Precinct Structure Plan E

LaraPrecinct Structure West Plan Consultants list for inside front Cover:

ABC Project Management: Project Management

SMEC Urban: Planning & Urban Design & PSP Authors SMEC Urban : Infrastructure SMEC Urban Pty Ltd SMEC : Environmental Site Assessment – Site contamination Disclaimer ASR Research Pty Ltd: Community Infrastructure Assessment

Neither City of Greater Geelong, nor any member or employee of City of Greater Geelong, takes Andrew Long & Associates: Cultural Heritage 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. O’Brien Traffic: Transportation Assessment In the course of our preparation of this report, projections have been prepared on the basis of assumptions Essential Economics: Activity Centre Assessment 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 Spade Consultants Pty Ltd: Land Supply employees of City of Greater Geelong have been applied in making these assumptions, such that they Neil M Craigie Pty Ltd: Surface Water Management Strategy constitute an understandable basis for estimates and projections. Beyond this, to the extent that the BL&A: Flora, Fauna and Net Gain Assessment & Native Vegetation Precinct Plan assumptions do not materialise, the estimates and projections of achievable results may vary. Logos: Acknowledgements Add SMEC Urban & SMEC & Spade to follow shortly ABC Project Management: Project Management Neil M Craigie Pty Ltd SMEC Urban: Planning & Urban Design & PSP ACN 074 582 282 ABN 29 074 582 282 Waterway Management Consultants SMEC Urban: Infrastructure

SMEC: Environmental Site Assessment – Site contamination ASR Research Pty Ltd: Community Infrastructure Assessment Andrew Long & Associates: Cultural Heritage Quality Assurance - Report Record O’Brien Traffic: Transportation Assessment Prepared by Melissa Griffin/ Lisette Schlesinger Essential Economics: Activity Centre Assessment Reviewed by Jennifer Jones/ Melissa Griffin Spade Consultants Pty Ltd: Land Supply Approved by Jennifer Jones Neil M Craigie Pty Ltd: Surface Water Management Strategy Revision J BL&A: Flora, Fauna and Net Gain Assessment & Native Vegetation Precinct Plan Date of Issue 25 September 2013 LEGEND Subject site Bus route Bike link Intersection improvement

Wind movement PREVAILINGWARM WINDERMERE ROAD WIND IN SUMMER View lines Existing open space Existing low density residential Creek Reserve Land subject to inundation(LSIO) Water body Water course Transmission easement WEST GATEWAY Sewer Pump Station Contours (1m intervals) BACCHUS MARSH ROAD Existing Gas Easement Existing Road Network Arterial Road KEES ROAD

MGI Pipe Road Crossings Options GOULBURN PARK DRIVE Power line Interface Power line buffer (400m) Rural Interface Rural Residential Interface Future Conventional Residential Interface MGI Pipeline Height restricted area

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E ANZE Table of Contents M 1 Introduction 7

1.1 Role of the Precinct Structure Plan PARCEL B 7 80km/h PARCEL C 1.2 Land to which the Precinct Structure Plan applies and its context 9 PARCEL D PATULLOS ROAD 1.3 Monitoring and Review 13 PARCEL A 2 Precinct Features 15 2.1 Heritage 15PARCEL E

2.2 Biodiversity INSET: Ownership Parcels within subject15 area 2.3 Topography and Landform 15 2.4 Catchments and Drainage 15 90km/h Detailed Site Analysis Plan 3 Vision 19 Lara Lakes

Revision Date Description Checked Scale: 1:5,000m @ A1 please note: ref.: 3410470P planning & urban design 3.1 Integrated Neighbourhood Design C 13/02/2012 Changes to layers for presentation 20 TM / 14/02/2012 1:10,000m @ A3 This plan is based on preliminary information date: 13 Feb 2012 melbourne - tel 9869 0800 only and may be subject to change as a result rev.: C © sm urban pty ltd 3.2 Land Use Budget 23 of formalELCHO Council/Authority ROAD advice, detailed site drawn: SB abn 99 124 206 819 0 50 100 150m 3.3 Demographic Projections 23 investigations and confirmation by survey checked: TG trading as smec urban 4 Elements 25 4.1 Image and Character 27 4.2 Subdivision and Housing 32 4.3 Community Facilities 37 4.4 Public Open Space, Natural Systems and Biodiversity 39 4.5 Activity Centres and Employment 47 4.6 Transport and Movement 51 4.7 Utilities and Energy 59 4.8 Integrated Water Management 61 5 Precinct Infrastructure Plan 62 5.1 Introduction 62 5.2 Infrastructure and Services required outside LWP to support development of LWPSP 62 5.3 Project Co-ordination 62 5.4 Delivery and Monitoring 62 6 Other Information 65 6.1 Glossary of Terms 65 6.2 Referenced Documents 68

Quality Assurance - Report Record Prepared by Melissa Griffin/ Lisette Schlesinger Reviewed by Jennifer Jones/ Melissa Griffin Approved by Jennifer Jones Revision J Date of Issue 25 September 2013

Page 3 Plans Figures Plan 1: Precinct Structure Plan Area 6 Figure A: APA Gas Easement and Pipeline (indicative cross section) 16 Plan 2: Regional Context 8 Figure B: Subdivision Design Concept in Proximity to APA Gas Easement Plan 3: Local Context 10 and Pipeline 34 Plan 4: Precinct Features 14 Figure C: Drainage Reserve Interface Cross-Sections 45 Plan 5: Future Urban Structure 16 Figure D-1: O’Hallorans Road Cross Section - Connector Road Category 4 55 Plan 6: Land Use Budget 20 Figure D-2: Patullos Road Cross Section - Connector Road Category 4 55 Plan 7: Image and Character 24 Figure D-3: Bacchus Marsh Road Cross Section 55 Plan 8: Subdivision and Housing 28 Figure D-4: Windermere Road Cross Section 55 Plan 9: Community Facilities 36 Figure E-1: Connector Street - Level 1 56 Plan 10: Open Space 40 Figure E-2: Connector Street - Level 1 with Bus 56 Plan 11: Biodiversity 41 Figure E-3: Connector Street - Level 2 57 Plan 12: Landscape Master Plan 43 Figure E-4: Access Street 57 Plan 13: District Park Sporting Facilitiy Master Plan 44 Figure E-5: Access Place 57 Plan 14: Activity Centres and Employment 46 Figure E-6: Collector Street - Level 1 Cross Section with Gas Easement 57 Plan 15: Road Hierarchy 50 Plan 16: Walking and Trails 53 Plan 17: Public Transport 54 Plan 18: Utilities 58 Plan 19: Integrated Water Management 60

Page 4 LEGEND Subject site Bus route Bike link Intersection improvement

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E ANZE Tables Appendices M Table 1: Summary Land Use Budget 22 Appendix 1 Community Facilities Delivery Statement

Table 2: Summary Residential Lot Yield Analysis 33 PARCELAppendix B 2 Small Lot Housing Code 80km/h PARCEL C PARCEL D Table 3: Community Facilities 38 Appendix 3 Concept Intersection Layout Plans PATULLOS ROAD

Table 4: Activity Centres Hierarchy 49 AppendixPARCEL A 4 Indicative Street Tree Planting

Table 5: Responsible Service Authorities 59 PARCEL E Table 6: Drainage and Floodplain Management Authorities 61 INSET: Ownership Parcels within subject area Table 7: Infrastructure Required in Lara West Precinct 63 90km/h Detailed Site Analysis Plan Lara Lakes

Revision Date Description Checked Scale: 1:5,000m @ A1 please note: ref.: 3410470P planning & urban design C 13/02/2012 Changes to layers for presentation TM / 14/02/2012 1:10,000m @ A3 This plan is based on preliminary information date: 13 Feb 2012 melbourne - tel 9869 0800 only and may be subject to change as a result rev.: C © sm urban pty ltd of formalELCHO Council/Authority ROAD advice, detailed site drawn: SB abn 99 124 206 819 0 50 100 150m investigations and confirmation by survey checked: TG trading as smec urban

Page 5 Plan 1: Precinct Structure Plan Area

WINDERMERE ROAD

HO VE LL S C R E E K

WEST GATEWAY KEES ROAD

BACCHUS MARSH ROAD

GOULBURN PARK DRIVE

MANZEENE AVENUE

STACEYS ROAD

O’HALLORANS ROAD LEGEND Precinct Structure Plan Area

Existing Urban Area PATULLOS ROAD Existing Rural Area Existing Rural Living Area Future Manzeene Ave Residential Area Arterial Road Major Council Road ELCHO ROAD Connector Street - Level 4

0 100 200 300m Precinct Structure Plan Area Page 6 Lara West Precinct Structure Plan

Revision Date Description Checked Scale: 1:10,000 @ A3 ref.: 3410470P please note: planning & urban design E 30/10/12 Community Centre & School site area amendment JJ / SB / 30/10/12 date: 30 October 2012 This plan is based on preliminary information only and melbourne - tel 9869 0800 rev.: E may be subject to change as a result of formal © smec australia pty ltd D 19/10/12 Final Issue JJ / SB / 19/10/12 0 100 200 300m drawn: SB/RL Council/Authority advice, detailed site investigations abn 47 065 475 149 checked: MG/JJ and confirmation by survey trading as smec urban LEGEND Subject site Bus route Bike link Intersection improvement

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E ANZE 1 Introduction M 1.1 Role of the Precinct Structure Plan The PSP: The Lara West Precinct Structure Plan (LWPSP) sets

PARCEL B objectives and provides for their implementation in relation to • is a strategic plan setting out the vision and structure for 80km/h In April 2011 the City of Greater Geelong (CoGG) adopted the PARCEL C PARCEL D eight key elements: the creation of a new urban area that implements Victorian PATULLOS ROAD Lara Structure Plan. Implementation of the Structure Plan’s Government guidelines; PARCEL A key principles and directions into Clause 21.13 of the Greater • Image and Character; Geelong Planning Scheme was achieved via Amendment • provides the basis for planning controls that applyPARCEL E in the • Subdivision and Housing; Schedule to the Urban Growth Zone in the relevant planning C198, and approved by the Minister for Planning in August INSET: Ownership Parcels within subject area • Community Facilities; scheme; 2011.

• Public90km/h Open Space, Natural Systems and Biodiversity; • provides the framework for the consideration of planning Detailed Site Analysis Plan The Lara Structure Plan and Clause 21.13 indentify the permits that provide for urban development under the • Activity Centres and Employment; Lara Lakes Lara West Precinct as ‘Future Residential’ and supports provisions of the relevant planningRevision Date Descriptionscheme; Checked Scale: 1:5,000m @ A1 please note: ref.: 3410470P planning & urban design C 13/02/2012 Changes to layers for presentation TM / 14/02/2012 • Transport and Movement;1:10,000m @ A3 This plan is based on preliminary information date: 13 Feb 2012 melbourne - tel 9869 0800 implementation via a precinct planning approach. only and may be subject to change as a result rev.: C © sm urban pty ltd of formalELCHO Council/Authority ROAD advice, detailed site drawn: SB abn 99 124 206 819 • details requirements or conditions that must be met by future 0 50 100 150m • Utilities and Energy; and investigations and confirmation by survey checked: TG trading as smec urban A precinct structure plan (PSP) is the planning mechanism development and use; • Integrated Water Management. used to plan for major new urban development together • outlines projects required to ensure that the future with the infrastructure and services required by its future community within the area is provided, as early as possible, These are set out in detail in Section 4. community. It is the link between the State and local planning with access to infrastructure and services to support a policies and the planning permit for development and use of quality, affordable lifestyle; and land. • provides developers, investors and local communities with The PSP therefore, is at a higher or broader level than the certainty regarding the nature of future development within plans that form the required documents to accompany a the PSP area. planning permit application. It is a long-term plan to guide A PSP over land in Lara West must be generally in accordance future urban development. It describes how the land is with the Lara Structure Plan 2011 (the Structure Plan). expected to be developed and how and where services are The Lara Structure Plan establishes the strategic context and planned to support development. vision for urban development for Lara West.

Page 7 Plan 2: Regional Context

FLINDERS AVENUE

TO BACCHUS MARSH

SERENDIP SANCTUARY WINDERMERE ROAD

BACCHUS MARSH ROAD

MILL ROAD FOREST ROAD NORTH

E S ROADKEES

17km to Geelong CBD

LARA

O’HALLORANS ROAD PATULLOS ROAD TOWN CENTRE LARA McCLELLAND AVENUE OLD MELBOURNE ROAD 55KM TO ELCHO ROAD MELBOURNE GOLF COURSE

EVANS ROAD

AVALON AIRPORT

Geelong Ring Road Employment Precinct

HEALES ROAD PRINCES FWY

LO NG GEELONG BYPASS

ANAKIE ROAD

R O A D

CORIO EVANS ROAD CORIO TOWN CENTRE

PRINCES HIGHWAY COX ROAD LEGEND Precinct Structure Plan Area Existing Major Road Network Freeway Railway Line & Stations NORTLANE Urban Area PRINCES HIGHWAY MIDLAND HIGHWAY Future Residential Area Employment Area Activity Centres Rural Area

FYANSFORD - CORIO ROAD Employment Buffer CORIO BAY Major Open Space BELMONT - CORIO ROAD Waterways NORTH GEELONG

GEELONG BYPASS

Regional0 0.6 Context 1.2 1.8km Plan Page 8 Lara West Precinct Structure Plan

Revision Date Description Checked Scale: 1:60,000 @ A3 ref.: 3410470P please note: planning & urban design E 30/10/12 Community Centre & School site area amendment HA JJ / SB / 30/10/12 date: 30 October 2012 This plan is based on preliminary information only and melbourne - tel 9869 0800 MILT ON rev.: E may be subject to change as a result of formal © smec australia pty ltd HIG 0 600m 1.2km 1.8km D 19/10/12 Final Issue HJJW / SB / 19/10/12 drawn: SB/RL Council/Authority advice, detailed site investigations abn 47 065 475 149 A Y checked: MG/JJ and confirmation by survey trading as smec urban

ABERDEEN STREET LEGEND Subject site Bus route Bike link Intersection improvement

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1.2 Land to which the Precinct Structure The area surrounding the LWP has existing infrastructure Windermere Road is classified as a major Council road which

and resources that make it attractive forPARCEL B urban development. connects Bacchus Marsh Road to Mill Road in the east. It has Plan applies and its context 80km/h PARCEL C PARCEL D In terms of transport infrastructure, the area has access to a carriageway width ofPATULLOS approximately ROAD 6.4 metres adjacent to As the Melbourne metropolitan area continues to grow further, regional V-line services, local bus services and the Princes the LWP and provides one traffic lane in each direction. PARCEL A growth is being experienced in regional areas which offer Highway. The area also contains significant employment The road reserve is 20 metres wide which is adequate to PARCEL E alternative lifestyle options, affordable housing and strong and industrial areas located in close proximity to the LWP at provide for future traffic. employment opportunities. Geelong and its wider surrounding Werribee and Geelong. The areaINSET: is Ownership supported Parcels within subject by area a network Patullos Road is classified as a local street between Bacchus region continues to capture this growth and is fast establishing of principal and major activity centres including Melbourne Marsh90km/h Road and Elcho Road. It has a carriageway width of itself as a self sustainable metropolitan centre. and Geelong which offer a range of community services, retail Detailed Site Analysis Plan approximately 6.6 metres along the site frontage, and a road Lara Lakes commercial facilities and non-retail commercial facilities. Geelong’s population is anticipated to increase from 222,000 Revision Date Description Checked reserve of 20 metres.Scale: The 1:5,000m existing @ A1 20 metre roadplease reservation note: ref.: 3410470P planning & urban design C 13/02/2012 Changes to layers for presentation TM / 14/02/2012 1:10,000m @ A3 This plan is based on preliminary information date: 13 Feb 2012 melbourne - tel 9869 0800 The amenity of the area is promoted by environmental features only and may be subject to change as a result rev.: C © sm urban pty ltd in 2011 to 304,000 in 2031. The population of the broader of Patullos Road will have more thanof formalELCHO sufficient Council/Authority ROAD advice, capacity detailed site to drawn: SB abn 99 124 206 819 0 50 100 150m such as the existing Hovell Creek reserve (to the east of the investigations and confirmation by survey checked: TG trading as smec urban G21 region - the municipalities of Surfcoast, Greater Geelong, accommodate future development occurring from the LWP. site) and contained patches of vegetation. Colac Otway and Golden Plains – is anticipated to rise from O’Hallorans Road is a local road which runs between 167,802 in 2006 to 216, 971 in 2026. The Lara West Precinct 1.2.1 Key Existing Roads Windermere Road and Gibbons Road. It is unsealed and (LWP) will accommodate for a portion of this growth, along with As mentioned the LWP is bound by Bacchus Marsh Road in the vicinity of the subject site it has a carriageway width the other identified growth areas located at Armstrong Creek (west), Patullos Road (south), O’Hallorans Road (east) and of approximately 4 metres. The road reserve is 20m wide. and Bellarine. Windermere Road (north). Two (2) existing roads (West O’Hallorans Road is to be fully constructed and include two (2) Plan 2 (Regional Context) shows the LWP in its regional Gateway and Goulburn Park Drive) are located within the north traffic lanes and verge on both sides, in support of the LWP. context. It is located approximately 3 kilometres west of Lara western corner of the LWP, providing access to the established town centre, 17 kilometres from Geelong and 61 kilometres rural residential neighbourhood. from Melbourne. The LWP is a strategic land parcel intended Bacchus Marsh Road is a primary state arterial road and a to provide for growth in the G21 region and is an ‘identified Road Zone – Category 1. It runs in a north-south orientation planned growth area’ under the draft G21 Regional Growth on Lara’s western edge, and connects Bacchus Marsh and Plan (2012) and ‘future residential area’ under the Lara Geelong. In the vicinity of the LWP, Bacchus-Marsh Road Structure Plan 2011. is an undivided road consisting of one traffic lane in each The LWP covers a gross land area of 389.4 hectares and is direction with sealed shoulders. The road is relatively straight defined generally by the bounding roads of Patullos Road, and flat and has a carriageway width of approximately 13.1 O’Hallorans Road, Windermere Road and Bacchus Marsh metres and a road reserve width of 60 metres. The existing Road. Refer to Plan 1 – Precinct Structure Plan Area. 60 metre road reserve would be adequate to cater for future The LWPSP will facilitate the transition of this land from rural duplication with the provision of a four or six traffic lane cross- and rural living uses to a well integrated expansion of the section. Lara urban area. This includes the establishment of a range of housing choices serviced by community infrastructure and activity centres.

Page 9 Plan 3: Local Context

Connects to You Yangs Regional Park

Serendip Sanctuary WINDERMERE ROAD

BACCHUS MARSH ROAD Ho ve ll C re KEES ROAD ek

V A

St Anthony’s

NE NE E

E School Lara Primary Z

N School MA Lara Secondary O’HALLORANS ROAD College

PATULLOS ROAD

Lara Town 5.2km Centre PATULLOS ROAD Lara Station

LEGEND 2.9km Precinct Structure Plan Area Existing Urban Area ELCHO ROAD Grand Lakes 800m Existing Rural Area Estate Existing Rural Living Area Future Residential Area Elcho Park Existing Roads Golf Course FOREST ROAD Lara Lake Arterial Road (Catergory 1) Primary School Train Line and Station Distance from Train Station Employment Areas Existing Open Space School Site PRINCES FWY Waterways

Local Context Plan 0 200 400 600m Page 10 Lara West Precinct Structure Plan

Revision Date Description Checked Scale: 1:20,000 @ A3 ref.: 3410470P please note: planning & urban design E 30/10/12 Community Centre & School site area amendment JJ / SB / 30/10/12 date: 30 October 2012 This plan is based on preliminary information only and melbourne - tel 9869 0800 rev.: E may be subject to change as a result of formal © smec australia pty ltd D 19/10/12 Final Issue JJ / SB / 19/10/12 0 200 400 600m drawn: SB/RL Council/Authority advice, detailed site investigations abn 47 065 475 149 checked: MG/JJ and confirmation by survey trading as smec urban LEGEND Subject site Bus route Bike link Intersection improvement

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1.2.2 Existing Public Transport 1.2.3 Key Existing and Planned Activity Centres 1.2.4 Key Existing Public Open Space

PARCEL B The Lara Township is serviced by V/Line train services The LWP is served by a hierarchy of activity centres in the The Lara80km/h community has access to the full hierarchy of passive PARCEL C PARCEL D between Geelong and Melbourne via the Lara railway station, region, the pre-eminent regional centre of these being the open space – major/regional,PATULLOS ROAD district and neighbourhood located approximately 3.3 kilometres east of the LWP. central activities area of Geelong. OtherPARCEL more A significant parks. The You Yangs Regional Park is located 3 kilometres

Travel times between Lara and Geelong (Railway Terrace) existing activity centres servicing the LWP area are:PARCEL E from the LWP and within a 5 minute drive. Other major/regional generally vary between 13-18 minutes, whilst travel times parks located within a 30 minute drive include the Brisbane • the existing Lara activity centreINSET: (town Ownership Parcels centre); within subject area between Lara and Melbourne (Southern Cross Station) Ranges Park, Geelong Foreshore (Eastern Beach) and the • the sub-regional retail destination of Corio Village Shopping generally vary between 50-56 minutes. parklands90km/h along the Werribee River. Centre; and Detailed Site Analysis Plan Lara Lakes Local public transport is provided by bus. Existing bus route Hovell Creek and its tributaries flow through the existing Lara • Melbourne CBD. Revision Date Description Checked Scale: 1:5,000m @ A1 please note: ref.: 3410470P planning & urban design 12 (Geelong City - Lara) operates along the eastern section of C 13/02/2012 Changes to layers for presentation TM / 14/02/2012 township and identified1:10,000m growth @ A3 areas.This plan is basedA planned on preliminary information linear parkdate: 13 Feb 2012 melbourne - tel 9869 0800 only and may be subject to change as a result rev.: C © sm urban pty ltd of formalELCHO Council/Authority ROAD advice, detailed site drawn: SB abn 99 124 206 819 The new residents moving into the LWP will form part of the 0 50 100 150m Patullos Road, within 580 metres of the LWP. and walking trails is located along theinvestigations creek and confirmationin the by existing survey checked: TG trading as smec urban Buses currently operate seven (7) days per week at core catchment for planned activity centres which include: urban area. A number of district parklands are located in or approximately 60 minute intervals. Local bus services in • an employment precinct on Bacchus Marsh Road which close to Lara. These include the Serendip Sanctuary; Lakeland Lara will expand or be supplemented by new services as has a land area of 3.5 hectares and includes non-retail Wetlands; Hovell Creek Reserve and the Grand Lakes development and occupation of dwellings and activity nodes commercial floorspace; Wetland. occurs in the LWP. • a neighbourhood activity centre compirising 4.0 hectares of The LWP will have access to a range of active open space retail and non-retail commercial; and and passive open space networks and builds on the natural • local activity centre of approximately 0.5 hectares of characteristics of the area by further enhancing the waterway convenience shops and services; associated jobs; schools and open space corridor which runs through the area. and community centre. These will be complemented by the establishment of planned Local employment opportunities are anticipated to develop new passive and active local and regional public open space concurrently with new growth arising from the LWP. At full in the LWP. development the LWP will directly employ approximately 185 people on an ongoing basis.

Page 11 The encumbered waterway reserve in the LWP will be 1.2.5 Key Existing Community Facilities improved to provide a linear and local passive open space Existing urban areas surrounding the LWP include significant reserve, and include a wetlands network which will run through existing and planned social, health, and community the area. The function of the open space will be mutually infrastructure. beneficial by providing key recreation areas and trails, and improving biodiversity and water quality. The area contains a number of existing primary and secondary schools including Lara Primary School; Lara Lakes Primary District open space is provided within the LWPSP adjacent to School; Lara Secondary College; St Anthony’s Primary School; the neighbourhood activity centre and is well placed to serve Clonard Girls College; St Joseph’s Boys College; Geelong the future residents. The District open space is 11.5 hectares College; Geelong Grammar; Northern Bay Secondary College in size which is capable of accommodating a diverse range of and Geelong Baptist College. There are a number of existing sports activity able to be adapted to the needs of the growing child care and child health services provided in Lara and the community. surrounding area. Local parks are also provided within the LWPSP and Health services are provided at Geelong Hospital and St strategically located within walkable catchments to service John of God Hospital both located in Geelong; Barwon Health future residents. In some areas, these local parks have been Services located in Corio; and multiple day centres located in located to incorporate existing trees and services for the proximity to the LWP. An interim library was opened in 2012 benefit of the wider community. within the Lara Town Centre and ultimately will be replaced with a new purpose built library preferably in the Town Centre. These services will continue to serve the population of Lara and the LWP.

Residential growth generated by the LWP will increase demand for municipal, regional and local level community infrastructure. In addition to existing and planned services outside the LWP, provision of land for community centres has been provided within the LWPSP. The Lara Structure Plan 2011 identifies a possible school to be located within the LWP which is also accommodated in the LWPSP.

Page 12 LEGEND Subject site Bus route Bike link Intersection improvement

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1.2.6 Other Existing Features An existing APA GasNet 500 mm millimetre diameter gas 1.3 Monitoring and Review

supply pipeline traverses the south sectionPARCEL B of the subject site Existing parallel 220 kV transmission lines are contained within 80km/h PARCEL C The City of Greater Geelong (CoGG) will monitor the on generally a slightly meandering east / west alignmentPARCEL D as an existing 64 metre transmission line easement which is PATULLOS ROAD shown in Plan 4. The pipeline is contained within an existing implementation of this LWPSP. Its effectiveness will be aligned in a north/south direction generally through the centre PARCEL A 20 metre wide easement. evaluated regularly, at least every four years. It is expected of the LWP. PARCEL E that this LWPSP will be revised and updated as required. The same requirements apply to this pipeline as for the above The transmission line tower locations and the positions of INSET: Ownership Parcels within subject area maximum conductor sag between the towers will significantly two cases as it will potentially impact on urban design options.

90km/h impact on access connection and urban design options Pipeline location and clearances must accordingly be given Detailed Site Analysis Plan Lara Lakes within the subject site. Accordingly assessments have been due weight when considering subdivision design and layout alternatives for the overall development.Revision Date Description Checked Scale: 1:5,000m @ A1 please note: ref.: 3410470P planning & urban design conducted to calculate maximum conductor sag under peak C 13/02/2012 Changes to layers for presentation TM / 14/02/2012 1:10,000m @ A3 This plan is based on preliminary information date: 13 Feb 2012 melbourne - tel 9869 0800 only and may be subject to change as a result rev.: C © sm urban pty ltd of formalELCHO Council/Authority ROAD advice, detailed site drawn: SB abn 99 124 206 819 0 50 100 150m load conditions and these have determined “no go” zones Nominated areas of ‘Potential Environmental Interest’ have investigations and confirmation by survey checked: TG trading as smec urban along the transmission line route where, based on minimum been identified in the Precinct. These areas will be subject clearance requirements, future roads and infrastructure are to a future environmental assessment prior to development proposed to be located. occuring in accordance with the LWPSP.

Barwon Water has completed construction work on the 800 The Regional Bushfire Planning Assessment April 2012 for millimetre diameter Melbourne-Geelong interconnecting the Barwon South West Region generally identifies where pipeline that will connect Geelong to the Melbourne water future and existing land uses have an interface with a bushfire supply grid. This pipeline is located along an alignment in a 10 hazard. Under this Assessment, the Municipal Overview for metre wide easement on the east side and within the 220 kV the City of Greater Geelong identifies grasslands in the areas transmission line easement running through the LWP. around the You Yangs Regional Park, Serendip Sanctuary and To ensure future urban development within the LWP is not Anakie as known bushfire hazard. compromised this pipeline has been designed and lowered in a The City’s Municipal Fire Management Planning Committee number of locations to satisfy minimum clearances for: has reviewed the municipality and assessed the Lara Township • Road construction and associated works; as being a “high” fire risk. The threat of grassfire impacting on Lara would likely come from the north and north-west and on a • Infrastructure/utility services and minor drainage; day of very high or above fire danger rating a grassfire would • Main drainage including piped drains and waterways / be expected to run into the LWP. floodways proposed under the stormwater management strategy; and The LWPSP has been designed to mitigate bushfire risk by providing road and drainage buffers between grasslands • Sewerage infrastructure. and future residential areas. Future design of the LWP will also allow adequate access, management and control in emergencies.

Refer Plan 4: Precinct Features.

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