeping the historic Berrima Gaol site intact, and developing the site as a proper tourist destination in the form of an entertainment precinct. That is something I would travel for.
6) Can the people of NSW please be given the respect of being able to be proud of, and to cherish forever, its rich colonial history and architecture, without having it ‘modernised’ and overly commercialised for private benefit and gain. We pay our taxes and rates. Please respect our views.

As a Berrima resident, I strongly object the Blue Sox Group redevelopment plans for Berrima Gaol. Their plan is completely at odds with the quiet, historic and evocative character of Berrima Gaol. The extensive construction period will make Berrima village a nightmare. I cannot object strongly enough. Please keep me updated of developments with this planning application, and especially how I can make my voice and opinion heard, before it is too late.

I object to this project as planned on the basis of 3 main points:
• Impact on village atmosphere with accommodation for up to 200 additional people and staff at any one time
• Impact on the beautiful sandstone wall with partial demolition to accommodate additional doors/ walkways on the Argyle Street frontage
• Design and excessive number of hotel suites along the western side of the wall and outside the wall,

Further comments are to be found in the attachment.

This will be a great addition to Berrima.

The project in its current form takes away too much of Berrimas historic and heritage vibe and feel, turning a sandstone traditional landmark government building into a commercial modern property that is significantly out of sync with the surrounding village.

I am writing to express my objection to the proposed Blue Sox development at the old Berrima Gaol. The gaol is a historically significant property that forms an important part of Australia’s colonial history. Its walls and grounds are part of our heritage, and cutting through these walls or obscuring them with a large hotel block would cause irreversible damage to a site of national significance. The gaol should be preserved in a way that honours its history, not compromised for short-term commercial gain.
I am also deeply concerned about the practicality and sustainability of the proposed layout. The plan includes a large hotel, function space, and a 140-seat restaurant. Running this facility will require multiple staff and high operational resources, yet Berrima is a very quiet town during the week. The scale of this project does not align with local demand, and from a financial perspective, it is highly unlikely to succeed.
Furthermore, the proposal involves up to three years of heavy construction, including excavation and multi-storey building works. This prolonged construction period would severely disrupt our small village community, impacting residents’ daily lives and the delicate tourism balance that supports local businesses. Berrima relies on visitors who value its quiet Georgian streets and heritage character; a construction site of this scale will discourage tourism and threaten the economic stability of our town.
In short, the proposed development threatens an irreplaceable historical site, is logistically and economically impractical, and would disrupt our community and tourism economy. I urge the NSW Government to reconsider this proposal and ensure any future use of the gaol genuinely preserves its heritage and respects the character of Berrima.
Thank you for considering my concerns.

I am a local student who cares a lot about Berrima and its history. I am writing because I am very worried about the proposed development at the old Berrima Gaol.
The gaol is a state heritage site, and the walls and grounds tell a story about our town’s past that should be protected. The proposed plans, including cutting through walls and building a huge hotel block, do not respect the history of this place. I feel like the heritage of the gaol is being ignored, and that is upsetting because it’s part of our community and our identity.
I am also very concerned about the Wingecarribee River and the wildlife that lives there, especially the platypus, which are shy and endangered animals. The construction will be noisy and take years, and I’m worried it will destroy their homes and stop them from surviving in the river. We need to think about the animals too, not just the buildings.
Heritage conservation and protecting our environment are really important. I don’t think this development achieves either of these. I hope the government will stop the proposal or make sure that any changes actually protect the gaol’s history and the river’s wildlife.
Thank you for listening to my concerns.

Please refer to the attached documents.

I fully support the project. It will be an asset to the Southern Highlands.

I am writing to formally object to the proposed redevelopment of Berrima Gaol by Blue Sox Developments, currently on public exhibition as a State Significant Development.

Environmental and Safety Concerns
During the construction phase, this project will inevitably generate significant noise pollution and pose safety risks due to the volume of heavy machinery and large-scale vehicles required. The narrow roads and heritage layout of Berrima are not designed to accommodate such traffic, raising serious concerns about pedestrian safety and disruption to daily life, especially local business.
I am also deeply concerned about the potential impact on the local waterways, which provide habitat for protected and vulnerable species. The ecological sensitivity of the area demands careful stewardship, and the scale of this development risks irreversible damage to these natural systems.

Heritage and Visual Impact
The current design is visually incongruent with the historic character of Berrima Village. The proposed hotel and entertainment precinct do not reflect the architectural integrity or aesthetic values of the surrounding heritage buildings. Berrima Gaol itself is a unique and historically significant structure — one of the oldest surviving colonial-era prisons in Australia. It should be considered for heritage listing and repurposed in a way that honours its cultural legacy, rather than being transformed into a commercial venue that erodes its historical identity.

Community and Cultural Integrity
Berrima is a vibrant and close-knit community with a strong sense of place. The village thrives on its heritage charm, local businesses, and peaceful atmosphere. Introducing a large-scale entertainment and hospitality complex threatens to undermine the very qualities that make Berrima special. The proposed development prioritizes tourism and commercial gain over the needs and values of local residents.

Conclusion
I urge the NSW Department of Planning, Housing and Infrastructure to reject this proposal in its current form. A more thoughtful, community-led approach should be considered — one that protects Berrima’s heritage, respects its environment, and enhances its unique character rather than diluting it.

I object to the proposal insofar as the development is designed primarily as a 60-suite luxury visitor hotel and event complex, rather than being structured as a development that genuinely serves the local community of Berrima and Southern Highlands region.

There is little in the design package that ensures affordable access, local-use spaces, or community integration. The rhetoric of “high quality” and “wedding/event venue” suggests exclusivity, rather than inclusive community access and the public domain spaces aren't considerate of community needs, they are instead features of the 'high end' accommodation that won't add value to the every day needs of the community. A 60-suite hotel plus signature restaurant/bar and event/wedding spaces/spa is purely targeted at overnight tourists and high‐end functions and completely ignores the needs of local families, residents and everyday community needs.

I object further to the architectural/design aspects of the proposal which state a 60-suite accommodation building of two and three-storey sections, located outside the historic gaol walls, with a resort/hospitality aesthetic. Whilst the applicant claims the building will be ‘sympathetic to the local heritage context’, the publicly available documentation does not provide sufficient detail to verify that façade materials, glazing, metal elements and massing will genuinely integrate with the sandstone village and the rural setting. They in fact propose stark contrasts to the historic materials, suggesting modern construction methods and materials in stead of traditional methods and materials. Not to mention the car park will be straight off the main street and a major eyesore to the nature currently there. The proposed building is of a scale and style that risks becoming an eyesore in the historic village of Berrima and undermining the character and heritage value of the precinct.

I ask that the Department require more rigorous conditions/guarantees around materials, scale, view analyses etc - and require a binding community access and usage plan as a condition of consent to ensure that the development genuinely reflects and supports the local village character rather than just being a destination hotel for visitors.

I wish to formally express my strong objection to the proposed construction of a new hotel in Berrima. Berrima is a historic village, and all previous developments have been undertaken in accordance with strict heritage guidelines. The proposed hotel, which is to be attached to the old prison, appears inconsistent with these guidelines. Its construction would significantly alter the character and aesthetic of the village, set a concerning precedent for future developments, and compromise the historical integrity that defines Berrima.
I believe there are alternative ways to conserve and repurpose the historic gaol without attaching a modern commercial structure that diminishes its heritage value.
In addition, I am deeply concerned about the environmental impact this project may have on the local ecosystem along the riverbank. This area is home to a variety of native species, including platypus, water dragons, and numerous other forms of wildlife. The platypus, which is classified as a threatened species in Australia, relies on this habitat for breeding and survival. It is imperative that this sensitive environment not be disrupted or destroyed for commercial gain.
For these reasons, I respectfully urge that the proposal be reconsidered to ensure both the preservation of Berrima’s unique heritage and the protection of its natural environment.

To the attention of Fadi Shakir
Dear sir
My name is Vitek Czernuszyn
I live at 39 Oxley St Berrima
I write to you to vehemently oppose the proposed development of the Berrima jail.
Applicant number SSD6687472

I have to begin by voicing my amazement that anyone would so blatantly show absolute disregard for some of the burning issues around this development.
The physical desecration of this historic site, by cutting into convict built walls, building obliterating structures all around it, and subterranean excavation of a car park - just the name a few, shows to what degree the developers are completely ignoring its heritage importance.
This is a major part of Australian history that’s about to be destroyed, and by changing the name to Berrima Quarters, it will be permanently expunged from the memory of future generations

The fact that they are excavating below the water line to build the car park in areas that previously had Iberian zoning, completely ignoring the impact that this will have on surrounding wildlife, shows equal disregard to any environmental issues.
The Wingecarribee river is recognised as a truly significant protected habitat for several species, including the platypus.
Doesn’t that mean anything?

My third objection, though I have many more, is that the precedent of three story structures will mean that other developers can do likewise thereby totally altering the spirit of this village. Surely in an age of rapid development a historic gem like Berrima Village should be protected- there are not many left.
I am by no means opposed to the re-usage of the jail. But it should be done with genuine regard, not just for the structure itself, but also for the expectation of the community that lives around it – and that’s not just Berrima or even the southern Highlands, t’s every person that cares about our history.
How can you allow this ?
Vitek Czernuszyn

I strongly object to this proposal.

To whom it may concern, I write to protect the heritage fabric of Berrima Gaol, this historic place and strongly object to cutting a huge hole in the front wall, for an outside restaurant, excavation to build a large multi level car park (right behind local homes) and construction of ‘townhouse’ like accommodation along the river. I object to hosting large noisy functions including weddings and wedding receptions.
This proposal would drastically affect the local village atmosphere, its sleepy historic attractiveness and greatly disturb the local way of life.
People live here because they love the history, nature, peace and solitude, and it’s sad to see, in such a large country, such disrespect, if this were allowed. I respectfully request consideration of environmental issues, including the avoidance of noise and disturbance in a residential area, the indigenous factor (as just outside the gaol walls there is evidence of a historic burial site), the protection of local platypus in the river, and strongly object to the idea of having weddings and functions late in the evening and night-time disturbing residents, the out-of scale plans for a 3 story car park (in an historic village), and the demarcation of the riperian zones and flood zone areas. All of these factors must be addressed sensitively by the developer and serious consideration given by National Trust NSW and Heritage NSW. The decision makers must, above all else, do everything possible to protect the heritage fabric of the gaol with no exceptions, the environment, the local village character, peace and amenity of the existing residents. The Burra Charter states "to do as much as necessary but as little as possible" with regard to heritage places. The Burra Charter advocates a cautious approach to change: do as much as necessary to care for the place and to make it useable, but otherwise change it as little as possible so that its cultural significance is retained.

I am very concerned about the proposal as follows:
I believe that is it will affect the village in a negative way for its residents by bringing in huge crowds with its function centre and hotel. The noise factor that a function centre would attract, which doesn't seem to have been addressed properly is a grave concern.
The hotel, which is located on the exterior of the site is too numerous and will take away from the historical wall of the prison. I believe it will also affect the river below where the platypus dwell.
The whole thing smacks of unfairness and I wonder how it was allowed to be purchased for only 7 million dollars and how it has been allowed to progress in the way it has. Very disappointing. I also object to the constant referral of "community" in the submission. This is a profit making enterprise and not something for the community. As a community member, I find this offensive.

After visiting the site last Saturday I believe this proposal once completed will reinvigorate Berrima & save the historic gaol from disintegration