Planning and Environment Act 1987 s4

Planning and Environment Act 1987

GREATER GEELONG PLANNING SCHEME

AMENDMENT C288

EXPLANATORY REPORT

Who is the planning authority? This amendment has been prepared by the Greater Geelong City Council which is the planning authority for this amendment. The amendment has been made at the request of Adventure Park Geelong Victoria (Adventure Park).

Land affected by the amendment The amendment applies to approximately 72.4 hectares of land at 1197-1249 Bellarine Highway, 31-59 Swan Bay Road & 261 – 279 Curlewis Road Wallington (the subject land) as shown on Plan 1. Plan 1 - Land Affected by the Amendment

What the amendment does The amendment proposes to:  Rezone the subject land from Farming Zone to Comprehensive Development Zone (CDZ);  apply a new schedule 3 to clause 37.02 (CDZ) over the subject land;

C03 Page 1 of 6  amend the schedule to clause 80.01 (Table of documents incorporated in this scheme) to list the document titled “Adventure Park Comprehensive Development Plan October 2013”.

Strategic assessment of the amendment

 Why is the amendment required? Adventure Park is a popular recreation and tourism attraction (water theme park) and has expanded several times since it was established. Further expansion of Adventure Park is intended. The subject land is included in a Farming Zone (FZ) of the Greater Geelong Planning Scheme (the Scheme). While a planning permit may be granted for the expansion of Adventure Park under the provisions of the FZ, the purpose of the FZ primarily relates to the use, retention and protection of agricultural land and does not encompass the significant water theme park existing and proposed on the subject land. To date, the expansion of Adventure Park has occurred through the granting of separate planning permits. While this could continue for aspects of its development and use under the provisions of the FZ, a more suitable approach is to prepare a comprehensive development plan for the subject land to set the scene for the future development of Adventure Park.

 How does the amendment implement the objectives of planning in Victoria? The Amendment satisfies the following objectives set out in Section 4 of the Planning and Environment Act 1987.  To provide for the fair, orderly, economic and sustainable use and development of land.  To secure a pleasant, efficient and safe working, living and recreational environment for all Victorians and visitors to Victoria. The Amendment will facilitate the efficient development of land for future use in conjunction with the Adventure Park for the benefit of the Geelong community and visitors to the region. The Amendment will convert disused farming land into an economically viable use and will assist in its future development.

 How does the amendment address the environmental effects and any relevant social and economic effects? Environmental Effects The existing Adventure Park attractions are located in the central and southern portion of the subject land. A dwelling is sited in the north-western corner with the remainder of the site containing scattered outbuildings across land historically used for farming. The amendment is not expected to result in any detrimental impacts on the environment. Further, there are no foreseeable adverse environmental effects for existing residents of nearby or adjoining sites. There is no significant native vegetation on site which will be affected by the amendment. The surrounding area is characterised by large rural lots used for rural-residential and agricultural pursuits. It is not expected that any unknown and unreasonable noise

C03 Page 2 of 6 impacts will result from the proposed amendment. The comprehensive development plan seeks to incorporate a three metres wide vegetated buffer around the perimeter of the site to protect the visual amenity of nearby residents. Social and Economic Effects The proposed rezoning of the CDZ will facilitate the efficient and appropriate expansion of an already popular recreation and tourism facility. Future development will produce numerous benefits to the community and local economy through the continuation and expansion of State significant recreation facilities. These facilities are expected to be utilised by the broader community, as is the case to date. It is also expected that the expansion of Adventure Park will create positive positive economic benefits through the development and use of under-utilized rural land. Development of the site will create both short and long term employment opportunities, which in turn will lead to other related spin-off benefits.

 Does the amendment address relevant bushfire risk? The site is not covered by a bushfire management overlay however, the majority of the subject land is located in a bushfire prone area. The site has been largely cleared of vegetation and does not present a significant bushfire hazard. The subject land is surrounded by farming land with little vegetation. The comprehensive development plan incorporates a 3 metres vegetated buffer around the entire perimeter of Adventure Park. The landscaped buffer is intended to soften the edges of the theme park and protect the amenity of nearby residents. It is not expected that this buffer will have a significant impact on the bushfire hazard.

 Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment? The Amendment is affected by the Ministerial Direction of the Form and Content of Planning Schemes under section 7(5) of the Act. The form and content of the amendment is consistent with this Direction. Ministerial Direction No. 11 Strategic Assessment guidelines under section 12 (2)(a) of the Act is also applicable to the amendment. This explanatory report provides the strategic evaluation required by this Direction. At the time of exhibition the amendment was not affected by any other Minister’s Directions.

 How does the amendment support or implement the State Planning Policy Framework and any adopted State policy? The State Planning Policy (SPPF) provides a set of general planning policies to guide more specific planning policies for each municipality. The policies of the SPPF that are relevant to the subject land and the amendment contained in the following clauses are: Clause 11 – Settlement, in particular Clause 11.05 Regional Development by having regard to the regional strategies and principles in Clause 11.05-4. Clause 12 – Environment and Landscape Values, in particular Clause 12.04 Significant Environments and Landscapes, by taking into account and protecting the aesthetic and environmental qualities of the area. Clause 14.01– Agriculture. The proposal does not impact on productive farmland of local or regional significance.

C03 Page 3 of 6 Clause 17 – Economic Development, in particular Clause 17.03-1 Facilitating tourism by encouraging the development of an integrated resort in a highly accessible location on the Bellarine Peninsula. Clause 18.01-1 – Transport, land use and transport planning, by requiring the preparation of a traffic management plan as development proceeds. Clause 18.02-5 - Car Parking, by ensuring an adequate supply of carparking is designed and provided.

 How does the amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement? The proposal is consistent with the following clauses of the Local Planning Policy Framework. Clause 21.07 Economic Development and Employment The proposal will support industry development in the recreation and tourism sector while ensuring that any non-farming land uses will not compromise farming activity in the area. The proposal is of State significance and will contribute to the economy of the region by permitting the expansion of an already popular recreation and tourism facility. Clause 21.07 supports the rezoning of a larger scale tourist development within rural areas. Clause 21.14 The Bellarine Peninsula The proposal will ensure that development outside existing settlement boundaries does not compromise the rural, environmental and landscape values of the non-urban breaks or longer term growth opportunities, as has been shown already by the first stages of the development. Clause 22.06 Tourism Development in Rural Areas Tourism is a key component of the Greater Geelong economy. The proposal will continue to develop and use the land in a specialist way that will not contribute to the urbanisation of the area but will contribute to the tourism economy of the region. The site is strategically located with respect to tourist routes on the Bellarine Highway and is easily accessed by tourists/users from the wider region. The proposal will not compromise the farming and agricultural activities of the surrounding area.

 Does the amendment make proper use of the Victoria Planning Provisions? The proposed CDZ is the appropriate zone to facilitate the proposed expansion of the Adventure Park. The proposed CDZ Schedule 3 will ensure that the continuation and planned development occurs to the satisfaction of the responsible authority and in accordance with the principles of good planning.

 How does the amendment address the views of any relevant agency? VicRoads has been consulted in the preparation of the amendment, specifically in regard to the vehicle access arrangements as shown on the ‘Adventure Park Comprehensive Development Plan’. VicRoads has provided ‘in-principle’ support for the proposed vehicle access and egress arrangements All other relevant agencies will be notified as part of the planning scheme amendment process, and it is not expected that they will raise any significant concerns.

C03 Page 4 of 6  Does the amendment address relevant requirements of the Transport Integration Act 2010? There are no significant impacts on the transport system defined by the Transport Integration Act as a result of this Amendment.

Resource and administrative costs

 What impact will the new planning provisions have on the resource and administrative costs of the responsible authority? The Amendment will have no impact on the resource and administrative costs of the responsible authority. The provisions of CDZ3 enable the future development of the subject land to be considered as a whole, thereby minimising the resource and administrative costs that would otherwise be required to consider piecemeal development of the subject land.

Panel hearing dates In accordance with clause 4(2) of Ministerial Direction No.15 the following panel hearing dates have been set for this amendment:  directions hearing: 7th April 2014.

 panel hearing: 28th April 2014.

Where you may inspect this Amendment The amendment is available for public inspection, free of charge, during office hours at the following places:

Greater Geelong City Council, Customer Service Centre, Ground Floor, 100 Brougham Street. GEELONG– 8.00am to 5.00pm weekdays

‘Have a Say’ section of the City’s website www.geelongaustralia.com.au/council/yoursay

Department of Transport, Planning, and Local Infrastructure website at http://www.dpcd.vic.gov.au/planning/publicinspection.

Further information For further information about Amendment C288, please contact the Strategic Implementation Unit at the City of Greater Geelong on (03) 5272 4820 or via email [email protected]

C03 Page 5 of 6 Written submissions Submissions about Amendment C288 should be received by Monday 27th January 2014 and addressed to:

The Coordinator Strategic Implementation City of Greater Geelong either by mail to:  PO Box 104, GEELONG VIC 3220 or by email to:  [email protected]

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