Precinct Structure Plan

ARMSTRONG CREEK EAST

MAY 2010 - Amended November 2011

www.geelongaustralia.com.au Authors Collie Pty Ltd

Amended November 2011. Refer Section 6.3 - Amendment of Precinct Structure Plan (C214)

This work is copyright. Apart from any use as permitted under Copyright Act 1963, no part may be reproduced without written permission of City of Greater Geelong.

Disclaimer Neither City of Greater Geelong. nor any member or employee of City of Greater Geelong. takes responsibility in any way whatsoever to any person or organisation (other than that for which this report has been prepared) in respect of the information set out in this report, including any errors or omissions therein. In the course of our preparation of this report, projections have been prepared on the basis of assumptions and methodology which have been described in the report. It is possible that some of the assumptions underlying the projections may change. Nevertheless, the professional judgement of the members and employees of City of Greater Geelong. have been applied in making these assumptions, such that they constitute an understandable basis for estimates and projections. Beyond this, to the extent that the assumptions do not materialise, the estimates and projections of achievable results may vary. CONTENTS

1 INTRODUCTION 1 1.1 Role of the Precinct Structure Plan 1 1.2 Land to which the Precinct Structure Plan Applies and Context 3 1.2.1 Key Existing Roads 3 1.2.2 Existing Public Transport 3 1.2.3 Key Existing and Planned Activity Centres 3 1.2.4 Key Existing Public Open Space 3 1.2.5 Key Existing Community Facilities 4 1.2.6 Existing Broiler Farm 4 1.3 Monitoring and review 4

2 PRECINCT FEATURES 6 2.1 Heritage 6 2.2 Biodiversity 6 2.3 Topography and Landform 6 2.4 Catchments and Drainage 6

3 VISION 7 3.1 Integrated Neighbourhood Design 9 3.1.1 Sense of Place and Community 9 3.1.2 Housing Choice Diversity and Aff ordability 9 3.1.3 Accessible and Vibrant Activity Centres 9 3.1.4 Local Employment and Business Activity 9 3.1.5 Better Transport Options 10 3.1.6 Climate Change and Environmental Sustainability 10 3.1.7 Accessible Integrated and Adaptable Community Facilities 11 3.2 Land Use Budget 11 3.3 Demographic Projections 13

4 ELEMENTS 14 4.1 Image and Character 14 4.1.1 Objectives: Image and Character 14 4.1.2 Implementation: Image and Character 14 4.1.3 Planning and Design Guidelines: Image and Character 14 4.2 Subdivision and Housing 15 4.2.1 Objectives: Subdivision and Housing 15 4.2.2 Implementation: Subdivision and Housing 16 4.2.3 Planning and Design Guidelines: Subdivision and Housing 16 4.3 Community Facilities 17 4.3.1 Objectives: Community Facilities 17 4.3.2 Implementation: Community Facilities 17 4.3.3 Planning and Design Guidelines: Community Facilities 17 4.3.4 Community Facilities Delivery Statement 22 4.4 Public Open Space, Natural Systems and Biodiversity 22 4.4.1 Objectives: Public Open Space and Natural Systems 22 4.4.2 Implementation: Public Open Space and Natural Systems 22 4.4.3 Planning and Design Guidelines: Public Open Space and Natural Systems 22 4.4.4 Objectives: Biodiversity 27 4.4.5 Implementation: Biodiversity 27 4.4.6 Planning and Design Guidelines: Biodiversity 29 4.4.7 Armstrong Creek East Native Vegetation Precinct Plan 29 4.5 Employment, Activity Centres and Mixed Uses Areas 32 4.5.1 Objectives: Employment, Activity Centres and Mixed Uses Areas 32 4.5.2 Implementation: Employment, Activity Centres and Mixed Uses Areas 32 4.5.3 Planning and Design Guidelines: Employment, Activity Centres and Mixed Uses Areas 32 4.6 Transport and Movement 35 4.6.1 Objectives: Transport and Movement 35 4.6.2 Implementation: Transport and Movement 35 4.6.3 Planning and Design Guidelines: Transport and Movement 35 4.7 Utilities and Energy 40 4.7.1 Objectives: Utilities and Energy 40 4.7.2 Implementation: Utilities and Energy 40 4.7.3 Planning and Design Guidelines: Utilities and Energy 40 4.8 Drainage and Floodplain Management 46 4.8.1 Objectives: Drainage and Floodplain Management 46 4.8.2 Implementation: Drainage and Floodplain Management 46 4.8.3 Planning and Design Guidelines: Drainage and Floodplain Management 46

5 PRECINCT INFRASTRUCTURE PLAN 49 5.1 Introduction 49 5.1.1 Land Development Works by Developers 53 5.1.2 Development Contributions Plan 53 5.2 Infrastructure and Services Required Outside ACEP to support development of ACEP 53 5.3 Project Co-ordination 53 5.4 Delivery and Monitoring 53 6 OTHER INFORMATION 55 6.1 Acronyms and Glossary 55 6.2 Supporting Information 55 6.3 Amendment of Precinct Structure Plan (C214) 55

PLANS Plan 1 Framework Plan 1 Plan 2 Context 5 Plan 3 Armstrong Creek East Precinct Urban Structure 8 Plan 4 Community Facilities 18 Plan 5 Public Open Space 24 Plan 6 Specifi ed Fill Areas 25 Plan 7 Biodiversity 28 Plan 8 Status of Habitat Zones within the Armstrong Creek East Precinct 30 Plan 9 Status of Scattered Indigenous Trees within the Armstrong Creek East Precinct 31 Plan 10 Road Hierarchy 37 Plan 11 Walking / Cycling Links 38 Plan 12 Public Transport Network 39 Plan 13 Main Sewerage Supply Network 41 Plan 14 Main Water Supply Network 42 Plan 15 Main Recycled Water / Third Pipe Supply Network 43 Plan 16 Main Electricity Supply Network 44 Plan 17 Main Natural Gas Supply Network 45 Plan 18 Main Stormwater Drainage Network 48 Plan 19 Property Identifi cation 59

FIGURES Figure A Neighbourhood Activity Centre Community Hub - Indicative Concept 20 Figure B Local Activity Centre and Community Hub - Indicative Concept 21 Figure C Regional Active Public Open Space - Indicative Concept 26 Figure D Neighbourhood Activity Centre - Indicative Concept 33 Figure E ‘Main Street’ Cross Section 76 Figure F Burvilles Road Interim Cross Section 86 Figure G Burvilles Road Ultimate Cross Section 87 Figure H Burvilles Road Extension Cross Section 88 Figure I Horseshoe Bend Road Interim Cross Section 89 Figure J Horseshoe Road Bend Road Interim Plus Service Road Cross Section 90 Figure K Horseshoe Bend Road Ultimate Cross Section 91 Figure L Southern East West Connector Cross Section 92 Figure M Southern East West Connector Cross Section 93 Figure N South West Connector Cross Section 94 Figure O Charlemont Road North and South Cross Section 95 Figure P Charlemont Road Central Cross Section 96 Figure Q Batten Road Cross Section 97 Figure R Typical Local Access Street Cross Section 98 Figure S Typical Local Access Street Beside Public Open Space Cross Section 99 Figure T Typical Local Access Street as Service Road to Highways Cross Section 100 Figure U Access Lane Cross Section 101 Figure V Access Place Cross Section 102

TABLES Table 1 Summary Land Use Budget 12 Table 2 Summary Residential Lot Yield Analysis 13 Table 3 Lot Yield and Distribution of Densities 17 Table 4 Community Facilities 19 Table 5: Activity Centres Hierarchy 34 Table 6 Service Authorities 40 Table 7 Drainage and Floodplain Management Authorities 47 Table 8 Infrastructure Required in Armstrong Creek East Precinct 50

APPENDICES 57 Appendix 1 Detailed Land Use Budget by Property 59 Appendix 2 Detailed Residential Lot Yield by Property 65 Appendix 3 Indicative Street Tree Planting 67 Appendix 4 Community Facilities Delivery Statement 69 Appendix 5 Public Open Space Guidelines 71 Appendix 6 Neighbourhood Activity Centre Urban Design Framework Guidelines 75 Appendix 7 Road Design and Delivery Characteristics 79 Appendix 8 Road Cross Sections 85 Appendix 9 Acronyms and Glossary 103 1 INTRODUCTION

1.1 ROLE OF THE PRECINCT STRUCTURE A PSP over land in the Armstrong Creek Urban Growth PLAN Area (ACUGA) must be generally in accordance with the incorporated (in the Greater Geelong Planning Scheme A precinct structure plan (PSP) is the planning mechanism (the Scheme)) Armstrong Creek Urban Growth Plan – used to plan for major new urban development together Framework Plan May 2010, (the Framework Plan). with the infrastructure and services required by its future community. It is the link between the State and local The ACUGA establishes the strategic context and vision for planning policies and the planning permit for development urban development within Armstrong Creek. and use of land. Plan 1 (Framework Plan) contains the incorporated The PSP therefore, is at a higher or broader level than the Framework Plan. plans that form the required documents to accompany a The Armstrong Creek East Precinct Structure Plan (ACEPSP) planning permit application. It is a long-term plan to guide sets objectives and provides for their implementation in future urban development. It describes how the land is relation to eight key elements: expected to be developed and how and where services are planned to support development. • image and character;

The PSP: • subdivision and housing;

• is a strategic plan setting out the vision and structure • community facilities; for the creation of a new urban area that implements Victorian Government guidelines; • public open space, natural systems and biodiversity;

• provides the basis for planning controls that apply in • employment and activity centres; the Schedule to the Urban Growth Zone in the relevant planning scheme; • transport and movement;

• provides the framework for the consideration of planning • utilities and energy; permits that provide for urban development under the • drainage and fl oodplain management. provisions of the relevant planning scheme; These are set out in detail in sections 4.1 to 4.8. • details requirements or conditions that must be met by future development and use;

• outlines projects required to ensure that the future community within the area is provided as early as possible with access to infrastructure and services to support a quality, aff ordable lifestyle;

• provides developers, investors and local communities with certainty regarding the nature of future development within the PSP area.

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 1 PLAN 1

Passive Parkland Passive

Existing Arterial Road (Sub-Regional Centre) Activity Centre Major Centre Activity Local Indicative School Secondary Cemetery Urban Growth Boundary Growth Urban Watercourse Rail Line Local / Active Parkland Neighbourhood Activity Activity Centre Neighbourhood Medium-High Density Housing Pedestrian Bridge Pedestrian Ring Road Geelong Employment Land Employment Possible Future Public Transport Interchange Transport Possible Public Future Specialised Local Centre Local Specialised Sub-Regional Transit Route Sub-Regional Transit Mixed Use Corridor Mixed Conventional Density Housing Existing Community Facility Community Existing Local Shop Recreational Trail East-West Link Road (Arterial) Biodiversity corridor / KEY

FRAMEWORK PLAN

A L

S N E A B Armstrong Creek East Precinct Structure Plan

AD RO S AD

RW D BA A

E D

LAN R A EYS G L O

EAR

BR R

E D N E J

M E

R D A H C A

ROAD

Y R

E A E

K R O

R T

R N

A O

P M

R A A NN H

L C

L S G N I K

N E T T A B

D AD A RO

O S

R D

D O

N A E

E O H

S E T S

H R O T ON H W AD

R CO

B RO

R T

E D

NO A

AD W RE O T O O

D A

LT O R

S E W E

L D H

T O

V R

I D

RV N E

HA O H

S E E

M S R O RO S H S

E G

ARS R

D D A

A A W R

A B

D B

D A

U Q R O T

R D

A S

O N

R A E

S EH

D E E

D T A F I

R O H

E R W

U R

M A I L L I O W

R O P R I A

AD S

L O

L R

S S

S E

T U

W Proposed Realignment Proposed

Anglesea Road Anglesea 2

1.2 LAND TO WHICH THE PRECINCT 1.2.3 Key Existing and Planned Activity Centres STRUCTURE PLAN APPLIES AND ITS ACEP is served by a hierarchy of activity centres in the CONTEXT region, the pre-eminent regional centre of these being the Plan 2 (Context) shows Armstrong Creek East Precinct central activities area of Geelong. (ACEP) in its local context. It is about 8 kilometres south of Planned activity centres to serve ACEP are as contained in the Geelong central activities area and makes up the south the Framework Plan (Plan 1) and include: eastern part of the ACUGA, the planned major extension of the greater Geelong urban area. The ACUGA includes six • a major activity centre abutting the north west corner of other precincts: Major Activity Centre; Horseshoe Bend; ACEP on Surf Coast Highway and planned for 137,000 North East Industrial; Marshall; Armstrong Creek West; and square metres of retail, non-retail commercial and Western Industrial. community services fl oorspace together with a public transport interchange, 3,500 jobs and higher density The ACEPSP covers ACEP which is about 794 hectares in housing; gross area. • in the central east of ACEP, a neighbourhood activity ACEP is defi ned generally by the Surf Coast Highway centre planned for at least 6,000 square metres of (west), private properties to the north of Lower Duneed retail; non-retail commercial; community services Road (south), Hospital Swamp (east) and the edge of fl oorspace; 585 jobs and medium density housing; private properties situated between Burvilles Road and Boundary Road (north). It is characterised by Armstrong • one local activity centre (in the south of ACEP) Creek itself which fl ows from west to east through ACEP. (with another immediately north of the boundary on Horseshoe Bend Road) planned for about 1,000 square 1.2.1 Key Existing Roads metres of convenience shops and services; associated jobs and some possible medium density housing; ACEP, located between Geelong and Torquay, is traversed by Surf Coast Highway and Barwon Heads Road, both in a • neighbourhood and local activity centres in other generally north-south direction. These roads link the area to precincts. Geelong and on to Melbourne and to the Surf Coast and the Bellarine Peninsula. Other local roads of some signifi cance The more signifi cant existing employment areas reasonably include the north-south Horseshoe Bend Road, the east- accessible to ACEP include the industrial areas of Geelong west Mt Duneed Road / Lower Duneed Road and the east- including North Geelong, North Shore, Moolap, Breakwater west Boundary Road. and Newtown / South Geelong.

1.2.2 Existing Public Transport 1.2.4 Key Existing Public Open Space

The public transport network for Geelong and Melbourne The existing major public open space areas serving the is accessed via the Melbourne-Geelong-Warrnambool rail region include: line, which abuts the northern boundary of the ACUGA. The nearest station is Marshall about 4 kilometres north of • key recreation nodes and passive open space associated ACEP. Regional public transport is provided by bus services with the Barwon River and its fl oodplain, to the north (on Surf Coast Highway and Barwon Heads Road). Local and north east; bus services in Grovedale will expand or be supplemented • regional open space facilities in greater Geelong such as by new services as development and occupation of the Geelong Botanic Gardens and Eastern Park; dwellings and activity nodes occurs in the ACUGA. • the beach and foreshore areas of Geelong, the Surf Coast and Bellarine Peninsula;

• Kardinia Park;

• Waurn Ponds Creek with major recreational facilities.

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 3 Existing local public open spaces in ACEP or its vicinity 1.3 MONITORING AND REVIEW include Stewarts Reserve in Stewarts Road and Mount Duneed Recreation Reserve in Feehans / Russell Roads The CoGG will monitor the implementation of this ACEPSP. (refer Plan 2: Context). Its eff ectiveness will be evaluated regularly, at least every four years. It is expected that this ACEPSP will be revised These will be complemented by the establishment of and updated as required. planned new passive and active local and regional public open space in the ACUGA and more specifi cally ACEP (refer Plan 1: Framework Plan).

1.2.5 Key Existing Community Facilities

Existing and higher order social and community infrastructure that will serve ACEP is based largely in Geelong and the greater Geelong region. ACEP has few existing community facilities with the exceptions being Stewarts Reserve in Stewarts Road, the Geelong Lutheran College in Burvilles Road, the Geelong Memorial Park Crematorium and Cemetery also in Burvilles Road.

1.2.6 Existing Broiler Farm

A broiler farm exists at 76-88 Grove Road, in the north east of ACEP. The existence of this broiler farm will have implications for development within its separation distance (refer section 4.2.3).

4 Armstrong Creek East Precinct Structure Plan MAY 2010 (Amended November 2011) Geelong Alcoa power line easement Heritage site Existing broiler farm Memorial Park Crematorium d a and Cemetery o R

Barwon River

Geelong Airport

Approximate Q100

High point

flood event

Geelong Lutheran College

Habitat conservation area

e Armstrong Creek t t a B Lak e Stewarts Reserve Stewarts (habitat

conservation area) Roa d

Road

KEY Existing flood prone land Armstrong Creek East Precinct Boundary Hoppers Paddock Contours (1 metre interval) Habitat conservation area (regional habitat conservation area) Habitat conservation area Alcoa power line easement Habitat Conservation Area 1000 metre Buffer area under Victorian Code for Broiler Farms 2009 Barwon River PLAN 2 CONTEXT 5 Armstrong Creek East Precinct Structure Plan 2 PRECINCT FEATURES

Plan 2 (Context) shows the key features of ACEP as 2.3 TOPOGRAPHY AND LANDFORM described in the sections following. ACEP is generally fl at to slightly undulating basalt lava plain, bisected from west to east by the shallow channel of 2.1 HERITAGE the Armstrong Creek valley. The topography slopes generally from a high point on Burvilles Road in the north east of As part of investigations for thet ACEPSP, further ACEP, towards a low lying, fl ood prone swamp land along archaeological studies were completed and accepted by the margins of Reedy Lake across the eastern boundary of AAV as suffi cient to allow preparation of the ACEPSP. ACEP. However before development occurs, further more detailed investigations will be required, and Cultural Heritage Soils consist generally of red loamy clays characteristic of Management Plans (CHMPs) may be required for prescribed decomposing basalt. activities in areas of cultural heritage sensitivity. The topography and landform off ers no constraints to European settlement heritage sites comprise one homestead development other than in terms of land that will remain complex (local signifi cance), which consists of a cottage, fl ood prone. wash house and underground tank, at 105-205 Groves Road, Connewarre (HO1713 in the Scheme). 2.4 CATCHMENTS AND DRAINAGE

2.2 BIODIVERSITY ACEP spans a number of drainage catchments (refer Plan 18: Main Stormwater Drainage Network) that drain Key biodiversity areas and values within the Armstrong generally in a south west direction towards the Barwon Creek area include Lake Connewarre and wetlands complex, River / Reedy Lake (to the east of Barwon Heads Road) or Stewarts Reserve, Hooper’s Paddock, Armstrong Creek into Armstrong Creek and then Hospital Swamp, and then (parts), various existing treed road reserves and other in both cases into the Barwon River / Lake Connewarre signifi cant stands of River Red Gums. complex and the defi ned Barwon River watercourse to its mouth at Barwon Heads. It is important that wherever possible, biodiversity conservation is achieved and enhanced throughout ACEP.

Much of ACEP has been cleared for agricultural purposes and, subject to the protection of biodiversity areas summarised above, development within ACEP is not considered to be constrained by ecological values.

6 Armstrong Creek East Precinct Structure Plan MAY 2010 (Amended November 2011) 3 VISION

The vision for Armstrong Creek was fi rst identifi ed by CoGG, The vision for ACEP (refer Plan 3: Armstrong Creek East which envisaged the following. Precinct Urban Structure) incorporates the overall ACUGA vision above but more specifi cally seeks to develop ACEP • Armstrong Creek will be developed into a sustainable as an attractive and liveable new community centred community that sets new benchmarks in best practice on its key green asset of Armstrong Creek. ACEP will be urban development. Natural and cultural features will characterised by: be protected and enhanced to create a distinct urban character. Armstrong Creek will become a highly • an inter-linked public open space and path network sought-after location for living, working and recreation, and public open space nodes that build on the existing forming an attractive addition to Geelong. landscape character while protecting the biodiversity in habitat conservation areas and through native • Armstrong Creek will provide a range of housing types vegetation retention and protection; and densities in an urban structure based on walkable neighbourhoods with access to public transport and • transport and movement systems planned from the mixed use activity centres. outset to facilitate the ability to move about safely by walking and cycling to promote healthy activity, • All residents will be within proximity to public open energy conservation and social interaction and, in a space that will provide adequate opportunities for co-ordinated planning manner, to provide for essential recreation and passive use. vehicle traffi c;

• Armstrong Creek is the key urban extension to Greater • human-scale facilities including a ‘main street’ Geelong and will accommodate major population neighbourhood activity centre and a range of other expansion for the next 20 plus years. planned and co-located community facilities that are accessible safely by all means of transport and from throughout ACEP and beyond.

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 7 PLAN 3 (indicative location) (potential future arterial) (indicative location) Local Neighbourhood L N (existing) Access Street Connector Street Level 2 1000 metre Buffer area under Victorian Code for Broiler Farms 2009 1000 metre Buffer area under Victorian Connector Street Level 2 Arterial Road Connector Street Level 1 Armstrong Creek watercourse and floodway Possible future transit corridor Habitat conservation area Residential medium density ACEPSP Boundary ACEPSP Possible non government school Community facilities Public open space Education centre Activity Centre Public open space (conservation) Farming Residential conventional Public open space (easement) Storm water harvest and reuse Mixed use Water Quality Treatment Treatment Quality Water Traffic signals Traffic H E N E H CF KEY

Armstrong Creek East Precinct Structure Plan

Q10

100

Q Q

B BR BR Q100 BR

match cadastral boundaries. In these cases, actualboundaries will be determined at subdivision certification stage. subdivision planning permit application or be determined in engineering plans required under subdivision planing permits.

R Q100 R B

NOTES 1 In some instances, land use boundaries do not 2 The exact location of engineering services will

nne

West ad

o East

ves R

BR Q10

BR Q100 400m

Gro

Southern Charlemont Road Charlemont N N (Old Lake Road) CF ARMSTRONG CREEK EAST PRECINCT URBAN STRUCTURE

oad R ads He

n Barwo

Batten Road Batten (Old Batten Road) Batten (Old

Land Subject to Inundation (existing)

Southern East West Connector Southern East West age rain

D Drainage depression Drainage

Burvilles Road Extension

e Cr

Horseshoe Bend Road Bend Horseshoe Horseshoe Bend Road Bend Horseshoe

ary

d nt boun nt

225 metres hme

a C CF E

75 Lower Duneed Road Duneed Lower Boundary Road

0 400m E

1:15000 @A3 1:7500 @A1 Barrwarre Road Barrwarre CF and Cemetery

Existing Crematorium South West Connector West South

to 225 metres c e

k e Conn 75

E ng Cre o

East West 0 Existing School Burvilles Road

Armstr (Old Stewarts Road)

Stewarts Reserve, Geelong Memorial Crematorium and Cemetery Crown Land are not zoned Urban Growth and are therefore not affectedby this ACEPSP. The land has been shown on ACEPSP. this plan to provide context.

Surf Coast Surf Highway Southern 8 Road Road Whites 1:15000 @A3 1:7500 @A1 Feehans Road Mt Duneed 3.1 INTEGRATED NEIGHBOURHOOD DESIGN 3.1.3 Accessible and Vibrant Activity Centres

The separation of ACEP from established urban Geelong The neighbourhood activity centre in ACEP will be focused by the railway line and Barwon River and, in its early on ‘main street’ with larger shops (such as the supermarket) years, by its location at the southern edge of the ACUGA, and car parking generally sleeved by smaller shop fronts enables it to be developed with its own identity or preferred which will face onto ‘main street’. Pedestrian access in neighbourhood character, based on best practice integrated and around the centre will be a primary design objective neighbourhood design. including along ‘main street’ and from car parking areas and bus stops. This integrated neighbourhood design is summarised under the headings that follow. A permeable network of streets, walkways and public spaces will provide high quality linkages, particularly for 3.1.1 Sense of Place and Community pedestrians, to the activity centres and will inter-link with other parts of ACEP and beyond. A sense of place and community comes from people of all ages having opportunities to meet and interact in A sense of vitality will be encouraged within the appropriate spaces in suitable ways and times. It requires neighbourhood activity centre with buildings designed to community development over time but is facilitated address the street, resulting in continuous and contained through the provision of some necessary base ingredients streetscapes, which create interest and interaction at street - appropriate community infrastructure in the form of level. Footpaths will be broad, enabling alfresco dining to open space; internal and external meeting places for all further activate the streetscape. All activity centres will be age groups; related buildings and other structures; the tree lined, provided with seating and verandahs for shelter provision of needed services and support people to bring and shade and all contributing to enhance the centre as a the infrastructure to life; and appropriate design, materials pedestrian oriented environment. and fi nishes. The neighbourhood activity centre will sit beside Barwon The location and content of community infrastructure in Heads Road with its main street entry being signalised on ACEP has been determined to give a grounding to the start that road. This will allow for safe pedestrian and vehicle of community development. movements at the intersection and will assist in linking the centre to its catchment on the east side of Barwon Heads The vision of CoGG is to do whatever is reasonably possible Road. to encourage / provide community infrastructure as early as possible in the life of ACEP to maximise the availability The local activity centre will be much smaller than the of community buildings and services to new residents neighbourhood activity centre and will comprise a relatively and other visitors to ACEP. Community groups will be higher proportion of community facilities than retail / encouraged to establish to assist in building a sense of commercial fl oorspace. community via participation and input into future decisions about ACEP community infrastructure development. 3.1.4 Local Employment and Business Activity

The ACUGA contains three proposed employment areas: in 3.1.2 Housing Choice Diversity and Aff ordability the north east, in the west and associated with the major The intention for ACEP is that a variety of housing types activity centre, all within easy access of ACEP. and densities will be developed at a variety of prices, in Local employment opportunities will grow also within order to provide suitable choices for a range of diff erent ACEP. It has been estimated that development of the needs, lifestyle preferences and income levels thus neighbourhood activity centre in ACEP will generate a net attracting a diverse mix of people. increase of 585 direct jobs and an additional 555 indirect jobs over the long term.

Construction activity for the whole of ACEP is predicted to generate 5271 direct ‘job years’ (refer Section 6.2) and an additional 13,279 indirect job years, totalling 18,550 job years (including full and part-time jobs).

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 9 3.1.5 Better Transport Options • a well-designed siting and spacing of higher order roads to cater for necessary district, regional and wider vehicle The ACEP land use structure has been planned with the trips including service requirements; underlying goal that new urban development should be more sustainable ecologically, socially and economically. An • activity centres sited and designed to encourage and essential ingredient of this is reduced distances for required make them attractive for walking and cycling access travel and increased effi ciency and overall community and to provide a scale that is ‘people friendly’ rather health in travel movements. The ACEPSP was designed to than car-dominated; maximise these opportunities through the provision of: • based on all of the above, convenient access to local • a planned hierarchy of walking and cycling paths that employment opportunities within ACEP, in dedicated provide safe, attractive and convenient access from employment areas outside ACEP but within the ACUGA residential sub-precincts to other such sub-precincts in close proximity and in the greater Geelong area and and to all activity areas and especially those that beyond. will generate expected higher demand, such as the neighbourhood and local activity centres, Armstrong 3.1.6 Climate Change and Environmental Creek, key active and passive open space areas and Sustainability links into neighbouring precincts and their attractions; The aim for the ACUGA and thus also ACEP, is to deliver a • as part of the path network, several existing lower order sustainable community that is designed to: streets as dedicated non-vehicular walking / cycling ‘greenways’, including Lake Road, existing Burvilles • maximise passive solar design through lot orientation Road and sections of Stewarts and Batten Roads; and building design;

• a dedicated sub-regional transit corridor reservation • reduce car dependence through a convenient network for the planned future rail line (or equivalent), with of walking / cycling links to local employment proposed convenient access in the major activity centre opportunities and community infrastructure; adjacent to the north boundary of ACEP and linking to • retain native vegetation; Geelong and Melbourne; • provide for the availability of recycled water. • ready access to V-Line bus services on Surf Coast Highway and Barwon Heads Road; The early delivery of public transport will contribute signifi cantly to the overall sustainability of the ACUGA. • an internal road design hierarchy that provides for a local bus service within 400 metres of the majority of The stormwater management strategy is based on the households and with links to key activity centres and treatment and management of stormwater runoff as close other nodes; to the point of origin as practicable within each sub- catchment and then the individual stormwater management • a permeable and effi cient local street network strategies for each sub-catchment are combined as a set of connecting to higher order roads at appropriate points cascading strategies within ACEP. Objectives for stormwater with safe crossing control, including proposed traffi c management have been defi ned for each sub-catchment, as signals (for safe pedestrian and cyclist crossings and have the extent of distributed retardation basins, overland traffi c control and safety) at key entry points to ACEP on fl ow paths, drainage systems and constructed wetlands Surf Coast Highway and Barwon Heads Road; controlling stormwater fl ows and quality. • as part of an effi cient higher order road network and By virtue of its inland location, the ACUGA and thus ACEP, with the aim of improving convenience and travel times, is unlikely to be subject to the expected future increase in a new southern east-west connector linking Surf Coast storm surges and sea levels along the Victorian coastline Highway to Barwon Heads Road and a south-west generated by climate change. connector to replace the Stewart’s Road ‘greenway’ and improve access in and out of ACEP;

10 Armstrong Creek East Precinct Structure Plan MAY 2010 (Amended November 2011) The drainage study has sought to maximise environmental 3.1.7 Accessible Integrated and Adaptable Community sustainability through integrated systems analysis Facilities techniques to develop a stormwater management strategy In ACEP there are two community hubs planned to tailored specifi cally to the unique topography and stream incorporate local social and community infrastructure. A corridor within ACEP. The strategy has considered comprehensive network of active and passive public open stormwater runoff volumes, fl ood mitigation, likely if spaces and recreation facilities are planned within easy any impacts from sea level rise due to climate change reach of all homes and workplaces. This will range from and stormwater quality objectives for public safety and active sports facilities to informal parks and passive areas environmental protection of Armstrong Creek and the including creek-side walks. downstream Ramsar wetland. Playing fi elds are planned associated with each activity It is proposed also to restore the degraded section of centre and in the larger, regional-scale facility. Indoor Armstrong Creek between Horseshoe Bend and Barwon recreation facilities are envisaged in accessible locations. Heads Roads as a meandering system including linear Local parks and playgrounds designed specifi cally for retardation adjacent to the Creek. This will create an children will be distributed within easy walking distance environmental buff er between more intensive urban of every home. Linking all of these public open space and development and the Armstrong Creek environment. This recreation facilities will be a network of greenways, leisure buff er will assist in the improvement of stormwater quality, trails and more direct walking / cycling paths, contributing volumes and velocities discharging into the watercourse and to the formation of a healthy community. the protection of waterway ecosystems. It is expected that these systems will provide a high level of amenity. 3.2 LAND USE BUDGET The stormwater strategy aims to meet the objectives of the stormwater management policy for the ACUGA of CoGG ACEP covers a gross development area (GDA) (all inclusive (the relevant drainage authority). land within its boundaries irrespective of its use or condition) of 794 hectares and of this gross area, about 474 hectares are Low water use gardens will be encouraged. Alternative the net developable area (NDA) (the proportion of the gross water supplies via a reticulated recycled water system will land that is able to be developed; it excludes for example be provided. Water sensitive urban design principles will Armstrong Creek and its fl oodway). That is, about 60 per cent be incorporated throughout ACEP through adopting the of ACEP is available for development. following measures: The NDA excludes a range of proposed developments • retardation basins; and land uses that do not include dwellings (such as • utilisation of storm water to conserve potable water; government schools, public open space, arterial roads and community facilities). • use of vegetation for fi ltering purposes; The summary land use budget (refer Table 1: Summary • water effi cient landscaping; Land Use Budget) and summary yield analysis (refer Table 2: Summary Residential Lot Yield Analysis) provide target • gross pollutant traps; land budget and target lot yield details on the future urban structure as a whole. The detailed budget and detailed yield • environmental buff ers; analysis (refer Appendix 1: Detailed Land Use Budget by • swales; Property and Appendix 2: Detailed Residential Lot Yield by Property) provide specifi c targets for each property. • bio retention systems;

• porous pavements;

• localised water harvesting.

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 11 TABLE 1: SUMMARY LAND USE BUDGET

DESCRIPTION HECTARES % TOTAL PRECINCT % NDA

1.1 Total Precinct Area 794.87 100.00 1.2 Transport Surf Coast Highway 1/2 width 2.78 0.35% 0.58% Barwon Heads Road 6.58 0.83% 1.38% Horseshoe Bend / Batten / Charlemont Roads 12.49 1.57% 2.62% Potential Future Transit Corridor 3.50 0.44% 0.73% Sub total 25.34 3.19% 5.34% 1.3 Community Facilities Geelong Memorial Park Crematorium and 39.96 5.03% 8.37% Cemetery Neighbourhood Activity Centre (NAC) 1.25 0.16% 0.26% Local Activity Centre (LAC) 0.60 0.08% 0.13% Sub total 41.81 5.26% 8.81% 1.4 Education Government Schools 18.20 2.29% 3.81% Geelong Lutheran College 13.46 1.69% 2.82% Proposed Catholic School 2.80 3.52% 0.60% Sub total 34.46 4.34% 7.26% 1.5 Proposed Public Open Space: Encumbered Land Available for Recreation Alcoa power easement 13.00 1.64% 2.72% Waterway / Drainage / Wetlands / Retarding Basins 97.08 12.21% 20.46% / Sewer Conservation Areas 13.12 1.65% 2.75% Passive Open Space 9.05 1.14% 1.90% Active Open Space 20.50 2.58% 4.30% Crown Land 2.53 0.32% 0.53% Sub total 155.30 19.54% 32.72% Unencumbered Land Available for Recreation NAC Community Hub Active Open Space 8.00 1.01% 1.68% LAC Community Hub Active Open Space 8.90 1.12% 1.86% Passive Open Space 30.87 3.88% 6.50% Sub total 47.77 6.01% 10.07% 1.6 Other Habitat Conservation Area (Hooper’s Paddock) 15.66 1.97% 3.28% Sub total 15.66 1.97% 3.28%

NET DEVELOPABLE AREA (NDA) ha 474.53 59.69%

12 Armstrong Creek East Precinct Structure Plan MAY 2010 (Amended November 2011) TABLE 2: SUMMARY RESIDENTIAL LOT YIELD ANALYSIS

DESCRIPTION NDA HECTARES (HA) DWELLINGS / Ha DWELLINGS

2.1 Retail and Employment Neighbourhood Activity Centre (NAC) 6 Local Activity Centre (LAC) 0.5 Sub total 6.5 2.2 Residential Conventional Density 424.99 15.0 6375 Medium Density 43.04 20.0 861 Sub total 468.03 15.5 7236

Total 474.53 15.25 7236

3.3 DEMOGRAPHIC PROJECTIONS

The ACUGA is anticipated to provide housing for 54,000 people in 22,000 households, which translates to an average of 2.45 persons per household. At an average of 15 dwellings per net developable hectare (475 hectares) and 2.45 persons per household, ACEP will house in the order of 17,439 people assuming one household per lot.

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 13 4 ELEMENTS

There are eight main elements that summarise the key c) to facilitate a series of ‘green’ cycling and walking links ingredients of the ACEPSP: connecting areas of ACEP and other precincts that attract non-vehicular trips; • image and character; d) to protect and enhance the value of areas and sites • subdivision and housing; of environmental signifi cance and to promote their appropriate use or enjoyment as assets in ACEP; • community facilities; e) to retain and conserve the remnant indigenous tree • public open space, natural systems and biodiversity; communities (including roadside vegetation) in ACEP; • employment, activity centres and mixed use areas; f) to promote new landscape and street tree planting that • transport and movement; is consistent with the existing predominantly native / indigenous landscape character but does not exclude • utilities and energy; exotic species where appropriate to promote a particular theme, to provide alternative feature trees or to enhance • drainage and fl oodplain management. passive solar access; These elements are detailed in this section with objectives, g) to plan and provide for human-scale facilities including implementation requirements and any specifi c planning and a ‘main street’ neighbourhood activity centre on Barwon design guidelines, set out for each, where: Heads Road and a range of other planned and co- • objectives describe the desired outcome to be achieved located community facilities; in the completed development; h) to protect or treat appropriately places of recognised • plans / fi gures are a spatial expression of objectives; heritage value;

• implementation summaries describe how the objectives i) to treat appropriately the rural / urban interface in order are met; to minimise adverse visual impacts beyond the growth area. • planning and design guidelines including fi gures and tables, depending on the specifi c guideline, are 4.1.2 Implementation: Image and Character indicated as must or should be met. The objectives for enhancing or developing the image and If the responsible authority is satisfi ed that an application character are met by implementation of all of the following: for an alternative to a planning and design guideline that should be met, meets the objective, the alternative may be a) Plan 3: Armstrong Creek East Precinct Urban Structure; approved to the satisfaction of the responsible authority. b) Appendix 5: Public Open Space Guidelines;

4.1 IMAGE AND CHARACTER c) Appendix 8: Road Cross Sections; d) Planning and design guidelines under Section 4.1.3. 4.1.1 Objectives: Image and Character

The objectives for enhancing or developing the image and 4.1.3 Planning and Design Guidelines: Image and character as essential parts of the development of ACEP Character are: The following planning and design guidelines must be met: a) to enhance Armstrong Creek as a major green space, • New development with an interface with Armstrong recreation area, walking / cycling link and landscape Creek must be designed to address the Creek while asset through the centre of ACEP; promoting public use and surveillance; b) to provide the above link from the Surf Coast Highway • New development must implement (construction and east through ACEP and linking to a proposed regional landscaping) the footpaths and shared paths included in active open space area; Appendix 7 and road cross-sections in Appendix 8;

14 Armstrong Creek East Precinct Structure Plan MAY 2010 (Amended November 2011) • Street trees along declared arterial roads must be • be guided by Appendix 3: Indicative Street Tree selected and planted in accordance with the clear Planting which provides suggestions (the list is zone guidelines to the satisfaction of the relevant road advisory only and is not intended to prohibit other authority; appropriate species) on tree species options suitable for ACEP; • The neighbourhood activity centre must be designed on ‘main street’ principles of street front activity rather than • New development should avoid loss of roadside ‘big box’ shops / internal malls surrounded on all sides vegetation of recognised signifi cance; by large highly visible car parking areas; • The rural urban interface should minimise adverse • The heritage place recognised in the Scheme (HO1713) impacts at the growth area boundary between urban must be treated as required under the Scheme. land uses and rural activity by:

The following planning and design guidelines should be met: • achieving a well designed transition, including a physical separation of the urban land use from • New development should maximise the potential for the rural boundary by locating a combination of safe road crossings by pedestrians and cyclists on key roads / access lanes, vegetated linear reserves and shared use paths that serve a ‘district’ or ACEP-wide pathways, drainage reserves, basins and systems or function; infrastructure and easements;

• New development should not include actions or results • ensuring the adjacent street network is arranged to that harm or lessen the values within environmentally provide good visual integration and physical access signifi cant areas; for emergency services. • Street trees should: 4.2 SUBDIVISION AND HOUSING • be selected for streets to ensure the scale of the tree is in keeping with the scale of the street, ensuring 4.2.1 Objectives: Subdivision and Housing the tree fi ts its planting area and provides an appropriate future form and character; The objectives for housing as an essential part of the development of ACEP are: • be selected wherever possible to provide appropriate canopy and shade character and advantages; a) to provide a diversity of lots sizes that can facilitate diff erent housing types; • be selected on the basis that they are appropriate in local growing conditions; b) to encourage opportunities for aff ordable housing;

• be selected and placed to identify diff erent c) to achieve a minimum residential density of 15 sub-precincts (such as marking arrival at the dwellings per net developable hectare for conventional neighbourhood activity centre or a key public open density housing with a minimum of 20 dwellings per space area) and categories of road function as net developable hectare in areas designated for medium defi ned by the cross-sections in Appendix 8; density housing on Plan 3 (Armstrong Creek East Precinct Urban Structure) that are close to services and • be selected to enhance and be compatible with amenity by locating it proximate to activity centres, existing trees at key interface locations (such open space and community hubs; as along Armstrong Creek, adjacent to habitat conservation areas and adjacent to the proposed d) to provide residential neighbourhoods that promote greenways that contain signifi cant existing roadside liveability through high urban design standards, creating vegetation); attractive streetscapes and a distinctive neighbourhood character; • be selected to match tree species planted in roads and streets that enter a new development area from e) to provide lot sizes and housing types which are an adjacent completed or approved (in terms of responsive to the character of the natural and built landscape plans for streetscapes) development area; environment in the area and respond to principles of environmental sustainability;

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 15 f) to encourage large integrated housing sites (including The following planning and design guidelines should be met: for example medium density housing, retirement villages or other specialised housing forms) within or at the • Approved building envelopes should consider varied interface of activity centres and overlooking open space; design parameters when in keeping with a preferred neighbourhood character, such as: g) to avoid gated communities in order to maximise residential permeability and neighbourhood integration. • minimum street setbacks; • building height; 4.2.2 Implementation: Subdivision and Housing • site coverage; The objectives for housing are met by the implementation of all of the following: • side and rear setbacks; a) Plan 3: Armstrong Creek East Precinct Urban Structure; • walls on boundaries; b) Table 2: Summary Residential Lot Yield Analysis; • The total lot yield recommended for ACEP as outlined in Table 3 should be achieved; c) Plan 5: Public Open Space; • Alternative lot distribution patterns that promote greater d) Plan 11: Walking / Cycling Links; housing diversity throughout ACEP are supported where e) Planning and design guidelines as set out in section it can be demonstrated that a design achieves the 4.2.3. recommended densities specifi ed below and achieves the balance of objectives in the ACEPSP: 4.2.3 Planning and Design Guidelines: Subdivision and • conventional density housing should achieve Housing a minimum gross residential density of fi fteen The following planning and design guidelines must be met: dwellings per hectare;

• Residential development must include a range of • medium density housing should achieve a minimum dwelling densities, including conventional and medium gross residential density of twenty dwellings per density; hectare;

• Each dwelling must be connected to a reticulated • Development of medium density housing is encouraged recycled water supply system (where connected to the as follows: lot) for toilet fl ushing and garden watering; • part of an integrated development site and designed • Approved building envelopes must be enabled through to comply with the objectives of Clauses 54 or 55 of appropriate conditions under relevant planning permits the Scheme; for subdivision, where the design parameters are • retirement living; proposed to be varied from those applying under Clause 54 of the Scheme and the Building Regulations; • generally within 400 metres of the main street core of activity centres; • No residential development or use will be considered within the broiler farm buff er area depicted on Plan 3 • associated with other high activity areas; whilst the broiler farm located at 76-88 Groves Road Connewarre continues to operate. • Residential development within the specifi ed (refer Plan 2 and Plan 3) broiler farm separation distance from the existing broiler farm at 76-88 Groves Road, Connewarre should have regard to the incorporated Victorian Code for Broiler Farms 2009, and clause 16.03 of the Scheme.

16 Armstrong Creek East Precinct Structure Plan MAY 2010 (Amended November 2011) TABLE 3: LOT YIELD AND DISTRIBUTION OF DENSITIES

% of Net Average Lot Area Total Development % of Total Size (square Density Target (hectares) Dwellings Area Lots metres) Net Developable Area 474.53 NA NA NA NA Net Residential Area 468.03 7236 NA NA NA Conventional Residential Density (average 424.99 6375 91 88 550 at least 15 dwellings per hectare) Residential Medium Density (average at 43.04 861 9 12 360 least 20 dwellings per hectare)

4.3 COMMUNITY FACILITIES 4.3.3 Planning and Design Guidelines: Community Facilities 4.3.1 Objectives: Community Facilities The following planning and design guidelines must be met: The objectives for community facilities as an essential part • A building which is to be connected to a potable water of the development of ACEP are: supply must be connected also to a reticulated recycled a) to include co-located services and facilities in the two water supply (where connected to the lot) for toilet community hubs provided in ACEP; fl ushing and garden watering. b) to plan and design high quality local social and The following planning and design guidelines should be met: community infrastructure that will facilitate the • Community facilities should be co-located and where provision of a range of services to refl ect changing possible integrated with other CoGG and government community needs over time; facilities, appropriate commercial facilities and / or c) to support the provision of local social and community proposed public open spaces; infrastructure such as schools, health and wellbeing • Education and community services (public and private) facilities and active open space early in the and other activities (such as childcare centres and development of ACEP to maximise the opportunities for nursing homes) should be: new residents and visitors; • within or adjoining community hubs; d) to plan for social and community infrastructure to be safe and accessible and connected by walking and • within or on the edge of activity centres; or cycling paths, as well as public and private transport. • on either connector streets or arterial roads where 4.3.2 Implementation: Community Facilities access can be provided safely;

The objectives for community facilities are met by the • The neighbourhood activity centre community hub implementation of all of the following: should be planned to refl ect the principles in Figure A although alternative approaches will be considered a) Plan 3: Armstrong Creek East Precinct Urban Structure; that meet the objectives for community facilities, to the b) Plan 4: Community Facilities; satisfaction of the responsible authority; c) Table 4: Community Facilities; • The local activity centre community hub should be d) Plan 5: Public Open Space; planned to refl ect the principles in Figure B although alternative approaches will be considered that meet the e) Figures A and B: Community Hub - Indicative Concepts; objectives for community facilities, to the satisfaction of f) Plan 11: Walking / Cycling Links; the responsible authority. g) Plan 12: Public Transport Network; h) Planning and design guidelines as set out in section 4.3.3.

MAY 2010 Armstrong Creek East Precinct Structure Plan (Amended November 2011) 17