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Greater Geelong Planning Scheme Amendment C138

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Greater Geelong Planning Scheme Amendment C138 Planning and Environment Act 1987 GREATER GEELONG PLANNING SCHEME AMENDMENT C138 ARMSTRONG CREEK URBAN GROWTH PLAN Report of a Panel Pursuant to Sections 153 and 155 of the Act Panel: Ms Kathryn Mitchell, Chair Mr Andrew Clarke Mr Henry Turnbull 27 February 2008 Greater Geelong Planning Scheme: Amendment C138 Panel Report: 27 February 2008 GREATER GEELONG PLANNING SCHEME AMENDMENT C138 ARMSTRONG CREEK URBAN GROWTH PLAN Report of a Panel Pursuant to Sections 153 and 155 of the Act Kathryn Mitchell, Chair Andrew Clarke, Member Henry Turnbull, Member 27 February 2008 Page i Greater Geelong Planning Scheme: Amendment C138 Panel Report: 27 February 2008 TABLE OF CONTENTS EXECUTIVE SUMMARY......................................................................................... 5 1. BACKGROUND............................................................................................. 9 1.1 INTRODUCTION............................................................................................... 9 1.2 THE AMENDMENT .......................................................................................... 9 1.3 EXHIBITION, SUBMISSIONS AND HEARING................................................... 10 1.4 PRELIMINARY MATTERS............................................................................... 13 2. ARMSTRONG CREEK ............................................................................... 15 3. PLANNING CONTEXT.............................................................................. 18 3.1 POLICY .......................................................................................................... 18 3.2 ZONES AND OVERLAYS ................................................................................ 22 3.3 PANEL FINDINGS .......................................................................................... 23 4. WHAT DOES THE AMENDMENT SEEK TO ACHIEVE? ................. 25 4.1 PLANNING FOR A GROWTH AREA ............................................................... 25 4.2 PURPOSE AND COMPONENTS OF THE AMENDMENT ................................... 26 4.3 PUBLIC CONSULTATION ............................................................................... 31 4.4 KEY ISSUES TO BE RESOLVED........................................................................ 32 5. ACTIVITY CENTRES ................................................................................. 33 5.1 MAJOR ACTIVITY CENTRE............................................................................ 33 5.2 WAURN PONDS SHOPPING CENTRE ............................................................ 37 5.3 NEIGHBOURHOOD AND LOCAL CENTRES ................................................... 40 5.4 PANEL FINDINGS .......................................................................................... 42 6. INDUSTRIAL/EMPLOYMENT AREAS ................................................. 43 6.1 NORTH‐EASTERN PRECINCT ........................................................................ 44 6.2 WESTERN PRECINCT..................................................................................... 44 6.3 OTHER BUSINESS LOCATIONS AND OPPORTUNITIES................................... 46 6.4 PANEL FINDINGS .......................................................................................... 47 7. ACCESS AND MOVEMENT .................................................................... 48 7.1 ROAD NETWORK .......................................................................................... 48 7.2 GREENWAYS ................................................................................................. 49 Page ii Greater Geelong Planning Scheme: Amendment C138 Panel Report: 27 February 2008 7.3 DIAGONAL ROADS ....................................................................................... 51 7.4 PUBLIC TRANSPORT NETWORK.................................................................... 52 7.5 RAIL LINK ..................................................................................................... 53 7.6 RING ROAD LINK TO SURF COAST HIGHWAY............................................. 55 7.7 PANEL FINDINGS .......................................................................................... 56 8. SOCIAL AND COMMUNITY INFRASTRUCTURE ........................... 57 8.1 PUBLIC OPEN SPACE .................................................................................... 57 8.2 EDUCATION FACILITIES................................................................................ 61 8.3 OTHER COMMUNITY INFRASTRUCTURE ...................................................... 62 8.4 PANEL FINDINGS .......................................................................................... 63 9. BIODIVERSITY CORRIDORS ................................................................. 64 9.1 ARMSTRONG CREEK AND ITS TRIBUTARIES ................................................. 64 9.2 MAIN NORTH‐SOUTH CORRIDOR................................................................ 66 9.3 HOOPERS PADDOCK..................................................................................... 67 9.4 PANEL FINDINGS .......................................................................................... 69 10. FLOODING/DRAINAGE CONTROLS .................................................. 70 10.1 FLOOD MAPPING.......................................................................................... 70 10.2 IMPACTS........................................................................................................ 71 10.3 PANEL FINDINGS .......................................................................................... 73 11. NON‐URBAN AREAS ................................................................................ 74 11.1 OVERVIEW .................................................................................................... 74 11.2 COUNCILʹS BASIS FOR SELECTION OF THE URBAN GROWTH BOUNDARY .. 74 11.3 THE MT DUNEED AREA ............................................................................... 77 11.4 THE SOUTH‐EAST BOUNDARY ..................................................................... 79 11.5 FARMING LAND TO NORTH OF GROWTH AREA.......................................... 80 11.6 FUTURE DEVELOPMENT POTENTIAL IN SOUTHERN NON‐URBAN AREA ... 80 11.7 PANEL FINDINGS .......................................................................................... 82 12. LAND SUPPLY AND STAGING .......................................................... 83 12.1 RESIDENTIAL LAND SUPPLY......................................................................... 83 12.2 STAGING OF DEVELOPMENT ........................................................................ 84 12.3 DEVELOPMENT CONTRIBUTIONS ................................................................. 86 12.4 PANEL FINDINGS .......................................................................................... 87 Page iii Greater Geelong Planning Scheme: Amendment C138 Panel Report: 27 February 2008 13. OTHER MATTERS................................................................................... 88 13.1 BLUE CIRCLE SOUTHERN CEMENT............................................................... 88 13.2 DEPARTMENT OF PRIMARY INDUSTRIES ...................................................... 90 13.3 COUNTRY FIRE AUTHORITY ......................................................................... 90 13.4 GEELONG CREMATORIUM............................................................................ 91 14. WHERE TO FROM HERE? ..................................................................... 92 14.1 FORM OF THE AMENDMENT......................................................................... 92 14.2 PROCESS FOR FUTURE REZONING ................................................................ 93 14.3 THE WAY FORWARD .................................................................................... 95 15. PANEL CONCLUSIONS......................................................................... 96 16. PANEL RECOMMENDATIONS........................................................... 99 APPENDICES 1. List of Submittors 2. List of Documents 3. Revised Clause 21.40 4. Revised Framework Plan and Text Page iv Greater Geelong Planning Scheme: Amendment C138 Panel Report: 27 February 2008 EXECUTIVE SUMMARY 1. Armstrong Creek is the designated growth area in the Geelong Region, and has been recognised for this purpose since the 1980s. The time has now come to commence the detailed planning for this. The growth area will take in the order of 25 years to fully develop, and will realise a population in the order of 55,000 people to be accommodated in 22,000 households. The first step in the planning process is to provide the policy framework and statutory basis for the Armstrong Creek Urban Growth Plan in the Greater Geelong Planning Scheme, to facilitate the implementation and realisation of the Urban Growth Plan, and to identify and protect existing conditions and environmentally sensitive areas. Amendment C138 to the Greater Geelong Planning Scheme is the mechanism for this to occur. 2. The amendment applies to the area covered by the Armstrong Creek Urban Growth Plan, and proposes to amend the scheme as follows: • Amend Clause 21.08 “Urban Growth” to update the recommendations for the Armstrong Creek Urban Growth Area; • Introduce a new local planning policy Clause 21.40 “Armstrong Creek Urban Growth Area”. This will introduce the Urban Growth Plan, and identify the objectives, related strategies
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