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DA lodged for 80-room Orange motel on former Tip Top bakery site

June 22, 2023

Artist impressions of the motel.



Image from DA.




By Peter Holmes


A development application has been lodged for an 80-room “hotel or motel” on the former Tip Top bakery site on the corner of Peisley and March streets.


According to papers published by Orange City Council today (June 22, 2023) “the development will include the provision of 80 motel rooms within a series of buildings onsite”.




The 7,000-square-metre former bakery site is at 273-285 Peisley Street and 155 March Street.


The one- and two-storey development would be known as Orange Hotel, as opposed to the Hotel Orange on the corner of Summer and Peisley streets.


Designs from the DA.

According to the DA the site would "principally" involve the following elements:


  1. The construction of a main reception building fronting March Street, which will also include a breakfast bar and business centre for guests, guest laundry, as well as staff and guest sanitary toilets, kitchen and back office facilities.

  2. Eighty motel rooms within a series of buildings arranged in a U shape, with parking positioned internally within the site.

  3. Eighty-one on-site parking spaces.

  4. Provision of new vehicular access points via provided via both March and Peisley streets.




“The development has been thoughtfully designed to respond to the contextual setting with residential uses to the west, and commercial/semi-industrial uses primarily to the east, but also the adjoining property to the north,” stated the DA.

“The proposed development has also been designed cognisant of the proximity to the Civic Quarter precinct located opposite the site.





“The development’s primary orientation is to March Street to encourage the movement of guests from the motel through the Civic Quarter precinct and beyond the civic precinct to the CBD.”



OCC had previously approved the demolition and remediation of the site.





Most of the land is now vacant, but there is still come clean up work to be done and concrete slabs to be removed, and the DA seeks to rely on the previous approval to finish that work.

The land is owned by George Weston Foods, which is a subsidiary of Associated British Foods. Top Top is a “business unit” of George Weston Foods.


The applicant for the proposed development is Peisley Street Developments Pty Ltd.




The plans have been drawn by global firm Cox Architects.

“Existing vegetation at the southern and northern ends of the site will be removed as part of the development,” stated the DA.



“Vegetation removal involves only shrubs and small trees which are below the consent threshold … and as such no further assessment is required.”



The motel effectively comprises four separate but joined buildings via covered roof structures.


They are:


  1. Main reception building within the March Street frontage.

  2. Sixteen king rooms between the reception building and the stormwater easement.

  3. U-shaped building at the northern end of the site comprising 35 x single storey rooms (including 4 x DDA compliant rooms), 5 x two storey suites (along the northern boundary) and an area for storage / housekeeping.

  4. Twenty-four single storey units within Peisley Street between March Street and the Stormwater easement.




The motel would adopt a “low staff model”. There would be a duty manager (9am to 9pm), one reception/check-in staff member, a chef/cook (mornings only) and about 10 service, cleaning and housekeeping staff.



The breakfast bar would be for guests only and be self-service.


The business would operate 24/7, with reception open from 7am to 9pm, seven days a week. A key collection arrangement in a key safe would be used for after hours check-ins.


The application is on public exhibition from today until Thursday July 6, 2023. Submissions close at 5pm on July 6, 2023.

During this period, any person may make written submission on this development proposal to Council. The exhibition documents are available for viewing here.



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